KR20240014135A - Apparatus for providing value analysis service for real estate buildings and operation method thereof - Google Patents

Abstract

A service provision device according to an embodiment of the present invention includes a commercial district data configuration unit that configures commercial district data by estimating a sales-linked rent based on sales and population movement data within a real estate area; A rental transaction case collection department that collects transaction cases related to real estate rent and constitutes rental transaction data; and an asset value analysis service unit that analyzes the asset value and potential value of the real estate building based on the commercial district data and rental transaction data and provides the analysis results to the user terminal.

Description

Apparatus for providing value analysis service for real estate buildings and operation method thereof}

The present invention relates to a service providing device and a method of operating the same. More specifically, the present invention relates to an apparatus for providing value analysis services for real estate buildings and a method of operating the same.

Recently, the real estate indirect investment market has been growing explosively. The investment value of real estate assets is typically realized by purchasing a commercial real estate building and realizing the profit value through rent, etc.

However, these commercial real estate building markets are very expensive, so they are usually made up of institutional investments, and it is difficult for general individual investors to participate in investing in these commercial real estate assets.

Furthermore, real estate market information is only provided for some complex buildings such as apartments and officetels whose locations and areas are somewhat standardized, and is a service that provides accurate market information on specific rents and related data for general commercial buildings. is non-existent.

In addition, in the case of commercial building real estate, it is difficult to find a comparison object for valuation, and only unstructured data exists, so it is difficult to accurately predict the value. Ultimately, individual investors are unable to access it because it is difficult to evaluate the actual asset value.

The present invention was created to solve the problems described above. It consists of commercial district data that comprehensively analyzes various unstructured market data on commercial building real estate, and provides a real estate asset value analysis service based on commercial district data analysis. , a device for providing value analysis services for real estate buildings and its operating method that allows individuals other than institutional investors to easily determine the value of commercial real estate buildings and provides various additional services for asset value and monetization of real estate buildings The purpose is to provide.

The device according to an embodiment of the present invention for solving the problems described above is a service provision device that configures commercial district data by estimating sales-linked rent based on sales and population movement data within the real estate area. wealth; A rental transaction case collection department that collects transaction cases related to real estate rent and constitutes rental transaction data; and an asset value analysis service unit that analyzes the asset value and potential value of the real estate building based on the commercial district data and rental transaction data and provides the analysis results to the user terminal.

In addition, a method according to an embodiment of the present invention for solving the above-described problem is a method of operating a service providing device, and the commercial district data is estimated by estimating a sales-linked rent based on sales and population movement data within the real estate area. configuring steps; Constructing rental transaction data by collecting transaction cases related to real estate rental; and analyzing the asset value and potential value of the real estate building based on the commercial district data and rental transaction data, and providing the analysis results to the user terminal.

According to an embodiment of the present invention, configuring commercial district data using sales trend information in a commercial district corresponding to a commercial real estate building and population movement data in the commercial district; And based on the commercial district data, an analysis of the asset value and potential value of the commercial real estate building may be performed, and the analysis results may be provided to the user terminal.

Accordingly, the present invention consists of commercial data that comprehensively analyzes various unstructured market data on commercial building real estate, and provides a real estate asset value analysis service based on commercial data analysis, making it easy for individuals other than institutional investors to The value of commercial real estate buildings can be determined, and various additional services can be provided for asset value and monetization of real estate buildings.

1 is a conceptual diagram schematically showing the entire system according to an embodiment of the present invention.
Figure 2 is a block diagram illustrating in more detail a service providing device according to an embodiment of the present invention.
3 to 9 are exemplary diagrams to explain each service process in more detail according to an embodiment of the present invention.

The following merely illustrates the principles of the invention. Therefore, those skilled in the art will be able to invent various devices that embody the principles of the present invention and are included in the spirit and scope of the present invention, although not explicitly described or shown herein. In addition, it is understood that all conditional terms and embodiments listed herein are, in principle, expressly intended only for the purpose of ensuring that the concept of the invention is understood, and are not limited to the embodiments and conditions specifically listed as such. It has to be.

Additionally, it is to be understood that any detailed description reciting principles, aspects, and embodiments of the invention, as well as specific embodiments, is intended to encompass structural and functional equivalents thereof. In addition, these equivalents should be understood to include not only currently known equivalents but also equivalents developed in the future, that is, all elements invented to perform the same function regardless of structure.

Accordingly, for example, the block diagrams herein should be understood as representing a conceptual view of an example circuit embodying the principles of the invention. Similarly, all flow diagrams, state transition diagrams, pseudo-code, etc. are understood to represent various processes that can be substantially represented on a computer-readable medium and are performed by a computer or processor, whether or not the computer or processor is explicitly shown. It has to be.

The functions of the various elements shown in the figures, which include functional blocks represented by processors or similar concepts, may be provided by the use of dedicated hardware as well as hardware capable of executing software in conjunction with appropriate software. When provided by a processor, the functionality may be provided by a single dedicated processor, a single shared processor, or multiple separate processors, some of which may be shared.

Additionally, the clear use of terms such as processor, control, or similar concepts should not be construed as exclusively referring to hardware capable of executing software, and should not be construed as referring exclusively to hardware capable of executing software, including without limitation digital signal processor (DSP) hardware and ROM for storing software. It should be understood as implicitly including ROM, RAM, and non-volatile memory. Other hardware for public use may also be included.

In the claims of this specification, components expressed as means for performing the functions described in the detailed description include, for example, a combination of circuit elements that perform the functions or any form of software including firmware/microcode, etc. It is intended to include any method of performing a function, coupled with suitable circuitry for executing the software to perform the function. Since the present invention defined by these claims combines the functions provided by various listed means and is combined with the method required by the claims, any means capable of providing the above functions are equivalent to those identified from the present specification. It should be understood as

The above-described purpose, features and advantages will become clearer through the following detailed description in conjunction with the accompanying drawings, and accordingly, those skilled in the art will be able to easily implement the technical idea of the present invention. There will be. Additionally, in describing the present invention, if it is determined that a detailed description of known technologies related to the present invention may unnecessarily obscure the gist of the present invention, the detailed description will be omitted.

Hereinafter, a preferred embodiment according to the present invention will be described in detail with reference to the attached drawings.

A service provision device according to an embodiment of the present invention includes a commercial district data configuration unit that configures commercial district data by estimating a sales-linked rent based on sales and population movement data within a real estate area; A rental transaction case collection department that collects transaction cases related to real estate rent and constitutes rental transaction data; It includes an asset value analysis service unit that analyzes the asset value and potential value of the real estate building based on the commercial district data and rental transaction data, and provides the analysis results to the user terminal.

In addition, a method of operating a service providing device according to an embodiment of the present invention includes configuring commercial district data by estimating a sales-linked rent based on sales and population movement data within a real estate area; Constructing rental transaction data by collecting transaction cases related to real estate rental; and analyzing the asset value and potential value of the real estate building based on the commercial district data and rental transaction data, and providing the analysis results to the user terminal.

1 is a conceptual diagram schematically showing the entire system according to an embodiment of the present invention.

Referring to Figure 1, first, the system according to an embodiment of the present invention includes a service providing device 100, a user terminal 200, a payment information database 300, a population information database 400, and a real estate information database 500. and a replacement information database 600.

Here, the service providing device 100 according to an embodiment of the present invention connects each database 300, 400, 500, 600 and the user terminal 200 with wired/wireless communication to provide a service according to an embodiment of the present invention. They can be connected through a network, can communicate with each other, and can be equipped with one or more communication modules for this purpose.

Each of the above networks is a Local Area Network (LAN), Wide Area Network (WAN), Value Added Network (VAN), Personal Area Network (PAN), and mobile network (mobile). It can be implemented as any type of wired/wireless network, such as a radiocommunication network or satellite communication network.

And, the service provision device 100 uses the data collected from each database 300, 400, 500, and 600 to analyze asset value corresponding to a commercial real estate building, invest, dividend, or other information using the user terminal 200. It may be a platform service provider that provides various financial services. For example, the service providing device 100 may be a device that provides an asset value analysis application of a commercial real estate building and its operation data to the user terminal 200.

Meanwhile, the user terminal 200 may be an individual device such as a mobile phone, smart phone, smart pad, or PDA (Personal Digital Assistants), and provides services according to an embodiment of the present invention. A display device that performs the function of receiving and outputting investment-related service data provided from the device 100, processing the corresponding input, and transmitting it to the service providing device 100, providing services according to an embodiment of the present invention. Investment value analysis service information using the analysis data of the device 100 can be received, and various service interfaces based on this can be output.

Meanwhile, the payment information database 300 may be a device that collects payment data from a card company server or a payment relay server and provides it to the service providing device 100. Here, payment data can be used to configure commercial data according to an embodiment of the present invention.

In addition, the population information database 400 may be a device that collects population data, such as the amount of population movement and population by region, from a public data server, etc., and provides it to the service provision device 100. Population data can also be used to construct commercial district data according to an embodiment of the present invention.

In addition, the real estate information database 500 may collect real estate information including location information, publicly announced land price information, and transaction information corresponding to each real estate from public data servers, etc., and provide the information to the service provision device 100. From this real estate information, detailed information of commercial real estate buildings to provide value analysis information according to embodiments of the present invention can be constructed.

Meanwhile, the alternative information database 600 may collect various alternative information that can be used to analyze the asset value of a commercial real estate building by replacing the commercial district analysis data and provide it to the service providing device 100. The alternative information database 600 can configure various alternative data such as logistics information, SNS information, climate trend information, and communication network data information, and provide it to the service provision device 100.

In such a system configuration, the service providing device 100 configures commercial district data using sales trend information of a commercial district corresponding to a commercial real estate building and population movement data of the commercial district, and adds the commercial district data to the commercial district data. Based on this, the asset value and potential value of the commercial real estate building can be analyzed, and the analysis results can be provided to the user terminal.

More specifically, the service provision device 100 uses the commercial district data to estimate a sales-related rent corresponding to the commercial real estate building, and the asset value and potential of the commercial real estate building calculated based on the estimated rent. Value analysis result information can be provided to the user terminal.

In addition, the service provision device 100 detects real estate risk using at least one of a debt repayment coefficient, an operational risk monitoring index, a market risk monitoring index, and a rental risk monitoring index corresponding to the commercial real estate building, based on the commercial district data. Service information can be provided to the user terminal.

And, based on the commercial district data, the service providing device 100 performs a linear regression analysis corresponding to the market rent, individual asset rent, estimated asset value, and estimated individual asset value corresponding to the commercial real estate building, The estimated price of a commercial real estate building can be calculated, and the calculated estimated price can be provided to the user terminal.

Additionally, the service provision device 100 may provide dividend payment information corresponding to the commercial real estate building to the user terminal based on a preset conversion rule.

Additionally, the service providing device 100 may configure an online general shareholders' meeting service interface corresponding to the commercial real estate building and provide the service interface to the user terminal.

Meanwhile, the service providing device 100 configures non-financial alternative data including at least one of social media, consumer transaction details, GPS, and satellite photo information to replace the commercial district data, and uses the non-financial alternative data to replace the commercial district data. A regional commercial analysis of the area where the commercial real estate building is located can be performed.

Accordingly, the service providing device 100 according to an embodiment of the present invention is composed of commercial district data that comprehensively analyzes various unstructured market data on commercial building real estate, and provides a real estate asset value analysis service based on commercial district data analysis. By providing this, individuals who are not institutional investors can easily determine the value of commercial real estate buildings, and various additional services can be provided for asset value and monetization of real estate buildings.

Figure 2 is a block diagram illustrating in more detail a service providing device according to an embodiment of the present invention, and Figures 3 to 9 are exemplary diagrams for explaining each service process in more detail according to an embodiment of the present invention.

Referring to FIG. 2, the service provision device 100 according to an embodiment of the present invention includes a commercial data configuration unit, an asset value analysis service unit, a real estate risk detection service unit, an estimated price calculation service unit, a customized report service unit, and a dividend payment unit. It includes an automation service department, an online shareholder meeting automation service department, and an alternative data-based regional analysis service department.

More specifically, the commercial district data configuration unit may configure commercial district data using sales trend information of a commercial district corresponding to a commercial real estate building and population movement data of the commercial district.

In addition, the asset value analysis service unit may perform an analysis of the asset value and potential value of the commercial real estate building based on the commercial district data and provide the analysis results to the user terminal.

Here, the sales trend information of the commercial district data may be constructed from the card sales trend of the card company server corresponding to the area (for example, district unit area) where the commercial real estate building is located. Such card sales trends may be collected and provided from the payment information database 300.

Additionally, the population movement data may be collected and provided from the population information database 400, and may be collected from a public data server, etc.

Accordingly, the asset value analysis service department can estimate the value of commercial real estate based on sales and population movement data by district of the comprehensive commercial district data, as shown in FIG. 4.

For example, the asset value analysis service department estimates rent (sales-linked rent) based on card-based sales generated in offices, department stores, and shopping malls located in retail commercial districts, analyzes asset value, and analyzes future upward and downward momentum to determine potential potential. Value analysis may be performed, and the analysis results may be provided to the user terminal 200.

And, the real estate risk detection service unit provides real estate risk detection service information using at least one of a debt repayment coefficient, an operation risk monitoring index, a market risk monitoring index, and a rental risk monitoring index corresponding to the commercial real estate building, based on the commercial area data. Can be provided to the user terminal 200.

More specifically, the Real Estate Risk Detection Service Department may perform DSCR (Debt Service Ratio) monitoring.

In addition, the real estate risk detection service department can calculate the Sales Risk Monitoring index. Here, the sales component may include rental revenue (rent type: fixed rent, sales-related rent), parking revenue, and other revenue. In addition, the formula for this, SRI, can be composed of actual sales / expected sales (if it is more than 1, the risk is low).

Additionally, the real estate risk detection service department can calculate the Operation Risk Monitoring index. Here, the operating cost components include asset management costs and rental brokerage fees, and the ORI formula for this can be composed of actual operating cost / expected operating cost (if less than 1, the risk is low).

In addition, the Real Estate Risk Detection Service Department: The Market Risk Monitoring index can be calculated. Here, the market risk component includes the combined CPI and GDP figures, and the formula MRI for this can be composed of actual (CPI+GDP) / expected (CPI+GDP) (if it is more than 1, the risk is low).

Additionally, the Real Estate Risk Detection Service Department can calculate the Tenant Risk Monitoring Index. Here, the rental risk components are rental rate, rental credit rating, and rental changes, which can each be scored, and the MRI formula for this can be composed of actual rental score / expected rental score (if it is 1 or more, the risk is low).

In addition, Figure 3 charts the real estate risk detection evaluation criteria of the Real Estate Risk Detection Service Department. For real estate risk detection and evaluation, a comprehensive matrix corresponding to the severity compared to the comprehensive weight ratio can be established in advance.

Meanwhile, the estimated price calculation service department performs a linear regression analysis corresponding to the market rent, individual asset rent, estimated asset value, and estimated individual asset value corresponding to the commercial real estate building, based on the commercial district data, and performs a linear regression analysis corresponding to the commercial real estate building. The estimated price is calculated, and the calculated estimated price is provided to the user terminal.

In the case of the conventional AVM model, asset value is evaluated by estimating land prices and building prices, and estimation is based on public data, and value evaluation is performed through various corrections such as point-in-time correction, regional correction, and environmental correction. However, although this model is easy to estimate the value of small assets, it has the problem of being unsuitable for commercial real estate buildings.

Accordingly, the estimated price calculation service unit according to an embodiment of the present invention improves asset value accuracy by analyzing based on two analysis techniques (transaction case comparison method and profit return method), as shown in FIG. 5.

First, the transaction case comparison method can better reflect market conditions and trends by being based on market data. For this purpose, the estimated price calculation service department is responsible for the first actual transaction price (Ministry of Land, Infrastructure and Transport public data), second actual transaction price (big data collection), price change rate (market price change factor), point-in-time correction / asset correction (region and individual asset class) You can collect and analyze market data including.

In addition, in the case of the profit return method, it is a market rent-based valuation model that can reflect global market trends by reflecting international standardization methods. For this purpose, the estimated price calculation service department is responsible for market rent (big data collection), rent of individual assets (big data collection), asset valuation (big data collection - cap rate calculation), individual asset valuation (big data based), Macro Data (Global Macro data), asset correction (data such as local correction of the asset, building grade, etc.) can be collected and analyzed.

The estimated price calculation service department derives two estimated prices through two analysis techniques, and performs linear regression analysis (regression analysis such as gradient descent) according to asset size and region to derive a more appropriate final estimated price.

Meanwhile, the customized report service unit provides a customized commercial real estate asset value evaluation report based on investor tendency analysis to the user terminal 200.

The customized report service department can analyze the investor propensity of the user terminal 200 and measure the investor propensity rating through a classification algorithm.

In addition, the customized report service department can provide an investment report that allows investors of the user terminal 200 to view various products in which they have invested at once, and analyzes the inclination and situation of the investment portfolio and matches it with the investor inclination. Investment proposal information based on AI can be provided to the user terminal 200.

The customized report service department can configure general investment reports into asset-specific reports and provide them to the user terminal 200 on a quarterly basis. Since investors receive investment reports by asset, they can receive multiple investment reports for multiple investment cases. You can.

And, as shown in FIG. 6, the customized report service unit can transmit information on asset status (asset changes, rental status, profit status, etc.) to the user terminal 200.

However, although investors have been provided with information, they cannot know which parts are important and whether they are progressing properly, and there is a problem in that they cannot see the investment status at a glance because they do not receive reports on each investor's portfolio. The customized report service department can compose a report with the following items.

- Status of multiple investment assets (assets, lease, profit status)

- AI-based individual portfolio analysis

- Analysis of investors’ tendencies

- Analysis of consistency by matching portfolio and investor tendencies

- Expert opinion on AI-based portfolio composition (advancement of matching algorithm)

Meanwhile, the dividend payment automation service unit provides dividend payment information corresponding to the commercial real estate building to the user terminal 200, based on preset conversion rules.

Figure 8 illustrates the dividend payment system of the dividend payment automation service department according to an embodiment of the present invention. The existing dividend system has a high level of human participation, so it takes more than 3 days from the point of cash generation to completion of dividends, and human participation is also high. Because the number of accidents is high, the accident rate is quite high (6.8% per year - 26 out of 384 cases over 3 years), and there is a problem that huge costs in terms of manpower and time are incurred due to accidents.

Accordingly, the dividend payment automation service department according to an embodiment of the present invention checks the expected dividend 15 days before the dividend due date, checks the gap between the initial expected dividend and the scheduled dividend (confirmed), and checks through the office management agency system. Automation is possible (if more than 10% occurs, a notification is requested to be reported to the manager and sent to the investor), and if the discrepancy rate is less than 10%, the scheduled dividend is applied to the SPC office management system, and the dividend is scheduled to be received on the dividend date. Dividends and differences are checked (AI-based rules applied), and the SPC office system holds the equity data of individual investors, so it can be automatically distributed.

In addition, the online general shareholders' meeting automation service unit configures an online general shareholders' meeting service interface corresponding to the commercial real estate building and provides it to the user terminal 200.

Typically, there are many agenda items that require a general meeting of beneficiaries during the operation and sale of investment products, and a general meeting of shareholders is held when decisions are made on operational events or sales. At this time, a general meeting of shareholders is held and a written resolution is passed. In the case of sales decisions, unnecessary time is consumed because most decisions are made face-to-face, and in the case of B2C, a huge amount of time and cost is incurred when aggregating decisions from an unspecified number of people.

Accordingly, the online general shareholders' meeting automation service unit according to an embodiment of the present invention can configure an online general shareholders' meeting service interface corresponding to a commercial real estate building as shown in FIG. 7 and provide it to the user terminal 200, You can perform the following process.

- Proceed with identity verification to identify investors and attend online general shareholder meetings

(Use of online contract system)

- Establish a system to prevent information leakage by encrypting the system to protect information of individual investors

- Collect investor-specific DB and decision-making DB for online general shareholder meeting agenda

- Collects data and sends AI-based general shareholders' meeting report to participating investors

General shareholders' meeting report contents:

- Final results of resolutions at the general shareholders' meeting

- In case of decision to sell, expected profit reporting based on the results (by investor)

Meanwhile, the alternative data-based regional analysis service unit configures non-financial alternative data including at least one of social media, consumer transaction history, GPS, and satellite photo information to replace the commercial area data, and uses the non-financial alternative data to Perform a regional commercial analysis of the area where the commercial real estate building is located.

Here, alternative data includes non-financial data such as social media, consumer transaction details, GPS, and satellite photos that were not previously considered to predict market fluctuations. Referring to Figure 9, alternative data includes cargo traffic and logistics. Monthly supply to the center, number of nearby residential households, climate trend data, power supply data, communication network data, increase/decrease in the number of nearby stores, card usage by commercial district, increase/decrease in floating population, etc. Various data that can be analyzed in areas such as logistics, data centers, and retail It can be composed of:

The method according to the present invention described above can be produced as a program to be executed on a computer and stored in a computer-readable recording medium. Examples of computer-readable recording media include ROM, RAM, CD-ROM, and magnetic tape. , floppy disks, optical data storage devices, etc.

The computer-readable recording medium is distributed in a computer system connected to a network, so that computer-readable code can be stored and executed in a distributed manner. And, functional programs, codes, and code segments for implementing the method can be easily deduced by programmers in the technical field to which the present invention pertains.

In addition, although preferred embodiments of the present invention have been shown and described above, the present invention is not limited to the specific embodiments described above, and the technical field to which the invention pertains without departing from the gist of the present invention as claimed in the claims. Of course, various modifications can be made by those skilled in the art, and these modifications should not be understood individually from the technical idea or perspective of the present invention.

Claims (4)

In the service provision device,
A commercial district data composition department that constructs commercial district data by estimating sales-linked rent based on sales and population movement data within the real estate district;
A rental transaction case collection department that collects transaction cases related to real estate rent and forms rental transaction data; and
Based on the commercial district data and rental transaction data, an asset value analysis service unit that performs analysis of the asset value and potential value of the real estate building and provides the analysis results to the user terminal.
Service delivery device. According to paragraph 1,
Based on the commercial district data, linear regression analysis corresponding to the market rent, individual asset rent, estimated asset value, and estimated individual asset value corresponding to the commercial real estate building is performed to calculate the estimated price of the commercial real estate building, and Further comprising an estimated price calculation service unit that provides the estimated price to the user terminal.
Service delivery device. According to paragraph 1,
Based on the commercial district data, real estate risk detection service information using at least one of a debt repayment coefficient, an operational risk monitoring index, a market risk monitoring index, and a rental risk monitoring index corresponding to the commercial real estate building is provided to the user terminal. Further comprising a hazard detection service department
Service delivery device. In the method of operating the service provision device,
Constructing commercial district data by estimating sales-linked rent based on sales and population movement data within the real estate area;
Constructing rental transaction data by collecting transaction cases related to real estate rental; and
Based on the commercial district data and rental transaction data, analyzing the asset value and potential value of the real estate building and providing the analysis results to the user terminal.
containing
Method of operation of the service provision device.