1, which is mainly suitable for one-time investment without loan. The calculation formula is
(monthly after-tax rent-monthly property management fee) × 12=/ total price of shops purchased = annual return on investment; On the other hand, the total price of shops purchased/annual rental income = payback period of investment.
Advantages: Considering the rent, house price and their relative relationship, it is a simple method to choose "excellent real estate".
Insufficient: Not considering all the inputs and outputs, not considering the time cost of funds, so it cannot be used as a comprehensive basis for investment analysis. Cannot provide specific analysis for mortgage payment.
2. It is mainly applicable to the income calculation of loan investment, and the calculation formula is
(Monthly after-tax rent-monthly mortgage repayment-monthly property fee) × 12= annual rental income, (down payment+mortgage loan)/annual rental income = investment return period, conversely, annual rental income/(down payment+mortgage loan) = annual investment return rate.
Advantages: Considering the rent, price and the main investment in the early stage, it is more applicable than the rental return analysis method, and can estimate the length of the capital recovery period.
Shortcomings: Time effects of other inputs and funds in the early stage are not considered. Can not solve the cash analysis problem of multiple sets of investments. And because of its inherent one-sidedness, it can not be used as an ideal investment analysis tool.
3. The formula of real estate investment based on IRR method is: accumulated total income/accumulated total investment = monthly rent × accumulated rent months during the investment period/(mortgage down payment+insurance premium+deed tax+overhaul fund+furniture and other investments+accumulated mortgage payment+accumulated property management fee) = internal rate of return.
Advantages: Internal rate of return method takes into account all factors such as investment and income and cash flow during the investment period. Can be used in combination with the rental rate of return. The internal rate of return can be understood as deposit in banks, but the interest rate of banks in China is calculated according to simple interest, while the internal rate of return is calculated according to compound interest.
Deficiency: judging the investment value of real estate by calculating the internal rate of return is based on today's data to infer the future, and the rise and fall of future rent is unknown.
4. Simple international assessment method
Calculation formula: If the annual income of real estate × 15 = the purchase price of real estate, it is considered that the real estate is worth the money.
What is the reasonable return on investment of shops?
At present, the annual return rate of shops is mainly between 5% and 8%. In recent years, the impact of e-commerce on retail is not very good, and it may be lower. Therefore, if we buy a store and the seller says that the return rate is over 8%, even higher than 10%, we should be very cautious. The greater the temptation, the higher the risk.
Shop investment skills
Prompt 1: Select the appropriate industry category.
Stores located at traffic stations should mainly deal in daily necessities and consumer goods with low prices and easy to carry. Shops located near houses should mainly deal in comprehensive consumer goods. Shops located near office buildings should be mainly engaged in cultural office supplies, and the product grade should be higher. Shops located near the school should focus on stationery, food and daily necessities.
Tip 2: Have a sense of "wealth"
In other words, opening a store near a well-known chain store or a strong brand store, or even opening a store next to it, can not only save time and energy in investigating the market, but also attract customers with its brand effect.
Tip 3: Choose lots that spontaneously form a certain market.
In real life, the management department does not stipulate what a street or a market operates, but in the long-term operation, a street will spontaneously form a "centralized market" for selling certain kinds of goods.
Tip 4: Choose an independent facade.
Some shops have no independent facade, so they naturally lose their independent advertising space, which makes you lose the space to "play" marketing wisdom in front of the store, which will bring great trouble to promotion.
Tip 5: Understand the purchasing power of people around the store.
Purchasing power depends on people, and the quantity and quality of purchasing power determine the basic value of shops in its business circle. Of course, in those areas with strong purchasing power, the value of shops is high and the cost is correspondingly high.
Tip 6: Look at people's traffic
The income of the store ultimately depends on the flow of people. What really supports shops is the fixed flow of people, followed by the flowing flow of people and passengers (bus and subway stations).
Tip 7: Choose a roadside shop.
Shops are located on one side of a road, with a road and two directions of passenger flow, and their value is lower than that of antlers shops, which is the most common street-facing state in shops.
Tip 8: Choose a good building structure.
There are various building structures, and the ideal commercial building structure is frame structure or long-span column-free structure (such as stadiums), which has the advantages of good display performance, easy separation and assembly, and convenient layout of shopping malls and commodities.
Tip 9: Know the developers.
Choosing brand developers to ensure the safety of funds is an important aspect of investment. Powerful developers adopt a perfect development process and many partners, which is also a guarantee for the business prospects of the project itself.
Secret 10: The surrounding traffic is convenient.
In an ideal state, shops or commercial streets should have transportation facilities to accept all kinds of visitors (purchasing power), that is, there are rail transit, bus stops and parking lots around the shops.
Skills 1 1: Look at the future business environment of the store.
When considering investing in commercial properties, we should have a development perspective. There are some shops that seem to be located on the side. Although the early rent is very low and it is difficult for merchants to find it, when the time is ripe, it can be sold at a price several times higher than the purchase price.
Tip 12: Seize investment opportunities.
Generally speaking, the economic situation is good, the business is prosperous, and the profit is higher than the average social profit. This period may not be the right time to invest in shops. In developed commercial areas or prosperous commercial periods, investors have little room to choose shops, and the acquisition cost is high. On the contrary, in areas with development potential, the business climate has not yet formed or is forming, which is a good time for shops to invest, and investors can choose and buy shops in a wider range.
Precautions for investment in shops
1, store security
Whether the store has a lease and the expiration date of the lease. For example, shops with leases must make it clear that the original lessee gives up the preemptive right, and shops on allocated land must pay a premium after purchase.
2. Rent amplitude modulation
Take the five-year lease as an example, the rent does not increase in the first two to three years, but gradually increases from the fourth year. There are generally two ways to increase rent: cumulative rent increase, that is, the annual rent increases in an increasing proportion, but the increasing base is based on the rent price of the previous year; The chain ratio is increasing, that is, the rent is increased every once in a while (usually about 3 years).
3. Rent price
The rent of shops should not only meet their own affordability, but also be compared with surrounding shops and similar products.