Acquire Concrete Forms Services (incl. real estate)$5.5M
Deal 2 (CFS): the owner is not currently selling — contingency pricing only, not guaranteed. Deal 1 stands alone.
U.S. patents granted2
The technology — why it wins
It reads the vector layers. No one else does.
Drop a plan; the engine reads the engineer’s vector layers, auto-scales with no setup, paints the takeoff on the engineer’s own sheet, and drops out a bid-ready schedule & estimate. Today it does concrete foundation takeoff — built for concrete & foundation contractors and the estimators who bid them. The same engine then extends to framing, the other trades, and the general contractor’s full estimate.
98%
match to a hand takeoff on validated test plans
392.46 CY
868 LF — recovered on the benchmark
Foundations
98% complete; framing & the GC estimate next
See the schedules & estimate — the magic
The full 36×24 sheet — painted plan with every footing, wall & step, plus the takeoff schedules.
Every schedule the engine produces
From one plan, bid-ready — click any to read full size.
Drop a plan → the engine paints it → bid-ready schedules
1 · Drop a plan
PDF or image
→
2 · Engine paints...
footings · walls · piers · rebar
→
3 · Bid-ready schedules
quantities + waste ↓
MIROR ENGINEER · WALL HEIGHTS5%
627 LF · 144→151 CY +W
Color = wall height. CY = thk x ht x LF / 27. Elevations TOF/TOW per row; waste% live from concrete·walls.
HEIGHT
TOF
TOW
THK
LF
CY
W%
+W CY
4'-0"
6960.50
6964.50
10"
231
26.1
5%
27.4
4'-6"
6965.00
6969.50
10"
44
6.0
5%
6.3
4'-9"
6960.50
6965.25
10"
22
3.3
5%
3.5
5'-3"
6965.00
6970.25
10"
12
1.9
5%
2.0
5'-6"
6960.50
6966.00
10"
33
5.6
5%
5.9
7'-6"
6965.00
6972.50
10"
51
11.8
5%
12.4
8'-0"
6960.50
6968.50
10"
5
1.2
5%
1.3
8'-6"
6964.00
6972.50
10"
15
3.8
5%
4.0
10'-0"
6960.50
6970.50
10"
20
6.1
5%
6.4
11'-6"
6952.00
6963.50
10"
17
6.1
5%
6.4
12'-6"
6952.00
6964.50
10"
29
11.2
5%
11.8
12'-9"
6952.00
6964.75
10"
53
21.0
5%
22.1
13'-3"
6952.00
6965.25
10"
88
36.2
5%
38.0
16'-0"
6948.50
6964.50
16"
7
3.6
5%
3.8
TOTAL
627
144
+ WASTE → ORDER
151.2
S-100 · sample job
MIROR ENGINEER · FOOTINGS5%
Cont 627 LF · Ret 191 LF
Continuous & retaining footings stacked. CY + waste live from concrete·footings; T.O.F. per row.
CONTINUOUS FOOTINGS (FC) · 627 LF · 30→32 CY +W
MARK
WIDTH
T.O.F.
LF
CY
W%
+W CY
FC-2.0
2'-0"
per wall
502
23.9
5%
25.1
FC-1.7
1'-8"
per wall
125
5.5
5%
5.8
TOTAL
627
29.4
+ WASTE → ORDER
30.9
RETAINING FOOTINGS (RW) · 191 LF · 51.4 CY
MARK
WIDTH
LF
CY
W%
+W CY
RW 3'-9"
3'-9"
34
5.8
5%
6.1
RW 4'-3"
4'-3"
30
5.8
5%
6.1
RW 6'-0"
6'-0"
55
15.0
5%
15.8
RW 7'-3"
7'-3"
59
19.5
5%
20.5
RW 9'-0"
9'-0"
13
5.3
5%
5.3
RETAINING TOTAL
191
51.4
+ WASTE → ORDER
54.0
T.O.F. 6948.5–6965.25 ft — tops follow the wall T.O.F. schedule. Retaining reinforcing routed by base slab (Det 14/16); stem steel 3,614 lb rolls into Total Steel.
Continuous LF/type est. by callout ratio · retaining CY apportioned to 51.4
MIROR ENGINEER · SPOT FOOTINGS5%
66 EA · 126→132 CY +W
Spot/spread footings (FS) by size off S-100. Size, depth, qty, CY, waste% and +W per row.
MARK
SIZE
DEP
QTY
CY
W%
+W CY
FS-2.5
2'6×2'6
12"
5
1.2
5%
1.3
FS-3.0
3'0×3'0
12"
3
1.0
5%
1.1
FS-3.5
3'6×3'6
12"
6
2.7
5%
2.8
FS-4.0
4'0×4'0
12"
8
4.7
5%
4.9
FS-4.5
4'6×4'6
12"
6
4.5
5%
4.7
FS-5.0
5'0×5'0
12"
6
5.6
5%
5.9
FS-5.5
5'6×5'6
12"
4
4.5
5%
4.7
FS-6.0
6'0×6'0
16"
5
8.9
5%
9.3
FS-6.5
6'6×6'6
16"
3
6.3
5%
6.6
FS-7.0
7'0×7'0
16"
8
29.0
5%
30.5
FS-7.5
7'6×7'6
16"
5
20.8
5%
21.8
FS-8.0
8'0×8'0
24"
3
14.2
5%
14.9
FS-8.5
8'6×8'6
24"
3
16.1
5%
16.9
FS-9.5
9'6×9'6
24"
1
6.7
5%
7.0
TOTAL
66
126.1
+ WASTE → ORDER
132.4
T.O.F. per wall schedule · CY pending footing detail
MIROR ENGINEER · CONCRETE PIERS5%
6 EA · 3.8→4 CY +W
Mark = size. CY at 4' placeholder; elevation sets true height. Pier rebar in Rebar panel, section 3.
MARK
SIZE
H ft
QTY
CY
W%
CP-18
18"x18"
wall
1
0.33
5%
CP-24
24"x24"
10.0
2
1.19
5%
CP-26
26"x26"
wall
2
1.39
5%
CP-30
30"x30"
wall
1
0.93
5%
TOTAL
6
3.8
◆ 2 isolated piers carry a steel column (T.O.P. 6962'); 4 embedded follow their wall.
* CY needs pier depth
MIROR ENGINEER · REBAR
#4 423 · #5 327 STK +W
All reinforcing in one panel: footing · wall · opening+pier. Base, waste% and +W per row.
CONFIRMED TOTAL · BY SCOPE
#4
#5
Walls (vert + horiz)
182
311
Footings (horiz + J-bar)
220
-
TOTAL 20' STICKS
402
311
+ WASTE → ORDER
423
327
1 · FOOTING REBAR5% — horiz + all J-bar + steps + spot mat
ITEM
BAR
STK
W%
+W STK
Footing horiz + J-bar
#4
220
5%
231
Spot-footing mat (eng dflt)
#5
220
5%
231
Footing-step dowels (eng dflt)
#4
6
5%
7
556 J-BAR dowels at footing–wall interface. Spot-mat (#5 @12" E.W.) & step dowels are engine defaults — not in the 402/311 confirmed total; confirm vs FS/step detail.
2 · FOUNDATION WALL REBAR5% — verticals + horizontals
WALL VERT CUTS
BAR
SP
CUT
QTY
STK
W%
+W STK
4'-0"
#4
16"
3'-8"
173
32
5%
34
4'-6"
#4
16"
4'-2"
33
7
5%
8
4'-9"
#4
16"
4'-5"
17
4
5%
5
5'-3"
#4
16"
4'-11"
9
3
5%
4
5'-6"
#4
16"
5'-2"
25
7
5%
8
7'-6"
#4
16"
7'-2"
38
14
5%
15
8'-0"
#4
16"
7'-8"
4
2
5%
3
8'-6"
#5
12"
8'-2"
15
7
5%
8
10'-0"
#5
12"
9'-8"
20
10
5%
11
11'-6"
#5
12"
11'-2"
17
10
5%
11
12'-6"
#5
9"
12'-2"
39
24
5%
26
12'-9"
#5
9"
12'-5"
71
45
5%
48
13'-3"
#5
12"
12'-11"
88
57
5%
60
16'-0"
#5
12"
15'-8"
7
6
5%
7
556 VERT · #4 182 / #5 311
3 · OPENING & PIER (CP) REBAR5%
FDN OPENING SPAN
LINTEL REINF
d MIN
≤ 4'-0"
(2) #4
8"
4'-1" to 6'-0"
(2) #4
12"
6'-1" to 9'-0"
(2) #5
12"
9'-1" to 10'-0"
(2) #5 T&B
16"
At each opening: (1) #4 jamb each side & (1) #4 sill, extend 24". Lintels 414 lb (Det 3).
PIER (Det 12)
H ft
VERTS
#3 TIES
W%
+W lb
CP-24 ◆ (2)
10.0
8×#6
28
5%
—
CP-18 (1)
wall
8×#6
23
5%
—
CP-26 (2)
wall
12×#6
23
5%
—
CP-30 (1)
wall
12×#6
28
5%
—
PIER STEEL (lb)
1,494
1,569
◆ = 2 isolated CP-24 (T.O.P. 6962'); other 4 embedded (top = wall T.O.W.). Pier & lintel steel drive Total Steel via the rebar·walls knob.
Hold-down hardware by mark. Hardware count — no waste factor; +W = qty.
MARK
SPEC
QTY
W%
+W EA
HD-3
anchor
8
—
8
HD-4
anchor
6
—
6
HD-5
anchor
5
—
5
HD-6
anchor
2
—
2
HD-7
anchor
3
—
3
TOTAL
24
24
Holddown schedule S-100
MIROR ENGINEER · STEPSno waste
35 STEPS
Footing + wall steps. Each forces a wall break. Count — no waste factor; +W = qty.
STEP TYPE
SPEC
QTY
W%
+W EA
Footing steps (F.S.)
break
14
—
14
Wall steps (W.S.)
break
21
—
21
TOTAL
35
35
drives the wall count
MIROR ENGINEER · ORDER (+ WASTE)
Four waste knobs — concrete & rebar, footings & walls. Each drives its order qty + schedule cards live.
WASTE %
FOOTINGS
WALLS
Concrete
Rebar
ORDER
BASE
+WASTE
Footing conc (CY)
207.6
218.0
Wall conc (CY)
147.0
154.3
Ftg rebar #5 (stk)
311
327
Wall rebar #4 (stk)
402
423
STEEL WEIGHT (lb)
BASE
+WASTE
Walls + footings #4/#5
9,536
10,013
Pier verts (#6)
1,054
1,107
Pier #3 ties (153)
440
462
FDN lintels #4/#5
414
435
Retaining stems
3,614
3,795
TOTAL STEEL (lb)
15,059
15,812
TOTAL STEEL (ton)
7.53
7.91
Total steel now folds in piers (verts + #3 ties), lintels & retaining stems — driven live by the rebar·walls knob. Bar weights: #3 .376 · #4 .668 · #5 1.043 · #6 1.502 lb/ft. Pier/lintel/retaining counts are rule-applied — confirm vs plan.
* footing/foundation split derived from painted scope — confirm vs engine. Footing-step concrete/rebar pending step deltas. FC-1.5 on schedule, not placed.
The schedules are the product. Quantities pull from the painted plan; unit prices pull from your own cost DB (860+ SKUs); it exports to Google Sheets, QuickBooks & Revit — a bid-ready printout, not a markup someone still has to total by hand.
Click any image to zoom.
The asset sheet
What the investor steps into.
Real, built work — not a blank page. This raise is two pieces: the Mirror Engineer estimating software and the CFS forming-hardware & sales integration. And there’s real upside on deck: two U.S. patents are already granted and the CTBS hardware is designed and ready to manufacture. It isn’t sold in this deal — but doing this deal puts the investor first in line to invest in CTBS’s coming hardware & patents.
Mirror Engineer™ — the estimating engine
Vector-layer takeoff & schedules; ~$250K+ of engineering already built; foundation takeoff is ~98% complete (validated on test plans).
Built
BIM / Revit library
18-month Revit build — EZ-Footings & Western Forms wall/footing forming families; turns a 3D model into a forming layout and an equipment order.
Built
Coming next — CTBS hardware & patents · you’re first in line
Two U.S. patents granted; the hardware is designed and on deck to build. Not included in this transaction — but this deal earns the investor a first right to invest in CTBS’s up-and-coming hardware & patents.
Wall anchoring for aluminum, steel & CMU forms; Center Tie, T-Tie, 90° Corner Tie.
Designed
Climate-Wall™ panelized wall system
Patented panelized wall system (CTBS hardware).
Designed
prior-company injection-mold designs (SolidWorks)
Mold designs engineered from the founder’s Revit templates; mold manufacturer lined up.
Designed
⚙PIPELINE
Post-tension forming systems
Additional, unreleased systems — pipeline IP. (Visual is a placeholder.)
In development
The proprietary Revit library
A BIM library no competitor has.
An 18-month Revit build of the full EZ-Footings and Western Forms forming families, modeled to spec. Drop them onto a real foundation plan and the model becomes a forming layout — and an equipment order. Below: EZ-Footings / Western Forms forming modeled on the Silver Mine Road foundation set.
Where the engine is:✓ Foundation Pack — ≥95% on validated test plans → hardening to production (100%) → then framing & the full GC estimate
The ask
Two deals — fund either, or both.
Deal 1 (the Mirror Engineer software, $1M) is the firm proposal. Deal 2 (acquire Concrete Forms Services, $5.5M — includes the real estate & buildings) is a contingency only: the owner is not currently selling and nothing is guaranteed. Deal 1 stands entirely on its own.
Deal 1 — Mirror Engineer
$1.0M
Launch the software. A 15% loan, or 20% equity with a Year 5–8 buyback ladder.
Buyback ladder: Yr 5 $1.75M (1.75×) · Yr 6 $1.95M · Yr 7 $2.15M · Yr 8 $2.35M (+$200K/yr if declined). No monthly drain — capital stays in the business.
Deal 1 — use of funds ($1,000,000)
Use
Allocation
Purpose
Founder compensation
$300,000
~$175K/yr so the founder goes full-time — the single biggest unlock.
Software developer (coder)
$130,000
Contract developer to finish and harden the engine and storefront.
Revit operator #1 — ME library
$110,000
One full-time operator building the EZ-Footings & Western Forms families — a second added as revenue allows.
Intellectual property & legal
$100,000
Patent & IP counsel — in line with the ~$80–100K that secured the founder’s prior-company hardware patents.
Go-to-market
$130,000
Marketing, ads, and the founder’s industry & national-brand channels.
Operations
$80,000
~$60K/yr base cost to run the business.
Contingency / reserve
$150,000
Buffer and debt-service reserve — also funds the second Revit operator once revenue supports it.
Total
$1,000,000
Allocation is the deployment plan for the raise; final split confirmed with the investor. Reporting and use-of-funds discipline are covered under Investor Protections below.
Pricing model — built on the industry structure
Three ways in: pay-per-takeoff, annual credit plans (the core model), and the BIM add-on — every plan priced below the incumbents.
1 · Grab & Go — pay per takeoff (no subscription)
Single
$89 /takeoff
One painted takeoff · your logo on the bid.
5-Pack
$375 (~$75 ea)
Five takeoffs · credits never expire.
10-Pack
$650 (~$65 ea)
Ten takeoffs · best per-takeoff rate.
2 · Annual Plans — credit-based (the main model)
Starter
$1,200 /yr
Solo estimator · ~20 credits/yr · Foundation Pack.
Pro MOST POPULAR
$1,800 /yr
~75 credits/yr · all trades as they roll out · priority support.
Team / Unlimited
$2,400 /yr company
Unlimited takeoffs · multiple seats.
3 · BIM Library Access — add-on (when ready)
BIM Access
$900 /yr
Full EZ-Footings + Western Forms families · updates as catalog grows.
Per-Family
$TBD /download
One-off purchases for occasional users.
Priced under the incumbents: Bluebeam $260–590 · PlanSwift ~$1,749 · Square Takeoff $1,699/yr · STACK ~$3,000 · Togal ~$3,588. Credit allotments scale with the plan.
Break-even — units to cash-flow positive
UNIT ECONOMICS
ACCOUNTS TO CASH-FLOW POSITIVE
314
$47,100/mo revenue at break-even
Accounts
Monthly rev
Op cost
Monthly P&L
157
$23,550
$40,000
$-19,982
236
$35,400
$40,000
$-9,910
314 ◀ break-even
$47,100
$40,000
+$35
471
$70,650
$40,000
+$20,053
628
$94,200
$40,000
+$40,070
Contribution/seat = price × gross margin. Break-even seats = monthly operating cost ÷ contribution. P&L is after gross margin. Inputs are editable assumptions — set them to your real pricing & burn.
Deal 2 — acquire Concrete Forms Services intent only · not guaranteed
Concrete Forms Services — the hardware sales play (EZ-Footings & Western Forms)
Proof we can move hardware. EZ-Footings & Western Forms are real forming products we sell today — this engine turns them into revenue, and it’s the same sales muscle that de-risks the CTBS hardware coming next. One full EZ-Footings trailer set + one Western Forms wall set = a project. Set the per-project system price and the base projects/yr, then a single growth lever scales the business. Adjust & lock.
CFS MODEL
REVENUE / PROJECT
$20,000
ANNUAL NOW
$2,500,000
ANNUAL (GROWN)
$5,000,000
GROSS PROFIT (5×)
$1,750,000
Sales basis (Ernie / CFS): forming runs $2–3M/yr today — footings are the bulk (trailer set weighted accordingly); consumables a few hundred K; curb & gutter / tilt-up / flatwork a few hundred K. Defaults put today at ~$2.5M. Acquisition at $5.0M ≈ 2.0× current revenue; at 5× ≈ $12.5M (the deck's $5M target is a conservative ~2×). Trailer set = full EZ-Footings system (Patent 7,331,560 B2); wall set = full Western Forms / Climate-Ties. All editable — set to your figures and lock.
Use of capital
Acquire CFS (patented EZ-Footings system, incl. real estate & buildings est. ~$3.0M)
The company the founder built. CFS makes the patented EZ-Footings forming system; run on Mirror Engineer + the BIM library with proper management, a conservative near-term target is ~$5M — about 2× off today’s ~$2–3M (footings the bulk, per the operator) — with meaningful upside beyond. A plastics/injection-molding manager runs SolidWorks and manages the plastics line; a CFS Revit operator converts the BIM models into EZ-Footings sales — the interim step until the AI auto-places the equipment, or the Mirror Engineer paint engine builds it (already started).
Conservative ramp (from CFS’s ~$2.5M today): Yr1 $3.0M · Yr2 $3.5M · Yr3 $4.0M · Yr4 $4.5M · Yr5 $5.0M — a ~2× over five years. Off CFS’s ~$2–3M current sales (operator estimate, footings the bulk) — to be confirmed at diligence. A full 5× ≈ $12.5M is upside, not the base case.
Important — what this deal is and isn’t: Deal 1 and Deal 2 convey no ownership of the founder’s prior hardware company and do not include its hardware, patents, or systems. The investor’s only connection to the prior hardware company is first right of participation in that separate, future venture.
See it · output
See the Foundation Report
The full priced takeoff/estimate the engine generates from a dropped plan — a real, rendered report (sample job).
7-page sample report · scroll to view all pages.
The asset
Revit Family Database
The 18-month BIM build: an organized Revit family library — EZ-Footings, forming walls (aluminum/steel/precast), Climate-Deck, CMU, rebar and more — the families that turn a 3D model into a forming layout and an equipment order. AI auto-modeling coming soon via the WiseBIM integration — drop a PDF, the model builds itself.
10+family systems
18-moRevit 2024 build
3D → layout+ equipment order
EZ-Footings
Patented footing forming system (Concrete Forms Services)
Forming Walls
Aluminum · steel · precast wall form families
Climate-Deck
EPS floor / roof / ceiling — 24′–50′ spans
Climate-Ties
Wall anchor rails: center, T, 90° corner
Rebar
Chairs, trees, J-bar, pier ties
CMU Block Wall
Masonry unit families
Tilt-Up
Tilt-up wall panels
Shoring
Shoring & bracing
System Drawings
Assemblies & detail sheets
Organized Revit 2024 family library — drop the families into a model and the engine turns it into a forming layout and an equipment order. (3D family renders in the BIM Library section above.)
See it · live
Mirror Engineer™ site
The product site — the estimating engine, embedded.
The deal terms, ready to lock and sign. Figures pull from the live calculators above.
DRAFT — NON-BINDING · NOT EXECUTED. For discussion & counsel review only. Not legal, financial, or tax advice. No funds move and no signatures execute except by the parties through their own bank & e-signature accounts.
These terms are live — lock the deal in the calculator above to freeze them here.
1 · Parties
Role
Party
Investor
[INVESTOR LEGAL NAME]
Company
Mirror Engineer, [LLC / S-Corp - in formation] — EIN [pending]
Authorized signatory
[NAME, TITLE] (Controller-confirmed)
2 · Deal terms
Deal 1 — Mirror Engineer ($1,000,000), Investor’s election of: Option A — 5-yr amortizing loan at 15% (≈ $23,790/mo); or Option B — 20% equity with buyback Yr 5–8. Deal 2 — Concrete Forms Services LLC ($5,500,000, incl. real estate), a non-binding intent — owner not currently selling. These figures are live — they track the Deal calculator above and lock at signing.
3 · CTBS hardware & patents — your first right to invest
The CTBS patented hardware (Climate-Wall & Climate-Deck patents, plus the Climate-Ties, panelized-wall, mold and post-tension designs) is not part of this transaction — no right, license, option, or interest transfers here. What the Investor does get: a first right to invest in CTBS hardware & patents. If CTBS later raises capital on, or sells, that hardware, the Investor may match the terms in writing within [__] days before it is offered to anyone else.
4 · Funds flow (Controller to complete)
Field
Value
Beneficiary
Mirror Engineer [new entity]
EIN
[NEW ENTITY EIN - pending]
Bank / Routing / Account
[BANK] · ABA [ROUTING] · Acct [ACCOUNT #]
Release control
Dual confirmation: Controller [NAME] + officer [NAME] must each confirm in writing before funds release.
The wire is initiated by the parties through their own banks; this records the agreed instructions only — it moves no funds.
5 · Signatures — DocuSign-ready (inert until executed by the parties)
INVESTOR
Signature · DocuSign field
Name: [INVESTOR] Title: [TITLE] · Date: [DATE]
MIRROR ENGINEER [entity]
Signature · DocuSign field
Name: [NAME] Title: [Controller] · Date: [DATE]
— opens your e-signature flow; nothing is sent or signed by the deck itself.
DRAFT for discussion only. Each party should obtain independent legal & financial counsel before execution. No funds transfer and no signatures execute except by the parties themselves through their own banking & e-signature systems.
The founder
Built by a builder who learned software.
Alma Jessop — 30+ years in construction; a Parade of Homes award-winning general contractor. The founder-market fit is the hardest part of this to replicate.
Mastered finish carpentry, framing & concrete; framing company at 20, then a licensed GC. Parade of Homes Co-Chair; SLC HBA Board of Directors.
Helped develop EstimatorPro & MaderaSoft; demoed at NAHB IBS for years; built Mirror Engineer.
Founded Concrete Forms Services; co-invented the EZ-Footings forming system. Regional Sales Manager at Western Forms.
Designed, patented & built the prior hardware company (Climate-Deck™ & Climate-Wall™); unreleased post-tension systems in development.
Today: lead estimator on $10M+ jobs, SWPPP, permits, CAD liaison across all disciplines at Upland Development.
MIRROR ENGINEER™ · CLIMATE TECH BUILDING SYSTEMS, LLC mirrorengineer.com · climatebuilt.com · Confidential — for investment evaluation. Figures illustrative. Deal 2 (CFS) is a contingency only — the owner is not currently selling.
