JP2002117124A - Real estate investment system with special repurchase agreement - Google Patents

Abstract

PROBLEM TO BE SOLVED: To float real estate investment money by guaranteeing conversion into money by means of repurchase. SOLUTION: A server 1A provides a want ad through Internet communication. When a selling and buying contract is made between an investor 3, who applies for the ad through Internet communication to the server 1A, a management trust contract is assured for distributing a dividend in the remaining amount deducting various costs from a rent, which is provided by renting target real estate 5, to each of investors 3 according to a prescribed order. The server 1A provides disclosed information such as dividend rate H, vacancy rate κconcerning the target real estate 5 and the business state of the enterprise 1 or the like dealing with the target real estate 5 through Internet communication to be investor 3. When a vacant room exists in renting of the target real estate 5, and the investor 3 it to carry out a repurchase right based on the selling and buying contract according to the disclosed information, the enterprise 1 or the like repurchases the share of the investor 3 with a predetermined rate.

Description

DETAILED DESCRIPTION OF THE INVENTION

[0001]

BACKGROUND OF THE INVENTION 1. Field of the Invention The present invention relates to a completely new real estate investment system with a repurchase agreement.

[0002]

2. Description of the Related Art Recently, investment in real estate is enormous. Therefore, it has recently been attempted to securitize investment money and subdivide the investment money to thereby quickly recover the investment money. This is due to the fact that real estate is regarded as a current asset and value is determined based on cash flow, and that there has been a tendency to liquidate funds fixed to real estate since the bubble economy.

[0003] However, such a method of recovering investment money by securitization cannot function effectively without a large creditworthiness of a securities issuer, and therefore must be used by some large companies with a great creditworthiness. The reality is that it cannot be done. However, securitization is only credit, not real estate itself, so it is impossible to give credit to small and medium enterprises and individuals with low creditworthiness.

[Problems to be solved by the invention]

[0004] The present invention divides the investment money by utilizing the creditworthiness of the real estate equity registration registered by the government, while at the same time discloses information on the target real estate to guarantee the effectiveness of the repurchase right, and always keeps the latest information The purpose of this is to guarantee the realization of cash by repurchase by providing investors with real estate, and thereby to liquidate real estate investment money.

[0005]

In order to achieve the above object, a real estate investment system with a repurchase agreement according to the present invention is provided in which a server provides a solicitation advertisement through Internet communication,
The recruitment advertisement displays an outline of the investment, property information, recruitment guidelines, etc. for the business or the person designated by the business to sell the interests in the target real estate to unspecified persons, and has applied to the server via the Internet communication. If a sales contract is concluded between the investor and the business operator or the person designated by the business operator, the rent obtained by renting the subject real estate between the investor and the business operator or the person specified by the business operator A management consignment contract for distributing the distribution of the remaining amount after deducting various expenses to each investor in a predetermined order is concluded, and the server manages the dividend rate H, the vacancy rate κ, and the target real estate for the target real estate. We provide the above-mentioned investors with the disclosure information such as the business status of the business or the person designated by the business to the above investors via the Internet communication, and the disclosed information is updated with the latest information per unit time, and the lease of the subject real estate Vacancies in In such a case, when the investor exercises the repurchase right based on the above-mentioned sales contract based on the disclosed information, the business operator or a person designated by the business operator repurchases the interest of the investor at a predetermined rate. And In the real estate investment system with a repurchase agreement according to claim 1,
The business operator or the person designated by the business operator also invests in the subject real estate, and in this case, the investment of a general investor is a priority dividend investment in which dividends are given priority over dividends, and the business operator or the business operator The subordinate investment is a subordinate dividend investment in which the subordinate investor receives the subordinate dividend with respect to the dividend. Further, in the real estate investment system with a repurchase agreement according to claim 1 or claim 2, the distribution order of the dividend is a priority dividend, a subordinate dividend, a bonus dividend, and a business profit. I do. In the real estate investment system with repurchase agreement described in claim 1, the above-mentioned dividend rate is calculated based on the real estate value corresponding to a value obtained by subtracting annual expenses from the annual real rent of the subject real estate. It is characterized by the percentage of the amount obtained by subtracting the subordinate dividend investment amount. In the real estate investment system with repurchase agreement described in claim 1, the vacancy rate κ is a value obtained by dividing the value obtained by dividing the real rent collected by the end of this month by the total rent scheduled for this month from “1”. It is characterized by the following. Also,
In the real estate investment system with a repurchase agreement according to claim 1, when a sales contract for the target real estate is made and payment is made, equity registration is performed. Also,
In the real estate investment system with a repurchase agreement according to claim 1, the unit time is "days".

[0006]

DETAILED DESCRIPTION OF THE PREFERRED EMBODIMENTS Next, a real estate investment system with a repurchase agreement according to the present invention will be described in more detail with reference to the drawings showing an embodiment. For convenience, portions having the same functions are denoted by the same reference numerals, and description thereof is omitted.
FIG. 1 shows a scheme at the time of investment of a real estate investment system with a repurchase agreement according to the present invention. Here, 1 is a business, 3
Is an investor, 5 is a target property (or may refer to the owner), and 7 is a tenant renting the target property 5.

[0007] First, the company 1 inputs a recruitment advertisement that displays an outline of investment, property information, recruitment guidelines, etc. for selling an interest in the target real estate 5 to an unspecified person on a computer serving as the server 1A, and the recruitment is performed. The advertisement is provided via Internet communication (FIG. 1).

[0008] The "investment summary" includes real estate prices, total amount offered, the number of units offered, yield, priority dividend system, real estate management, realization of cash and collateral, purchase guarantee, and loan. ,
The application deadline, etc. are displayed. "Property Information"
Housing indications, land related matters (location, lot number, land area, land area, restrictions based on the urbanization area and other city planning laws, designation of land use, building coverage, floor area ratio, fire prevention area, etc. Restrictions, restrictions based on the National Land Use Planning Act and other laws and regulations, building-related matters (location, house number, type, structure, floor area, construction date, etc.), leasing matters (number of tenants, total rent, custody) Guarantee amount,
Property tax, management expenses, real estate acquisition tax, etc.) are displayed.

[0009] The "recruitment guidelines" include the business entity, the total investment amount, the priority dividend investment offering amount, the subordinate dividend investment amount (business underwriting amount),
Total investment units, preferred dividend investment offering units, cash collateral items, preferred dividend investment items, tenant security deposits, renewal fees, key money, transfer of title, income classification, inheritance tax assessment, investment Items related to tax, etc., the sale of products, the method of recruiting investors, etc. are sometimes displayed.

[0010] The investor 3 applies to the server 1A via Internet communication (FIG. 1). 3A denotes a computer (terminal) of the investor 3. When a sales contract for the target property 5 is concluded between the investor 3 and the owner of the target property 5 through the intermediary of the business operator 1 (FIG. 1), the investor 3
And a company 1 conclude a building management agreement to distribute the distribution to the investors 3 in a predetermined order from the remaining amount obtained by deducting various expenses from the rent obtained by renting the target real estate 5 (FIG. 1).

When the sales contract is concluded (FIG. 1),
The owner 3 of the target real estate 5 is paid by the investor 3, and at the same time, the co-ownership of the target real estate 5 is registered (FIG. 1). Although the company 1 also invests in the target real estate 5 (the investment of the company 1 does not matter before or after the investment by the investor 3 and is shown for convenience in FIG. 1), the investment of the investor 3 relates to the dividend. This is a priority dividend investment that receives a priority dividend and receives a dividend, and the investment of the business entity 1 is a subordinate dividend investment that receives a subordinate dividend with respect to the dividend. On the other hand, the owner of the target real estate 5 (including each investor 3 and business 1)
A lease for the target real estate 5 is made between the tenant 7 and the tenant 7 (FIG. 1).

FIG. 2 shows the scheme during operation. Business 1
The server 1A of the server 1A transmits the disclosure information such as the dividend rate Η, the vacancy rate κ, and the management status of the business operator 1 operating the target real estate 5 through the Internet communication as shown in FIG. 3 are provided. This disclosure is updated daily with the latest information. Dividend rate Η [Equation 1]
The vacancy rate κ is shown in [Equation 2], and the subordinate dividend investment ratio β is shown in [Equation 3]. The “total rent scheduled for the current month” in [Equation 2] refers to the total rent in a fully occupied state, and the “real rent collected by the end of the month” does not include unpaid portion.

[0013]

(Equation 1)

[0014]

(Equation 2)

[0015]

(Equation 3)

The above-mentioned building management contract is concluded between the company 1 and the investor 3 (FIGS. 1 and 2).
In addition, the company 1 manages the rental of the building for the tenant 7 based on the building management contract (FIG. 2), and collects the rental fee from the tenant 7 (FIG. 2). This rent is distributed to each investor 3 according to a predetermined order based on a building management consignment contract (the content is also shown in the offer guidelines).

As shown in FIG. 4 (A), a dividend is a priority dividend, a subordinate dividend, a bonus dividend, and a remaining amount after deducting administrative expenses, repair / repair expenses, fixed asset tax and other expenses.
Appropriations are applied in the order of business profits (Figure 2).

FIG. 4B shows a case where a vacant room appears and the total rent cannot be allocated to each of the above-mentioned dividends. In this case, the burden is paid in the order shown by the circled numbers in FIG. In other words, the business profit is paid first, then the bonus payout, then the subordinate payout, and the payout by the preferential payout is the last payout. Thus, for example, when the dividend rate is set to 5.5% of the investment amount of the investor 3, when the dividend rate の of the preferential dividend falls below 5.5%, the investor 3
Each decides whether to continue or terminate this investment. As a basis for this determination, the operator 1 gives the investor 3 a dividend rate に shown in [Equation 1], a vacancy rate κ shown in [Equation 2], a subordinate dividend investment ratio β shown in [Equation 3], Disclosure information such as the management status of No. 1 is provided via Internet communication (FIG. 3). Since this disclosure information is updated daily, the investor 3 can obtain the latest information.

Here, when the dividend rate Η> 5.5%, it is possible to apply various expenses and the priority dividend, and the subordinate dividend, the bonus dividend and the profit of the business operator can be allocated according to the set value of the dividend rate Η. Appropriation becomes possible.

When the payout rate Η = 5.5%, only expenses and priority payout can be applied.

FIG. 4B shows the case where the payout ratio Η <5.5%.

The relationship between the dividend rate Η and the vacancy rate κ is as follows. That is, when the vacancy rate κ = 0, the dividend rate Η>
5.5%, expenses, priority dividends, subordinate dividends, bonus dividends and business profit (from Fig. 4 (A))
All of can be applied.

When 0 <vacancy rate κ ≦ subordinate dividend investment ratio β, the dividend rate Η ≦ 5.5%, but it is possible to apply at least various expenses and the priority dividend.

When the vacancy rate κ <the subordinate dividend investment ratio β, the dividend rate Η <5.5%, and a dividend deficiency state occurs as shown in FIG. 4B. For example, a total investment of 173 million yen, a priority dividend investment offer amount of 120 million yen, a subordinate dividend investment amount (underwriting amount of the operator 1) 53 million yen, and a dividend rate of 5.5
In the case of%, each dividend is as follows. That is, after deducting various expenses, a 5.5% preferential dividend is paid to each investor 3, and then a 5.5% subordinate dividend is paid to the business 1 from the remaining amount, and then the business 1 and the investor 3 Pay a bonus dividend. As the bonus payout, for example, 20% is paid to each investor 3 and 80% is paid to the enterprise 1. Next, if there is a residual amount, the company 1 receives it as a company profit. If a vacancy appears in the above case, the company will pay the profit first, then the bonus dividend, and then 53/173 of the total rent.
Up to the burden of the operator 1. If 120/173 of the total rent cannot be secured even by this, the expected payout rate 優先 of the preferential payout will be lower than that, and the next end scheme will be performed.

FIG. 3 shows a scheme when the investor 3 terminates the investment. Here, 9 is the designated purchaser, business 1
Is a third investor.

When the investor 3 determines from the disclosure information to end the investment (FIG. 3), the investor 3 selects one of the following two. The first is to sell your stake to a third investor 9 who seeks you (Figure 3),
It is in the process of collecting its own investment as the trading value (Figure 3).

The second method is a process in which the designated purchaser 11 purchases his / her own equity by using the purchase guarantee system specified in the sales contract. In the latter case, the investor 3 first applies for a purchase to the company 1 via the Internet communication (FIG. 3). Upon receiving this application, the business operator 1 instructs the designated purchaser 11 to purchase at a purchase rate of a predetermined rate (for example, 95% of the real estate appraiser's assessment at the time of the purchase offer) (FIG. 3). Thus, designated buyer 1 from investor 3
Necessary documents such as an equity registered right certificate and a seal certificate are issued to 1 (FIG. 3), and the designated buyer 11 pays the trading value to the investor 3 (FIG. 3). The brokerage related to the equity trading of the investor 3 is specifically performed between the investor 3 and the company 1 (FIG. 3), and a predetermined brokerage commission is paid from the investor 3 to the company 1 (FIG. 3). 3).

It should be noted that, for the remaining investors 3, the rental management and rent collection are performed between the enterprise 1 and the tenant 7 as described with reference to FIG. Third investor 9
Participates in this system on behalf of the investor 3 who has sold the interest, and obtains a preferential dividend from the target real estate 5 in the manner described above.

According to the real estate investment system with repurchase agreement according to the above-described embodiment, information relating to the redemption of 5 is disclosed to each investor 3 from the server 1A of the company 1 up-to-date via the Internet communication. The disclosed information such as the dividend rate 経 営, the vacancy rate κ, and the business condition of the company 1 is provided to the investor 3. As a result, each investor 3 can obtain information on whether or not to redeem the cash by repurchase,
The repurchase right is guaranteed effective. Therefore, even a person without capital or credit, such as a small and medium-sized company, can easily and early recover real estate investment money.

Further, in the above embodiment, the business entity 1 that solicits investment manages the leasing business and is also one of the owners of the target real estate 5. Give purchase instructions based on the system. Therefore, each investor 3 only needs to deal with the server 1A of the company 1 via the Internet communication, and can make transactions quickly and safely. The reason for this is that this type of transaction often has a multifaceted relationship, so that the latest disclosure information is extracted from the server 1A, and only the business entity 1 is the other party, which is virtually a one-to-one correspondence relationship for the investor 3. This is because the business relationship is visible and gives a sense of security.

The present invention is not limited to the above embodiment. For example, the subordinate dividend investor does not have to be concurrently held by the company 1 and may be a third party designated by the company 1.
The unit time is arbitrary, and may be, for example, weekly.

[0032]

As described above, according to the real estate investment system with repurchase agreement according to the present invention, it is possible to guarantee liquidation by repurchase and thereby to liquidate real estate investment money.
Even small and small businesses and individuals with poor creditworthiness,
It is relatively easy to quickly recover real estate investment money.

[Brief description of the drawings]

FIG. 1 is a configuration diagram showing an embodiment of a real estate investment system with a repurchase agreement according to the present invention and showing a mechanism at the time of investment.

FIG. 2 is a configuration diagram showing an embodiment of a real estate investment system with a repurchase agreement according to the present invention and showing a mechanism at the time of operation.

FIG. 3 is a configuration diagram showing an embodiment of a real estate investment system with a repurchase agreement according to the present invention and showing a mechanism at the time of termination.

FIG. 4 is a diagram showing a relationship between a total rent and a dividend.

[Explanation of symbols]

 1 Business 1A Server 3 Investor 3A Terminal 5 Target Real Estate 7 Tenant 9 Third Investor 11 Designated Buyer

Continued on the front page (51) Int.Cl. ⁷ Identification symbol FI Theme coat II (Reference) G06F 17/60 326 G06F 17/60 326 332 332 340 340 340 342 342

Claims (7)

[Claims] Claims: 1. A server provides a solicitation advertisement via Internet communication, and a business or a person designated by the business sells a stake in the subject real estate to an unspecified person, and provides an outline of the investment and property information. , The recruitment guidelines, etc. are displayed, and if a sales contract is concluded between the investor who has applied for the server via the Internet communication and the business or the person designated by the business, the investor and the business or the business A management consignment agreement is signed with the designated person to distribute the distribution to each investor in the prescribed order of the remaining amount after deducting various expenses from the rent obtained by renting the subject real estate, and the server Provides to the above investors via the Internet communication information such as the dividend rate H, the vacancy rate κ, and the management status of the business operator or the person designated by the business operator of the target real estate, Disclosure information If the investor exercises the right to repurchase based on the above-mentioned sales contract based on the disclosed information when a vacancy appears in the rental of the target real estate, Alternatively, a real estate investment system with a repurchase agreement, wherein a person designated by the business operator repurchases the equity of the investor. 2. In the real estate investment system with repurchase agreement according to claim 1, the business operator or a person designated by the business operator also invests in the target real estate, in which case the investment of ordinary investors has priority over the dividend. A real estate investment system with a repurchase agreement, which is a preferred dividend investment that receives a dividend and the subordinate dividend investment is a subordinate dividend investment in which a business or a person designated by the business receives a subordinated dividend with respect to dividends. 3. The real estate investment system with repurchase agreement according to claim 1 or 2, wherein the distribution order of the dividend is a priority dividend, a subordinate dividend, a bonus dividend, and a business profit. Real estate investment system with repurchase agreement. 4. The real estate investment system with a repurchase agreement according to claim 1, wherein the rate of the dividend is specified by a business entity or a business entity based on a real estate value corresponding to a value obtained by subtracting annual expenses from an annual real recovery rent of the target real estate. A real estate investment system with a repurchase agreement, characterized in that it is a percentage of the amount obtained by subtracting the subordinated dividend investment amount of those who make the investment. 5. In the real estate investment system with repurchase agreement described in claim 1, the vacancy rate κ is less than “1” by dividing the real rent collected by the end of the month by the total rent planned for the month. Real estate investment system with repurchase agreement characterized by numerical values. 6. A real estate investment system with a repurchase agreement according to claim 1, wherein when a sales contract for the target real estate is established and the payment is made, the equity is registered. 7. The real estate investment system with repurchase agreement according to claim 1, wherein the unit time is “day”.