
you have to get over your fixed costs hurdle. How do you do this? Obviously,
you have to make sales. Each sale brings in a certain amount of margin,
which equals the revenue minus the variable expenses of the sale.
Say you sell a product for $100. Your purchase (or manufacturing) cost is $60,
which accountants call the cost of goods sold expense. Your variable costs of
selling the item add up to $15, including sales commission and delivery cost.
Thus, your margin on the sale is $25: $100 sales price – $60 product cost –
$15 variable costs = $25 margin. (Margin is before interest and income tax
expenses.)
Your annual fixed operating costs total $2.5 million. These costs provide the
space, facilities, and people that are necessary to make sales and earn profit.
Of course, the risk is that your sales will not be enough to overcome your
fixed costs. This leads to the next step, which is to determine your break-
even point. Break-even refers to the sales revenue you need just to recoup
your fixed operating costs. If you earn 25 percent average margin on sales,
in order to break even you need $10 million in annual sales: $10 million × 25
percent margin = $2.5 million margin. At this sales level, margin equals fixed
costs and your profit is zero (you break even). Not very exciting so far, is it?
But from here on it gets much more interesting.
Until sales reach $10 million, you’re in the loss zone. After you cross over
the break-even point, you enter the profit zone. Suppose your annual sales
revenue is $16 million, or $6 million over your break-even point. Your profit
(earnings before interest and income tax) is $1.5 million ($6 million sales over
break-even × 25 percent margin ratio = $1.5 million profit). After you cross
over the break-even threshold, your entire margin goes toward profit; each
additional $100 sale generates $25 profit. Suppose, for example, that you had
made $1 million in additional sales. You would earn $250,000 more profit — an
increase of 16.7 percent over the profit earned on $16 million sales revenue.
Set Sales Prices Right
In real estate, the three most important profit factors are location, location,
and location. In the business of selling products and services, the three most
important factors are margin, margin, and margin. Of course a business man-
ager should control expenses — that goes without saying. But the secret to
making profit is making sales and earning an adequate margin on them.
(Remember, margin equals sales price less all variable costs of the sale.)
Chapter 9 explains that internal P&L reports to managers should clearly
separate variable and fixed costs so the manager can focus on margin.
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