JP2002063258A - Assessed value determination system of profitable property - Google Patents

Abstract

PROBLEM TO BE SOLVED: To provide an assessed value determination system of profitable properties capable of integrating a cost accounting method and capitalization approach method, strictly reflecting appearance and rationality, etc., of the properties and obtaining standard values with high objective reliability at any time. SOLUTION: Arithmetic expressions are stored in operational parts 5, 6, 7 of an information processing control system of organization headquarters 1 and enable calculation of evaluated values GP by the cost accounting method, evaluated values SP by the capitalization approach method and evaluated values RP by a distribution value method at any time. Standard yields in the expressions are calculated by evaluation points corresponding to featured parts such as appearance environment of the profitable properties and local coefficients of the yields are calculated by referring to actual road rate data of places where the properties exist. Difference between the evaluated value GP by the cost accounting method and the evaluated value SP by the capitalization approach method is reduced to the utmost by multiplying the evaluated value by the capitalization approach method by correction rates α, β.

Description

DETAILED DESCRIPTION OF THE INVENTION

[0001]

BACKGROUND OF THE INVENTION 1. Field of the Invention The present invention relates to a profitable property assessment price determination system that objectively scores a characteristic portion such as a structure to reflect the actual situation of a profitable property and then determines an assessment price.

[0002]

2. Description of the Related Art Hitherto, as a method of evaluating the assessed price of a profitable property, a cost evaluation method and a profit return method are generally known. In the cost valuation method, the assessment is made by adding the building price to the land price, and the building price is calculated by multiplying the building area by the standard building unit price and the depreciation rate. Also, in the profit return method,
Subtract annual maintenance costs from gross annual revenue to determine net income,
It is calculated based on this net profit.

[0003]

However, the cost method and the profit return method each have advantages and disadvantages, and the evaluation results of the two methods vary greatly. Originally, when determining the appraisal price of a profitable property, it is necessary to comprehensively determine both the characteristics such as the surrounding environment of the profitable property and the geographical regionality, but each evaluation method uses both. There was a problem that the appropriate price considered was not reflected fairly.

The present inventor has conducted intensive studies on the above-mentioned problems and determined the valuation value by taking into account both the individual factors and the regional factors of the profitable property while taking advantage of the features of the cost method and the profit return method. (Also known as the distribution price method). Accordingly, an object of the present invention is to provide a profitable property assessment price determination system that integrates methods based on the cost method and the profit return method together and determines a value that can be an objective standard in the real estate market.

[0005]

For this purpose, a first aspect of the present invention is to provide a base yield calculated according to a total score evaluated based on individual characteristic portions of a profitable property, and a real market price of the profitable property. And a data input display unit, which stores a yield area coefficient determined with reference to the above, and which can be transmitted to the database unit and inputs an individual characteristic portion of the profitable property. And the net profit yield price calculated by the formula (2) (return capital appraisal value) is used as the assessment price of the profitable property. Annual Gross Revenue (Rents, Utilities, Parking Lots)-Annual Maintenance Costs = Net Profit ... (1) Formula Net Income Yield Price = Net Profit / Base Yield x Yield Regional Coefficient ... (2) Formula

A second aspect of the present invention is characterized in that the cost is calculated in accordance with a relative ratio between a cost evaluation value, which is a sum of a building price and a land price of a profitable property, and a profit return evaluation value. I do.

If the cost method valuation GP of the profitable property is larger than the profit capitalization method valuation SP, the profit capitalization method valuation SP
For example, for example, the correction rate α = 1 + 10 (GP ÷ SP−1.
1) The value multiplied by 0.0517 (also referred to as the distribution evaluation price or the distribution price evaluation value) is defined as the evaluation price. On the other hand, when the cost method valuation GP is smaller than the profit capitalization method valuation SP, the profit capitalization method valuation SP includes, for example, a correction rate β = 1−1.
The value multiplied by 10 (SP ÷ GP-1.1) × 0.0517 is defined as the assessed price.

In this example of assessment, the valuation G
If P is at least 1.1 times the value SP of the profit capitalization method, the correction rate α will be 1 or more, and the assessed price of the profitable property will be greater than the value SP of the profit capitalization method. This increase is obtained by appropriately adding and correcting the plus difference of the cost-based valuation GP with respect to the profit capitalization valuation SP. Conversely, if the appraisal value of the profit capitalization method SP is 1.1 times or more the cost method value GP, the correction rate β will be 1 or less, so the appraised price of the profitable property will be smaller than the profit capitalization method value SP. I do. This decrease is obtained by appropriately subtracting and subtracting the minus difference between the cost-based valuation GP and the profit capitalization valuation SP.

As described above, if the ratio between the cost method valuation GP and the profit capitalization method valuation SP is equal to or more than a predetermined value or equal to or less than the predetermined value, the difference between the two is added or subtracted to obtain the profit capitalization method valuation SP. Is corrected. In this way, if the relative difference from the cost method valuation GP exceeds the permissible value while using the profit valuation method valuation SP as a reference value, the profit valuation method valuation SP is appropriately corrected, and Determine final assessment price. In this case, the profit capitalization method evaluation value SP is calculated using a reference yield taking into account the individual factors of the property and a yield area coefficient taking into account the regional factors of the property. Therefore, the appraisal price by the distribution price method directly reflects the physical or socio-economic situation of the profitable property, and can be adopted as an objectively reliable index price in the real estate market.

[0010]

DESCRIPTION OF THE PREFERRED EMBODIMENTS The embodiments of the present invention will be described below with reference to the embodiments shown in the drawings. This appraisal price determination system is applied to the real estate appraisal business via the Internet. It builds a strict database of actual land price ARD data and transaction cases nationwide, and automatically calculates distribution appraisal prices based on this. It is made possible.

This system provides real-time information to users all over the country via the Internet, and is intended for all regions of the country with a population of 20,000 or more. For this reason, a database of real estate information and system construction are performed, and various system menus such as price assessment and individual data are provided on a homepage HP as shown in FIG. Price assessment items include profitable property price assessment (apartment / condominium), profitable property price assessment (one-room apartment), profitable property price assessment (tenant building), residential area price assessment, commercial and business land price assessment, Used housing area price assessment, second-hand apartment price assessment, rent assessment by apartment / condominium area, rent assessment by store tenant building area, actual road price data, examples of sales transactions.

[0015] As shown in FIG. 15, the outline of this system is, as shown in FIG. 15, an affiliated store organization headquarters (Japan Real Estate Data Bank) 1 to which a user 2 pays, and a nationwide member who receives an individual request survey from the organizational headquarters 1. It comprises a store 3, a homepage HP for displaying real estate information on a screen, and a database DB. The member store 3 investigates real estate prices and related matters at the request of the organization headquarters 1, and the results of the investigation are converted into a database DB as basic data, and the contents are partially displayed on the homepage HP. In this database DB, actual land price data ARD and transaction examples in each region in Japan are accurately inputted.
The objective property is objectively evaluated based on B, and a target assessment price is calculated.

In this system, the organization headquarters 1 audits the data in the database DB and updates the screen of the homepage (data input display unit) HP. And customer 2
If he wants to obtain price assessment information, he pays the usage fee to the organization headquarters 1 and inputs the structural and environmental characteristics of the target property to the homepage HP. In this case, after inputting the name of the prefecture where the desired property is located and the name of the municipality, it is sufficient to enter the characteristics of the property, etc., and the price is determined by the system's own assessment method based on the actual road price data etc. . That is,
When the conditions of the desired property and the like are input, the search results corresponding to the conditions and the like are extracted as data, and this data is displayed on the homepage HP.

As shown in FIG. 16, the system screen is developed by (1) inputting the location of the property, (2) inputting the feature of the property, (3) calculating the assessment price based on the feature of the property and basic data, (4) The display of the assessed price. In the input of the physical characteristics and the like of the property, as shown in FIG. 17, the input of the location, the click of the property or the actual road price, and the input of the answer to the question are sequentially performed. In calculating the assessment price from the characteristics and basic data of the property, the calculation of the land price, extraction of the basic data by region, calculation of the rating and profitability of the property, and calculation of the assessment price by the calculation method for each assessment menu are performed sequentially. .

[0015]

[Embodiment 1] The operation of a system for assessing the prices of profitable properties for apartments and condominiums will be described below with reference to FIGS. First, a map of the whole of Japan is displayed on the screen of the main page shown in FIG. From this map, click the name of the prefecture where the desired profitable property is located, for example, Miyazaki Prefecture. Then, on the next screen, an input sheet for the specified prefecture appears. Here, when an area name such as the municipalities of the property to be assessed, for example, Miyazaki-shi is selected, a map of the area is displayed at the bottom of the screen as shown in FIG. On this map, the actual screen price data (calculation item (1)) of the property is clicked to open the next screen.

On the next screen, a check sheet appears, and this check sheet has columns for surrounding street conditions, streets, presence / absence of disgusting facilities, noise and vibration, etc., as shown in FIG.
Questions are prepared in each column, and one item is selected and checked for each question. Evaluation points are assigned according to the checked items, and when all questions are checked, all evaluation points are automatically totaled and a total score is calculated. In this case, the items that have not been input automatically receive a score of 0. After that, click to open the next screen.

As shown in FIG. 5, on the next screen, a plurality of items are displayed, and the reflection items such as the property name, the number of rooms, the number of parking lots, rent revenue, common service revenue, parking fee revenue, and the existence of apartments and condominiums. The calculation items such as the area, town / cho / number / number, land area, building area, structure / roof / story, construction date, etc. are displayed. In the item of the area where the apartment / condominium is located, the reference land price is calculated based on the data input in the calculation item by referring to the actual road price data for each prefecture stored in the database DB. In addition, land price (calculated item (2)) and building price (calculated item (3)) are calculated from the land area and building area items, and the construction unit price and statutory The service life (calculation item (4)) is calculated. Furthermore, the depreciation rate (calculation item) is calculated from the item of construction date, and the total income (calculation items (6), (7), (7), (7) 8)) is calculated. After that, click to open the next screen.

On the next screen, the user enters the maintenance costs.
This includes monthly maintenance costs and annual maintenance costs, as shown in FIG. Monthly maintenance expenses include common light and electricity charges,
There are a common power and electricity bill, a water bill, a management fee, etc., and the annual maintenance expenses include a property tax, a city planning tax, a water tank cleaning fee, a fire equipment inspection fee, and the like. If you don't know the cost,
It is converted to 20% of total income as unearned income. Then, the total of the monthly maintenance expenses and the total of the annual maintenance expenses are automatically added to calculate the total of the annual maintenance expenses (calculation item (9)). After that, click to open the next screen.

In the next screen, a check sheet is displayed,
As shown in FIG. 7, the exterior of the building, maintenance of the outer wall,
Questions are prepared for the size of the entrance and the indoor environment. Select only one check item for each question. Then, similarly to the above, the evaluation points corresponding to the check items are automatically calculated and totaled. Based on the result of the aggregation, a reference yield for the distribution coefficient is calculated.

Next, when transmission (pay) is performed, on the next screen, as shown in FIG. 8, a list of reflection items such as the property name, the address, the building area, etc., input to the previous screen, such as the property name, is displayed. You. Then, the assessment results by the cost method, the profit return method, and the distribution price method are evaluated values GP, SP, RP
Will be displayed as In particular, in the assessment by the cost method, the building price, the land price, and the assessment price (cost method valuation GP) are displayed. These evaluation values GP, SP, and RP are calculated according to the calculation items such as the land price input up to the previous screen, the actual road value data, and the evaluation method unique to the present embodiment. The calculation formulas used at this time are stored in the calculation units 5, 6, and 7 of the central processing system installed in the organization headquarters 1 or the database DB, as shown in FIG. The price and the distribution assessment price (valuation value GP, SP, RP of each method) are calculated according to the above formula.

Here, the reference yield in the formula is a value calculated based on the total points evaluated based on the characteristic portions such as the appearance environment of the profitable property, and the yield area coefficient is the actual route of the property location area. This is a value obtained by referring to price data, and is stored in the database DB unit.

In the distribution price method, a value obtained by multiplying the valuation amount SP of the profit return method by the correction rate α or β is set as a distribution assessment price. Now, if the value of the cost method evaluation value GP / earning return method evaluation value SP is 1.1 or more, the modification rate α becomes 1 or more.
The distribution assessment price is larger than the profit return method evaluation value SP. On the other hand, if the value of the profit-return-method valuation SP / cost-method valuation GP is 1.1 or more, the modification rate β is 1 or less, so that the distribution assessment price is smaller than the profit-return-method valuation SP. This means that, based on whether the cost-based valuation GP is reduced by 10% or increased by 10% with respect to the profit-return-method valuation SP, a relative difference corresponding to that is added or subtracted. I do.

As described above, in order to correct the relative difference between the cost-based valuation GP and the profit capitalization method valuation SP, the final valuation price is determined by modifying the difference according to the size of the difference. is there. Thus, this establishes the assessed price, which is the objective base value, and reflects the real estate value of the profitable property.

[0024]

[Embodiment 2] Next, the system operation of the price assessment of a profitable property for a one-room apartment will be described with reference to FIGS. 9 to 15. The procedure of the operation processing of this embodiment is the same as that of the first embodiment. Therefore, the difference will be mainly described. First, on the top page (FIG. 9), from the map of Japan, click the name of the prefecture where the profitable property to be assessed is located, and proceed to the next screen. On the next screen (FIG. 10), an input sheet of the designated prefecture appears. Next, select the city where the property is located,
A map of the area is displayed below. On this map, the actual land price data (calculation item (1)) of the property is clicked.

On the next screen (FIG. 11), reflection items such as the property name, the number of rooms and the number of parking lots, and calculation items such as the area where the property is located, rent revenue, common service revenue, and parking fee revenue are displayed. You. As for the area where the property is located, the area coefficient stored in the ARD database DB is calculated based on the data input in the calculation item (1). In addition, land price and building price are calculated from land area and building area, and total revenue (calculation items (2), (3), and (4)) are calculated from rent revenue, utility fee revenue, and parking fee revenue, respectively. Is calculated.

On the next screen (FIG. 12), the maintenance cost is entered. If the cost amount is unknown, it is converted to 20% of the total profit as blank. This maintenance cost includes monthly maintenance costs such as the common lighting and electricity costs,
There are annual maintenance expenses such as property tax and city planning tax.
Then, the total of the monthly maintenance expenses and the total of the annual maintenance expenses are automatically added, and the total of the annual maintenance expenses (calculation item (5)) is calculated.

On the next screen (FIG. 13), the appearance,
A check sheet in which questions are prepared for the maintenance, entrance, and environment appears, and when the user 2 checks the answer for each question, the evaluation score corresponding to the check item is automatically calculated. When the customer 2 finishes answering all the questions, the evaluation points are automatically totaled and the total points (calculation item (6)) are calculated, whereby the criteria (for the distribution coefficient) used in the calculation of the net profit yield price The yield (calculation item (10)) is calculated.

On the next screen (FIG. 14), a list of property names, locations, building areas, etc., input up to the previous screen is displayed. Also, the net profit yield price SP is displayed as the assessment value based on the profit capitalization method. The assessment price SP is calculated according to the calculation items input up to the previous screen, the actual road price data ARD stored in the database, and our own assessment system. When calculating the net revenue yield price, the following equations (1) and (2)
Expression is used. Annual Gross Revenue (Rent, Service Fee, Parking Lot Cost)-Annual Maintenance Cost = Net Profit ... (1) Net Revenue Yield Price SP = Net Profit / Base Yield x Yield Regional Coefficient ... (2)

The reference yield, that is, the reference yield (with respect to the distribution coefficient) based on the check result is shown in FIG.
As shown in the lower part of the figure, it is determined in correspondence with the total evaluation score by the check sheet. For example, an evaluation score of 60 to 7
0 points, 71-80 points, 81-90 points, ..., 131-1
As the score increases to 40 points, the reference yield decreases to 14%, 13%, 12%,..., 7%.

Therefore, as the evaluation score increases, the value of "net profit / reference yield" increases, and the net profit yield price also increases. Also, as is clear from the above formula, the higher the yield area coefficient, the higher the net revenue yield price,
In general, the yield area coefficient becomes larger in an urban area than in a rural area, and therefore, in an urban area (commercial area) where there are many people, the net profit yield price becomes higher.

In this method of determining the appraisal price, the higher the evaluation point of appearance, maintenance, building environment, etc., which determines the quality of the profitable property, the lower the yield area coefficient, so the net profit yield price, that is, the appraisal price of the profitable property Will be higher. Therefore, the final evaluation value SP is determined in consideration of individual factors such as the physical design of the profitable property and living comfort. As a result, an objectively reliable assessment price is automatically obtained.

The present invention is not limited to the embodiments, and various application modifications are possible. For example, as a system processing example of a price assessment for a profitable property, a profit property price assessment (apartment / condominium) and a profit property price assessment (a one-room apartment) are given as examples. ), The assessment of commercial and business land prices, rent assessment by apartment / condominium area, rent assessment by store tenant building area, etc. can be carried out in the same manner as described above.

[0033]

According to the present invention, a highly reliable objective reflecting the physical and social situation of a profitable property strictly by calculating a profit return evaluation value by introducing a standard yield and a yield area coefficient. There is an excellent effect that a reasonable assessment price can be obtained.

In the method in which the appraisal value based on the distribution price method is used as the appraisal value, the difference from the cost method appraisal value is made as small as possible by multiplying the appraisal value based on the profit appropriation method by the correction rate. Therefore, from the viewpoint of both profitability and re-procurement, the property value of the profitable property should be sufficiently considered, and a reference price with high objective reliability utilizing the advantages of both evaluation methods can be obtained. Further, since the data required for price calculation is always stored in the database unit, the user can know the assessment result from anywhere in the country by simply inputting the characteristics of the property.

[Brief description of the drawings]

FIG. 1 is a schematic configuration diagram illustrating an operation unit of a price determination system according to the present invention.

FIG. 2 is an explanatory diagram showing a screen of a first page of a homepage of the system.

FIG. 3 is an explanatory diagram showing a screen of a second page of a home page of the system.

FIG. 4 is an explanatory diagram showing a screen of a third page of a home page of the system.

FIG. 5 is an explanatory diagram showing a screen of a fourth page of a homepage of the system.

FIG. 6 is an explanatory diagram showing a screen of a fifth page of a home page of the system.

FIG. 7 is an explanatory diagram showing a screen of a sixth page of a home page of the system.

FIG. 8 is an explanatory diagram showing a screen of a seventh page of a homepage of the system.

FIG. 9 is an explanatory diagram showing a screen of a first page of a home page of the price determination system according to the present invention.

FIG. 10 is an explanatory diagram showing a screen of a second page of a home page of the system.

FIG. 11 is an explanatory diagram showing a screen of a third page of a home page of the system.

FIG. 12 is an explanatory diagram showing a screen of a fourth page of a homepage of the system.

FIG. 13 is an explanatory diagram showing a screen of a fifth page of a home page of the system.

FIG. 14 is an explanatory diagram showing a screen of the sixth page of the home page of the system.

FIG. 15 shows an embodiment (Examples 1 and 2) of the present invention.
1 is a configuration diagram illustrating an entire price determination system according to the first embodiment.

FIG. 16 is an explanatory diagram showing an example of screen development of the system.

FIG. 17 is an explanatory diagram showing a flow of data and price calculation in screen development of the system.

[Explanation of symbols]

 1 Organization headquarters (real estate company NFD) 2 Customers (PC which is a data input display unit) 3 Member store 4 Operation unit 5 Operation unit 6 Operation unit DB database (database unit) HP homepage (data input display unit)

Claims (2)

[Claims] 1. A database storing a reference yield calculated according to a total score evaluated based on individual characteristics of a profitable property and a yield area coefficient determined with reference to an actual road price of the profitable property. And a data input display unit which can be transmitted to the database unit and inputs the individual characteristic portion of the profitable property, and the net profit yield price (revenue) calculated by the following equations (1) and (2) An evaluation price determination system for a profitable property, wherein the return evaluation value is used as an assessment price for the profitable property. Annual Gross Revenue-Annual Maintenance Cost = Net Profit ... Formula (1) Net Revenue Yield Price = Net Profit / Base Yield x Yield Regional Coefficient ... Formula (2) 2. A database storing a reference yield calculated according to a total score evaluated based on an individual characteristic portion of a profitable property and a yield area coefficient determined with reference to an actual road price of the profitable property. And a data input display unit which can be transmitted to the database unit and inputs the individual characteristic part of the profitable property, and calculates the net profit yield price calculated by the following formulas (1) and (2) as profit. A return valuation value, a distribution valuation value obtained by multiplying the return value valuation value by a correction rate is an assessment price of the profitable property, and the correction rate is a sum of a building price and a land price of the profitable property. An assessment price determination system for a profitable property, which is calculated according to a relative ratio between a certain cost evaluation value and the profit return evaluation value. Annual Gross Revenue (Rent, Utilities, Parking Lot)-Annual Maintenance Cost = Net Profit ... Formula (1) Net Revenue Yield Price = Net Profit / Base Yield x Yield Regional Coefficient ... Formula (2)