JP2009003540A - Building evaluation device, building evaluation method, and building evaluation program - Google Patents

Abstract

<P>PROBLEM TO BE SOLVED: To provide a building evaluation device, a building evaluation method and a building evaluation program for accurately evaluating the earnings capability of a building. <P>SOLUTION: Predetermined condition information as preconditions in deriving an earnings sum from a building as the object of evaluation are input through a keyboard 14 or the like, and a current status maintenance earnings sum showing an earnings sum in maintaining the current status of the building, a repair earnings sum showing an earnings sum in repairing the building, and a building earnings sum showing an earnings sum in rebuilding the building are derived based on the input condition information by a CPU 22, and information showing the highest earnings sum among the current status maintenance earnings sum, the repair earnings sum, and the rebuilding earnings sum is displayed by a display 18 based on the deriving result. <P>COPYRIGHT: (C)2009,JPO&INPIT

Description

  The present invention relates to a building evaluation apparatus, a building evaluation method, and a building evaluation program, and more particularly to a building evaluation apparatus, a building evaluation method, and a building evaluation program for evaluating the profitability of a building.

  It is extremely important for owners and business owners of office buildings, rental apartments, etc. to evaluate the profitability of the building objectively and with high accuracy in planning medium- to long-term facility investment strategies. .

  Therefore, as a technique that can be applied to evaluate the profitability of a building, Patent Document 1 provides information for supporting judgment regarding rebuilding or continuous use in a predetermined period, simply and quickly. Based on the past income and expenditure results of a plurality of similar buildings, the basic income and expenditure data for the building aging is stored in advance in the storage means, and the income and expenditure related data relating to the income and expenditure of the building to be reconstructed investment judgment is input, and the income and expenditure A technique for calculating profitability representing the ratio of the rebuilding balance and the continuous balance of the building to be judged for rebuilding investment based on the related data and the standard balance data is disclosed.

With this technology, the internal profit rate when continuing to use an existing building is calculated from the current revenue unit price and total floor area of the building according to the rent, parking fee, management fee, etc. The amount of expenditure of the building is calculated by adding administrative expenses, personnel expenses, building taxes and public charges, land taxes and public charges, etc., the difference between the calculated income and expenditure, the initial investment equivalent, repair and renewal costs, By calculating based on the above, the accuracy of the calculated value of the internal profit rate is improved.
JP 2003-108646 A

  However, in the technique disclosed in Patent Document 1 above, the case where the building is rebuilt and the case where the building is continuously used are considered, but the case where the building is renovated is not considered, and the profit of the building is not considered. There was a problem that ability could not always be evaluated accurately.

  The present invention has been made to solve the above problems, and an object thereof is to provide a building evaluation apparatus, a building evaluation method, and a building evaluation program capable of accurately evaluating the profitability of a building.

  In order to achieve the above object, the building evaluation apparatus according to claim 1 includes an input means for inputting predetermined condition information which is a precondition for deriving a profit amount of a building to be evaluated, and the input Based on the condition information input by the means, the current maintenance revenue amount indicating the revenue amount when the building is maintained as it is, the renovation revenue amount indicating the revenue amount when the building is renovated, and the building is rebuilt Deriving means for deriving rebuilding revenue indicating the amount of revenue in the case, and information indicating the highest revenue among the current status maintenance, the renovation, and the rebuilding based on the derivation result by the deriving means Display means for displaying.

  According to the building evaluation apparatus of the first aspect, predetermined condition information that is a precondition for deriving the amount of profit from the building to be evaluated is input by the input means. The input by the input means includes input from an input device such as a keyboard, a touch panel, a tablet, a digitizer, and a mouse, as well as input from an external device via a communication line such as the Internet or a local area network. included.

  Here, in the present invention, the derivation means, based on the condition information input by the input means, the current maintenance profit amount indicating the profit amount when the building is maintained as it is, and the profit when the building is renovated The renovation revenue amount indicating the amount and the rebuilding revenue amount indicating the revenue amount when the building is rebuilt is derived, and based on the derivation result by the deriving means, the display means maintains the current status, the renovation, and the Information indicating the highest income among the rebuilding is displayed. The display by the display means includes a visible display by the display device, a permanent visible display by the image forming device, and an audible display by the sound generation device.

  Thus, according to the building evaluation apparatus according to claim 1, the predetermined condition information which is a precondition for deriving the amount of revenue from the building to be evaluated is input, and based on the input condition information The current maintenance revenue amount indicating the revenue amount when the building is maintained as it is, the renovation revenue amount indicating the revenue amount when the building is renovated, and the rebuilding revenue amount indicating the revenue amount when the building is rebuilt Since the information showing the highest profit amount among the maintenance of the current state, the renovation, and the rebuilding is displayed based on the derivation result, the profitability of the building is accurately evaluated. Can do.

  In the present invention, as in the invention described in claim 2, each of the case where the current state is maintained, the case where the renovation is performed, and the case where the rebuilding is performed based on the condition information input by the input unit. A calculation means for calculating a cumulative cash flow may be further provided, and the display means may display the cumulative cash flow calculated by the calculation means in addition to the information indicating the highest profit amount. Thereby, the profitability of a building can be evaluated more accurately.

  Further, according to the present invention, when there are a plurality of buildings to be evaluated, the display unit is based on a result derived by the deriving unit for the plurality of buildings. Among the maintenance of the current state of each building, the refurbishment, and the rebuilding, the one with the highest profit amount may be displayed as a list. Thereby, the profitability of a building can be evaluated more accurately.

  By the way, the building usually has various facilities such as air-conditioning equipment, water supply / drainage equipment, lighting equipment, disaster prevention equipment, security equipment, elevators, etc., exterior, interior etc. There are many parts that need to be maintained. Therefore, as shown in FIG. 4 as an example, in a building, a repair and renewal cost, which is a cost required for the maintenance, is spent according to the age after construction.

  Trends in repair and renewal costs according to the building age vary depending on the type of building, such as scale and usage, so it can be predicted with high accuracy from past actual values for each type of building. is there.

  Therefore, it can be considered that the smaller the ratio of the amount actually paid for repair and renewal costs to the amount expected in advance, the less the maintenance state of the building to be evaluated.

  Focusing on this point, the present invention further comprises storage means for preliminarily storing an expected repair and renewal cost that is an expected value of the repair and renewal cost in the building to be evaluated, and the input means is the evaluation target. The actual repair renewal cost that has been actually paid up to the present time of the building is input as the condition information, and the derivation means performs the evaluation based on the ratio of the actual repair renewal cost to the expected repair renewal cost. Maintenance state information indicating the maintenance state of the target building may be derived, and the current status maintenance revenue amount, the repair revenue amount, and the rebuilding revenue amount may be derived based on the maintenance state information. Thereby, the profitability of a building can be evaluated with higher accuracy.

  The storage means includes a RAM (Random Access Memory), an EEPROM (Electrically Erasable and Programmable Read Only Memory), a semiconductor storage element such as a flash EEPROM (Flash EEPROM), a smart media (SmartMedia (registered trademark)), a flexible A portable recording medium such as a disk, a fixed recording medium such as a hard disk, or an external storage device provided in a server computer connected to a network is included.

  In particular, according to the present invention, the input means further inputs maintenance state information indicating a degree of maintenance state visually confirmed for the building to be evaluated as the condition information, and the derivation means includes the predicted repair update. The maintenance status information may be derived based on the ratio of the actual repair and renewal cost to the cost and the maintenance status information. Thereby, maintenance state information can be made into the highly accurate thing according to the actual condition, As a result, the profitability of a building can be evaluated more accurately.

  By the way, as described above, the trend of repair and renewal costs according to the building age has a different tendency for each type of building such as scale and use.

  Therefore, according to the present invention, the storage unit stores the expected repair and renewal cost for each predetermined type of building, and the derivation unit stores the same or similar type of building as the evaluation target building. It is preferable to derive the maintenance state information using the corresponding predicted repair / updating cost. As a result, the maintenance state information can be derived with higher accuracy, and as a result, the profitability of the building can be evaluated with higher accuracy.

  On the other hand, the profitability of a building greatly depends on the location condition and functional state of the building in addition to the maintenance state of the building.

  Therefore, in the present invention, the input means further inputs location condition information indicating the location condition of the building to be evaluated and functional state information indicating the functional state of the building as the condition information, and the derivation means includes: Based on the location condition information, the functional state information, and the maintenance state information, the current maintenance revenue amount, the repair revenue amount, and the rebuilding revenue amount may be derived. As a result, it is possible to derive the current maintenance revenue amount, the repair revenue amount, and the rebuilding revenue amount with higher accuracy, and as a result, it is possible to evaluate the profitability of the building with higher accuracy.

  In particular, according to the present invention, the derivation means is a ratio according to a weight value predetermined for each piece of information according to the importance of each piece of information on the location condition information, the functional state information, and the maintenance state information. Then, based on the value obtained by adding the respective information, the present status maintenance revenue amount, the repair revenue amount, and the rebuilding revenue amount may be derived. As a result, it is possible to derive the current maintenance revenue amount, the repair revenue amount, and the rebuilding revenue amount with higher accuracy.

  In the present invention, the location condition is at least one condition of a business accumulation state, a front road state, and a distance from a station, and the functional state is an appearance, a work space, safety, facilities / functions, And at least one state of comfort. As a result, it is possible to obtain the current maintenance revenue amount, the repair revenue amount, and the rebuilding revenue amount according to the applied location conditions and functional states.

  Further, according to the present invention, the deriving means derives a necessary repair update cost required for the building to be evaluated based on a difference between the expected repair update cost and the actual repair update cost, and the required repair update The present status maintenance revenue amount, the renovation revenue amount, and the rebuilding revenue amount may be derived as negative factors with respect to the profitability of the building whose cost is to be evaluated. As a result, it is possible to derive the necessary repair and renewal costs, which are the expenditure factors of the profitability of the building to be evaluated, as highly accurate based on the repair and renewal costs actually paid in the building to be evaluated. As a result, the profitability of the building can be evaluated with higher accuracy.

  On the other hand, in order to achieve the above object, the building evaluation method according to claim 4 includes an input step of inputting predetermined condition information which is a precondition for deriving the amount of revenue from the building to be evaluated, Based on the condition information input in the input step, a current maintenance revenue amount indicating a revenue amount when the building is maintained as it is, a renovation revenue amount indicating a revenue amount when the building is repaired, and the building Based on the derivation process for deriving the rebuilding profit amount indicating the profit amount in the case of rebuilding, and the derivation result by the derivation process, the present status maintenance, the renovation, and the rebuilding indicate the highest profit amount And a display step for displaying information.

  Therefore, according to the building evaluation method described in claim 4, since it operates in the same manner as the invention described in claim 1, the profitability of the building can be accurately evaluated as in the invention described in claim 1. .

  On the other hand, in order to achieve the above object, the building evaluation program according to claim 5 is an input step for inputting predetermined condition information which is a precondition for deriving the amount of revenue from the building to be evaluated; Based on the condition information input in the input step, the current maintenance revenue amount indicating the revenue amount when the building is maintained as it is, the renovation revenue amount indicating the revenue amount when the building is repaired, and the building Deriving step for deriving the rebuilding revenue amount indicating the amount of revenue in the case of rebuilding, and based on the derivation result by the deriving step, showing the highest revenue among the current status maintenance, the renovation, and the rebuilding A display step of displaying information;

  Therefore, according to the building evaluation program described in claim 5, since the computer can be caused to act in the same manner as in the invention described in claim 1, the profitability of the building can be increased as in the invention described in claim 1. Can be evaluated accurately.

  According to the present invention, it is possible to input predetermined condition information that is a precondition for deriving the amount of revenue from the building to be evaluated, and based on the input condition information, Deriving the current maintenance revenue amount indicating the revenue amount, the renovation revenue amount indicating the revenue amount when the building is renovated, and the rebuilding revenue amount indicating the revenue amount when the building is rebuilt, and based on the derived result Since the information indicating the highest profit amount among the current status maintenance, the renovation, and the rebuilding is displayed, the profitability of the building can be accurately evaluated.

  The best mode for carrying out the present invention will be described below in detail with reference to the drawings. Here, the case where the present invention is applied to a building evaluation apparatus for evaluating the profitability of an office building will be described.

[First Embodiment]
First, with reference to FIG.1 and FIG.2, the structure of the building evaluation apparatus 10 to which this invention was applied is demonstrated.

  As shown in FIG. 1, a building evaluation apparatus 10 according to the present embodiment includes a control unit 12 that controls the overall operation of the apparatus, a keyboard 14 and a mouse 16 that are used for inputting various information from the user. And a display 18 for displaying processing results by the apparatus, various menu screens, messages, and the like. That is, the building evaluation apparatus 10 according to the present embodiment is configured by a general-purpose personal computer.

  Next, with reference to FIG. 2, the principal part structure of the electric system of the building evaluation apparatus 10 which concerns on this Embodiment is demonstrated.

  As shown in the figure, the building evaluation apparatus 10 includes a CPU (central processing unit) 22 that controls the operation of the entire building evaluation apparatus 10, a RAM 24 that is used as a work area when the CPU 22 executes various programs, and various controls. Various types of programs including a ROM 26 in which programs and various parameters are stored in advance, a hard disk 28 used for storing various information, the keyboard 14, mouse 16, and display 18 described above, and an externally connected device An external interface 30 for exchanging information is connected to each other by a system bus BUS. A printer 50 (not shown in FIG. 1) is connected to the external interface 30.

  Therefore, the CPU 22 accesses the RAM 24, ROM 26 and hard disk 28, acquires various information via the keyboard 14 and mouse 16, displays various information on the display 18, and prints various information using the printer 50 via the external interface 30. Can be performed respectively.

  FIG. 3 schematically shows main storage contents of the hard disk 28 provided in the building evaluation apparatus 10. As shown in the figure, the hard disk 28 is provided with a database area DT for storing various databases and a program area PG for storing programs for performing various processes.

  Further, in the database area DT, an expected repair cost database DT1, a repair cost setting database DT2, and a dismantling / new construction cost setting database DT3 that are used when a building evaluation program described later is executed are stored in advance.

  Normally, buildings are maintained according to their age since they were built, such as air conditioning equipment, water supply and drainage equipment, lighting equipment, disaster prevention equipment, security equipment, elevators, exteriors, interiors, etc. There are many sites that need to be performed. Therefore, as shown in FIG. 4 as an example, in a building, a repair and renewal cost, which is a cost required for the maintenance, is spent according to the age after construction.

  Trends in repair and renewal costs depending on the building age vary depending on the type of building, such as scale and usage, so it can be predicted with high accuracy from past actual values for each type of building. is there.

  The predicted repair cost database DT1 is a database of predicted repair and update costs for each type of building obtained in accordance with past performance values from the above viewpoint. As shown in FIG. 5 as an example, the expected repair cost database DT1 according to the present embodiment uses repair histories of repair costs in the past several decades in a large number of office buildings, and repair and update costs that occur every building age. Is derived as an expected repair and renewal cost (accumulated up to that year for each building year) for each building size, and is constructed as a database. Note that here, as the expected repair and renewal costs for each building age, the arithmetic average amount for each building age of repair and renewal costs for the past several decades in multiple office buildings of the same scale is applied. However, any derivation method can be applied as long as it is based on past performance values, such as applying a geometric average amount or a weighted arithmetic average amount instead of the arithmetic average amount.

  On the other hand, the renovation cost setting database DT2 is a database of information that serves as a basis for calculating costs required for renovating a building. As shown in FIG. 6 as an example, the repair cost setting database DT2 according to the present embodiment is for each area such as an exterior, an entrance, etc. constituting the building, and for each grade of a predetermined number of stages (here, The unit price of the cost required for repairing the corresponding area for each of the three grades (upper, middle, and lower) (here, the cost per predetermined area (one square meter as an example) of the area to be repaired) ) As a database. Here, the arithmetic average value of the unit cost of renovation costs for each grade of multiple office buildings at the present time is applied, but not limited to this, it is replaced with the arithmetic average value. Any derivation method can be applied as long as it is based on the current actual value, such as applying an average amount or a weighted arithmetic average amount.

  Further, the dismantling / new construction cost setting database DT3 is a database of information that serves as a basis for calculating costs necessary for dismantling and rebuilding a building. As shown in FIG. 7 as an example, the dismantling / new construction cost setting database DT3 according to the present embodiment has a unit price of cost required for dismantling a building (here, a predetermined floor area (one square meter as an example)). Cost) and the unit price of the cost required for new construction (here, three grades of upper, middle, and lower) for each predetermined number of grades (here, three grades) , A predetermined floor area (cost per square meter as an example) is configured as a database. In addition, here, the arithmetic average amount of the unit cost of dismantling costs and new construction costs of a plurality of office buildings at the present time is applied, but not limited to this, Any derivation method can be applied as long as it is based on the current actual value, such as applying a weighted arithmetic average.

  Next, with reference to FIG. 8, the effect | action of the building evaluation apparatus 10 which concerns on this Embodiment is demonstrated. FIG. 8 is a flowchart showing a flow of processing of a building evaluation program executed by the CPU 22 when a user inputs a building evaluation execution instruction by operating the keyboard 14 and mouse 16. The program is stored in the hard disk 28. The program area PG is stored in advance.

  First, in step 100 of the figure, a basic information input screen for allowing the user to input basic information of a building to be evaluated (hereinafter referred to as “evaluation target building”) is displayed on the display 18, and the following information is displayed. In step 102, input of predetermined information is waited.

  FIG. 9 shows a display state of the basic information input screen according to the present embodiment. As shown in the figure, on this screen, a message prompting you to enter the displayed information is displayed, and the building name, district, total floor area, rentable area, completion year, current year, etc. of the building to be evaluated The name of the information to be input is displayed together with a rectangular frame for inputting the corresponding information. When the screen is displayed on the display 18, the user uses the keyboard 14 or mouse 16 to input the information related to the building to be evaluated into the corresponding rectangular frame and then displayed at the bottom of the screen. The “end” button is designated with the mouse 16. Accordingly, step 102 is affirmative and the process proceeds to step 104.

  In addition, the above-mentioned district is information indicating the district where the building to be evaluated is built (in this case, the district according to the municipality). By entering the district, the occupancy rate change rate corresponding to the district is Automatically provided based on vacancy rate information provided by a real estate agency or the like for each area in the area (for example, in Japan) as an object of evaluation by the building evaluation apparatus 10 and registered in the hard disk 28 in advance. To be derived. In the building evaluation apparatus 10 according to the present embodiment, as the occupancy rate change rate, every tenth of the past predetermined year (for example, the past ten years) of the occupancy rate obtained by subtracting the vacancy rate from 100. The arithmetic mean value of the rate of change is applied, but not limited to this, it is based on past actual values such as applying the geometric mean value or the weighted arithmetic mean value instead of the arithmetic mean value Any derivation method can be applied.

  In step 104, a repair update cost input screen for allowing the user to input repair update costs actually paid for the building to be evaluated up to that point is displayed on the display 18, and predetermined information is displayed in the next step 106. Wait for input.

  FIG. 10 shows a display state of the repair / update cost input screen according to the present embodiment. As shown in the figure, on this screen, a message prompting you to enter the repair and renewal expenses actually paid so far is displayed, and the `` Completion year '' and `` This year '' entered on the basic information entry screen Based on each information, a rectangular frame for inputting repair and renewal costs for each building age from the time the building to be evaluated is constructed until the present time is displayed. When the screen is displayed on the display 18, the user uses the keyboard 14 or mouse 16 to input the repair and renewal expenses actually paid in the evaluation target building into the corresponding rectangular frame, and then The “end” button displayed at the bottom is designated by pointing with the mouse 16. Accordingly, step 106 is affirmative and the process proceeds to step 108.

  In step 108, a location analysis information input screen for allowing the user to input information related to the location conditions of the building to be evaluated is displayed on the display 18, and the next step 110 waits for input of predetermined information.

  FIG. 11 shows the display state of the location analysis information input screen according to the present embodiment. As shown in the figure, on this screen, a message prompting you to specify each information of “business accumulation”, “front road”, and “distance from station” as a location condition is displayed, and “business integration” is specified. Four buttons, “Large Accumulation”, “Accumulating Small”, “Small Accumulation”, and “Mixed Housing”, are designated as “Front Road”, “3 or more lanes per side”, “2 lanes per side” The four buttons “one side one lane” and “one lane one way” are “distance from the station” to be specified as “within 2 minutes”, “within 5 minutes”, “within 10 minutes”, “over 10 minutes” Each of the four buttons is displayed. When the screen is displayed on the display 18, the user designates the corresponding button in the location condition of the evaluation target building using the mouse 16, and then displays the “end” button displayed at the bottom of the screen. Is designated with the mouse 16. In response, step 110 is affirmative and the process proceeds to step 112.

  “Business clustering” indicates the degree of density of office buildings in the area where the building to be evaluated is constructed. If the degree of density is the highest among four predetermined levels, Specify the “Large” button, “Accumulating” button if it is the second highest, “Small accumulation” button if it is the third highest, and “Mixed housing” button if the degree of congestion is the lowest. .

  Here, for each designation target in each information of “business accumulation”, “front road”, and “distance from the station”, an evaluation score (in FIG. “Q1, Q2, Q3, Q4” are encoded and expressed, but in reality, numerical information is defined. In the present embodiment, when the degree is the highest, the value (here, 1.0) corresponding to the largest value “Q1” is the second largest value “Q2” when the value is the second largest. When the value corresponding to is the third highest value, the value corresponding to the third largest value “Q3” is given, and when the degree is the lowest, the value corresponding to the smallest value “Q4” is assigned. Is done. For example, if “business accumulation” is designated, “one road on one side” is designated as “front road”, and “within 2 minutes” is designated as “distance from station”, then “business accumulation” is designated. The value corresponding to 'Q2' as the evaluation score of "Q2", the value corresponding to 'Q3' as the evaluation score of "front road", and the value corresponding to 'Q1' as the evaluation score of "distance from the station" Each is given.

  In addition, as shown in FIG. 11, since the evaluation score with respect to each designation | designated object is displayed on the location analysis information input screen which concerns on this Embodiment, a user selects the designation | designated object corresponding to the location conditions of an evaluation object building. It is possible to easily grasp the evaluation score when specified.

  In step 112, the location evaluation value RH is calculated by the following equation (1) based on the location conditions of the building to be evaluated designated by the user on the location analysis information input screen.

RH = (GP + DP + EP) / 3 (1)
Here, GP represents the evaluation score of “business accumulation”, DP represents the evaluation score of “front road”, and EP represents the evaluation score of “distance from the station”.

  In the next step 114, a status maintenance evaluation processing routine program for executing processing relating to evaluation of profitability of the evaluation target building when the current status is maintained without performing repair or rebuilding on the evaluation target building is executed.

  Hereinafter, with reference to FIG. 12, the current state maintenance evaluation processing routine program will be described.

  In step 200 in the figure, a function analysis information input screen for allowing the user to input information related to the functional state of the evaluation target building is displayed on the display 18, and the next step 202 waits for input of predetermined information.

  FIG. 13 shows a display state of the function analysis information input screen according to the present embodiment. As shown in the figure, on the screen, a message prompting the user to specify the evaluation result of the displayed item is displayed, and a plurality of predetermined evaluation targets for evaluating the functional state of the evaluation target building are displayed. For each group (in this embodiment, “Appearance”, “Work space”, “Safety”, “Facilities / functions”, and “Comfort”), a predetermined “evaluation target” and “evaluation” are set. Item ”and a button for which evaluation results for a plurality of stages (in this embodiment, for three stages) are clearly specified as an evaluation result designation target for the“ evaluation item ”when the button is designated. It is displayed together with the assigned evaluation score (in the figure, “value” is displayed).

  In the figure, for example, “exterior”, “entrance”, and the like are displayed as evaluation targets related to “appearance”, and “exterior texture” is displayed as an evaluation item for “exterior”, for example. Also, for example, three buttons, “exterior with a higher quality than the surroundings” button, “exterior that matches the surroundings” button, and “poor exterior” button, are designated as the evaluation results for “exterior”. Are displayed together with the evaluation scores (A1, A2, and A3, respectively) that are assigned.

  In the figure, for convenience, the evaluation score is expressed as “A1, A2, A3”, “B1, B2, B3”. However, actually, the display position in the figure is The higher the value is on the left side. In addition, the maximum value of the evaluation score for each evaluation item is determined in advance so as to increase as the degree of contribution to the profitability of the evaluation target building of the corresponding evaluation item increases.

  When the screen is displayed on the display 18, the user designates the button indicating the evaluation result regarding the evaluation target building with the mouse 16 for each displayed evaluation item, and then displays the button at the bottom of the screen. Pointing is specified with the mouse 16 for the “End” button. Accordingly, step 202 is affirmative and the process proceeds to step 204.

  In step 204, based on the evaluation result of the function state designated by the user on the function analysis information input screen, the function evaluation value is calculated for each evaluation target group by the following expressions (2) to (6). .

GK = Σ (appearance evaluation value) / maximum value (2)
SK = Σ (Work space evaluation value) / Maximum value (3)
AK = Σ (safety evaluation value) / maximum value (4)
BK = Σ (Equipment / function evaluation value) / Maximum value (5)
KK = Σ (comfort evaluation value) / maximum value (6)
Here, GK is a function evaluation value related to appearance, SK is a function evaluation value related to work space, AK is a function evaluation value related to safety, BK is a function evaluation value related to facilities and functions, and KK is a function evaluation value related to comfort. Each value is represented. The appearance evaluation value represents an evaluation score corresponding to the evaluation result designated by the user for each evaluation item belonging to the “appearance”, and similarly, the office space evaluation value is the “office space”. Represents the evaluation score corresponding to the evaluation result designated by the user for each evaluation item belonging to, and the safety evaluation value is the evaluation result designated by the user for each evaluation item belonging to the above "safety" The facility / function evaluation value represents the evaluation score corresponding to the evaluation result designated by the user for each evaluation item belonging to the “facility / function”, and the comfort evaluation value. Represents an evaluation score corresponding to an evaluation result designated by the user for each evaluation item belonging to the above-mentioned “comfort”.

  That is, in the expressions (2) to (6), for each evaluation target group, all the evaluation scores corresponding to the evaluation result designated by the user are added together, and the value obtained by dividing this value by the maximum value. Is calculated as a function evaluation value.

  Note that the “maximum value” applied in the expressions (2) to (6) is the sum of the maximum value of the evaluation scores for each evaluation item belonging to the corresponding evaluation target group for each evaluation target group. Yes, it is databased as information for each evaluation target group and stored in advance in the database area DT of the hard disk 28 (not shown in FIG. 3).

  In step 204, an overall function evaluation value TH, which is an overall function evaluation value of the evaluation target building, is calculated by the following equation (7).

TH = Σ (total evaluation value for each evaluation target group)
/ Σ (maximum total value for each evaluation target group) (7)
Here, the total evaluation value for each evaluation target group is the sum of the evaluation scores for each evaluation item for each evaluation target group, and the total maximum value for each evaluation target group is the maximum evaluation score for each evaluation item for each evaluation target group. Each sum of values is represented.

  That is, in the equation (7), the total value of the evaluation scores for each evaluation item for each evaluation target group is totaled for all evaluation target groups, and the maximum value of the evaluation scores for each evaluation item for each evaluation target group is calculated. A value obtained by dividing the total value by the total value of all the evaluation target groups is calculated as the total function evaluation value TH.

  In the next step 208, a maintenance status analysis information input screen for allowing the user to input information related to the maintenance status of the building to be evaluated is displayed on the display 18, and the next step 210 waits for input of predetermined information.

  FIG. 14 shows a display state of the maintenance status analysis information input screen according to the present embodiment. As shown in the figure, on this screen, a message prompting you to specify the current maintenance status is displayed as the maintenance status, and “excellent”, “good”, “possible”, “impossible” 4 buttons are displayed. When the screen is displayed on the display 18, the user uses the mouse 16 to point and specify a button corresponding to the maintenance status of the building to be evaluated. Accordingly, step 210 is affirmative and the process proceeds to step 212.

  In the present embodiment, the maintenance status inside and outside the building with respect to the evaluation target building is applied as the maintenance status, and the cleaning status with respect to the evaluation target building is visually determined in multiple stages (here, “excellent”, “ Evaluation is performed in four stages (good, good, and impossible), and a button corresponding to the evaluation result is designated.

  Here, each designated object in the maintenance situation is expressed in advance as an evaluation score (in FIG. 14, for convenience, “R1, R2, R3, R4”) depending on the degree of contribution to the improvement of profitability. However, it is actually numerical information.) In the present embodiment, the value (here, 1.0) corresponding to 'R1' that is the largest value of “excellent” that is the highest degree is “good” that is the second highest case. This is the case where the value corresponding to 'R3', which is the third largest value, is the lowest when the value corresponding to 'R2', which is the second largest value, is the third highest. A value corresponding to “R4”, which is the smallest value of “impossible”, is assigned to each.

  As shown in FIG. 14, since the evaluation score for each designated object is displayed on the maintenance situation analysis information input screen according to the present embodiment, the user designates the designated object corresponding to the maintenance situation of the evaluation object building. It is possible to easily grasp the evaluation score when specifying.

  In step 212, the repair update status evaluation value C1 and the maintenance status evaluation value C2 are calculated by the following equations (8) and (9).

C1 = A / B (8)
C2 = MH (9)
Here, as shown in FIG. 15, A is the total amount up to the present time of the actual repair and renewal cost input by the user on the repair and renewal cost input screen, and B is the total floor area that is input on the basic information input screen. MH represents the current estimated repair and renewal cost corresponding to the scale of the building to be evaluated indicated by the area, and MH represents the evaluation score corresponding to the maintenance situation designated on the maintenance situation analysis information input screen. In addition, the said estimated repair update expense can be obtained by reading the present expected repair update expense corresponding to the scale of the said evaluation object building from the expected repair expense database DT1 memorize | stored in the hard disk 28. FIG.

  In step 212, the maintenance evaluation value HH is calculated by the following equation (10) using the repair update status evaluation value C1 and the maintenance status evaluation value C2 calculated as described above.

HH = (C1 × X1) + (C2 × X2) (10)
Here, X1 and X2 are predetermined constants such that the sum thereof is 1.0, X1 is a weight value for the repair update status evaluation value C1, and X2 is a weight value for the maintenance status evaluation value C2. Are respectively represented. In the present embodiment, 0.7 as the weight value X1 and 0.3 as the weight value X2 are set in advance in consideration of the degree of influence of the evaluation values C1 and C2 on the profitability of the building. .

  In the next step 214, the evaluation rate α is calculated by the following equation (11) using the location evaluation value RH, the total function evaluation value TH, and the maintenance evaluation value HH obtained as described above.

α = RH × Y1 + TH × Y2 + HH × Y3 (11)
Here, Y1, Y2 and Y3 are predetermined constants such that the sum thereof is 1.0, Y1 is a weight value for the location evaluation value RH, and Y2 is a weight value for the total function evaluation value TH. Y3 represents a weight value for the maintenance evaluation value HH. In the present embodiment, the weight value Y1 is set to 0.5, the weight value Y2 is set to 0.3, and the weight value Y3 is set to 0.2. Obtained as the value with the highest correlation coefficient R by multiple regression analysis using actual rents for a large number of buildings as objective variables and various parameters used to calculate the expected rent KT described later as explanatory variables. Value.

  In step 214, the expected rent KT is calculated by the following equation (12) using the evaluation rate α obtained as described above.

KT = MT × α (12)
Here, MT represents the maximum rent of an existing office building in a pre-divided area including the point where the evaluation target building is constructed.

  In the next step 216, the cumulative amount YS of repair and renewal costs in the future predetermined evaluation target period N years for the evaluation target building is calculated by the following equation (13).

YS = C + (BA) (13)
Here, as shown in FIG. 15, C in the equation (13) is the difference between the expected repair and renewal cost corresponding to the building age to be calculated obtained from the predicted repair cost database DT1 and the current expected repair and renewal cost B. To express. In addition, the difference C when calculating the accumulated amount YS of the current repair and renewal expenses by the equation (13) is 0 (zero).

  In the next step 218, based on the various evaluation values, expected rent KT, cumulative amount YS, etc. obtained by the above processing, information indicating the accumulated cash flow in the evaluation target period N years is calculated as follows.

  First, the cumulative amount IM of the income amount in the evaluation target period N years is calculated by the following equation (14).

IM = KT * RA * MR * (SN-MR) + KT * RA * MR * (SN-2 * MR)
+ ... + KT x RA x MR x (SN-N x MR)
= N × KT × RA × MR × (SN− (1 + 2 +... + N) / N)) (14)
Here, RA is the rentable area entered on the basic information input screen, MR is the occupancy rate change rate derived according to the district entered on the basic information input screen, and SN is the basic information input screen. Represents the occupancy rate entered last year.

  Next, the cumulative amount OM of the expenditure amount in the evaluation target period N years is calculated by the following equation (15).

OM = N × (JM + SE + AM + TM) + YS (15)
Here, JM is the last year's management fee entered on the basic information input screen, SE is the last year's utility cost entered on the basic information input screen, and AM is entered on the basic information input screen. TM represents the last year's premium of the building subject to evaluation, and TM represents the last year's tax and public duty entered on the basic information input screen.

  Finally, the cumulative cash flow GC in the evaluation target period N years of the evaluation target building is calculated by the following equation (16).

GC = IM-OM (16)
When the processing of this step 218 is completed, the present status maintenance evaluation processing routine program is ended, and the process proceeds to step 116 of the building evaluation program (see FIG. 8), and the building to be evaluated (hereinafter referred to as the building to be evaluated) A renovation evaluation processing routine program for performing processing related to evaluation of profitability of “renovated building to be evaluated”) is executed. The term “renovation” here means that facility investment for functional improvement is made within the scope of renovation work that can be handled while the tenant is moving in.

  Hereinafter, the modification evaluation processing routine program will be described with reference to FIG.

  In step 300 of the figure, a function analysis information input screen is displayed on the display 18 for allowing the user to input information related to the functional state of the evaluation target repaired building, and the next step 302 waits for input of predetermined information. . The function analysis information input screen displayed here is the same as that shown in FIG.

  When the function analysis information input screen is displayed on the display 18, the user designates the button indicating the evaluation result regarding the evaluation target repaired building for each displayed evaluation item with the mouse 16, and then displays the screen. The “end” button displayed at the bottom is designated by pointing with the mouse 16. In response, step 302 is affirmative and the process proceeds to step 304.

  In step 304, based on the evaluation result of the function state designated by the user on the function analysis information input screen, the function evaluation value is calculated for each evaluation target group by the above expressions (2) to (6).

  In step 304, an overall function evaluation value TH, which is an overall function evaluation value of the evaluation target repaired building, is calculated by the above equation (7).

  In the next step 306, a repair cost information input screen for allowing the user to input information related to the repair cost of the repaired building to be evaluated is displayed on the display 18, and in step 308, input of predetermined information is waited.

  FIG. 17 shows a display state of the repair cost information input screen according to the present embodiment. As shown in the figure, on this screen, a message prompting you to specify the grade, area, and construction range of the displayed item is displayed, and the evaluation target when evaluating the functional status of the evaluation target building described above For each group similar to a plurality of predetermined groups (in this embodiment, five groups of “appearance”, “office space”, “safety”, “facility / function”, and “comfort”), A plurality of stages (“upper”, “middle”, and “lower” in this embodiment) are designated as the “evaluation target” and “evaluation item” and grade designation targets for the “evaluation item”. A button in which a grade of grade) is clearly displayed, and a rectangular frame for inputting a corresponding area to be evaluated and a construction range are displayed.

  In the figure, for example, “exterior”, “entrance”, and the like are displayed as evaluation targets related to “appearance”, and “exterior texture” is displayed as an evaluation item for “exterior”, for example. Further, for example, three buttons of “grade exterior” button, “exterior suitable for surrounding” button, and “poor exterior” button are displayed as the grade designation targets for “exterior”. .

The area to be evaluated represents the total area that can be the target for repair of the corresponding evaluation target, and the construction range to be evaluated represents the ratio of the area to be repaired to the total area (in this case, percentage). In the example shown in the figure, for example, the total area that can be the exterior repair target is 1,760 m ² , and 100% of the total area is the repair target area. Here, for example, when the area to be repaired is 50% of the total area, 50% may be input as the construction range.

  When the screen is displayed on the display 18, the user designates pointing with the mouse 16 a button indicating the grade related to the evaluation target repaired building for each displayed evaluation item, and the area and construction range of the evaluation target. Is input using the mouse 16 and the keyboard 14, and then the “end” button displayed at the bottom of the screen is designated with the mouse 16. Accordingly, step 308 is affirmative and the process proceeds to step 310.

  In step 310, based on the grade designated or input by the user on the repair cost information input screen, the area to be evaluated, and the construction range, the repair cost RM is calculated by the following equation (17).

RM = Σ {UP × (FS × CA / 100)} (17)
Here, UP represents the unit price of the grade corresponding to the evaluation target registered in the repair cost setting database DT2, FS represents the area of the evaluation target, and CA represents the construction range of the evaluation target.

  That is, in Equation (17), the repair cost is calculated for each item to be repaired in the evaluation target repaired building, which is input by the user on the repair cost information input screen, and the repair costs of all the calculated items are added up. By doing so, the repair cost of the entire repaired building to be evaluated is calculated.

  In the next step 312, ‘1’ is set as the maintenance evaluation value HH by the following equation (18). That is, in the renovation evaluation processing routine program according to the present embodiment, when a building is renovated, it is considered that the maintenance state of the building has returned to a state equivalent to aged due to the renovation.

HH = 1 (18)
In the next step 314, the location evaluation value RH obtained by the process of step 112, the overall function evaluation value TH obtained by the process of step 304, and the maintenance evaluation value HH obtained by the process of step 312. After calculating the evaluation rate α using the above equation (11), the expected rent KT is calculated using the above equation (12).

  In the next step 316, the cumulative amount YS of repair and renewal costs in the future predetermined evaluation target period N years for the evaluation target repaired building is calculated by the following equation (19).

When (B−A) −RM ≧ 0, YS = (B−A) −RM + C (19)
When (B−A) −RM <0, YS = C (19)
Here, as shown in FIG. 15, C in the equation (19) is the difference between the predicted repair renewal cost corresponding to the building age to be calculated obtained from the predicted repair cost database DT1 and the current expected repair renewal cost B. To express. Note that the difference C in the case where the cumulative amount YS of the repair and renewal costs at the present time is calculated by the equation (19) is 0 (zero).

  In the next step 318, based on the various evaluation values, the expected rent KT, the accumulated amount YS, etc. obtained by the above processing, the accumulated cash flow in the evaluation target period N years is calculated as follows. The information shown is calculated.

  First, the cumulative amount IM of the income amount in the evaluation target period N years is calculated by the above equation (14). Note that the expected rent KT applied here is calculated by the processing in step 314 above.

  Next, the cumulative amount OM of the expenditure amount in the evaluation target period N years is calculated by the following equation (20).

OM = N × (JM + SE + AM + TM) + RM + YS (20)
Finally, the cumulative cash flow KC in the evaluation target period N years of the evaluation target repaired building is calculated by the following equation (21). Note that the total amount IM of revenue and the total amount OM of expenditure applied here are calculated by the processing of step 318.

KC = IM-OM (21)
When the processing of this step 318 is completed, the present repair evaluation processing routine program is terminated, and the process proceeds to step 118 of the building evaluation program (see FIG. 8) to evaluate the building to be evaluated (hereinafter, “ The rebuilding evaluation processing routine program for performing the processing related to the evaluation of the profitability of the “reconstructed building to be evaluated”) is executed.

  Hereinafter, the rebuilding evaluation processing routine program will be described with reference to FIG.

  In step 400 of the figure, a function analysis information input screen is displayed on the display 18 for allowing the user to input information related to the functional state of the evaluation target rebuilding building, and in step 402, waiting for input of predetermined information. Do. The function analysis information input screen displayed here is the same as that shown in FIG.

  When the function analysis information input screen is displayed on the display 18, the user designates pointing with the mouse 16 the button indicating the evaluation result related to the evaluation target rebuilding building for each displayed evaluation item, and then the screen “End” button displayed at the bottom of the screen is designated with the mouse 16. In response to this, step 402 is affirmative and the process proceeds to step 404.

  In step 404, based on the evaluation result of the function state designated by the user on the function analysis information input screen, the function evaluation value is calculated for each evaluation target group by the above expressions (2) to (6).

  In step 404, an overall function evaluation value TH, which is an overall function evaluation value of the evaluation target rebuilding building, is calculated by the above equation (7).

  In the next step 406, a rebuilding cost information input screen for allowing the user to input information related to the rebuilding cost of the evaluation target rebuilding building is displayed on the display 18, and the next step 408 waits for input of predetermined information. Do.

  FIG. 19 shows a display state of the rebuilding expense information input screen according to the present embodiment. As shown in the figure, on this screen, a message prompting the designation of the grade of the evaluation target rebuilding building is displayed, and as the designation target of the grade, there are a plurality of stages (in this embodiment, “upper”, A button with three grades of “medium” and “bottom” is clearly displayed.

  When the screen is displayed on the display 18, the user designates the button indicating the grade of the rebuilding building to be evaluated with the mouse 16, and then clicks the “END” button displayed at the bottom of the screen. Pointing is designated with the mouse 16. Accordingly, step 408 is affirmative and the process proceeds to step 410.

  In step 410, new construction cost CM is calculated by the following equation (22) based on the grade of the evaluation target rebuilding building designated by the user on the reconstruction cost information input screen.

CM = NA × TP (22)
Here, NA is the total floor area of the evaluation target rebuilding building, TP is the evaluation target rebuilding building specified by the user on the rebuilding cost information input screen registered in the dismantling / new construction cost setting database DT3. Each unit price of new construction cost corresponding to the grade is shown.

  In step 410, the dismantling cost KM is calculated by the following equation (23).

KM = HA × KP (23)
Here, HA represents the total floor area of the evaluation target building input on the basic information input screen, and KP represents the unit price of the dismantling cost registered in the dismantling / new construction cost setting database DT3.

  In the next step 412, “1” is set as the maintenance evaluation value HH by the above equation (18). In the next step 414, the location evaluation value RH obtained by the processing of the step 112 and the step 404 Using the total function evaluation value TH obtained by the process and the maintenance evaluation value HH obtained by the process of step 412, the evaluation rate α is calculated by the above expression (11), and then by the above expression (12), Calculate the expected rent KT.

  In the next step 416, the total amount of the expected repair and renewal costs from the 1st year of construction to the Nth year corresponding to the rebuilding object subject to evaluation in the predicted repair cost database DT1 is the cumulative amount of the repair and renewal costs up to N years after the new construction. Calculated as YS ', and in the next step 418, based on the various evaluation values, expected rent KT, accumulated amount YS', etc. obtained by the above processing, as shown below, Information indicating the cumulative cash flow in the period N years is calculated.

  First, the cumulative amount IM of the income amount in the evaluation target period N years is calculated by the above equation (14). Note that the expected rent KT applied here is calculated by the processing in step 414.

  Next, the cumulative amount OM of the expenditure amount in the evaluation target period N years is calculated by the following equation (24).

OM = KM + CM + N × (JM + SE + AM + TM) + YS ′ (24)
Finally, the cash flow TC in the evaluation target period N years of the evaluation target rebuilding building is calculated by the following equation (25). Note that the total amount IM of revenue and the total amount OM of expenditure applied here are calculated by the processing of step 418.

TC = IM-OM (25)
When the processing of this step 418 is completed, the rebuilding evaluation processing routine program is terminated, and the process proceeds to step 120 of the building evaluation program (see FIG. 8), and each of the above steps 114, 116, and 118 is performed. The amount of revenue for a specified building age (here, 20 years) is extracted from the information indicating the accumulated cash flows of the evaluation target building, the evaluation target renovation building, and the evaluation target replacement building calculated by the above processing. Identify the measure with the highest value (one of “maintain the current status”, “renovation”, or “reconstruction”).

  In the next step 122, after a predetermined evaluation result screen is constructed and displayed on the display 18 based on each accumulated cash flow, the amount of revenue extracted by the processing in step 120 and the specified countermeasure, End this building evaluation program.

  FIG. 20 shows an example of the evaluation result screen displayed on the display 18 by the process of step 122 described above. In the example shown in the same figure, the accumulated cash flow when the current state is maintained, when renovated, and when rebuilt is displayed on the same graph. Therefore, by referring to the cumulative cash flow, the user can visually check the future earnings status forecast and the superiority or inferiority of earnings when the current situation is maintained, renovated, or rebuilt. As a result of being able to grasp it intuitively, it can be used as important information when planning future medium- and long-term facility investment strategies.

  In the evaluation result screen shown in the figure, the profit of a predetermined building age (here, 20 years) is extracted for each of the “maintenance”, “renovation”, and “rebuilding” measures extracted in the process of step 120 above. Amount (in the example shown in the figure, “Current status maintenance: 2,800,000,000 yen”, etc.) and a measure identified as having the highest profit amount in the specified building age (in the example shown in the figure, “ ")" Is displayed. Therefore, by referring to this information, the user makes a quantitative comparison of the level of profit between the measures that are expected to be the most profitable at the predetermined building age and the other measures. While grasping.

  As described above in detail, in the present embodiment, predetermined condition information that is a precondition for deriving the amount of revenue from the building to be evaluated is input, and based on the input condition information, Deriving the current maintenance revenue amount indicating the revenue amount when the building is maintained, the renovation revenue amount indicating the revenue amount when the building is renovated, and the rebuilding revenue amount indicating the revenue amount when the building is rebuilt Based on the derivation result, the information indicating the highest revenue among the current status maintenance, the renovation, and the rebuilding (in this case, the information shown in FIG. 20) is displayed. It is possible to accurately evaluate the earning capacity of.

  Further, in the present embodiment, based on the inputted condition information, the accumulated cash flow is calculated for each of the case where the current state is maintained, the case where the renovation is performed, and the case where the rebuilding is performed. Since the calculated accumulated cash flow is displayed according to 18), the profitability of the building can be more accurately evaluated.

  Further, in the present embodiment, an expected repair and update cost, which is an expected value of the repair and update cost in the building to be evaluated, is stored in advance by a storage means (here, the hard disk 28), and the building to be evaluated. The actual repair renewal cost that has been actually paid up to the present time is input as the condition information, and the building to be evaluated is maintained based on the ratio of the actual repair renewal cost to the expected repair renewal cost. Maintenance state information indicating the state is derived, and the current maintenance revenue amount, the renovation revenue amount, and the rebuilding revenue amount are derived based on the maintenance state information. The accuracy can be evaluated.

  In particular, in the present embodiment, maintenance status information indicating the degree of maintenance status visually confirmed for the building to be evaluated is further input as the condition information, and the actual repair renewal costs for the expected repair renewal costs are Since the maintenance status information is derived based on the ratio and the maintenance status information, the maintenance status information can be made more accurate in accordance with the actual situation, and as a result, the profitability of the building Can be evaluated with higher accuracy.

  In the present embodiment, the storage unit stores the expected repair and renewal costs for each predetermined type of building in advance, and corresponds to a building of the same type or similar to the building to be evaluated. Since the maintenance state information is derived using the predicted repair and renewal costs, the maintenance state information can be derived with higher accuracy, and as a result, the profitability of the building can be evaluated with higher accuracy. .

  Moreover, in this Embodiment, the location condition information which shows the location conditions of the building made into the said evaluation object, and the functional state information which shows the functional state of the said building are further input as said condition information, The said location condition information, the said functional state Based on the information and the maintenance status information, the current maintenance profit, the repair profit, and the rebuilding profit are derived, so the current maintenance profit, the repair profit, As a result, the profitability of the building can be evaluated with higher accuracy.

  In particular, in the present embodiment, each of the location condition information, the functional state information, and the maintenance state information according to the importance of each piece of information, at a ratio according to a predetermined weight value for each piece of information. Based on the value obtained by adding the information, the current maintenance revenue amount, the repair revenue amount, and the rebuilding revenue amount are derived, so the current maintenance revenue amount, the repair revenue amount, And the amount of rebuilding revenue can be derived.

  In the present embodiment, the location condition is at least one condition of the state of business accumulation, the state of the front road, and the distance from the station, and the functional state is the appearance, office space, safety, equipment / Since it is in at least one state of function and comfort, it is possible to obtain the current status maintenance profit, the renovation profit, and the rebuilding profit according to the applied location conditions and functional conditions.

  Furthermore, in the present embodiment, the necessary repair update cost required for the building to be evaluated is derived based on the difference between the expected repair update cost and the actual repair update cost, and the required repair update cost is Since the current maintenance revenue amount, the renovation revenue amount, and the rebuilding revenue amount are derived as negative factors with respect to the earning capacity of the building to be evaluated, it becomes a expenditure factor of the profitability of the building to be evaluated. Necessary repair and renewal costs can be derived as highly accurate based on the repair and renewal costs actually paid in the building to be evaluated. As a result, the profitability of the building should be evaluated with higher accuracy. Can do.

[Second Embodiment]
In the first embodiment, the case where one building is applied as the building to be evaluated has been described. However, in the second embodiment, a case where a plurality of buildings are applied as the building to be evaluated. A form example will be described.

  In addition, since the structure of the building evaluation apparatus 10 which concerns on this 2nd Embodiment is the same as that of the said 1st Embodiment, description here is abbreviate | omitted.

  Next, with reference to FIG. 21, the effect | action of the building evaluation apparatus 10 which concerns on this 2nd Embodiment is demonstrated. FIG. 21 is a flowchart showing the flow of processing of the investment efficiency evaluation processing program executed by the CPU 22 when an execution instruction is input by operating the keyboard 14 and mouse 16 by the user. Pre-stored in the program area PG.

  First, in step 500 of the figure, the above-described building evaluation program (see also FIG. 8) is executed, and in the next step 502, various values (here, evaluation target buildings) obtained by executing the building evaluation program are executed. , Stored in the predetermined area of the hard disk 28, and in the next step 504, each value of the total amount of income and the total amount of expenditure in the evaluation target period N years of the evaluation target repaired building and the evaluation target rebuilding building is stored. For all the buildings to be evaluated, it is determined whether or not the processing of step 500 and step 502 has been completed. If a negative determination is made, the process returns to step 500. Move to 506. In addition, when repeatedly performing the process of the said step 500-step 504, the building which was not made into a process target until then is made into a process target.

  In step 506, based on the information stored in the predetermined area of the hard disk 28 by the above processing, a predetermined evaluation result screen is constructed and displayed on the display 18, and the investment efficiency evaluation processing program is terminated.

  FIG. 22 shows an example of the evaluation result screen displayed on the display 18 by the processing in step 506. In the example shown in the figure, each evaluation is made with respect to an investment efficiency map in which the horizontal axis represents the investment amount (cumulative investment amount for the predetermined building age) and the vertical axis represents the profit amount (cumulative cash flow for the predetermined building age). A plot of the results of the measure with the highest revenue for the target building is displayed. Therefore, by referring to the screen, the user can visually and intuitively determine the superiority or inferiority of the investment efficiency between the evaluation target buildings, so that the priority of the countermeasure can be determined.

  In the above investment efficiency map, it is determined that the higher the “more profit” with “less investment”, the better the investment efficiency. Therefore, the investment efficiency is better as the plot position is at the upper left of the investment efficiency map, and the investment efficiency is worse as it is at the lower right. In the example shown in FIG. 23, the investment efficiency is high in the order of B building → A building → C building (a building to be preferentially dealt with).

  As described above in detail, in the second embodiment, the same effects as those of the first embodiment can be obtained, and the display unit (here, the display 18) is used as an evaluation target. When there are multiple buildings, based on the derivation results for the multiple buildings, the status quo, maintenance, renovation, and rebuilding for each building are listed, so the most profitable amount is listed. Profitability can be evaluated more accurately.

  In each of the above embodiments, the case where the building to be evaluated is an office building has been described. However, the present invention is not limited to this, for example, a housing such as a rental housing or a condominium, a commercial building, or the like Other types of buildings may be targeted for evaluation. In this case, the expected repair cost database DT1, the repair cost setting database DT2, and the dismantling / new construction cost setting database DT3 corresponding to the type of building to be evaluated are prepared. Also in this case, the same effects as those of the above embodiments can be obtained.

  Moreover, the structure (refer FIGS. 1-3) of the building evaluation apparatus 10 demonstrated by said each embodiment is an example, and it cannot be overemphasized that it can change suitably in the range which does not deviate from the main point of this invention.

  For example, in each of the above embodiments, the case where the present invention is realized by a single personal computer has been described. However, the personal computer is connected to the Internet as a server device, and various display screens are provided on the client device of the access source. By adopting a configuration for displaying on a display device, a system via the Internet can also be configured.

  For example, in each of the above-described embodiments, the case where the evaluation result is displayed by display on the display 18 has been described. However, for example, the evaluation result may be printed by the printer 50.

  Further, the flow of processing of various programs shown in the above-described embodiments (see FIGS. 8, 12, 16, 18, and 21) is an example, and is appropriately selected within the scope not departing from the gist of the present invention. Needless to say, it can be changed.

  The configurations of the various screens shown in the above embodiments (see FIGS. 9 to 11, 13, 14, 14, 17, 19, 20, and 22) are also examples, and the gist of the present invention. Needless to say, changes can be made as appropriate without departing from the scope of the invention.

  Moreover, it is needless to say that various arithmetic expressions (formulas (1) to (25)) shown in the above embodiments are examples, and can be appropriately changed without departing from the gist of the present invention.

  For example, instead of the maximum rent MT applied in equation (12), the average rent of an office building existing in a pre-divided area including the point where the building to be evaluated is included, or the predetermined average rent The amount obtained by multiplying by a constant can also be applied. Also in this case, the same effects as those of the above embodiments can be obtained.

  Furthermore, the configuration of various databases shown in the above embodiments (see FIGS. 5 to 7) is also an example, and it goes without saying that it can be changed as appropriate without departing from the gist of the present invention.

It is a perspective view which shows the external appearance of the building evaluation apparatus which concerns on embodiment. It is a block diagram which shows the principal part structure of the electric system of the building evaluation apparatus which concerns on embodiment. It is a schematic diagram which shows the main memory content of the hard disk with which the building evaluation apparatus which concerns on embodiment was equipped. It is a figure with which it uses for description of the anticipated repair cost database which concerns on embodiment, and is a graph which shows an example of the relationship between the building age after construction of a building, and repair update cost. It is a schematic diagram which shows the structure of the anticipated repair cost database which concerns on embodiment. It is a schematic diagram which shows the structure of the repair expense setting database which concerns on embodiment. It is a schematic diagram which shows the structure of the dismantling / new construction expense setting database which concerns on embodiment. It is a flowchart which shows the flow of a process of the building evaluation program which concerns on embodiment. It is the schematic which shows the display state of the basic information input screen which concerns on embodiment. It is the schematic which shows the display state of the repair update expense input screen which concerns on embodiment. It is the schematic which shows the display state of the location analysis information input screen which concerns on embodiment. It is a flowchart which shows the flow of a process of the present condition maintenance evaluation process routine program which concerns on embodiment. It is the schematic which shows the display state of the function analysis information input screen which concerns on embodiment. It is the schematic which shows the display state of the maintenance condition analysis information input screen which concerns on embodiment. It is a graph with which it uses for description of the calculation formula of the repair renewal status evaluation value and the cumulative amount of repair renewal costs according to the embodiment. It is a flowchart which shows the flow of a process of the repair evaluation process routine program which concerns on embodiment. It is the schematic which shows the display state of the repair expense information input screen which concerns on embodiment. It is a flowchart which shows the flow of a process of the rebuilding evaluation process routine program which concerns on embodiment. It is the schematic which shows the display state of the rebuilding expense information input screen which concerns on embodiment. It is the schematic which shows the example of a display state of the evaluation result screen which concerns on 1st Embodiment. It is a flowchart which shows the flow of a process of the investment efficiency evaluation process program which concerns on 2nd Embodiment. It is the schematic which shows the example of a display state of the evaluation result screen which concerns on 2nd Embodiment. It is a graph with which it uses for description of an investment efficiency map.

Explanation of symbols

10 Building evaluation device 14 Keyboard (input means)
16 Mouse (input means)
18 Display (display means)
22 CPU (derivation means, calculation means)
28 Hard disk (storage means)

Claims (5)

An input means for inputting predetermined condition information which is a precondition for deriving the amount of revenue from the building to be evaluated;
Based on the condition information input by the input means, the current maintenance revenue amount indicating the revenue amount when the building is maintained as it is, the renovation revenue amount indicating the revenue amount when the building is repaired, and the building A deriving means for deriving the rebuilding profit amount indicating the profit amount when rebuilding;
Based on the derivation result by the derivation means, display means for displaying information indicating the highest earnings among the current status maintenance, the renovation, and the rebuilding;
A building evaluation device. Based on the condition information input by the input means, further comprising a calculation means for calculating the accumulated cash flow when the current state is maintained, when the repair is made, and when the rebuilding,
The building evaluation apparatus according to claim 1, wherein the display unit displays the cumulative cash flow calculated by the calculation unit in addition to the information indicating the highest profit amount. The display means, when there are a plurality of buildings to be evaluated, based on the derivation result by the derivation means for the plurality of buildings, among the maintenance of the current state of each building, the renovation, and the rebuilding The building evaluation apparatus according to claim 1 or 2, wherein a list of items having the highest profit amount is displayed. An input process for inputting predetermined condition information as a precondition for deriving the amount of revenue from the building to be evaluated;
Based on the condition information input in the input step, a current maintenance revenue amount indicating a revenue amount when the building is maintained as it is, a renovation revenue amount indicating a revenue amount when the building is repaired, and the building A derivation process for deriving rebuilding revenue indicating the amount of revenue when rebuilding;
Based on the derivation result by the derivation step, a display step for displaying information indicating the highest earnings among the current status maintenance, the renovation, and the rebuilding;
Building evaluation method. An input step for inputting predetermined condition information which is a precondition for deriving the amount of revenue from the building to be evaluated;
Based on the condition information input in the input step, the current maintenance revenue amount indicating the revenue amount when the building is maintained as it is, the renovation revenue amount indicating the revenue amount when the building is renovated, and the building A derivation step for deriving rebuilding revenue indicating the amount of revenue when rebuilding;
Based on the derivation result of the derivation step, a display step for displaying information indicating the highest earnings among the current status maintenance, the renovation, and the rebuilding;
A building evaluation program that runs a computer.

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