Four-bay indoor golf center (demo)
Spokane, WA · Prepared for Sample operator · September 24, 2026
Decision being tested
Does a four-bay lease justify a deeper site and customer-demand study?
Concept: 4 bookable units in approximately 6,000 sq ft. Modeled schedule: 10 hours per day, 30 days per month.
Financial snapshot
Operating result is before debt service, income tax, depreciation, owner draws, and replacement reserves unless you entered them under fixed costs.
Three operating scenarios
| Scenario | Occupied hours | Utilization | Monthly sales | Variable costs | Fixed costs | Monthly result |
|---|---|---|---|---|---|---|
| Conservative | 273 | 22.8% | $11,670 | $1,751 | $12,000 | -$2,080 |
| Base | 420 | 35% | $17,800 | $2,670 | $12,000 | $3,130 |
| Upside | 546 | 45.5% | $23,040 | $3,456 | $12,000 | $7,584 |
Conservative/base/upside utilization is 65%/100%/130% of your estimate, capped at 95%. Secondary revenue scales at 75%/100%/120%. Prices and fixed costs are held constant.
Break-even and investment
Your reported monthly fixed costs total $12,000. At 15% variable costs, the model requires about $14,118 in monthly sales to cover those fixed costs. Given your entered secondary revenue and hourly price, this translates to 27.3% of bookable hours.
Entered startup investment: $300,000. The base scenario annualizes to $37,560 before financing and tax. Annualizing a single month does not account for seasonality, ramp-up, or closures.
Local context and evidence
Demo project: no independent market lookup was performed.
Competition supplied
Two nearby simulator venues; prices need independent confirmation.
Demand supplied
No pre-sales or customer survey yet.
Property supplied
Potential site has 12-foot ceilings; zoning and build-out quote pending.
Risks to resolve before committing
- Validate customer demand, competitor prices, property constraints, and full build-out costs with independent evidence.
- Test your expected utilization against actual pre-sales, comparable facilities, or a small pilot.
- Get written quotes for lease, build-out, insurance, equipment, staffing, and financing; replace estimates in the model.
Inputs and calculation notes
Hourly sales = units × hours/day × days/month × scenario utilization × price/hour. Total sales add the scenario’s secondary revenue. Variable costs = total sales × variable-cost percentage. Operating result = total sales − variable costs − rent − other fixed costs.