Information processing system, information processing method, and program

Abstract

An information processing system, an information processing method, and a program are provided that can easily calculate the remaining economic useful life of a building. [Solution] In a first calculation step, the information processing device calculates the income of the target property for each number of years elapsed based on a first building attribute of the target property, in a second calculation step, calculates expenses including future repair and renewal costs of the target property for each number of years elapsed based on a second building attribute of the target property, in a third calculation step, calculates the remaining economic useful life of the target property based on the income and expenses for each number of years elapsed, and in an output step, outputs the remaining economic useful life. Here, the first building attribute and the second building attribute of the target property include at least one of building attributes including functional attributes, location attributes, structural attributes, and temporal attributes of the target property.

Description

[Technical Field]

[0001] The present disclosure relates to an information processing system, an information processing method, and a program. [Background technology]

[0002] Systems for calculating the life cycle cost of a building are known. For example, Patent Document 1 describes a system for calculating the life cycle cost of a building, which calculates the life cycle cost of each of the building's components as major items such as the skeleton, exterior, interior, and electrical equipment, and calculates the life cycle cost of each group of components other than the major items. [Prior art documents] [Patent documents]

[0003] [Patent Document 1] Patent No. 3787815 Summary of the Invention [Problem to be solved by the invention]

[0004] However, the life cycle cost calculation system described in Patent Document 1 was unable to calculate the remaining economic useful life of a building, let alone the remaining economic useful life based on accounting standards and real estate appraisal standards.

[0005] In view of the above-mentioned problems, an object of the present disclosure is to provide an information processing system, an information processing method, and a program that can easily calculate the remaining economic useful life of a building. [Means for solving the problem]

[0006] An information processing system according to one aspect of the present disclosure includes one or more processors and a memory. The one or more processors are capable of executing the following steps: in a first calculation step, calculating income of a target property for each number of years elapsed based on a first building attribute of the target property; in a second calculation step, calculating expenses, including future repair and renewal costs, of the target property for each number of years elapsed based on a second building attribute of the target property; in a third calculation step, calculating a remaining economic useful life of the target property based on the income and expenses for each number of years elapsed; and in an output step, outputting the remaining economic useful life. Here, the first building attribute and the second building attribute of the target property include at least one of building attributes, including functional attributes, location attributes, structural attributes, and temporal attributes of the target property.

[0007] An information processing method according to one aspect of the present disclosure is a method in which an information processing system executes each of the above steps.

[0008] A program according to one aspect of the present disclosure is a program for causing a computer including one or more processors and a memory to execute each of the steps described above. [Effects of the Invention]

[0009] The present disclosure makes it possible to provide an information processing system, an information processing method, and a program that can easily calculate the remaining economic useful life of a building. [Brief explanation of the drawings]

[0010] [Figure 1] 1 is a block diagram showing the overall configuration of an information processing system; [Figure 2] FIG. 2 is a block diagram showing a hardware configuration of the information processing device. [Figure 3] FIG. 2 is a block diagram showing the hardware configuration of an administrator terminal and a user terminal. [Figure 4] FIG. 2 is a block diagram showing the functional configuration of a control unit of the information processing device. [Figure 5]FIG. 10 is a sequence diagram showing the flow of a parameter registration process. [Figure 6] 10 is an example of a graph showing the relationship between unit rent and number of years since purchase. [Figure 7] FIG. 10 is a diagram illustrating an example of the data structure of a gradual reduction coefficient database. [Figure 8] FIG. 2 is a diagram illustrating an example of a data structure of an LCC database. [Figure 9] 1 is an example of a graph showing the relationship between the LCC projection coefficient and the number of years elapsed. [Figure 10] 10 is a flowchart showing the flow of a process for calculating the remaining economic useful life. [Figure 11] FIG. 10 is a diagram showing an example of a screen for inputting information about a target property. [Figure 12] FIG. 10 is a diagram showing an example of a screen that outputs the calculation results of the remaining economic useful life. DETAILED DESCRIPTION OF THE INVENTION

[0011] Hereinafter, embodiments of the present disclosure will be described in detail with reference to the drawings. In each drawing, the same or corresponding elements are designated by the same reference numerals, and for clarity of explanation, duplicate explanations will be omitted as necessary.

[0012] 1. Hardware Configuration In this section, a hardware configuration of an information processing system 1 according to this embodiment will be described. Fig. 1 is a block diagram showing the overall configuration of the information processing system 1 according to embodiment 1. In the following description, a processor is synonymous with a circuit configured by a central processing unit or the like.

[0013] 1.1 Information Processing System 1 The information processing system 1 is a computer system that calculates the remaining economic useful life of a building. The information processing system 1 includes an information processing device 2, an administrator terminal 3, and a user terminal 4. The information processing device 2, the administrator terminal 3, and the user terminal 4 are connected to each other so as to be able to communicate with each other via a network NW such as the Internet or a LAN (Local Area Network).

[0014] 1.2 Information processing device 2 The information processing device 2 is a computer such as a server that calculates the remaining economic useful life of a building. The information processing device 2 calculates various parameters based on market data received from the administrator terminal 3 and registers them in a database. The information processing device 2 also calculates the remaining economic useful life based on information about the target property received from the user terminal 4 and the parameters registered in the database, and outputs the calculation result to the user terminal 4.

[0015] 2 is a block diagram showing a hardware configuration of the information processing device 2 according to embodiment 1. The information processing device 2 includes a control unit 21, a storage unit 22, and a communication unit 23, and these components are electrically connected within the information processing device 2 via a communication bus 26.

[0016] The control unit 21 processes and controls the overall operations related to the information processing device 2. The control unit 21 is a processor such as a central processing unit (CPU). The control unit 21 realizes various functions related to the information processing device 2 by reading out predetermined programs stored in the storage unit 22. That is, the information processing instructions stored in the storage unit 22 are specifically realized by the control unit 21, which is an example of hardware, and can be executed as each functional unit included in the control unit 21. The functional configuration will be described in more detail in the next section. Note that the control unit 21 is not limited to being single, and may be implemented with multiple control units 21 for each function. A combination of these may also be used.

[0017] The storage unit 22 is a storage device including a non-transitory computer-readable medium or a tangible storage medium, and stores various pieces of information defined above. The storage unit 22 can be implemented, for example, as a storage device such as a solid-state drive (SSD) that stores various programs and the like related to the information processing device 2 executed by the control unit 21, or as a memory such as a random access memory (RAM) that stores temporarily required information (arguments, arrays, etc.) related to the program operations. The storage unit 22 stores various programs, variables, etc. related to the information processing device 2 executed by the control unit 21.

[0018] The communication unit 23 is a communication interface for connecting to the network NW.

[0019] 1.3 Administrator terminal 3 The administrator terminal 3 is a computer terminal operated by an administrator of the information processing system 1. The administrator is, for example, the operator of this system. The administrator terminal 3 is a smartphone, tablet terminal, personal computer, or other communication terminal capable of input and output. The administrator terminal 3 transmits various market data received by operation of the administrator to the information processing device 2 via the network NW.

[0020] 3A is a block diagram showing the hardware configuration of the administrator terminal 3 according to the first embodiment. The administrator terminal 3 includes a control unit 31, a storage unit 32, a communication unit 33, an input unit 34, and a display unit 35, and these components are electrically connected within the administrator terminal 3 via a communication bus 36. The control unit 31 is a processor such as a CPU. Note that the hardware configurations of the control unit 31, the storage unit 32, and the communication unit 33 are substantially the same as those of the control unit 21, the storage unit 22, and the communication unit 23 in the information processing device 2 described above, and therefore will not be described here.

[0021] The input unit 34 may be included in the housing of the administrator terminal 3, or may be externally attached. For example, the input unit 34 may be integrated with the display unit 35 and implemented as a touch panel. Of course, switch buttons, a mouse, a QWERTY keyboard, or the like may be used instead of a touch panel. In other words, the input unit 34 accepts operation inputs made by the administrator. The inputs are transferred as command signals to the control unit 31 via the communication bus 36, and the control unit 31 can execute predetermined control or calculations as necessary.

[0022] The display unit 35 may be included in the housing of the administrator terminal 3, or may be externally attached. The display unit 35 displays a screen of a graphical user interface (GUI) that can be operated by a user. The display unit 35 is preferably implemented by selectively using display devices such as a CRT display, a liquid crystal display, an organic EL display, and a plasma display depending on the type of administrator terminal 3.

[0023] 1.4 User terminal 4 The user terminal 4 is a computer terminal operated by a user. The user may be, for example, a first-class architect or real estate appraiser who requests a calculation of the remaining economic useful life of a building. The user terminal 4 is a smartphone, tablet terminal, personal computer, or other communication terminal capable of input and output. The user terminal 4 transmits information about the target property received through user operation to the information processing device 2 via the network NW, and receives and displays the calculation results of the remaining economic useful life from the information processing device 2.

[0024] 3(B) is a block diagram showing the hardware configuration of the user terminal 4 according to the first embodiment. The user terminal 4 includes a control unit 41, a storage unit 42, a communication unit 43, an input unit 44, and a display unit 45, and these components are electrically connected within the user terminal 4 via a communication bus 46. The control unit 41 is a processor such as a CPU. Note that the hardware configurations of the control unit 41, the storage unit 42, the communication unit 43, the input unit 44, and the display unit 45 are substantially the same as those of the control unit 31, the storage unit 32, the communication unit 33, the input unit 34, and the display unit 35 in the administrator terminal 3 described above, and therefore will not be described here.

[0025] 2. Functional configuration This section describes the functional configuration of the first embodiment, particularly the functional configuration of the information processing device 2. The information processing method described below is executed by the information processing device 2. 4 is a block diagram showing the functional configuration of the control unit 21 of the information processing device 2. The control unit 21 executes a program to realize the functions of a registration unit 210, an acquisition unit 211, a first calculation unit 212, a second calculation unit 213, a third calculation unit 214, and an output control unit 215.

[0026] As a registration step, the registration unit 210 registers various parameters calculated based on the market data acquired from the administrator terminal 3 in a depreciation coefficient database T1 and an LCC (Life Cycle Cost) database T2, which will be described later.

[0027] In the acquisition step, the acquisition unit 211 acquires, from the user terminal 4, information about the target property for which the remaining economic useful life is to be calculated. The information about the target property includes the building attributes of the target property, information about the building products, etc., the current rent unit price, repair and renewal history, and replacement cost. In the following, repair and renewal refers to at least one of repair and renewal. Repair is the restoration of the performance or function of deteriorated parts, components, equipment, etc. to their original state or a state where there are no practical problems. Renewal is the replacement of deteriorated parts, components, equipment, etc. with new ones.

[0028] In a first calculation step, the first calculation unit 212 calculates the income of the target property for each year elapsed based on the first building attributes of the target property. Here, the first building attributes include at least one of the building attributes including the functional attributes, location attributes, structural attributes, and temporal attributes of the target property. The first building attributes include multiple types of building attributes of the target property (e.g., structure, area, and use).

[0029] In the second calculation step, the second calculation unit 213 calculates expenditures, including future repair and renewal costs, of the target property for each number of years elapsed, based on second building attributes of the target property. Here, the second building attributes include at least one of building attributes including functional attributes, location attributes, structural attributes, and temporal attributes of the target property. The second building attributes include multiple types of building attributes of the target property (e.g., structure and use). One example of expenditures, including future repair and renewal costs, is life cycle cost (LCC).

[0030] Among building attributes, functional attributes are those related to the use of the building. Use influences the stability of rent or demand characteristics. Examples of uses include large office buildings, small and medium-sized office buildings, apartment complexes, and wooden apartment complexes. Among building attributes, location attributes are attributes related to the area where the building is located. The area affects rent levels, land value, and future prospects. Areas may be classified by prefecture, city, station, etc. Examples of areas include the 23 wards of Tokyo, Osaka, Fukuoka, and other regional cities. Areas may also include Shinagawa Station, Ryogoku Station, Osaka Station, and other stations. Structural attributes of buildings are attributes related to the structure of the building. The structure affects the statutory service life, construction costs, and ease of maintenance. Examples of structures include reinforced concrete (RC), steel reinforced concrete (SRC), steel frame (S), and wood. Among building attributes, temporal attributes are attributes related to the age of a building or changes over time. Temporal attributes affect the changes over time in the physical condition or value of a building. Temporal attributes include the year of construction (year of construction) and the year of repair and renovation. Temporal attributes may also include the repair and renovation parts and the repair and renovation costs.

[0031] As a third calculation step, the third calculation unit 214 calculates the economic remaining useful life (ERUL) of the target property based on the income and expenditure for each number of years that have passed.

[0032] In the output step, the output control unit 215 outputs the remaining economic useful life calculated by the third calculation unit 214. The output control unit 215 realizes the functions of the display control unit 216 and the data output control unit 217.

[0033] The display control unit 216 displays an input area for information required for information processing by the control unit 21 or the results of information processing on the user terminal 4. Note that displaying information on the user terminal 4 by the display control unit 216 may mean that the display control unit 216 transmits screen data showing the information to the user terminal 4, or that the display control unit 216 transmits data necessary for generating a screen showing the information to the user terminal 4. Displaying information is also one form of outputting information.

[0034] As a data output control step, the data output control unit 217 outputs the results of information processing by the control unit 21 to the outside. For example, the data output control unit 217 outputs a report including the calculated remaining economic useful life to the user terminal 4 as a PDF file. Outputting the file to the user terminal 4 may mean transmitting the file to the user terminal 4, or making the file available for download by the user terminal 4.

[0035] 3. Operation of the information processing device 2 In Section 3, the flow of information processing executed by the information processing device 2 will be described with reference to the drawings.

[0036] 3.1 Overview of parameter registration process First, we will explain an overview of the information processing performed by the information processing system 1. The information processing is roughly divided into a parameter registration process performed by an administrator and an ERUL calculation process performed by a user.

[0037] FIG. 5 is a sequence diagram showing the flow of parameter registration processing. In the parameter registration processing, parameters used to calculate the ERUL are registered in a database. First, the administrator terminal 3 transmits a group of income market data, i.e., a group of market data related to income, to the information processing device 2 (S101). The group of income market data includes information such as building attributes and rental unit prices. The building attributes include the structure, area, use, and age of the building, and include first building attributes. As an example, the first building attributes are the structure, area, and use of the building. The registration unit 210 of the information processing device 2 calculates a depreciation coefficient for each combination of the first building attributes based on the group of income market data (S102) and registers the depreciation coefficient in the depreciation coefficient database (S103).

[0038] Next, the administrator terminal 3 transmits a group of expenditure market data, i.e., a group of market data related to expenditures, to the information processing device 2 (S104). The group of expenditure market data includes information such as building attributes, product category, age, and LCC forecast coefficient. The building attributes are the structure, use, and area of ​​the building, and include second building attributes. As an example, the second building attributes are the structure and use of the building. The registration unit 210 of the information processing device 2 generates a correspondence table of age and LCC forecast coefficient for each combination of the second building attribute group and product category based on the group of expenditure market data (S105), and registers the correspondence table for each combination in the LCC database (S106).

[0039] 3.2 Details of parameter registration process Next, the parameter registration process performed by the information processing system 1 will be described in detail.

[0040] (decrement coefficient b) In S102, the registration unit 210 calculates a diminishing coefficient based on the income market data group received from the manager terminal 3. The diminishing coefficient b is an index showing the speed at which rent decreases, and is calculated for each combination of the first building attributes of the building. For example, the diminishing coefficient b is calculated for each combination of the building's use, location, and structure. 6 is an example of a graph showing the relationship between the unit rent and the number of years since construction. For example, the registration unit 210 performs a regression analysis on market data of the number of years since construction x and the unit rent R collected for each use, location, and structure, and calculates the diminishing coefficient b in the following approximate formula (1). As an example, the registration unit 210 calculates the diminishing coefficient b using the least squares method.

[0041] R=a·e -bx ...(1) Here, R is the rent unit price after x years, a is the initial value of the rent unit price, i.e., the rent unit price at the time of new construction, b is the diminishing coefficient, e is the base of the natural logarithm, and x is the number of years that have passed. The rent unit price is the rent per unit area.

[0042] (Decaying coefficient database T1) 7 is a diagram showing an example of the data structure of the depreciation coefficient database T1. The depreciation coefficient database T1 is stored in the storage unit 22. The depreciation coefficient database T1 has records that associate a calculated depreciation coefficient b (T13) with each combination of building structure T10, area T11, and use T12, i.e., each combination of the first building attribute group. This database can be updated as needed based on new contract cases in the market.

[0043] (LCC Database T2) In S105, the registration unit 210 generates a correspondence table between the number of years elapsed and the LCC forecast coefficient based on the expenditure market data group received from the administrator terminal 3. The LCC forecast coefficient is a coefficient for calculating the life cycle cost (LCC), which indicates the cost of repairing or updating a building, and is defined as a ratio to the replacement cost. The replacement cost is an amount that indicates how much it would cost to rebuild the target building at its current state. The replacement cost may be an amount per exclusive area.

[0044] FIG. 8 illustrates an example of the data structure of the LCC database T2. The LCC database T2 is stored in the storage unit 22. The LCC database T2 has records that associate a table ID (T23) identifying a correspondence table with each combination of building structure T20, use T21, and product category T22, i.e., each combination of a second building attribute group (structure, use) and building product. The product category T22 is a category of building product. The building product indicates general facilities associated with the building, whether the building is super-high-rise, high-rise, or medium- to low-rise, the type of exterior wall (mortar wall, tiled, glass, etc.), whether or not there is an elevator, and whether or not there is a parking lot. The building equipment is equipment that functions in conjunction with the building and includes water supply and drainage systems, air conditioning systems, electrical equipment, and disaster prevention equipment. Therefore, the product category T22 is a classification that indicates the quality, maintenance policy, and degree of usage load of the building. Here, the product category T22 includes high-load, medium-load, and low-load types. High-load types include buildings that require large-scale repairs and renovations and that place a heavy burden on the building in order to maintain quality over the long term. In this example, small and medium-sized owner-owned buildings are classified as high-load types. Low-load types include buildings that have high initial construction costs, are high quality, and do not require a heavy burden on maintenance. In this example, high-rise office buildings are classified as low-load types. Medium-load types fall between high-load and low-load types. For example, large commercial facilities are classified as medium-load types. Apartment buildings are classified as low-load, medium-load, or high-load types.

[0045] Each table ID is a combination of the number of years since purchase x and the LCC forecast coefficient C as shown in Figure 9. LCCFigure 9 shows the relationship between the LCC forecast coefficient C LCC This is an example of a graph showing the relationship between the number of years since construction began and the number of years since construction began. The correspondence table TB001 shown in this figure shows how the life cycle cost of a building increases according to the number of years since construction began. Generally, the life cycle cost of a building and the LCC projection coefficient C LCC increases steadily with the number of years since the building began. There are years when large-scale repairs and renewals such as repairs to elevators and exterior walls occur, and in such years, the LCC forecast coefficient C LCC In this figure, the LCC forecast coefficient C LCC temporarily increased by 2 to 4 times.

[0046] 3.3 Overview of ERUL calculation process 10 is a flowchart showing the flow of the ERUL calculation process. First, the acquisition unit 211 acquires information about the target property from the user terminal 4 (S111: acquisition step). As an example, the information about the target property includes the first building attribute, second building attribute, product category, repair update history, current rent unit price R1, and replacement cost of the target property.

[0047] Next, the first calculation unit 212 executes the first calculation steps shown in S112 to S114 below. That is, the first calculation unit 212 calculates the target elapsed years x to be calculated from the repair and update history (S112). At this time, the first calculation unit 212 calculates the target elapsed years x to be 2 or greater. Next, the first calculation unit 212 acquires a depreciation coefficient b from the depreciation coefficient database T1 based on the first building attributes (S113). Next, the first calculation unit 212 calculates the current unit rent R1 as future income for each target elapsed years x based on the current unit rent R1 and the depreciation coefficient b (S114).

[0048] Next, the second calculation unit 213 executes the second calculation steps shown in S115 to S117 below. That is, the second calculation unit 213 acquires a correspondence table corresponding to combinations of the second building attribute group and the product category from the LCC database T2 (S115), and calculates the LCC forecast coefficient C for each target elapsed age x from the correspondence table. LCC Then, the second calculation unit 213 calculates the LCC forecast coefficient C for each target elapsed year x. LCC Based on the replacement cost, the LCC at that time is calculated as a future expenditure (S117).

[0049] Next, the third calculation unit 214 calculates the economic remaining useful life (ERUL) based on the difference between the calculated income and expenditure (S118: third calculation step). Finally, the display control unit 216 of the output control unit 215 displays the calculated ERUL on the user terminal 4 (S119: output step).

[0050] [effect] In this way, the information processing device 2 predicts future income and expenditures by taking into account various building attributes such as the structure, area, use, and repair and renewal history of the target property, and calculates the remaining economic useful life based on these. This makes it possible to easily calculate a "remaining economic useful life" that is in line with actual conditions, rather than a uniform "remaining economic useful life" that does not take into account the individual characteristics of the building, without relying on the skills and experience of a first-class architect or real estate appraiser. Moreover, the "remaining economic useful life" that takes into account building attributes conforms to accounting standards and real estate appraisal standards. In addition, two or more building attributes are taken into account when calculating both income and expenditure, which allows the individual characteristics of the building to be reflected in the ERUL in more detail.

[0051] 3.4 Details of ERUL calculation process Next, the ERUL calculation process performed by the information processing system 1 will be described in detail.

[0052] [Acquisition step (S111)] Fig. 11 is a diagram showing an example of a screen for inputting information about the target property. The acquisition unit 211 displays an input screen 60 as shown in Fig. 11 on the user terminal 4 and accepts input from the user. The input screen 60 includes areas 61 to 64 for selecting or inputting building attributes of the target property, an area 65 for selecting a building product category, an area 66 for inputting the current rent unit price R1, areas 67 and 68 for inputting repair update history, and an area 69 for inputting replacement cost. When the user inputs this information and issues an execution command, the acquisition unit 211 acquires this information.

[0053] Here, the first building attribute includes multiple types of building attributes of the target property (e.g., structure, area, and use), and the second building attribute also includes multiple types of building attributes of the target property (e.g., structure and use). The building attributes included in the first building attribute and the building attributes included in the second building attribute may be different, or may partially overlap or may be the same. If there is at least a partial overlap, the burden of collecting input information and the burden of inputting information on the user can be reduced.

[0054] [First calculation step (S112 to S114)] (Number of years since target was passed x) The first calculation unit 212 calculates the income of the target property for each target number of years elapsed x. First, in S112, the first calculation unit 212 calculates the target number of years elapsed x taking into account the repair and renewal history, based on the acquired information on the repair and renewal history (repair and renewal year, repair and renewal portion, repair and renewal rate, and rank of the amount spent on repair and renewal, etc.). For example, the target number of years elapsed x can be calculated using the following formula (2). x = (current fiscal year - new construction year) - (current fiscal year - repair and renewal year) x impact coefficient ... (2) Here, current year - new construction year is the age of the building. The impact coefficient also fluctuates depending on at least one of the repair and renewal parts, the repair and renewal ratio, and the amount. Generally, repair and renewal of a building targets parts other than the structural frame. For example, if we assume that the parts of a building other than the frame that can be repaired and renewed account for half of the total value of the building, then even if all of those parts that can be repaired and renewed are repaired and renewed, the repair and renewal ratio for the entire building will be 1 / 2. In this way, the impact coefficient is a coefficient that reflects the actual degree of repair and renewal for the entire building.

[0055] (Future rent unit price R(x)) Next, in S113, the first calculation unit 212 acquires a depreciation coefficient b from the depreciation coefficient database T1 using the acquired combination of first building attributes (structure, area, and use) as a key. Then, in S114, the first calculation unit 212 calculates the future unit rent R(x) for the target number of years elapsed x using the unit rent a at the time of new construction and the depreciation coefficient b based on the first building attributes. Specifically, the first calculation unit 212 first back-calculates the unit rent a at the time of new construction of the target property from the current unit rent R1 and the current number of years elapsed x using the above-mentioned formula (1). Note that if the unit rent a at the time of new construction is known, this calculation may be omitted. Next, the first calculation unit 212 calculates the future unit rent R(x) using the back-calculated unit rent a at the time of new construction, the acquired depreciation coefficient b, and the future number of years elapsed x using formula (1). The first calculation unit 212 then calculates the income of the subject property based on the calculated unit rent R(x) for the target number of years elapsed x. In this embodiment, the first calculation unit 212 calculates the unit rent R(x) for the target number of years elapsed x as the income of the subject property, but the income may also be calculated by multiplying the exclusive area of ​​the subject property by the unit rent R(x), or amounts corresponding to other income items may be included in the income.

[0056] By using the diminishing coefficient b that takes building attributes into consideration in this way, the information processing device 2 can easily calculate income that takes building attributes into consideration. Also, by determining the income of the target property based on the rent unit price R calculated using the number of years that has passed taking into consideration the repair and update history, the information processing device 2 can reflect the repair and update history in the remaining economic useful life, making it possible to calculate the number of years that is in line with the actual situation.

[0057] [Second calculation step (S115 to S117)] The second calculation unit 213 calculates the expenditure of the target property for each number of years since its establishment. Specifically, the second calculation unit 213 predicts the expenditure corresponding to the target number of years since its establishment x based on the building attributes, building items, etc., and replacement cost of the target property. More specifically, first, in S115, the second calculation unit 213 acquires a corresponding table ID from the LCC database T2 using the acquired second building attributes (structure, use) and item category as keys, and acquires a correspondence table linked to the table ID. In other words, each building is grouped based on the building's structural attributes, functional attributes, building items, etc., and the second calculation unit 213 refers to the correspondence table linked to the group to which the target property belongs.

[0058] Next, in S116, the second calculation unit 213 calculates the LCC forecast coefficient C corresponding to the target elapsed years x taking into account the repair and update history from the correspondence table. LCC Then, in S117, the second calculation unit 213 calculates the obtained LCC prospective coefficient C LCC and the replacement cost of the target property acquired from the user, the expenditure corresponding to the target elapsed years x, that is, LCC(x). For example, the second calculation unit 213 predicts the LCC forecast coefficient C LCCand the replacement cost of the target property to predict LCC(x). Note that in this embodiment, the second calculation unit 213 calculates the LCC(x) for the target elapsed years x as the expenditure of the target property, but the expenditure may be calculated by multiplying the exclusive floor area of ​​the target property by LCC(x), or amounts corresponding to other expenditure items may be included in the expenditure. Note that although the second calculation unit 213 uses the replacement cost obtained from the user, a value predicted based on various building attributes (e.g., structure, area, use) and building type may also be used as the replacement cost.

[0059] In this way, the LCC forecast coefficient C LCC By acquiring the above, the information processing device 2 can easily calculate expenses taking into consideration the building attributes.

[0060] [Third calculation step (S118)] The third calculation unit 214 calculates the ERUL of the target property based on the income R(x) and the expense LCC(x) for each elapsed year. Specifically, the third calculation unit 214 calculates the ERUL by determining the fiscal year in which income exceeded expenses. More specifically, the third calculation unit 214 calculates the ERUL by determining the number of years elapsed at which the absolute value of the value obtained by subtracting expenses from income, i.e., R(x) - LCC(x), is minimized. This is the number of years elapsed corresponding to the point where the curve representing income intersects with the curve representing expenses in graph 71 in FIG. 12, which will be described later. Note that the third calculation unit 214 may calculate the ERUL as the year before or after the number of years elapsed at which income and expenses become equal.

[0061] The calculated income and expenditure data may contain noise due to temporary market fluctuations or may include years in which repair and renewal costs are temporarily concentrated. Therefore, the third calculation unit 214 may calculate the ERUL for the year in which expenses consistently exceed income. Specifically, if expenses exceed income for a predetermined period or more, the third calculation unit 214 may calculate the ERUL for the first year of that period or the year following the predetermined period. Alternatively, the third calculation unit 214 may deduct the repair and renewal costs in the year in which repair and renewal costs are temporarily concentrated from expenses as special expenses, and calculate the ERUL for the year in which the deducted expenses exceed income. Alternatively, the third calculation unit 214 may perform a process to remove noise from each of the income and expenditure data using a known method, such as the moving average method or filtering, before evaluating the relationship between income and expenditure. The third calculation unit 214 then calculates the ERUL by determining the number of years elapsed in which expenses exceed income after noise removal, i.e., the absolute value of the value obtained by subtracting expenses from noise-removed income is minimum. By applying noise removal processing, it is possible to smooth out the effects of outliers or temporary fluctuations and derive smoother revenue and expenditure curves that reflect the building's intrinsic profitability and cost structure. As a result, the reliability of the intersection point between the calculated revenue and expenditure (remaining economic life) is improved, enabling more accurate analysis that is in line with reality.

[0062] [Output Step (S119)] The output control unit 215 outputs the calculated ERUL. Furthermore, the output control unit 215 may output at least one of information on income and information on expenditure for each year that has passed. FIG. 12 is a diagram showing an example of a screen that outputs the ERUL calculation results. The display control unit 216 of the output control unit 215 causes an output screen 70 to be displayed on the user terminal 4. The output screen 70 includes a graph 71 showing information on income and expenses by number of years elapsed, and a text field 72 showing the calculated ERUL value. The graph 71 allows the user to visually grasp the income trends, expense trends, and ERUL. When the user presses the output button 73, the data output control unit 217 of the output control unit 215 outputs a report including this screen to the user terminal 4 in a file format such as PDF. This makes it easy to perform various analyses of the target property using the ERUL.

[0063] The output control unit 215 may analyze the calculation results and include analytical information in the output screen 70 and report. The analytical information is text that explains the income trends, expenditure trends, and ERUL of the target property. For example, the output control unit 215 inputs input information about the ERUL into an artificial intelligence model and obtains analytical information that is output in response. This makes it possible to easily convey the intent of the report to the user without relying on the user's analytical ability or reading skills.

[0064] (Artificial Intelligence Model) An artificial intelligence model is a model that takes input information as input and outputs analytical information. For example, an artificial intelligence model is a generative AI (artificial intelligence) such as a large-scale language model (LLM) or a visual language model (VLM) that can simultaneously process image data and text data. When the artificial intelligence model is a visual language model, it generates output in natural language by performing natural language processing based on the image data and text data contained in the input information.

[0065] The artificial intelligence model may be a general-purpose model such as that disclosed in ChatGPT (registered trademark), or a dedicated model tuned for analysis processing by the information processing device 2. In the latter case, the artificial intelligence model may be trained to take input information as input and output analysis information using a training dataset including learning prompts including learning reports and analytical information that serves as the correct answer. Training may be performed in the control unit 21 of the information processing device 2, or by an external device (not shown).

[0066] (Input information) The input information input to the AI ​​model is configured to include, as information related to the ERUL, data on a curve showing income, data on a curve showing expenditure, a graph, and at least a portion of the ERUL. For example, the input information is information including image data of a graph and a prompt indicating an instruction to the AI ​​model. The instruction statement indicates instructions for analyzing the report. The instruction statement may include conditions for the data size of the analysis information (e.g., number of characters), conditions for characteristics desired for the analysis information (e.g., conciseness or clarity), or a combination of these. In particular, by including conditions for a small number of characters or conciseness in the instruction statement, the creator's intention can be more easily conveyed to the user. Note that instead of including the above information in the instruction statement, the parameters of the artificial intelligence model may be adjusted through learning to satisfy the above conditions.

[0067] <Modification> Although the present disclosure has been described above with reference to the embodiments, the present disclosure is not limited to the above. Various modifications that can be understood by those skilled in the art can be made to the configuration and details of the present disclosure within the scope of the invention.

[0068] For example, in the above embodiment, the diminishing coefficient database T1 and the LCC database T2 are stored in the storage unit 22, but they may be stored in an external device accessible by the information processing device 2.

[0069] Furthermore, although the embodiment has been described with reference to a single device as the information processing device 2, some or all of the components of the information processing device 2 may be realized by multiple information processing devices, circuits, etc. In this case, the multiple information processing devices, circuits, etc. may be centrally or decentralized. For example, the information processing devices, circuits, etc. may be realized as a client-server system, a cloud computing system, or the like, in a form in which each is connected via a communication network. Furthermore, the functions of the information processing device 2 may be provided in a SaaS (Software as a Service) format.

[0070] Some or all of the above-described embodiments can be described as, but are not limited to, the following supplementary notes. (Appendix 1) An information processing system comprising one or more processors and a memory, The one or more processors are capable of performing the following steps: In a first calculation step, an income of the target property is calculated for each age based on a first building attribute of the target property; In a second calculation step, for each of the years that have passed, expenditures including future repair and renewal costs of the target property are calculated based on a second building attribute of the target property; the first building attribute and the second building attribute of the target property include at least one of building attributes including a functional attribute, a location attribute, a structural attribute, and a time attribute of the target property; In a third calculation step, a remaining economic useful life of the target property is calculated based on the income and the expenditure for each of the years elapsed; In the output step, the remaining economic useful life is output. Information processing system. (Appendix 2) The first building attribute includes a plurality of types of the building attributes of the target property, The second building attribute includes a plurality of types of the building attributes of the target property. 10. The information processing system of claim 1. (Appendix 3) In the first calculation step, the one or more processors For the target number of years elapsed x, calculate the unit rent R for the target number of years elapsed x using the unit rent a at the time of new construction and the diminishing coefficient b based on the first building attribute, Calculate the income of the target property based on the rental unit price R 3. The information processing system according to claim 1 or 2. (Appendix 4) In the first calculation step, the one or more processors Based on information about the age of the building and the repair and update history, calculate the target elapsed years x taking into account the repair and update history, The income of the target property is determined based on the rent unit price R calculated using the target age x taking into account the repair and update history. 10. The information processing system of claim 3. (Appendix 5) In the second calculation step, the one or more processors The expenditure corresponding to the target age x is predicted based on the second building attribute of the target property, building items, etc., and replacement cost. 5. An information processing system according to any one of claims 1 to 4. (Appendix 6) Each building is grouped based on its structural attributes, its functional attributes, building items, etc. In the second calculation step, the one or more processors A correspondence table showing the relationship between the age of the property and the LCC forecast coefficient, which is linked to the group to which the target property belongs, is referenced, and the LCC forecast coefficient corresponding to the target age of the property x is obtained; Based on the acquired LCC forecast coefficient and the replacement cost of the target property, the expenditure corresponding to the target elapsed years x is predicted. 6. The information processing system according to claim 5. (Appendix 7) In the third calculation step, the one or more processors calculate the remaining economic useful life by determining the number of years during which the expenditure exceeds the income. 7. An information processing system according to any one of appendices 1 to 6. (Appendix 8) In the output step, the one or more processors outputting a graph showing the information on the income and expenditure for each of the years that have passed; 8. An information processing system according to any one of appendices 1 to 7. (Appendix 9) An information processing system performs each step described in any one of appendices 1 to 8, Information processing methods. (Appendix 10) A program for causing a computer having one or more processors and a memory to execute each of the steps described in any one of appendices 1 to 8. [Explanation of symbols]

[0071] 1. Information Processing Systems 2. Information processing equipment 3. Administrator terminal 4. User terminal 21 Control section 22 Memory section 23 Communications Department 26 Communication Bus 31,41 Control section 32,42 Storage part 33,43 Communications Department 34,44 Input section 35,45 Display section 36,46 communication bus 60 Input screen 70 Output Screen 71 graphs 72 Text Area 210 Registration Department 211 Acquisition Department 212 First Calculation Unit 213 Second Calculation Unit 214 Third Calculation Section 215 Output control section 216 Display control unit 217 Data output control section T1 Decrement Factor Database T2 LCC Database NW Network

Claims

1. An information processing system comprising one or more processors and a memory, The one or more processors are capable of performing the following steps: In a first calculation step, an income of the target property is calculated for each elapsed year based on first information of the target property; the first information of the target property includes at least one of building attributes including functional attributes, location attributes, structural attributes, and time attributes of the target property; In a second calculation step, a group to which the target property belongs is identified based on second information including the product category of the target property, a correspondence table associated with the group showing the relationship between the number of years elapsed and the LCC forecast coefficient is referenced, an LCC forecast coefficient corresponding to the number of years elapsed is obtained, and for each number of years elapsed, future expenditures including repair and renewal costs of the target property corresponding to the number of years elapsed are predicted based on the obtained LCC forecast coefficient and the replacement cost of the target property, The product category is a category of a building product, In a third calculation step, a remaining economic useful life of the target property is calculated based on the income and the expenditure for each of the years elapsed; In the output step, the remaining economic useful life is output. Information processing system.

2. the first information includes a plurality of types of functional attributes, location attributes, structural attributes, and temporal attributes of the target property; The second information includes a plurality of types of functional attributes, location attributes, structural attributes, and temporal attributes of the target property. The information processing system according to claim 1 .

3. In the first calculation step, the one or more processors For the target number of years elapsed x, calculate the unit rent R for the target number of years elapsed x using the unit rent a at the time of new construction and the diminishing coefficient b based on the first information, Calculate the income of the target property based on the rental unit price R The information processing system according to claim 1 .

4. In the first calculation step, the one or more processors Calculating the target elapsed years x taking into account the repair and update history based on information about the age of the building and the repair and update history; The income of the target property is determined based on the rent unit price R calculated using the target number of years elapsed x taking into account the repair and update history. The information processing system according to claim 3 .

5. In the third calculation step, the one or more processors calculate the remaining economic useful life by determining the number of years during which the expenditure exceeds the income. The information processing system according to claim 1 .

6. In the outputting step, the one or more processors outputting a graph showing the information on the income and expenditure for each of the years that have passed; The information processing system according to claim 1 .

7. An information processing system executes each step of claim 1. Information processing methods.

8. A program for causing a computer having one or more processors and a memory to execute each step of claim 1.

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