JP2002041873A - System and method for presenting assessment value of market price of earning property and storage medium storing earning property price assessment program for operating the same system - Google Patents

Abstract

PROBLEM TO BE SOLVED: To solve inexactness in the assessment of earning property, which can not be solved by conventional cost and earning return methods. SOLUTION: In this method, while using both the result assessed by the cost method and the result assessed by the earning return method, a client can easily acquire a market price matched to the real conditions of a transaction industry and the highly reliable market price capable of really contributing to the healthy development of the industry can be presented in real time, any time and anywhere corresponding to the request of the client.

Description

DETAILED DESCRIPTION OF THE INVENTION

[0001]

BACKGROUND OF THE INVENTION The present invention relates to a method for accurately calculating the actual price of a profitable property such as a real estate, which was previously unclear, and
The present invention relates to a system for assessing the actual price of a profitable property which can be presented to a client in response to a request from the client.

[0002]

2. Description of the Related Art The prices of profitable properties such as land prices of houses, prices of used houses, prices of used condominiums, rents of tenant buildings, etc., are conventionally evaluated by the cost method.
An assessment method based on the profit return method is known. In the case of the former cost method, the price is divided into land and building, and for each, the price is calculated by modifying the base unit price of the building and the unit price of the building based on the depreciation rate and the grade of the building. For example, the appraisal price of an apartment or condominium by the cost method is: appraised price = building price + land price, and the building price is: building price = building area × standard building unit price ×
Calculated by depreciation rate x building unit area factor x distribution factor,
The land price is calculated by: land price = land area × reference land price. Here, the reference building unit price, the building unit price area coefficient, and the reference land price are constant parameters that are determined for each local government and are determined when the area such as a municipal government is known. In the latter method, the profitability of the property is calculated, and the calculated profitability is adjusted using annual maintenance costs and yields.
For example, the appraisal price of apartments and condominiums by the profit return method is calculated by the appraisal price = net profit / standard yield × yield area coefficient. Where net profit = total annual income (rent,
Utilities, parking, etc.)-Annual maintenance costs

[0003] However, although both the cost method and the profit-return method described above can serve as a tentative guideline for the actual price of a profitable property, it is suitable for the actual situation of the transaction, that is, for the profitable property with little dissatisfaction with the trader. It is hard to say that it represents the actual price. For this reason, it is unreliable to trade real estate or the like with 100% confidence in the price calculated only by such an existing assessment method, which has been a cause of hindering the development of the economy and the economy. All of these methods use constant parameters such as the above-mentioned unit price and yield area coefficient determined by the local government, etc., but the data update by the local government cannot keep up with the fluctuation of such constant parameters, or The cost method calculates the price only in terms of the value of the profitable property, while the profit return method calculates the value only of the profit that the profitable property can give, and the calculation standard is biased. It is. Furthermore, in the past, each time an assessment was made of such a profitable property, it would be necessary to visit the office of a real estate broker, which is familiar with the above-mentioned professional figures, and there must be no more. However, there was also a problem with the complete reliability of the data of the circulators.

[0004]

SUMMARY OF THE INVENTION Accordingly, an object of the present invention is to solve the above-mentioned problems which cannot be solved by the above-mentioned conventional cost method and profit return method. Using both the results and the appraisal results by the return method, the client can easily obtain the actual price that matches the actual situation of the trading industry,
By providing a system that offers reliable and prevailing prices that can actually contribute to the sound development of the industry,
The goal is to provide a method that can be presented in real time according to the client's request, anytime, from anywhere.

The present invention has been made for the purpose of solving such a problem, and its gist is as follows.

[0006]

[MEANS FOR SOLVING THE PROBLEMS] In order to solve the above problems, a system for assessing the actual price of a profitable property according to the present invention comprises:
In a prevailing price assessment system that assesses the prevailing price of a profitable property in response to an inquiry from a client and presents it to the client, a cost method parameter storage that stores predetermined parameters required for a building and / or land cost assessment calculation. Means, cost-method change data input means for inputting change data required for the assessment calculation of buildings and / or land by the cost method, and profit-return method parameter storage for storing predetermined parameters required for the profit-return method assessment calculation Means, profit change method change data input means for inputting change data required for assessment calculation by the profit return method, parameters stored in the cost method parameter storage means, and change input from the cost method variable input means. Cost method assessment price calculation which stores and stores the assessment price of buildings and / or land by cost method from data A step, a profit return method assessment price calculation means for calculating and storing an assessment price by the profit return method from the parameters stored in the profit return method parameter storage means and the fluctuation data input from the profit return method variable input means. The actual price is calculated using the following formulas (1) and (2) using the cost method assessed price calculated by the cost method assessed price calculation means and the profit capitalization method assessed price by the profit capitalization method calculated means. Actual price calculation means for calculating, and after inputting the respective fluctuation data by the cost method fluctuation data input means and the profit reduction method fluctuation data input means, the actual price obtained by the actual price calculation means is presented to the client. And a price presenting means. Here, if the actual price is calculated by the cost method> calculated by the profit return method, the correction rate = 1 + 10 x (value assessed by the cost method / value assessed by the profit return method-A) x B actual price = profit return Calculated by the method of appraisal x correction rate (1), and if the calculation price by the cost method <the calculation price by the profit return method, the correction rate = 1-10 x (value assessed by the profit return method / value assessed by the cost method- A) × B Actual price = Appraisal value by the profit return method × Modification rate (2) Here, A and B are constants. In addition, the actual price assessment method according to the present invention is an actual price assessment method that assesses the actual price of a profitable property in response to an inquiry from a client and presents it to the client. A cost-method assessment price calculation process for calculating and storing an assessment price of a building and / or land by a cost method from necessary predetermined parameters and input fluctuation data necessary for assessment calculation of a building and / or land by a cost method. And a predetermined parameter required for an assessment calculation by the profit return method, and a profit return method assessment price calculation step of calculating and storing an assessment price by the profit return method from input fluctuation data required for the assessment calculation by the profit return method When,
The cost method assessed price by the above cost method assessed price calculation process,
The actual price calculation step of calculating the actual price using the following formulas (1) and (2) using the profit return method assessment price in the profit reduction method calculation step, and the cost method fluctuation data and the profit return A method for assessing a prevailing price of a profitable property, comprising: a prevailing price presentation step of presenting a prevailing price obtained in the above prevailing price calculation step to a client after inputting legal fluctuation data. . Here, if the actual price is calculated by the cost method> calculated by the profit return method, the correction rate = 1 + 10 x (value assessed by the cost method / value assessed by the profit return method-A) x B actual price = profit return Calculated by the method of appraisal x correction rate (1), and if the calculation price by the cost method <the calculation price by the profit return method, the correction rate = 1-10 x (value assessed by the profit return method / value assessed by the cost method- A) × B Actual price = Appraisal value by the profit return method × Modification rate (2) Here, A and B are constants. Further, a computer-readable storage medium storing a program relating to a prevailing price assessment method according to the present invention is a program relating to a prevailing price assessment method which assesses the actual price of a profitable property and presents it to a client in response to an inquiry from a client. In a computer-readable storage medium having stored therein, predetermined parameters necessary for the assessment of buildings and / or land by the cost method, and change data required for the assessment of the input buildings and / or land by the cost method From the cost method to calculate and memorize the appraisal price of the building and / or land by the cost method, the prescribed parameters necessary for the appraisal calculation by the profit return method, and the input appraisal calculation by the profit return method Calculate and store the assessment price by the profit return method from the required fluctuation data The actual price is calculated by the following formulas (1) and (2) using the legally assessed price calculation procedure, the cost method assessed price according to the above described cost method assessed price calculation procedure, and the profit reduction method assessed price according to the above described profit reduction method computing procedure. ) Formula for calculating the actual price using the formula, and for inputting the above-mentioned cost method fluctuation data and the profit return method fluctuation data, and then presenting the actual price obtained in the actual price calculation step to the client. And a computer-readable storage medium storing a prevailing price assessment program for a profitable property comprising: Here, if the actual price is calculated by the cost method> calculated by the profit return method, the correction rate = 1 + 10 x (value assessed by the cost method / value assessed by the profit return method-A) x B actual price = profit return Calculated by the cost method x correction rate (1), and if the calculation price by the cost method <the calculation price by the profit return method, the correction rate = 1-10 x (value assessed by the profit return method / value assessed by the cost method- A) × B Actual price = Appraisal value by the profit return method × Modification rate (2) Here, A and B are constants. In any of the above cases, the value of the constant A is preferably 1.1 or a numerical value near the value. The value of the constant B is 0.
It is desirable that the value is 0517 or a numerical value in the vicinity thereof.

[0007]

As shown in the flow chart of FIG. 2, this system or method is based on the procedure of first answering the estimated price of the actual price in response to an inquiry from the client. The side receiving the inquiry from the client stores in advance the cost method parameters required for the assessment calculation by the cost method and the profit calculation method parameters required for the assessment calculation by the profit calculation method in the storage means. Then, the inquired party calculates the cost and cost assessment of the building and / or land from the cost method parameters and the input data of the building and / or land, which are required for the cost method assessment calculation. And memorize. In addition, the return method parameters and
An assessment price based on the profit return method is calculated and stored from the input fluctuation data required for the assessment calculation based on the profit return method.
Subsequently, using the cost method assessed price in the cost method assessed price calculation process and the profit capitalization method assessed price in the profit capitalization method calculation process, the actual price is calculated using the following formulas (1) and (2). Is calculated. The actual price obtained by the calculation is immediately presented to the client on the spot. Here, if the actual price is calculated by the cost method> calculated by the profit return method, the correction rate = 1 + 10 x (value assessed by the cost method / value assessed by the profit return method-A) x B actual price = profit return Calculated by the cost method x correction rate (1), and if the calculation price by the cost method <the calculation price by the profit return method, the correction rate = 1-10 x (value assessed by the profit return method / value assessed by the cost method- A) × B Actual price = Appraisal value by the profit return method × Modification rate (2) Here, A and B are constants. In a preferred embodiment, A is appropriate at or near 1.1 and B is appropriate at or near 0.0517.

[0008]

Embodiments of the present invention will be described below with reference to the accompanying drawings to provide an understanding of the present invention.
The following embodiments are specific examples of the present invention and do not limit the technical scope of the present invention. FIG. 1 is a diagram showing a schematic configuration of a profit property price assessment system according to an embodiment of the present invention, FIG. 2 is a flowchart for explaining a procedure in the system, and FIG. 3 is a server side used in the system. FIG. 3 is a diagram illustrating a configuration example of a computer. The profit property price assessment system A1 according to the embodiment of the present invention includes a server S as shown in FIG. The server S includes a cost method parameter storage means 1 for storing in advance predetermined parameters required for an assessment calculation of buildings and / or land by a cost method, and a profit return method for storing predetermined parameters required for an assessment calculation by a profit return method. A profit property price assessment value calculated in response to a request from a client terminal 3 (hereinafter abbreviated as terminal 3) on the user side connected to the database 102 having the parameter storage means 10 and connected via the network 2 It is for transmitting to the terminal 3 to present the assessment value to the user. Hereinafter, an embodiment of the present invention will be described in detail with reference to the accompanying drawings. The profit property price assessment program according to the embodiment of the present invention is for causing a computer to execute the profit property price assessment method according to the embodiment of the present invention, and records this profit property price assessment program. For example, a CD-ROM described above is a specific example of a computer-readable recording medium that records a profitable property price assessment program according to the embodiment of the present invention.

The profit property price assessment system A1 according to the embodiment of the present invention is embodied as, for example, a computer 300 capable of executing the profit property price assessment program. As shown in FIG.
Reference numeral 00 denotes an input device 301 such as a keyboard and a mouse, an output device 302 such as a display, a CD-ROM drive 303, a hard disk drive 304, and a RAM 30.
5, arithmetic unit 306, communication device 307 such as LAN board
It has a standard configuration having the following. In the computer, the CD-ROM in which the profit property price assessment program is recorded in a compressed state is stored in the CD-R.
The user inserts the input device 30 into the OM drive 303.
When the installation program in the CD-ROM is executed according to the instruction given by using the CD-ROM 1, the CD-RO
The profit property price assessment program read from M is developed into an executable state on a storage medium such as the hard disk drive 304. When the user issues an instruction to execute the profit property price assessment program via the input device 301, the hard disk drive 30
4 is read out from the RAM 305, the hard disk drive 304, or the like, and a part of or all of the profitable property price assessment program developed on the computer 4 is executed by the arithmetic unit 306. When the profit property price assessment system A1 is realized by the computer as described above, the cost method parameter storage means 1 and the profit return method parameter storage means 10 in the profit property price assessment system A1 include:
The hard disk drive of the computer 300 or the hard disk 305 connected to the computer 300 or another computer 308 is used. The computer 300 or 308 operates as a database server when searching the cost method parameter storage means 1 and the profit return method parameter storage means 10. The profit property price assessment program is executed on the computer by, for example, HTTP (HyperText Tra
nsfer Protocol) In response to a request from the server 101, a CGI (C
ommon Gateway Interface) 103. Hereinafter, details of the profitable property price assessment system A1 and the profitable property price assessment method will be described. A user who uses the profit property price assessment service by the profit property price assessment system A1 activates an HTTP client on the terminal 3 which can be operated by the user. The basic configuration of the terminal 3 is as follows.
It is the same as the computer 300. H of the terminal 3
Various requests and inputs sent from the TTP client are
It is sent to the HTTP server 101 via the TCP / IP network 2 such as the Internet,
A response according to the method specified by the form resource identifiers is sent from the HTTP server 101 to the HTTP client of the terminal 3 via the network 2. HTML transmitted from the HTTP server 101 to the HTTP client of the terminal 3
(HyperText Markup Language) FIGS. 4 to 10 show examples of main documents. 4 shows a top page H1 to be displayed first, FIG. 5 shows a detailed map H2 for each region (prefecture), and FIG. 6 shows an input sheet H3 for inputting the area of a building or land. FIG. 7 shows an input sheet H4 for inputting information about the surrounding situation, cityscape, etc., FIG. 8 shows an input sheet H5 for inputting maintenance costs and the like, FIG. 9 shows an input sheet H6 for inputting items related to appearance, maintenance, and the like. FIG. 10 shows a result output sheet H7 for displaying the evaluation result. The HTML documents H1 to H7 are linked by hyperlinks, respectively.
When the user clicks a mouse on a link object of each HTML document displayed on the HTTP client, the corresponding HTTP server 101
The ML document is transmitted.

First, the user designates a URL (Uniform Resource Locators) from the HTTP client of the terminal 3 and requests transfer of the front page H1. Upon receiving this request, the HTTP server 101 transmits the front page H1 to the HTTP client of the terminal 3. At this time, a top page H1 including the nationwide map as shown in FIG. 4, for example, is displayed on the HTTP client of the terminal 3. This top page is
This is a place where the first menu of various inquiries about real estate can be selected. As shown in the left column, in addition to the price assessment menu of the present invention, a menu for viewing individual data such as rent rates by region, A menu of commissioned services for accepting consultations on the purchase and sale of real estate is also displayed. In addition, the price assessment includes various price assessments such as a residential land price and a second-hand house price, and the actual price assessment of the present invention is for a profitable property including both a land price and a house price such as an apartment or condominium. By the way, the map displayed on the top page H1 is divided into prefectures, and each prefecture name is displayed by an arrow, and a detailed map H2 of each prefecture is displayed on each prefecture name. ing. The user using the profit property price assessment service can position the mouse cursor MC on the name (link object L1) of the prefecture where the property to be assessed is located, and then click the mouse at that position. It is possible to request the HTTP server 101 to transfer the detailed map information H2 of the prefecture. From the HTTP client of the terminal 3 to the H
The request sent to the TTP server 101 is based on the HTTP
It is passed from the server 101 to the profit property price assessment program that operates as the CGI 102.

[0011] In response to this, the profit property price assessment program retrieves detailed map information of the prefecture from a storage device (not shown), transmits it to the HTTP client of the terminal 3 by the HTTP server 101, and
For example, a detailed map H2 as shown in FIG. 5 is displayed on the HTTP client. Hereinafter, a screen according to the profit property price assessment program is displayed on the display means of the terminal 3 according to the input from the terminal 3, but since the principle is as described above, the details are omitted in the following description. I do. The detailed map in FIG. 5 includes the image information of the map and the coordinate information of the image. When the user clicks on the place where the property to be assessed is located, the coordinate information corresponding to the place is a profit. Sent to Property Price Assessment Program. The hard disk connected to the computer 300 stores in advance a list of the locations of the properties corresponding to the coordinates of the detailed map of each of the prefectures. 3
04, the location information corresponding to the coordinates is obtained, the input screen H3 in which the location is written is transmitted to the terminal 3, and displayed on the display output means of the terminal 3. Input screen H
Reference numeral 3 includes input items such as a land area, a building area, a building structure, a construction date, and the like, in addition to the property name and the location of the property, and the user sequentially inputs these items. Of these data, for example, the location is used to extract the yield area coefficient, which is an element of the profit sharing method, and to extract the building unit price area coefficient, which is an element of the cost method calculation. The above input procedure is also a cost method fluctuation data input means and a profit return method fluctuation data input means. When the input for all the input items is completed, the user clicks the “Next” button at the bottom of the screen (not shown).
When the “next” button is clicked, the profit property price assessment program transmits the next input screen of H4 to the terminal 3. H4 is for obtaining an evaluation score relating to the environment near the location of the real estate desired to be assessed and has many input items, but is for calculating a reference land price of the land based on the sum of those evaluation scores. The reference land price is
It is data for assessing the price of land in calculations by the cost method. Therefore, the means for executing the data input procedure here is an example of the cost method fluctuation data input means. For example, items such as the situation of surrounding streets include: Orderly streets, street trees, etc. B. Orderly cityscape C. Almost orderly D. Unplanned and disordered E. There are five evaluation items, such as unplannedness, disorder, and dead ends. If the atmosphere of the cityscape at the location is selected from the above items, an evaluation score corresponding to the item is given. When one of the evaluation items has been selected for all items, the total of the evaluation points is displayed in the total column at the lower right. At this point, if the user clicks a “Next” button at the bottom of the screen (not shown), the screen shifts to a screen for inputting the maintenance cost of the real estate of H5 in accordance with the above request. Here, the factors of the annual maintenance costs that are the basis of the assessment based on the profit return method are:
Monthly maintenance costs and annual maintenance costs are entered separately. This procedure is an example of the profit return method fluctuation data input means.
The data input here is sent to the profit property price assessment program, and based on this, the annual maintenance cost is calculated by a known method and stored in the RAM 305. Finally, the input screen of H6 is displayed. This assesses the exterior, maintenance, entrance and environment etc. of the building,
This is a scene where the evaluation points of each item are acquired and they are totaled.
This data evaluates the grade of the building and is used to calculate the distribution coefficient, which is an element of the building price in the cost method. Therefore, this procedure is an example of the cost method fluctuation data input means. When the user who has completed the input for all the input items clicks the "Send" button at the bottom of the screen, the data entered here is sent to the revenue property price assessment program, which calculates the assessment price by the cost method described below. And the calculation by the profit return method is performed. This calculation is based on the cost method fluctuation data accumulated in the RAM 305,
This is executed using the profit return method fluctuation data and the values of the cost method parameters and the profit return method parameters that are stored in advance. The input procedure shown in FIG. 2 includes the input procedure of the cost method fluctuation data, the input procedure of the cost method parameters, the calculation procedure of the cost method price assessment from these, the input procedure of the profit return method fluctuation data, and the input of the profit return method parameter. Although the procedure and the procedure for calculating the value of the profit-reduction method from these procedures are described separately and orderly, the actual procedure is, as described above, mixed up with the input procedure of the cost method and the input procedure of the profit-reduction method. After these pieces of input data are collected, an assessment operation by the cost method and an assessment operation by the profit return method are performed simultaneously. Formula for calculating the assessment value by the cost method Assessment price = Building price + Land price Building price = Building area × Base building unit price × Cost depreciation rate × Building unit price area coefficient × Distribution coefficient Land price = Land area × Base land price Formula for calculating the assessment value Total annual income (rent, common service fee, parking fee)-annual maintenance cost =
Net profit Net profit Yield price = Net profit / Base yield x Yield area coefficient When the assessment value by the cost method and the assessment value by the profit return method are obtained as described above, these are loaded into the RAM 305, and then these The actual price is evaluated by substituting the values into the following equations (1) and (2). In the case of the calculation price by the cost method> the calculation price by the profit return method Correction rate = 1 + 10 x (value assessed by the cost method 査 value assessed by the revenue return method-A) x B Actual price = value assessed by the profit return method x correction rate (1) In the case of the calculation price by the cost method <the calculation price by the profit return method, the correction rate = 1-10 x (value assessed by the profit return method / value assessed by the cost method-A) x B actual price = value assessed by the profit return method x correction rate ( 2) Here, A and B are constants, and the result A of many experiments is 1.1
Or, the vicinity thereof is desirable, and B is desirably 0.0517 or the vicinity thereof. What the above formula means is based on the following empirical rule. The point that the inventors feel that they have been buying and selling real estate for a long time is that when comparing the value assessed by the cost method and the value assessed by the profit return method, if the difference is larger than a certain level, the higher one is selected in the transaction. , Ie, converge to the higher one. Also, it is an empirical rule that if the difference is within a certain range, it converges on the lower side.
After diligent research, the inventors have found that this empirical rule can be expressed by the following equations (1) and (2). The above A is represented by a ratio to express the above difference to some extent. B represents the way of convergence. However, the inventors' research is not limited to this, and they have studied how much is appropriate for A and B above and reflects the actual situation of the transaction. This research also required a lot of experience, and as a result, the inventors found that A = 1.1, that is, the ratio of the value assessed by the cost method to the value assessed by the revenue return method was within 10%. If so, it converges on the lower one. He gained a concrete rule of thumb that if it exceeds 10%, it converges on the higher side. Furthermore, from many experiences, it was found that 0.0517 is very well-suited to the constant B representing the convergence method in that case. The actual price assessment value obtained in this way is displayed on the output screen shown in FIG.
It is displayed along with the location, land area, building area, etc. Here, what is displayed as the assessment result by the distribution price method is the actual price assessment value. In this screen,
The assessment result by the cost method and the assessment result by the profit return method are also displayed. For the cost method, the breakdown of the building price and the land price, which are the breakdown, are also displayed. In this embodiment, as described above, it is possible to obtain the assessed value of the profitable property in real time on the spot simply by inputting the address of the profitable property to be assessed, the appearance of the road, the appearance of the building, and the like. It makes a great contribution to quick transactions. In addition, since the method of assessment is based on calculations based on empirical rules obtained from the accumulation of a large amount of data, it is possible to present users with actual prices very well suited to the actual conditions of the transaction.

[0012]

DESCRIPTION OF THE PREFERRED EMBODIMENTS The profitable property price assessment system used in the profitable property price assessment system and the assessment method for assessing the actual price of a profitable property in response to the above-mentioned inquiry from the client and presenting the same to the client includes a building and / or a program. Calculate the building and / or land appraisal price by the cost method from the prescribed parameters required for the land cost appraisal calculation and the input building and / or land change data required for the land cost appraisal calculation. Calculates and stores the cost method assessment price calculation procedure to be stored, predetermined parameters required for the assessment calculation by the profit return method, and the fluctuation data required for the assessment calculation by the profit return method to be input. The profit-reduction method assessed price calculation procedure, the cost-method assessed price based on the cost-method assessed price calculation procedure, and the profit return based on the profit-reduction method calculation procedure described above. After the actual price calculation procedure for calculating the actual price using the following formulas (1) and (2) using the legally assessed price, The actual price obtained in the actual price calculation step can be stored in a computer-readable storage medium as a real property actual price assessment program provided with an actual price presentation procedure to be presented to the client. In the case of the calculation price by the cost method> the calculation price by the profit return method Correction rate = 1 + 10 x (value assessed by the cost method 査 value assessed by the revenue return method-A) x B Actual price = value assessed by the profit return method x correction rate (1) In the case of the calculation price by the cost method <the calculation price by the profit return method, the correction rate = 1-10 x (value assessed by the profit return method / value assessed by the cost method-A) x B actual price = value assessed by the profit return method x correction rate ( 2) Here, A and B are constants as described above, and a desirable value of A is 1.1 or a value close to 1.1. A desirable value for B is 0.0517 or a value in the vicinity thereof.

[0013]

Since the present invention is configured as described above, the user only needs to input the address of the profitable property to be assessed, the exterior of the road, the exterior of the building, and the like, on the spot, in real time, and at the same time. You can get an appraisal value of the property and make a great contribution to quick transactions. Moreover, since the method of assessment is based on calculations based on empirical rules obtained from accumulation of a large amount of data, it is possible to present users with actual prices very well suited to the realities of real estate transactions. Further, by modifying the parameters on the program side, it is possible to deal with traders nationwide, so that unified data can be used easily and correct assessments can always be presented.

[Brief description of the drawings]

FIG. 1 is a diagram showing a schematic configuration of a profitable property price assessment system according to an embodiment of the present invention.

FIG. 2 is a flowchart illustrating a procedure in the system.

FIG. 3 is a diagram showing a configuration example of a server-side computer used in the system.

FIG. 4 is a diagram showing a top page for implementing a profitable property price assessment method.

FIG. 5 is a diagram showing a detailed map for each prefecture.

FIG. 6 is an input screen for inputting an area of a building or land.

FIG. 7 is an input screen for inputting change data relating to a surrounding road condition.

FIG. 8 is an input screen for inputting change data relating to annual maintenance costs of buildings and the like.

FIG. 9 is an input screen for inputting change data relating to the appearance state of a building.

FIG. 10 is an output screen for outputting actual price assessment values that are calculation results.

[Explanation of symbols]

 DESCRIPTION OF SYMBOLS 1 ... Cost method parameter storage means 2 ... Network 3 ... Client terminal 10 ... Profit reduction method parameter storage means 300 ... Computer 301 ... Input device 302 ... Output device 302 303 ... CD-ROM drive 304 ... Hard disk drive 305 ... RAM 306 ... Calculation Device 307: Communication device

Claims (9)

[Claims] 1. A prevailing price assessment system for assessing the actual price of a profitable property in response to an inquiry from a client and presenting it to the client stores predetermined parameters required for the assessment calculation of buildings and / or land by the cost method. Cost method parameter storage means, cost data change data input means for inputting change data required for assessment of buildings and / or land by cost method, and predetermined parameters necessary for assessment calculation by profit return method Revenue return method parameter storage means, Revenue return method variation data input means for inputting change data required for assessment calculation by the revenue return method, parameters stored in the cost method parameter storage means, and the cost method variable input means Method that calculates and stores the assessed price of buildings and / or land by the cost method from the fluctuation data input from Appraisal price calculation means, a profit stored in the profit return method parameter storage means, and a profit return method assessment that calculates and stores an estimated price based on the profit return method from the fluctuation data input from the profit return method variable input means. Using the price calculation means, the cost method assessment price by the cost method assessment price calculation means, and the profit reduction method assessment price by the profit reduction method calculation means, the actual price is calculated by the following equations (1) and (2). And an actual price calculation presenting means for presenting the obtained actual price to the client. In the case of the calculation price by the cost method> the calculation price by the profit return method Correction rate = 1 + 10 x (value assessed by the cost method 査 value assessed by the revenue return method-A) x B Actual price = value assessed by the profit return method x correction rate (1) In the case of the calculation price by the cost method <the calculation price by the profit return method, the correction rate = 1-10 x (value assessed by the profit return method / value assessed by the cost method-A) x B actual price = value assessed by the profit return method x correction rate ( 2) Here, A and B are constant numbers. 2. A prevailing price assessment method for assessing an actual price of a profitable property in response to an inquiry from a client and presenting the actual price to a client, wherein a predetermined parameter required for an assessment calculation of a building and / or a land by a cost method; A cost-based assessment price calculation step of calculating and storing an assessment price of a building and / or land by the cost method from the input change data necessary for the assessment of the building and / or land by the cost method;
A profit return method assessment price calculation step of calculating and storing a predetermined parameter required for the profit return method assessment calculation and a fluctuation data required for the input profit return method assessment calculation by the profit return method, The actual price is calculated by using the following formulas (1) and (2) using the cost method assessed price in the cost method assessed price calculation step and the profit reduction method assessed price in the profit reduced method calculation process. A real price calculation step; and a real price presentation step for presenting, to the client, the real price obtained in the real price calculation step after inputting the cost method fluctuation data and the profit return method fluctuation data. How to assess the actual price of profitable properties. In the case of the calculation price by the cost method> the calculation price by the profit return method Correction rate = 1 + 10 x (value assessed by the cost method 査 value assessed by the revenue return method-A) x B Actual price = value assessed by the profit return method x correction rate (1) In the case of the calculation price by the cost method <the calculation price by the profit return method, the correction rate = 1-10 x (value assessed by the profit return method / value assessed by the cost method-A) x B actual price = value assessed by the profit return method x correction rate ( 2) Here, A and B are constant numbers. 3. The prevailing price assessment system for a profitable property according to claim 1, wherein said constant A is 1.1 or a numerical value close to 1.1. 4. The method according to claim 2, wherein the constant A is 1.1 or a numerical value close to 1.1. 5. The prevailing price assessment system for a profitable property according to claim 1, wherein the constant B is 0.0517 or a numerical value near the constant. 6. The method according to claim 2, wherein the constant B is 0.0517 or a numerical value in the vicinity thereof. 7. A computer-readable storage medium storing a program relating to an actual price assessment method for assessing an actual price of a profitable property in response to an inquiry from a client and presenting the price to a client, the cost of a building and / or land being stored in a storage medium. The cost to calculate and store the building and / or land assessment price by the cost method from the prescribed parameters required for the assessment calculation by the cost method and the fluctuation data necessary for the input calculation of the building and / or land by the cost method. Profit return which calculates and memorizes the assessment price by the profit return method from the legal assessment price calculation procedure, predetermined parameters required for the assessment calculation by the profit return method, and the fluctuation data required for the assessment calculation by the profit return method The legally assessed price calculation procedure, the cost-based assessed price by the above-mentioned cost-based assessed price calculation procedure, and the profit-reduction method computing procedure described above The actual price calculation procedure for calculating the actual price using the following formulas (1) and (2) using the profit appraisal method assessed price according to the above, and the input of the cost method change data and the profit return method change data A computer-readable storage medium storing a prevailing price assessment program for a profitable property, comprising: a prevailing price presentation procedure for presenting the prevailing price obtained in the prevailing price calculation step to a client. In the case of the calculation price by the cost method> the calculation price by the profit return method Correction rate = 1 + 10 x (value assessed by the cost method 査 value assessed by the revenue return method-A) x B Actual price = value assessed by the profit return method x correction rate (1) In the case of the calculation price by the cost method <the calculation price by the profit return method, the correction rate = 1-10 × (value assessed by the profit return method 還 元 value assessed by the cost method−A) × B actual price = value assessed by the profit return method × correction rate ( 2) Here, A and B are constant numbers. 8. The computer-readable storage medium according to claim 7, wherein said constant A is 1.1 or a numerical value close to 1.1. 9. The computer-readable storage medium according to claim 7, wherein said constant B is a numerical value of 0.0517 or a value close to 0.0517.