Simulation

不動産投資シミュレーション

1つの法人が2棟の収益物件を35年間保有するモデルです。前提のスライダーを動かすと、 キャッシュフロー・法人税・自己資本がどう変わるかがKPIとチャートに即時反映されます。

NOI（FY2025・法人全体）

2,778万円

標準シナリオと同じ

実賃料収入 − 賃貸経費

CFADS（FY2025）

1,689万円

標準シナリオと同じ

返済原資となる税引後キャッシュフロー

債務償還年数（FY2025）

23.0年

標準シナリオと同じ

借入残高 ÷ CFADS

35年累計手残り

3,546万円

標準シナリオと同じ

投下資金控除後の累計キャッシュ

最終自己資本（FY2051・時価）

6.99億円

標準シナリオと同じ

想定時価 + 現金 − 負債

損益分岐点売却価額（物件01・FY2025）

2.24億円

標準シナリオと同じ

この価格で売れば手残り±0

資産の時価・借入残債・自己資本の推移（35年）

物件の想定時価借入残債自己資本（時価+現金−負債）

年次の手残りキャッシュフロー年をクリックすると下に内訳が出ます

FY2025 のキャッシュフロー内訳

計算の明細シート

モジュール化Excelと同じシート構成の明細です。上の前提を動かすと、ここの数字も同じシナリオで再計算されます。

物件FS — 西池袋駅前ビル Excelの対応シート: 物件01_FS

項目	FY2017	FY2018	FY2019	FY2020	FY2021	FY2022	FY2023	FY2024	FY2025	FY2026	FY2027	FY2028	FY2029	FY2030	FY2031	FY2032	FY2033	FY2034	FY2035	FY2036	FY2037	FY2038	FY2039	FY2040	FY2041	FY2042	FY2043	FY2044	FY2045	FY2046	FY2047	FY2048	FY2049	FY2050	FY2051
損益計算書（P/L）
満室想定賃料収入	21,408,000	21,408,000	21,408,000	21,408,000	21,408,000	21,408,000	21,408,000	21,408,000	21,408,000	21,408,000	21,408,000	21,408,000	21,408,000	21,408,000	21,408,000	21,408,000	21,408,000	21,408,000	21,408,000	21,408,000	21,408,000	21,408,000	21,408,000	21,408,000	21,408,000	21,408,000	21,408,000	21,408,000	21,408,000	21,408,000	21,408,000	21,408,000	21,408,000	21,408,000	21,408,000
空室控除	▲1,646,769	▲1,646,769	▲1,646,769	▲1,646,769	▲1,646,769	▲1,646,769	▲1,646,769	▲1,646,769	▲1,646,769	▲1,646,769	▲1,646,769	▲1,646,769	▲1,646,769	▲1,646,769	▲1,646,769	▲1,646,769	▲1,646,769	▲1,646,769	▲1,646,769	▲1,646,769	▲1,646,769	▲1,646,769	▲1,646,769	▲1,646,769	▲1,646,769	▲1,646,769	▲1,646,769	▲1,646,769	▲1,646,769	▲1,646,769	▲1,646,769	▲1,646,769	▲1,646,769	▲1,646,769	▲1,646,769
収益合計	19,761,231	19,761,231	19,761,231	19,761,231	19,761,231	19,761,231	19,761,231	19,761,231	19,761,231	19,761,231	19,761,231	19,761,231	19,761,231	19,761,231	19,761,231	19,761,231	19,761,231	19,761,231	19,761,231	19,761,231	19,761,231	19,761,231	19,761,231	19,761,231	19,761,231	19,761,231	19,761,231	19,761,231	19,761,231	19,761,231	19,761,231	19,761,231	19,761,231	19,761,231	19,761,231
BM建物管理料	1,440,000	1,440,000	1,440,000	1,440,000	1,440,000	1,440,000	1,440,000	1,440,000	1,440,000	1,440,000	1,440,000	1,440,000	1,440,000	1,440,000	1,440,000	1,440,000	1,440,000	1,440,000	1,440,000	1,440,000	1,440,000	1,440,000	1,440,000	1,440,000	1,440,000	1,440,000	1,440,000	1,440,000	1,440,000	1,440,000	1,440,000	1,440,000	1,440,000	1,440,000	1,440,000
PM管理手数料	1,067,106	1,067,106	1,067,106	1,067,106	1,067,106	1,067,106	1,067,106	1,067,106	1,067,106	1,067,106	1,067,106	1,067,106	1,067,106	1,067,106	1,067,106	1,067,106	1,067,106	1,067,106	1,067,106	1,067,106	1,067,106	1,067,106	1,067,106	1,067,106	1,067,106	1,067,106	1,067,106	1,067,106	1,067,106	1,067,106	1,067,106	1,067,106	1,067,106	1,067,106	1,067,106
保険料	80,000	80,000	80,000	80,000	80,000	80,000	80,000	80,000	80,000	80,000	80,000	80,000	80,000	80,000	80,000	80,000	80,000	80,000	80,000	80,000	80,000	80,000	80,000	80,000	80,000	80,000	80,000	80,000	80,000	80,000	80,000	80,000	80,000	80,000	80,000
修繕･原状回復費	2,126,769	2,126,769	2,126,769	2,126,769	2,126,769	2,126,769	2,126,769	2,126,769	2,126,769	2,126,769	2,126,769	2,126,769	2,126,769	2,126,769	2,126,769	2,126,769	2,126,769	2,126,769	2,126,769	2,126,769	2,126,769	2,126,769	2,126,769	2,126,769	2,126,769	2,126,769	2,126,769	2,126,769	2,126,769	2,126,769	2,126,769	2,126,769	2,126,769	2,126,769	2,126,769
AD広告宣伝費	1,646,769	1,646,769	1,646,769	1,646,769	1,646,769	1,646,769	1,646,769	1,646,769	1,646,769	1,646,769	1,646,769	1,646,769	1,646,769	1,646,769	1,646,769	1,646,769	1,646,769	1,646,769	1,646,769	1,646,769	1,646,769	1,646,769	1,646,769	1,646,769	1,646,769	1,646,769	1,646,769	1,646,769	1,646,769	1,646,769	1,646,769	1,646,769	1,646,769	1,646,769	1,646,769
外注費(不動産)	200,000	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0
租税公課(固都税)	765,000	755,664	746,433	737,097	727,761	718,424	709,194	699,857	690,521	681,291	671,954	662,618	653,282	644,051	634,715	625,379	616,148	606,812	597,476	588,139	578,909	569,572	560,236	550,900	541,669	532,333	522,997	513,766	504,430	495,094	485,757	476,527	467,191	467,191	467,191
租税公課(その他)	4,768,000	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0
その他賃貸経費	30,000	30,000	30,000	30,000	30,000	30,000	30,000	30,000	30,000	30,000	30,000	30,000	30,000	30,000	30,000	30,000	30,000	30,000	30,000	30,000	30,000	30,000	30,000	30,000	30,000	30,000	30,000	30,000	30,000	30,000	30,000	30,000	30,000	30,000	30,000
減価償却費	3,468,648	3,468,648	3,568,648	3,568,648	3,568,648	3,668,648	3,668,648	3,668,648	3,768,648	3,768,648	3,768,648	3,868,648	3,768,648	3,768,648	3,868,648	3,768,648	3,768,648	3,868,648	3,768,648	3,768,648	3,868,648	3,768,648	3,768,648	3,868,648	3,768,648	300,000	300,000	200,000	200,000	200,000	100,000	100,000	100,000	0	0
支払利息	3,734,046	3,632,816	3,530,057	3,425,746	3,319,860	3,212,374	3,103,265	2,992,508	2,880,079	2,765,951	2,650,099	2,532,498	2,413,120	2,291,940	2,168,929	2,044,060	1,917,305	1,788,636	1,658,024	1,525,438	1,390,851	1,254,230	1,115,546	974,768	831,863	686,800	539,545	390,067	238,331	84,304	0	0	0	0	0
費用合計	19,326,339	14,247,772	14,235,783	14,122,136	14,006,913	13,990,091	13,871,752	13,751,659	13,729,893	13,606,534	13,481,346	13,454,409	13,225,695	13,095,284	13,062,937	12,828,732	12,692,747	12,654,741	12,414,792	12,272,870	12,229,052	11,983,096	11,835,075	11,784,960	11,532,825	7,909,778	7,753,187	7,494,479	7,333,406	7,170,042	6,976,402	6,967,172	6,957,835	6,857,835	6,857,835
税引前利益	434,892	5,513,458	5,525,447	5,639,095	5,754,317	5,771,139	5,889,479	6,009,572	6,031,338	6,154,696	6,279,884	6,306,822	6,535,536	6,665,947	6,698,294	6,932,499	7,068,484	7,106,490	7,346,439	7,488,360	7,532,178	7,778,135	7,926,156	7,976,270	8,228,406	11,851,453	12,008,044	12,266,752	12,427,825	12,591,189	12,784,829	12,794,059	12,803,395	12,903,395	12,903,395
法人税等	96,610	1,266,044	1,199,679	1,232,787	1,258,304	1,261,574	1,289,897	1,318,073	1,321,152	1,351,878	1,380,941	1,385,333	1,442,376	1,470,043	1,476,644	1,533,858	1,563,867	1,570,653	1,630,220	1,661,173	1,669,315	1,730,352	1,762,682	1,772,214	1,834,372	3,135,112	3,067,689	3,168,993	3,218,304	3,274,283	3,340,057	3,337,319	3,340,794	3,376,875	3,373,607
当期純利益	338,282	4,247,414	4,325,768	4,406,308	4,496,013	4,509,565	4,599,581	4,691,499	4,710,187	4,802,818	4,898,943	4,921,489	5,093,160	5,195,903	5,221,650	5,398,641	5,504,618	5,535,837	5,716,219	5,827,187	5,862,864	6,047,783	6,163,474	6,204,057	6,394,034	8,716,341	8,940,355	9,097,759	9,209,521	9,316,905	9,444,772	9,456,740	9,462,601	9,526,521	9,529,789

貸借対照表（B/S・期末）
現金及び預金	2,072,541	2,984,984	2,973,022	3,937,288	4,885,374	4,839,526	5,774,585	6,690,806	6,613,284	7,514,265	8,395,521	8,281,720	9,120,213	9,940,269	9,763,061	10,537,975	11,292,110	11,048,796	11,755,252	12,440,090	12,126,017	12,760,243	13,371,476	12,982,513	13,540,623	12,807,328	12,150,794	11,402,185	10,613,602	9,778,376	19,323,147	28,879,888	38,442,489	47,969,009	57,498,798
建物	83,247,552	79,778,904	76,310,256	72,841,608	69,372,960	65,904,312	62,435,664	58,967,016	55,498,368	52,029,720	48,561,072	45,092,424	41,623,776	38,155,128	34,686,480	31,217,832	27,749,184	24,280,536	20,811,888	17,343,240	13,874,592	10,405,944	6,937,296	3,468,648	0	0	0	0	0	0	0	0	0	0	0
附属設備(CAPEX)	0	0	900,000	800,000	700,000	1,500,000	1,300,000	1,100,000	1,800,000	1,500,000	1,200,000	1,800,000	1,500,000	1,200,000	1,800,000	1,500,000	1,200,000	1,800,000	1,500,000	1,200,000	1,800,000	1,500,000	1,200,000	1,800,000	1,500,000	1,200,000	900,000	700,000	500,000	300,000	200,000	100,000	0	0	0
土地	202,337,800	202,337,800	202,337,800	202,337,800	202,337,800	202,337,800	202,337,800	202,337,800	202,337,800	202,337,800	202,337,800	202,337,800	202,337,800	202,337,800	202,337,800	202,337,800	202,337,800	202,337,800	202,337,800	202,337,800	202,337,800	202,337,800	202,337,800	202,337,800	202,337,800	202,337,800	202,337,800	202,337,800	202,337,800	202,337,800	202,337,800	202,337,800	202,337,800	202,337,800	202,337,800
資産合計	287,657,893	285,101,688	282,521,078	279,916,696	277,296,134	274,581,638	271,848,049	269,095,622	266,249,452	263,381,786	260,494,393	257,511,944	254,581,789	251,633,197	248,587,341	245,593,607	242,579,094	239,467,132	236,404,940	233,321,130	230,138,409	227,003,987	223,846,572	220,588,961	217,378,423	216,345,128	215,388,594	214,439,985	213,451,402	212,416,176	221,860,947	231,317,688	240,780,289	250,306,809	259,836,598
長期借入金(不動産購入)	245,297,611	238,493,991	231,587,613	224,576,924	217,460,349	210,236,288	202,903,118	195,459,191	187,902,835	180,232,350	172,446,014	164,542,076	156,518,761	148,374,266	140,106,759	131,714,384	123,195,254	114,547,455	105,769,044	96,858,047	87,812,462	78,630,257	69,309,368	59,847,701	50,243,129	40,493,493	30,596,603	20,550,235	10,352,131	0	0	0	0	0	0
役員借入金	42,022,000	42,022,000	42,022,000	42,022,000	42,022,000	42,022,000	42,022,000	42,022,000	42,022,000	42,022,000	42,022,000	42,022,000	42,022,000	42,022,000	42,022,000	42,022,000	42,022,000	42,022,000	42,022,000	42,022,000	42,022,000	42,022,000	42,022,000	42,022,000	42,022,000	42,022,000	42,022,000	42,022,000	42,022,000	42,022,000	42,022,000	42,022,000	42,022,000	42,022,000	42,022,000
負債合計	287,319,611	280,515,991	273,609,613	266,598,924	259,482,349	252,258,288	244,925,118	237,481,191	229,924,835	222,254,350	214,468,014	206,564,076	198,540,761	190,396,266	182,128,759	173,736,384	165,217,254	156,569,455	147,791,044	138,880,047	129,834,462	120,652,257	111,331,368	101,869,701	92,265,129	82,515,493	72,618,603	62,572,235	52,374,131	42,022,000	42,022,000	42,022,000	42,022,000	42,022,000	42,022,000
繰越利益剰余金	338,282	4,585,696	8,911,464	13,317,772	17,813,785	22,323,350	26,922,931	31,614,431	36,324,617	41,127,435	46,026,379	50,947,868	56,041,028	61,236,931	66,458,582	71,857,223	77,361,840	82,897,677	88,613,896	94,441,083	100,303,947	106,351,730	112,515,204	118,719,260	125,113,294	133,829,635	142,769,990	151,867,750	161,077,270	170,394,176	179,838,947	189,295,688	198,758,289	208,284,809	217,814,598
純資産合計	338,282	4,585,696	8,911,464	13,317,772	17,813,785	22,323,350	26,922,931	31,614,431	36,324,617	41,127,435	46,026,379	50,947,868	56,041,028	61,236,931	66,458,582	71,857,223	77,361,840	82,897,677	88,613,896	94,441,083	100,303,947	106,351,730	112,515,204	118,719,260	125,113,294	133,829,635	142,769,990	151,867,750	161,077,270	170,394,176	179,838,947	189,295,688	198,758,289	208,284,809	217,814,598
Check（資産−負債−純資産）	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0

キャッシュ・フロー（CF）
営業CF（税引後）	8,774,930	7,716,062	7,894,416	7,974,956	8,064,661	8,178,213	8,268,229	8,360,147	8,478,835	8,571,466	8,667,591	8,790,137	8,861,808	8,964,551	9,090,298	9,167,289	9,273,266	9,404,485	9,484,867	9,595,835	9,731,512	9,816,431	9,932,122	10,072,705	10,162,682	9,016,341	9,240,355	9,297,759	9,409,521	9,516,905	9,544,772	9,556,740	9,562,601	9,526,521	9,529,789
投資CF	▲294,022,000	0	▲1,000,000	0	0	▲1,000,000	0	0	▲1,000,000	0	0	▲1,000,000	0	0	▲1,000,000	0	0	▲1,000,000	0	0	▲1,000,000	0	0	▲1,000,000	0	0	0	0	0	0	0	0	0	0	0
財務CF（借入）	245,297,611	▲6,803,619	▲6,906,378	▲7,010,689	▲7,116,575	▲7,224,061	▲7,333,170	▲7,443,927	▲7,556,357	▲7,670,484	▲7,786,336	▲7,903,937	▲8,023,315	▲8,144,496	▲8,267,506	▲8,392,375	▲8,519,130	▲8,647,799	▲8,778,412	▲8,910,997	▲9,045,585	▲9,182,205	▲9,320,889	▲9,461,668	▲9,604,572	▲9,749,636	▲9,896,890	▲10,046,368	▲10,198,104	▲10,352,131	0	0	0	0	0
資金調達（資本金・役員借入）	42,022,000	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0
現金及び現金同等物の増減額	2,072,541	912,443	▲11,962	964,267	948,086	▲45,848	935,060	916,220	▲77,522	900,982	881,255	▲113,801	838,493	820,056	▲177,208	774,914	754,136	▲243,314	706,455	684,839	▲314,073	634,226	611,233	▲388,963	558,110	▲733,294	▲656,535	▲748,609	▲788,583	▲835,226	9,544,772	9,556,740	9,562,601	9,526,521	9,529,789
現金及び現金同等物の期末残高	2,072,541	2,984,984	2,973,022	3,937,288	4,885,374	4,839,526	5,774,585	6,690,806	6,613,284	7,514,265	8,395,521	8,281,720	9,120,213	9,940,269	9,763,061	10,537,975	11,292,110	11,048,796	11,755,252	12,440,090	12,126,017	12,760,243	13,371,476	12,982,513	13,540,623	12,807,328	12,150,794	11,402,185	10,613,602	9,778,376	19,323,147	28,879,888	38,442,489	47,969,009	57,498,798

このシミュレーションの前提と簡略化

法人税は中小法人（資本金1,000万円以下・東京都・1事業所）の前提で、800万円区分の累進税率・地方法人税・都民税（均等割含む）・事業税・特別法人事業税を計算しています
都民税・事業税の百円未満切捨は省略し、法人税等の納付は同一年度内のキャッシュアウトとして扱います
繰越欠損金は期限なし・全額控除、消費税は税込処理です
賃料・経費は年額一定（成長率0%）、建物の固定資産税評価額は経年減点補正率で逓減します
物件の想定時価は「満室想定賃料 ÷ 想定売却表面利回り」の簡便法です