Some professional knowledge about the store

Shops are real estate specially used for business activities, and are places where operators provide commodity transactions, services and experiences to consumers. Broadly speaking, the concept of shops includes not only retail business, but also real estate used for entertainment, catering and tourism, profitable exhibition halls, stadiums, bathrooms, and commercial business trading places with physical buildings such as banks and securities.

There are many ways to classify the types of investment in shops. According to the development form of shops, shops are divided into the following categories:

1, investment in commercial street shops;

2. Invest in market stores;

3. invest in community stores;

4. Invest in the construction of the shops of the bottom merchants;

5. Invest in department stores and shopping centers;

6. Investment in commercial buildings and office buildings;

7. Investment in transportation facilities and shops

return rate

With the suppression of the national policy on the property market, more and more people have turned their attention to the investment in shops. In fact, not all investment in shops is a steady business, so it is necessary to carefully calculate the return on investment of shops before investing in shops. How to calculate the return on investment;

1, rental rate of return method

Formula: (after-tax monthly rent-monthly mortgage payment) × 12/ (down payment+forward mortgage payment). 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.

origin

Shops evolved from "market", and Shuowen interpreted "market" as "a place for centralized trading", which is today's shops. The Tang and Song Dynasties were the heyday of China's feudal society. Chang 'an, the capital of the Tang Dynasty, was the center of cultural and commercial exchanges between the East and the West at that time. Chang 'an and its east and west sides are crowded with businessmen and many shops, and the business is very prosperous. Shops and markets were separated in the Northern Song Dynasty, and the capital Tokyo (Kaifeng) was the largest commercial center city at that time. According to historical records: (Tokyo) East Street to Xinsongmen, fish market, meat market, lacquer ware and gold and silver shops are the most concentrated, West Street to the new main entrance has fresh fruit market, jewelry and jade shops, and the imperial city is outside Donghuamen. The Riverside Scene at Qingming Festival records the scenes of ancient shops and commercial streets in Ceng Xiang.

Shanghai, located at the eastern end of the Yangtze River Delta, is adjacent to the Yangtze River estuary in the north and Hangzhou Bay in the south. It was only a county in Jiangsu Province in the Ming and Qing Dynasties. The first rise of Shanghai was in the 1920s and 1930s. At that time, Shanghai had become the largest economic and commercial center in China and the largest commercial center city in the Far East. According to the general history of Shanghai, there were 72,000 shops in * * * in 1933, with an average of 36.5 shops per square kilometer. Giants and famous businessmen from all over the world have settled in Shanghai, and commercial centers such as Shiliupu, Nanjing Road, Jing 'an Temple and Joffrey Street (now Huaihai Road) have begun to take shape.

definition

According to the above review of the history of shops, we can define "shops" as follows, that is, shops are places where operators provide goods trading, services and experiences for customers. Compared with the previous definition of shops, there are similarities, that is, shops are first and foremost places for commodity trading; The difference is that the concept of modern shops includes not only trading functions, but also service functions and sensory experience functions.

As a trading place, it is easy to understand that shops are trading places of different sizes, from department stores, supermarkets, specialty stores to automobile sales stores. For most people, this is easy to understand.

As a place to provide services, shops are easy to understand with simple examples, such as catering facilities and beauty salons. In this kind of store, consumers can enjoy the quality of service by obtaining the services provided by the operators.

Shops, as places to provide experience, such as movie city, KTV discount, fitness facilities, etc. In such shops, consumers fully feel the special scenes, facilities and atmosphere created by the operators, and get beauty, entertainment and health from them, and the operators realize benefits in the process.

The concept of store can be found that the store has experienced great development, from the initial management of goods and commodities to the management of service and experience of goods. Obviously, the above-mentioned forms of different commodities will directly affect the location, traffic conditions, positioning, size, space, structure, decoration methods, styles, commodity types, supporting conditions and so on.

Transaction example

Mr. Jin has 2-3 million yuan in his hand and plans to buy a shop as an investment. Therefore, the real estate agent introduced him to the relevant policies of shop loans, recommended two shops with leases, and then agreed on the exhibition time. Mr. Jin spent several days observing the scene himself, and finally expressed his clear intention to one of the shops. At the same time, he hopes that banks can provide 50% commercial loans. The broker listed the certificates and documents needed for the loan, and defined the monthly repayment amount. After Mr. Jin provided the relevant supporting documents, the intermediary company went through the loan examination and approval procedures, and the bank issued the Loan Opinion Confirmation. In this way, Mr. Jin completed the whole process of shop loan.

When signing the contract, through the joint efforts of the intermediary company and the buyers and sellers, the buyers and sellers finally reached an understanding on the subject matter, payment method and time limit of the store. Finally, the two sides successfully signed a sales contract.

analyse

Seller:

I hope to get some money by selling my property. As 1999 signed a five-year lease, the rent was low (at that time, the market was at a low ebb, so the rent was obviously lower than the market when the store was sold).

Buyer: Mr. Jin hopes that by buying this store, the capital can be preserved and increased. Mr. Jin is a businessman. He doesn't want to invest all his money in the shop. Instead, I want to use the bank loan to pay part of the house payment and repay the loan with the rent collected later.

Intermediary: rely on professional knowledge and team spirit to ensure transaction safety.

Appreciation factor

The high investment potential of shops has stimulated some investors to turn from stocks and houses to shops. According to the analysis of Shanghai Zhongyuan Property Agency Co., Ltd., the main factors affecting the appreciation of shops are as follows:

After China's entry into WTO, the retail industry will gradually open to foreign investment within three years. During this period, the foreign retail industry will enter the China market on a large scale, and the domestic retail industry will also step up the pace of "enclosure", and the form of franchising has greatly accelerated the expansion of the retail industry. According to the survey results of Zero Survey and Index Network 200 1+ 1, the most suitable industry for franchise chain operation is retail (43%), followed by service industry (23.9%) and fast food industry (22%). It is noteworthy that the rapid development of professional chain stores such as home appliances has attracted the attention of the industry. So the demand for shops will grow steadily in the future. Demand is mainly concentrated in convenience stores, large supermarkets and stores, chain restaurants, brand stores and so on.

Popularity index A large number of passengers bring vitality to business. Shops are located in the bustling business district, and the high passenger flow has promoted business prosperity and brought a lot of space for shop investment. Therefore, when choosing shops in commercial areas, we should pay special attention to passenger flow; The popularity of shops located in the community is a very important factor. There are many owners in the community, which means more consumer demand. If you open a shop and do a good job, you will make a good profit by investing in the shop. The key is that the community should have a certain scale. For example, the shops in Vanke's urban garden, Yosemite, have gradually become a climate and become a hot spot for investors.

In lots with great regional potential and strong commercial atmosphere, the appreciation potential of shops will be higher, and vice versa. In terms of municipal dynamics, Nanjing Road and Huaihai Middle Road, the famous commercial streets in Shanghai, will attract a new round of renovation. Nanjing East Road invited McKinsey, an internationally renowned consulting company, and made a long-term goal to build Nanjing Road into a world-class commercial street by 20 10. Huaihai Road invited Jones Lang LaSalle to carry out the first phase of commercial transformation planning, and planned to build Huaihai Road into a more fashionable commercial street, when more flagship stores of world-class brands will be lined up all the way. The construction scheme of 50,000 square meters large green space on Sichuan North Road, the first large public green space on the bustling commercial street in the downtown area of Shanghai, has been finalized. After its completion in 2002, the commercial layout and grade of Sichuan North Road Commercial Street will be further expanded and upgraded. Therefore, the shops in the above areas have certain appreciation potential.

Investment type

There are many ways to classify the types of investment in shops. According to the development form of shops, shops are divided into the following categories:

1, investment in commercial street shops;

2. Invest in market stores;

3. invest in community stores;

4. Invest in the construction of the shops of the bottom merchants;

5. Invest in department stores and shopping centers;

6. Investment in commercial buildings and office buildings;

7. Investment in transportation facilities and shops

return rate

With the suppression of the national policy on the property market, more and more people have turned their attention to the investment in shops. In fact, not all investment in shops is a steady business, so it is necessary to carefully calculate the return on investment of shops before investing in shops. How to calculate the return on investment;

1, rental rate of return method

Formula: (after-tax monthly rent-monthly mortgage payment) × 12/ (down payment+forward mortgage payment). 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.

2, rental yield analysis method

Formula: (monthly after-tax rent-monthly property management fee) × 12/ total purchase price. The greater the ratio calculated in this way, the more worthwhile the 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.

3. Internal rate of return method

The formula of real estate investment 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+other investments such as furniture+accumulated mortgage payment+accumulated property management fee) = internal rate of return.

The above formula takes mortgage as an example; Do not consider interest payment and agency expenses; Accumulated income and investment are considered during the investment period.

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

The basic formula is: 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. This is a simple method for an international professional financial management company to evaluate the investment value of real estate.