Condominium office information processing system, condominium office information processing method, program, and storage medium

Abstract

To provide a condominium office information processing system, a condominium office information processing method, a program and a storage medium that, in real estate investment related to condominium office business, enable highly accurate yet simple and user-friendly evaluation while flexibly adapting to the environment.SOLUTION: A condominium office information processing system for processing information when sections of an office building are divided and owned by a plurality of owners comprises: an investment evaluation information generation unit that generates investment evaluation information by referring to investment evaluation attributes related to each of the divided sections; and a control unit that controls the investment evaluation information generation unit.SELECTED DRAWING: Figure 4

Description

[Technical field]

[0001] The present invention relates to a condominium office information processing system, a condominium office information processing method, a program, and a storage medium. [Background technology]

[0002] The inventor has been researching how companies in Japan today can maintain a stable financial state when they own real estate. The original purpose of a company is to continue to exist as a company under any circumstances. In some cases, it is necessary to acquire real estate, etc. with profits earned from the main business, and ensure profits even when the main business is not profitable. In particular, from the perspective of investment, the inventor has come to the conclusion that investing in condominium offices is an effective means of surviving as a strong company under any circumstances.

[0003] Real estate is expensive, and not all companies can afford to own it. Furthermore, from an investment perspective, past examples show that in order to be successful in real estate ownership, you must own commercial real estate of a certain size or larger. For this reason, it is often thought that only a limited number of companies with abundant capital can succeed in real estate investment. However, by using condominium ownership, many companies can realize profitable real estate investment that will support their business continuity.

[0004] In light of the need to take into account variable factors when evaluating real estate investments on the part of both the supplier and purchaser of condominium offices, various technical ideas have been disclosed using a variety of methods to accurately grasp real estate investments into the future.

[0005] First, for example, Patent Document 1 proposes a lump-sum calculation of tax assessment values ​​in the asset valuation of each condominium unit in a supply-side investment simulation of a condominium office, taking into account the case where apportionment processing is performed when there is a rule-based common area in which certain limited units share rooms.

[0006] Furthermore, for example, in Patent Document 2, in consideration of the need to take into account various long-term fluctuating factors when evaluating real estate investments by the purchaser of a condominium office, a proposal is made to create future balance sheets and income statements by making it possible to input information regarding account items and their numerical values, etc., which are necessary to calculate predicted values ​​for future balance sheets and income statements, in order to predict future financial conditions.

[0007] Furthermore, for example, Patent Document 3 proposes forecasting not only real estate investments but also future financial statements based on double-entry bookkeeping. [Prior art documents] [Patent documents]

[0008] [Patent Document 1] JP 2003-216713 A [Patent Document 2] JP 2005-38292 A [Patent Document 3] JP 2002-259885 A Summary of the Invention [Problem to be solved by the invention]

[0009] <Infrastructure information, sales information, and purchasing information> However, even in Patent Document 1, there is no specific disclosure regarding how to handle condominium offices or the allocation of costs for common area accessories. In other words, there is no sufficient consideration given to the relationship between infrastructure information and sales information on the supply side. This makes it difficult for buyers of condominium offices to obtain sufficient information when evaluating real estate investments.

[0010] <Purchase and sales information> In addition, although Patent Document 2 takes into consideration the prediction of future financial conditions, it does not specifically disclose interest rate fluctuations, which are important in predicting future real estate investments. In other words, it cannot be said that sufficient consideration has been given to the acquisition of purchasing information on the purchase side. Conversely, on the supply side, it cannot be said that sufficient consideration has been given to the presentation of purchasing information on the purchase side, i.e., sales information from the supply side.

[0011] In addition, although Patent Document 3 takes into consideration the prediction of future financial statements based on double-entry bookkeeping, it does not specifically consider the treatment of depreciation expenses, etc., which are important factors in the evaluation of real estate investments.

[0012] <Procedure information> Furthermore, as can be seen from the above, both the supplier and the purchaser require a huge amount of information for evaluation. In addition, complicated procedures are required, including contracts between the supplier and the purchaser and various private and public procedures. Even if these are overcome, the reality is that the evaluation results obtained are insufficient for practical use and are difficult to use easily.

[0013] As mentioned above, there is a strong desire among both business entities supplying and owning condominium offices to develop an evaluation technique (system and method) that can clarify future profits and losses, etc., and enable them to improve business profits.

[0014] The present application is intended to solve these problems, and aims to provide a condominium office information processing system, a condominium office information processing method, a program, and a storage medium that can flexibly adapt to the environment, while enabling highly accurate, yet simple and easy-to-use evaluation. [Means for solving the problem]

[0015] In order to solve the above problems, the condominium office information processing system of the first aspect of the present invention is a condominium office information processing system that processes information when sections of an office building are divided and owned by multiple owners, and comprises an investment evaluation information creation unit that creates investment evaluation information by referring to investment evaluation attributes for each of the multiple divided sections, and a control unit that controls the investment evaluation information creation unit.

[0016] In addition, the ninth aspect of the condominium office information processing method corresponding to the first aspect is a condominium office information processing method that processes information when sections of an office building are divided and owned by multiple owners, and includes an investment evaluation information creation process that creates investment evaluation information by referring to investment evaluation attributes related to each of the multiple divided sections, and a control process that controls the investment evaluation information creation unit.

[0017] A program according to a tenth aspect corresponding to the first aspect causes a computer to function as the condominium office information processing system described above.

[0018] A storage medium according to an eleventh aspect corresponding to the first aspect stores the above-mentioned program.

[0019] In these aspects of the condominium office information processing system or condominium office information processing method, or in accordance with these aspects of the program or storage medium, investment evaluation information is created by referencing investment evaluation attributes relating to each of the multiple divided sections, and the creation of this information is controlled, thereby processing information when sections of an office building are divided and owned by multiple owners.

[0020] Here, the general meaning (definition) of "attribute" is: 1. The inherent qualities that a thing has. 2. In metaphysics, something essential to mental or material substances. In this case, we will mainly adopt option 1, and define "investment appraisal attributes" here as "essential characteristics that investment appraisal possesses."

[0021] In the above case, the investment evaluation information is created by referring to the investment evaluation attributes for each block that is the investment target, so that the investment evaluation information can be created based on the essential characteristics of each block as an investment target. In this case, if the environment such as the surrounding conditions changes, the investment evaluation attributes, which are the essential characteristics, also change accordingly, so by referring to them, it is possible to flexibly respond to the environment, and by making such responses in a detailed manner, it is possible to improve the evaluation accuracy, and by being able to simply express the essence, it becomes possible to perform a simple and easy-to-use evaluation.

[0022] This enables evaluation that is simple and easy to use while being highly accurate and adaptable to the environment. Furthermore, by using AI to control part or all of the creation of the investment evaluation information, it is possible to achieve even more versatility, high functionality, and high performance.

[0023] In addition, as a condominium office information processing system relating to the second aspect, in the first aspect, the investment evaluation information creation unit may have a simulation execution unit capable of executing a simulation for creating the investment evaluation information.

[0024] In this case, the investment evaluation information creation unit has a simulation execution unit capable of executing a simulation for creating the investment evaluation information. This makes it possible to easily create investment evaluation information in which the investment evaluation attributes, which are essential characteristics, are variously changed for sections with different essential characteristics or for changes over time, etc. Also, by improving the automation rate, it is possible to improve the evaluation speed, and furthermore, it becomes possible to flexibly respond to the environment, and to perform evaluation that is simple and easy to use while still being highly accurate.

[0025] In addition, as a condominium office information processing system relating to the third aspect, in the first aspect, the investment evaluation attributes may include pre-survey attributes obtained by investigating the investment target before starting the investment evaluation.

[0026] In this case, the investment evaluation attributes include pre-survey attributes obtained by investigating the investment target before starting the investment evaluation, so that the investment evaluation information can include various information related to the pre-survey results, enabling evaluation that is flexible in response to the environment, highly accurate, yet simple and easy to use.

[0027] In addition, as a condominium office information processing system according to a fourth aspect, in the first aspect, the investment evaluation attributes may include purchase attributes indicating various environments when purchasing an investment target.

[0028] In this case, since the investment evaluation attributes include purchase attributes indicating various environments when purchasing the investment target, various information regarding the environment at the time of purchase can be included in the investment evaluation information, and it becomes possible to flexibly respond to the environment, and to perform evaluation that is highly accurate, simple, and easy to use.

[0029] In addition, as a condominium office information processing system according to a fifth aspect, in the first aspect, the investment evaluation attributes may include infrastructure attributes relating to infrastructure of the investment target.

[0030] In this case, the investment evaluation attributes include infrastructure attributes related to the infrastructure of the investment target, so that various information related to the infrastructure can be included in the investment evaluation information, enabling evaluation that is flexible in response to the environment, highly accurate, yet simple and easy to use.

[0031] In addition, as a condominium office information processing system according to a sixth aspect, in the first aspect, the investment evaluation attribute may include a procedure attribute relating to various procedures when making an investment.

[0032] In this case, since the investment evaluation attributes include procedural attributes related to various procedures when making an investment, various information related to procedures can be included in the investment evaluation information, and it becomes possible to flexibly respond to the environment, and to perform evaluation that is highly accurate, simple, and easy to use.

[0033] In addition, in the condominium office information processing system according to the seventh aspect, in the first aspect, the investment evaluation attribute may include a sales attribute relating to the sale of the investment target.

[0034] In this case, since the investment evaluation attributes include sales attributes related to the sale of the investment target, various information related to the sale of the investment target can be included in the investment evaluation information, and it becomes possible to flexibly respond to the environment, and to perform evaluation that is highly accurate, simple, and easy to use.

[0035] Also, as a condominium office information processing system relating to the eighth aspect, in the first aspect, the investment evaluation information creation unit may have a rental income investment evaluation unit for evaluating an investment that will generate rental income by renting out each of the sections.

[0036] In this case, the investment evaluation information creation unit has a rental income investment evaluation unit for evaluating an investment that will earn rental income through the rental of each of the plots. This makes it possible to create more accurate investment evaluation information, particularly for investments that will earn rental income, and to provide simple, easy-to-use evaluation that is highly accurate while flexibly responding to the environment.

[0037] In this case, "investment evaluation information for investments that generate rental income" (hereinafter "rental income investment evaluation information") includes information that can address various issues, such as tax measures while maintaining the rental property, cost reduction when passing on the property as an asset to business succession, and inheritance tax measures when selling or inheriting the property. Furthermore, for the purpose of investment evaluation, it is desirable that such information be prepared in a variety of types, for example, by cost level. Effect of the Invention

[0038] According to each aspect of the present invention, in relation to real estate investment in condominium office businesses, it becomes possible to perform evaluations that are highly accurate, simple and easy to use, while flexibly adapting to the environment. [Brief description of the drawings]

[0039] [Figure 1]This is a configuration diagram showing an example of the overall management structure of a real estate business entity that includes as a part thereof a management system that corresponds to an example of a condominium office information processing system according to one embodiment of the present invention. [Diagram 2] 1 is a functional block diagram showing an example of the basic configuration of a management system corresponding to an example of a condominium office information processing system according to one embodiment of the present invention. FIG. [Diagram 3] FIG. 2 is a configuration diagram showing an example of a sales office system included as a part of the real estate business entity of FIG. 1. [Figure 4] This is a functional block diagram showing an example of the configuration of a condominium office information processing function of a management system which is an example of a condominium office information processing system according to one embodiment of the present invention, and also serves as a flowchart showing a specific operational example. [Diagram 5] FIG. 5 is a practical operation flow diagram showing an example of an on-site operation form corresponding to the specific operation example of FIG. 4. [Figure 6] 11 is a purchase target property data table according to an embodiment of the present invention. [Figure 7] 5 is a flowchart showing information gathering for evaluating a rental income investment in the specific operational example of FIG. 4. [Figure 8] 5 is a flowchart showing information collection when performing resale profit investment evaluation in the specific operation example of FIG. 4. [Figure 9] This is an explanatory diagram to explain the results of a cost comparison between renting and purchasing a condominium office. [Figure 10] This is an explanatory diagram to explain the results of a cost comparison between purchasing a condominium office, renting it out to other companies to receive rent, and renting your own office, compared to simply renting an office. [Figure 11] This is an explanatory diagram to explain the possibility of building assets as a future vision of the results recommended in Figure 10. [Figure 12] This is an explanatory diagram to explain an example of resale profit investment and the profit resulting from it. [Figure 13]FIG. 1 is an explanatory diagram for explaining the selling speed and the corresponding profits of an actual example of resale profit investment. [Figure 14] 1 is a rental status list according to an embodiment of the present invention. [Figure 15] 1 is an acquisition cost schedule according to an embodiment of the present invention. [Figure 16] 13 is an individual balance list according to one embodiment of the present invention. [Figure 17] 1 is an investment target property data table according to an embodiment of the present invention. [Figure 18] 4 is an investment property cash flow according to one embodiment of the present invention. [Figure 19] 1 is a balance sheet according to an embodiment of the present invention. [Figure 20] 1 is an income statement according to one embodiment of the present invention. [Figure 21] 1 is a list of income statements according to one embodiment of the present invention. [Figure 22] 1 is a cash flow list according to an embodiment of the present invention. [Figure 23] 1 is a list of investment effect analyses according to an embodiment of the present invention. [Figure 24] 13 is a list of investment effect analysis 2 according to one embodiment of the present invention. [Diagram 25] 13 is a list of consumption tax simulation results according to an embodiment of the present invention. [Figure 26] This is an explanatory diagram to explain an example of asset construction after purchasing a condominium office. [Figure 27] FIG. 1 is an explanatory diagram for explaining the relationship between real estate prices and inheritance tax in the real estate business. [Figure 28] This is an explanatory diagram comparing inheritance tax assessment amounts by area. [Figure 29] FIG. 1 is an explanatory diagram of the possibility of a consumption tax refund. DETAILED DESCRIPTION OF THE PREFERRED EMBODIMENTS

[0040] The inventive concepts are described more fully below with reference to the accompanying drawings, in which specific embodiments of the inventive concepts are shown. However, the inventive concepts may be embodied in many different forms and should not be construed as limited to the embodiments set forth herein. Rather, these embodiments are provided as examples so that this disclosure will be thorough and complete, and will fully convey the scope of the inventive concepts to those skilled in the art. Like numbers refer to like elements throughout the description.

[0041] Below, we will explain in order: [1. System configuration example], [2. System operation example], [3. Sales strategy operation example], [4. Additional explanation regarding operation example], and [5. Summary)].

[0042] [1. System configuration example] FIG. 1 is a configuration diagram showing an example of the overall management form of a real estate entity that includes, as a part thereof, a management system that corresponds to an example of a condominium office information processing system according to one embodiment of the present invention.

[0043] In order to expand the distribution of condominium offices as real estate properties, this real estate business entity 1 simulates the business performance of entities supplying condominium offices and, for example, provides a business performance report for each property once the assumed figures have been finalized. It also performs simulations based on the latest financial statements that take into account current trends in interest rates, rents, asset values, etc. to calculate investment results and makes the results available at any time, as an important investment decision-making material for companies seeking to own condominium offices as investment properties.

[0044] As shown in the figure, the real estate business entity 1 is configured by linking a management system 20 and a sales office system 30 via a network 10. In addition, if necessary, a related organization system 202 and the like may be connected via the network 10, and the system configuration may be configured by so-called cloud computing if necessary. In addition, for example, required software and the like may be installed in the sales office system 30 from the management system 20.

[0045] Next, FIG. 2 is a functional block diagram showing an example of a basic configuration of a management system which is an example of a condominium office information processing system according to one embodiment of the present invention.

[0046] As shown in the figure, the management system 20 includes a management device database (hereinafter referred to as a “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.

[0047] The management device server 22 processes data related to the management of the condominium office using a processor or the like, and the management device DB 21 stores data such as information on management and condominium offices. The management output device 23 is configured with a display, printer, etc., and outputs various information as required. The management input device 24 is configured with a keyboard, barcode reader, scanner, etc., and inputs information as required, but includes all devices that allow information to be input. The management system 20 may be configured as a single system or multiple systems, as long as it is ultimately capable of carrying out investment management operations as a condominium office information processing system.

[0048] FIG. 3 is a block diagram showing an example of a sales office system included as a part of the real estate business entity of FIG.

[0049] As shown, the branch office system 30 includes 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.

[0050] The office device processor 32 processes information sent from the management system 20, for example, and displays the information on the office output device 33, for example. The office output device 33 is equipped with a display, a printer, etc., and outputs various information as required. The office input device 34 is equipped with a keyboard, a barcode reader, a scanner, etc., and inputs information as required, but is considered to include all devices that enable the input of information.

[0051] The sales office input device 34 processes input from a keyboard or the like as necessary, and displays it on the sales office output device 33, for example, and transmits the information input from the sales office input device 34 to the management system 20 via the sales office device interface 36 as necessary. The management system 20 performs management processing of the condominium office investment simulation according to the transmitted information, and if further information is required, further information is input from the sales office system 30. By operating the sales office system 30 in this manner, a condominium office investment simulation is performed, taking into account the financing conditions of the business entity selling the real estate and the customer making the investment.

[0052] In addition, if each system other than the management system 20 and the sales office system 30 has a processor, memory, etc. (not shown), it will perform various information processing as necessary, in the same way as the management system 20 and the sales office system 30.

[0053] As described above, we simulate the business performance of the business entities that supply the condominium offices and provide a business performance report for each property. In addition, companies that own condominium offices as real estate can stabilize their business performance by, for example, renting the offices to other companies, and using the rent as a source of income.

[0054] For example, when using a condominium office as your company's office, you can compare the costs of renting the office with using the condominium office as your company's office.Furthermore, when obtaining financing to own a condominium, you can clarify the conditions of the property to be invested in, the initial investment conditions, depreciation conditions, loan conditions, etc. to financial institutions, etc., and based on this, you can create financial statements for the real estate investment and calculate the investment results, making the various conditions clear.

[0055] [2. Specific examples of system operation] Figure 4 is a functional block diagram showing an example of the configuration of a condominium office information processing function of a management system which is an example of a condominium office information processing system according to one embodiment of the present invention, and also serves as a flowchart showing a specific operational example.

[0056] As shown in the figure, the management system [compartmental ownership office information processing function (system / method)] 20 comprises an investment evaluation information creation function (department / process) 200 and a control function (department / process) 220.

[0057] Here, the management system [condominium office information processing function (system / method)] 20 is a function (system / method) that processes information when multiple owners divide and own sections of an office building, the investment evaluation information creation function (department / process) 200 is a function (department / process) that creates investment evaluation information by referring to investment evaluation attributes for investing in each of the multiple divided sections, and the control function (department / process) 220 is a function (department / process) that controls the investment evaluation information creation function (department / process) 200 via various control signals 220C.

[0058] Here, management system 20 has the function of a "condominium office information processing function," but from a hardware perspective, that function is executed by part of the hardware configuration within management system 20, i.e., it can be called a "condominium office information processing system," "condominium office information processing device," "condominium office information processing section," etc. On the other hand, from an algorithmic perspective, that function is executed by part of a so-called method or process within an overall algorithm that is generally controlled by a program or the like, i.e., it can be called a "condominium office information processing method" or "condominium office information processing process."

[0059] For this reason, in the illustrations referred to, each part is expressed (described) as "~function (system / device / part / method / process)", etc., but in the following explanation, we will simplify as appropriate and stick to the expression (description) of "~function".

[0060] Returning to the explanation of Figure 4, as described above, in the management system [condominium office information processing function (system / method)] 20 of this embodiment, the investment evaluation information creation function (department / process) 20 creates investment evaluation information by referring to investment evaluation attributes for investing in each of the multiple divided sections, and the creation of this information is controlled by the control function (department / process) 220, thereby processing information when sections of an office building are divided and owned by multiple owners.

[0061] In the above case, investment evaluation information is created by referring to the investment evaluation attributes for each parcel that is the investment target, so investment evaluation information based on the essential characteristics of each parcel as an investment target can be created. In this case, if the environment, such as the surrounding conditions, changes, the investment evaluation attributes, which are the essential characteristics, also change accordingly, so by referring to them, it is possible to flexibly respond to the environment, and by making this response in a detailed manner, it is possible to improve the accuracy of the evaluation, and by being able to simply express the essence, it becomes possible to perform a simple and easy-to-use evaluation.

[0062] This enables evaluation that is simple and easy to use while being highly accurate and adaptable to the environment. Furthermore, by using AI to control part or all of the creation of the investment evaluation information, it is possible to achieve even more versatility, high functionality, and high performance.

[0063] Also, as shown in the figure, the investment evaluation information creation function (department / process) 200 has a simulation execution function (department / process) capable of executing a simulation for creating investment evaluation information, in order to execute a function (department / process) for creating investment evaluation information by referring to investment evaluation attributes for investing in each of the multiple divided sections.

[0064] This makes it possible to easily create investment evaluation information in which the investment evaluation attributes, which are essential characteristics, are variously changed for sections with different essential characteristics, or for changes over time, etc. Also, by improving the automation rate, it is possible to improve the evaluation speed, and furthermore, it becomes possible to perform evaluation that is simple and easy to use while being highly accurate and flexibly responsive to the environment.

[0065] This simulation execution function (division / process) <210 / S210 / FIG. 5> executes the following functions (division / process) in order. (1) Preliminary investigation function (department / process) <211 / S211 / Fig. 5-6> (2) Purchase information processing function (department / process) <212 / S212 / Fig. 5-6> (3) Infrastructure information processing function (department / process) <213 / S213 / Figures 5-6> (4) Procedural information processing function (department / process) <214 / S214 / Fig. 5-6> (5) Sales information processing function (department / process) <215 / S215 / Fig. 5~6>

[0066] In addition, the above-mentioned "Simulation execution function (department / process) <210 / S210 / Figure 5> In the explanation, the first symbol 210 in <210 / S210 / Fig. 5> is a reference symbol in the explanation of the hardware function (unit), the next symbol S210 is a reference symbol in the explanation of the software (algorithm, program, or method), and the next figure number is the figure number of the explanatory diagram to be referred to in the concrete example. The same applies to the explanation of other functions.

[0067] [(1) Preliminary investigation function (department / process) <211 / S211 / Fig. 5-6>] As shown in FIG. 4, in the simulation execution function <210 / S210 / FIG. 5>, first, "(1) Preliminary investigation function" is executed.

[0068] Here, Fig. 5 is a practical operation flow diagram showing an example of an on-site operation form corresponding to the specific operation example of Fig. 4. The practical operation flow diagram 170 is not only a diagram for the explanation here, but also an example of a diagram that is used in a later stage or at a later date by writing information in each column during practical operation and updating it as appropriate.

[0069] As shown in Fig. 5, in practical operations, a preliminary investigation 17301 regarding purchases is first conducted by the investigation organization 173, and the information on the results of this investigation is stored in the corresponding investigation organization column (corresponding to 173, but the reference number of the column is omitted) in the practical operation flow diagram 170. Then, the information on the results is reported (17404) to, for example, the board of directors meeting 1721, which is the decision-making organization 172, and is stored in the corresponding decision-making organization column (corresponding to 173, but the reference number of the column is omitted).

[0070] The "(1) Preliminary investigation function" in the simulation execution function <210 / S210 / Fig. 5> in Fig. 4 can include all (or part) of the functions of carrying out the above-mentioned preliminary investigation 17301 in Fig. 5 and the collection, analysis, calculation, storage (recording), formatting and other various processing and database creation of various reference information for its report, or functions to substantially assist (support) such functions, functions to collect, analyze and store (memorize and record) various information related to these, and subsequent functions to update each piece of information (data).

[0071] 6 is a data table of a target property according to an embodiment of the present invention. As shown in the figure, the target property data table 40 includes a target property code column 41 for storing the code of the property to be purchased, a target property location column 4201 showing various information of the target property, a target property price column 4202, a target property type column 4203, etc.

[0072] In the purchase target property data table 40 in Fig. 6, a table format 40 including many blanks is prepared at the beginning of the preliminary investigation step (S211) in Fig. 4 and preliminary investigation 17301 in Fig. 5, and information corresponding to the fields that can be prepared and recorded at that time is entered. Each blank is prepared for information collection and recording at a later stage or at a later date.

[0073] The purchase target property data table 40 is stored in the branch office device memory 31 by the branch office device processor 32 in accordance with a program stored in the branch office device memory 31, for example, based on information calculated from related information, or information entered by an operator from the keyboard of the branch office input device 34 of the branch office system 30 in accordance with a target property setting screen (not shown) displayed on the display of the branch office output device 33.

[0074] The target property setting screen (not shown) has the same format as the purchase target property data table 40. Furthermore, if necessary, a purchase target property data table display screen (not shown) according to the contents of the purchase target property data table 40 is displayed, for example, on the sales office output device 33 of the sales office system 30 and the management output device 23 of the management system 20. The purchase target property data table 40 may be input and stored in memory on the management system 20 side. Information input and stored on the sales office 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 sales office system 30 side.

[0075] Next, the procedure for storing information in each field of the purchase target property data table 40 will be described with reference to Fig. 6. As a premise, it is assumed that the "Kita-Shinjuku Office Building", which is located at 1-2-3 Kita-Shinjuku, Shinjuku-ku and has 10 floors above ground and 1 floor below ground, is purchased for 1 billion yen for all floors, and after some repairs and renovations, all floors are sold as condominium offices.

[0076] First, it is determined whether the information regarding the property to be evaluated for purchase is a new registration. If it is a new customer registration, a new purchase target property data table 40 is created. First, the creation date of the purchase target property data table is, for example, "2014.04.01" if the date of creation is April 1, 2014, and if the last update date of the 5th edition is April 10, 2014, it is, for example, "Update date: 2014.04.10 (5th edition)". For the purchase target property code 0814001, the first data 001 is, for example, "0814001-001", and the name is, for example, "Kita-Shinjuku office building", and these information is stored in the purchase target property code column 41.

[0077] Furthermore, information such as "1-2-3 Kitashinjuku, Shinjuku-ku, Tokyo" is stored in property location column 4201 as the property location, and similarly, information such as "¥1,000,000,000" as the property price, "¥2,600,000" as the price per tsubo is stored in property price column 4202, information such as "condominium office, 10 floors above ground, 1 floor below ground" as the property type is stored in property type column 4203, information such as "1,271.2 square meters (384.5 tsubo)" as the total exclusive area is stored in total exclusive area column 4204, information such as "August 1987" as the year built is stored in year built column 4205, and information such as "Board of directors: approved, additional conditions: none" as the purchase decision for the target property is stored in purchase decision column 4206.

[0078] The purchase decision column 4206 stores the result of a comprehensive judgment of all the information in the purchase target property data table 40. Furthermore, for example, if there are additional conditions attached, this indicates that the final approval has not been obtained from the board of directors.

[0079] In addition, when storing information, information on each item, each arrow, etc. may be stored, or each item, etc. may be standardized and formatted, and stored according to this format. Similarly, the board of directors meeting 1721 deliberates whether to purchase the property, and if there is any defect in the preliminary investigation, it is returned to the preliminary investigation 17301 (17403).

[0080] At the initial stage of the preliminary survey step (S211) in FIG. 4 and preliminary survey 17301 in FIG. 5, the above is prepared and the process is completed, and the rest is left blank and prepared for information collection and recording at a later stage or at a later date.

[0081] In this case, the investment evaluation attributes include pre-survey attributes obtained by investigating the investment target before starting the investment evaluation, so that the investment evaluation information can include various information related to the pre-survey results, enabling evaluation that is flexible in response to the environment, highly accurate, yet simple and easy to use.

[0082] [(2) Purchase information processing function (department / process) <212 / S212 / Fig. 5-6>] As shown in Figure 4, the simulation execution function <s210>Now, when the "(1) preliminary investigation function" is completed, the "(2) purchasing information processing function" is executed next.

[0083] Also, as shown in FIG. 5, in practical operations, for example, if there are no problems in the preliminary investigation 17301 at the board of directors meeting 1721, which is the decision-making body 172, the purchase is decided, and at the instruction (17405) of the board of directors meeting 1721, the review body 173 reviews purchase-side financing review 17302, legal review 17303, purchase financing review 17304, etc., and reports the results to the board of directors meeting 1722 (17406).

[0084] In addition, at the board of directors meeting 1722, each investigation content 17302 to 17304 is discussed, and if there is any defect in the investigation content, it is returned to each review organization 173 (17414). On the other hand, if there is no problem in each investigation content 17302 to 17304, each information (data) is stored (recorded) as specified.

[0085] As shown in FIG. 6 , for example, information such as “Bank: ABC Bank, LTV: 50%, Period: 20 years” is stored in a purchaser's financing plan field 4207 as a purchaser's financing plan, for example, information such as “Seller: Completed, Brokerage company: Completed, Property: Completed, Lessee: Completed” is stored in a legal confirmation field 4208, and for purchase financing, information such as “Bank: XYZ Bank, Interest rate: 2.3%, Amount: 700,000,000 yen” is stored in a purchase financing field 4209.

[0086] The "(2) Purchase information processing function" in the simulation execution function <210 / S210 / Fig. 5> in Fig. 4 can include all (or part) of the functions for carrying out the above-mentioned purchase-side financing consideration 17302, legal consideration 17303, purchase financing consideration 17304, etc. in Fig. 5, and for reporting the results of such considerations, such as collection, analysis, calculation, storage (recording), formatting, and other various processing and database creation functions, or functions for substantially supporting such functions, functions for analyzing and storing (recording and storing) various information related to these, and subsequent functions for updating each piece of information (data).

[0087] In this case, since the investment evaluation attributes include purchase attributes indicating various environments when purchasing the investment target, various information regarding the environment at the time of purchase can be included in the investment evaluation information, and it becomes possible to flexibly respond to the environment, and to perform evaluation that is highly accurate, simple, and easy to use.

[0088] [(3) Infrastructure information processing function (department / process) <213 / S213 / Figures 5-6>] As shown in Figure 4, the simulation execution function <s210>Now, when the "(2) Purchasing information processing function" is completed, the "(3) Infrastructure information processing function" is executed next.

[0089] Also, as shown in FIG. 5, in practical operations, for example, in the case where the board of directors meeting 1722, which is the decision-making body 172, finds that there are no problems with the investigation contents 17302 to 17304, the review body 173 reviews the rental situation confirmation 17305, the common area confirmation 17306, the area confirmation 17307, the facilities confirmation 17308, the infrastructure confirmation 14309, etc., at the instruction (17407) of the board of directors meeting 1722, and reports the results to the board of directors meeting 1723 (17409).

[0090] In addition, the board of directors meeting 1723 deliberates on each of the investigation contents 17305 to 17309, and if there is any defect in the investigation contents, it is returned (17415) to each reviewing organization 173. On the other hand, if there is no problem in each of the investigation contents 17305 to 17309, each information (data) is stored (recorded) as specified.

[0091] As shown in FIG. 6 , for rental status confirmation, information such as "Completed, additional conditions: third floor has two overdue payments" is stored in rental status confirmation column 4210; for common area confirmation, information such as "Parking: No, Sign: Yes, Attachments: Community antenna" is stored in common area confirmation column 4211; for area confirmation, information such as "On-site measurement: Completed" is stored in area confirmation column 4212; for equipment, information such as "Air conditioning: Partially shared, Private plumbing: Same" is stored in equipment column 4213; for rent assessment, information such as "Completed" is stored in rent assessment column 4214; and for infrastructure confirmation, information such as "Electricity: Completed, Water: Completed, Gas: Meter needs replacement" is stored in infrastructure confirmation column 4215.

[0092] The "(3) Infrastructure information processing function" in the simulation execution function <210 / S210 / Fig. 5> in Fig. 4 can include all (or part) of the functions themselves that execute the functions of collecting, analyzing, calculating, storing (recording), formatting, and other various processing and database creation of various reference information for reviewing the above-mentioned rental status confirmation 17305, common area confirmation 17306, area confirmation 17307, equipment confirmation 17308, infrastructure confirmation 14309, etc. and reporting the results, or functions to substantially support (support) those functions, functions to analyze and store (record) various information related to these, and subsequent functions to update each information (data).

[0093] In this case, the investment evaluation attributes include infrastructure attributes related to the infrastructure of the investment target, so that various information related to the infrastructure can be included in the investment evaluation information, making it possible to flexibly respond to the environment, while also enabling evaluation that is highly accurate, simple, and easy to use.

[0094] [(4) Procedural information processing function (department / process) <214 / S214 / Fig. 5-6>] As shown in Figure 4, the simulation execution function <s210>Once the "(3) infrastructure information processing function" is completed, the "(4) procedural information processing function" is executed next.

[0095] Also, as shown in FIG. 5, in practical operations, for example, in the case where the board of directors meeting 1723, which is the decision-making body 172, finds no problems with the investigation contents 17305 to 17309, the review body 173 reviews, by instruction (17410) of the board of directors meeting 1723, the construction confirmation 17310, long-term repair review 17311, incidental equipment review 17312, fire insurance 17313, management company selection 14314, management regulations 17315, purchase and sale contract 17316, sales contract 17317, sales promotion 17318, and response of related ministries and agencies 17319, etc., and reports the results to the board of directors meeting 1724 (17412).

[0096] In addition, at the board of directors meeting 1724, each of the investigation contents 17310 to 17319 is discussed, and if there is any defect in the investigation contents, it is returned (17416) to each reviewing organization 173. On the other hand, if there is no problem in each of the investigation contents 17310 to 17319, each information (data) is stored (recorded) as specified.

[0097] As shown in FIG. 6, as construction confirmation, information such as "Completed" is stored in construction confirmation column 4216; as long-term repairs, information such as "Plan prepared" is stored in long-term repairs column 4217; as ancillary equipment, information such as "Ancillary equipment table prepared" is stored in ancillary equipment column 4218; as fire insurance, information such as "Completed" is stored in fire insurance column 4219; as management company, information such as "Selected" is stored in management company column 4220; as management regulations, information such as "Management regulations prepared" is stored in management regulations column 4221; and as purchase and sales contract, information such as "Contract completed" is stored in purchase and sales contract column 4222.

[0098] The "(4) Procedural information processing function" in the simulation execution function <210 / S210 / Fig. 5> in Fig. 4 can include all (or a part) of the functions themselves for executing the functions of collection, analysis, calculation, storage (recording), formatting, and other various processing and database creation of various reference information for examination and reporting of the results of the above-mentioned construction confirmation 17310, long-term repair consideration 17311, ancillary equipment consideration 17312, fire insurance 17313, management company selection 14314, management regulations 17315, purchase and sale contract 17316, sales contract 17317, sales promotion 17318, and response to related ministries and agencies 17319 in Fig. 5, or functions for substantially supporting such functions, functions for analyzing and storing (recording) various information related to these, and functions for updating each information (data) thereafter.

[0099] In this case, since the investment evaluation attributes include procedural attributes related to various procedures when making an investment, various information related to procedures can be included in the investment evaluation information, and it becomes possible to flexibly respond to the environment, and to perform evaluation that is highly accurate, simple, and easy to use.

[0100] [(5) Sales information processing function (department / process) <215 / S215 / Figure 5>] As shown in Figure 4, the simulation execution function <s210>Now, when the "(4) Procedural information processing function" is completed, the "(5) Sales information processing function" is executed next.

[0101] Also, as shown in FIG. 5, in practical operations, for example, if the board of directors meeting 1724, which is the decision-making body 172, finds that there are no problems with the investigation contents 17310-17319, the review body 173 reviews the sales strategy 17320, sales price 17321, etc., in accordance with instructions (17411) of the board of directors meeting 1724, and stores each piece of information (data) including the results of the review in the purchase target property data table 40 of FIG. 6 described above.

[0102] In addition, the board of directors meeting 1723 deliberates on each of the investigation contents 17310 to 17319, and if there are any defects in the investigation contents, they are returned (17416) to each reviewing organization 173. On the other hand, if there are no problems in the investigation contents 17310 to 17319, each piece of information (data) is stored (recorded) as specified.

[0103] As shown in FIG. 6, information such as "Sales strategy meeting held: 2014.04.04" is stored in the sales strategy column 4226 as the sales strategy, and information such as "Sales price list draft created" is stored in the sales price column 4227 as the sales price.

[0104] The "(5) Sales information processing function" in the simulation execution function <210 / S210 / Fig. 5> in Fig. 4 can include all (or part) of the functions for executing the functions of collecting, analyzing, calculating, storing (recording), formatting, and other various processing and database creation of various reference information for considering the above-mentioned sales strategy 17320, sales price 17321, etc. and reporting the results, or functions for substantially supporting such functions, functions for analyzing and storing (recording) various information related to these, and subsequent functions for updating each piece of information (data).

[0105] In this case, since the investment evaluation attributes include sales attributes related to the sale of the investment target, various information related to the sale of the investment target can be included in the investment evaluation information, and it becomes possible to flexibly respond to the environment, and to perform evaluation that is highly accurate, simple, and easy to use.

[0106] As shown in Figure 4, the simulation execution function <s210>Now, when "(5) Sales information processing function" is finished, the simulation execution function <s210>The entire process ends (S216). However, the purchase target property data table 40 described above in FIG. 6 is updated appropriately thereafter when each of the above-mentioned functions is executed.

[0107] [3. Sales strategy implementation example] As described above in Figure 1, real estate entity 1 implementing an example of a condominium office information processing system according to one embodiment of the present invention simulates the business performance of entities supplying condominium offices in order to expand the distribution of condominium offices as real estate properties, and provides a business performance report for each property, for example, once the expected figures have been finalized. In addition, as an important investment decision-making material for companies seeking to own condominium offices as investment properties, simulations are performed based on the latest financial statements that take into account current trends in interest rates, rents, asset values, etc., to calculate investment results, and the results can be provided at any time.

[0108] For this reason, the overall flow of the simulation of business performance as an entity supplying condominium offices is as described above up to Figure 6, but the real estate entity 1 must organize and show appropriate information as investment decision material for companies that will receive the disclosure and proposal information as a service resulting from this implementation, and the sales information processing function (S215 in Figure 4) and sales strategy 17320 to sales price 17321 (Figure 5) must examine the information to be presented to each company, and as necessary repeat the entire simulation described above to compile information that satisfies each company.

[0109] First, as mentioned above in the "challenges" section, a huge amount of information is required for evaluation on both the supply and purchase sides. In addition, complicated procedures are required, including contracts between the supply and purchase sides and various private and public procedures. Even if these are overcome, the reality is that the evaluation results are difficult to use easily and are insufficient for practical use.

[0110] For example, when it comes to residential real estate intended for living in, there is a tendency to place a particularly high value on its utility value, but by thoroughly reviewing what the criteria for judging real estate as an investment within a company should be, it is possible to achieve higher profitability.

[0111] One risk in real estate investment is a fall in rents, but in this regard, it is more advantageous to invest in central areas of large cities where land has already been used up and there is little room for additional real estate, than in suburban areas where there is room to increase real estate and where competitiveness is likely to decline in the future. Furthermore, investment in small and medium-sized office buildings is even more advantageous due to the current supply and demand balance in the real estate market.

[0112] However, even if it is a small or medium-sized office building, owning the entire building requires a certain amount of capital. By owning part of a building, not only can you purchase valuable property at a discount, but you can also divide it up and sell it as individual lots, making it easier to purchase and enabling efficient real estate investment in a variety of situations.

[0113] Here, the key to successful real estate investment, especially in condominium offices, is long-term fund raising. In order for both lenders and borrowers to be satisfied with the fund raising, when deciding on the loan, they must first accurately simulate how the borrower's financial situation will change due to not only future fluctuations in the value of the real estate, but also fluctuations in interest rates due to economic conditions, and clearly show the results. If they do not make an appropriate decision based on this, they may suffer significant losses.

[0114] On the other hand, business entities that supply properties to investing companies, etc., also face various problems and are required to deal with them in various ways. For example, while condominium ownership generally means residential apartments, the embodiment of this application is premised on use as condominium offices, etc., which is different from common sense, and therefore it is essential to obtain the understanding of the parties involved regarding the advantages, etc.

[0115] In addition, when supplying real estate for actual demand and investment purposes, it is absolutely necessary to respond to fluctuations in property rents, particularly declines in asset values, as well as the risks involved in purchasing large properties in their entirety, and the fundraising required for such purchases.

[0116] That is, a place that is favorable for locating an office rather than a residence, such as the center of a large city. It is necessary to clearly state that purchasing the entire or specific floors of small to medium-sized second-hand properties built in these areas can be a useful approach to providing condominium offices.

[0117] Furthermore, if the property is already being rented out as an office space, analyzing the rental situation can provide valuable information on the rental rates, etc., for those who wish to own the property as an investment. Not only that, but even if the property is transferred from the previous owner to the new owner, if the tenant is of good standing, he or she may continue to rent the property, eliminating the need for eviction requests or the trouble of finding a new tenant.

[0118] That is, Location ·scale Funding ·Financing -Future fluctuations in real estate values Fluctuations in interest rates due to economic conditions Fluctuations in financial condition If accurate simulations such as these are not carried out, the results are made clear, and appropriate decisions are not made in accordance with them, then in some cases significant losses may be incurred.

[0119] Furthermore, the purchase of small and medium-sized buildings not only requires a relatively small investment compared to the purchase of an entire large building, but also reduces the cost of repairs, renovations, or improvements to the property's convenience and livability. In addition, to avoid the risk of each accessory breaking down when reselling a used property as a condominium office, the property supplier anticipates a certain amount of repairs and renovations, which not only allows the property price of the condominium office to be set favorably, but also allows the rental fee for the condominium office to be set favorably.

[0120] Thus, in order to provide condominium offices, not only do we need to solve various issues beyond those of supplying ordinary residential apartments, but we also need to generate appropriate profits for both the supplier and the buyer of the condominium offices. To do this, it is essential to conduct investment simulations for both the property supplier and the buyer, especially the buyer, but on the property supplier side, unlike condominium ownership of residential properties, it is necessary to renovate the common areas and common area accessories to improve convenience, and to deal with the apportionment of the costs associated with this.

[0121] As mentioned above, it is necessary to accurately simulate and clearly show that future profits and losses can be clarified and that it is possible for both the supplying and owning entities of condominium offices to improve business profits, and to organize and present appropriate information as material for investment decisions. It is necessary to carefully examine the information to be presented to each company, and repeat the entire simulation described above as necessary to compile information that satisfies each company.

[0122] By the way, even though we generally refer to real estate investment in one word, there are broadly two types, as described below, and each needs to be evaluated and compared. (A) Rental income investment evaluation: Evaluating an investment to purchase real estate, rent it out for various offices, and earn income through the rental fees. (B) Resale Profit Investment Valuation: Valuing an investment to purchase real estate and sell it to someone else to earn a profit from the difference in price.

[0123] FIG. 7 is a flowchart relating to information collection when evaluating a rental income investment in the specific operation example of FIG. 4, while FIG. 8 is a flowchart relating to information collection when evaluating a resale income investment.

[0124] [(A) Rental income investment evaluation] As shown in FIG. 7, the rental income investment evaluation function (department / process) <2150 / S2150 / FIG. 4> executes the following functions (departments / processes) in order. (1) Information collection function from preliminary investigation function (department / process) <2151 / S2151 / Figure 4> (2) Information collection function from purchasing information processing function (department / process) <2152 / S2152 / Figure 4> (3) Information collection function from infrastructure information processing function (department / process) <2153 / S2153 / Figure 4> (4) Information collection function from procedural information processing function (department / process) <2154 / S2154 / Figure 4> (5) Information collection function from sales information processing function (department / process) <2155 / S2155 / Figure 4>

[0125] [(1) Information collection function from preliminary investigation function (department / process) <2151 / S2151 / Figure 4>] As shown in Figure 7, the rental income investment evaluation function <2150 / S2150 / Figure 4> first executes "(1) Information collection function from preliminary investigation function." The information (data) collected here includes the following: · Property code ·Property location Property price (including price per tsubo, etc.: at time of purchase) ·Occupied area Age of building

[0126] [(2) Information collection function from purchasing information processing function (department / process) <2152 / S2152 / Figure 4>] As shown in Figure 7, the rental income investment evaluation function <s2150>So, when "(1) Information collection function from preliminary research function" is completed, "(2) Information collection function from purchase information processing function" is executed next. The information (data) collected here includes the following: ·down payment ·Tax information (including registration and license tax / real estate income tax, etc.: at the time of purchase) Real estate acquisition costs (including rights of ownership, judicial scrivener fees, stamp duty, etc.) Financial institution fees (including brokerage fees, fire insurance fees, financial commission, etc.) Name of lending institution Loan amount (interest rate: including payment method such as fixed or variable) · Repayment period (including repayment method: monthly repayment, etc.)

[0127] [(3) Information collection function from infrastructure information processing function (department / process) <2153 / S2153 / Figure 4>] As shown in Figure 7, the rental income investment evaluation function <s2150>So, when "(2) Information collection function from purchase information processing function" is completed, "(3) Information collection function from infrastructure information processing function" is executed next. The information (data) collected here includes the following: - Expected income (including renewal fees / gross yields, etc.)

[0128] [(4) Information collection function from procedural information processing function (department / process) <2154 / S2154 / Figure 4>] As shown in Figure 7, the rental income investment evaluation function <s2150>Once the "(3) Information collection function from infrastructure information processing function" is completed, the "(4) Information collection function from procedural information processing function" is executed. The information (data) collected here includes the following: · Management fees · Repair reserve funds, etc. (including fixed metropolitan taxes / management fees, etc.) ·Net Yield (including NOI Yield) ·structure -Legal useful life (including depreciation period / method) Acquisition cost (at time of purchase) Property ratio (including land / building) Cash flow (including single year / long term) Balance sheet (including single-year and long-term) · Profit and loss statement (including single-year and long-term)

[0129] [(5) Information collection function from sales information processing function (department / process) <2155 / S2155 / Figure 4>] As shown in Figure 7, the rental income investment evaluation function <s2150>Once the "(4) Information collection function from the procedure information processing function" is completed, the "(5) Information collection function from the sales information processing function" is executed. The information (data) collected here includes the following: Tax information (including inheritance tax / consumption tax: at time of purchase / annual lapse) Acquisition (purchase) cost (including when reviewing purchases / when annually elapsed) Other sales strategy review information

[0130] As shown in Figure 7, the rental income investment evaluation function <s2150>Now, when "(5) Information collection function from sales information processing function" is completed, the rental income investment evaluation function <s2150>The whole process is terminated (S2156).

[0131] In the above case, the investment evaluation information creation function (department / process) 200 has a rental income investment evaluation function (department / process) (2150 / S2150) for evaluating an investment that earns rental income through the rental of each section (compartmental ownership office). Therefore, investment evaluation information (rental income investment evaluation information) particularly for investments that earn rental income can be created with even greater accuracy, and evaluation that is simple and easy to use while being highly accurate and flexibly responsive to the environment is possible.

[0132] In this case, the "rental income investment evaluation information" includes information that can address various issues, such as tax measures while maintaining the rental property, cost reduction when passing on the business as an asset, and inheritance tax measures when selling or inheriting the property. Furthermore, for investment evaluation purposes, it is desirable that such information be prepared in a variety of types, for example, by cost level.

[0133] [(B) Resale Profit Investment Valuation] Next, as shown in FIG. 8, the resale profit investment evaluation function (division / process) <2170 / S2170 / FIG. 4> executes the following functions (divisions / processes) in order. (1) Information collection function from preliminary investigation function (department / process) <2171 / S2151 / Figure 4> (2) Information collection function from purchasing information processing function (department / process) <2172 / S2172 / Fig. 4> (3) Information collection function from infrastructure information processing function (department / process) <2173 / S2173 / Figure 4> (4) Information collection function from procedural information processing function (department / process) <2174 / S2174 / Figure 4> (5) Information collection function from sales information processing function (department / process) <2175 / S2175 / Figure 4>

[0134] Here, the rental income investment evaluation function mentioned in Figure 7 <s2150>In this case, after a certain period of time for the rental income set in the investment evaluation has passed, some of the condominium office assets may be sold. Therefore, information for estimating (evaluating) the sales income is also collected, so the resale income investment evaluation function in Figure 8 is used. <s2170>The rental income investment evaluation function in Figure 7 <s2150>Basically, it can be substituted.

[0135] However, the evaluation period for rental income purposes is basically long-term, such as a single year to 10 years or more, whereas the evaluation period for resale income purposes is generally relatively short, for example, 0 days to a few tens of days (2 to 3 months, etc.). Therefore, in order to make a detailed evaluation, it is preferable to take into account these differences in evaluation periods.

[0136] Focusing on this difference in evaluation period, the resale profit investment evaluation function in Figure 8 <s2170>Now, let's take a look at the rental income investment evaluation function in Figure 7. <s2150>The following points have been changed:

[0137] [(4) Information collection function from procedural information processing function] · Cash flow (including single year / long term) → (including short term / long term) · Balance sheet (including single year / long term) → (including short term / long term) · Profit and Loss Statement (including single year / long term) → (including short term / long term) If it is clear in advance that these are short-term, only the short-term may be evaluated, and if the period is extremely short, such as within one week, it may not be included in the evaluation information.

[0138] The assumed income in [(3) Information collection function from infrastructure information processing function] is mainly rental income, but if there are no plans to rent out the property due to the short term, this evaluation can be omitted.

[0139] Similarly, if it is known in advance that the period will be extremely short, in [(4) Information gathering function from procedural information processing function], · Management fees · Repair reserve funds, etc. (including fixed metropolitan taxes / management fees, etc.) ·Net Yield (including NOI Yield) -Legal useful life (including depreciation period / method) Items subject to evaluation such as the above may also be excluded from evaluation, and information collection and evaluation based on the results may be omitted.

[0140] In the above case, the investment evaluation information creation function (department / process) 200 has a resale profit investment evaluation function (department / process) (2170 / S2170) for evaluating an investment that will earn resale profits by reselling each lot (compartmental ownership office). This makes it possible to create more accurate investment evaluation information (resale profit investment evaluation information) especially for investments that will earn resale profits, and enables evaluation that is simple and easy to use while being highly accurate and flexibly responsive to the environment.

[0141] In this case, the "resale profit investment evaluation information" includes information that can address various issues, such as cost reduction when passing on the business as an asset, and measures for inheritance tax when selling or inheriting, and it is desirable that such information is prepared in various types, for example, by cost level, for investment evaluation. In particular, in the case of sales, presenting a reference selling price makes it easier for condominium owners to make future plans.

[0142] Next, we will consider explanations to companies that are planning to or are currently considering owning condominium offices.

[0143] Figure 9 is an explanatory diagram to explain the results of a cost comparison between (CASE 1) renting a condominium office and (CASE 2) purchasing it. We will leave the details to the illustration, but in conclusion, we present (suggest / recommend) that (CASE 2) purchasing should be selected.

[0144] Figure 10 is an explanatory diagram to explain the results of a cost comparison between purchasing a condominium office, renting it out to other companies to receive rent, and renting your own office, compared to simply renting your own office. Again, we will leave the details to the illustration, but in conclusion, we present (suggest / recommend) that (CASE3) you should choose to purchase a condominium office, rent it out to other companies to receive rent.

[0145] Figure 11 is an explanatory diagram to explain the possibility of building assets as a future image of the results recommended in Figure 10. Again, the details will be left to the illustration, but in conclusion, it is presented (proposed / recommended) that (CASE3) a condominium office can be purchased, and then the purchased portion can be rented out to other companies to receive rent, thereby reducing costs and allowing the use of the condominium office that has become a company asset in the future.

[0146] Figure 12 is an explanatory diagram for explaining an example of a resale profit investment and the profit from it. As a result, it shows that profits can be obtained from the difference between the purchase price and the selling price, and presents (suggests / recommends) a resale profit investment.

[0147] Figure 13 is an explanatory diagram for explaining the sales speed and the corresponding profits of an actual example of resale profit investment. It shows that profits were obtained in a short period of time, and presents (suggests / recommends) a resale profit investment.

[0148] [4. Additional explanation regarding operation examples] [(1) Additional explanation regarding the preliminary survey function] Of the items in the purchase target property data table 40, those that can be calculated from other item information may be calculated from related items and stored. In this case, the calculation process is performed, for example, by the sales office device processor 32 or the like in accordance with a program deployed on the sales office system 30. Similar processing may also be performed by the management system 20. Furthermore, the results may be sent to the sales office system 30 via the network 10, for example. Each item of information in the purchase target property data table 40 indicates the result of a comprehensive judgment of various information.

[0149] In the above explanation, for example, a numeric character code is stored as the information stored in each column of the purchase target property data table 40, but it is also acceptable for the information to be stored to be, for example, a code or other information that is set independently, or for the information to be stored to be, for example, a character code string to which independently set code or other information is further added.

[0150] [(2) Additional explanation regarding purchasing information processing function] In particular, the purchase decision column 4206 stores the result of a comprehensive judgment of all the information in the purchase target property data table 40. Furthermore, for example, if there are additional conditions attached, this indicates that the final approval has not been obtained from the board of directors.

[0151] [(3) Additional explanation regarding infrastructure information processing functions] In addition, the rental status confirmation column 4210 stores the results of checking the status of all tenants going back to the past. Furthermore, for example, the common area confirmation column 4211, the equipment column 4213, the infrastructure confirmation column 4215, the long-term repair column 4217, the management regulations column 4221, etc. are closely related, and especially when purchasing the entire property, the results of reviewing the classification of the common areas, common area attachments, etc. are reflected. In this way, when there is a change in each item, the update date of the purchase target property code column 41 is indicated with the last update date and, for example, that it is the fifth edition after four updates. Furthermore, not only the latest purchase target property data table but also each edition of the purchase target property data table may be saved.

[0152] Fig. 14 is a rental status list according to one embodiment of the present invention. The rental status list 50, which is used to check the past status of all tenants as the original data for the contents to be entered in the rental status confirmation column 4210 in Fig. 6, includes a purchase target property code column 51 for storing the property code of the property to be purchased, a rental status list management column 52 showing each item of the rental status, a B1F rental status column 5301, a 1F rental status column 5302, a 2F rental status column 5303, ..., etc., which show the rental status of the target property. In addition, the rental status list management column 52 further includes a floor column 5201, a delinquent column 5202, a delinquent 1 column 5203, a delinquent 2 column 5204, a delinquent 3 column 5205, ..., etc.

[0153] The rental status list 50 is generated by storing information calculated from related information by the branch office device processor 32 in accordance with a program stored in the branch office device memory 31, or information entered by an operator, for example, from the keyboard of the branch office input device 34 of the branch office system 30 in accordance with a target property setting screen (not shown) displayed on the display of the branch office output device 33, in the branch office device memory 31 by the branch office device processor 32 in accordance with a program stored in the branch office device memory 31.

[0154] 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 on, for example, the sales office output device 33 of the sales office system 30 and the management output device 23 of the management system 20.

[0155] The rental status list 50 may be input and stored in memory on the management system 20 side. Also, information input and stored on the sales office 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 sales office system 30 side.

[0156] Next, the contents of the various information stored in the rental status list 50 are shown below. First, in the purchase target property code column 51, for example, if the purchase target property code is 08140001-0001 and the list was created on April 1, 2014, the information "Created date: 2014.04.01 Purchase target property code: 08140001-0001 Rental status list" is stored. In the floor column 5201 of the rental status list management column 52, information "floor" indicating the floor is stored, in the delinquent column 5202 information "delinquency" indicating delinquency in general is stored, in the delinquent 1 column 5203 information "delinquency 1," in the delinquent 2 column 5204 information "delinquency 2," in the delinquent 3 column 5205 information "delinquency 3," etc. are stored.

[0157] Also, the floor column 5201 of the B1F rental status column 5301 stores information such as "B1F" indicating the first basement floor, and similarly, the 1F rental status column 5302 stores information such as "1F" indicating the first floor, and the 2F rental status column 5303 stores information such as "2F", etc. Furthermore, if the current tenant of the first basement floor has not been in arrears with rent since moving in, the arrears column 5202 of the B1F rental status column 5301 stores "None", indicating no arrears, and further, if the tenants of the first and second floors above ground have not been in arrears, the arrears column 5202 of the 1F rental status column 5302 and the 2F rental status column 5303 also stores information such as "None".

[0158] However, if the lessor of the 3rd floor, for example, is three days behind on the payment on January 31, 2011, and one day behind on the payment on February 28, 2011, then the information "Yes" indicating past delinquencies will be stored in the delinquent column 5202 of the 3rd floor rental status column 5304, "2011.01.31 3 days" will be stored in the delinquent 1 column 5203, and "2011.02.28 1" will be stored in the delinquent 2 column 5204. Similarly, the rental delinquency status for all floors from the 4th to the 10th will be stored in the appropriate columns. Other details of the rental status list 50 shall conform to the purchase target property data table 40.

[0159] The rental status list 50 may also be stored in the office device memory 31 according to a data table (not shown) calculated by the office device processor 32 according to a program stored in the office device memory 31, for example.

[0160] The results of the rental status list 50 are reflected in the rental status confirmation column 4210 of the purchase target property data table 40 in Fig. 6, and, for example, information indicating that there have been two instances of delinquency is stored. Other information is also reflected in the purchase target property data table 40, so for example, when the information is to be used as material for a management policy decision meeting such as a board of directors meeting, for example, if there is a lessor who is in delinquent payments, information is stored in the rental status confirmation column 4210 so that the contents of the rental status list 50 are confirmed at the board of directors meeting.

[0161] Alternatively, if the number of delinquent cases exceeds a predetermined number, information such as "Caution when purchasing due to delinquency" is stored. Furthermore, if doubts are raised, for example, at a board of directors meeting, about purchasing a property with multiple delinquent taxpayers, this is reflected, for example, in the conditions attached to the purchase decision 4206. These pieces of information are stored, for example, in the sales office device memory 31, for example, from information in the rental status list 50, according to a program stored in the sales 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.

[0162] 15 is an acquisition cost list according to one embodiment of the present invention. When it is decided to purchase a property, the cost of acquisition is calculated according to the acquisition cost list 60. The acquisition cost list 60 includes a target property code column 61 that stores the property code, etc., that is the subject of the acquisition cost list, an acquisition cost list management column 62 that shows each item of the acquisition cost, and a property price land column 6301, a property price building column 6302, a real estate acquisition tax column 6303, ..., a total column 6399, etc., that show the cost details of the target property. In addition, the acquisition cost list management column 62 further includes an item column 621, a taxable / non-taxable column 622, a cost column 623, a consumption tax column 624, a total column 625, ..., etc.

[0163] The acquired cost list 60 is information calculated from related information by the branch office device processor 32 in accordance with a program stored in the branch office device memory 31, for example, or information entered by an operator from the keyboard of the branch office input device 34 of the branch office system 30 in accordance with an acquired cost 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 in accordance with a program stored in the branch office device memory 31. The acquired cost list setting screen (not shown) is of the same format as the acquired cost list 60.

[0164] Furthermore, if necessary, an acquisition cost list display screen (not shown) according to the contents of the acquisition cost list 60 is displayed, for example, on the sales office output device 33 of the sales office system 30 and the management output device 23 of the management system 20. The acquisition cost list 60 may be input and stored in memory on the management system 20 side. Information input and stored on the sales 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 sales office system 30 side.

[0165] Next, the procedure for storing information in each column of the acquisition cost list 60 will be described with reference to Fig. 15. First, it is determined whether the information on the property for which acquisition costs are to be calculated is a new registration, and if it is a new customer registration, a new acquisition cost list 60 is created. First, in the cost calculation target property code column 61, the creation date of the acquisition cost list is stored, for example, if the purchase target property code is 0814001-001 and the creation date is April 1, 2014, information such as "Creation date: 2014.04.01 Purchase target property code: 0814001-001 Acquisition cost list" is stored.

[0166] The item column 621 of the acquisition cost list management column 62 stores information called "item" indicating the cost, the taxable / non-taxable column 622 stores information called "taxable / non-taxable", the cost column 623 stores information called "cost", the consumption tax column 624 stores information called "consumption tax", the total column 625 stores information called "total", etc.

[0167] Next, in the taxable / exempt column 622 of the property price land column 6301, information indicating exemption from tax, for example "Non", is stored; in the cost column 623, information indicating the cost, for example "¥476,000,000", is stored; in the consumption tax column 624, information "- (hyphen)" is stored since it is exempt from tax; and in the total column 625, information such as "¥476,000,000", is stored.

[0168] Similarly, the taxable / non-taxable column 622 of the property price / building column 6302 stores information indicating taxation, such as "tax," 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, ownership transfer column 6304, mortgage registration stamp column 6305, etc.

[0169] In particular, a fund to be appropriated as a repair reserve fund for the portion of the property that will become a condominium ownership through the purchase is set up and this information is stored in the repair reserve fund column 6321. Also, in the exclusive area equipment guarantee budget column 6322, since the exclusive area equipment purchased through the purchase includes a risk of breaking down due to the conditions of use up to that point, a budget is set aside for the purpose of reducing excessive burdens on the new condominium owner even in the event of a breakdown, and this information is stored.

[0170] In this manner, information is stored in each item, and in the grand total column 6399, information such as "￥960,123,456" is stored as information regarding the respective grand totals in the cost column 623, information such as "￥33,890,123" is stored as information regarding the respective grand totals in the consumption tax column 624, and information such as "￥994,013,579" is stored as information regarding the respective grand totals in the total column.

[0171] In addition, in the consumption tax column 624, for example, a consumption tax rate of 8 percent is used for calculation, but if the consumption tax rate is changed in the future, the changed information will be reflected in the relevant item in the acquisition cost list 60 (not shown). Alternatively, a consumption tax simulation will be performed in accordance with the consumption tax simulation result list 160 described later in FIG. 25. Furthermore, a consumption tax simulation will be performed, for example, regarding the consumption tax related to the information stored in the long-term repair column 4217 in FIG. 6. Other details of the acquisition cost list 60 will be similar to the purchase target property data table 40 in FIG. 6, the rental status list 50 in FIG. 14, etc.

[0172] Incidentally, the repair reserve fund stored in the repair reserve fund column 6321 may not be recorded in the acquisition cost list 60, but information regarding the repair reserve fund amount, etc. may be stored separately in a repair reserve fund data table (not shown) or the like, and the amount equivalent to the repair reserve fund may be processed separately in accordance with this information. In any case, the amount equivalent to the repair reserve fund shall be appropriated as the repair reserve fund in the management association, etc. for the condominium ownership property.

[0173] [(4) Additional explanation regarding procedural information processing function] Fig. 16 is an individual income and expenditure list according to one embodiment of the present invention. When the creation of the acquisition cost list 60 in Fig. 15 is completed, the condominium owner's income, condominium owner's expenditure, and condominium property seller's income and expenditure for each condominium ownership of the property are calculated based on the information, for example, "994,013,579 yen," stored in the total column 625 of the grand total column 6399, and stored in the individual income and expenditure list 70 shown in Fig. 16.

[0174] The individual income and expenditure list 70 includes a target property code column 71 that stores property codes, etc. that are the subject of the individual income and expenditure list, and an individual income and expenditure list management column 72 that shows each item in the individual income and expenditure list. Furthermore, if the condominium is divided by floor, for example, the column includes a B1F column 7301, a 1F column 7302, a 2F column 7303, ..., a 10F column 7311, and a grand total column 7399, etc., which show divisions by floor, etc. of the condominium property. Furthermore, the individual income and expenditure list management column 72 further includes a floor column 721, a rental area column 722, a condominium income and expenditure column 723, a condominium expenditure column 724, a sales column 725, etc.

[0175] The individual balance list 70 is information calculated from related information by the branch office device processor 32 in accordance with a program stored in the branch office device memory 31, for example, or information entered by an operator from the keyboard of the branch office input device 34 of the branch office system 30 in accordance with an individual balance 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 in accordance with a program stored in the branch office device memory 31. The individual balance list setting screen (not shown) is of the same format as the individual balance list 70.

[0176] Furthermore, if necessary, an individual balance list display screen (not shown) according to the contents of the individual balance list 70 is displayed, for example, on the sales office output device 33 of the sales office system 30 and the management output device 23 of the management system 20. The individual balance list 70 may be input and stored in memory on the management system 20 side. Information input and stored on the sales 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 sales office system 30 side.

[0177] Next, the procedure for storing information in each column of the individual income and expenditure list 70 will be described with reference to Fig. 16. First, it is determined whether the information on the property for which the individual income and expenditure calculation is to be made is a new registration, and if it is a new customer registration, a new individual income and expenditure list 70 is to be created, and first, in the individual income and expenditure calculation target property code column 71, information such as "creation date: 2014.04.01 purchase target property code: 0814001-001 acquisition cost list" is stored as the creation date of the individual income and expenditure list, for example, if the purchase target property code is 0814001-001 and the creation date is April 1, 2014.

[0178] In the individual income / expense list management column 72, the floor column 721 stores information indicating the floor, such as "floor," the rental area column 722 stores information indicating the rental area, such as "rental area," the condominium income column 723 stores information such as "condominium income / expenses," the condominium expense column 724 stores information such as "condominium expense," and the sales column 725 stores information such as "sales."

[0179] Furthermore, in the condominium income column 723, the rent column 7231 stores information showing the monthly rent, such as "rent (monthly)", the common area fee column 7232 stores information showing the monthly common area fee, such as "common area fee (monthly)", and the total income column 7233 stores information showing the total monthly income, such as "total income".

[0180] In addition, in the condominium expenditure column 724, the management fee column 7241 stores information showing the monthly management fee, such as "management fee (month)", the repair reserve fund column 7242 stores information showing the monthly repair reserve fund, such as "repair reserve fund (month)", and the total expenditure column 7243 stores information showing the total monthly expenditure, such as "total expenditure".

[0181] Furthermore, in the sales column 725, the sales price column 7251 stores information showing the sales price for each section, such as "sales price", the profit margin column 7252 stores information showing the profit margin for each section, such as "profit margin", and the cost column 7253 stores information showing the cost for each section, such as "cost". Other details of the individual income and expenditure list 70 shall conform to the aforementioned purchase target property data table 40, rental status list 50, acquisition cost list 60, etc.

[0182] In addition, the floor column 721 of the B1F column 7301 stores information such as "B1F" indicating the first basement floor, and the rental area column 722 stores information such as "63.76 square meters / 19.28 tsubo" which is the rental area of ​​the section.

[0183] In addition, the rent column 7231 of the condominium income / expenses column 723 stores information such as "321,456 yen" as the monthly rent including tax calculated from the rental market price for the property, the common area fee column 7232 stores information such as "87,654 yen" as the monthly common area fee including tax which is the total amount of maintenance costs for common area accessories for the property, and the total income column 7233 stores information such as "409,110 yen" as the total amount of condominium income including tax.

[0184] In addition, the management fee column 7241 of the condominium expenditure column 724 stores information such as "34,567 yen" as the monthly management fee for the condominium property calculated from a long-term repair plan proposal prepared in accordance with the status of the purchased property, the repair reserve fund column 7242 stores information such as "23,456 yen" as the monthly management fee for the condominium, and the total expenditure column 7243 stores information such as "58,023 yen" as the total amount of condominium expenditures.

[0185] In addition, the sales price column 7251 of the sales column 725 stores information such as "98,764,000 yen" as the sales price of the condominium unit calculated from the profit margin column 7252 and cost column 7253 described below, the profit margin column 7252 stores information such as "23.45%" as the profit margin of the condominium unit, and the cost column 7253 stores information such as "75,603,844 yen" by apportioning the information stored in the cost column 625 of the total column 6399, calculated, for example, from the acquisition cost list 60, according to the rental area of ​​the rental property.

[0186] Finally, the total amount of each item is calculated and stored in each column of the grand total column 7399 except for the profit margin column 7252. Other details of the individual income / expense list 70 shall conform to the purchase target property data table 40, rental status list 50, acquisition cost list 60, etc.

[0187] The individual income / expense list 70 has been described above, but the information stored in each column of the individual income / expense list 70 is reflected in the purchase target property data table 40, etc. For example, it is used as material for the agenda of the board of directors meeting shown in the purchase decision column 4206 of the purchase target property data table 40, and the results are reflected in the purchase decision column 4206.

[0188] Furthermore, the loan for the purchase of the condominium property shown in the purchaser's financing plan column 4207 is considered based on the information for each condominium property in the individual income and expenditure list 70, and the results are reflected in the purchaser's financing plan column 4207. Also, there is a close relationship with each of the columns of the rent appraisal column 4214, the sales contract column 4223, the sales promotion column 4224, the sales strategy column 4226, and the sales price column 4227, and while they complement each other, the purchase target property data table 40 is finally completed with regard to the purchase.

[0189] In addition, for example, in the sales column 725 of the individual balance list 70, in order to distinguish each stage of sales such as the inquiry stage, the contract stage, the sales payment collection stage, etc., the display color of the sales price column 7251, for example, is changed. Alternatively, a separate individual balance list 70 or only the sales column 725 may be created for each stage (not shown).

[0190] [(5) Additional explanation regarding sales information processing function] For example, as shown in the images in Figures 9 and 10, in real estate investments by companies, not only do they aim to stabilize their business performance by renting offices to other companies and using the rent as a source of income, but also, for example, when using a condominium office as their own office, they need to compare the costs of renting the office and using the condominium office as their own office, and when obtaining financing for the condominium ownership, they need to clarify to financial institutions the conditions of the property to be invested in, the initial investment conditions, depreciation conditions, financing conditions, etc., and use these to create financial statements for the real estate investment and calculate the investment results. To do this, it is necessary to clarify the various conditions.

[0191] 17 is an investment target property data table according to one embodiment of the present invention. As shown in the figure, the investment target property data table 80 includes an investment target property code column 81 for storing the property code of the investment target, a property location column 8201 showing various information on the target property, a property price column 8202, a property type column 8203, etc.

[0192] The investment target property data table 80 is information calculated from related information by the sales office device processor 32 in accordance with a program stored in the sales office device memory 31, or information entered by an operator from the keyboard of the sales office input device 34 of the sales office system 30 in accordance with an investment target property data table setting screen (not shown) displayed on the display of the sales office output device 33, and stored in the sales office device memory 31 by the sales office device processor 32 in accordance with a program stored in the sales office device memory 31. The investment target property data table setting screen (not shown) has the same format as the investment target property data table.

[0193] Furthermore, if necessary, an investment target property data table display screen (not shown) according to the contents of the investment target property data table 80 is displayed, for example, on the sales office output device 33 of the sales office system 30 and the management output device 23 of the management system 20. The investment target property data table 80 may be input and stored in memory on the management system 20 side. Information input and stored on the sales office system 30 side may be transmitted to the management system 20 side via the network 10, for example, and information input and stored on the management system 20 side may be transmitted to the sales office system 30 side.

[0194] Next, the procedure for storing information in each column of the investment target property data table 80 will be described with reference to Fig. 17. First, it is determined whether the information on the property to be evaluated is a new registration, and if it is a new customer registration, a new investment target property data table 80 is created. First, as the creation date of the investment target property data table, for example, if the creation date is April 1, 2014, information such as "2014.04.01" is stored in the investment target property code 14001 as the first data 001, information such as "14001-001", and information such as "Kita-Shinjuku Office Building" is stored in the investment target property code column 81 as the name.

[0195] Furthermore, information such as "1-2-3-1005 Kitashinjuku, Shinjuku-ku, Tokyo" is stored as the property location in the property location column 8201, and similarly, information such as "¥100,000,000" as the property price and information such as "¥2,600,000" as the price per tsubo are stored in each column of the property price column 8202.

[0196] In addition, information such as "condominium office" as the property type is stored in a property type column 8203, information such as "127.12 square meters (38.45 tsubo)" as the occupancy area is stored in a year built column 8204, information such as "August 1987" as the year built is stored in a year built column 8205, and information such as "40,000,000 yen" as the down payment is stored in a down payment column 8206.

[0197] Also, among the tax information, information such as "680,000 yen" as the registration tax for the investment property and information such as "1,000,000 yen" as the real estate acquisition tax are stored in the respective fields of the tax column 8207.

[0198] In addition, among the real estate acquisition cost information, information such as "¥288,000" for the establishment of a mortgage, information such as "¥280,000" for notary public fees, and information such as "¥190,000" for stamp duty etc. are stored in the respective columns of the real estate acquisition cost column 8208.

[0199] In addition, among the financial institution expenses, information such as "86,400 yen" as brokerage fee, information such as "30,000 yen" as fire insurance fee, and information such as "75,600 yen" as loan fee are stored in the respective columns of the financial institution expense column 8209.

[0200] As the name of the loan period, information such as "ABC Bank" is stored in the financial institution name field 8210. As part of the loan amount information, information such as "60,000,000 yen" is stored as the loan amount, and information such as "variable 2.3% principal equal payments" is stored as the interest rate in the loan amount field 8211.

[0201] Furthermore, of the repayment information, information such as "15 years" as the number of years to repay and information such as "¥394,449" as the monthly repayment amount are stored in the respective fields of the number of years to repay column 8212, respectively.

[0202] In addition, among the expected income information, the expected income, for example, "6,299,748 yen / year", the renewal fee, for example, "262,490 yen", and the gross yield, for example, "6.3%", are stored in the respective columns of the expected income column 8213.

[0203] In addition, among the information regarding management fees, repair reserve funds, etc., information such as "742,404 yen / year" for management fees, repair reserve funds, etc., information such as "557,600 yen / year" for fixed asset tax and city planning tax (hereinafter abbreviated as "fixed asset tax"), and information such as "340,186 yen / year" as a management fee to the real estate entity developing the condominium office investment business are stored in the respective columns of the management fees, repair reserve funds, etc. column 8214.

[0204] Furthermore, of the information relating to the net yield etc., information such as "5.0%" as the net yield and information such as "4.79%" as the net operating income (abbreviated as NOI) yield are stored in the respective columns of the net yield column 8215. Furthermore, information such as "reinforced concrete" as the structure is stored in the structure column 8216.

[0205] In addition, among the information regarding statutory useful life, etc., information regarding useful life, such as "50 years," information regarding depreciation period, such as "28 years," and information regarding depreciation method, such as "straight-line method," are stored in the respective columns of statutory useful life column 8217.

[0206] Moreover, as the acquisition cost, information such as "101,291,733 yen" is stored in the acquisition cost column 8218. Furthermore, among the information related to the property ratio, information such as "60% 58,890,542 yen" for the land and information such as "40% 39,260,361 yen" for the building are stored in each column of the property ratio column 8219, respectively.

[0207] Incidentally, among the items of information on the investment target property data table 80, items that can be calculated from other items of information, such as the price per tsubo, may be calculated from related items and stored. In this case, the calculation process is to be processed by the sales office device processor 32 or the like, for example, according to a program deployed on the sales office system 30. Also, similar processing may be performed by the management system 20. Furthermore, the results may be sent to the sales office system 30, for example, via the network 10.

[0208] In the above explanation, for example, a numeric character code is stored as the information stored in each column of the investment property data table 80, but it is also acceptable for the information to be stored to be, for example, a uniquely set code or other information, or for the information to be stored to be a character code string to which a uniquely set code or other information has been added.

[0209] As described above, information on each condominium project is stored in the investment property data table 80, but even for the same investment property, multiple investment property data tables 80 may exist due to factors such as fluctuations in the conditions. In that case, the information is distinguished by storing information such as "14001-002" in the investment property code column 81, which means the second data 002 in the investment property code 14001.

[0210] In addition, when a new investment target property data table 80 is created by the branch office system 30, this information may be transmitted, for example, to the management system 20 via the network 10, and the management system may manage information relating to the investment target property data table for each branch office.

[0211] Furthermore, when the investment target property data tables are the same, for example, with respect to the target property, information regarding each of the same investment target property data tables, such as the registered sales office name and investment target property code, may be stored in a separate data table (not shown) in, for example, the management system 20. Also, depending on the situation, it may be possible to notify a sales office that an investment target property data table regarding the same investment target property has been created at a different sales office.

[0212] Fig. 18 shows an investment property cash flow according to one embodiment of the present invention. When the information is stored in the investment property data table 80 described above in Fig. 17, each piece of information is stored in the investment property cash flow 90 according to this information.

[0213] As shown in Figure 18, there is a cash flow management column 92 which stores management information on the investment property cash flow, and there is a column showing each piece of information numerical value for each month within the fiscal year, for example, an April numerical value column 9201, a May numerical value column 9202, a June numerical value column 9203, a July numerical value column 9204, ..., a March numerical value column 9212, etc., and further there is a fiscal year total column 93, a full-year column 94, etc.

[0214] Furthermore, the cash flow management column 92 includes 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., which indicate which investment target and which year the cash flow is for. Furthermore, the income column 922 includes a rent column 9221, a renewal fee etc. income column 9222, and a tax reduction column 9223, and the expenditure column 923 includes a loan expenditure column 9231, a management fee etc. expenditure column 9232, a management fee column 9233, a tax expenditure column 9234, etc.

[0215] The investment property cash flow 90 is calculated from related information by the sales office device processor 32 according to a program stored in the sales office device memory 31, or information entered by an operator from the keyboard of the sales office input device 34 of the sales office system 30 according to an investment property cash flow setting screen (not shown) displayed on the display of the sales office output device 33, and stored in the sales office device memory 31 by the sales office device processor 32 according to a program stored in the sales office device memory 31. The investment property cash flow setting screen (not shown) has the same format as the investment property cash flow 90.

[0216] Furthermore, if necessary, an investment property cash flow display screen (not shown) according to the contents of the investment property cash flow 90 is displayed, for example, on the sales office output device 33 of the sales office system 30 and the management output device 23 of the management system 20. The investment property cash flow 90 may be input and stored in memory on the management system 20 side. Information input and stored on the sales office system 30 side may be transmitted to the management system 20 side via the network 10, for example, and information input and stored on the management system 20 side may be transmitted to the sales office system 30 side.

[0217] Next, the contents of the various information stored in the investment property cash flow 90 and an example of calculation will be described. First, in the case where the investment property cash flow 90 is a flow for 2014 related to the investment property code 14001-001, for example, information such as "140001-0001" and "2014, 1st year" is stored in the flow attribute column 921. Note that "1st year" indicates that 2014 is the first year since the investment began.

[0218] Also, if the actual investment began in May 2014, no actual results will be generated in April, so information such as "0 yen" will be stored in the rent column 9221 to the account balance column 925 of the April figure column 9201, and information such as "60,000,000 yen" 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.

[0219] Next, in the rent column 9221 of the income column 922 of the May figures column 9202, if the rent calculated from the rent assessment column 4214 reflecting information from the actual market value and rental status confirmation column 4210, etc., is 524,979 yen, for example, information such as "￥524,979" is stored, and in the renewal fee etc. income column 9222 and tax reduction column 9223, information such as "￥0" is stored for each item, as it is not actually incurred.

[0220] Furthermore, in the loan expenditure column 9231 of the expenditure column 923 in the May figure column 9202, if a loan payment of 279,386 yen was incurred as a principal repayment and 115,000 yen as interest, totaling 394,386 yen, the following information is stored in the top row, for example "279,386 yen," in the middle row "115,000 yen," and in the bottom row "394,386 yen."

[0221] Furthermore, in the management fee etc. expenditure column 9232, if the management fee etc. calculated from the actual amount and the expenses set in the facilities column 4213, long-term repairs column 4217, ancillary facilities column 4218, etc. is 61,867 yen, for example, information such as "￥61,867" is stored; in the management fee column 9233, if the expenses of the real estate entity developing the condominium office investment business are 28,348 yen, for example, information such as "￥28,348" is stored; and in the tax expenditure column 9234, if no tax was paid, information such as "￥0" is stored.

[0222] In addition, since the amount obtained by subtracting the total amount in the expenditure column 923 from the total amount in the income column 922 in the May numerical value column 9202 is 40,378 yen, for example, information such as "40,378 yen" is stored in the monthly income and expenditure column 924 of the May numerical value column 9202, the total amount in the monthly income and expenditure column 924 from April to May is 40,378 yen, and information such as "40,378 yen" is stored in the account balance column 925, since the total amount in the monthly income and expenditure column 924 from April to May is 40,378 yen, and information such as "59,720,614 yen" is stored in the loan balance column 926, since the amount obtained by subtracting the principal amount of 279,386 yen in the May loan expenditure column 9231 from the April amount in the loan balance column 926 is 59,720,614 yen. Similarly, information is stored in each item of the June numerical value column 9203, July numerical value column 9204, ..., and March numerical value column 9212.

[0223] Finally, the rent column 9221 to the monthly income / expense column 924 of the annual total column 93 store the total amounts for each column from April to March, and the rent column 9221 to the loan balance column 926 of the full year column 94 store the combined amounts of the information stored in each column of the annual total column 93 and each column of the full year column 94 for the previous year.

[0224] In addition, in the account balance field 925 and loan balance field 926 of the annual total field 93, since the full-year amount is stored in the March figure field 9212, the annual total field 93 is left blank and the information in the March figure field 9212 is stored directly in the full-year field 94.

[0225] The investment property cash flow 90 is stored, for example, in the branch office device memory 31 by the branch office device processor 32 in accordance with a program stored in the branch office device memory 31, and includes the contents of the investment property cash flow 90, the contents calculated from the investment property cash flow 90, etc., or the contents entered in accordance with an input screen (not shown) similar to the investment property cash flow 90.

[0226] 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 property cash flow screen (not shown) according to the contents of the investment property cash flow 90 may be displayed, for example, on the sales office output device 33 of the sales office system 30 and the management output device 23 of the management system 20. Other details of the investment property cash flow 90 shall conform to the purchase target property data table 40, etc.

[0227] 19 is a balance sheet according to one embodiment of the present invention. As shown in the figure, the balance sheet 100 includes an investment target property code column 101 that stores the property code of the investment target, a balance sheet asset column 1021 that shows the asset details of the target property, and a balance sheet liability and net asset column 1031 that shows the liabilities and net assets of the target property.

[0228] Furthermore, as asset details, there are provided a cash column 10201 showing cash details, a cash amount column 10202, a land column 10203 showing land asset details, a land price column 10204, a building column 10205 showing building asset details, a building price column 10206, a total assets column 10207 showing the total asset details, and a total assets amount column 10208.

[0229] In addition, as the details of liabilities and net assets, there are provided a liability column 10301 showing liabilities, a liability amount column 10302, a net assets column 10303 showing the details of net assets, a shareholder's funds column 10304 showing specific net assets, an additional shareholder's capital column 10305, a retained earnings column 10306, a total assets column 10307 showing the details of bond net assets, and a total asset amount 10308.

[0230] The balance sheet 100 is generated by storing information calculated from related information by the branch office device processor 32 in accordance with 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 in accordance with a balance sheet setting screen (not shown) displayed on the display of the branch office output device 33, in the branch office device memory 31 by the branch office device processor 32 in accordance with a program stored in the branch office device memory 31. The balance sheet setting screen (not shown) has the same format as the balance sheet.

[0231] Furthermore, if necessary, a balance sheet display screen (not shown) according to the contents of the balance sheet is 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 balance sheet may be input and stored in memory on the management system 20 side. 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.

[0232] Next, the contents of the various information stored in the balance sheet 100 and an example of calculation will be described. First, in the investment property code column 101, when the balance sheet is a 2014 balance sheet related to the investment property code 14001-001, for example, information such as "140001-0001 2014 1st year balance sheet" is stored.

[0233] 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, then the balance sheet and the investment property cash flow indicate that the investment property is the same, and further, if, for example, "1st year" is the same year as the flow attribute column 921 of the investment property cash flow 90, then 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.

[0234] Specific information will be described below. In the cash and deposit column 10201 of the balance sheet asset column 1021, information indicating cash and deposits, for example, “cash and deposits”, is stored, and in the cash and deposit amount column 10202, 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”, is stored.

[0235] The land column 10203 stores information indicating that it is land, such as "Land", and the land price column 10204 stores information such as "￥58,890,542" as the land price in the property ratio column 8219 of the investment target property data table 80.

[0236] In addition, the building column 10205 stores information such as "Building" indicating that it is a building, and the building price column 10206 stores information such as "37,846,989 yen", which is obtained by subtracting the depreciation expense for the current period calculated from the corresponding statutory useful life column 8217, for example "1,413,372 yen", from the building price, for example "39,260,361 yen", in the corresponding property ratio column 8219 of the investment property data table 80.

[0237] In addition, the total assets column 10207 stores information indicating the total assets, such as "Total Assets," and the total assets amount column 10208 stores information such as "￥97,181,059," which is the sum of the above-mentioned cash and deposit amount column 10202, land price column 10204, and building price column 10206.

[0238] In addition, the liability column 10301 of the balance sheet liability and net assets column 1031 stores information indicating that it is a liability, such as “Liability”, and the liability amount column 10302 stores information such as “￥56,896,491”, which is stored in the loan balance column 1026 of the March figures column 9212 of the investment property cash flow.

[0239] In addition, the net assets column 10303 of the balance sheet liability and net assets column 1031 stores information such as "Net assets" indicating that it is a net asset, the additional equity column 10305 stores information such as "- (hyphen)" indicating the amount of equity capital added in the current period if it is, for example, "0 yen", and the retained earnings column 10306 stores information such as "￥423,665" indicating that the operating profit column (described below) of the income statement is "￥423,665".

[0240] Further, a total assets column 10307 stores information indicating total assets, for example, "total assets," and a total asset amount 10308 stores the information stored in the total asset amount column 10208 of the balance sheet.

[0241] In addition, the equity column 10304 stores information of "¥39,860,903" obtained by subtracting information in the liability amount column 10302, for example "¥56,896,491", from information in the total assets column 10208 of the balance sheet, for example "¥97,181,059", and then subtracting information in the additional equity column 10305 of the net assets, for example "-" or "¥0", and information in the retained earnings column 10306 of the net assets, for example "¥423,665".

[0242] Other details of the balance sheet 100 are similar to those of the investment target property data table 80, the investment target property cash flow 90, and the like.

[0243] 20 is an income statement according to one embodiment of the present invention. As shown in the figure, the income statement 110 includes an investment target property code column 111 for storing the property code of the investment target, an income statement detail column 112 for showing detailed items of the income statement, and further includes a sales item column 11211, a sales and general administrative expenses item column 11212, an operating profit item column 11213, an interest paid item column 11214, an ordinary profit item column 11215, etc., which show details of items.

[0244] Furthermore, it has a sales amount column 11221 showing details of amounts, a sales and general administrative expenses amount column 11222, an operating profit amount column 11223, an interest paid amount column 11224, an ordinary profit amount column 11225, etc.

[0245] Incidentally, the profit and loss statement 110 is information calculated from related information by the branch office device processor 32 in accordance with, for example, a program stored in the branch office device memory 31, or information entered by an operator, for example, from the keyboard of the branch office input device 34 of the branch office system 30 in accordance with an profit and loss statement 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 in accordance with a program stored in the branch office device memory 31. Also, the profit and loss statement setting screen (not shown) has the same format as the profit and loss statement.

[0246] Furthermore, if necessary, an income statement display screen (not shown) according to the contents of the income statement is displayed, for example, on the sales office output device 33 of the sales office system 30 and the management output device 23 of the management system 20. The income statement may be input and stored in memory on the management system 20 side. Information input and stored on the sales 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 sales office system 30 side.

[0247] Next, the contents of various information stored in the profit and loss statement 110 and an example of calculation will be described. First, in the investment property code column 111, when the profit and loss statement is the profit and loss statement for the 2014 period related to the investment property code 14001-001, for example, information such as "140001-0001 2014 period 1st year profit and loss statement" is stored.

[0248] Furthermore, if the above information "140001-0001" is the same investment property code as the flow attribute field 921 of the investment property cash flow 90, then it indicates that the investment property in the income statement and the investment property cash flow are the same. Furthermore, if, for example, "1st year" is the same number of years as the flow attribute field 921 of the investment property cash flow 90, then it indicates that the information is for the same accounting period.

[0249] In this manner, 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 .

[0250] The specific information stored in the income statement 110 will be explained below. In the income statement details column 112, 1121 stores information indicating an item, such as "item," and in the income statement details column 112, 1122 stores information indicating an amount, such as "amount."

[0251] Furthermore, in 11211 of the subject column 1121, under information such as "sales revenue", information such as "rent", "renewal fees and other income", and "(total sales)" is stored as subjects that actually occur, and in 11212 of the subject column 1121, under information such as "sales administrative expenses", information such as "management expenses, repair reserve funds, etc.", "management fees", "fire insurance premiums", "registration and license tax", "real estate acquisition tax", "property tax", "depreciation", and "(total sales administrative expenses)" is stored as subjects that actually occur.

[0252] Further, in 11213 of the subject column 1121, information such as "operating profit" is stored, in 11214 of the subject column 1121, information such as "interest paid" is stored, and in 11215 of the subject column 1121, information such as "ordinary profit" is stored.

[0253] In addition, in the amount column 1122, 11221 is stored, for example, as "rent", information such as "5,774,769 yen" stored in the rent column 9221 of the full-year column 94 of the investment property cash flow, as "renewal fees and other income", information such as "- " indicating "0 yen" stored in the renewal fees and other income column 9222 of the full-year column 94 of the investment property cash flow, and as "(total sales)", information such as "5,774,769 yen" which is the sum of the above "rent" information such as "5,774,769 yen" and the information "renewal fees and other income" information such as "0 yen".

[0254] Furthermore, in the amount column 1122, 11222, information such as "680,537 yen" stored as "management fees, repair reserves, etc." in the management fees etc. expenditure column 9232 of the annual total column 93 of the investment property cash flow is stored; information such as "311,828 yen" stored as "management fee" in the management fee column 9233 of the annual total column 93 of the investment property cash flow is stored; and information such as "30,000 yen" stored as fire insurance premium in the financial institution expenses column 8209 of the investment property data table is stored as "fire insurance premium."

[0255] In addition, as "registration tax", information such as "680,000 yen" stored as the registration tax in the tax column 4207 of the investment property data table is stored, and as "real estate acquisition tax", information such as "1,000,000 yen" stored as the real estate acquisition tax in the tax column 8207 of the investment property data table is stored.

[0256] In addition, as the "Property Tax," information such as "0 yen" is stored as the property tax amount, which is taken from the information stored in the tax expenditure column 9234 of the annual total column 93 of the investment property cash flow, and as the "Depreciation Expense," information such as "1,413,372 yen" calculated from the statutory useful life column 8217 of the investment property data table and the information stored in the property ratio column 8219 is stored.

[0257] In addition, as "(Total sales and administrative expenses)", the total of each piece of information recorded as the amount of the above "Sales and administrative expenses" - "Management expenses, repair reserves, etc.", "Management fees", "Fire insurance premiums", "Registration and license tax", "Real estate acquisition tax", "Property tax", and "Depreciation" - is stored, for example, "￥4,115,737".

[0258] In addition, in the amount column 1122, 11223, for example, information such as "¥1,659,032" is stored as "operating profit", obtained by subtracting information such as "¥4,115,737" stored as "(total sales and administrative expenses)" above from information such as "¥5,774,769" stored as "(total sales)" above.

[0259] Furthermore, in the amount column 11224, for example, as "interest paid," information such as "1,235,367 yen" is stored, which is the sum of the information stored in the middle row as interest rate among the information stored in each month column of the loan disbursement column 9231 of the investment property cash flow.

[0260] In addition, in the amount column 1122, 11225, for example, information such as "¥423,665" is stored as "operating profit", obtained by subtracting information such as "¥1,235,367" stored as the "interest paid" from information such as "¥1,659,032" stored as the "operating profit" above.

[0261] Incidentally, the profit and loss statement 110 is, for example, calculated by the branch office device processor 32 in accordance with a program stored in the branch office device memory 31, or the content entered in accordance with an input screen (not shown) similar to the profit and loss statement 110, and stored in the branch office device memory 31. Also, as necessary, information may be received from the management system 20, related institution system 202, etc. via the network 10, and the content of each item may be stored in accordance with this information.

[0262] Furthermore, if necessary, a balance sheet screen (not shown) according to the contents of the profit and loss statement 110 is 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. Other details of the profit and loss statement 110 are similar to those of the investment target property data table 80, the investment target property cash flow 90, the balance sheet 100, etc.

[0263] Above, Figures 18 to 20 have explained how to create cash flows, balance sheets, and income statements using the 2014 period, which is the first year, of the investment property code "14001-001" as an example. From now on, however, for long-term evaluation, we will create cash flows, balance sheets, and income statements up to the 30th year.

[0264] Fig. 21 is a list of income statements according to one embodiment of the present invention, and Fig. 22 is a list of cash flows according to one embodiment of the present invention. As shown in both figures, information from the first year to the thirtieth year is summarized in a list.

[0265] First, as shown in FIG. 21, the income statement list 120 includes an investment property code column 121 that stores information such as the property codes that are the subject of the income statement list, an income statement list details column 122 that indicates the year for which the income statement is presented, and further includes a sales column 1231, a selling and administrative expenses column 1232, an operating profit column 1233, a non-operating expenses column 1234, and an ordinary profit column 1235 that show details of each item.

[0266] In addition, the sales column 1231 includes a rent column 12311 and a renewal fee column 12312, the sales and administrative expenses column 1232 includes an initial cost column 12321, a management fee / repair reserve fund column 12322, a management fee column 12323, a property tax column 12324, and a depreciation column 12325, and the non-operating expenses column 1234 includes an interest paid column 12341.

[0267] Furthermore, the detailed profit and loss statement summary column 122 has a first year column 12201, a second year column 12202, a third year column 12203, . . ., a 29th year column 12229, and a 30th year column 12230, which indicate that this is the first year of the profit and loss statement content.

[0268] Incidentally, the profit and loss statement list 120 is information calculated from related information by the branch office device processor 32 in accordance with, for example, a program stored in the branch office device memory 31, or information entered by an operator, for example, from the keyboard of the branch office input device 34 of the branch office system 30 in accordance with an profit and loss statement 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 in accordance with a program stored in the branch office device memory 31. Also, the profit and loss statement list setting screen (not shown) has the same format as the profit and loss statement list.

[0269] Furthermore, if necessary, an income statement list display screen (not shown) according to the contents of the income statement list is displayed, for example, on the sales office output device 33 of the sales office system 30 and the management output device 23 of the management system 20. The income statement list may be input and stored in memory on the management system 20 side. Information input and stored on the sales 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 sales office system 30 side.

[0270] In addition, the various information stored in the income statement list 120 is as follows: first, in the investment property code column 121, if the income statement is a list of income statements from the 1st year of 2014 to the 30th year of 2043 for the investment property code 14001-001, for example, information such as "140001-0001 2014 period 1st year 2043 30th year income statement list" is stored.

[0271] If the above information "140001-0001" is the same investment property code as the investment property code column 111 of the income statement 110, it indicates that the investment property is the same for the income statement list and the investment income statement. From here on, in each column, the relevant information is selected from the contents of the investment income statement for the 1st to 30th years and stored. Also, for the initial cost column 12321, calculations are made from related information in the investment property data table 80, and that information is stored.

[0272] Furthermore, the profit and loss statement list 120 stores, for example, in the branch office device memory 31, contents calculated by the branch office device processor 32 in accordance with a program stored in the branch office device memory 31, or contents entered in accordance with an input screen (not shown) similar to the profit and loss statement list 120. Also, as 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 in accordance with this information.

[0273] Furthermore, if necessary, an income statement list screen (not shown) according to the contents of the income statement list 120 is 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. Other details of the income statement list 120 are similar to those of the investment target property data table 80, the investment target property cash flow 90, the balance sheet 100, the income statement 110, etc.

[0274] Next, as shown in FIG. 22, the cash flow list 130 includes an investment property code column 131 that stores information such as the property code that is the subject of the cash flow list, a cash flow list details column 132 that indicates the year of the income statement, and further includes a total income column 1331, a total payment column 1332, an annual income column 1333, an account balance column 1334, and a loan balance column 1335 that show details of the items.

[0275] In addition, the total income column 1331 has a rent column 13311, a renewal fee etc. column 13312, and a tax reduction column 13313, and the total payment column 1332 has 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.

[0276] Furthermore, the cash flow list detail column 132 includes a first year column 13201 indicating that this is the first year of the cash flow content, a second year column 13202, a third year column 13203, . . ., a 29th year column 13229, and a 30th year column 13230.

[0277] The cash flow list 130 is information calculated from related information by the branch office device processor 32 in accordance with 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 in accordance with 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 in accordance with a program stored in the branch office device memory 31. The cash flow list setting screen (not shown) has the same format as the cash flow list.

[0278] Furthermore, if necessary, a cash flow list display screen (not shown) according to the contents of the cash flow list is 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.

[0279] The cash flow list may be input on the management system 20 side and stored in memory. Also, information input and stored on the sales office 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 sales office system 30 side.

[0280] In addition, the various information stored in the cash flow list 130 is as follows: first, in the investment property code column 131, if the cash flow is a list of cash flows from the 1st year of 2014 to the 30th year of 2043 relating to the investment property code 14001-001, information such as "140001-0001" and "Cash flow list from the 1st year of 2014 to the 30th year of 2043" is stored.

[0281] If the above information "140001-0001" is the same investment property code as the cash flow management field 92 of the investment property cash flow 90, it indicates that the investment property is the same for the cash flow list and the investment property cash flow. From then on, the relevant information is selected from the contents of the investment property cash flows from the 1st year to the 30th year and stored in each field.

[0282] Furthermore, the cash flow list 130 stores, for example, in the branch office device memory 31, contents calculated by the branch office device processor 32 in accordance with a program stored in the branch office device memory 31, or contents entered in accordance with an input screen (not shown) conforming to the cash flow list 130. Also, as 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 in accordance with this information.

[0283] Furthermore, if necessary, a cash flow list screen (not shown) according to the contents of the cash flow list 130 is 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. Other details of the cash flow list 130 are similar to those of the investment target property data table 80, investment target property cash flow 90, balance sheet 100, profit and loss statement 110, profit and loss statement list 120, etc.

[0284] 23 is an investment effect analysis list according to one embodiment of the present invention. The investment effect analysis list 140 stores the investment effect analysis contents related to the investment target property from 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, etc., for the investment target property code "14001-001", for example.

[0285] As shown in the figure, the investment effect analysis list 140 includes an investment target property code column 141 that stores information such as the property code that is the subject of the investment effect analysis list 140, an investment effect analysis list detail column 142 that indicates the investment effect analysis period, and further analysis content columns 1431, 1441, 1451 that indicate the analysis content, analysis result columns 1432, 1442, 1452 that indicate the analysis results, explanation columns 1433, 1443, 1453 that indicate the explanation of the analysis, etc. In addition, the investment effect analysis list detail column 142 further includes period display columns 1421, 1422, 1423 that indicate the analysis period.

[0286] The investment effect analysis list 140 is information calculated from related information by the branch office device processor 32 in accordance with 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 in accordance with an investment effect analysis 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 in accordance with a program stored in the branch office device memory 31. The investment effect analysis list setting screen (not shown) has the same format as the investment effect analysis list.

[0287] Furthermore, if necessary, an investment effect analysis list display screen (not shown) according to the contents of the investment effect analysis list is 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.

[0288] The investment effect analysis list may be input on the management system 20 side and stored in memory. Also, information input and stored on the sales office 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 sales office system 30 side.

[0289] Next, the various information stored in the investment effect analysis list 140 is as follows: first, in the investment property code column 141, if the investment effect analysis is for investment property code 14001-001, property price 100,000,000 yen, and initial investment amount 43,001,733 yen, for example, information such as "Investment property code: 140001-0001 Property price ￥100,000,000 Initial investment amount ￥43,001,733" is stored.

[0290] If the above information "140001-0001" is the same investment property code as the investment property code column 81 of the investment property data table 80 or the like, then the investment effect analysis list and the investment property data table or the like indicate that the investment property is the same.

[0291] In addition, in the investment effect analysis list details column 142, if the analysis period consists of three periods, for example, the 15-year loan repayment period from May 2014 to April 2029, the time when the loan is paid off in May 2029, and the time after the loan is paid off after May 2029, the information such as "2014.05~2029.04 (during repayment)" is stored in the period display column 1421, "2029.05 (at the time of full repayment)" is stored in the period display column 1022, and "2029.05~ (after full repayment)" is stored in the period display column 1023.

[0292] Furthermore, in the analysis content column 1431 of the period display column 1421, for example, when storing the average annual cash flow during loan repayment, the information "average annual cash flow during loan repayment" as shown above is stored, and in the analysis result column 1432, if the information in the investment property data table 80 or the like is an average annual amount of 154,237 yen, for example, information "154,237 yen / year" is stored, and in the explanation column 1433, if the calculation condition is the account balance at the time of full repayment divided by the repayment period of 16 years, for example, information "= account balance at full repayment ÷ repayment period (16 years)" is stored.

[0293] Thereafter, in accordance with the results of the investment effect analysis, information relating to the results of the investment effect analysis is stored in each of the following columns in the period display column 1421: analysis content column 1441, for example, "real estate stock repaid," 1451, for example, "annual net return on initial investment," analysis result column 1442, for example, "4,000,000 yen / year," 1452, for example, "9.66%," explanation column 1443, for example, "= loan amount ÷ repayment period (16 years)," 1453, for example, "= (average annual cash flow + real estate stock repaid) ÷ initial investment," and further, in each of the period display columns 1422 and 1423.

[0294] Furthermore, the investment effect analysis list 140 is, for example, stored in the branch office device memory 31, such as the contents calculated by the branch office device processor 32 in accordance with a program stored in the branch office device memory 31, or the contents entered in accordance with an input screen (not shown) similar to the investment effect analysis list 140.

[0295] Also, 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, an investment effect analysis list screen (not shown) according to the contents of the investment effect analysis list 140 may be displayed on, for example, the branch output device 33 of the branch system 30 and the management output device 23 of the management system 20.

[0296] Other details of the investment effect analysis list 140 are similar to those of the investment target property data table 80, the investment target property cash flow 90, the balance sheet 100, the income statement 110, the income statement list 120, the cash flow list 130, and the like.

[0297] Fig. 24 is an investment effect analysis 2 list according to one embodiment of the present invention. The investment effect analysis list 140 described above in Fig. 23 shows an example of an investment effect analysis performed according to various conditions based on the current situation, but the investment effect analysis 2 list 150 shown in Fig. 24 shows the investment effect analysis content when each condition changes.

[0298] 24, the investment effect analysis 2 list 150 includes an investment target property code column 151 that stores information such as the property code that is the subject of the investment effect analysis 2 list 150, a yield condition column 152 that indicates the yield condition in the investment effect analysis, and rent condition columns 1531, 1532, and 1533 that indicate the rent fluctuation conditions. Furthermore, the yield condition column 152 includes a yield condition item column 1521 and a yield fluctuation condition column 1522.

[0299] Moreover, the rent condition column 1531 includes a selling price column 15311 for storing the selling price under the rent change conditions, a profit rate column 15312 for storing the return on invested capital, a repayment amount column 15313 for storing the monthly repayment amount, and an increase rate column 15314 for storing the increase rate. Similarly, the rent condition column 1532 includes a selling price column 15321, a profit rate column 15322, a repayment amount column 15323, and an increase rate column 15324. Moreover, the rent condition column 1533 includes a selling price column 15331, a profit rate column 15332, a repayment amount column 15333, and an increase rate column 15334.

[0300] Furthermore, the rent condition columns 1531, 1532, and 1533 each have a corresponding rent change condition column 15201, a rent condition item column 15202, a yield condition analysis result 1 column 15203, a yield condition analysis result 2 column 15204, and a yield condition analysis result 3 column 15205, etc.

[0301] The investment effect analysis 2 list 150 is information calculated from related information by the branch office device processor 32 in accordance with a program stored in the branch office device memory 31, for example, or information entered by an operator from the keyboard of the branch office input device 34 of the branch office system 30 in accordance with an investment effect analysis 2 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 in accordance with a program stored in the branch office device memory 31. The investment effect analysis 2 list setting screen (not shown) is of the same format as the investment effect analysis 2 list.

[0302] Furthermore, if necessary, an investment effect analysis 2 list display screen (not shown) according to the contents of the investment effect analysis 2 list is displayed, for example, on the sales office output device 33 of the sales office system 30 and the management output device 23 of the management system 20. The investment effect analysis 2 list may be input and stored in memory on the management system 20 side. Information input and stored on the sales office 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 sales office system 30 side.

[0303] The various information stored in the investment effect analysis 2 list 150 is shown below. First, in the investment property code column 151, if the investment effect analysis is investment property code 14001-001, property price 100,000,000 yen, initial investment amount 43,001,733 yen, number of years elapsed: 7 years, current interest rate 2.300%, for example, the information "investment property code: 140001-0001 property price: 100,000,000 yen initial investment amount: 43,001,733 yen number of years elapsed: 7 years current interest rate: 2.300%" is stored.

[0304] If the above information "140001-0001" is the same investment property code as the investment property code column 81 of the investment property data table 80, the investment effect analysis 2 list and the investment property data table indicate that the investment property is the same. In addition, 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%, information such as “6.30%” and “2.30%” is stored in the yield change condition column 1522.

[0305] Hereinafter, similar to the yield condition analysis result 1 column 15203, the yield condition analysis result 2 column 15204 and the yield condition analysis result 3 column 15205 also store conditions related to expected yield and interest rate after a certain number of years.

[0306] Furthermore, the rent condition column 1531 of the rent change condition column 15201 stores information such as "¥524,979" as the condition rent, the rent condition column 1532 stores information such as "¥787,469" as the condition rent, and the rent condition column 1533 stores information such as "¥1,049,958" as the condition rent, together with information such as "rent."

[0307] As described above, the investment effect is calculated from the set values ​​of various conditions, and information such as "¥100,000,000" is stored in the selling price column 15311 of the rent condition column 1531, information such as "145.8%" is stored in the rate of return column 15312, information such as "¥394,449" is stored in the repayment amount column 15313, and since there is no value in the markup rate column 15314, information such as "- (hyphen)" is stored. Hereinafter, similar to the rent condition column 1531, the investment effect calculation results are also stored in the rent condition columns 1532 and 1533.

[0308] Furthermore, in the investment effect analysis 2 list 150, instead of assuming an increase in rent or selling price, it is also possible to assume, for example, a decrease in rent or selling price, and further to set the interest rate after the number of years has passed and calculate each item, thereby also using it as material for risk analysis (not shown).

[0309] Furthermore, the investment effect analysis 2 list 150 is, for example, stored in the branch office device memory 31, such as the contents calculated by the branch office device processor 32 in accordance with a program stored in the branch office device memory 31, or the contents entered in accordance with an input screen (not shown) similar to the investment effect analysis 2 list 150.

[0310] Also, if necessary, information may be received from the management system 20, the 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, an investment effect analysis 2 list screen (not shown) according to the contents of the investment effect analysis 2 list 150 may be displayed on, for example, the branch output device 33 of the branch system 30 and the management output device 23 of the management system 20.

[0311] Other details of the investment effect analysis 2 list 150 shall conform to those of 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, etc.

[0312] Incidentally, in the case of the condominium office in this application, the lessee is renting the property for business purposes, so the rent is subject to consumption tax. For this reason, the rent etc. stored in the rent column 9221 of the investment property cash flow 90 mentioned above in FIG. 18 is displayed in an amount including consumption tax. Generally, rent for a rental apartment used as a residence is currently treated as a residential rent and is therefore tax-exempt, but since this application is for business purposes, consumption tax must also be considered. And when fluctuations in the consumption tax rate are expected, it is necessary to perform a simulation regarding consumption tax in the investment effect analysis. The simulation method will be explained below.

[0313] As shown in FIG. 25, the consumption tax simulation result list 160 includes an investment target property code column 161 for storing information such as the property code and consumption tax rate setting value that are the subject of the consumption tax simulation result list 160, a content column 162 for storing the simulation year and tax amount content, and columns for storing the tax amount by year, for example, a 2014 column 16301, a 2015 column 16302, a 2016 column 16303, ..., a 2072 column 16359, and a 2073 column 16360.

[0314] In addition, the content column 162 further includes a Gregorian calendar column 1621 for storing the Gregorian year, a Japanese calendar column 1622 for storing the Japanese calendar year, a provisional receipt consumption tax column 1623 for storing provisional receipt consumption tax, a provisional payment consumption tax column 1624 for storing provisional payment consumption tax, a tax payment amount column 1625 for storing the amount of tax paid, and a cumulative total column 1626 for storing the cumulative total of tax payments.

[0315] The consumption tax simulation result list 160 is information calculated from related information by the sales office device processor 32 in accordance with a program stored in the sales office device memory 31, or information entered by an operator from the keyboard of the sales office input device 34 of the sales office system 30 in accordance with a consumption tax simulation result list setting screen (not shown) displayed on the display of the sales office output device 33, and stored in the sales office device memory 31 by the sales office device processor 32 in accordance with a program stored in the sales office device memory 31. The consumption tax simulation result list setting screen (not shown) has the same format as the consumption tax simulation result list.

[0316] Furthermore, if necessary, a consumption tax simulation result list display screen (not shown) according to the contents of the consumption tax simulation result list will be displayed, for example, on the sales office output device 33 of the sales office system 30 and the management output device 23 of the management system 20.

[0317] The list of consumption tax simulation results may be input and stored in memory on the management system 20 side. Also, information input and stored on the sales office 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 sales office system 30 side.

[0318] Next, the contents of various information stored in the consumption tax simulation result list 160 are shown below. First, in the investment property code column 161, for example, with regard to the consumption tax on the investment property code: 140001-0001, if the consumption tax rate from April 1, 2014 is 8% and the consumption tax rate from October 1, 2015 is 10%, then, for example, information such as "investment property code: 140001-0001 2014.04.01.8% 2015.10.01.10%" is stored; in the Gregorian calendar column 1621 of the content column 162, information such as "Gregorian calendar" is stored; in the Japanese calendar column 1622, information such as "Japanese calendar" is stored; in the provisionally received consumption tax column 1623, information such as "provisionally received consumption tax" is stored; in the provisionally paid consumption tax column 1624, information such as "consumption tax paid" is stored; in the tax amount column 1625, information such as "tax paid" is stored; and in the cumulative total column 1626, information such as "cumulative".

[0319] In addition, in the Gregorian calendar column 1621, the 2014 column 16301 stores information such as "2014", and similarly, the 2015 column 16302 stores information such as "2015", the 2016 column 16303 stores information such as "2016", and finally, the 2072 column 16359 stores information such as "2072", and the 2073 column 16360 stores information such as "2073". Furthermore, in the Japanese calendar column 1622, similar to the Gregorian calendar column 1621, information such as "26", "27", "28", ..., "84", and "85" is stored.

[0320] Next, regarding the specific amount of consumption tax, first, in the provisional receipt consumption tax column 1623 of the 2014 fiscal year 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 of the investment property cash flow 90 mentioned above in Figure 18, and the provisional receipt consumption tax amount for 2014 is calculated from this amount, and information such as "￥427,757" is stored.

[0321] In addition, the amount subject to consumption tax is extracted from the expenditure column 923, and the provisional payment amount of consumption tax for fiscal year 2014 is calculated from this amount in the provisional payment consumption tax column 1624, and information such as "¥23,089" is stored.

[0322] Thereafter, the tax amount and the cumulative total are calculated from the provisionally received and paid consumption tax amounts, and information such as "¥404,668" is stored in the tax amount column 1625, and information such as "¥404,668" is stored in the cumulative total column 1626.

[0323] Similarly, the consumption tax amount is stored in the 2015 column 16302, the 2016 column 16303, etc. in turn, but the consumption tax is calculated and stored according to the time of the consumption tax rate change and the set tax rate shown in the investment property code column 161.

[0324] Other details of the consumption tax simulation result list 160 shall be similar 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.

[0325] The consumption tax simulation result list 160 performs a consumption tax simulation over a long period, for example, 30 years, assuming that a condominium office is managed as an asset, but it can also be applied to the supply side, for example, purchasing and selling a condominium office for sale (not shown).

[0326] In the above, we have explained the evaluation system for business results when making investments in the supply and ownership of condominium offices using the Purchase Target Property Data Table 40, Rental Status List 50, Acquisition Cost List 60, and Individual Income and Expenditure List 70 for the evaluation of the supply of condominium offices, and the Investment Target Property Data Table 80, Investment Target Property Cash Flow 90, Balance Sheet 100, Profit and Loss Statement 110, Profit and Loss Statement List 120, Cash Flow List 130, Investment Effect Analysis List 140, and Investment Effect Analysis 2 List 150 for the evaluation of the purchase of condominium offices. However, the basis for creating this information, such as property prices and interest rates, are subject to change, and by changing the information at the time of any change, the latest financial statements can be created, and based on this, the results of an analysis of the investment effect, risks, etc. can be obtained on a display screen or through printed results, etc.

[0327] In the explanation so far, the present application has been described as being operated in a system consisting of a management system 20 and a sales office system 30 connected via a network 10, for example, as shown in Figure 1, but it may also be operated by multiple systems consisting of management systems 20 and sales office systems 30 connected via a network 10.

[0328] Furthermore, the evaluation of the investment effect in the supply of condominium offices and the evaluation of the investment effect in the purchase of condominium offices may be operated by separate systems consisting of a management system 20 and a sales office system 30 connected via a network 10. Alternatively, the evaluation of the investment effect in the supply of condominium offices and the evaluation of the investment effect in the supply of condominium offices may be operated as a consistent system, or the system may be operated as a system that only evaluates the investment effect in the purchase of condominium offices, or the system may be operated as a system that only evaluates the investment effect in the supply of condominium offices.

[0329] [5. Summary)] As mentioned above, in order to decide on an investment policy in relation to real estate investment in the condominium office business, it is necessary to clarify the investment results related to real estate investment, including financing. However, in order to alleviate the concerns of companies considering investing in condominium offices, it is necessary to clarify the various conditions and risks involved in the investment.

[0330] For reference, Figure 26 is an explanatory diagram of an example of asset construction after purchasing a condominium office, Figure 27 is an explanatory diagram of the relationship between real estate prices and inheritance tax in the real estate business, Figure 28 is an explanatory diagram comparing inheritance tax assessment values ​​by area, and Figure 29 is an explanatory diagram regarding the possibility of consumption tax refunds.

[0331] While the details will be omitted and left to the illustration, it is essential to provide a clear investment evaluation by this application and, based on that, provide a detailed explanation using the aforementioned Figures 9 to 13 and Figures 26 to 29, etc., in order to alleviate the concerns of companies investing in condominium office businesses.

[0332] As described above, in response to the above-mentioned problems, the present invention makes it possible to perform simple and easy-to-use evaluations that are highly accurate while flexibly adapting to the environment in relation to real estate investment in condominium office businesses.

[0333] The inventive concept has been described primarily with reference to certain embodiments, however, as will be readily appreciated by those skilled in the art, embodiments other than those described above are equally possible within the scope of the inventive concept as defined by the appended claims. [Industrial Applicability]

[0334] The present invention not only allows detailed information about the status of properties that are the subject of condominium office businesses, but also provides accurate advice on investment effects for condominium office supply entities' business forecasts and for investors' purchase plans as investment targets, and furthermore, by guiding financial institutions to more favorable loan conditions for real estate investment, it is possible to provide both the supplier and purchaser of condominium office properties with information that is effective for comprehensively judging the investment results of condominium office properties.Furthermore, it can be widely applied to various fields that require investment decisions. [Explanation of symbols]

[0335] 10. Network 20. Management system (shared ownership office information processing function / system / method) 30. Branch office system 40 Purchase target property data table 50 ···Rental Status List 60 Acquisition Cost List 70 Individual balance list 80 Investment property data table 90 Investment property cash flow 100 Balance Sheet 110 ·Profit and loss statement 120 ··Profit and Loss Statement List 130 Cash Flow List 140 ·· List of Investment Effect Analysis 150 ··Investment Effect Analysis 2 List 160 ··Consumption tax simulation results list 170 Practical operation flow chart 200 ·· Investment evaluation information creation function (department / process) 210 Simulation execution function (department / process) 211 ··Preliminary investigation function (department / process) 212 Purchasing information processing function (department / process) 213 Infrastructure information processing function (department / process) 214 ··Procedural information processing function (department / process) 215 Sales information processing function (department / process) 220 Control Function (Division / Process)

Claims

1. A condominium office information processing system that processes information when multiple owners divide and own an office building section, an investment evaluation information creation unit that creates investment evaluation information by referring to investment evaluation attributes for each of the plurality of divided sections; A control unit that controls the investment evaluation information creation unit; A condominium office information processing system equipped with:

2. 2. The condominium office information processing system according to claim 1, wherein the investment evaluation information creation unit has a simulation execution unit capable of executing a simulation for creating the investment evaluation information.

3. The condominium office information processing system according to claim 1 , wherein the investment evaluation attributes include pre-investment survey attributes obtained by surveying the investment target before starting the investment evaluation.

4. 2. The condominium office information processing system according to claim 1, wherein the investment evaluation attributes include purchase attributes indicating various environments when purchasing an investment target.

5. The condominium office information processing system according to claim 1 , wherein the investment evaluation attributes include infrastructure attributes relating to infrastructure of the investment target.

6. The condominium office information processing system according to claim 1 , wherein the investment evaluation attributes include procedural attributes relating to various procedures when making an investment.

7. The condominium office information processing system according to claim 1 , wherein the investment evaluation attributes include sales attributes relating to the sale of the investment target.

8. 2. The condominium office information processing system according to claim 1, wherein said investment evaluation information creation unit has a rental income investment evaluation unit for evaluating an investment that will earn rental income through the rental of each of said compartments.

9. A method for processing information on a condominium office building when multiple owners divide and own the building, comprising: an investment evaluation information creation step of creating investment evaluation information by referring to investment evaluation attributes for each of the plurality of divided sections; a control step of controlling the investment evaluation information creation unit; A condominium office information processing method comprising:

10. A program that causes a computer to function as the condominium office information processing system according to any one of claims 1 to 8.

11. A recording medium storing the program according to claim 10.

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