JP2002312698A5 - - Google Patents

Description

[0001]
Field of the Invention
The present invention relates to a computer system for recruiting rental apartments and the like, and more particularly to a calculation system for recruitment where rents are favored .

[0005]
[Means for Solving the Problems]
The present invention is a recruitment system such as rental apartments operated on a network such as the Internet or PC communication, a property DB storing the standard price of the location, floor plan, and rent of the rental property, and the subscription fee presented by the standard price. By having a DB which increases or decreases the benefit rate according to the amount of (the deposit) , it is characterized by calculating the favored rent for the applicant and recruiting tenants. Therefore, as shown in Figure 2, it prevents vacancies risk for the property, increase of the average vacancy rate of the area and default of tenants, and calculates appropriate benefit rate while using borrowing bank rate. It is characterized by Moreover, DB to increase or decrease the preferential rate of above preferential rate data for the admission fee (deposit) presenting, characterized in that it consists of listing preferential rate data, and bank lending rate data, further the properties preferential rate data, the corresponding It is characterized by being calculated from the average vacancy rate of the area and the structure and age of rental housing. In addition, when recruiting tenants, the tenants are determined on a first-come-first-served basis or in an auction format. Furthermore, it is characterized by automatically creating a construction plan document to be proposed to the landowner according to the application situation applied within a certain period.

On the other hand, if the landlord builds a rental apartment, there is rent income and it also serves as a measure for inheritance tax. However, there are risks such as vacant houses to build a rental apartment until you make a large debt, so you are often jealous. Therefore, the point of this model is that the deposits of the elderly or the surplus funds of their homes are temporarily presented as a rental apartment's entrance fee (security deposit) 202. That is, in FIG. 3, the lessee 201 deposits the joining fee (the deposit) 202 for the home supplier 301, and the home provider proceeds with the joining fee (the deposit) and his own fund 302 or a loan or investment fund 304. Can construct a new rental property, and the lessee can realize a preferential rent of 203, or in the extreme case, a rent of 0. That is, a parent who presents an entrance deposit (a deposit) does not generate much interest even if it temporarily diverts the accumulated money to a bank deposit, since the interest rate is not generated so much. In particular, if the diversion is for a child or grandchild, there is not much resistance even if the interest rate disappears. The only risk is that the enrollment fee (the security deposit) is not refunded, but the offered enrollment fee (the security deposit) is guaranteed to be refunded by the financing company 401 upon withdrawal.

Landlords, since it is possible to devote to the construction costs 402 rental apartments and appropriated the admission fee (the deposit), debt burden, which was to secure the land as in the prior art can be reduced. Most of the construction costs are paid after the completion of the building, so it is possible to present and pay a deposit after entering the house. In addition, you may cover construction costs with a part of your own fund at the wish of the landowner. Landowners generally have free land costs, and the yield of rent income on construction costs is high, so it is better to use their own funds. However, as mentioned above, many landlords are resistant to borrowing from banks, and many landowners place more emphasis on inheritance tax measures than rent income. In the case of landowners dealing with inheritance tax, in particular, the model of the invention which requires almost no own funds is acceptable. In general, rents tend to fluctuate rapidly, and the yield on invested capital can be as high as 8-10%, sometimes under the influence of conventional rent rates.

Therefore, the “apparent yield” divided by the entrance fee (the guarantee deposit), which represents the “apparent income” of the portion of the rent cheaper than the market price (the favored portion) is also 4-8%, which is comparable to the ordinary deposit interest rate. It can be set to a fairly high yield. In this case, the tenant may pay interest in the form of borrowing from the parent or grandfather for the above-mentioned entry fee (security deposit) . The present invention relates to a system that realizes on a computer a process necessary for receiving an order from a landowner and recruiting a general resident to embody the above-described business model. The rent for the tenants changes daily, and the rent is determined by a type of auction for the tenants. Therefore, tenant applications can not be canceled in principle after registration is decided, and in the case of cancellation, there is an obligation to pay a penalty fee according to the market value at that time. This is stated in the first recruitment advertisement. In addition, since the rental property naturally has a different market price depending on the place, the market price is determined individually for each property. There are several patterns for entering applications as follows.

1. The construction of the rental apartment has already been decided, but the application is decided by either the application auction of each individual apartment for a specific period or the first-come-first-served basis. The tenant applicant presents the rent of the desired room and participates in the auction, and the one with the highest price becomes the tenant decider. However, the presentation of the relationship between the entrance fee (the deposit) and the rent is presented in advance, and it is clearly stated at the time of recruitment that which landowner decides by preference the tenant should be decided as the resident. In addition, since the standard market price (the lowest bid price) for the offer is presented at the time of the offer and the application status is announced one by one, it is expected that in most cases the standard price will be on a first-come, first-served basis.

2. In the case where construction of the rental apartment is undecided, the applicant presents and registers the amount of the desired deposit and the desired rent and the desired rent. A site operator looks for the application situation, searches for a landlord, and builds an architectural plan. In this case, since the auction method is impossible, it becomes a form such as a leased version of a cooperative house. When the number of applicants runs short within a certain period, or when it is not possible to search the landlord from the applicant's desired site or desired price etc, the offer will be cancelled. This will be specified in the initial recruitment guidelines. Even in this case, it is possible to say that it is a kind of auction, because the applicants who set the high desired price are decided first. Also in this case, the presentation of the relationship between the entrance fee (security deposit) and the rent is presented in advance, and it is the same as above that the landlord decides which one to prioritize and decide the tenant according to the wishes of the landowner. It is.

Furthermore, as shown in Fig. 4, if you want to move to an existing rental property for the time being, you will be asked to put in the entry fee (a deposit) , make the rent cheaper, and then enter the deposit (a deposit) It also becomes possible to build other new rental housing using. In this case, even if a large number of tenants can not be secured immediately, this can be achieved by putting the tenants in the existing rental property and constructing another new rental house, so the collective number of tenants can Even if it can not secure for each district, this system becomes possible. The renter can enjoy the preferential rent even if the new preferential rental housing is not built soon.

FIG. 6 shows the entire transition diagram in the present invention. In FIG. 6, when the client enters this site at 21, an input screen for entering a desired residence area and a joining fee (security deposit) is displayed at 22. The field for entering the amount of money for this joining fee (security deposit) may be a free entry method, or may be a list in advance. Here, it may be specified by an electronic map showing a desired residence area. Next, after entering necessary information, the process shifts to 23. In 23, the property information that can be provided is provided as a list. Thereafter, when the detailed information α is pointed, the screen shifts to the detailed information screen 24. In 24, the information d of the rent is displayed, and the amount e of the preferential rent based on the amount of the deposit (the deposit) is displayed. In this case, a corresponding list of preferential rent amounts corresponding to the presented entrance fee (security deposit) is displayed when "click" is pressed. Then, the rent paid by deducting e from the rent d is displayed by f. In g, the amount of interest on a bank deposit is calculated as reference information, and in h, (e x 12) ÷ enrollment fee (Security deposit) The planned interest rate calculated by (b) is calculated. Furthermore, in the case of document request or application, data as shown in Fig. 7 (last name, first name, gender, postal code, address (town), address (branch number), telephone number, date of birth, school district, family Fields are provided to fill in the configuration, mail address, desired grade, structure, environment). Further, the customer information is listed for the salesperson as shown in FIG. 8, and the client information is displayed as a list as shown in FIG. 9 when expanded to see the details.

FIG. 10 is a flowchart showing the above transition from the user side. When the start is started in S10, a desired residence area is selected in S11. Property information based on that is provided in S12. When the desired entrance fee (security deposit) amount is input in S13, the paid rent is displayed, and at the same time, the preferential rent is displayed in S14. Thereafter, at S16, the investment yield is calculated, and the process ends.

In FIG. 11, processing on the server side based on the action on the user side of FIG. 10 is shown. If a star is selected in S20, desired residence information is received in S21. Then, in S22, information based on the residential area is distributed from the property information DB in which the district name, property No., floor plan, rent, other information link and the like are stored according to FIG. The DB shown in FIG. 12 is stored in advance as detailed property information (property No., existing rent, common area fee, parking fee, initial investment amount, total expenses, land cost, management fee, tax, insurance etc.) as shown in FIG. They may be prepared as extracted as shown in FIG. 12 from this DB, or may be extracted from FIG. 13 as appropriate. Next, when the user enters a desired amount of deposit (security deposit) in S23, the bank interest rate is referred to in S24. The interest rate table is provided with an interest rate table as shown in FIG. 14 and refers to the respective amounts as steps S25 and S26 proceed. This is the interest rate table of FIG. 14, the lending interest rate of banks, property discount rate, the preferential interest rate based on the admission fee (deposit) is set for each presentation amount of admission fee (deposit). Although these interest rates are determined on a timely basis, the interest rates by property and the admission (guarantee) rates may be derived from existing data (FIG. 2) as described later. After picking up each interest rate, (Rent-amount of deposit (security deposit) x (A + B + C)) is calculated in S28, and the rent information and operating interest rate (A + B + C) display calculated in S27 are distributed to the user in S28. To finish.

More specifically, we will disclose the simulation of the rent in this rent calculation device. In this case, it is assumed that the construction company will operate. FIG. 15 is a DB (a) in which the adopted interest rate is determined. This is the interest rate table of FIG. 15DB (a), the lending interest rate of banks, property preferential treatment rate, the preferential interest rate based on the admission fee (deposit) is set for each presentation amount of admission fee (deposit). The bank's lending rate here is the general bank interest rate (business loan, real estate backed loan, short-term or long-term prime rate), and the property discount rate is the interest rate of ordinary rental property (for example 6%) minus the bank rate. It is The benefit rate based on the enrollment fee (security deposit) is to increase or decrease the benefit rate by estimating and measuring the creditworthiness of the property tenants depending on the degree of the admission fee (security deposit) . For example, according to the interest rate chart in Fig. 15, in the case of an entrance fee (a deposit) of 3 million yen, the bank lending interest rate is 2.4%, the property benefit rate is 3.6%, and the entry fee (security deposit) benefit rate is minus 2%. It is set, and it is set to present a 4% preferential rate if these are put together. The property benefit rate and the entrance fee (security deposit) benefit rate may be derived from historical data such as the vacancy rate of the area, the quality of the building, the number of years of the structural area, and the yield of the rental property. Based on this DB (a), the respective rents calculated based on the flow of FIG. 11 are determined as shown in FIG. 15 (b). For example, in the case of a deposit of 3 million yen, if the basic rent is 80,000 yen, the preferential rent is 3 million yen × (bank loan interest rate 2.4% + property discount rate 3.6% + enrollment fee (deposit)) preferential treatment Rate minus 2%) ÷ 12 = 10,000 yen. If this is subtracted from the basic rent, the offered rent of 70,000 yen is displayed. FIG. 15 (b) is an example of the presented rent for each entrance fee (security deposit) .

In the next case, 10 households will apply for a 10 million yen entry fee (security deposit) . In recent years, it can be built for 7.5 million yen per house due to the reduction of the construction cost. Assuming that there are 10 units at this time, the annual income comes from the parking fee (4000 yen a month) and the common service fee (4000 yen a month) because 10 units x 7.5 million yen = 75 million yen and the rent is 0. It becomes 4000 × 10 (doors) × 12 = 480,000 yen each, and income of 960,000 yen is generated. On the other hand, the expense requires 300 ps of land for the rent to make this apartment, and if the unit price is 300 yen / month, it will generate 1.08 million yen a year. At this time, the administrative expenses are 5% of the estimated rent, so 80,000 × 5% × 12 × 10 = 480,000 yen, insurance (general insurance) is 480,000 yen, tax (property tax etc.) is 400,000 Yen is incurred, and a guarantee for repayment of the entrance fee (security deposit) costs 200,000 yen. Then it will be a loss of 1.68 million yen a year. Here, 25 million yen is floating in construction costs, but this 25 million yen is used as a reserve fund for another new rental property as shown in Fig. 4 and 501 separately, and is invested in another new rental house 502 If it is, if it is a property with a monthly rent of 80,000 yen, it will be 9.6%. This can generate more than 6.72% (above 1.68 million yen) needed to fill the deficit.

FIG. 17 is a flowchart for calculating the property-based benefit rate used in the present invention. When the process starts in S51, the vacancy rate of the company property according to area is inserted in S52. At this time, it may be extracted from a DB (FIG. 2E) provided in advance. Here, in S53, the number of operations by type is calculated by (total × month × number of rooms supplied). This value is calculated in S54, but a DB corresponding to the vacancy rate may be held in advance to adapt the timely discount rate. For example, the structure (A) or age (B) of the rental house as shown in FIG. 19 may be substituted. When this process is over, it reaches S55 and ends the process.

[0022]
【Effect of the invention】
Using the calculation system of the present invention, complex calculations can be performed quickly in performing the following simulation.
1) For tenants, it is possible to easily derive information on preferential rent simply by entering the amount of the entry fee (security deposit) . As a result, if the rent is cheaper, the differential rent can be used effectively, and it will also be possible to live in a higher grade apartment.
2) Landowners can use this system to build a building with zero borrowings from financial institutions , which can result in a decline in the percentage of tenants and depreciation expenses, as well as lower property taxes, and succession. Although it is possible to take measures against taxes, it is possible to easily carry out complicated calculations at that time. Then, by using the recruitment system of the present invention, it can be built from the gathered residents, or enabled the financing of short-term rather than the long-term financial institutions, such as lack of funds, by the combination of the admission fee (deposit) It will be possible to earn annual income, and it will be easy to simulate that amount.

Claims (5)

In a recruitment system such as rental apartments operated on a network such as the Internet or PC communication, the property DB storing the standard price of the location, floor plan and rent of the rental property, and the entry fee (security deposit) for presenting the standard price It has a DB that stores information to increase or decrease the preferential rate by forehead, computer bid arbitrarily fixed period, the amount of rent to be preferential by the amount of the amount and the admission fee for the admission fee (deposit) (deposit) A recruitment system for rental apartments, etc., characterized in that the priority of the occupancy is calculated according to the applicant's occupancy request including the , and the computer determines the tenants on a first-come-first-served basis or in an auction format. In recruitment system such as rental apartments operated on the network such as the Internet and PC communication, we have property DB which stores desired floor, desired floor plan, desired rent of rental property which applicant showed and apply within a certain period The application situation is input to the DB, the building plan proposal that the computer automatically proposes to the landowner is created based on the above data of the DB, and the priority of entering is calculated according to the entering request based on the plan The recruitment system for rental apartments according to claim 1, wherein the computer determines the tenants on a first-come-first-served basis or in an auction format. In a recruitment system such as rental apartments operated on a network such as the Internet or PC communication, a property DB storing the standard price of the location, floor plan and rent of the rental property, and an entry fee for which the lessee presents the standard price Calculate the standard price of the rent and the benefit rate by using the DB that stores the information to increase or decrease the discount rate according to the amount of the deposit, and using the applicant's entry request data that the computer arbitrarily bids for a fixed period The recruitment system, such as rental apartments according to claim 1 or 2, characterized in that. The DB storing the information to increase / decrease the preferential rate includes the preferential rate data for the entry fee (the deposit) , the property preferential rate data, and the bank lending interest rate data . Recruitment system such as rental apartments listed in Section 1. The recruitment system for rental apartments according to claim 4, wherein the property treatment rate is calculated from the average vacancy rate of the corresponding area and the structure and age of the rental house.

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