Real estate market valuation system with implied cap rates

Abstract

To calculate a proper price of real estate.SOLUTION: A real estate market value assessment system includes a third server which is connected to a network and provides information about a first real estate to a plurality of terminals connected to the network. The third server control device, which is capable of recording data of the third server, acquires current price information of an investment corporation similar to the second real estate from the second server and records the current price information in the third server recording device as the evaluation time, when the second real estate information related to the second real estate is requested by any of the plurality of terminals at the evaluation time on another date and time after the reference time.SELECTED DRAWING: Figure 12

Description

[Technical Field]

[0001] The present invention relates to a real estate market value assessment system using an implied cap rate. [Background technology]

[0002] In recent years, real estate prices have been calculated using various methods. For example, Patent Document 1 discloses a method for evaluating real estate prices.

[0003] Also, a real estate price appraisal system is disclosed in Patent Document 2. Furthermore, Patent Document 3 discloses a rental real estate appraisal device and the like. [Prior art documents] [Patent documents]

[0004] [Patent Document 1] Japanese Patent Application Laid-Open No. 2004-145491 [Patent Document 2] Japanese Patent Application Laid-Open No. 2004-171211 [Patent Document 3] Japanese Patent Application Publication No. 2022-162390 DISCLOSURE OF THE INVENTION [Problem to be solved by the invention]

[0005] However, there is room for improvement in the various conventional methods for calculating real estate prices in terms of calculating appropriate prices that correspond to the current economic situation, which is constantly changing.

[0006] Therefore, the present invention has been made in consideration of the above circumstances, and aims to provide a real estate market value appraisal system using implied cap rates that can calculate appropriate real estate prices in accordance with the current economic situation, which changes from moment to moment. [Means for solving the problem]

[0007] In order to solve the above problems, the present invention provides a real estate market valuation system using an implied cap rate, which includes a plurality of terminals connected to a network, a plurality of first servers connected to the network and providing information on an investment corporation in response to requests from the plurality of devices connected to the network, a second server connected to the network and providing price information on the investment corporation in response to requests from the plurality of devices connected to the network, and a third server connected to the network and providing information on a first real estate property to the plurality of terminals connected to the network. The third server includes a third server recording device capable of recording data, and a third server control device that processes information based on the data recorded in the third server recording device.The third server control device, at a predetermined timing, acquires from the first server first real estate information regarding a plurality of first real estate in which the investment corporation has invested, constructs a database regarding the plurality of first real estate, and records the database in the third server recording device, sets up a virtual real estate based on data of the plurality of first real estate in which the investment corporation has invested, selects an investment corporation similar to the second real estate based on data of the virtual real estate and data of a second real estate, acquires price information of the selected investment corporation from the second server and records it in the third server recording device as the time of initial registration, and, when second real estate information regarding the second real estate is requested from any one of the plurality of terminals at a reference time at a different date and time after the time of initial registration, acquires from the second server price information of the selected investment corporation similar to the second real estate. the second real estate information relating to the second real estate is requested from any one of the plurality of terminals at the time of valuation on a different date and time after the base time, current price information of an investment corporation similar to the second real estate is obtained from the second server and recorded in the third server recording device as the time of valuation, the difference between the price information at the base time and the price information at the time of valuation is considered to be the difference in implied cap rates, and the cap rate at the time of valuation is calculated from the cap rate at the base time in accordance with the difference in implied cap rates.

[0008] Furthermore, in the real estate market value appraisal system using implied cap rates according to this embodiment, the third server control device selects a plurality of investment corporations similar to the second real estate based on the data of the virtual real estate and the data of the second real estate, acquires price information of the selected plurality of investment corporations from the second server and records it in the third server recording device as the time of initial registration, and when second real estate information regarding the second real estate is requested from any of the plurality of terminals at a reference time at a different date and time after the time of initial registration, acquires current price information of the plurality of investment corporations similar to the second real estate from the second server and records it in the third server recording device as the reference time, and weights the plurality of investment corporations by increasing the weight of investment corporations that include many first real estate that is highly similar to the second real estate and decreasing the weight of investment corporations that include many first real estate that is less similar to the second real estate, while comparing the price information at the time of initial setup and the price information at the reference time. The difference from the price information is considered to be a difference in implied cap rate, and the capitalization rate at the base time is calculated from the capitalization rate at the time of initial setup in accordance with the difference in implied cap rate. When second real estate information regarding the second real estate is requested from any of the plurality of terminals at the time of valuation on a different date and time after the base time, current price information of a plurality of investment corporations similar to the second real estate is obtained from the second server and recorded in the third server recording device as the time of valuation. The plurality of investment corporations are weighted by increasing the weight of investment corporations that contain many first real estate that is highly similar to the second real estate, while decreasing the weight of investment corporations that contain many first real estate that is less similar to the second real estate, and the difference between the price information at the base time and the price information at the time of valuation is considered to be a difference in implied cap rate, and the capitalization rate at the time of valuation is calculated from the capitalization rate at the base time in accordance with the difference in implied cap rate.

[0009] Furthermore, in the real estate market value appraisal system using an implied cap rate according to this embodiment, the third server control device selects one of the investment corporations that is similar to the second real estate based on the data of the virtual real estate and the data of the second real estate, obtains price information of the selected one of the investment corporations from the second server and records it in the third server recording device as the time of initial registration, and when second real estate information regarding the second real estate is requested from any one of the plurality of terminals at a reference time at a different date and time after the time of initial registration, obtains current price information of the one of the investment corporations that is similar to the second real estate from the second server and records it in the third server recording device as the reference time, and compares the price information at the time of initial setup with the price information at the reference time. The difference from the price information is considered to be a difference in implied cap rate, and the capitalization rate at the base time is calculated from the capitalization rate at the time of initial setup in accordance with the difference in implied cap rate. When second real estate information regarding the second real estate is requested from any of the plurality of terminals at the time of valuation on a different date and time after the base time, current price information of one of the investment corporations that is similar to the second real estate is obtained from the second server and recorded in the third server recording device as the time of valuation. The difference between the price information at the base time and the price information at the time of valuation is considered to be a difference in implied cap rate, and the capitalization rate at the time of valuation is calculated from the capitalization rate at the base time in accordance with the difference in implied cap rate. [Effects of the Invention]

[0010] In the real estate market value appraisal system using implied cap rates according to the present invention, when second real estate information about a second real estate is requested from one of the multiple terminals at the time of appraisal at a different date and time after the base time, current price information of an investment corporation similar to the second real estate is obtained from the second server and recorded in the third server recording device as the time of appraisal, the difference between the price information at the base time and the price information at the time of appraisal is regarded as the difference in implied cap rates, and the capitalization rate at the time of appraisal is calculated from the capitalization rate at the base time in accordance with the difference in implied cap rates, etc. Therefore, it is possible to calculate an appropriate real estate price according to the current economic situation, which changes from moment to moment. [Brief explanation of the drawings]

[0011] [Figure 1] FIG. 1 is a block diagram conceptually illustrating a real estate market value appraisal system using an implied cap rate (hereinafter simply referred to as a "real estate market value appraisal system") according to an embodiment. [Figure 2] FIG. 2 is a block diagram conceptually illustrating each of the multiple terminals included in the real estate current value appraisal system shown in FIG. [Figure 3] FIG. 3 is a block diagram conceptually illustrating a plurality of first servers included in the real estate current value appraisal system shown in FIG. [Figure 4] FIG. 4 is a block diagram conceptually illustrating the second server included in the real estate current value appraisal system shown in FIG. [Figure 5] FIG. 5 is a block diagram conceptually illustrating the third server included in the real estate current value appraisal system shown in FIG. [Figure 6] FIG. 6 is an explanatory diagram showing information on real estate (first real estate) provided by the first server shown in FIG. 1, that is, information on first real estate held by an investment corporation. [Figure 7] FIG. 7 is an explanatory diagram showing information on real estate (first real estate) provided by the first server shown in FIG. 1, which is a list of first real estate owned by an investment corporation. [Figure 8]FIG. 8 is an explanatory diagram showing information related to the real estate (second real estate) at the time of initial registration in the third server shown in FIG. [Figure 9] FIG. 9 is a flowchart of the virtual real estate setting process performed by the third server control device. [Figure 10] FIG. 10 is a part of a flowchart of a score calculation process performed by the third server control device of the third server shown in FIG. [Figure 11] FIG. 11 is a part of a flowchart of a score calculation process performed by the third server control device of the third server shown in FIG. [Figure 12] FIG. 12 is a flowchart of the similarity determination process performed by the third server control device of the third server shown in FIG. [Figure 13] FIG. 13 is an explanatory diagram showing information about the second real estate provided by the third server control device 51 of the third server 5 shown in FIG. [Figure 14] FIG. 14 is an explanatory diagram showing information related to real estate (second real estate) provided by the third server shown in FIG. 5 at the reference time. [Figure 15] FIG. 15 is an explanatory diagram showing information about the real estate (second real estate) provided by the third server shown in FIG. 5 at the time of evaluation. DETAILED DESCRIPTION OF THE INVENTION

[0012] [Embodiment] Modes (embodiments) for carrying out the present invention will be described in detail below with reference to the drawings. The present invention is not limited to the contents described in the following embodiments. Furthermore, the components described below include those that can be easily imagined by a person skilled in the art and those that are substantially the same. Furthermore, the configurations described below can be combined as appropriate. Furthermore, various omissions, substitutions, or modifications of the configuration can be made within the scope of the gist of the present invention.

[0013] First, the configuration of a real estate market value appraisal system using an implied cap rate (hereinafter simply referred to as a "real estate market value appraisal system") 1 according to an embodiment will be described below. FIG. 1 is a block diagram conceptually illustrating the real estate market value appraisal system 1 according to an embodiment. FIG. 2 is a block diagram conceptually illustrating each of a plurality of terminals 2 included in the real estate market value appraisal system 1 shown in FIG. 1. FIG. 3 is a block diagram conceptually illustrating each of a plurality of first servers 3 included in the real estate market value appraisal system 1 shown in FIG. 1. FIG. 4 is a block diagram conceptually illustrating the second server 4 included in the real estate market value appraisal system 1 shown in FIG. 1. FIG. 5 is a block diagram conceptually illustrating the third server 5 included in the real estate market value appraisal system 1 shown in FIG. 1. FIG. 6 is an explanatory diagram showing information on real estate (first real estate) provided by the first server 3 shown in FIG. 1, the information on first real estate held by an investment corporation. FIG. 7 is an explanatory diagram showing a list of first real estate (first real estate) information provided by the first server 3 shown in FIG. 1, the information on first real estate.

[0014] 1, a real estate market value appraisal system 1 in this embodiment includes a plurality of terminals 2, a first server 3, a second server 4, and a third server 5. Each of the plurality of terminals 2 is connected to the first server 3, the second server 4, and the third server 5 via a network (e.g., the Internet) NT1.

[0015] 2 is, for example, an electronic computer such as a personal computer, etc. The terminal 2 according to this embodiment is owned by, for example, an investor who invests in real estate.

[0016] Each of the terminals 2 is connected to the network NT1 via a connection line W. The terminal 2 includes a terminal control device 21 and a terminal recording device 22.

[0017] The terminal control device 21 comprehensively controls each part of the terminal 2. The terminal recording device 22 stores various data such as programs that operate each part of the terminal 2.

[0018] The terminal 2 also includes a terminal input device 23 such as a mouse 23a and a keyboard 23b, and a terminal output device 24 (such as a display).

[0019] Each of the multiple first servers 3 shown in FIG. 3 is, for example, an electronic computer such as a workstation. The first server 3 according to this embodiment is owned, for example, by a real estate investment corporation. Real estate investment corporations are assigned a securities code by the Securities Code Council. A securities code is a code number assigned for identification purposes to publicly traded stocks, publicly offered bonds, and other listed securities, and is determined by a four-digit number. A real estate investment corporation owns, for example, multiple properties for the purpose of investment. Furthermore, while FIG. 1 shows one first server 3 owned by one investment corporation, in reality, multiple first servers 3 are connected to the network NT1. The multiple first servers 3 are each owned by a different real estate investment corporation.

[0020] Each of the first servers 3 is connected to a network NT1 via a connection line W. Each of the first servers 3 is connected to a plurality of terminals 2 via the network NT1. Each of the first servers 3 includes a first server control device 31 and a first server recording device 32.

[0021] The first server control device 31 comprehensively controls each unit of the first server 3. The first server recording device 32 stores various data such as programs that operate each unit of the first server 3.

[0022] The first server 3 also includes a first server input device 33 such as a mouse 33a and a keyboard 33b, and a first server output device 34 (such as a display).

[0023] The first server control device 31 provides information about real estate in which the investment corporation has invested via the network NT1 in response to requests from a plurality of devices (for example, a plurality of terminals 2 and a third server 5, etc.).

[0024] For example, the investment corporation's homepage created by the first server control device 31 can be viewed on each of the multiple terminals 2. The investment corporation's homepage contains information (hereinafter referred to as "first real estate information") about real estate in which the investment corporation has invested (hereinafter referred to as "first real estate"). The first real estate information about the first real estate in which the investment corporation has invested is viewed, for example, by a user who owns the terminal 2 and makes real estate investments, and the investor considers whether or not to invest in the real estate. The first real estate information can also be viewed on the third server 5.

[0025] As shown in FIG. 6, the primary real estate information regarding the primary real estate in which the investment corporation has invested includes the exterior appearance of the property, the location of the property, the structure of the property, the number of floors of the property, the land area of ​​the property, the total floor area of ​​the property, the construction date of the property, the acquisition date of the property by the investment corporation, the designer / constructor of the property, the building inspection agency of the property, and the type of asset. Also, as shown in FIG. 7, the primary real estate information regarding the primary real estate in which the investment corporation has invested includes the type of each primary real estate. Details of the types of real estate will be described later. The types of primary real estate include, for example, office, residential, retail, logistics, hotel, and others.

[0026] 4 is, for example, an electronic computer such as a workstation, etc. The second server 4 according to this embodiment is owned by, for example, a securities company.

[0027] Each of the second servers 4 is connected to the network NT1 via a connection line W. Each of the second servers 4 is connected to a plurality of terminals 2 via the network NT1. The second servers 4 include a second server control device 41 and a second server recording device 42.

[0028] The second server control device 41 comprehensively controls each unit of the second server 4. The second server recording device 42 stores various data such as programs that operate each unit of the second server 4.

[0029] The second server 4 also includes a second server input device 43 such as a mouse 43a and a keyboard 43b, and a second server output device 44 (such as a display).

[0030] The second server control device 41 provides information on company stock prices and price information on investment corporations via the network NT1 in response to requests from a plurality of devices (for example, a plurality of terminals 2 and the third server 5).

[0031] For example, a securities company's homepage created by the second server control device 41 can be viewed on each of the multiple terminals 2, and can also be viewed on the third server 5. The securities company's homepage contains stock price information on the stock prices of multiple companies and price information on multiple investment corporations. This information changes every moment depending on the current economic situation during the hours when exchanges such as the Tokyo Stock Exchange are open (9:00 to 15:00 on weekdays).

[0032] 5 is, for example, an electronic computer such as a workstation, etc. The third server 5 according to this embodiment is owned, for example, by a real estate information provider that provides real estate information.

[0033] The third server 5 is connected to the network NT1 via a connection line W, for example. The third server 5 is connected to each of the plurality of terminals 2 via the network NT1. The third server 5 includes a third server control device 51 and a third server recording device 52.

[0034] The third server control device 51 comprehensively controls each unit of the third server 5. The third server recording device 52 stores various data such as programs that operate each unit of the third server 5.

[0035] The third server 5 also includes a third server input device 53 such as a mouse 53a and a keyboard 53b, and a third server output device 54 such as a display.

[0036] Next, the information recorded in the third server recording device 52 will be described. The third server recording device 52 records the homepages of the above-mentioned investment corporations and the homepages of the above-mentioned securities companies. The third server control device 51 then acquires first real estate information on multiple first real estate properties in which each of the investment corporations has invested from the homepages of the investment corporations recorded in the third server recording device 52. The third server control device 51 also acquires price information on the investment corporations from the homepages of the securities companies recorded in the third server recording device 52.

[0037] Then, at a predetermined timing, the third server control device 51 creates a database using the acquired multiple pieces of first real estate information and records the database in the third server recording device 52. In this example, the predetermined timing is before second real estate information regarding a second real estate, which will be described later, is recorded in the third server recording device 52. In other words, the first real estate information regarding the first real estate is recorded in advance in the third server recording device 52, and then the second real estate information regarding the second real estate is recorded.

[0038] In addition, the third server control device 51 acquires first real estate information for multiple first real estate properties in which each investment corporation has invested, and overwrites the information in the third server recording device 52, for example, every time a predetermined period of time has passed or at each predetermined date and time.

[0039] Furthermore, information (hereinafter referred to as "second real estate information") relating to multiple real estate (hereinafter referred to as "second real estate") evaluated by the real estate information provider is recorded in the third server recording device 52. The second real estate information relating to the second real estate will now be described with reference to Fig. 8. Fig. 8 is an explanatory diagram showing information relating to the real estate (second real estate) at the time of setting and registration of the third server 5 shown in Fig. 5.

[0040] The second property information includes the appearance of the second property, the location of the property, transportation to the property and distance from the nearest station, the land area of ​​the property, the total floor area of ​​the property, the construction date of the property, the structure of the property, and the floor of the property. The second property information also includes the net operating income, capital expenditures, and net income for one year for each second property. As shown in Figure 8, net operating income is calculated by adding and subtracting various expenses such as rental income and parking income. Capital expenditures are the costs necessary to maintain the second property. Net income is the expected income and expenditure for one year and is calculated by subtracting capital expenditures from net operating income. Furthermore, the capitalization rate of the second real estate is determined by recording the transaction yield (a value that serves as an index of the capitalization rate) of the second real estate, which is most similar to the information (data) described below, for the second real estate as multiple pieces of sales information acquired by the real estate information provider, in the third server recording device 52 via the third server input device 53 by an employee of the real estate information provider. In this example, the capitalization rate of the second real estate is assumed to be 5 percent. Other information about the second real estate information is also recorded in the third server recording device 52 via the third server input device 53 by an employee of the real estate information provider.

[0041] The second real estate information also includes the type of real estate (second real estate). The second real estate types include, for example, office, residential, retail, logistics, hotel, and others. For example, when a real estate information provider decides to evaluate a property, an employee of the company records the second real estate information in the third server recording device 52 using the third server input device 53.

[0042] Office is real estate used as an office. Residential is real estate used for living. Retail is real estate used as a store. Logistics is real estate used as a logistics facility. Hotel is real estate that provides accommodation, meals or other services. Other is real estate that does not fall under the above categories of office, residential, retail, logistic, or hotel.

[0043] Furthermore, the price of land per unit area for each city, town, or village in a prefecture is recorded in third server recording device 52. Here, the price of land per unit area for each city, town, or village in a prefecture is, for example, land price data published by the Land Appraisal Commission of the Ministry of Land, Infrastructure, Transport and Tourism, which is recorded in third server recording device 52 by an employee of the real estate information provider, using third server input device 53. Note that the price of land per unit area for each city, town, or village in a prefecture may also be, for example, roadside land price data, which is recorded in third server recording device 52 by an employee of the real estate information provider, using third server input device 53.

[0044] Next, the similarity determination process performed by the third server control device 51 will be described. The similarity determination process is a process performed by the third server control device 51. In the similarity determination process, the third server control device 51 evaluates one second property, while one investment corporation holds multiple properties (first properties). Therefore, to facilitate comparison between the two, as will be described below, the third server control device 51 performs a virtual property setting process in each of the multiple investment corporations before performing the similarity determination process, in which one virtual property is set for the multiple properties (first properties) held by the selected individual investment corporation.

[0045] Therefore, the virtual real estate setting process performed by the third server control device 51 will be explained below with reference to Fig. 9. Fig. 9 is a flowchart of the virtual real estate setting process performed by the third server control device 51. First, the third server control device 51 selects one investment corporation from among a plurality of investment corporations for which no virtual real estate has been set (step S001).

[0046] Next, the third server control device 51 sets the type of first real estate that is most numerous among the multiple real estate properties (first real estate properties) held by the selected investment corporation (hereinafter simply referred to as "the investment corporation") as the type of virtual real estate (step S002).

[0047] Next, the third server control device 51 sets the address of the location of the most numerous first real estate among the multiple real estate (first real estate) owned by the investment corporation as the address of the location of the virtual real estate (step S003).

[0048] Next, the third server control device 51 calculates the average number of floors of the first real estate for multiple real estate (first real estate) owned by the investment corporation, and sets the calculated number of floors as the number of floors of the virtual real estate (step S004).

[0049] Next, the third server control device 51 calculates the average construction date of the first real estate for multiple real estate (first real estate) owned by the investment corporation, and sets the calculated construction date as the construction date of the virtual real estate (step S005).

[0050] Then, the third server control device 51 determines whether or not virtual real estate has been set for all of the multiple investment corporations recorded in the third server recording device 52 (step S006).

[0051] If virtual real estate has not been set for all of the investment corporations recorded in the third server recording device 52 (step S006: No), the third server control device 51 returns to step S001.

[0052] On the other hand, if virtual real estate has been set for all of the multiple investment corporations recorded in the third server recording device 52 (step S006: Yes), the third server control device 51 ends this process.

[0053] Next, the score calculation process used in the similarity determination process performed by the third server control device 51 will be described with reference to Figures 10 and 11. Figure 10 is a part of a flowchart of the score calculation process performed by the third server control device 51 possessed by the third server 5 shown in Figure 5. Figure 11 is a part of a flowchart of the score calculation process performed by the third server control device 51 possessed by the third server 5 shown in Figure 5. The score is an index used to determine the similarity between the virtual real estate and the second real estate in the similarity determination process described below.

[0054] First, the third server control device 51 determines whether the type of the virtual real estate is the same as the type of the second real estate (step S101).

[0055] If the type of the virtual real estate is the same as the type of the second real estate (step S101: Yes), the third server control device 51 assigns a score A1 (the score of A1 is, for example, 700 points) to the virtual real estate (step S102) and proceeds to step S104.

[0056] On the other hand, if the type of the virtual real estate is not the same as the type of the second real estate (step S101: No), the third server control device 51 does not add a score to the virtual real estate (step S103) and ends this process.

[0057] Next, the third server control device 51 determines whether the city, town, or village of the address of the location of the virtual real estate is the same as the city, town, or village of the address of the location of the second real estate (step S104).

[0058] If the city / town / village of the address of the location of the virtual real estate is the same as the city / town / village of the address of the location of the second real estate (step S104: Yes), the third server control device 51 assigns a score B1 to the virtual real estate (the score of B1 is, for example, 350 points) (step S105) and proceeds to step S109.

[0059] On the other hand, if the city, town or village of the address of the location of the virtual real estate is not the same as the city, town or village of the address of the location of the second real estate (step S104: No), the third server control device 51 proceeds to step S106.

[0060] Next, the third server control device 51 reads the data recorded in the third server recording device 52 (data on the land price per unit area of ​​each city, town, and village in the prefecture), compares the land price per unit area of ​​the second real estate with the land price per unit area of ​​the virtual real estate, and determines whether the land price per unit area of ​​the virtual real estate is plus or minus 10 percent of the land price per unit area of ​​the second real estate (step S106).

[0061] If the land price per unit area of ​​the virtual real estate is plus or minus 10 percent of the land price per unit area of ​​the second real estate (step S106: Yes), the third server control device 51 assigns a score B2 to the virtual real estate (the score of B2 is, for example, 250 points) (step S107) and proceeds to step S109.

[0062] On the other hand, if the land price per unit area of ​​the virtual real estate is not plus or minus 10 percent of the floor of the second real estate (step S106: No), the third server control device 51 does not add a score to the first real estate (step S108) and proceeds to step S109.

[0063] Next, the third server control device 51 determines whether the floor of the virtual real estate is the same as the floor of the second real estate (step S109).

[0064] If the floor of the virtual real estate is the same as the floor of the second real estate (step S109: Yes), the third server control device 51 assigns a score C1 to the virtual real estate (the score of C1 is, for example, 200 points) (step S110) and proceeds to step S114.

[0065] On the other hand, if the floor of the virtual real estate is not the same as the floor of the second real estate (step S109: No), the third server control device 51 proceeds to step S111.

[0066] Then, the third server control device 51 determines whether the floor of the virtual real estate is within plus or minus 30 percent of the floor of the second real estate (step S111).

[0067] If the floor of the virtual real estate is plus or minus 30 percent of the floor of the second real estate (step S111: Yes), the third server control device 51 assigns a score C2 to the virtual real estate (the score of C2 is, for example, 50 points) (step S112) and proceeds to step S114.

[0068] On the other hand, if the floor of the virtual real estate is not within plus or minus 30 percent of the floor of the second real estate (step S111: No), the third server control device 51 does not add a score to the virtual real estate (step S113) and proceeds to step S114.

[0069] Next, the third server control device 51 determines whether the construction date of the virtual real estate is the same as the construction date of the second real estate (step S114).

[0070] If the construction date of the virtual real estate is the same as the construction date of the second real estate (step S114: Yes), the third server control device 51 assigns a score D1 to the virtual real estate (the score of D1 is, for example, 100 points) (step S115) and terminates this processing.

[0071] On the other hand, if the construction date of the virtual real estate is not the same as the construction date of the second real estate (step S114: No), the third server control device 51 proceeds to step S116.

[0072] Then, the third server control device 51 determines whether the construction date of the virtual real estate is within plus or minus two years of the construction date of the second real estate (step S116).

[0073] If the construction date of the virtual real estate is plus or minus two years from the construction date of the second real estate (step S116: Yes), the third server control device 51 assigns a score D2 to the virtual real estate (the score of D2 is, for example, 40 points) (step S117) and terminates this processing.

[0074] On the other hand, if the construction date of the virtual real estate is not plus or minus two years from the construction date of the second real estate (step S116: No), the third server control device 51 does not add a score to the virtual real estate (step S118) and terminates this process.

[0075] Next, the similarity determination process performed by the third server control device 51 will be described with reference to FIG. 12. FIG. 12 is a flowchart of the similarity determination process performed by the third server control device included in the third server shown in FIG. 5. The similarity determination process is a process for determining whether a virtual real estate is similar (approximate) to a second real estate. The similarity determination process is performed, for example, on the condition that all of the information about the second real estate described above has been recorded in the third server recording device 52. The similarity determination process is also a process for selecting an investment corporation that serves as a reference for the second real estate. In this process, various information about the second real estate is compared with various information about the virtual real estate, and an investment corporation that owns many first real estate similar to the second real estate is selected. In this similarity determination process, a virtual real estate with a high score is similar to the second real estate, while a virtual real estate with a low score is not similar to the second real estate. The similarity determination process according to this embodiment selects an investment corporation based on a virtual real estate with a total score higher than a preset score threshold as being similar to the second real estate.

[0076] First, the third server control device 51 selects one investment corporation from among multiple investment corporations in the database recorded in the third server recording device 52 that does not have an associated total score (step S201), and proceeds to step S202.

[0077] Next, the third server control device 51 performs the score calculation process described above for the selected virtual real estate of the investment corporation (step S202), and proceeds to step S203.

[0078] Next, the third server control device 51 calculates a total score by adding up all the scores calculated in the score calculation process, associates the calculated total score with the investment corporation, and records it in the third server recording device 52 (step S203), and then proceeds to step S204.

[0079] Next, the third server control device 51 determines whether or not a total score is associated with all of the multiple investment corporations recorded in the third server recording device 52 (step S204).

[0080] Next, if a total score is associated with all of the multiple investment corporations recorded in the third server recording device 52 (step S204: Yes), the third server control device 51 proceeds to step S205.

[0081] On the other hand, if no total score is associated with any of the multiple investment corporations recorded in the third server recording device 52 (step S204: No), the third server control device 51 returns to step S201.

[0082] Next, the third server control device 51 selects investment corporations whose total scores are greater than a preset score threshold (step S205), and proceeds to step S206. In this example, the preset score threshold is 690 points. In this embodiment, while the score threshold is 690 points, the score A1 when the conditions are met is 700 points, and the score B1 is 350 points, the score C1 is 200 points, and the score D1 is 100. Therefore, in the similarity determination process according to this embodiment, in order to be determined to be similar, at least the types must be the same.

[0083] Next, the third server control device 51 assigns weights to the selected investment corporations according to the magnitude of their total scores (step S206), and terminates this process. More specifically, the third server control device 51 assigns the highest weight to the investment corporation with the highest total score and the lowest weight to the investment corporation with the lowest total score, among the selected investment corporations, and calculates the magnitude of the weights according to the magnitude of the total scores. For example, the third server control device 51 assigns the highest weight to α1 Investment Corporation, which has the highest total score, at 40 percent, and the lowest weight to β1 Investment Corporation and γ1 Investment Corporation, which have the two lowest total scores, at 30 percent. In this example, the third server control device 51 has selected three investment corporations that are similar, and therefore assigns weights as described above, with the total of the three investment corporations being 100 percent.

[0084] If the third server control device 51 determines that three investment corporations are similar and selects them, for example, if α2 Investment Corporation has the highest total score, β2 Investment Corporation has the lowest total score, and γ2 Investment Corporation has an intermediate total score, the third server control device 51 will assign the highest weight to α2 Investment Corporation, which has the highest total score, at 37%, and the lowest weight to β2 Investment Corporation, which has the lowest total score, at 30%, and assign the weight to γ2 Investment Corporation, which has an intermediate total score, at 33%.

[0085] Furthermore, if the third server control device 51 determines that four investment corporations are similar and selects them, for example, if α3 Investment Corporation has the highest total score, β3 Investment Corporation has the lowest total score, and γ3 Investment Corporation and δ3 Investment Corporation have total scores that are intermediate between the two, the third server control device 51 will assign the highest weight to α3 Investment Corporation, which has the highest total score, at 30%, and the lowest weight to β3 Investment Corporation, which has the lowest total score, at 20%, and assign weights to γ3 Investment Corporation and δ3 Investment Corporation, which have total scores that are intermediate between the two, at 25%.

[0086] In other words, in this embodiment, the weighting is increased for investment corporations that hold many first properties that are highly similar to the second properties, while the weighting is decreased for investment corporations that hold many first properties that are less similar to the second properties.

[0087] Next, in the above-mentioned similarity determination process, assuming that the investment corporations of virtual real estate similar to the second real estate are α1 Investment Corporation, β1 Investment Corporation, and γ1 Investment Corporation, and that α1 Investment Corporation has the highest total score, and β1 Investment Corporation and γ1 Investment Corporation have the next highest total scores, the following describes the capitalization rate calculation process.

[0088] For example, when all information (data) regarding the second property has been recorded in the third server recording device 52, the third server control device 51 performs the similarity determination process described above to select investment corporations of virtual real estate similar to the second property (in this example, (α1 Investment Corporation, β1 Investment Corporation, and γ1 Investment Corporation)).The third server control device 51 then obtains price information for each of the selected three investment corporations (α1 Investment Corporation, β1 Investment Corporation, and γ1 Investment Corporation) from the second server 4, which provides price information for investment corporations, and records it in the third server recording device 52 as the initial setting.

[0089] For example, at the time of initial registration, the third server control device 51 obtains price information (e.g., αX 10,000 yen) of α1 Investment Corporation from the second server 4 (the securities company's homepage) and records the price information in the third server recording device 52 as price information at the time of initial setup of α1 Investment Corporation.

[0090] Similarly, at the time of initial registration, the third server control device 51 obtains price information (e.g., βY 10,000 yen) for β1 Investment Corporation from the second server 4 (the securities company's homepage) and records the price information in the third server recording device 52 as price information for β1 Investment Corporation at the time of initial setup.

[0091] Similarly, at the time of initial registration, the third server control device 51 acquires price information (for example, γZ 10,000 yen) of the γ1 Investment Corporation from the second server 4 (the homepage of the securities company) and records the price information in the server recording device 52.

[0092] When the third server control device 51 records the price information of these investment corporations in the third server recording device 52, it then permits users of the real estate information provider to view the real estate information provider's website. Specifically, by entering a login ID and password on the real estate information provider's website, information about the real estate information provider can be viewed on the website.

[0093] Next, the information provided to the terminal 2 by the third server control device 51 (information provided by the real estate information provider) will be described with reference to Fig. 12. Fig. 13 is an explanatory diagram showing information related to the second real estate provided by the third server control device 51 possessed by the third server 5 shown in Fig. 5.

[0094] When a user or the like enters a login ID and password into the homepage of the real estate information provider, a map or the like is displayed on the display 24 of the terminal 2, as shown in Fig. 13. Then, the user operates the mouse 23a of the terminal 2 to click on the second property mentioned above that is displayed on the map.

[0095] Then, the third server control device 51 reads the following information about the second real estate, which is recorded in the third server recording device 52. The third server control device 51 reads the price information of α1 Investment Corporation (αX 10,000 yen), price information of β1 Investment Corporation (βY 10,000 yen), and price information of γ1 Investment Corporation (γZ 10,000 yen) at the time of initial registration, which is recorded in the third server recording device 52. The third server control device 51 also reads the capitalization rate (e.g., 6.7 percent) of the second real estate at the time of initial registration, which is recorded in the third server recording device 52.

[0096] Furthermore, the third server control device 51 obtains current price information of the investment corporation from the second server 4 (the securities company's homepage). In this example, it is assumed that at the reference time when the user is operating the terminal 2, the price information of α1 investment company was αX 20,000 yen, the price information of β1 investment company was βY 20,000 yen, and the price information of γ1 investment company was γZ 20,000 yen. Then, the third server control device 51 calculates the difference between the price information at the time of initial setup and the price information at the reference time as the difference in implied cap rates for the investment corporation.

[0097] For example, assume that in α1 Investment Corporation, the price information at the time of initial setup is αX 10,000 yen, the price information at the base time is αX 20,000 yen, and the difference in the price information is -0.3 percent.

[0098] Similarly, for β1 Investment Corporation, the price information at the time of initial setup is βY 10,000 yen, the price information at the base time is βY 20,000 yen, and the difference in price information is -0.2 percent.

[0099] Similarly, for γ1 Investment Corporation, the price information at the time of initial setup is γY 10,000 yen, the price information at the base time is γY 20,000 yen, and the difference in price information is -0.2 percent.

[0100] As described above, the weighting of α1 Investment Corporation is 40%, the weighting of β1 Investment Corporation is 30%, and the weighting of γ1 Investment Corporation is 30%. Therefore, in this example, the third server control device 51 calculates the difference in the implied cap rates at the base time based on the following formula. Implied CR = -0.3 x 40 / 100 - 0.2 x 30 / 100 - 0.2 x 30 / 100 = -0.25 percent So in this example, the implied cap rate is a 25 percent decrease.

[0101] Therefore, the third server control device 51 multiplies the second property's capitalization rate of 6.7 percent at the time of initial registration by the above-mentioned reduction rate (specifically, calculates 6.7 x (1 - 0.25)), thereby calculating the current second property's capitalization rate to be 5 percent.

[0102] In other words, when second real estate information regarding a second real estate is requested from any of the multiple terminals 2 at a reference time at a different date and time after the time of initial registration, the third server control device 51 of this embodiment obtains current price information of investment corporations similar to the second real estate (in this example, α1 Investment Corporation, β1 Investment Corporation, and γ1 Investment Corporation) from the second server 4 (the securities company's homepage) and records it as the reference time in the third server recording device 52, considers the difference between the price information at the time of initial registration and the price information at the reference time to be the difference in implied cap rates, and calculates the cap rate at the reference time from the cap rate at the time of initial setup in accordance with the difference in implied cap rate.

[0103] Thereafter, the third server control device 51 calculates the price of the second real estate based on the calculated current capitalization rate.

[0104] For example, as shown in Figure 8, at the time of initial registration, the net income was 169,000,000 yen and the capitalization rate was 6.7 percent, so the market price (price of the second property) was 2,522,388,060 yen, calculated by dividing the net income by the capitalization rate (i.e., 169,000,000 ÷ 0.067).

[0105] 14, the third server control device 51 calculates that the current capitalization rate is 5.0 percent, and therefore calculates that the market price (price of the second property) is 3,380,000,000 yen by dividing the net income by the capitalization rate (i.e., 169,000,000 ÷ 0.05).The third server control device 51 then records the calculated current capitalization rate (5.0 percent) and the calculated market price (3,380,000,000 yen) in the third server recording device 52 as information on the second property at the reference time.

[0106] Thereafter, the third server control device 51 displays information about the price of the second property on the terminal output device 24 of the terminal 2 in response to a request from the terminal 2, as shown in Fig. 14. Fig. 14 is an explanatory diagram showing information about the property (second property) provided by the third server 5 shown in Fig. 5 at the reference time.

[0107] When an investor making real estate investment uses his / her terminal 2 to view information about the second property displayed by the third server control device 51 of the third server 5, as shown in Figure 14, at the base time, the capitalization rate is 5.0 percent and the market price (price of the second property) is 3,380,000,000 yen.

[0108] In addition, when second real estate information regarding the second real estate is requested from any of the multiple terminals 2 at the time of valuation on a different date and time after the reference time, the third server control device 51 obtains current price information of investment corporations similar to the second real estate (in this example, α1 Investment Corporation, β1 Investment Corporation, and γ1 Investment Corporation) from the second server 4 (the securities company's homepage) and records it as the time of valuation in the third server recording device 52, considers the difference between the price information at the reference time and the price information at the time of valuation to be the difference in implied cap rates, and calculates the capitalization rate at the time of valuation from the capitalization rate at the reference time in accordance with the difference in implied cap rates.

[0109] For example, at the time of evaluation, the third server control device 51 obtains price information of α1 Investment Corporation (e.g., αX 30,000 yen) from the second server 4 (the securities company's homepage) and records the price information in the third server recording device 52 as price information at the time of evaluation of α1 Investment Corporation.

[0110] Similarly, at the time of evaluation, the third server control device 51 obtains price information (e.g., βY 30,000 yen) of β1 Investment Corporation from the second server 4 (the securities company's homepage) and records the price information in the third server recording device 52 as the price information of β1 Investment Corporation at the time of initial setup.

[0111] Similarly, at the time of evaluation, the third server control device 51 acquires price information (for example, γZ 30,000 yen) of the γ1 Investment Corporation from the second server 4 (the homepage of the securities company) and records the price information in the server recording device 52.

[0112] Then, the third server control device 51 calculates the difference between the price information at the base time and the price information at the time of appraisal as the difference in the implied cap rate for the investment corporation.

[0113] For example, for α1 Investment Corporation, the price information at the base time is αX 20,000 yen, the price information at the time of valuation is αX 30,000 yen, and the difference in price information is 20%.

[0114] Similarly, for β1 Investment Corporation, the price information at the base time is βY 20,000 yen, the price information at the time of valuation is βY 30,000 yen, and the difference in price information is 20%.

[0115] Similarly, for γ1 Investment Corporation, the price information at the base time is γZ 20,000 yen, and the price information at the time of valuation is γZ 30,000 yen, with a difference in price information of 20%.

[0116] As described above, the weighting of α1 Investment Corporation is 40%, the weighting of β1 Investment Corporation is 30%, and the weighting of γ1 Investment Corporation is 30%. Therefore, in this example, the third server control device 51 calculates the difference in implied cap rates at the time of valuation based on the following formula: Implied CR = 0.2 x 40 / 100 + 0.2 x 30 / 100 + 0.2 x 30 / 100 = 0.20 percent So in this example, the implied cap rate is a 20 percent increase / decrease rate.

[0117] Therefore, the third server control device 51 multiplies the capitalization rate of the second property at the base time, which is 5.0 percent, by the above-mentioned growth rate (specifically, calculates 5.0 x (1 + 0.2)), thereby calculating the current (at the time of valuation) capitalization rate of the second property to be 6 percent.

[0118] Thereafter, the third server control device 51 calculates the price of the second real estate based on the calculated current capitalization rate.

[0119] Then, because the third server control device 51 has calculated that the current capitalization rate is 6.0 percent, the market price (price of the second property) is 2,816,666,667 yen, calculated by dividing the net income by the capitalization rate (i.e., 169,000,000 ÷ 0.06).The third server control device 51 then records the calculated current capitalization rate (6.0 percent) and the calculated market price (2,816,666,667 yen) in the third server recording device 52 as information at the time of valuation of the second property.

[0120] Thereafter, the third server control device 51 displays information about the price of the second property on the terminal output device 24 of the terminal 2 in response to a request from the terminal 2, as shown in Fig. 15. Fig. 15 is an explanatory diagram showing information about the property (second property) provided by the third server shown in Fig. 5 at the time of evaluation.

[0121] Then, the third server control device 51 records the price information, capitalization rate, and market price (price of the second real estate) of the investment corporation at the time of valuation as the price information, capitalization rate, and market price (price of the second real estate) of the investment corporation at the base time in the third server recording device 52. Thereafter, the third server control device 51 waits for a request from the terminal 2 for information regarding the price of the second real estate.

[0122] As described above, the real estate market value appraisal system 1 according to this embodiment includes a plurality of terminals 2 connected to the network NT1, a plurality of first servers 3 connected to the network NT1 and providing information about the investment corporation in response to requests from a plurality of devices connected to the network NT1 (terminals 2 and third server 5), a second server 4 connected to the network NT1 and providing price information about the investment corporation in response to requests from a plurality of devices connected to the network NT1 (terminals 2 and third server 5), and a third server 5 connected to the network NT1 and providing information about first real estate to a plurality of terminals 2 connected to the network NT1. The third server 5 includes a third server recording device 52 capable of recording data and a third server control device 51 that processes information based on the data recorded in the third server recording device 52. The third server control device 51 acquires, at a predetermined timing, first real estate information about a plurality of first real estate in which the investment corporation has invested from the first server 3, constructs a database about the plurality of first real estate, records the database in the third server recording device 52, and sets up a virtual real estate based on the data about the plurality of first real estate in which the investment corporation has invested. The third server control device 51 selects an investment corporation similar to the second real estate based on the data of the virtual real estate and the data of the second real estate, obtains price information of the selected investment corporation from the second server 4, and records it as the time of initial registration in the third server recording device 52. When second real estate information regarding the second real estate is requested from any of the multiple terminals 2 at a reference time that is a different date and time after the time of initial registration, the third server control device 51 obtains current price information of the investment corporation similar to the second real estate from the second server 4 and records it as the reference time in the third server recording device 52, regards the difference between the price information at the time of initial setting and the price information at the reference time as the difference in implied cap rates, and calculates the cap rate at the reference time from the cap rate at the time of initial setting in accordance with the difference in implied cap rates.When second real estate information about the second real estate is requested from any of the multiple terminals 2 at the time of valuation on a different date and time after the base time, the third server control device 51 obtains current price information of an investment corporation similar to the second real estate from the second server 4 and records it as the time of valuation in the third server recording device 52, regards the difference between the price information at the base time and the price information at the time of valuation as the difference in implied cap rates, and calculates the capitalization rate at the time of valuation from the capitalization rate at the base time in accordance with the difference in implied cap rates. Therefore, the real estate market value appraisal system 1 according to this embodiment can calculate an appropriate price for real estate in accordance with the current economic situation, which changes from moment to moment.

[0123] In addition, in the real estate current value appraisal system 1 of this embodiment, the third server control device 51 selects multiple investment corporations similar to the second real estate based on the data of the virtual real estate and the data of the second real estate, and obtains price information of the selected multiple investment corporations from the second server 4 and records it in the third server recording device 52 as the time of initial registration. When second real estate information regarding the second real estate is requested from any of the multiple terminals 2 at a reference time on a different date and time after the initial registration, the third server control device 51 obtains current price information of multiple investment corporations similar to the second real estate from the second server 4 and records it as the reference time in the third server recording device 52, and weights the multiple investment corporations by increasing the weight of investment corporations that contain many first real estate that is highly similar to the second real estate, while decreasing the weight of investment corporations that contain many first real estate that is less similar to the second real estate, and considers the difference between the price information at the time of initial setup and the price information at the reference time to be the difference in implied cap rates, and calculates the capitalization rate at the reference time from the capitalization rate at the time of initial setup in accordance with the difference in implied cap rates. When second real estate information regarding the second real estate is requested from any of the multiple terminals 2 at the time of valuation on a different date and time after the reference time, the third server control device 51 obtains current price information of multiple investment corporations similar to the second real estate from the second server 4 and records it in the third server recording device 52 as the time of valuation, and weights the multiple investment corporations by increasing the weight of investment corporations that contain many first real estate that is highly similar to the second real estate and decreasing the weight of investment corporations that contain many first real estate that is less similar to the second real estate, while considering the difference between the price information at the reference time and the price information at the time of valuation to be the difference in implied cap rates, and calculates the capitalization rate at the time of valuation from the capitalization rate at the base time in accordance with the difference in implied cap rates.

[0124] In the real estate current value appraisal system 1 according to the embodiment described above, the third server control device 51 has been described as selecting a plurality of investment corporations similar to the second real estate. However, in the real estate current value appraisal system 1 according to the present embodiment, the third server control device 51 may select one investment corporation similar to the second real estate. For example, the third server control device 51 selects one investment corporation of the virtual real estate with the highest score from among the plurality of investment corporations.

[0125] That is, the real estate current value appraisal system 1 according to the present invention includes a third server control device 51 described below.

[0126] In the real estate current value appraisal system 1 of this embodiment, the third server control device 51 selects one investment corporation that is similar to the second real estate based on the data of the virtual real estate and the data of the second real estate, obtains price information of the selected investment corporation from the second server 4 and records it in the third server recording device 52 as the time of initial registration, and when second real estate information regarding the second real estate is requested from any of the multiple terminals 2 at a reference time at a different date and time after the time of initial registration, obtains current price information of the one investment corporation that is similar to the second real estate from the second server 4 and records it in the third server recording device 52 as the reference time, and considers the difference between the price information at the time of initial setting and the price information at the reference time to be the difference in implied cap rate, and calculates the capitalization rate at the reference time from the capitalization rate at the time of initial setting in accordance with the difference in implied cap rate. When second real estate information regarding the second real estate is requested from any of the multiple terminals 2 at the time of valuation on a different date and time after the reference time, the third server control device 51 obtains current price information of an investment corporation similar to the second real estate from the second server 4 and records it in the third server recording device 52 as the time of valuation, considers the difference between the price information at the reference time and the price information at the time of valuation to be the difference in implied cap rates, and calculates the capitalization rate at the time of valuation from the capitalization rate at the reference time in accordance with the difference in implied cap rates.

[0127] Furthermore, in the real estate appraisal system 1 according to the embodiment described above, the similarity between the virtual real estate and the second real estate is compared based on the type of real estate, address, number of floors, and construction date. However, the real estate appraisal system 1 according to the present invention is not limited to this. For example, the type may be removed from the multiple items described above, or another item (such as the structure of the real estate) may be added to compare the similarity between the virtual real estate and the second real estate.

[0128] Furthermore, in the real estate market value appraisal system 1 according to the embodiment described above, the implied cap rate is varied based on differences in the price information of the investment corporation. However, the real estate market value appraisal system 1 according to the present embodiment is not limited to this. For example, the real estate market value appraisal system 1 may vary the implied cap rate based on differences in the price information of the investment corporation, and may also fluctuate the net income for the period based on differences in the price information of the investment corporation. [Explanation of symbols]

[0129] 1 Real estate market value appraisal system 2. Devices 24 Terminal Output Devices 3 First Server 4 Second Server 5. Third Server 51 Third server control device 52 Third Server Recording Device NT1 Network

Claims

1. A plurality of terminals connected to a network; a plurality of first servers connected to the network and providing information about the investment corporation in response to requests from a plurality of devices connected to the network; a second server connected to the network and providing price information of investment corporations in response to requests from a plurality of devices connected to the network; a third server connected to the network and providing information about the first real estate to the plurality of terminals connected to the network; Equipped with the third server includes a third server recording device capable of recording data, and a third server control device that processes information based on the data recorded in the third server recording device; The third server control device At a predetermined timing, first real estate information regarding a plurality of first real estate properties in which the investment corporation has invested is acquired from the first server, a database regarding the plurality of first real estate properties is constructed, and the database is recorded in the third server recording device; setting a virtual real estate based on data of a plurality of first real estate in which the investment corporation has invested; Selecting an investment corporation similar to the second real estate based on the data of the virtual real estate and the data of the second real estate, obtaining price information of the selected investment corporation from the second server and recording it in the third server recording device as the time of initial registration, When second real estate information regarding the second real estate is requested from any of the plurality of terminals at a reference time at a different date and time after the time of the initial registration, current price information of the investment corporation similar to the second real estate is obtained from the second server and recorded as the reference time in the third server recording device, the difference between the price information at the time of initial setup and the price information at the reference time is regarded as the difference in implied cap rate, and the capitalization rate at the reference time is calculated from the capitalization rate at the time of initial setup corresponding to the difference in implied cap rate, When second real estate information regarding the second real estate is requested from any of the plurality of terminals at the time of valuation at a different date and time after the reference time, current price information of an investment corporation similar to the second real estate is obtained from the second server and recorded in the third server recording device as the time of valuation, the difference between the price information at the reference time and the price information at the time of valuation is regarded as the difference in implied cap rate, and the capitalization rate at the time of valuation is calculated from the capitalization rate at the reference time in accordance with the difference in implied cap rate. A real estate market value appraisal system using implied cap rates.

2. The third server control device Based on the data of the virtual real estate and the data of the second real estate, select a plurality of investment corporations similar to the second real estate, obtain price information of the selected plurality of investment corporations from the second server, and record the price information in the third server recording device as the time of initial registration; When second real estate information regarding the second real estate is requested from any of the plurality of terminals at a reference time at a different date and time after the time of the initial registration, current price information of the plurality of investment corporations similar to the second real estate is obtained from the second server and recorded as the reference time in the third server recording device, and while weighting the plurality of investment corporations by increasing the weight of investment corporations that include many first real estate that are highly similar to the second real estate and decreasing the weight of investment corporations that include many first real estate that are less similar to the second real estate, the difference between the price information at the time of initial setup and the price information at the reference time is considered to be a difference in implied cap rate, and the capitalization rate at the reference time is calculated from the capitalization rate at the time of initial setup corresponding to the difference in implied cap rate, When second real estate information regarding the second real estate is requested from any of the plurality of terminals at the time of valuation at a different date and time after the reference time, current price information of a plurality of investment corporations similar to the second real estate is obtained from the second server and recorded in the third server recording device as the time of valuation, and while weighting the plurality of investment corporations by increasing the weight of investment corporations that contain many first real estate that is highly similar to the second real estate and decreasing the weight of investment corporations that contain many first real estate that is less similar to the second real estate, the difference between the price information at the reference time and the price information at the time of valuation is taken as the difference in implied cap rates, and the capitalization rate at the time of valuation is calculated from the capitalization rate at the reference time in accordance with the difference in implied cap rates.

2. A system for assessing real estate market value using an implied cap rate according to claim 1.

3. The third server control device Based on the data of the virtual real estate and the data of the second real estate, select one of the investment corporations that is similar to the second real estate, obtain price information of the selected one of the investment corporations from the second server, and record it in the third server recording device as the time of initial registration; When second real estate information regarding the second real estate is requested from any of the plurality of terminals at a reference time at a different date and time after the time of the initial registration, current price information of one of the investment corporations similar to the second real estate is obtained from the second server and recorded as the reference time in the third server recording device, the difference between the price information at the time of initial setup and the price information at the reference time is determined as the difference in implied cap rate, and the capitalization rate at the reference time is calculated from the capitalization rate at the time of initial setup corresponding to the difference in implied cap rate, When second real estate information regarding the second real estate is requested from any of the plurality of terminals at the time of valuation at a different date and time after the reference time, current price information of one of the investment corporations similar to the second real estate is obtained from the second server and recorded in the third server recording device as the time of valuation, the difference between the price information at the reference time and the price information at the time of valuation is taken as the difference in implied cap rates, and the capitalization rate at the time of valuation is calculated from the capitalization rate at the reference time in accordance with the difference in implied cap rates.

2. A system for assessing real estate market value using an implied cap rate according to claim 1.

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