Condominium investment management system, control method for condominium investment management system, program and recording medium for condominium investment management system

Abstract

To enable a business entity leasing a condominium unit office as an investment object to predict future profits and losses, taking into consideration changes in economic conditions, and to analyze investment effects and risks in connection with an investment in the condominium unit office depending on analysis results of various conditions including economic conditions.SOLUTION: The system enables a business entity supplying a condominium unit office as a real estate property to predict profits and losses generated from purchase to sale, as well as the future price of the real estate. The system provides clear understanding of various present situations of a condominium unit office which is an investment object, analyzes investment effects and risks both for the business entity supplying the condominium unit office and for a business entity owning the same on the basis of financial statements assuming that the economic conditions remain the same, and analyzes investment effects and risks and provides indicators for business expansion on the basis of financial statements and a list of consumption tax simulation results created by assuming the situation of the object and economic conditions.SELECTED DRAWING: Figure 1

Description

Technical Field

[0001] The present invention relates to a condominium office investment management system, a control method for the condominium office investment management system, a program for the condominium office investment management system, and a recording medium, which are related to performance evaluation and result evaluation when making investments in the supply and ownership of condominium offices.

Background Art

[0002] Although there are remarkable aspects in the current economic situation in Japan, the inventor who has been researching how a company should maintain a stable financial state when it owns real estate has found that the original purpose of a company is to continue to exist as a company under any circumstances. Therefore, in some cases, it is necessary to acquire real estate and the like with the profits obtained from the main business to ensure profits even when no profit is made in the main business. In particular, from the perspective of investment, it has been concluded that investment in condominium offices is an effective means for a company to continue to exist as a strong company under any circumstances.

[0003] However, real estate is expensive and not all companies can own it. Furthermore, from the perspective of investment, looking at past examples, to succeed in real estate ownership, it is limited to commercial real estate of a certain scale or more. Therefore, it is often thought that only companies with abundant financial resources can succeed in real estate investment. However, by means of condominium ownership, many companies can realize beneficial real estate investments that support business continuity. Furthermore, in the case of real estate for housing purposes aimed at living, there is a tendency to highly evaluate the use value even more. By thoroughly reviewing how the judgment criteria for real estate as an investment in a company should be, it becomes possible to increase higher profitability.

[0004] On the other hand, a risk of real estate investment is the decline in rents. However, properties less susceptible to rent declines are those located in the central areas of large cities, where land has already been utilized and there is little room for further development, rather than suburbs where there is room to expand the property network and which may become less competitive in the future. Furthermore, medium-sized and small office buildings are even more advantageous investments given the current supply and demand balance in the real estate market. However, even with medium-sized and small office buildings, owning an entire building requires considerable capital. By owning only a portion of a building, it is possible to purchase valuable properties at a discount, and by dividing the building and selling individual units as fractional ownership, it becomes easier to purchase, enabling efficient real estate investment in various situations. In particular, the key to successful real estate investment in condominium units lies in long-term financing. However, in order to ensure that both lenders and borrowers are satisfied with the financing, when deciding on a loan, it is essential to accurately simulate not only the future fluctuations in the value of the property but also how the borrower's financial situation will change due to fluctuations in interest rates and other factors caused by economic conditions. The results of this simulation must be clearly presented, and appropriate decisions must be made based on these simulations; otherwise, significant losses may be incurred.

[0005] The above explains the various circumstances surrounding investment in condominium offices. On the other hand, businesses that supply properties to companies investing in such condominium offices are also required to address a variety of issues similar to those faced by the investing companies.

[0006] For example, while the term "condominium ownership" generally refers to residential properties such as condominiums, the condominium ownership targeted in this application is based on the premise of use as an office or business space. This differs from common sense, so it is crucial to gain the understanding of all parties involved. Furthermore, since we are supplying real estate for both actual use and investment purposes, it is absolutely necessary to address issues such as fluctuations in property rents, especially declines in asset value due to rent decreases, as well as the risks involved when acquiring large properties as a whole, and securing the necessary financing for acquisitions. These are precisely the same problems faced by companies investing in condominium office spaces.

[0007] In other words, acquiring an entire or specific floor of a medium- or small-sized used building, such as one built in the heart of a major city, that is more suitable for office use than residential use, can be a useful approach in providing such a condominium office. Furthermore, if the property is already being leased out as office space, analyzing the rental situation can provide invaluable information regarding rent and other factors for those considering owning the property as an investment. Moreover, even if ownership of the property is transferred from the previous owner to a new owner who will own it as a condominium office, if a good tenant continues to rent it out, it eliminates the need for eviction requests or the hassle of finding new tenants. In addition, acquiring a medium- or small-sized building requires a relatively smaller investment compared to acquiring an entire large building, and also reduces costs for repairs, maintenance, or improvements to convenience and livability. Furthermore, because the used properties are resold as condominium units, the property supplier anticipates the risk of malfunctions in the fixtures and fittings, and therefore anticipates the need for repairs and maintenance to a certain extent. This allows for not only favorable pricing for the condominium units but also favorable rental rates. Thus, providing condominium units requires solving various challenges beyond those faced by typical residential condominiums, and it is necessary to generate reasonable profits for both the supplier and the buyer. To achieve this, it is crucial to conduct investment simulations for both the supplier and the buyer, especially the buyer. However, unlike condominium units for residential use, the supplier is required to renovate common areas and fixtures to improve convenience, and to handle the allocation of related costs.

[0008] In light of the need to consider fluctuating factors when evaluating real estate investments from both the supply and purchase sides of such condominium units, technical concepts for accurately understanding real estate investments over the long term using various methods have been disclosed. [Prior art documents] [Patent Documents]

[0009] [Patent Document 1] Japanese Patent Publication No. 2003-216713 [Patent Document 2] Japanese Patent Publication No. 2005-38292 [Patent Document 3] Japanese Patent Publication No. 2002-259885 [Overview of the Initiative] [Problems that the invention aims to solve]

[0010] Firstly, in investment simulations on the supply side of condominium buildings, as published in, for example, Japanese Patent Publication No. 2003-216713, a technical concept has already been disclosed for calculating taxable valuation amounts in a single process, taking into account the case where there is a stipulated common use where a limited number of rooms are shared in the asset valuation of each condominium unit. However, specific disclosures regarding the application for condominium buildings, the allocation of costs for common area fixtures, etc., have not been made.

[0011] Next, in light of the need to consider various long-term fluctuations when evaluating real estate investments by the buyer of a condominium unit, a technical concept for creating future balance sheets and income statements has already been disclosed, for example, in Japanese Patent Publication No. 2005-38292, which enables the input of information on account titles and their values ​​necessary to calculate projected values ​​for future balance sheets and income statements. However, specific disclosures regarding interest rate fluctuations and other factors important for predicting future real estate investments have not been made.

[0012] Furthermore, as disclosed in, for example, Japanese Patent Publication No. 2002-259885, a technical concept based on double-entry bookkeeping that predicts not only real estate investments but also future financial statements has already been disclosed. However, specific disclosures regarding the treatment of depreciation expenses and other important elements in the evaluation of real estate investments have not been made. In response to the above-mentioned issues, for example, in order to meet the demands of companies that invest in condominium units, there is a need to further cultivate a technical concept that enables the construction of an effective investment management system for both the supply and purchase sides of condominium units in real estate entities that actively develop condominium unit investment businesses, thereby clarifying the high asset value of condominium units as a real estate product through numerical data.

[0013] This application aims to resolve these issues, improve business profits for both the supply and ownership sides of condominium units, and clarify future profits and losses. [Means for solving the problem]

[0014] In order to solve the above problems, this invention focuses on the fact that used properties are likely to be acquired at low cost, and further focuses on the fact that it is relatively easy to increase the value of used properties. That is, in the investment management system according to the present invention, In a condominium investment management system for purchasing and selling condominiums for the purpose of actual demand and investment, comprising a management system having at least a management server and a management database, and a branch system having a branch processor and a branch database, The management server and / or the branch office processor provides means for inputting first information relating to the acquisition cost of real estate properties, Means for storing the input first information as a first memory on the management database and / or the branch database by the management server and the management database and / or by the branch processor and the branch database, The management system and / or the branch office system includes means for displaying the first information, The management server and / or the branch office processor provides means for inputting second information relating to at least one of the following based on the first information: profit, the repair reserve fund for the real estate property, and the equipment warranty budget for each unit. Means for storing the input second information as a second memory on the management database and / or the branch office database by the management server and the management database and / or by the branch office processor, Means for displaying the second information in the aforementioned management system and / or branch office system, The management server and / or the branch office processor provides means for inputting third information relating to the fractional ownership income and fractional ownership expenses and sales price for each fractional ownership of the real estate property, Means for storing the input third information as a third memory on the management database and / or the branch database by the management server and the management database and / or by the branch processor and the branch database, The management system and / or the branch office system includes means for displaying the third information, The management server and / or the branch office processor provides means for inputting a fourth piece of information relating to real estate properties, including profit and loss for each category as for actual use and investment, Means for storing the input fourth information as a fourth memory on the management database and / or the branch database by the management server and the management database and / or by the branch processor and the branch database, The management system and / or the branch office system includes means for displaying the fourth information, The management server and / or the branch office processor provides means for calculating financial statements and / or fifth information relating to cash flow when leasing a condominium office based on the fourth information, Means for storing the calculated fifth information as a fifth memory on the management database and / or the branch database by the management server and the management database and / or by the branch processor and the branch database, The management system and / or the branch office system has means for displaying the fifth information. It is equipped with.

[0015] Another aspect of the present invention is a condominium investment management system for procurement for the sale of condominiums for actual use and investment purposes, comprising a management system having at least a management server and a management database, and a branch system having a branch processor and a branch database, The above management server and / or the above branch office processor provide means for inputting the first information relating to the acquisition cost of real estate properties, Means for storing the above-mentioned input first information as first memory on the management database and / or the branch database by the management server and the management database and / or the branch processor and the branch database, The above management system and / or branch office system includes means for displaying the above-mentioned first information, The above management server and / or the above branch office processor provides a means for inputting second information relating to profits, including the repair reserve fund for the above real estate property and / or the equipment warranty budget for each unit, based on the first information above. Means for storing the input second information as a second memory on the management database and / or the branch office database, using the management server and the management database and / or the branch office processor, Means for displaying the above-mentioned second information in the above-mentioned management system and / or branch office system, Means for inputting third information related to the condominium income, condominium expenses, and selling price for each category of the real estate property by the management server and / or the store processor; Means for storing the input third information as a third storage on the management database and / or the store database by the management server and the management database and / or by the store processor and the store database; Means for displaying the third information on the management system and / or the store system; It comprises.

[0016] Furthermore, another aspect of the present invention is a condominium office investment management system related to the sale of a condominium office for actual demand and investment purposes, comprising a management system having at least a management server and a management database and a store system having a store processor and a store database, for solving the above problems. Means for inputting first information related to real estate properties including profit and loss for each category for actual demand and investment purposes by the management server and / or the store processor; Means for storing the input first information as a first storage on the management database and / or the store database by the management server and the management database and / or by the store processor and the store database; Means for displaying the first information in the management system and / or the store system; Means for calculating second information related to the financial statements and / or cash flow related to the lease when leasing a condominium office based on the first information by the management server and / or the store processor; Means for storing the calculated second information as a second storage on the management database and / or the store database by the management server and the management database and / or by the store processor and the store database; Means for displaying the above-mentioned second information in the above-mentioned management system and / or branch office system It is equipped with.

[0017] In the above embodiment, means for displaying the above-mentioned real estate property based on the first and / or second-mentioned information, by the management server and the management database and / or by the branch processor and the branch database, for use in making investment decisions regarding the real estate property. It may also be possible to further incorporate this feature.

[0018] Furthermore, the present invention can also be implemented as a program for an investment management system. That is, the program for an investment management system according to the present invention is In a condominium investment management system for purchasing and selling condominiums for the purpose of actual demand and investment, comprising a management system having at least a management server and a management database, and a branch system having a branch processor and a branch database, The management server and / or the branch office processor provides means for inputting first information relating to the acquisition cost of real estate properties, Means for storing the input first information as a first memory on the management database and / or the branch database by the management server and the management database and / or by the branch processor and the branch database, The management system and / or the branch office system includes means for displaying the first information, The management server and / or the branch office processor provides means for inputting second information relating to at least one of the following based on the first information: profit, the repair reserve fund for the real estate property, and the equipment warranty budget for each unit. Means for storing the input second information as a second memory on the management database and / or the branch office database by the management server and the management database and / or by the branch office processor, Means for displaying the second information in the aforementioned management system and / or branch office system, The management server and / or the branch office processor provides means for inputting third information relating to the fractional ownership income and fractional ownership expenses and sales price for each fractional ownership of the real estate property, Means for storing the input third information as a third memory on the management database and / or the branch database by the management server and the management database and / or by the branch processor and the branch database, The management system and / or the branch office system includes means for displaying the third information, The management server and / or the branch office processor provides means for inputting a fourth piece of information relating to real estate properties, including profit and loss for each category as for actual use and investment, Means for storing the input fourth information as a fourth memory on the management database and / or the branch database by the management server and the management database and / or by the branch processor and the branch database, The management system and / or the branch office system includes means for displaying the fourth information, The management server and / or the branch office processor provides means for calculating financial statements and / or fifth information relating to cash flow when leasing a condominium office based on the fourth information, Means for storing the calculated fifth information as a fifth memory on the management database and / or the branch database by the management server and the management database and / or by the branch processor and the branch database, The management system and / or the branch office system has means for displaying the fifth information. To make a computer function.

[0019] In another embodiment of the present invention, a condominium investment management system for procurement for a condominium sales business for actual demand and investment purposes comprises a management system having at least a management server and a management database, and a branch system having a branch processor and a branch database, The above management server and / or the above branch office processor provide means for inputting the first information relating to the acquisition cost of real estate properties, Means for storing the above-mentioned input first information as first memory on the management database and / or the branch database by the management server and the management database and / or the branch processor and the branch database, The above management system and / or branch office system includes means for displaying the above-mentioned first information, The above management server and / or the above branch office processor provides a means for inputting second information relating to profits, including the repair reserve fund for the above real estate property and / or the equipment warranty budget for each unit, based on the first information above. Means for storing the input second information as a second memory on the management database and / or the branch office database, using the management server and the management database and / or the branch office processor, Means for displaying the above-mentioned second information in the above-mentioned management system and / or branch office system, The above management server and / or the above branch office processor provides a means for inputting third information relating to the fractional ownership income and fractional ownership expenses and sales price for each fractional ownership of the above real estate property, Means for storing the above-mentioned third input information as a third memory on the management database and / or the branch database by the management server and the management database and / or the branch processor and the branch database, The above management system and / or branch office system have means for displaying the above third information. To make a computer function.

[0020] Furthermore, in another aspect of the present invention, a condominium investment management system for the sale of condominiums for actual use and investment purposes comprises a management system having at least a management server and a management database, and a branch system having a branch processor and a branch database, The above management server and / or the above branch office processor provide means for inputting first information relating to real estate properties, including profit and loss for each category as for actual use and investment, Means for storing the above-mentioned input first information as first memory on the management database and / or the branch database by the management server and the management database and / or the branch processor and the branch database, The above management system and / or branch office system includes means for displaying the above-mentioned first information, The above management server and / or the above branch office processor provides means for calculating second information relating to financial statements and / or cash flow when leasing a condominium office based on the above first information, Means for storing the second information calculated above as a second memory on the management database and / or the branch database by the management server and the management database and / or by the branch processor and the branch database, Means for displaying the above-mentioned second information in the above-mentioned management system and / or branch office system To make a computer function.

[0021] In the above embodiment, means for displaying the above-mentioned real estate property based on the first and / or second-mentioned information, by the management server and the management database and / or by the branch processor and the branch database, for use in making investment decisions regarding the real estate property. It may also be possible to make it function further as such.

[0022] Furthermore, the present invention can also be realized as a control method for an investment management system. That is, the control method for an investment management system according to the present invention is In a condominium investment management system for purchasing and selling condominiums for the purpose of actual demand and investment, comprising a management system having at least a management server and a management database, and a branch system having a branch processor and a branch database, The management server and / or the branch office processor input the first information relating to the acquisition cost of the real estate property, The input first information is stored as first memory on the management database and / or the branch database by the management server and the management database and / or by the branch processor and the branch database. The aforementioned management system and / or branch office system displays the first information, The management server and / or the branch office processor input second information relating to at least one of the following based on the first information: profit, the repair reserve fund for the real estate property, and the equipment warranty budget for each unit. The management server and the management database and / or the branch processor store the input second information as a second memory on the management database and / or the branch database. The second information is displayed in the aforementioned management system and / or branch office system. The management server and / or the branch office processor input third information relating to the fractional ownership income and fractional ownership expenses and sales price for each fractional ownership unit of the real estate property, The input third information is stored as a third memory on the management database and / or the branch database by the management server and the management database and / or by the branch processor and the branch database. The third information is displayed in the aforementioned management system and / or branch office system. The management server and / or the branch office processor input the fourth information relating to real estate properties, including profit and loss for each category as actual use and investment property. The input fourth information is stored as a fourth memory on the management database and / or the branch database by the management server and the management database and / or by the branch processor and the branch database. The aforementioned management system and / or branch office system displays the information described in the fourth item. The management server and / or the branch office processor calculate the financial statements and / or cash flow information relating to the lease of the subdivided office space based on the information in the fourth section, The calculated fifth information is stored as a fifth memory on the management database and / or the branch database by the management server and the management database and / or by the branch processor and the branch database. Display the information described in item 5 in the aforementioned management system and / or branch office system. It is characterized by having the following features.

[0023] Another aspect of the present invention is a condominium investment management system for procurement for the sale of condominiums for actual use and investment purposes, comprising a management system having at least a management server and a management database, and a branch system having a branch processor and a branch database, The above management server and / or the above branch office processor input the first information relating to the acquisition cost of the real estate property, The first information entered above is stored as first memory on the management database and / or the branch database by the management server and the management database and / or by the branch processor and the branch database. The above management system and / or branch office system will display the above first information, Based on the first information above, the management server and / or the branch office processor input the second information relating to profits, including the repair reserve fund for the real estate property and / or the equipment warranty budget for each unit, The above management server and the above management database and / or the above branch processor store the above input second information as a second memory on the above management database and / or the above branch database. The above management system and / or the branch office system will display the above second information. The above management server and / or the above branch office processor input third information relating to the fractional ownership income and fractional ownership expenses and sales price for each fractional ownership unit of the above real estate property, The third information entered above is stored as a third memory on the management database and / or the branch database by the management server and the management database and / or by the branch processor and the branch database. Display the above third information in the above management system and / or branch office system. It is characterized by having the following features.

[0024] Furthermore, another aspect of the present invention relates to a condominium investment management system for the sale of condominiums for actual use and investment purposes, comprising a management system having at least a management server and a management database, and a branch system having a branch processor and a branch database, The above management server and / or the above branch office processor input the first information relating to real estate properties, including profit and loss for each category as actual use and investment property, The first information entered above is stored as first memory on the management database and / or the branch database by the management server and the management database and / or by the branch processor and the branch database. The above management system and / or branch office system will display the above first information, The above management server and / or the above branch office processor calculate the second piece of information relating to the lease and / or cash flow when leasing a condominium office based on the first piece of information above. The second information calculated above is stored as a second memory on the management database and / or the branch database by the management server and the management database and / or by the branch processor and the branch database. Display the above-mentioned information (item 2) in the above management system and / or branch office system. It is characterized by having the following features.

[0025] In the above embodiment, the management server and the management database and / or the branch processor and the branch database display the first and / or second information for use in making investment decisions regarding the real estate property. It would be good to prepare for this further. [Effects of the Invention]

[0026] In one embodiment of the present invention, for the supplier side of a condominium unit, by entering necessary information according to a prescribed input procedure, problems on the supply side are identified, and business evaluation indicators related to the sale of the condominium unit are created. Furthermore, for the buyer side of a condominium unit, various conditions related to real estate investment are entered, and from these conditions, multiple financial statements are created, for example, from the start of investment to 30 years later. Subsequently, a simulation is performed based on the above financial statements to calculate the investment effect (also referred to as investment results). Furthermore, among the above conditions, financial statements are created by taking into account fluctuations in interest rates, rents, asset values, etc., which have a significant impact on investment decisions, and based on these, investment results under different conditions are also calculated, providing this as a basis for decision-making to companies considering real estate investment, and can also be used to lead to more favorable loan conditions from financial institutions for real estate investment. Moreover, even for companies that have already made real estate investments, financial statements are created each time, taking into account the changes in the above factors that have a significant impact on investment results from the start of investment to the present, and simulations are performed, providing the latest information on current investment results and future conditions as they occur, thereby enabling them to always grasp the status of their investments. [Brief explanation of the drawing]

[0027] [Figure 1] This is a functional block diagram of the entire condominium investment management system according to one embodiment of the present invention. [Figure 2] This is a configuration diagram of the management system related to one embodiment of the present invention. [Figure 3] This is a diagram illustrating the configuration of a branch office system related to one embodiment of the present invention. [Figure 4] This is a data table of items to be procured related to one embodiment of the present invention. [Figure 5] This is a list of rental statuses related to one embodiment of the present invention. [Figure 6] This is a list of acquisition costs related to one embodiment of the present invention. [Figure 7] This is a list of individual income and expenditures related to one embodiment of the present invention. [Figure 8] This is a data table of investment properties related to one embodiment of the present invention. [Figure 9] This is the cash flow of the investment property related to one embodiment of the present invention. [Figure 10] This is a balance sheet relating to one embodiment of the present invention. [Figure 11] This is an income statement relating to one embodiment of the present invention. [Figure 12] This is a list of income statements related to one embodiment of the present invention. [Figure 13] This is a list of cash flows related to one embodiment of the present invention. [Figure 14] This is a list of investment effect analyses related to one embodiment of the present invention. [Figure 15] This is a summary of two investment effect analyses related to one embodiment of the present invention. [Figure 16] This is a list of consumption tax simulation results related to one embodiment of the present invention. [Figure 17] This is an overall processing flow diagram related to one embodiment of the present invention. [Modes for carrying out the invention]

[0028] This application relates to a condominium investment management system that, in order to expand the distribution of condominium properties, simulates the business performance of a business entity that supplies such condominiums, and provides a property-specific business performance report once the assumed figures are finalized. It also calculates investment results by performing simulations based on the latest financial statements that take into account the trends in interest rates, rent, asset value, etc., which are important investment decision-making factors for companies that intend to own condominiums as investment properties, and provides the results as they occur. The existence of such a simulation system is important not only for the existence of companies that invest in condominiums, financial institutions that provide loans to these companies, and real estate entities that actively develop condominium investment businesses, but also for the existence of trust among stakeholders based on reliable information provision. Furthermore, these simulation systems are operated by a real estate entity that develops condominium investment businesses, and each branch of the real estate entity provides information and other services to companies that invest in condominiums.

[0029] The following describes embodiments for carrying out the present invention with reference to the drawings. Figure 1 is a functional block diagram showing the configuration overview of a condominium investment management system according to one embodiment of the present invention. The condominium investment management system according to one embodiment of the present invention is configured by connecting a management system 20 and a branch office system 30 via a network 10. In addition, if necessary, it may be connected to related organization systems 202, etc. via the network 10, and if necessary, the system configuration may be configured using so-called cloud computing. Furthermore, for example, necessary software may be installed from the management system 20 to the branch office system 30.

[0030] Next, the details of the management system 20 will be explained with reference to Figure 2. As shown in the figure, the management system 20 is composed of a management device database (hereinafter referred to as "management device DB") 21, a management device server 22, a management output device 23, a management input device 24, and a management device interface 26. The management device server 22 processes data related to the management of condominiums using a processor, etc., and the management device DB 21 stores data such as management and condominium information. The management output device 23 is composed of a display, printer, etc., and outputs various information as needed. The management input device 24 is composed of a keyboard, barcode reader, scanner, etc., and inputs information as needed, and includes all devices that enable information input. The management system 20 may be a single system or composed of multiple systems, as long as it is ultimately capable of performing its duties as a condominium investment management system.

[0031] Next, the details of the branch office system 30 will be described with reference to Figure 3. As shown in the figure, the branch office system 30 is configured to include a branch office device memory 31, a branch office device processor 32, a branch office output device 33, a branch office input device 34, and a branch office device interface 36. The branch office device processor 32 processes information sent from, for example, the management system 20, and displays the information on, for example, the branch office output device 33. The branch office output device 33 is configured to include a display, printer, etc., and outputs various information as needed. The branch office input device 34 is configured to include a keyboard, barcode reader, scanner, etc., and inputs information as needed, and includes all devices that enable information input. The branch office input device 34 processes input from the keyboard, etc., as needed, displays it on, for example, the branch office output device 33, and transmits the information input from the branch office input device 34 to the management system 20 via the branch office device interface 36 as needed. The management system 20 processes the condominium investment simulation according to the transmitted information, and if further information is required, additional information is entered from the branch office system 30. By operating the branch office system 30 in this way, a condominium investment simulation is performed that takes into account the financing conditions of the business entity selling the real estate and the customer making the investment.

[0032] The above outlines the configuration of one embodiment of the present invention. Note that, if systems other than the management system 20 and the branch office system 30 have processors, memory, etc. (not shown), they shall perform various information processing as necessary, similar to the management system 20 and the branch office system 30. Next, the details and operation of the present invention will be described.

[0033] As described above, we will simulate the business performance of the entities supplying the above-mentioned condominium offices and provide a business performance report for each property. Furthermore, for companies that own condominium offices as real estate, we will provide cost comparisons between renting an office and using a condominium office as their own office, not only when stabilizing corporate performance by, for example, leasing the office to another company to generate income, but also when using a condominium office as their own office. In addition, when obtaining financing for condominium ownership, we will clarify the conditions of the investment property, initial investment conditions, depreciation conditions, and loan conditions to financial institutions, etc., and based on this, prepare financial statements related to the real estate investment and calculate the investment results based on these. It is necessary to clarify the above conditions.

[0034] First, the acquisition target property data table 40 for storing the above conditions in a business entity supplying condominium units will be explained with reference to Figure 4. The acquisition target property data table 40 includes an acquisition target property code column 41 for storing the acquisition target property code, etc., an acquisition target property location column 4201, an acquisition target property price column 4202, an acquisition target property type column 4203, etc., which show various information about the acquisition target property. The acquisition target property data table 40 is stored in the branch office device memory 31 by the branch office device processor 32 according to a program stored in the branch office device memory 31, for example, by the branch office device processor 32, based on information calculated from relevant information according to a program stored in the branch office device memory 31, or information entered by an operator from the keyboard of the branch office input device 34 of the branch office system 30 according to an acquisition target property setting screen (not shown) displayed on the display of the branch office output device 33. The acquisition target property setting screen (not shown) shall have the same format as the acquisition target property data table 40. Furthermore, if necessary, a display screen (not shown) of the purchase target property data table, according to the contents of the purchase target property data table 40, will be displayed, for example, on the branch office output device 33 of the branch office system 30 and the management output device 23 of the management system 20. Note that the purchase target property data table 40 may be input and stored in memory on the management system 20 side. Also, information input and stored on the branch office system 30 side may be transmitted to the management system 20 side, for example, via the network 10, and information input and stored on the management system 20 side may be transmitted to the branch office system 30 side.

[0035] Next, following Figure 4, we will explain the procedure for storing information in each column of the acquisition target property data table 40. As a premise, we assume, for example, that we acquire the "Kita-Shinjuku Office Building," a 10-story above ground, 1-story underground building located at 1-2-3 Kita-Shinjuku, Shinjuku-ku, for 1 billion yen for all floors, and then, after some repairs and renovations, sell all floors as subdivided office units. First, it is determined whether the information regarding the property subject to purchase evaluation is a new registration. If it is a new customer registration, a new property data table 40 for purchase is created. Specifically, the creation date of the property data table for purchase is entered as follows: for example, if the creation date is April 1, 2014, it is entered as "2014.04.01"; if the last update date for the 5th edition is April 10, 2014, it is entered as "Update Date: 2014.04.10 (5th Edition)"; the first data entry 001 for the property code 0814001 is entered as "0814001-001"; and the name is entered as "Kita-Shinjuku Office Building". Furthermore, information such as "1-2-3 Kita-Shinjuku, Shinjuku-ku, Tokyo" is stored in the property location field 4201, and similarly, information such as "¥1,000,000,000" for the property price and "¥2,600,000" for the price per tsubo is stored in the property price field 4202, information such as "Condominium Office, 10 floors above ground, 1 basement floor" for the property type is stored in the property type field 4203, information such as "1271.2 square meters (384.5 tsubo)" for the total exclusive area is stored in the total exclusive area field 4204, information such as "August 1987" for the year built is stored in the year built field 4205, information such as "Board of Directors: Approved, Additional Conditions: None" for the purchase decision of the target property is stored in the purchase decision field 4206, and information such as "Bank: ABC Bank, LTV: 50%" for the purchaser's planned financing is stored in the bank ABC Bank. Enter the information "Term: 20 years" in the buyer's financing plan column 4207, enter the information "Seller: Completed, Brokerage Company: Completed, Property: Completed, Tenant: Completed" in the legal confirmation column 4208 as legal confirmation, enter the information "Bank: XYZ Bank, Interest Rate: 2.3%, Amount: ¥700,000,000" in the purchase financing column 4209 as purchase financing, enter the information "Rental Status Confirmation" for example, "Completed, Additional Conditions: The 3rd floor has two instances of rent arrears."Enter the following information in the rental status confirmation section 4210: For common area confirmation, for example, "Parking: None Sign: Yes Attachments: Shared antenna" in the common area confirmation section 4211: For area confirmation, for example, "On-site measurement: Completed" in the area confirmation section 4212: For facilities, for example, "Air conditioning: Shared, partially private, Water facilities: Same as above" in the facilities section 4213: For rent assessment, for example, "Completed" in the rent assessment section 4214: For infrastructure confirmation, for example, "Electricity: Completed, Water: Completed" Enter the information "Gas: Meter replacement required" in the infrastructure confirmation column 4215, enter the information "Completed" as a construction confirmation in the construction confirmation column 4216, enter the information "Plan prepared" as a long-term repair in the long-term repair column 4217, enter the information "Ancillary equipment list prepared" as an ancillary equipment in the ancillary equipment column 4218, enter the information "Completed" as a fire insurance in the fire insurance column 4219, enter the information "Selected" as a management company in the management company column 4220, enter the information "Management regulations prepared" as a management regulations in the management regulations column 4221, enter the information "Contract completed" as a purchase sales contract in the purchase sales contract column 4222, enter the information "Draft contract prepared" as a sales contract in the sales contract column 4223, and enter the information "Draft brochure prepared" as a sales promotion. The information "Announcement text prepared" is stored in the sales promotion column 4224, the information "Completed" as a response to relevant government ministries and agencies is stored in the relevant government ministries and agencies response column 4225, the information "Sales strategy meeting held: 2014.04.04" as a sales strategy is stored in the sales strategy column 4226, and the information "Draft sales price list prepared" as a sales price is stored in the sales price column 4227. Furthermore, for items in the procurement target property data table 40 that can be calculated from other item information, they may be calculated from related items and stored in the corresponding item column. In this case, the calculation process shall be performed, for example, by the branch office device processor 32, according to a program deployed on the branch office system 30. Alternatively, the same process may be performed in the management system 20. The results may also be transmitted to the branch office system 30 via the network 10. The information in each item of the procurement target property data table 40 represents the result of a comprehensive assessment of various pieces of information.

[0036] In the above explanation, the information stored in each column of the property acquisition data table 40 is, for example, a character code using numbers. However, it is also acceptable to use information such as a custom-defined code, or to add custom-defined code information to the character code column.

[0037] In particular, the Acquisition Decision column 4206 shall store information based on a comprehensive assessment of all the information in the Acquisition Target Property Data Table 40. Furthermore, if there are additional conditions, for example, it shall indicate that the Board of Directors has not given final approval (details will be described later in relation to the overall processing flow diagram 170). In addition, the Rental Status Confirmation column 4210 shall store the results of confirming the past status for all tenants (details will be described later). Furthermore, for example, the Common Area Confirmation column 4211, Equipment column 4213, Infrastructure Confirmation column 4215, Long-Term Repair column 4217, and Management Regulations column 4221 are closely related, and especially when acquiring the entire property, the results of reviewing the conventional classification of common areas, common area fixtures, etc. shall be reflected. In this way, if there are any changes to each item, the update date of the Acquisition Target Property Code column 41 shall be indicated as the last update date and that it is the 5th version due to, for example, four updates. Furthermore, it is permissible to save not only the latest Acquisition Target Property Data Table but also each version of the Acquisition Target Property Data Table.

[0038] Next, the rental status list 50, which confirms the past status of all tenants in relation to the above rental status confirmation section 4210, will be explained with reference to Figure 5. The rental status list 50 includes a property code section 51 for storing the property codes of the properties to be acquired, a rental status list management section 52 for showing each item of the rental status, and sections such as B1F rental status section 5301, 1F rental status section 5302, 2F rental status section 5303, etc., which show the rental status of the target property. In addition, the rental status list management section 52 is further composed of a hierarchy section 5201, arrears section 5202, arrears 1 section 5203, arrears 2 section 5204, arrears 3 section 5205, etc. The rental status list 50 is stored in the branch office device memory 31 by the branch office device processor 32 according to a program stored in the branch office device memory 31, based on information calculated from relevant information, or information entered by the operator from the keyboard of the branch office input device 34 of the branch office system 30, according to a target property setting screen (not shown) displayed on the display of the branch office output device 33. The rental status list setting screen (not shown) has the same format as the rental status list 50. Furthermore, if necessary, a rental status list display screen (not shown) according to the contents of the rental status list 50 is displayed, for example, on the branch office output device 33 of the branch office system 30 or the management output device 23 of the management system 20. The rental status list 50 may also be entered and stored in memory on the management system 20 side. Furthermore, information entered and stored on the branch office system 30 may be sent to the management system 20, for example, via the network 10, and information entered and stored on the management system 20 may be sent to the branch office system 30.

[0039] Next, the contents of the various information stored in the rental status list 50 are shown below. First, in the property code column 51, for example, if the list was created on April 1, 2014, regarding the arrears status of property code 08140001-0001, the information would be "Date created: 2014.04.01 Property code: 08140001-0001 Rental status list". In the rental status list management column 52, the "floor" information indicating the floor number is stored in the "floor" column 5201, the "arrears" information indicating arrears in general is stored in the "arrears" column 5202, the "arrears 1" information in the "arrears 1" column 5203, the "arrears 2" information in the "arrears 2" column 5204, the "arrears 3" information in the "arrears 3" column 5205, and so on. Furthermore, the floor column 5201 of the B1F rental status column 5301 stores information such as "B1F" indicating the basement floor, and similarly, the 1F rental status column 5302 stores information such as "1F" indicating the first floor, the 2F rental status column 5303 stores "2F", and so on. In addition, if, for example, the current tenant on the basement floor has not defaulted on rent payments since moving in, the default payment column 5202 of the B1F rental status column 5301 stores "None" to indicate that there are no defaults. Furthermore, if, for example, the tenants on the first and second floors also have no defaults, the default payment column 5202 of the 1F rental status column 5302 and the 2F rental status column 5303 also stores "None". However, if the tenant on the 3rd floor is, for example, 3 days late on their payment due on January 31, 2011, and 1 day late on their payment due on February 28, 2011, then the "Yes" column in the "3F Rental Status" column 5304, specifically the "Delinquency" column 5202, will be updated to indicate that there was a past delinquency, the "Delinquency 1" column 5202 will be updated to "2011.01.31 3 days", and the "Delinquency 2" column 5203 will be updated to "2011.02.28 1". Similarly, the rental delinquency status for all floors from the 4th to the 10th floor will be stored in the corresponding columns. Further details regarding the Rental Status List 50 will be in accordance with the Acquired Property Data Table 40.

[0040] Furthermore, the rental status list 50 may also be stored on the branch office device memory 31, for example, according to a data table (not shown) calculated by the branch office device processor 32 according to a program stored in the branch office device memory 31.

[0041] The results of the above rental status list 50 are reflected in the rental status confirmation column 4210 of the above-mentioned property acquisition data table 40, and information such as indicating that there have been two instances of rent arrears is stored there. Since other information is also reflected in the above-mentioned property acquisition data table 40, if the information is to be used as material for a management policy decision meeting, such as a board of directors meeting, and there are, for example, tenants who are in arrears, the information is stored in the rental status confirmation column 4210 so that the contents of the above-mentioned rental status list 50 can be confirmed at the board of directors meeting. Alternatively, if the number of arrears exceeds a predetermined number, information such as "Caution regarding acquisition due to arrears" is stored. Furthermore, if, for example, doubts are raised at a board of directors meeting regarding the acquisition of a property with multiple tenants who have been in arrears, this will be reflected in the supplementary conditions of the acquisition decision 4206. This information is stored, for example, in the branch office device memory 31, according to a program stored in the branch office device memory 31, based on the information in the rental status list 50. Furthermore, if necessary, information may be received from the management system 20, related organization systems 202, etc., via the network 10, and the contents of each item may be stored according to this information.

[0042] As described above, once it is decided to acquire the property, the acquisition costs are calculated according to the acquisition cost list 60 shown in Figure 6. The acquisition cost list 60 will be explained below. The acquisition cost list 60 includes a target property code column 61 for storing the property code etc. that is the subject of the acquisition cost list, an acquisition cost list management column 62 for showing each item of the acquisition cost, and a column showing the cost details of the target property, such as the property price land column 6301, property price building column 6302, real estate acquisition column 6303, ..., and a total column 6399. Furthermore, the acquisition cost list management column 622 is composed of item columns 621, taxable / non-taxable columns 622, cost column 623, consumption tax column 624, total column 625, ..., etc. The acquisition cost list 60 is calculated by the branch office device processor 32 according to a program stored in the branch office device memory 31, for example, based on information calculated from relevant information, or according to an acquisition cost list setting screen (not shown) displayed on the branch office output device 33, for example, based on information entered by the operator from the keyboard of the branch office input device 34 of the branch office system 30, and stored in the branch office device memory 31 by the branch office device processor 32 according to a program stored in the branch office device memory 31. The acquisition cost list setting screen (not shown) shall have the same format as the acquisition cost list 60. Furthermore, if necessary, an acquisition cost list display screen (not shown) according to the contents of the acquisition cost list 60 shall be displayed, for example, on the branch office output device 33 of the branch office system 30 or the management output device 23 of the management system 20. The acquisition cost list 60 may also be entered and stored in memory on the management system 20 side. Furthermore, information entered and stored on the branch office system 30 may be sent to the management system 20, for example, via the network 10, and information entered and stored on the management system 20 may be sent to the branch office system 30.

[0043] Next, following Figure 6, the procedure for storing information in each column of the acquisition cost list 60 will be explained. First, it is determined whether the information regarding the property subject to acquisition cost calculation is a new registration. If it is a new customer registration, a new acquisition cost list 60 is created. First, in the property code column 61 subject to cost calculation, the creation date of the acquisition cost list is entered. For example, if the property code for the property to be purchased is 0814001-001 and the creation date is April 1, 2014, then information such as "Creation date: 2014.04.01 Property code for the property to be purchased: 0814001-001 Acquisition cost list" is entered. In the acquisition cost list management column 62, the item column 621 contains the information "Item" indicating the cost, the taxable / non-taxable column 622 contains the information "Taxable / Non-taxable", the cost column 623 contains "Cost", the consumption tax column 624 contains "Consumption tax", the total column 625 contains "Total", and so on. Next, in the property price land column 6301, the taxable / non-taxable column 622 will store information indicating non-taxable status, such as "non," the cost column 623 will store information indicating the cost, such as "¥476,000,000," the consumption tax column 624 will store "- (hyphen)" because it is non-taxable, and the total column 625 will store information such as "¥476,000,000." Similarly, in the property price building column 6302, the taxable / non-taxable column 622 stores information indicating taxability, such as "Taxed," the cost column 623 stores information indicating the cost, such as "¥323,856,000," the consumption tax column 624 stores information such as "¥25,908,480," and the total column 625 stores information such as "¥349,764,480." Cost information is also stored in the real estate acquisition column 6303, the ownership transfer column 6304, the mortgage registration stamp column 6305, etc. In particular, the repair reserve fund column 6321 stores information about a fund to be allocated as a repair reserve fund for the portion of the property that becomes a separate ownership unit as a result of the acquisition. Furthermore, the private unit equipment warranty budget column 6322 includes the risk that the private unit equipment purchased through procurement may malfunction due to previous usage conditions. Therefore, in the event of a malfunction, a budget is allocated and this information is stored to mitigate an excessive burden on the new unit owner.Information is stored in each item in this manner, and the total column 6399 stores information regarding the grand totals of each item, such as "¥960,123,456" in the cost column 623, "¥33,890,123" in the consumption tax column 624, and "¥994,013,579" in the total column. In addition, the consumption tax column 624 is calculated using, for example, a consumption tax rate of 8 percent, but the updated information will be reflected in the corresponding item in the acquisition cost list 60 according to any future changes in the consumption tax rate (not shown). Alternatively, a consumption tax simulation will also be performed in accordance with the consumption tax simulation results list 160 shown in Figure 16 later. Furthermore, the above consumption tax simulation will also be performed for consumption tax related to information such as that stored in the long-term repair column 4217. For other details of the acquisition cost list 60, refer to the acquisition target property data table 40, rental status list 50, etc. Furthermore, regarding the repair reserve fund to be stored in the repair reserve fund column 6321, it is also possible to store information regarding the repair reserve fund amount, etc., separately in a repair reserve fund data table (not shown), etc., instead of including it in the acquisition cost list 60, and to process the equivalent amount of the repair reserve fund separately according to this information. In any case, the equivalent amount of the repair reserve fund shall be allocated to the repair reserve fund of the management association, etc., pertaining to the condominium property.

[0044] Once the above acquisition cost list has been created, Figure 7 will explain the individual income and expense list 70, which calculates and stores the income of each individual unit owner, the expenses of each individual unit owner, and the profit and loss of the unit owner's sales side, based on the information stored in the total column 625 of the above total column 6399, for example, "¥994,013,579". The individual income and expense list 70 includes a target property code column 71 for storing the property code etc. that is the subject of the individual income and expense list, an individual income and expense list management column 72 for showing each item of the individual income and expense list, for example, if the unit ownership is divided by floor, columns B1F 7301, 1F 7302, 2F 7303, ... which show the division by floor of the unit owner's property, and a total column 7399, etc. Furthermore, the individual income and expense list management column 72 is composed of a floor column 721, a rental area column 722, a unit ownership income and expense column 723, a unit ownership expense column 724, a sales column 725, etc. The individual income and expense list 70 is calculated by the branch office device processor 32 according to a program stored in the branch office device memory 31, for example, based on information calculated from relevant information, or according to the individual income and expense list setting screen (not shown) displayed on the branch office output device 33, for example, based on information entered by the operator from the keyboard of the branch office input device 34 of the branch office system 30, and stored in the branch office device memory 31 by the branch office device processor 32 according to a program stored in the branch office device memory 31. The individual income and expense list setting screen (not shown) shall have the same format as the individual income and expense list 70. Furthermore, if necessary, an individual income and expense list display screen (not shown) according to the contents of the individual income and expense list 70 shall be displayed, for example, on the branch office output device 33 of the branch office system 30 or the management output device 23 of the management system 20. The individual income and expense list 70 may also be entered and stored in memory on the management system 20 side. Furthermore, information entered and stored on the branch office system 30 may be sent to the management system 20, for example, via the network 10, and information entered and stored on the management system 20 may be sent to the branch office system 30.

[0045] Next, following Figure 7, we will explain the procedure for storing information in each column of the individual income and expenditure list 70. First, it is determined whether the information regarding the property subject to individual income and expenditure calculation is a new registration. If it is a new customer registration, a new individual income and expenditure list 70 is created. First, in the property code field 71 subject to individual income and expenditure calculation, the creation date of the individual income and expenditure list is entered. For example, if the acquisition target property code is 0814001-001 and the creation date is April 1, 2014, then information such as "Creation date: 2014.04.01 Acquisition target property code: 0814001-001 Acquisition cost list" is entered. In the individual income and expenditure list management field 72, the floor field 721 is entered with information such as "Floor" indicating the floor number, the rental area field 722 is entered with information such as "Rental area" indicating the rental area, the condominium income field 723 is entered with information such as "Condominium income and expenditure", the condominium expenditure field 724 is entered with information such as "Condominium expenditure", and the sales field 725 is entered with information such as "Sales". Furthermore, the Income Column 723 stores information such as "Monthly Rent" in the Rent Column 7231, "Monthly Common Area Fees" in the Common Area Fees Column 7232, and "Total Income" in the Total Income Column 7233. The Expenditure Column 724 stores information such as "Monthly Management Fees" in the Management Fee Column 7241, "Monthly Repair Reserve Funds" in the Repair Reserve Fund Column 7242, and "Total Expenditures" in the Total Expenditures Column 7243. The Sales Column 725 stores information such as "Sales Price" in the Sales Price Column 7251, "Profit Margin" in the Profit Margin Column 7252, and "Cost" in the Cost Column 7253. For further details regarding the individual income and expenditure list 70, refer to the acquisition target property data table 40, rental status list 50, acquisition cost list 60, etc.

[0046] Furthermore, in the B1F column 7301, the floor column 721 should contain information such as "B1F" indicating the first basement floor, the rental area column 722 should contain information such as "63.76 square meters / 19.28 tsubo" which is the rental area of ​​the unit, the rent column 7231 in the unit ownership income and expenditure column 723 should contain the monthly tax-inclusive rent calculated from the market rate for the property, for example, "¥321,456", the common area maintenance fee column 7232 should contain the monthly tax-inclusive common area maintenance fee, such as "¥87,654" which is the total monthly amount of maintenance costs for the common areas and fixtures of the property, for example, "¥409,110", the total income column 7233 should contain the total tax-inclusive amount of unit ownership income, for example, "¥409,110", and the management fee column 7241 in the unit ownership expenditure column 724 should contain the monthly amount for the unit ownership calculated from the long-term repair plan draft created according to the condition of the acquired property. For example, "¥34,567" is entered as the management fee for each unit; for example, "¥23,456" is entered as the monthly management fee for the unit in the repair reserve fund column 7242; for example, "¥58,023" is entered as the total expenditure amount for the unit in the expenditure column 7243; for example, "¥98,764,000" is entered as the sales price of the unit calculated from the profit margin column 7252 and cost column 7253 described later in the sales column 7251; for example, "¥98,764,000" is entered as the profit margin of the unit in the profit margin column 7252; for example, "23.45%" is entered as the profit margin of the unit in the profit margin column 7252; and for example, "¥75,603,844" is entered as the cost column 7253 is entered as the cost calculated from the acquisition cost list 60, for example, by apportioning the information stored in the cost column 625 of the total column 6399 according to the rental area of ​​the rental property. Finally, the total amount for each item is calculated and stored in each column, excluding the profit margin column (7252) in the total column (7399). Further details regarding the individual income and expenditure list (70) shall be in accordance with the acquisition target property data table (40), rental status list (50), acquisition cost list (60), etc.

[0047] The Individual Income and Expense List 70 has been explained above. The information stored in each column of the Individual Income and Expense List 70 will be reflected in the Acquisition Target Property Data Table 40, etc. For example, it will be used as material for the agenda of the Board of Directors meeting, as shown in the Acquisition Decision Column 4206 of the Acquisition Target Property Data Table 40, and the results will be reflected in the Acquisition Decision Column 4206. Furthermore, financing for the purchase of condominium units, as shown in the Purchaser Financing Plan Column 4207, will be considered based on the information for each condominium unit in the Individual Income and Expense List 70, and the results will be reflected in the Purchaser Financing Plan Column 4207. In addition, it is closely related to the Rent Assessment Column 4214, Sales Contract Column 4223, Sales Promotion Column 4224, Sales Strategy Column 4226, and Sales Price Column 4227, and they complement each other, ultimately completing the Acquisition Target Property Data Table 40 regarding acquisitions. Furthermore, regarding the individual income and expenditure list 70, for example, the sales column 725, the display color of the sales price column 7251 can be changed to identify each stage of sales, such as the inquiry stage, the contract stage, and the sales payment collection stage. Alternatively, the individual income and expenditure list 70 or only the sales column 725 may be created separately for each of the above stages (not shown).

[0048] Up to this point, we have explained the series of procedures related to the acquisition of property in this application. Below, we will explain the procedures related to the purchase of a condominium office. As mentioned above, in real estate investment by a company, not only is it necessary to stabilize corporate performance by, for example, leasing office space to another company to generate income from rent, but also, for example, when using a condominium office as the company's own office, it is necessary to compare the costs of leasing office space versus using a condominium office as the company's own office. Furthermore, when obtaining financing for condominium ownership, it is necessary to clearly define the conditions of the property to be invested, the initial investment conditions, the depreciation conditions, the loan conditions, etc., to financial institutions, etc., and based on this, prepare financial statements related to the real estate investment and calculate the investment results. In order to do this, it is necessary to clarify the above conditions.

[0049] Next, the investment property data table 80 for storing the above conditions will be explained with reference to Figure 8. The investment property data table 80 includes an investment property code column 81 for storing the investment property code, etc., an investment property location column 8201, an investment property price column 8202, an investment property type column 8203, etc., which show various information about the investment property. The investment property data table 80 is stored in the branch office device memory 31 by the branch office device processor 32 according to a program stored in the branch office device memory 31, for example, by the branch office device processor 32, based on information calculated from relevant information according to a program stored in the branch office device memory 31, or information entered by an operator from the keyboard of the branch office input device 34 of the branch office system 30 according to an investment property data table setting screen (not shown) displayed on the display of the branch office output device 33. The investment property data table setting screen (not shown) shall have the same format as the investment property data table. Furthermore, if necessary, an investment property data table display screen (not shown) that conforms to the contents of the investment property data table 80 shall be displayed, for example, on the branch output device 33 of the branch system 30 and the management output device 23 of the management system 20. Note that the investment property data table 80 may be input and stored in memory on the management system 20 side. Also, information input and stored on the branch system 30 side may be transmitted to the management system 20 side, for example, via the network 10, and information input and stored on the management system 20 side may be transmitted to the branch system 30 side.

[0050] Next, following Figure 8, the procedure for storing information in each column of the investment property data table 80 will be explained. First, it is determined whether the information regarding the property to be evaluated is a new registration. If it is a new customer registration, a new investment property data table 80 is created. First, the creation date of the investment property data table is entered as, for example, "2014.04.01" if the creation date is April 1, 2014. For investment property code 14001, the first data 001 is entered as, for example, "14001-001". The name is entered as, for example, "Kita-Shinjuku Office Building". This information is then stored in the investment property code column 81. Furthermore, information such as "1-2-3-1005 Kita-Shinjuku, Shinjuku-ku, Tokyo" is stored in the property location field 8201, and similarly thereafter, information such as "¥100,000,000" as the property price and "¥2,600,000" as the price per tsubo is stored in the property price field 8202, information such as "condominium office" as the property type is stored in the property type field 8203, information such as "127.12 square meters (38.45 tsubo)" as the occupied area is stored in the year built field 8204, information such as "August 1987" as the year built is stored in the year built field 8205, information such as "¥40,000,000" as the down payment is stored in the down payment field 8206, and among the tax information, information such as "¥680,000" as the registration license tax for the investment property is stored. Enter the following information in the tax column 8207: "0", for example, "¥1,000,000" as real estate acquisition tax; for example, "¥288,000" as mortgage registration, for example, "¥280,000" as judicial scrivener fees, for example, "¥190,000" as stamp duty, etc., in the real estate acquisition expense column 8208; for example, "¥86,400" as brokerage fees, for example, "¥30,000" as fire insurance premiums, for example, "¥75,600" as loan fees, in the financial institution expense column 8209; for example, "ABC Bank" as loan term name, in the financial institution name column 8210; for example, "¥60,000,000" as loan amount, for example, "Variable 2."The information "3% principal equal installments" is entered in the loan amount column 8211, the repayment information, such as the repayment period, for example, "15 years", and the monthly repayment amount, for example, "¥394,449", is entered in the repayment period column 8212, the estimated income information, such as the estimated income, for example, "¥6,299,748 / year", the renewal fee, for example, "¥262,490", and the gross yield, for example, "6.3%", is entered in the estimated income column 8213, the information regarding management fees and repair reserves, for example, "¥742,404 / year", the fixed asset tax and city planning tax (hereinafter abbreviated as fixed asset tax), for example, "¥557,600 / year", and the management fee to the real estate business entity developing the condominium investment business, for example For example, enter the information "¥340,186 / year" in the Management Fees / Repair Reserve Fund column 8214; among the information regarding net yield, for example, "5.0%" as net yield and for example, "4.79%" as Net Yield column 8215; among the information regarding structure, for example, "reinforced concrete" in the Structure column 8216; among the information regarding statutory useful life, for example, "50 years" as useful life, for example, "28 years" as depreciation period, for example, "straight-line method" as depreciation method in the Statutory Useful Life column 8217; among the information regarding acquisition cost, for example, "¥101,291,733" in the Acquisition Cost column 8218; among the information regarding property ratio, for example, "60%" as land The information "¥58,890,542" and, for example, "40% ¥39,260,361" for the building are stored in the property ratio column 8219. Furthermore, for items in the investment property data table 80 that can be calculated from other items, such as the price per tsubo (a unit of area), these may be calculated from related items and stored in the corresponding item column. In this case, the calculation process shall be performed, for example, by the branch office device processor 32, according to a program deployed on the branch office system 30. Alternatively, the same processing may be performed in the management system 20. The results may also be transmitted to the branch office system 30 via the network 10, for example.

[0051] In the above explanation, the information stored in each column of the investment property data table 80 is, for example, a character code using numbers. However, it is also acceptable to use information such as a custom-defined code, or to add custom-defined code information to the character code column.

[0052] As described above, information regarding each condominium unit is stored in the investment property data table 80. However, even for the same investment property, multiple investment property data tables 80 may exist due to factors such as changes in various conditions. In that case, the information is distinguished by storing it in the investment property code column 81, for example, "14001-002" to indicate that it is the second data item, 002, for investment property code 14001. Furthermore, when a new investment property data table 80 is created by the branch office system 30, this information may be transmitted to the management system 20 via the network 10, for example, and the management system may manage information regarding investment property data tables for each branch office. In addition, if, for example, the investment property is the same among the investment property data tables, information such as the registered branch office name and investment property code for each identical investment property data table may be stored in a separate data table (not shown) in the management system 20. Furthermore, depending on the situation, you may inform different branches that, for example, a data table for the same investment property has been created at a different branch.

[0053] Once the information has been stored in the Investment Property Data Table 80, the information is stored in the Investment Property Cash Flow 90 according to this information. The Investment Property Cash Flow 90 will be explained with reference to Figure 9. The Cash Flow Management Section 92 stores management information for the Investment Property Cash Flow, and includes columns showing monthly values ​​for each piece of information within the fiscal year, such as April 9201, May 9202, June 9203, July 9204, ..., March 9212, etc. It also includes a fiscal year total column 93, a full year column 94, etc. Furthermore, the Cash Flow Management Section 92 includes columns indicating which investment property and which fiscal year the cash flow pertains to, such as a flow attribute column 921, an income column 922, an expenditure column 923, a monthly income / expense column 924, an account balance column 925, a loan balance column 926, etc. Furthermore, the income column 922 includes a rent column 9221, a renewal fee income column 9222, and a tax reduction column 9223, while the expenditure column 923 includes a loan expenditure column 9231, a management fee expenditure column 9232, a management fee column 9233, a tax expenditure column 9234, and so on. The investment property cash flow 90 is calculated by the branch office device processor 32 according to a program stored in the branch office device memory 31, for example, based on information calculated from relevant information by the branch office device processor 32 according to a program stored in the branch office device memory 31, or based on information entered by the operator from the keyboard of the branch office input device 34 of the branch office system 30 according to an investment property cash flow setting screen (not shown) displayed on the branch office output device 33, and stored in the branch office device memory 31 by the branch office device processor 32 according to a program stored in the branch office device memory 31. The investment property cash flow setting screen (not shown) shall have the same format as the investment property cash flow 90. Furthermore, if necessary, a cash flow display screen (not shown) for the investment property, in accordance with the contents of the investment property cash flow 90, shall be displayed, for example, on the branch output device 33 of the branch system 30 or the management output device 23 of the management system 20. The investment property cash flow 90 may also be input and stored in memory on the management system 20 side.Furthermore, information entered and stored on the branch office system 30 may be sent to the management system 20, for example, via the network 10, and information entered and stored on the management system 20 may be sent to the branch office system 30.

[0054] Next, we will explain the contents and calculation examples of the various information stored in the investment property cash flow 90. First, in the flow attribute column 921, if the investment property cash flow 90 is the 2014 flow for investment property code 14001-001, for example, the information "140001-0001" and "2014 Year 1" will be stored. Note that "Year 1" indicates that 2014 is the first year of the investment. Also, if the actual investment started in May 2014, no data will be generated in April, so for example, "¥0" will be stored in the rent column 9221 to the account balance column 925 of the April numerical column 9201, and for example, "¥60,000,000" will be stored in the loan balance column 926 as the loan amount stored in the loan amount 8211 of the investment property data table 80. Next, in the rent column 9221 of the income column 922 in the May numerical column 9202, if the rent calculated from the rent assessment column 4214, which reflects information such as the actual market and rental status confirmation column 4210, is 524,979 yen, then information such as "¥524,979" is stored. In the renewal fee income column 9222 and the tax reduction column 9223, information such as "¥0" is stored for each item, assuming that it did not actually occur. Furthermore, in the loan expenditure column 9231 of the expenditure column 923 in the May numerical column 9202, assuming that a loan payment of 279,386 yen was incurred as principal repayment and 115,000 yen as interest, totaling 394,386 yen, the information would be stored, for example, "¥279,386" in the top row, "¥115,000" in the middle row, and "¥394,386" in the bottom row. In addition, in the management fee expenditure column 9232, the actual and equipment column 4213 and the long-term repair column 4 217. If the management fee calculated from the expenses set in the ancillary facilities column 4218, etc. is 61,867 yen, then for example, the information "¥61,867" is stored in the management fee column 9233. If the expenses of the real estate business entity developing the condominium investment business are 28,348 yen, then for example, the information "¥28,348" is stored in the tax expenditure column 9234. If there were no tax payments, then for example, the information "¥0" is stored in the tax expenditure column 9234.Furthermore, in the monthly income / expense column 924 of the May numerical column 9202, information such as "¥40,378" is stored, since the amount obtained by subtracting the total amount in the expense column 923 from the total amount in the income column 922 of the May numerical column 9202 is ¥40,378. Similarly, in the account balance column 925, information such as "¥40,378" is stored, since the total amount in the monthly income / expense column 924 from April to May is ¥40,378. Similarly, in the loan balance column 926, information such as "¥59,720,614" is stored, since the amount obtained by subtracting the principal amount of ¥279,386 in the May loan expense column 9231 from the amount in the loan balance column 926 for April is ¥59,720,614. The same process is repeated for the June numerical column 9203, the July numerical column 9204, ..., and the March numerical column 9212. Finally, the rent column 9221 to the monthly income / expense column 924 of the annual total column 93 will store the total amount for each column from April to March, and the rent column 9221 to the loan balance column 926 of the full-year column 94 will store the sum of the information stored in each column of the annual total column 93 and the information in each column of the full-year column 94 for the previous year. Note that the account balance column 925 and loan balance column 926 of the annual total column 93 will be left blank because the full-year amount will be stored in the March value column 9212, and the information from the March value column 9212 will be stored as is in the full-year column 94. Note that the investment property cash flow 90 will be stored in the branch office device processor 32 according to a program stored in the branch office device memory 31, for example, by storing the contents of the investment property cash flow 90, the contents calculated from the investment property cash flow 90, etc., or the contents entered according to an input screen (not shown) similar to the investment property cash flow 90, for example in the branch office device memory 31. Furthermore, if necessary, information may be received from the management system 20, related organization systems 202, etc., via the network 10, and the contents of each item may be stored according to this information. In addition, if necessary, an investment property cash flow screen (not shown) according to the contents of the investment property cash flow 90 may be displayed, for example, on the branch office output device 33 of the branch office system 30 or the management output device 23 of the management system 20. For other details regarding the investment property cash flow 90, refer to the acquisition target property data table 40, etc.

[0055] Next, the balance sheet 100, which stores information on the balance sheet, will be explained with reference to Figure 10. The balance sheet 100 includes an investment property code column 101 for storing the investment property code, etc., a balance sheet asset column 1021 showing the asset details of the investment property, and a balance sheet liabilities and equity column 1031 showing the liabilities and equity of the investment property. Furthermore, the asset details include columns 10201 and 10202 showing cash and deposits, 10203 showing land assets and 10204 showing land price, 10205 showing building assets and 10206 showing building price, 10207 showing total assets and 10208 showing total asset value, and columns 10301 and 10302 showing liabilities and equity, 10303 showing equity, 10304 showing equity capital and 10305 showing retained earnings and 10306 showing specific equity, and columns 10307 and 10308 showing bond equity, etc. The balance sheet 100 is calculated by the branch office device processor 32 according to a program stored in the branch office device memory 31, for example, based on information calculated from relevant information, or based on a balance sheet setting screen (not shown) displayed on the branch office output device 33, for example, based on information entered by the operator from the keyboard of the branch office input device 34 of the branch office system 30, and stored in the branch office device memory 31 by the branch office device processor 32 according to a program stored in the branch office device memory 31. The balance sheet setting screen (not shown) shall have the same format as the balance sheet. Furthermore, if necessary, a balance sheet display screen (not shown) according to the contents of the balance sheet shall be displayed, for example, on the branch office output device 33 of the branch office system 30 or the management output device 23 of the management system 20. The balance sheet may also be entered and stored in memory on the management system 20 side. Furthermore, information entered and stored on the branch office system 30 may be sent to the management system 20, for example, via the network 10, and information entered and stored on the management system 20 may be sent to the branch office system 30.

[0056] Next, we will explain the contents and calculation examples of the various information stored in the balance sheet 100. First, in the investment property code column 101, if the balance sheet is the balance sheet for the 2014 fiscal year relating to investment property code 14001-001, for example, the information "140001-0001 2014 Fiscal Year 1 Balance Sheet" will be stored. If the above information "140001-0001" is the same investment property code as the flow attribute column 921 of the investment property cash flow 90, it indicates that the balance sheet and the investment property cash flow are for the same investment property. Furthermore, if, for example, "Year 1" is the same year as the flow attribute column 921 of the investment property cash flow 90, it indicates that the information is for the same accounting period. In this way, the balance sheet 100 and the investment property cash flow 90 are linked according to the contents of the investment property code column 101 and the flow attribute column 921. To explain the specific information below, in the balance sheet asset column 1021, the cash and deposit column 10201 contains information indicating that it is cash and deposits, for example, "Cash and Deposits," the cash and deposit amount column 10202 contains information stored in the monthly income and expenditure column 924 of the annual total column 93 of the investment property cash flow 90, for example, "¥443,528," the land column 10203 contains information indicating that it is land, for example, "Land," the land price column 10204 contains information as the land price in the property ratio column 8219 of the investment property data table 80, for example, "¥58,890,542," and the building column 10205 contains information indicating that it is a building, for example, "Building." The information stored in the Building Price column 10206 is, for example, "¥39,260,361", which is the building price in the corresponding Property Ratio column 8219 of the Investment Property Data Table 80, and is calculated by subtracting the depreciation expense for the current period, for example, "¥1,413,372", calculated from the corresponding Statutory Useful Life column 8217, resulting in "¥37,846,989". The Total Assets column 10207 stores information indicating that it is total assets, for example, "Total Assets". The Total Asset Amount column 10208 stores information that is the sum of the above Cash and Deposits Amount column 10202, Land Price column 10204, and Building Price column 10206, for example, "¥97,181,059".Furthermore, in the Liabilities and Equity section 1031 of the balance sheet, the Liabilities column 10301 contains information indicating that it is a liability, for example, "Liabilities," the Liabilities amount column 10302 contains information stored in the loan balance column 1026 of the March figures column 9212 for the investment property's cash flow, for example, "¥56,896,491," the Equity column 10303 of the Liabilities and Equity section 1031 contains information indicating that it is an equity, for example, "Equity," and the Additional Equity column 10305 contains information for the current period. If the added equity amount is, for example, "0 yen", then the information "- (hyphen)" is stored in the retained earnings column 10306, if the operating profit column (described later) of the income statement is "423,665 yen", then the information "¥423,665" is stored in the retained earnings column 10306, the information "¥423,665" is stored in the total assets column 10307, ​​the information indicating that it is total assets is, for example, "total assets", and the total asset amount 10308 is the information stored in the total asset amount column 10208 of the balance sheet. Furthermore, the equity column 10304 stores the information obtained by subtracting the information from the liabilities column 10302, for example, "¥56,896,491", from the total assets column 10208 of the balance sheet, for example, "¥97,181,059", and then further subtracting the information from the additional equity column 10305 of the net assets, for example, "-" or "¥0", and the retained earnings column 10306 of the net assets, for example, "¥423,665", resulting in "¥39,860,903". For other details of the balance sheet 100, refer to the investment property data table 80, investment property cash flow 90, etc.

[0057] Next, the income statement 110, which stores information regarding profit and loss, will be explained with reference to Figure 11. The income statement 110 includes an investment property code column 111 for storing the property code of the investment target, an income statement details column 112 for showing detailed items of the income statement, and further includes sales account columns 11211, selling and administrative expense account columns 11212, operating profit account columns 11213, interest expense account columns 11214, ordinary profit account columns 11215, etc., which show details of the accounts. Furthermore, it is composed of sales amount columns 11221, selling and administrative expense amount columns 11222, operating profit amount column 11223, interest expense amount column 11224, ordinary profit amount column 11225, etc., which show details of the amounts. The profit and loss statement 110 is calculated by the branch office device processor 32 according to a program stored in the branch office device memory 31, for example, based on information calculated from relevant information, or according to a profit and loss statement setting screen (not shown) displayed on the branch office output device 33, for example, based on information entered by the operator from the keyboard of the branch office input device 34 of the branch office system 30, and stored in the branch office device memory 31 by the branch office device processor 32 according to a program stored in the branch office device memory 31. The profit and loss statement setting screen (not shown) shall have the same format as the profit and loss statement. Furthermore, if necessary, a profit and loss statement display screen (not shown) according to the contents of the profit and loss statement shall be displayed, for example, on the branch office output device 33 of the branch office system 30 or the management output device 23 of the management system 20. The profit and loss statement may also be entered and stored in memory on the management system 20 side. Furthermore, information entered and stored on the branch office system 30 may be sent to the management system 20, for example, via the network 10, and information entered and stored on the management system 20 may be sent to the branch office system 30.

[0058] Next, we will explain the contents and calculation examples of the various information stored in the income statement 110. First, in the investment property code column 111, if the income statement is for the 2014 period and pertains to investment property code 14001-001, for example, the information "140001-0001 2014 Year 1 Income Statement" will be stored. If the above information "140001-0001" is the same investment property code as the flow attribute column 921 of the investment property cash flow 90, it indicates that the income statement and the investment property cash flow are for the same investment property. Furthermore, if, for example, "Year 1" is the same year as the flow attribute column 921 of the investment property cash flow 90, it indicates that the information pertains to the same accounting period. Thus, similar to the balance sheet 100, the income statement 110 and the investment property cash flow 90 are linked according to the contents of the investment property code column 111 and the flow attribute column 921. To explain the specific information stored in the income statement 110, column 1121 of the income statement details column 112 stores information indicating the item, for example, "item," and column 1122 of the income statement details column 112 stores information indicating the amount, for example, "amount." Furthermore, in account column 1121, 11211 stores information such as "Sales Revenue" and the actual accounts that occur, such as "Rent," "Renewal Fees and Other Income," and "(Total Sales)." In account column 1121, 11212 stores information such as "Management Fees and Repair Reserves," "Management Fees," "Fire Insurance Premiums," "Registration and License Fees," "Real Estate Acquisition Tax," "Property Tax," "Depreciation Expense," and "(Total Sales and Administrative Expenses)." In account column 1121, 11213 stores information such as "Operating Profit," in account column 1121, 11214 stores information such as "Interest Expense," and in account column 1121, 11215 stores information such as "Ordinary Profit."Furthermore, in the amount column 11221, for example, information such as "¥5,774,769" is stored as "rent" in the rent column 9221 of the full-year column 94 of the investment property's cash flow; information such as "-" indicating "¥0" is stored as "renewal fees and other income" in the renewal fees and other income column 9222 of the full-year column 94 of the investment property's cash flow; and information such as "¥5,774,769" is stored as "(total sales)," which is the sum of the above information such as "¥5,774,769" for "rent" and the information such as "¥0" for "renewal fees and other income." Furthermore, in the amount column 11222, for example, information such as "¥680,537" stored in the management expenses expenditure column 9232 of the annual total column 93 of the investment property's cash flow, is stored as "Management fees, repair reserves, etc."; for example, information such as "¥311,828" stored in the management fee column 9233 of the annual total column 93 of the investment property's cash flow, is stored as "Management fee"; for example, information such as "¥30,000" stored as fire insurance premiums in the financial institution expenses column 8209 of the investment property's data table; for example, information such as "¥680,000" stored as registration license tax in the tax column 4207 of the investment property's data table; and for example, information such as "¥680,000" stored as registration license tax in the tax column 4207 of the investment property's data table. The information stored in the tax column 8207 of the Bull as real estate acquisition tax, for example "¥1,000,000", is stored as "Property Tax" from the information stored in the tax expenditure column 9234 of the annual total column 93 of the investment property cash flow, for example "¥0" as the property tax portion, and the information stored in the statutory useful life column 8217 and the property ratio column 8219 of the investment property data table as "Depreciation Expense", for example "¥1,413,372", is recorded as "(Total Selling and Administrative Expenses)", and the sum of the information for "Management Fees / Repair Reserve Funds, etc.", "Management Fee", "Fire Insurance Premium", "Registration and License Fee", "Real Estate Acquisition Tax", "Property Tax", and "Depreciation Expense", for example "¥4,115,737", is stored as "(Total Selling and Administrative Expenses)".Furthermore, in column 11223 of the amount column 1122, for example, information such as "¥1,659,032" is stored, which is obtained by subtracting the information such as "¥4,115,737" stored as "(Total Selling and Administrative Expenses)" from the information such as "¥5,774,769" stored as "(Total Sales)". In addition, in column 11224 of the amount column 1122, for example, information such as "¥1,235,367" is stored, which is the sum of the information stored as interest in the middle section of the loan expenditure column 9231 of the investment property's cash flow, which is obtained by subtracting the information such as "¥4,115,737" stored as "(Total Selling and Administrative Expenses)". Furthermore, in the amount column 1122, column 11225 stores information such as "¥423,665," which is obtained by subtracting the information stored as "interest paid," for example, "¥1,235,367," from the information stored as "operating profit," for example, "¥1,659,032." The income statement 110 is calculated by the branch office device processor 32 according to a program stored in the branch office device memory 31, for example, or the information entered according to an input screen (not shown) similar to the income statement 110 is stored in the branch office device memory 31. In addition, if necessary, information may be received from the management system 20, related organization system 202, etc. via the network 10, and the contents of each item may be stored according to this information. Furthermore, if necessary, a balance sheet screen (not shown) in accordance with the contents of the income statement 110 shall be displayed, for example, on the branch output device 33 of the branch system 30 or the management output device 23 of the management system 20. For further details regarding the income statement 110, refer to the investment property data table 80, investment property cash flow 90, balance sheet 100, etc.

[0059] The above explanation described the preparation of cash flow statements, balance sheets, and income statements using the first year, 2014, of investment property code "14001-001" as an example. From here on, we will prepare cash flow statements, balance sheets, and income statements up to the 30th year. Figures 12 and 13 show a summary of the income statements from the first to the 30th year, namely Income Statement Summary 120 and Cash Flow Summary 130.

[0060] First, the income statement list 120 will be explained according to Figure 12. The Income Statement List 120 includes an Investment Property Code column 121 for storing information such as the property code of the property covered by the Income Statement List, an Income Statement List Details column 122 for indicating which year the income statement is for, and further includes a Sales column 1231, Selling and General Administrative Expenses column 1232, Operating Profit column 1233, Non-Operating Expenses column 1234, and Ordinary Profit column 1235 for showing details of the accounts. The Sales column 1231 includes a Rent column 12311 and a Renewal Fees column 12312, the Selling and General Administrative Expenses column 1232 includes an Initial Expenses column 12321, a Management Fee / Repair Reserve Fund column 12322, a Management Fee column 12323, a Property Tax column 12324, and a Depreciation Expense column 12325, and the Non-Operating Expenses column 1234 includes an Interest Expense column 12341. Furthermore, the detailed income statement list section 122 is configured to include columns indicating the first year of the income statement calculation, such as year 1 (12201), year 2 (12202), year 3 (12203), ..., year 29 (12229), and year 30 (12230). The income statement list 120 is calculated by the branch office device processor 32 according to a program stored in the branch office device memory 31, for example, based on information calculated from relevant information by the branch office device processor 32 according to a program stored in the branch office device memory 31, or based on information entered by the operator from the keyboard of the branch office input device 34 of the branch office system 30 according to an income statement list setting screen (not shown) displayed on the branch office output device 33, and stored in the branch office device memory 31 by the branch office device processor 32 according to a program stored in the branch office device memory 31. The income statement list setting screen (not shown) has the same format as the income statement list. Furthermore, if necessary, a profit and loss statement list display screen (not shown) according to the contents of the profit and loss statement list will be displayed, for example, on the branch output device 33 of the branch system 30 and the management output device 23 of the management system 20. Note that the profit and loss statement list may be input and stored in memory on the management system 20 side. Also, information input and stored on the branch system 30 side may be transmitted to the management system 20 side via, for example, the network 10, and information input and stored on the management system 20 side may be transmitted to the branch system 30 side.

[0061] Furthermore, the content of the various information stored in the profit and loss statement list 120 is as follows: First, in the investment property code column 121, if the profit and loss statement is a list of profit and loss statements for investment property code 14001-001 from year 1 in 2014 to year 30 in 2043, for example, the information "140001-0001 2014 year 1 2043 year 30 Profit and Loss Statement List" is stored. Note that if the above information "140001-0001" is the same investment property code as in the investment property code column 111 of the profit and loss statement 110, it indicates that the profit and loss statement list and the investment profit and loss statement are for the same investment property. Thereafter, the relevant information from the contents of the investment profit and loss calculation from year 1 to year 30 is selected and stored in each column. Furthermore, the initial cost column 12321 is calculated from the relevant information in the investment property data table 80 and stored. In addition, the profit and loss statement list 120 is calculated by the branch office device processor 32 according to a program stored in the branch office device memory 31, for example, or the content entered according to an input screen (not shown) similar to the profit and loss statement list 120 is stored in the branch office device memory 31. If necessary, information may also be received from the management system 20, related organization system 202, etc. via the network 10, and the contents of each item may be stored according to this information. Furthermore, if necessary, a profit and loss statement list screen (not shown) according to the contents of the profit and loss statement list 120 may be displayed, for example, on the branch office output device 33 of the branch office system 30 or the management output device 23 of the management system 20. For other details of the profit and loss statement list 120, refer to the investment property data table 80, investment property cash flow 90, balance sheet 100, profit and loss statement 110, etc.

[0062] Next, the cash flow statement 130 will be explained according to Figure 13. The cash flow statement 130 includes an investment property code column 131 that stores information such as the property code of the property covered by the cash flow statement, a cash flow statement details column 132 that indicates which year the income statement is for, and further includes income total column 1331, payment total column 1332, annual income column 1333, account balance column 1334, loan balance column 1335, etc. that show the details of the accounts. In addition, the income total column 1331 includes a rent column 13311, a renewal fee etc. column 13312, and a tax reduction column 13313, and the payment total column 1332 includes an interest payment column 13321, a principal repayment column 13322, a management fee / repair reserve fund etc. column 13323, a management fee column 13324, and a tax payment column 13325. Furthermore, the cash flow list details section 132 is configured to include columns indicating the first year of the cash flow, such as Year 1 column 13201, Year 2 column 13202, Year 3 column 13203, ..., Year 29 column 13229, and Year 30 column 13230. The cash flow list 130 is calculated by the branch office device processor 32 according to a program stored in the branch office device memory 31, for example, based on information calculated from relevant information by the branch office device processor 32 according to a program stored in the branch office device memory 31, or based on information entered by the operator from the keyboard of the branch office input device 34 of the branch office system 30 according to a cash flow list setting screen (not shown) displayed on the display of the branch office output device 33, and stored in the branch office device memory 31 by the branch office device processor 32 according to a program stored in the branch office device memory 31. The cash flow list setting screen (not shown) shall have the same format as the cash flow list. Furthermore, if necessary, a cash flow list display screen (not shown) according to the contents of the cash flow list will be displayed, for example, on the branch output device 33 of the branch system 30 and the management output device 23 of the management system 20. The cash flow list may also be input and stored in memory on the management system 20 side. Alternatively, information input and stored on the branch system 30 side may be transmitted to the management system 20 side via the network 10, for example, or information input and stored on the management system 20 side may be transmitted to the branch system 30 side.

[0063] Furthermore, the contents of the various information stored in the cash flow list 130 are as follows: First, in the investment property code column 131, if the cash flow is a cash flow list for investment property code 14001-001 from year 1 in 2014 to year 30 in 2043, for example, the information "140001-0001" and "Cash flow list for year 1 in 2014 and year 30 in 2043" will be stored. Note that if the above information "140001-0001" is the same investment property code as in the cash flow management column 92 of the investment property cash flow 90, it indicates that the cash flow list and the investment property cash flow are for the same investment property. Thereafter, in each column, the relevant information will be selected from the contents of the investment property cash flow for year 1 to year 30 and stored. Furthermore, the cash flow list 130 will store, for example, the contents calculated by the branch office device processor 32 according to a program stored in the branch office device memory 31, or the contents entered according to an input screen (not shown) that conforms to the cash flow list 130, on the branch office device memory 31. If necessary, information may also be received from the management system 20, related institution systems 202, etc., via the network 10, and the contents of each item may be stored according to this information. Furthermore, if necessary, a cash flow list screen (not shown) conforming to the contents of the cash flow list 130 will be displayed, for example, on the branch office output device 33 of the branch office system 30 or the management output device 23 of the management system 20. For further details regarding the cash flow list 130, refer to the investment property data table 80, investment property cash flow 90, balance sheet 100, income statement 110, income statement list 120, etc.

[0064] Furthermore, regarding the investment property code "14001-001" shown above, for example, the investment effect analysis list 140, which stores the investment effect analysis content related to the investment property from the investment property data table 80, investment property cash flow 90, balance sheet 100, income statement 110, income statement list 120, cash flow list 130, etc., will be explained in accordance with Figure 14. The Investment Effectiveness Analysis List 140 includes an Investment Target Property Code field 141 for storing information such as the property code of the property subject to the Investment Effectiveness Analysis List 140, an Investment Effectiveness Analysis List Details field 142 for indicating the Investment Effectiveness Analysis period, and further includes Analysis Content fields 1431, 1441, 1451 for indicating the content of the analysis, Analysis Results fields 1432, 1442, 1452 for indicating the results of the analysis, and Explanation fields 1433, 1443, 1453 for indicating the explanation of the analysis. The Investment Effectiveness Analysis List Details field 142 is further configured to include Period Display fields 1421, 1422, 1423 for indicating the analysis period. The investment effectiveness analysis list 140 is calculated by the branch office device processor 32 according to a program stored in the branch office device memory 31, for example, based on information calculated from relevant information, or based on the investment effectiveness analysis list setting screen (not shown) displayed on the branch office output device 33, for example, based on information entered by the operator from the keyboard of the branch office input device 34 of the branch office system 30, and stored in the branch office device memory 31 by the branch office device processor 32 according to a program stored in the branch office device memory 31. The investment effectiveness analysis list setting screen (not shown) shall have the same format as the investment effectiveness analysis list. Furthermore, if necessary, an investment effectiveness analysis list display screen (not shown) according to the contents of the investment effectiveness analysis list shall be displayed, for example, on the branch office output device 33 of the branch office system 30 or the management output device 23 of the management system 20. The investment effectiveness analysis list may also be entered and stored in memory on the management system 20 side. Furthermore, information entered and stored on the branch office system 30 may be sent to the management system 20, for example, via the network 10, and information entered and stored on the management system 20 may be sent to the branch office system 30.

[0065] Next, the contents of the various information stored in the Investment Effect Analysis List 140 are as follows: First, in the Investment Property Code column 141, if the investment effect analysis is for an investment property code 14001-001, a property price of 100,000,000 yen, and an initial investment of 43,001,733 yen, then for example, the information "Investment Property Code: 140001-0001 Property Price ¥100,000,000 Initial Investment ¥43,001,733" will be stored. Note that if the above information "140001-0001" is the same investment property code as in the Investment Property Code column 81 of the Investment Property Data Table 80, etc., then the Investment Effect Analysis List and the Investment Property Data Table, etc. will indicate that the investment property is the same. Furthermore, in the Investment Effectiveness Analysis List Details section 142, if the analysis period consists of three periods—for example, the 15-year loan repayment period from May 2014 to April 2029, the loan completion date in May 2029, and the period after the loan completion date from May 2029 onwards—then the period display field 1421 will store information such as "2014.05~2029.04 (During Repayment)", the period display field 1022 will store "2029.05 (At Completion)", and the period display field 1023 will store "2029.05~(After Completion)". Furthermore, in the analysis content column 1431 of the period display column 1421, for example, if the average annual cash flow during loan repayment is to be stored, the information will be "Average annual cash flow during loan repayment" as shown above. In the analysis result column 1432, if the information from the investment property data table 80 etc. was 154,237 yen per year, for example, the information will be "154,237 yen / year". In the explanation column 1433, if the calculation condition is that the account balance at the time of full repayment is divided by the repayment period of 16 years, for example, the information will be "=Account balance at the time of full repayment ÷ Repayment period (16 years)".Thereafter, in accordance with the above investment effect analysis results, the period display column 1421 will store information related to the investment effect analysis results in the following columns: analysis content column 1441 will contain, for example, "Repaid real estate stock," 1451 will contain, for example, "Annual net yield relative to initial investment," analysis result column 1442 will contain, for example, "4,000,000 yen / year," 1452 will contain, for example, "9.66%," explanation column 1443 will contain, for example, "=Loan amount ÷ Repayment period (16 years)," 1453 will contain, for example, "=(Average annual cash flow + Repaid real estate stock) ÷ Initial investment," and furthermore, the period display columns 1422 and 1423 will also store information related to the investment effect analysis results. In addition, the investment effect analysis list 140 will store, for example, the contents calculated by the branch office device processor 32 according to a program stored in the branch office device memory 31, or the contents entered according to an input screen (not shown) similar to the investment effect analysis list 140, on the branch office device memory 31. Furthermore, if necessary, information may be received from the management system 20, related organization systems 202, etc. via the network 10, and the contents of each item may be stored according to this information. In addition, if necessary, an investment effect analysis list screen (not shown) according to the contents of the investment effect analysis list 140 shall be displayed, for example, on the branch output device 33 of the branch system 30 or the management output device 23 of the management system 20. For other details of the investment effect analysis list 140, refer to the investment property data table 80, investment property cash flow 90, balance sheet 100, income statement 110, income statement list 120, cash flow list 130, etc.

[0066] Furthermore, in addition to conducting investment effect analysis according to current conditions, as shown in the Investment Effect Analysis List 140 above, we will explain the Investment Effect Analysis 2 List 150, which shows the content of investment effect analysis when each condition changes, with reference to Figure 15. The Investment Effect Analysis 2 List 150 includes an Investment Target Property Code column 151 that stores information such as the property code of the property subject to Investment Effect Analysis 2 List 150, a Yield Condition column 152 that shows conditions for the yield in the investment effect analysis, and rent condition columns 1531, 1532, and 1533 that show rent fluctuation conditions. In addition, the Yield Condition column 152 includes a Yield Condition Item column 1521 and a Yield Fluctuation Condition column 1522, and the Rent Condition columns 1531, 1532, and 1533 store the selling price under each rent fluctuation condition. It is composed of columns 15311, 15321, and 15331, return rate columns 15312, 15322, and 15332 that store the rate of return on invested capital, repayment amount columns 15313, 15323, and 15333 that store monthly repayment amounts, and increase rate columns 15314, 15324, and 15334 that store the rate of increase. Furthermore, it is composed of columns such as rent fluctuation conditions column 15201, rent condition items column 15202, yield condition analysis result 1 column 15203, yield condition analysis result 2 column 15204, yield condition analysis result 3 column 15205, etc. The Investment Effectiveness Analysis 2 List 150 is calculated by the branch office device processor 32 according to a program stored in the branch office device memory 31, for example, based on information calculated from relevant information, or according to the Investment Effectiveness Analysis 2 List setting screen (not shown) displayed on the branch office output device 33, for example, based on information entered by the operator from the keyboard of the branch office input device 34 of the branch office system 30, and stored in the branch office device memory 31 by the branch office device processor 32 according to a program stored in the branch office device memory 31. The Investment Effectiveness Analysis 2 List setting screen (not shown) shall have the same format as the Investment Effectiveness Analysis 2 List. Furthermore, if necessary, an Investment Effectiveness Analysis 2 List display screen (not shown) according to the contents of the Investment Effectiveness Analysis 2 List shall be displayed, for example, on the branch office output device 33 of the branch office system 30 or the management output device 23 of the management system 20. The Investment Effectiveness Analysis 2 List may also be entered and stored in memory on the management system 20 side.Furthermore, information entered and stored on the branch office system 30 may be sent to the management system 20, for example, via the network 10, and information entered and stored on the management system 20 may be sent to the branch office system 30.

[0067] Next, the contents of the various information stored in the Investment Effect Analysis 2 List 150 are shown below. First, in the Investment Property Code column 151, if the Investment Effect Analysis is for Investment Property Code 14001-001, Property Price 100,000,000 yen, Initial Investment Amount 43,001,733 yen, Elapsed Years 7 years, and Current Interest Rate 2.300%, then for example, the information "Investment Property Code: 140001-0001 Property Price: ¥100,000,000 Initial Investment Amount: ¥43,001,733 Elapsed Years: 7 years Current Interest Rate: 2.300%" will be stored. Note that if the above information "140001-0001" is the same Investment Property Code as in the Investment Property Data Table 80, then the Investment Effect Analysis 2 List and the Investment Property Data Table will indicate that the investment property is the same. Furthermore, in the Yield Condition Analysis Result 1 column 15203 of the Yield Condition Column 152, information such as "Expected Yield" and "Interest Rate at Elapsed Years" is stored in the Yield Condition Column 1521. For example, if the expected yield is 6.30% and the interest rate at elapsed years is 2.30%, then information such as "6.30%" and "2.30%" is stored in the Yield Fluctuation Condition Column 1522. Hereafter, following the same procedure as in the Yield Condition Analysis Result 1 column 15203, conditions related to the expected yield and interest rate at elapsed years will also be stored in the Yield Fluctuation Condition Column 1522 of the Yield Condition Analysis Result 2 column 15204 and the Yield Condition Analysis Result 3 column 15205. Furthermore, in the rent condition field 1531 of rent condition field 15201, information such as "¥524,979" is stored as the condition rent, for example, "¥787,469" in rent condition field 1532, and "¥1,049,958" in rent condition field 1533, along with information such as "rent". Based on the above, the investment effect is calculated, and information such as "¥100,000,000" is stored in the sale price field 15311 of rent condition field 15311, information such as "145.8%" in the rate of return field 15312, information such as "¥394,449" in the repayment amount field 15313, and information such as "- (hyphen)" is stored in the appreciation rate field 15314 since there is no value. In accordance with rent condition column 1531, the investment effect calculation results will also be stored in rent condition column 1532 and rent condition column 1533.Furthermore, the Investment Effect Analysis 2 List 150 does not assume an increase in rent or an increase in the sale price. Instead, for example, it may assume a decrease in rent or a decline in the sale price, and further set the interest rate after the number of years elapsed to calculate each item, which can also be used as data for risk analysis (not shown). In addition, the Investment Effect Analysis 2 List 150 will store, for example, the contents calculated by the branch office device processor 32 according to a program stored in the branch office device memory 31, or the contents entered according to an input screen (not shown) similar to the Investment Effect Analysis 2 List 150, on the branch office device memory 31. Also, if necessary, information may be received from the management system 20, related institution system 202, etc. via the network 10, and the contents of each item may be stored according to this information. Furthermore, if necessary, an Investment Effect Analysis 2 List screen (not shown) according to the contents of the Investment Effect Analysis 2 List 150 may be displayed, for example, on the branch office output device 33 of the branch office system 30 or the management output device 23 of the management system 20. For further details regarding the Investment Effectiveness Analysis 2 List 150, please refer to the Investment Property Data Table 80, Investment Property Cash Flow 90, Balance Sheet 100, Income Statement 110, Income Statement List 120, Cash Flow List 130, Investment Effectiveness Analysis List 140, etc.

[0068] Next, as shown in Figure 9, the rent and other amounts stored in the rent column 9221, etc., of the investment property cash flow 90 are shown including consumption tax. This is because, in the case of rental apartments used as residences, the rent is currently treated as tax-exempt as it is residential rent. However, in the case of the subdivided office in this application, the tenant leases the property for business purposes, so the rent is subject to consumption tax. When cash flows, etc., are treated including consumption tax, the above rent and other amounts will include consumption tax. However, if the consumption tax rate is expected to fluctuate, it is necessary to perform a simulation regarding consumption tax in the investment effect analysis. The simulation method is explained below.

[0069] The following explains the Consumption Tax Simulation Results List 160, which stores provisional received consumption tax, provisional paid consumption tax, tax amount, and cumulative tax amount in response to changes in the consumption tax rate, in accordance with Figure 16. The Consumption Tax Simulation Results List 160 includes an Investment Property Code field 161 that stores information such as the property code and consumption tax rate setting for the Consumption Tax Simulation Results List 160, a Contents field 162 that stores the simulation year and tax amount details, and fields for storing tax amounts by year, for example, 2014 field 16301, 2015 field 16302, 2016 field 16303, ..., 2072 field 16359, 2073 field 16360, etc. Furthermore, the Contents field 162 is configured to include a Western year field 1621 that stores the Western year, a Japanese year field 1622 that stores the Japanese year, a provisional received consumption tax field 1623 that stores provisional paid consumption tax, a provisional paid consumption tax field 1624 that stores the tax amount, a tax amount field 1625 that stores the tax amount, and a cumulative total field 1626 that stores the cumulative tax amount. The consumption tax simulation results list 160 is calculated by the branch office device processor 32 according to a program stored in the branch office device memory 31, for example, based on information calculated from relevant information, or based on a consumption tax simulation results list setting screen (not shown) displayed on the branch office output device 33, for example, based on information entered by the operator from the keyboard of the branch office input device 34 of the branch office system 30, and stored in the branch office device memory 31 by the branch office device processor 32 according to a program stored in the branch office device memory 31. The consumption tax simulation results list setting screen (not shown) shall have the same format as the consumption tax simulation results list. Furthermore, if necessary, a consumption tax simulation results list display screen (not shown) according to the contents of the consumption tax simulation results list shall be displayed, for example, on the branch office output device 33 of the branch office system 30 or the management output device 23 of the management system 20. The consumption tax simulation results list may also be entered and stored in memory on the management system 20 side. Furthermore, information entered and stored on the branch office system 30 may be sent to the management system 20, for example, via the network 10, and information entered and stored on the management system 20 may be sent to the branch office system 30.

[0070] Next, the contents of the various information stored in the Consumption Tax Simulation Results List 160 are shown below. First, in the Investment Property Code field 161, for example, regarding the consumption tax for Investment Property Code: 140001-0001, if the consumption tax rate from April 1, 2014 was 8% and the consumption tax rate from October 1, 2015 was 10%, then information such as "Investment Property Code: 140001-0001 2014.04.01.8% 2015.10.01.10%" is stored. In the Content field 162, the Western year field 1621 contains information such as "Western year," the Japanese year field 1622 contains information such as "Japanese year," the provisional received consumption tax field 1623 contains information such as "provisional received consumption tax," the provisional paid consumption tax field 1624 contains information such as "paid consumption tax," the tax amount field 1625 contains information such as "tax amount," and the cumulative total field 1626 contains information such as "cumulative total." Furthermore, in the Western year column 1621, the 2014 year column 16301 stores information such as "2014," and similarly, the 2015 year column 16302 stores information such as "2015," the 2016 year column 16303 stores information such as "2016," and finally, the 2072 year column 16359 stores information such as "2072," and the 2073 year column 16360 stores information such as "2073." In addition, the Japanese year column 1622 stores information such as "26," "27," "28," ..., "84," and "85," similar to the Western year column 1621. Next, regarding the specific amount of consumption tax received, first, in the provisional consumption tax received column 1623 of the 2014 column 16301, for example, the amount subject to consumption tax is extracted from the income item stored in the income column 922 of the information for the first year of 2014 for investment property code 140001-0001 in investment property cash flow 90, and the provisional consumption tax received amount for 2014 is calculated from this amount, and information such as "¥427,757" is stored. Also, in the provisional consumption tax paid column 1624, the amount subject to consumption tax is extracted from the expenditure column 923, and the provisional consumption tax paid amount for 2014 is calculated from this amount, and information such as "¥23,089" is stored. Below, the tax amount and cumulative total are calculated from the above provisional received consumption tax amount and provisional paid consumption tax amount. For example, "¥404,668" is stored in the tax amount column 1625, and for example, "¥404,668" is stored in the cumulative total column 1626.Similarly, the consumption tax amounts will be sequentially stored in the 2015 column (16302), the 2016 column (16303), and so on. However, the various consumption taxes will be calculated and stored according to the timing of the consumption tax rate change and the set tax rate shown in the Investment Property Code column (161). For further details regarding the Consumption Tax Simulation Results List (160), refer to the Investment Property Data Table (80), Investment Property Cash Flow (90), Balance Sheet (100), Income Statement (110), Income Statement List (120), Cash Flow List (130), Investment Effect Analysis List (140), Investment Effect Analysis 2 List (150), etc. Note that the Consumption Tax Simulation Results List (160) is based on the premise of asset management of a condominium unit and conducts a consumption tax simulation over a long period, for example, 30 years. However, it can be similarly applied to the supply side, for example, when purchasing and selling condominium units for the purpose of subdivision (not shown).

[0071] Next, the processing flow described so far will be explained in accordance with the overall processing flow diagram 170 in Figure 17. The overall processing flow diagram 170 includes a field for the item code to be purchased, a field for the decision-making body, a field for the reviewing body, a field for the reviewing body, etc., which are used to store the item code to be purchased, etc. The overall processing flow diagram 170 is calculated by the branch office device processor 32 according to a program stored in the branch office device memory 31, for example, by the branch office device processor 32, which stores information calculated from related information according to a program stored in the branch office device memory 31, or information entered by the operator from the keyboard of the branch office input device 34 of the branch office system 30 according to an overall processing flow diagram setting screen (not shown) displayed on the display of the branch office output device 33, for example, by the branch office device processor 32 according to a program stored in the branch office device memory 31, and stores it in the branch office device memory 31. The overall processing flow diagram setting screen (not shown) shall have the same format as the overall processing flow diagram 170. Furthermore, if necessary, a screen displaying the overall processing flow diagram (not shown) in accordance with the contents of the overall processing flow diagram shall be displayed, for example, on the branch output device 33 of the branch system 30 and the management output device 23 of the management system 20. The overall processing flow diagram may also be input and stored in memory on the management system 20 side. In addition, information input and stored on the branch system 30 side may be transmitted to the management system 20 side, for example, via the network 10, and information input and stored on the management system 20 side may be transmitted to the branch system 30 side.

[0072] Next, following Figure 17, the procedure for storing information in each column of the overall processing flow diagram 170 will be explained. First, regarding the item code for purchase 0814001-001, if the first version of the overall processing flow diagram was created on April 1, 2014, and then the fifth version was created on April 10, 2014, then information such as "Date created: 2014.04.01 Date updated: 2014.04.10 (5th version) Item code for purchase 0814001-001" would be stored. Specifically, the process involves first conducting a preliminary investigation 17301 regarding the purchase at the reviewing body 173, and reporting the results to the board of directors meeting 1721, which is the decision-making body 172 (17404). This information is then stored in the decision-making body column 172 and the reviewing body column 172. When storing information, information regarding each item, each arrow, etc., may be stored, or each item, etc., may be standardized and formatted, and the information may be stored according to this format. Similarly, the Board of Directors Meeting 1721 will deliberate on whether to acquire the property, and if there are any deficiencies in the preliminary investigation, it will be sent back to the preliminary investigation 17301 (17403). If there are no problems with the preliminary investigation 17301, the review body 173 will conduct reviews such as the purchaser financing review 17302, the legal review 17303, and the acquisition financing review 17304, as instructed by the Board of Directors Meeting 1721, and will report the results to the Board of Directors Meeting 1722 (17406). At the Board of Directors meeting 1722, each of the investigation items 17302-17304 will be discussed. If there are any deficiencies in the investigation items, they will be sent back to the respective review bodies 173 (17414). If there are no problems with each of the investigation items 17302-17304, then, as instructed by the Board of Directors meeting 1723, the review body 173 will conduct reviews such as checking the rental status 17305, checking common areas 17306, checking the area 17307, checking the facilities 17308, and checking the infrastructure 14309, and will report the results to the Board of Directors meeting 1723 (17409).At the Board of Directors meeting 1723, each of the investigation items 17305-17309 will be discussed. If there are any deficiencies in the investigation items, they will be sent back to the respective review bodies 173 (17415). If there are no problems with each of the investigation items 17305-17309, then, as instructed by the Board of Directors meeting 1723, the review bodies 173 will conduct reviews on construction confirmation 17310, long-term repair review 17311, ancillary equipment review 17312, fire insurance 17313, management company selection 14314, management regulations 17315, procurement and sales contract 17316, sales contract 17317, sales promotion 17318, and responses to relevant ministries and agencies 17319, and the results will be reported to the Board of Directors meeting 1724 (17412). At the Board of Directors meeting 1724, each of the investigation items 17310 to 17319 will be deliberated. If there are any deficiencies in the investigation items, they will be sent back to the respective review bodies 173 (17416). If there are no problems with each of the investigation items 17310 to 17319, the review bodies 173 will consider the sales strategy 17320, sales price 17321, etc., as instructed by the Board of Directors meeting 1724. The return of the items from the Board of Directors meetings 1721 to 1724 of the decision-making body 172 to the respective review bodies 17301 to 17321 of the review bodies 173 may be done not only at the previous stage, but also at further back stages. Regarding the information of each item in the overall processing flow diagram 170, items that can be calculated from the information of other items may be calculated from related items and stored in the corresponding item column. In that case, the above calculation process will be processed, for example, by the branch office device processor 32, etc., according to a program deployed on the branch office system 30. Furthermore, similar processing may be performed in the management system 20. Additionally, the results may be transmitted to the branch office system 30, for example, via the network 10. Also, as mentioned above, the information for each item in the overall processing flow diagram 170 may be returned; in such cases, unlike the format shown in Figure 17, the same review and confirmation process by the same review organization will be stored multiple times. Furthermore, while each review and confirmation item is closely related to, for example, Figure 4, the details of each review and confirmation item may also be stored separately in a database (not shown), etc.Further details regarding the overall processing flow chart 170 shall be in accordance with the Investment Property Data Table 80, Investment Property Cash Flow 90, Balance Sheet 100, Income Statement 110, Income Statement List 120, Cash Flow List 130, Investment Effectiveness Analysis List 140, Investment Effectiveness Analysis 2 List 150, Consumption Tax Simulation Results List 160, etc.

[0073] As outlined in the overall processing flow diagram 170, in one embodiment of this application, it is assumed that a used property is acquired with existing tenants and to be converted into, for example, a condominium office. Therefore, confirmations and examinations such as confirmation of the rental status 17305, confirmation of common areas 17306 aimed at adding value to the existing common areas, mainly their fixtures, for sale as a condominium office, equipment confirmation 17308, and infrastructure confirmation 17309 are performed. However, if the acquired property is new construction rather than used, such examinations and confirmations are not required. Furthermore, if a new property is constructed by the applicant, instead of the acquisition examination, the examination body 173 will scrutinize each examination and confirmation item related to the new construction.

[0074] The above describes the evaluation system for business results when making investments related to the supply and ownership of condominium units. The evaluation of supplying condominium units is explained using the acquisition target property data table 40, rental status list 50, acquisition cost list 60, and individual income and expenditure list 70. The evaluation of purchasing condominium units is explained using the investment target property data table 80, investment target property cash flow 90, balance sheet 100, income statement 110, income statement list 120, cash flow list 130, investment effect analysis list 140, and investment effect analysis 2 list 150. The basis for creating this information, such as property prices and interest rates, is subject to change. However, by updating this information when changes occur, the latest financial statements can be created, and based on these, the results of investment effect, risk, etc., can be obtained through a display screen or printed results. In the explanation so far, the present invention has been described as being operated in a system consisting of a management system 20 and a branch office system 30 connected via the network 10 shown in Figure 1, for example. However, it may also be operated by multiple systems consisting of the management system 20 and the branch office system 30 connected via the network 10. Furthermore, the investment effect evaluation in the supply of condominium offices and the investment effect evaluation in the purchase of condominium offices may be operated by separate systems consisting of the management system 20 and the branch office system 30 connected via the network 10. Alternatively, the investment effect evaluation in the supply of condominium offices and the investment effect evaluation in the supply of condominium offices may be operated as a consistent system, or as a system that performs only the investment effect evaluation in the purchase of condominium offices, or as a system that performs only the investment effect evaluation in the supply of condominium offices. [Industrial applicability]

[0075] This invention not only allows for detailed understanding of the status of properties targeted in the condominium ownership business, but also enables business forecasting for condominium ownership supply entities, while for investors, it enables accurate advice on investment effectiveness to customers planning to purchase such properties, and further enables them to secure more favorable financing conditions from financial institutions for real estate investments. In this way, it provides effective information for comprehensively judging the investment results of condominium ownership properties for both the supply and purchase sides. Furthermore, it is widely applicable to various fields requiring investment decisions. [Explanation of symbols]

[0076] 10 ···Network 20 ···Management System 30 ···Branch Office System 40 ···Data table for items to be purchased 50 ···Rental Status List 60 ···List of acquisition costs 70 ···Individual Income and Expense List 80 ···Investment Property Data Table 90 ···Cash flow of investment properties 100 ··Balance Sheet 110 ·Profit and loss statement 120 ··List of Income Statements 130 ··Cash Flow List 140 ··Investment Effectiveness Analysis List 150 ··Investment Effectiveness Analysis 2 List 160 ··Consumption Tax Simulation Results List 170 ··Overall Processing Flow Diagram

Claims

1. A management system comprising at least a management server and a management database, and a branch system comprising a branch processor, a branch database, a branch output device, and a branch input device, for the procurement and sale of condominiums for the purpose of actual demand and investment, wherein the condominium investment management system comprises a management system comprising a management server and a management database, and a branch system comprising a branch processor, a branch database, a branch output device, and a branch input device, A first means for inputting first information, including the property location, property price, price per tsubo, total floor area, and year of construction, relating to the real estate to be acquired by the aforementioned branch processor, A second means for storing the input first information on the management database and the branch database by the management server and the management database and / or by the branch processor and the branch database, A third means for inputting second information, including the floor level and whether or not there are arrears, regarding the rental status of the property to be purchased, into the aforementioned branch office processor, A fourth means for storing the input second information on the management database and the branch database by the management server and the management database and / or by the branch processor and the branch database, A fifth means for inputting third information related to the acquisition cost of the property to be purchased, including the land price of the property, the building price of the property, and the repair reserve fund, into the aforementioned branch office processor, A sixth means for storing the input third information on the management database and the branch database by the management server and the management database and / or by the branch processor and the branch database, A seventh means for inputting fourth information related to the individual income and expenses of the purchased property, including rental income, common area maintenance fee income, management fee expenditure, repair reserve fund expenditure, sales price, cost, and profit margin, into the aforementioned branch office processor, An eighth means for storing the input fourth information on the management database and the branch database by the management server and the management database and / or by the branch processor and the branch database, Based on the first, second, third, and fourth information stored in the management database and / or the branch office database, the management server and the management database and / or the branch office processor and the branch office database create a data table of properties to be acquired, a list of rental status including arrears, a list of acquisition costs including a fund to be allocated as a repair reserve fund, and an individual income and expenditure list including management fees and repair reserve funds in the expenditure column, and provide these to enable a decision on acquisition, wherein the data table of properties to be acquired is created by the management server and / or the branch office processor using the first information entered according to the property setting screen displayed on the branch office output device's display, and / or information calculated from related information according to a program stored in the management server and / or the branch office processor, The acquisition cost list, including the fund to be allocated as the repair reserve fund, is created using the third information entered by the operator according to the acquisition cost list setting screen displayed on the branch output device's display, and / or information calculated by the management server and / or the branch processor from the relevant information according to a program stored in the management server and / or the branch processor. The individual income and expenditure list is created using the fourth information entered according to the individual income and expenditure list setting screen displayed on the branch output device's display, and / or information calculated by the management server and / or the branch processor from the relevant information according to a program stored in the management server and / or the branch processor. Thus, the management system performs management processing of the condominium investment simulation according to the first information, second information, third information, and fourth information entered from the branch input device. A condominium investment management system characterized by having the following features.

2. A management system comprising at least a management server and a management database, and a branch system comprising a branch processor, a branch database, a branch output device, and a branch input device, for the procurement and sale of condominiums for the purpose of actual demand and investment, wherein the condominium investment management system comprises a management system comprising a management server and a management database, and a branch system comprising a branch processor, a branch database, a branch output device, and a branch input device, Computers, A first means for inputting first information, including the property location, property price, price per tsubo, total floor area, and year of construction, relating to the real estate to be acquired by the aforementioned branch processor, A second means for storing the input first information on the management database and the branch database by the management server and the management database and / or by the branch processor and the branch database, A third means for inputting second information, including the floor level and whether or not there are arrears, regarding the rental status of the property to be purchased, into the aforementioned branch office processor, A fourth means for storing the input second information on the management database and the branch database by the management server and the management database and / or by the branch processor and the branch database, A fifth means for inputting third information related to the acquisition cost of the property to be purchased, including the land price of the property, the building price of the property, and the repair reserve fund, into the aforementioned branch office processor, A sixth means for storing the input third information on the management database and the branch database by the management server and the management database and / or by the branch processor and the branch database, A seventh means for inputting fourth information related to the individual income and expenses of the purchased property, including rental income, common area maintenance fee income, management fee expenditure, repair reserve fund expenditure, sales price, cost, and profit margin, into the aforementioned branch office processor, An eighth means for storing the input fourth information on the management database and the branch database by the management server and the management database and / or by the branch processor and the branch database, It is a program that makes it function as such. Based on the first, second, third, and fourth information stored in the management database and / or the branch office database, the management server and the management database and / or the branch office processor and the branch office database create a data table of properties to be acquired, a list of rental status including arrears, a list of acquisition costs including a fund to be allocated as a repair reserve fund, and an individual income and expenditure list including management fees and repair reserve funds in the expenditure column, and provide these to make an acquisition decision, wherein the data table of properties to be acquired is created by the management server and / or the branch office processor according to a program stored in the management server and / or the branch office processor, based on the first information, second information, third information and fourth information stored in the management database and / or the branch office database, and provides these to make an acquisition decision, wherein the data table of properties to be acquired is created by the first information entered according to the property setting screen displayed on the display of the branch office output device, and / or by the management server and / or the branch office processor according to a program stored in the management server and / or the branch office processor, based on the first information entered according to the property setting screen displayed on the display of the branch office output device, and / or by the management server and / or the branch office processor, based on the information calculated from the relevant information, and the repair The acquisition cost list, including the fund to be allocated as reserves, is created using the third information entered by the operator according to the acquisition cost list setting screen displayed on the branch output device's display, and / or information calculated by the management server and / or branch processor from the relevant information according to a program stored in the management server and / or branch processor. The individual income and expenditure list is created using the fourth information entered according to the individual income and expenditure list setting screen displayed on the branch output device's display, and / or information calculated by the management server and / or branch processor from the relevant information according to a program stored in the management server and / or branch processor. Thus, the management system operates as a means to perform management processing of the condominium investment simulation according to the first information, second information, third information, and fourth information entered from the branch input device. A program for a condominium investment management system characterized by the following features.

3. A management system comprising at least a management server and a management database, and a branch system comprising a branch processor, a branch database, a branch output device, and a branch input device, for the procurement and sale of condominiums for the purpose of actual demand and investment, wherein the condominium investment management system comprises a management system comprising a management server and a management database, and a branch system comprising a branch processor, a branch database, a branch output device, and a branch input device, The aforementioned branch office processor inputs the first information regarding the property to be acquired, including the property's location, property price, price per tsubo, total floor area, and year of construction. The input first information is stored in the management database and the branch database by the management server and the management database and / or by the branch processor and the branch database. The aforementioned branch office processor inputs second information regarding the rental status of the property to be purchased, including the floor number and whether or not there are any arrears. The input second information is stored in the management database and the branch database by the management server and the management database and / or by the branch processor and the branch database. The aforementioned branch office processor inputs third information related to the acquisition cost of the property to be purchased, including the land price of the property, the building price of the property, and the repair reserve fund. The input third information is stored in the management database and the branch database by the management server and the management database and / or by the branch processor and the branch database. The aforementioned branch office processor inputs a fourth set of information related to the individual income and expenses of the property to be acquired, including rental income, common area maintenance fee income, management fee expenditure, repair reserve fund expenditure, sales price, cost, and profit margin. A control method for a condominium investment management system, wherein the input fourth information is stored on the management database and the branch database by the management server and the management database and / or by the branch processor and the branch database, Based on the first, second, third, and fourth information stored in the management database and / or the branch office database, the management server and the management database and / or the branch office processor and the branch office database create information related to the acquisition of the target property for acquisition, including a target property data table, a rental status list including arrears status, an acquisition cost list including a fund to be allocated as a repair reserve fund, and an individual income and expenditure list including management fees and repair reserve funds in the expenditure column, and provide these to make an acquisition decision, wherein the target property data table is created by the management server and / or the branch office processor according to the first information entered in accordance with the target property setting screen displayed on the branch office output device's display, and / or information calculated from related information by the management server and / or the branch office processor according to a program stored in the management server and / or the branch office processor, and the fund to be allocated as a repair reserve fund A control method for a condominium investment management system, characterized in that the management system performs management processing of a condominium investment simulation in accordance with the first information, second information, third information, and fourth information input from the branch input device, wherein the acquisition cost list including the fund is created from the third information input by the operator in accordance with the acquisition cost list setting screen displayed on the display of the branch output device, and / or information calculated by the management server and / or the branch processor from the relevant information in accordance with a program stored in the management server and / or the branch processor, and the individual income and expenditure list is created from the fourth information input in accordance with the individual income and expenditure list setting screen displayed on the display of the branch output device, and / or information calculated by the management server and / or the branch processor from the relevant information in accordance with a program stored in the management server and / or the branch processor, wherein the management system performs management processing of a condominium investment simulation in accordance with the first information, second information, third information, and fourth information input from the branch input device.

4. A recording medium equipped with the program for the condominium investment management system described in claim 2.

Images