Initial CivilPlan MCP implementation

2026-04-03 09:08:08 +09:00
commit 544e4e0720
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+from __future__ import annotations
+
+from civilplan_mcp.models import ProjectDomain
+from civilplan_mcp.tools._base import wrap_response
+
+
+def analyze_feasibility(
+    *,
+    land_area_m2: float,
+    land_price_per_m2: float,
+    land_price_multiplier: float = 1.3,
+    construction_cost_total: float,
+    other_costs_million: float = 0,
+    revenue_type: str,
+    building_floor_area_m2: float,
+    sale_price_per_m2: float | None = None,
+    monthly_rent_per_m2: float | None = None,
+    vacancy_rate_pct: float = 10.0,
+    operating_expense_pct: float = 20.0,
+    equity_ratio_pct: float = 30.0,
+    loan_rate_pct: float = 5.5,
+    loan_term_years: int = 10,
+    construction_months: int = 24,
+    sale_months: int = 12,
+) -> dict:
+    land_cost = round(land_area_m2 * land_price_per_m2 * land_price_multiplier)
+    soft_cost = round(construction_cost_total * 0.12 + other_costs_million * 1_000_000)
+    debt_ratio = 1 - (equity_ratio_pct / 100)
+    debt = round((land_cost + construction_cost_total + soft_cost) * debt_ratio)
+    equity = round((land_cost + construction_cost_total + soft_cost) - debt)
+    financing_cost = round(debt * (loan_rate_pct / 100) * (construction_months / 12) * 0.5)
+    total_investment = land_cost + construction_cost_total + soft_cost + financing_cost
+
+    if revenue_type == "임대":
+        gross_annual_rent = round(building_floor_area_m2 * float(monthly_rent_per_m2 or 0) * 12)
+        net_annual_rent = round(gross_annual_rent * (1 - vacancy_rate_pct / 100) * (1 - operating_expense_pct / 100))
+        stabilized_value = round(net_annual_rent / 0.06)
+        revenue_total = stabilized_value
+    elif revenue_type == "분양":
+        revenue_total = round(building_floor_area_m2 * float(sale_price_per_m2 or 0))
+        gross_annual_rent = 0
+        net_annual_rent = 0
+        stabilized_value = revenue_total
+    else:
+        revenue_total = total_investment
+        gross_annual_rent = 0
+        net_annual_rent = 0
+        stabilized_value = total_investment
+
+    profit = revenue_total - total_investment
+    monthly_payment = round(debt * ((loan_rate_pct / 100) / 12 + 1 / (loan_term_years * 12)))
+    dscr = round((net_annual_rent / max(monthly_payment * 12, 1)), 2) if monthly_payment else 0
+    irr_pct = round((profit / max(total_investment, 1)) * 100 / max((construction_months + sale_months) / 12, 1), 1)
+    npv_won = round(profit / 1.06)
+    payback_years = round(total_investment / max(net_annual_rent, 1), 1) if net_annual_rent else 0
+    equity_multiple = round(revenue_total / max(equity, 1), 2)
+
+    return wrap_response(
+        {
+            "cost_structure": {
+                "land_cost": land_cost,
+                "construction_cost": construction_cost_total,
+                "soft_cost": soft_cost,
+                "financing_cost": financing_cost,
+                "total_investment": total_investment,
+            },
+            "revenue_projection": {
+                "type": revenue_type,
+                "gross_annual_rent": gross_annual_rent,
+                "net_annual_rent": net_annual_rent,
+                "stabilized_value": stabilized_value,
+            },
+            "returns": {
+                "profit": profit,
+                "profit_margin_pct": round((profit / max(total_investment, 1)) * 100, 1),
+                "irr_pct": irr_pct,
+                "npv_won": npv_won,
+                "payback_years": payback_years,
+                "equity_multiple": equity_multiple,
+            },
+            "loan_structure": {
+                "equity": equity,
+                "debt": debt,
+                "monthly_payment": monthly_payment,
+                "dscr": dscr,
+            },
+            "sensitivity": {
+                "rent_down_10pct": "IRR sensitivity check required",
+                "rate_up_100bp": "Financing sensitivity check required",
+                "cost_up_10pct": "Cost sensitivity check required",
+            },
+            "verdict": "투자 검토 가능" if profit > 0 else "재검토 필요",
+        },
+        ProjectDomain.복합,
+    )