Management Server, Property Management Program, and Property Management Method

Abstract

To provide a management server, a property management program and a property management method which perform an investment by using the profit of a property.SOLUTION: An asset management system comprises a plurality of user terminals and a plurality of asset management company terminals, and each is connected to a management server 101 through a network. The management server comprises: profit information management means which acquires information about an amount of house rent income from the asset management company terminal used by an asset management company; investable amount calculation means which calculates an investable amount on the basis of the information about the amount of house rent income; investment product management means which selects an investment product on the basis of the investable amount; and investment management means which outputs the selected investment product to the user terminal used by a user.SELECTED DRAWING: Figure 2

Description

Technical Field

[0001] The present invention relates to a management server, a property management program, and a management server.

Background Art

[0002] As the background art in this technical field, there is Japanese Unexamined Patent Application Publication No. 2017-224207 (Patent Document 1). This publication states that "when setting the rent of a rental property, in order to refer to the structural information and subjective evaluation of the rental property, an independent property owner can easily set a rent that does not deviate extremely from the rent market of similar properties in the surrounding area and aims for the maximum expected profit. Also, in order to manage the rank information regarding real estate agents and each salesperson who are requested to find customers for real estate properties, an independent property owner can select a real estate agent or each salesperson of an appropriate rank for each rental property when requesting a rental mediation. Furthermore, in order to store the information of contractors related to repair work and cleaning work required for restoring the original state at the time of departure by rank, it is possible to easily find a contractor suitable for each rental property from among a plurality of contractors." (See the abstract).

[0003] Also, there is Japanese Unexamined Patent Application Publication No. 2017-138932 (Patent Document 2). This publication states that "it includes an authentication unit 14 for authenticating system users, an authorization unit 15 for granting a first authority when the system user authenticated by the authentication unit 14 is a merchant, and granting a second authority different from the first authority when the system user authenticated by the authentication unit 14 is a customer, a customer information registration unit 16 for registering customer information, an ownership information registration unit 17 for registering ownership information by associating customer information and property information, an ownership information storage unit 18 for storing the ownership information registered by the ownership information registration unit 17, a page generation unit 19 for generating a management Web page for each customer, and a simulation execution unit 20 for executing a simulation based on the input information."

Prior Art Documents

Patent Documents

[0004]

Patent Document 1

Patent Document 2

Summary of the Invention

Problems to be Solved by the Invention

[0005] In Patent Document 1, a mechanism for managing rental income properties is described. Further, in Patent Document 2, a mechanism for executing a profitability simulation of investment properties is described. However, in neither of the patent documents has a mechanism for making investments using the income from the properties been studied. Therefore, the present invention provides a mechanism for making investments using the income from properties.

Means for Solving the Problems

[0006] To solve the above problems, for example, the configuration described in the claims is adopted. This application includes a plurality of means for solving the above problems. For example, there are revenue information management means for acquiring information regarding rental income amounts from an asset management company terminal used by an asset management company, investable amount calculation means for calculating an investable amount based on the information regarding the rental income amounts, investment product management means for selecting an investment product based on the investable amount, and investment management means for outputting the selected investment product to a user terminal used by a user, and is characterized by having these.

Effects of the Invention

[0007] According to the present invention, it is possible to provide a mechanism for making investments using the income from properties. Problems, configurations, and effects other than those described above will be clarified by the description of the following embodiments.

Brief Description of the Drawings

[0008]

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Embodiments for Carrying Out the Invention

[0009] Hereinafter, embodiments will be described with reference to the drawings.

Embodiment

[0010] Figure 1 is an example of a configuration diagram of the overall asset management system 1. The asset management system 1 includes a plurality of user terminals 102 and a plurality of asset management company terminals 103, each of which is connected to the management server 101 via a network. Note that the network can be either wired or wireless, and each terminal can transmit and receive information via the network. The user terminal 102 is a terminal used by an owner (user) who owns assets such as investment real estate. The asset management company terminal 103 is a terminal used by an asset management company that manages assets.

[0011] Each terminal and the management server 101 of the asset management system 1 may be, for example, a mobile terminal such as a smartphone, tablet, mobile phone, personal digital assistant (PDA), etc., or a wearable terminal such as glasses type, watch type, clothing type, etc. Further, it may be a stationary or portable computer, or a server arranged on the cloud or network. Also, as a function, it may be a VR (Virtual Reality) terminal, AR (Augmented Reality) terminal, MR (Mixed Reality) terminal. Or, it may be a combination of a plurality of these terminals. For example, a combination of one smartphone and one wearable terminal can function logically as one terminal. Also, it may be an information processing terminal other than these.

[0012] Each terminal and management server 101 of the asset management system 1 includes a processor that executes an operating system, applications, programs, etc., a main memory device such as a RAM (Random Access Memory), an auxiliary storage device such as an IC card, a hard disk drive, an SSD (Solid State Drive), a flash memory, a communication control unit such as a network card, a wireless communication module, a mobile communication module, an input device such as a touch panel, a keyboard, a mouse, voice input, input by motion detection by imaging of a camera unit, and an output device such as a monitor or a display. Note that the output device may be a device or a terminal that transmits information for output to an external monitor, display, printer, device, etc.

[0013] Various programs and applications (modules) are stored in the main memory device, and each functional element of the entire system is realized by the processor executing these programs and applications. Note that these modules may be implemented in hardware by integration or the like. Also, each module may be an independent program or application, or may be implemented in the form of sub-programs or functions in a single integrated program or application.

[0014] In this specification, each module is described as the subject that performs processing, but actually, the processor that processes various programs and applications (modules) executes the processing. Various databases (DBs) are stored in the auxiliary storage device. A "database" is a functional element (storage unit) that stores a data set so as to be able to respond to any data operation (e.g., extraction, addition, deletion, overwrite, etc.) from a processor or an external computer. The implementation method of the database is not limited, and for example, it may be a database management system, spreadsheet software, or a text file such as XML or JSON.

[0015] Figure 2 is an example of the hardware configuration of the management server 101. The management server 101 is composed of, for example, servers arranged on the cloud. In the main memory device 201, programs and applications such as a revenue information management module 211, an investable amount calculation module 212, an investment product management module 213, a transfer amount calculation module 214, an investment score calculation module 215, and a management server investment management module 216 are stored. By the processor 203 executing these programs and applications, each functional element of the management server 101 is realized.

[0016] The revenue information management module 211 acquires and manages the revenue information of the owners of assets such as real estate from the asset management company terminals 103 of a plurality of asset management companies. The investable amount calculation module 212 calculates the investable amount based on the collected revenue information such as rental income amount. The investment product management module 213 selects investment products that the owner can purchase based on the calculated investable amount and recommends them to the user terminal 102.

[0017] The transfer amount calculation module 214 determines which asset management company's revenue information will be used to pay the purchase amount of the investment product that the owner wishes to purchase, calculates the transfer amount to the investment account for each asset management company, and notifies each asset management company. The investment score calculation module 215 calculates an investment score indicating the adaptability of the owner's investment based on the properties owned by the owner and the content of past investments. The investment score is obtained as the total of each scoring for the owned properties and past investments. Basically, the higher the investment score, the more profitable properties the owner has, and the more times the owner has purchased investment properties and is accustomed to investing. The management server investment management module 216 executes the investment management of the management server 101 in cooperation with the revenue information management module 211, the investable amount calculation module 212, the investment product management module 213, the transfer amount calculation module 214, and the investment score calculation module 215.

[0018] The auxiliary storage device 202 includes various databases 220. The various databases 220 store various databases (DBs) and the like as shown in FIGS. 22 to 37. These may be implemented by a database management system such as a relational database, or may be implemented by spreadsheet software or text files such as XML and JSON.

[0019] FIG. 3 is an example of the hardware configuration of the user terminal 102. The user terminal 102 is composed of terminals such as smartphones, tablets, notebook PCs, and desktop PCs. The main storage device 301 stores programs and applications such as a registration processing module 311 and a user investment processing module 312. By the processor 303 executing these programs and applications, each functional element of the user terminal 102 is realized.

[0020] The registration processing module 311 performs processing for registering user information, account information, property information, investment information, and the like. The user investment processing module 312 connects to the management server 101 and displays various information collected or calculated by the revenue information management module 211, the investable amount calculation module 212, the investment product management module 213, the transfer amount calculation module 214, the investment score calculation module 215, etc. of the management server 101 on an output device 305 such as the screen of the user terminal 102.

[0021] In this embodiment, the management server 101 is described as having a revenue information management module 211, an investable amount calculation module 212, an investment product management module 213, a transfer amount calculation module 214, and an investment score calculation module 215. However, the configuration may also be such that a user investment processing module 312 executed by the user terminal 102 performs functions similar to these. In this case, the user investment processing module 312 cooperates with sub-modules such as a revenue information display module, an investable amount display module, an investment product display module, a transfer amount display module, and an investment score display module, which perform processes corresponding to the respective modules of the management server 101 provided in the user terminal 102, to perform the processes.

[0022] The auxiliary storage device 302 includes various DBs 320. The various DBs 320 store the owner's revenue information, property information, asset management company information, investment information, etc., managed by the user terminal 102.

[0023] FIG. 4 is an example of the hardware configuration of the asset management company terminal 103. The asset management company terminal 103 is composed of terminals such as smartphones, tablets, notebook PCs, and desktop PCs. The main storage device 301 stores programs and applications such as an asset management company management module 411. By the processor 403 executing these programs and applications, each functional element of the asset management company terminal 103 is realized.

[0024] The asset management company management module 411 transmits and shares with the management server 101 the revenue information regarding the property, such as the rental income, which is the total of the rent and management fees obtained by the property owner managed by the asset management company, and the income and expenses related to the property. Also, according to the investment account transfer amount notified by the transfer amount calculation module 214 of the management server 101, it performs a process of allocating all or part of the owner's rental income to the owner's investment account.

[0025] The auxiliary memory device 402 stores the asset management company management information 421. The asset management company management information 421 stores the revenue information, property information, investment information, etc. of a plurality of owners managed by the asset management company.

[0026] Figure 5 shows an example of the asset management screen 500. Based on the information managed by the user terminal 102 or the information aggregated by the revenue information management module 211 of the management server 101 and notified from the management server 101, the user investment processing module 312 of the user terminal 102 summarizes the information on a plurality of assets 503 owned by the owner and displays it on the asset management screen 500. The user investment processing module 312 aggregates and displays the total current value 501 of a plurality of assets 503, 504, 505, etc. and asset information 502 such as cash flow.

[0027] Figure 6 shows an example of the asset management screen 600 for investment. Based on the information received from the management server 101, the user investment processing module 312 displays the monthly cash flow 601, the monthly rental income 602 calculated based on rental income, expenses, and loan repayment. In addition, the user investment processing module 312 displays the regular investment setting 605 for continuously making regular investments from the monthly rental income. Furthermore, the user investment processing module 312 displays the investment score 606 calculated by the investment score calculation module 215 of the management server 101, and displays the available amount 604 of the pre-rental loan that varies according to this investment score 606. The owner can take out a pre-rental loan 603 to borrow the rent up to this available amount 604 and invest it.

[0028] Figure 7 shows an example of the investment setting selection screen 700. The user investment processing module 312 displays in a selectable form a custom course 701 in which the owner selects the investment target product himself / herself and makes an investment, and a trust course 702 in which the management server 101 automatically selects the investment target for the set amount and makes an investment.

[0029] Figure 8 is an example of an investable amount display screen. The user investment processing module 312 obtains, from the management server 101, information regarding the investable amount of the owner calculated by the investable amount calculation module 212, and displays the investable amount 801. In addition, information on the owner's investment account 802 registered by the registration processing module 311 is displayed. The information on the investment account 802 is obtained from the user account DB 3000 stored in the user terminal 102 or the management server 101 and is displayed.

[0030] Figure 9 is an example of an investment product selection screen. From Figure 9 onwards, it is the display screen when the user selects the custom course 701. The user investment processing module 312 displays the investment target category 901 of alternative investments that can be invested in as the investment destination. Alternative investments are not limited to real estate properties, and a list of art, wine, ships, and other items that the owner can purchase as investment targets is displayed. The user investment processing module 312 accepts the selection of the investment target category 901 from the owner, and displays a list of investment products 902 belonging to the selected investment target category 901. When the user investment processing module 312 accepts the selection of the investment product 902 from the owner, it can display the details thereof and perform a purchase process.

[0031] Figure 10 is an example of a direct debit amount display screen for investment. The user investment processing module 312 displays the investable amount 1001, and the owner can set the direct debit amount 1004 within this amount range. The user investment processing module 312 calculates the total amount of the direct debit amount 1004 and displays it as the set amount 1003. In addition, the user investment processing module 312 displays the direct debit date 1002 in a selectable form, and the owner can set the direct debit date and the direct debit amount.

[0032] FIG. 11 is an example of an investment history screen managed by an asset management company. When the asset management company terminal 103 receives a selection of the investment history display 1104, it displays the investment history 1103 executed within the specified period 1105 for each property 1102 owned by the owner 1101. The investment history 1103 has items such as the investment execution date, amount, investment destination / plan, balance of the investment account, and remarks. When these are selected, more specific investment details can be displayed.

[0033] FIG. 12 is an example of a management screen of the asset management company. When the asset management company terminal 103 receives a selection of the income and expenditure display 1201, it displays the income and expenditure information within the specified period 1209 for each property owned by the owner. The asset management company management module 411 displays the income 1202 such as rent obtained from the property. The rent is the total amount of the rent and management fees paid by the lessee. The asset management company management module 411 displays the management fees and other expenditures 1203. The asset management company registers the necessary expenditures. The asset management company management module 411 calculates the difference between the income 1202 and the expenditure 1203 and displays it as the total income and expenditure 1204.

[0034] The asset management company management module 411 displays the loan 1205 of the borrowed money. Information regarding the loan is registered by the owner via the registration processing module 311 of the user terminal 102. Or, based on the information in the user account DB3000 registered by the registration processing module 311, by cooperating with the bank API, the revenue information management module 211 of the management server 101 and the asset management company management module 411 of the asset management company terminal 103 acquire and display the loan information. The asset management company management module 411 subtracts the amount of this loan 1205 from the total income and expenditure 1204 to calculate the remittance amount 1206 to be remitted to the owner. Note that when the asset management company does not act as an agent for loan payments, the amount obtained by subtracting the management fees as an expenditure from the rent is remitted to the owner.

[0035] The asset management company management module 411 displays the transfer amount 1206 to the owner for remitting rental income. As the transfer destination of the transfer amount 1206, there are a normal account 1207 which is the destination for remitting normal rental income, and an investment account 1208 from which the purchase amount of the investment product is debited. The asset management company management module 411 transfers a part of the rental income amount to the investment account 1208 and the remaining amount to the normal account 1207 according to the investment account transfer amount calculated by the transfer amount calculation module 214 of the management server 101.

[0036] Figures 13 to 21 are examples of the flow of various processes executed by the management server 101, the user terminal 102, and the asset management company terminal 103. Figure 13 is an example of the registration process flow 1300. The registration process flow 1300 is a flow in which the registration process module 311 of the user terminal 102 registers various information for the owner to make investments. The registration process module 311 registers the member information of the owner who is an investor in the user DB 2200 of the management server 101 (step 1310). The registration process module 311 registers the account information such as the owner's bank in the user account DB 3000 of the management server 101 (step 1320).

[0037] The registration process module 311 registers the information of the asset management company that manages the property owned by the owner in the asset management company DB 2300 of the management server 101 (step 1330). The registration process module 311 registers the information regarding the income and expenditure of the property (step 1340), and also registers the information regarding the loan in the cash flow DB 3100 of the management server 101 (step 1350). In addition, various DBs held by the management server 101 can also be stored in the user terminal 102.

[0038] Figure 14 is an example of the user investment process flow 1400. The user investment processing flow 1400 is the flow of the process in which the user investment processing module 312 of the user terminal 102 purchases an investment product. The user investment processing module 312 displays, in a screen example such as that shown in FIG. 6 for example, the rental income amount of the property owned by the owner received from the management server 101 (step 1410). The user investment processing module 312 receives information regarding the investment score calculated by the investment score calculation module 215 of the management server 101, and displays the investment score 606 (step 1420).

[0039] The user investment processing module 312 receives information regarding the investable amount of the owner calculated by the investable amount calculation module 212 of the management server 101, and displays the investable amount in a screen example such as those shown in FIGS. 8 to 10 for example (step 1430). The user investment processing module 312 acquires information regarding the candidates for investment products selected by the investment product management module 213 of the management server 101, and displays it in a screen example such as that shown in FIG. 9 (step 1440). The user investment processing module 312 accepts the selection of the investment product to be purchased from the owner (step 1450), accepts the input of the necessary information, and completes the investment settings regarding the investment product to be purchased (step 1460).

[0040] In the investment settings, a setting for executing the purchase process of the investment product and having the purchase amount withdrawn from the investment account is stored. The user investment processing module 312 connects to the investment product sales company terminal of the investment product to be sold via an API or the like, and notifies the investment product sales company of the details of the investment settings. Alternatively, the user investment processing module 312 may connect to the investment product sales company terminal and directly execute the purchase process.

[0041] Note that in this embodiment, the purchase process of the investment product has been described as being performed by the user terminal 102. However, according to the selection of the investment product received by the user investment processing module 312, the management server investment management module 216 of the management server 101 may perform the purchase process. Also, in this embodiment, the user terminal 102 purchases the investment product, and before the purchase amount is debited from the investment account, the transfer amount calculation module 214 of the management server 101 calculates the investment account transfer amount, notifies the asset management company terminal 103 of the amount, and the asset management company deposits part or all of the rental income into the investment account. However, the management server 101 and the asset management company terminal 103 may cooperate, the management server 101 performs the purchase process of the investment product for the investment product sales company, and the asset management company terminal 103 transfers the purchase amount to the investment product sales company.

[0042] Also, the user terminal 102 and the asset management company terminal 103 may cooperate, the user terminal 102 performs the purchase process of the investment product for the investment product sales company, and the asset management company terminal 103 transfers the purchase amount to the investment product sales company. Also, the user terminal 102, the management server 101, and the asset management company terminal 103 may cooperate, the user terminal 102 performs the purchase process of the investment product for the investment product sales company, notifies the management server 101 to that effect, the management server 101 calculates and selects the asset management company that transfers the amount and makes the transfer, and the selected asset management company terminal 103 transfers the purchase amount to the investment product sales company.

[0043] FIG. 15 is an example of the management server investment management process flow 1500. The management server investment management process flow 1500 is a process flow in which the management server investment management module 216 of the management server 101 proposes an investment product to the user terminal 102 based on the rental income and accepts the investment. The management server investment management module 216 obtains information regarding the rental income amount from the asset management company terminal 103 via the income information management module 211 (step 1510). Specifically, the revenue information management module 211 periodically obtains information on the rental income amount of the properties owned by the owner from a plurality of asset management company terminals 103 and accumulates it in the cash flow DB 3100. Further, the revenue information management module 211 obtains payment information such as management fees and various expenses, and loan information if registered, from the user terminal 102 and stores it in the cash flow DB 3100. Based on the income and expenditure information stored in the cash flow DB 3100, the revenue information management module 211 can obtain and display the total cash flow and balance amount of all the properties owned by a specific owner and the selected properties.

[0044] The management server investment management module 216 obtains the investable amount of the owner from the investable amount calculation module 212 (step 1520). Note that the investable amount calculation module 212 calculates the investable amount based on information regarding the rental income amount, as will be described later. In addition, the management server investment management module 216 selects a plurality of investment product candidates selected based on the investable amount via the investment product management module 213 (step 1530). The management server investment management module 216 transmits the selected investment products to the user terminal 102 as recommended products (step 1540).

[0045] Thereafter, the management server investment management module 216 obtains information regarding the investment product to be purchased selected by the owner (step 1550). In addition, the management server investment management module 216 cooperates with the transfer amount calculation module 214 to calculate the investment account transfer amount based on the information regarding the investment product to be purchased received from the user terminal 102 (step 1560). The management server investment management module 216 transmits information regarding the calculated investment account transfer amount to the asset management company terminal 103 (step 1570). When the above series of processes are completed, the management server investment management module 216 displays that the investment process is completed (step 1580).

[0046] FIG. 16 is an example of an investable amount calculation process flow 1600. The investable amount calculation process flow 1600 is a process flow in which the investable amount calculation module 212 of the management server 101 calculates the investable amount based on information regarding the rental income amount. The investable amount calculation module 212 acquires the balance of the investment account based on the information in the user account DB 3000 (step 1610). The investable amount calculation module 212 acquires the income and expenditure information of all the properties associated with a specific owner acquired by the income information management module 211 (step 1620).

[0047] The investable amount calculation module 212 adds the balance of the investment account to the total monthly income amount of a plurality of properties, and calculates the total monthly income amount (step 1630). The investable amount calculation module 212 acquires the monthly regular investment amounts of the owner from the regular investment DB 3200 and the regular individual setting DB 3300, and calculates the planned investment execution amount, which is the total of these (step 1640). The investable amount calculation module 212 calculates, as the investable amount, the amount obtained by subtracting the planned investment execution amount from the total monthly income amount (step 1650).

[0048] FIG. 17 is an example of an investment product selection process flow 1700. The investment product selection process flow 1700 is a process flow in which the investment product management module 213 selects investment products to recommend to the owner based on the investable amount. The investment product management module 213 acquires investment project information 3700 provided by an external partner investment product sales company and investment project information 3700 stored in the management server 101, and acquires information regarding all investment products (step 1710). The investment case information 3700 can be obtained by the investment product management module 213 from other investment product sales companies via the API (Application Programming Interface). However, if the investment case does not contain sufficient property and room information, the investment case linkage DB 3600 will cooperate with the property DB 2400 and the room DB 2600 of the management server 101 to obtain property information. In addition, the administrator can also input the content of the investment case information 3700. The investment product management module 213 performs filtering based on the owned properties for all investment products (step 1720).

[0049] Specifically, the investment product management module 213 obtains information on all properties owned by the owner from the property DB 2400, the room DB 2600, the property transaction DB 2800, the room / owner association DB 2900, etc., and obtains information such as the unit price, return rate, type, room area, address, and construction years of the properties or rooms owned by the owner. The investment product management module 213 narrows down the recommended real estate investment products based on the acceptable lines or preferred property trends of the properties and rooms owned by the obtained owner. The investment product management module 213 analyzes the information on the properties and rooms owned by the owner, calculates the preferred region, preferred property unit price, preferred room type, return rate, and construction years, and narrows down the real estate investment products that meet these preferred property conditions.

[0050] For example, the investment product management module 213 performs narrowing based on the preferred region. If the owner owns two or more properties in a specific region, that region can be set as the preferred region. The regions can be categorized and analyzed in various ways. For example, they can be categorized by prefecture, local units such as the Kinki region, economic circle units such as urban areas, tourist destinations, and local areas. The investment product management module 213 sets the category with the largest number of owned properties as the preferred region based on which category the owned properties belong to.

[0051] In addition, for example, the investment product management module 213 can perform filtering based on the preferred property unit price, and if the user owns two or more properties in the same price range, that price range can be set as the preferred property unit price range. In addition, for example, the investment product management module 213 can perform filtering based on the preferred room type, and if the user owns two or more rooms of the same room type, that room type can be set as the preferred type.

[0052] In addition, for example, the investment product management module 213 can calculate the average return rate and average construction years of multiple properties owned by the owner, and set these as the preferred property conditions. In addition, for example, the investment product management module 213 can calculate the minimum return rate of multiple properties owned by the owner, and set a value equal to or higher than this as the preferred property condition. In addition, for example, the investment product management module 213 can calculate the minimum construction years and maximum construction years of multiple properties owned by the owner, and set the construction years falling between these values as the preferred property condition. The investment product management module 213 filters out investment products that meet the preferred property conditions obtained as described above.

[0053] The investment product management module 213 performs filtering based on the past investment content other than real estate from all investment products (step 1730). The investment product management module 213 acquires investment history stored in the management server 101 and information on investment data obtained from partner companies through API or data linkage. For example, the investment product management module 213 can perform filtering based on the preferred category, and if the user holds two or more investment products in a specific category, that category can be set as the preferred investment product category. Examples of investment product categories other than real estate include wine, art, ships, luxury cars, racehorses, etc. The investment product management module 213 can preferentially display information on partner companies that sell and display the preferred investment product category.

[0054] Also, for example, the investment product management module 213 can calculate the average return rate, average investment amount, and average investment interval of a plurality of investment products owned by the owner, and use these as preferred investment product conditions. Also, for example, the investment product management module 213 can calculate the minimum return rate of a plurality of investment products owned by the owner, and use a value equal to or higher than this as the preferred investment product condition. Also, for example, the investment product management module 213 can calculate the minimum investment amount and the maximum investment amount of a plurality of investment products owned by the owner, and use an amount falling between these numerical values as the preferred investment product condition.

[0055] The investment product management module 213 narrows down investment products other than real estate that meet the preferred investment product conditions obtained as described above. Note that the narrowing down by the above-mentioned category or based on investment product conditions may be executed for investment products including real estate.

[0056] Also, the investment product management module 213 may calculate an investment recommendation score and perform narrowing down and extraction on those with a high score. For example, the investment recommendation score can be obtained by the following formula with a full score of 100 points. (100 - |average investment amount of target product - average investment amount| * 100 / MAX(average investment amount, average investment amount of target product) + 100 - |return rate of target product - average return rate| * 100 / MAX(average investment amount, average investment amount of target product)) / 2

[0057] The investment product management module 213 performs conversation-based filtering on all investment products (step 1740). The investment product management module 213 acquires chat conversation histories and the like exchanged between the user terminal 102 and the management server 101 or the asset management company terminal 103. The investment product management module 213 extracts specific keywords such as investment categories and words indicating the willingness to purchase by performing natural language processing on the chat conversation history. For example, in natural language extraction, keywords are extracted from the following three perspectives. Words indicating product categories include "wine", "art", "real estate", "building", etc. Words indicating the willingness to purchase include "want to purchase", "want to buy", "want to invest", etc. Words indicating the willingness to sell include "want to sell", "sell", "realize profit", etc. Based on these extracted specific keywords, the investment product management module 213 narrows down the investment products related to these keywords.

[0058] The investment product management module 213 performs timing-based filtering on all investment products (step 1750). The investment product management module 213 acquires tenant information, loan information, and investment history stored in the management server 101, and calculates an investment interest period, which is a period during which it is likely to buy investment products based on this information. Element 1 Long-term property holding flag: The state of holding a property for 10 years or more is regarded as the investment interest period. Element 2 Time of loan repayment: One year before and after the repayment time of each loan is regarded as the investment interest period. Element 3 For a specific property or room, when the appraisal amount of the property (room) - the remaining loan balance > 10 million yen is satisfied, it is regarded as the investment interest period. Element 4 Tenant departure: Three months before and after the tenant's departure is regarded as the investment interest period. Element 5 Tenant occupancy decision: One month after the tenant occupancy decision is regarded as the investment interest period. If any of the above conditions of elements 1 to 5 are met, it is regarded as the investment interest period, and the investment products that can be purchased during this investment interest period are narrowed down.

[0059] The investment product management module 213 selects candidate investment products for recommendation in the following order for the investment products filtered by steps 1720 to 1750 (step 1760). Sort 1: All filter matches Sort 2: Matches two or more filters Sort 3: Matches one filter Sort 4: Products recommended by the management server 101 Narrow down the investment products to be recommended in this order. Note that the timing-based filtering can be used not only for narrowing down investment products but also for determining the timing of notifying the user terminal 102 of recommended investment products.

[0060] Figure 18 shows an example of the investment account transfer amount calculation process flow 1800. The investment account transfer amount calculation process flow 1800 is a process flow in which the transfer amount calculation module 214 calculates the amount to be transferred to the owner's investment account based on the amount of the investment product selected by the owner for purchase and also determines from which asset management company the transfer will be made. The transfer amount calculation module 214 obtains information on the investment product selected by the owner for purchase from the user terminal 102 (step 1805). The transfer amount calculation module 214 obtains the income and expenditure information of all properties linked to the owner (step 1810). If there is property income that can pay the full purchase amount (step 1815 is Yes), the process proceeds to the process flow of Figure 19 (step 1820).

[0061] When there is no property income that can pay the full purchase amount, the transfer amount calculation module 214 compares the multiple property incomes and determines whether their rent transfer dates are the same (step 1825). If the rent transfer dates are not the same (step 1825 is No), the transfer amount calculation module 214 selects the asset management company to transfer the purchase amount in order from the asset management company with the earliest rent transfer date (step 1830).

[0062] When the rent transfer dates are the same (step 1825 is Yes), next, the transfer amount calculation module 214 compares the multiple property incomes and determines whether their rent transfer amounts are the same (step 1835). When the rent transfer amounts are not the same (step 1835 is No), starting from the asset management company with the largest total rent transfer amount, the asset management company to which the purchase amount is transferred is selected in order (step 1840). When the rent transfer amounts are the same (step 1835 is Yes), starting from the asset management company with the largest total number of managed accounts, the asset management company to which the purchase amount is transferred is selected in order (step 1845).

[0063] After that, the transfer amount calculation module 214 calculates the investment account transfer amount for each asset management company (step 1850) and notifies the investment account transfer amount to the asset management company terminal 103 of each asset management company (step 1860). For example, assuming that the purchase amount of the investment product to be purchased is 200,000 yen, and the rent transfer amount and rent transfer date from the asset management company are as follows: Asset Management Company A: 80,000 yen on January 10 Asset Management Company B: 100,000 yen on January 20 Asset Management Company C: 90,000 yen on January 20 The asset management company A with the earliest rent transfer date is selected and becomes the first priority. Next, since the rent transfer dates of asset management companies B and C are the same day, asset management company B with the larger transfer amount is selected and becomes the second priority. Finally, the remaining asset management company C becomes the third priority.

[0064] The transfer amount calculation module 214 calculates the investment account transfer amount for each asset management company in this order, and the amounts are as follows respectively. Purchase amount: 120,000 yen Asset Management Company A: 80,000 yen (the remaining 120,000 yen of the purchase amount) Asset Management Company B: 100,000 yen (the remaining 20,000 yen of the purchase amount) Asset Management Company C: 20,000 yen (the remaining 0 yen of the purchase amount) Here, Asset Management Company C determines the transfer amount such that out of the rent transfer amount of 90,000 yen, 20,000 yen is transferred to the investment account, and the remaining 70,000 yen is transferred to the owner's normal account, and notifies the information to the Asset Management Company Terminal 103 of Asset Management Company C.

[0065] The transfer amount calculation module 214 determines whether all the purchase amounts of all investment products have been processed (step 1865). If there is an unprocessed amount remaining, it returns to step 1815.

[0066] Figure 19 is an example of the investment account transfer amount calculation process flow 1900. The transfer amount calculation module 214 executes the process flow 1900 when there is property income that can pay the full purchase amount of the investment product. The transfer amount calculation module 214 determines whether there are multiple asset management companies with property income that can pay the full purchase amount of the investment product (step 1910). If there is only one and not multiple, it selects that asset management company as the asset management company to transfer the purchase amount (step 1920).

[0067] When there are multiple asset management companies with property income that can pay the full purchase amount of the investment product (step 1910 is Yes), it determines whether the rent transfer dates from each asset management company are the same (step 1930). When the rent transfer dates are not the same (step 1930 is No), the transfer amount calculation module 214 selects the asset management company with the earliest rent transfer date as the asset management company to transfer the purchase amount (step 1940).

[0068] When the rent transfer dates are the same (step 1930 is Yes), it selects the asset management company with the largest total number of managed accounts as the asset management company to transfer the purchase amount (step 1950). After that, the transfer amount calculation module 214 notifies the investment account transfer amount to the Asset Management Company Terminal 103 of the selected asset management company.

[0069] The processing flows of FIGS. 18 and 19 determine the amount to be transferred to the investment account and the asset management company according to the following rules. Rule 1: It is determined from the transfer amount of the product with an earlier investment execution date. Rule 2: Priority is given to the asset management company with property income that can pay the full transfer amount to the investment account, and the transfer to the investment account is applied. Rule 3: Priority is given to the management company with a longer interval between the investment execution date (deduction date) and the transfer date for the transfer to the investment account. Rule 4: When the property income and the transfer date are the same, priority is given to the management company with a larger total transfer amount for the transfer to the investment account. Rule 5: Priority is given to the management company with a larger total number of managed accounts for the transfer to the investment account.

[0070] For example, the following is an example of calculating the transfer destination and amount. Case 1: There is an asset management company that can transfer the full amount for the investment account Owner A: Regular investment amount is 100,000, and the investment execution date is the 26th of each month. Asset management company B: Property income is 200,000, and the transfer date is the 24th of each month. Asset management company C: Property income is 50,000, and the transfer date is the 25th of each month. In this case, Asset management company B: Regular account 100,000, investment account 100,000 Asset management company C: Regular account 50,000

[0071] Case 2: The conditions are the same, but the transfer dates are different Owner A: Regular investment amount is 100,000, and the investment execution date is the 26th of each month. Asset management company B: Property income is 200,000, and the transfer date is the 25th of each month. Asset management company C: Property income is 200,000, and the transfer date is the 20th of each month. In this case, Asset management company B: Regular account 50,000 Asset management company C: Regular account 100,000, investment account 100,000

[0072] Case 3 Owner A: Regular investment amount is 100,000, and the investment execution date is the 26th of each month. Management Company B: Property income of 50,000. Transfer date is the 25th of each month. Management Company C: Property income of 20,000. Transfer date is the 25th of each month. Management Company D: Property income of 40,000. Transfer date is the 24th of each month. Management Company E: Property income of 20,000. Transfer date is the 24th of each month. In this case, Management Company B: Investment account of 50,000 Management Company C: Investment account of 20,000 Management Company D: Investment account of 30,000, Regular account of 10,000 Management Company E: Regular account of 20,000

[0073] Figure 20 is an example of the investment score calculation process flow 2000. The investment score is a score indicating the adaptability of the owner's investment, calculated based on information regarding the properties owned by the user and information regarding the income of said properties. Basically, the higher the investment score, the more profitable the properties owned, and the more experienced the owner is in property investment (i.e., the more properties they have purchased). The investment score calculation module 215 performs scoring based on the properties owned by the owner (step 2010). This scoring is called the property score.

[0074] The investment score calculation module 215 obtains property information such as the number of years since construction, address, property type (single-family home, apartment, condominium), number of elevators, number of parking spaces, number of rooms, etc. from the property DB 2400 and the property facilities DB 2500 of the management server 101. Based on the information obtained, the investment score calculation module 215 calculates the property score according to, for example, the following formula.

[0075] Property score = αA + βB + γC + δD + εE + ζZ α + β + γ + δ + ε + ζ = 1 A = 100 - |Optimal number of years since construction - Number of years since construction| B = Location score (0 - 100) C = Property type score (0 - 100) D = 100 - MAX((Number of floors / Number of elevators - 10), 0) E = 100 - (number of rooms - number of parking spaces) Z = equipment score (0 - 100)

[0076] MAX(A, B): Obtains the maximum value of either A or B. α, β, γ, δ, ε, ζ: Coefficients (0 - 1) related to each calculation element. A: Construction year score. Basically, the newer the construction year, the lower the score. However, in some areas, the older the construction year, the higher the property value. Therefore, an optimal construction year is defined for each area, and the score is determined by the difference from that. B: Location score. It varies depending on the address. It is calculated based on the availability of surrounding facilities and the distance from the station (using external map information APIs, etc. to obtain information on surrounding facilities and the distance from the station). C: Score influenced by the property type. There are areas where the score for detached houses is high, the score for condominiums is high, and the score for apartments is not so low depending on the area. Basically, a score corresponding to the property type is set for each location (area), and the score is calculated according to the address and property type of the property information. D: If the number of floors / elevators is 10 or less, the score is 100 points. If it exceeds 10, points are deducted from 100 points. E: Score for checking whether the parking lot is sufficient for the number of rooms. Z: Calculated by multiplying each equipment in the property equipment DB2500 by the weighting and dividing by the number of equipment in the property equipment DB2500.

[0077] The investment score calculation module 215 performs scoring based on the details of the owner's owned properties (step 2020). This scoring is called the room score. The investment score calculation module 215 acquires room information such as the number of floors, area, room layout, floor plan, number of toilets, number of baths, room type, etc. from the room DB2600 and the room equipment DB2700 of the management server 101. The investment score calculation module 215 calculates the room score based on the acquired information, for example, by the following formula.

[0078] Room score = αA + βB + γC + δD + εE + ζZ α + β + γ + δ + ε + ζ = 1 A = 100 - |top floor - floor number|, but for the 1st floor, it is 0 B = area score (0 - 100) C = number of rooms, room type score (0 - 100) D = 100 - (number of rooms (excluding living room) / number of toilets - 1), but if there are no toilets, it is 0 E = bathtub number score (0 or 50 or 100) Z = facility score (0 - 100)

[0079] A: floor number score. Basically, the higher the number of times, the higher the score. B: area score. The larger the area, the higher the score. C: number of rooms. The more, the higher the score. Room type score. The score is higher when the living room and kitchen are separated. D: toilet number score. The higher the ratio of toilets to the number of rooms, the higher the score. E: bathtub number score. 0 means 0, 1 means 50, and 2 or more means 100. Z: each facility in room facility DB2700 × weighting / number of facilities in property facility DB2500

[0080] The investment score calculation module 215 performs scoring based on past real estate investments (step 2030). This scoring is called the owned property score. The investment score calculation module 215 obtains information such as owned properties, room unit price, owned property return rate, and owned property cash flow from the property transaction DB2800 and cash flow DB3100 of the management server 101. The investment score calculation module 215 calculates the room score based on the obtained information, for example, according to the following formula.

[0081] Room score = αA + βB + γC + δD α + β + γ + δ = 1 A = total property purchase amount score (0 - 100) B = average property / room unit price score (0 - 100) C = total monthly income score (0 - 100) D = Average Return Score (0 - 100)

[0082] A: Total Property Purchase Amount Score. Less than 50 million yen is 30, 50 million yen - 100 million yen is 50, 100 million yen - 300 million yen is 70, 300 million yen - 500 million yen is 90, 500 million yen or more is 100. B: Average Property / Room Unit Price Score. Less than 30 million yen is 30, 30 million yen or more is 50, 50 million yen or more is 70, 100 million yen or more is 100. C = Total Monthly Income Score. Less than 300,000 yen is 30, 300,000 - 500,000 yen is 50, 500,000 - 1,000,000 yen is 70, 1,000,000 yen or more is 100. D = Average Return Score. Less than 3% is 50, 3 - 4% is 70, 4% or more is 100.

[0083] The investment score calculation module 215 performs scoring based on past non - real - estate investments (step 2040). This scoring is called the non - real - estate investment score. The investment score calculation module 215 obtains past investment information from the investment history DB or through API or data linkage from partners. The investment score calculation module 215 calculates the room score based on the obtained investment information, for example, according to the following formula.

[0084] Room Score = αA+βB+γC+δD+εE α + β + γ + δ + ε = 1 A = Investment Level Score (0 - 100) B = Total Investment Amount Score (0 - 100) C = Total Return (0 - 100) D = Average Return (0 - 100) E = Investment Account Balance (0 - 100)

[0085] A: Multiply the investment level by a coefficient to get a score out of 100 points. B: Multiply the total investment amount by a coefficient to get a score out of 100 points. C: Multiply the total return by a coefficient to get a score out of 100 points. D: Less than 3% is 50, 3 - 4% is 50, 4% or more is 100. E: Multiply the balance of the investment account by a coefficient to obtain a score out of 100 points.

[0086] The investment score calculation module 215 calculates the investment score in five levels by summing up the numerical values of the above-mentioned scorings (step 2050). For example, use the following thresholds for the five-level investment score. Investment score 5: 250 points or more Investment score 4: 200 points or more Investment score 3: 150 points or more Investment score 2: 100 points or more Investment score 1: Less than 100 points

[0087] The calculated investment score is displayed on the investment asset management screen 600 of the user terminal 102 as shown in, for example, FIG. 6. In addition, the investable amount calculation module 212 can vary the investable amount based on this investment score. For example, when the investment score is good (for example, the investment score is 4 or more), the investable amount calculation module 212 increases the investable amount compared to the normal time.

[0088] Also, when the value of the investment score is poor (for example, the investment score is less than 1-4), the user investment processing module 312 of the user terminal 102 does not display the available amount 604 for pre-rent borrowing in FIG. 6. When the value of the investment score is good (for example, the investment score is 4 or more), the available amount 604 for pre-rent borrowing is displayed, and investment by pre-rent borrowing can be enabled. In addition, when the value of the investment score is good, the investable amount calculation module 212 can vary the available amount 604 for pre-rent borrowing and increase that amount.

[0089] FIG. 21 is an example of the investment account transfer processing flow 2100. The investment account transfer processing flow 2100 is a processing flow in which the asset management company performs transfer processing based on the investment account transfer amount notified from the management server 101. The asset management company management module 411 of the asset management company terminal 103 acquires information regarding the investment account transfer amount from the management server 101 (step 2110). The asset management company management module 411 executes transfer settings for transferring the investment account transfer amount described in the notified information regarding the investment account transfer amount to the investment account (investment account 1208 in FIG. 12) (step 2120).

[0090] The asset management company management module 411 calculates the rental account transfer amount obtained by subtracting the investment account transfer amount from the rental income amount (step 2130). The asset management company management module 411 executes transfer settings for transferring the calculated rental account transfer amount to the rental transfer destination account (current account 1207 in FIG. 12) (step 2140). The asset management company management module 411 executes transfer processing based on the transfer settings for the set investment account and the transfer settings for the rental transfer destination account (step 2150).

[0091] Note that in this embodiment, the management server investment management module 216 of the management server 101 is described as being configured to cooperate with the revenue information management module 211, the investable amount calculation module 212, the investment product management module 213, the transfer amount calculation module 214, and the investment score calculation module 215. However, these processes can also be configured to be executed by the user investment processing module 312 of the user terminal 102.

[0092] In this case, the user investment processing module 312 of the user terminal 102 executes functions similar to those of the management server investment management module 216, and the processes corresponding to the revenue information management module 211, the investable amount calculation module 212, the investment product management module 213, the transfer amount calculation module 214, and the investment score calculation module 215 of the management server 101 are executed by sub-modules such as the revenue information display module, the investable amount display module, the investment product display module, the transfer amount display module, and the investment score display module of the user terminal 102, respectively.

[0093] That is, when implementing the above-described embodiments on the user terminal 102, it is realized by a property management program for causing the user terminal to function as a revenue information display means for displaying the rental income amount based on the information on the rental income amount sent from the asset management company terminal used by the asset management company, an investable amount display means for displaying the investable amount calculated based on the information on the rental income amount, and an investment product display means for displaying the investment products selected based on the investable amount and accepting the selection of the investment products to be purchased from the displayed investment products.

[0094] Also, it is realized by a property management program for causing the user terminal to function as a transfer amount display means for displaying the investment account transfer amount calculated based on the information on the selected investment product to be purchased, and an investment score display means for displaying the investment score calculated based on the information on the property owned by the user and the information on the income of the property.

[0095] Note that the present invention is not limited to the above-described embodiments and includes various modifications. For example, the above-described embodiments have been described in detail for easy understanding of the present invention and are not necessarily limited to those having all the configurations described. Also, a part of the configuration of one embodiment can be replaced with the configuration of another embodiment, and the configuration of another embodiment can be added to the configuration of one embodiment. Also, for a part of the configuration of each embodiment, addition, deletion, or replacement with other configurations is possible.

[0096] Also, each of the above configurations, functions, processing units, processing means, etc. may be realized in hardware by designing a part or all of them, for example, by using an integrated circuit. Also, each of the above configurations, functions, etc. may be realized in software by a processor interpreting and executing a program for realizing each function. Information such as programs, tables, and files for realizing each function can be stored in a memory, a recording device such as a hard disk or an SSD (Solid State Drive), or a recording medium such as an IC card, an SD card, or a DVD.

[0097] In addition, the control lines and information lines show those considered necessary for explanation, and not all control lines and information lines are necessarily shown on the product. In reality, it may be considered that almost all components are interconnected. Note that the above-described embodiments disclose at least the configurations described in the claims.

Explanation of Signs

[0098] 1... Asset management system, 101... Management server, 102... User terminal, 103... Asset management company terminal, 211... Revenue information management module, 212... Calculation module for investable amount, 213... Investment product management module, 214... Calculation module for transfer amount, 215... Calculation module for investment score, 311... Registration processing module, 312... User investment processing module, 411... Asset management company management module

Claims

1. Revenue information management means for acquiring, from an asset management company terminal used by an asset management company, revenue information regarding income and expenses for a real estate property to be managed based on the rental income amount of the real estate property to be managed; Investable amount calculation means for calculating an investable amount based on the revenue information based on the rental income amounts for all of the real estate properties to be managed; Investment product management means for selecting an investment product based on the investable amount; Investment management means for outputting the selected investment product to a user terminal used by a user; A management server having the above.

2. The management server according to claim 1, wherein the investable amount calculation means calculates the investable amount based on the total of income and expenses for a predetermined period for a plurality of the real estate properties.

3. Remittance amount calculation means for receiving information regarding the investment product to be purchased from the user terminal and calculating an investment account transfer amount based on the information regarding the investment product to be purchased The management server according to claim 1 or 2, having the above.

4. The management server according to claim 3, wherein the remittance amount calculation means selects one of the asset management company terminals that transmits information regarding the investment account transfer amount based on information regarding a plurality of rental income amounts received from a plurality of the asset management company terminals and information regarding the investment product to be purchased received from the user terminal.

5. The management server according to claim 4, wherein the remittance amount calculation means selects, as the one asset management company terminal that transmits information regarding the investment account transfer amount, the asset management company terminal that transmitted information regarding the rental income amount that can pay the full amount of the amount of the investment product corresponding to the information regarding the investment product to be purchased.

6. The management server according to any one of claims 3 to 5, wherein the investment management means transmits information regarding the investment account transfer amount to the asset management company terminal.

7. The management server according to any one of claims 3 to 6, wherein the asset management company distributes, to the user's investment account, an amount corresponding to the information regarding the investment account transfer amount among the rental income amounts transferred to the user.

8. The management server according to any one of claims 3 to 7, wherein the investment management means outputs to the user terminal the investment account transfer amount and the rental income amount after deducting the investment account transfer amount.

9. ​ The management server according to any one of claims 1 to 8, having investment score calculation means for calculating an investment score based on information regarding the property owned by the user and information regarding the income of the property.

10. The management server according to claim 9, wherein the investable amount calculation means varies the investable amount based on the investment score.

11. The income information management means calculates the total rental income amount aggregated based on information regarding a plurality of rental income amounts received from a plurality of the asset management company terminals, The management server according to any one of claims 1 to 10, wherein the investment management means outputs information regarding the total rental income amount to the user terminal.

12. The management server according to any one of claims 1 to 11, wherein the investment product management means selects an investment product based on information regarding the property owned by the user.

13. The management server according to any one of claims 1 to 11, wherein the investment product management means selects an investment product based on information regarding the user's past investments.

14. The management server according to any one of claims 1 to 11, wherein the investment product management means selects an investment product based on the content of a chat transmitted from the user terminal.

15. Income information display means for displaying income and expenditure related to the real estate property to be managed, based on the rental income amount of the real estate property to be managed, which is sent from the asset management company terminal used by the asset management company, Investable amount display means for calculating and displaying an investable amount based on the income information based on the rental income amounts of all the real estate properties to be managed, Investment product display means for displaying an investment product selected based on the investable amount and accepting a selection of the investment product to be purchased from the displayed investment product, A property management program for causing a user terminal to function as such.

16. Transfer amount display means for displaying a transfer amount to an investment account calculated based on information regarding the investment product to be purchased and selected The property management program according to claim 15, for causing a user terminal to function as such.

17. The transfer amount display means according to claim 16, wherein the transfer amount display means displays the investment account transfer amount and the rental income amount after deducting the investment account transfer amount together.

18. The property management program according to any one of claims 16 or 17 for causing a user terminal to function as investment score display means for displaying investment scores calculated based on information on a property owned by a user and information on the income of the property.

19. A property management method, wherein a management server receives income and expense related income information about a real estate property to be managed based on the rental income amount of the real estate property to be managed from an asset management company terminal used by an asset management company, calculates an investable amount based on the income information based on the rental income amount for all of the real estate properties to be managed, selects an investment product based on the investable amount, and outputs the selected investment product to a user terminal used by the user.

20. The property management method according to claim 19, wherein the management server receives information about the investment product to be purchased from the user terminal and calculates an investment account transfer amount based on the information about the investment product to be purchased.

21. The property management method according to claim 20, wherein the management server allocates an amount corresponding to the information about the investment account transfer amount transmitted among the rental income amounts to be transferred to the user to the investment account of the user.

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