DecideFlex Space Feasibility

Will flex work here?

You only build the walls once.

Flex space feasibility for an owner with a floor to fill, a first-time operator or franchisee, or an operator planning the next location. A go or no-go on your own floor plan, rent and market before you sign, with the pro forma, the pricing and every source kept in your Flex Intelligence Portal.

Request a Quote Request Demo Access Watch the Walkthrough 0:30

No call required to request a quote.

Inside the Decide chapter

The Answer The Floor Break-even Stress Test Market Pricing Documents

The Answer

Should you do it?

The portal opens on the answer, not a spreadsheet: go or no-go on the modeled terms, the month the space breaks even, the deepest point before it does, and what would change the answer.

The Answer: go on the modeled terms, with Year 3 net operating income, operating break-even in month 13, the deepest cumulative deficit, and the conditions that would change the answer

The Floor

What will each office earn?

Every office priced on your actual floor plan, by size. Click one, and every office its size lights up. The rent roll the plan produces sits right above the plan.

The priced floor plan: every private office labeled with its monthly rate, people and square feet, above the office count, the full monthly rent roll and Year 3 office revenue

Break-even

How deep, and for how long?

Monthly net operating income across sixty months, with the running total beneath it: how deep the space goes, the month it turns, and the month the early losses are earned back.

Months 1 to 60: monthly net operating income as bars and the cumulative position as a line, marking the deepest point, break-even and the month the losses are earned back

Stress Test

What if the rent is higher?

Move the rent, the free months and the office prices, and watch break-even, the deepest deficit and Year 3 move with them. Here, five dollars more a foot pushes break-even a month later.

The stress test: base rent moved from $28.50 to $33.50 a foot, break-even one month later, with the deepest deficit and Year 1 and Year 3 net operating income against the model

Market Pricing

Are the rates real?

Every office, desk and room priced against local operators. Each rate shows the comparable range, the median and a confidence rating, so you can check it yourself.

Market pricing by office size: each rate against its comparable range and median, with the number of counted comps and a confidence rating

Documents

Where did that number come from?

Every file behind the portal: what you provided, the model the figures are read from, and the research the pricing rests on. Every figure traces back to its source.

Documents: the client-provided files and what each was used for, and the workbooks every figure in the portal is read from

Demo portal, identity redacted. Figures illustrative.

Decide · 30-second walkthrough

How it starts

With your deal, not a template.

The floor plan or test fit, the lease terms, the rent you have been quoted. The model is built on those, not on a template with your address typed into it. Then you choose how much evidence you need before you commit.

  1. 1Do the numbers work?The pro forma: your Flex Revenue Test Fit, then a five-year model with every office priced against the local market.
  2. 2Will this market fill the space?Adds demand intelligence: forty-plus demand measures at one, three and five miles, with a Go, Conditional Go or No verdict.
  3. 3Can I take this to a lender and commit?Adds the strategic report: the findings, the risks and the recommended next moves, ready for a lender or a partner.
The catchment by ring: population, households, income, education, remote work and professional share at one, three and five miles, with the metro for comparison
The catchment by ring, against the metro · demo portal, figures illustrative

Who asks

Anyone with a lease in front of them.

Decide is for the moment before the commitment, when every option is still open.

  • An owner with a floor that will not lease, weighing flex against another year of vacancy.
  • A landlord repositioning a building, who needs a flex plan a lender or a partner can read.
  • A first-time operator or a franchisee, about to sign a ten-year lease on a number they need to defend.
  • An operator planning the next location, who wants the next one done right.

What Decide is not

Not a promise that the market will fill the space.

Decide is a model on your documented terms, with every assumption named, a confidence rating on each rate, and the conditions that would change the answer written down beside it. If the answer is no, you find out while it costs a quote, not a build-out.

One portal, one record

The model that says go becomes the plan.

Decide is the first chapter of one record. The model that answers the question becomes the plan the build-out runs against, and the plan your real numbers are measured against once the doors open.

DecideWill flex work here?The model that says go.You are here
BuildHow do I build this?The plan against the model.See Build RunHow do I make it perform?Real numbers against the plan.See Run

If it says go, the same portal carries you into Build.

Questions

Before you ask for a quote.

Something else? Ask directly.

Is this the same as a pro forma?

The pro forma is the heart of it: your Flex Revenue Test Fit, then a five-year model built on your deal. Decide keeps it in your portal beside the pricing, the stress test and the sources, and adds the market read when you want it. The full pro forma walkthrough goes through the model page by page.

How is it priced?

Every space is different, so a price request is answered with a custom proposal, delivered as your own portal. No call required to request a quote.

Already have a go?

Start with Build, or Run if the space is already open. The same portal carries your space from one chapter to the next, on the same record.

Decide

Know before you build.

Tell us about the space and the deal in front of you. Your quote arrives as your own portal, with the proposal inside it. No call required.

Request a Quote
See what Decide includes Request Demo Access Watch the Walkthrough

Already have a go? Continue to Build.