How to operate and manage residential shops?

Shop investment is actually very skillful, and rational vision and thinking are the only rules for success. Example 1: A good store is a high-interest cash machine. Mr. Chen, 39, rented a shop in Wuyang New Town to do clothing business. His wife is a doctor and her income is relatively stable. In addition to meeting her son's school expenses and family daily expenses, she still has a surplus. Mr. Chen's sensitivity to the potential value of the store comes from his years of clothing store business. He understands that the location of shops, the flow of people and the size of the facade directly affect the quality of business. Therefore, when investing, Mr. Lin is more rational and meticulous from the perspective of future business. Shops in a residential area in Luoxi were sold. Due to the small quantity, the developer has no big publicity. It happened that Mr. Chen went to see his friends in Luoxi New Town and accidentally saw the banner hanging on the wall. When you go in, it turns out to be street shops on both sides of the gate of the community. The price is moderate, ranging from the cheapest 6,300 yuan/square meter to the most expensive 7,500 yuan/square meter. One set is located at the corner of the entrance and exit of the community, which can open two doors, with an area of 49 square meters and a total price of 367,500. After years of accumulation, Mr. Chen has 400,000 yuan in the bank. In addition to ensuring the liquidity of clothing stores, 250 thousand can be used for investment. After some consideration, Mr. Chen decided to buy this 49-square-meter shop. He paid by bank mortgage, with a down payment of 6,543.8+0.875 million yuan, and the remaining five parts were paid off in five years, with a total loan of 6,543.8+0.8 million yuan and a monthly payment of 3,482 yuan. Two months later, he rented the shop to a brand clothing company as a facade. The rent for the first two years is 5000 yuan/month. In the third year, depending on the operation of foreign clothing companies and the local store market, the rent increase will be determined. After deducting the monthly payment, the monthly net profit is 1500 yuan, so Mr. Chen's profit in the first two years was 36,000 yuan. By 200 1 year, the supporting facilities of Luoxi New Town have developed quite maturely. Especially driven by the confirmation of Metro Line 3 and supermarkets, the rent of shops in Luoxi has increased by leaps and bounds, and now it has reached more than 5,775 yuan/month with a monthly net profit of more than 2,500 yuan. According to the current rental rate of return and increasing rate, Mr. Chen Can will fully recover the cost within eight years, and his rental rate of return is about 12.5%, which is much higher than the bank deposit interest rate. Mr. Chen is proud of his vision. Although the investment in shops is large, the risk is smaller than that in stocks, and the rate of return is not only high but also stable. No wonder some people say that a good store is a high-interest ATM. In addition, the service life of shops in Luoxi New Town has reached 70 years, which can truly realize the wish of one shop for three generations. Intelligent investment strategy full contact intelligent investment strategy 1: foresight creates profits. Investing in shops is investing in the future. As long as the community has a certain scale, you can boldly buy shops. The sooner you buy it, the more room for appreciation. When Mr. Chen bought the shop, Baijia Supermarket was still in the stage of listening, but Mr. Chen keenly felt that in Luoxi, a place where more than 200,000 people live together, only one Luoxi New Town Market is not enough. It is only a matter of time before supermarkets enter, and the presence of large supermarkets will definitely bring small shops around Want Want. In addition, the investment of shops is a long-term process, and its investment value will not be reduced because of the long age of the house. On the contrary, good shops will continue to appreciate with the development and maturity of the business circle because they are rare. Smart investment strategy 2: paying attention to municipal planning can best explain the future development trend of the city, and then infer the future development potential of the region. When Panyu was removed from the city to set up a district, the development trend of "mountains, water, fields and sea" in Guangzhou and the strategy of "expanding south" were just announced in the media, Mr. Chen had keenly set his sights on the shops in Luoxi New Town. With the news that Guangzhou downtown residential area moved south and Metro Line 3 entered Panyu, more investors paid attention to the shops in Luoxi, and Mr. Chen was already enjoying the benefits. Smart investment strategy 3: the way to increase the value of stable growth of wealth. Mr. Chen estimated that the annual return on investment was within the acceptable range of 10%, and adopted the strategy of "opening low and moving high", attracting merchants to enter the market at a lower price first, and then increasing the rent of shops year by year. If the down payment rent is too high, it will be difficult to recruit powerful businesses; If the annual growth rate is too high (8% and 10% common in Luoxi), it is impossible to retain tenants for a long time. Intelligent investment strategy 4: subdivide the market situation of shops in residential areas, and even the shops in residential areas can be further subdivided. Mr. Chen chose to invest in street shops, taking advantage of the advantages of street shops and residential shops, which can not only serve the owners of residential areas, but also attract people from the past. Good street shops have relatively low risks, high liquidity, strong profitability and unlimited business opportunities. Smart investment strategy five: think more about the business households and create convenience for your business households as much as possible. In the choice of shops, we should also pay attention to the choice of those units that meet its operating characteristics. Mr. Chen decided to rent a clothing brand when he bought it. If he couldn't find it, he opened his own clothing store. He chose a corner shop that can open two doors, which is equivalent to doubling the facade, which is more conducive to the all-round display of clothing. Example 2: I bought a slot machine. Mr. Zeng works as a design director in an advertising company. After getting married two years ago, I bought a three-bedroom and two-bedroom apartment in a certain district of Huangpu for 6.5438+0.8 million yuan. After renovation, I still had spare money, so I spent more than 60,000 yuan to buy a small shop on the second floor of the residential skirt building, with an area of 15 square meter and a unit price of 4,000 yuan/square meter. The first floor of the podium is a meat market, which is bought by residents in the community and nearby, and the flow of people is relatively strong. Both sides of the podium face the street, and the other two sides have access to the community (non-owners are not allowed to enter). Facing a large supermarket across a municipal road, there are two very spacious stone steps from the first floor to the second floor for going up and down. When Mr. Zeng bought it, there were several small jewelry stores, toy stores and video stores on the second floor, but the business situation was not optimistic. After buying the shop, Mr. Zeng began to actively lease it. Posters and small notices were specially made. Many tenants who came to visit and negotiate gave up because there were few people on the second floor and the facade was narrow (2.6 meters wide). Mr. Zeng adjusted the rent from 700 yuan to 600 yuan, but few people took it. So Mr. Zeng went back to his hometown to take over his parents and opened a video store. The renovation cost nearly 20,000 yuan, but in a major inspection, it was ordered to suspend business due to irregular documents. After some tossing, Mr. Zeng now has the idea of transfer, but the prices of surrounding shops are generally not as good as before, and even if they can be sold smoothly, they will fall sharply. Mr. Zeng, who is looking forward to the store, has to pay the 5 yuan/square meter property management fee on time every month. Analysis of investment lessons Investment is too impulsive. Investment shops must not be impulsive, but must have a correct investment perspective. Don't rush to settle because the price is cheap or confused by the sales staff. Mr. Zeng's work is very tense, and he usually has no knowledge of shop investment. Buying a shop is a more emotional behavior. The skirt shop has long been restricted by people, not to mention the second floor. Who would want to climb the stairs to buy some non-daily necessities? Without examining the competition, Mr. Zeng holds the view that "I will make money if others make money". But in the case of full competition in the market, there are always people who make money and people who lose money. Whether you plan to run your own business or rent it, you should carefully observe the market saturation and fierce competition. You can judge whether there is or will be an imbalance between supply and demand in the investment market through the data such as the supply of shops and the rental rate. Unprepared, Mr. Zeng wavered between renting a house, changing hands and starting his own business. After the lease failed, he immediately thought of changing hands, even if it was a small loss. But when it is really necessary to transfer at a low price, it is hesitant, and various short-term attempts waste a lot of time and opportunities. At the same time, he didn't have enough capital base and plans to continue his business in the early stage. He still chose a one-time payment in the case of insufficient reserve funds, and he was not mentally prepared for his loyal wife. Look at the flow of people in the detailed rules for investment and prevention of residential shops: residential shops can serve both fixed customers in residential areas and urban residents outside residential areas, with a wide range of services, especially street shops, which are highly sought after by investors because of their unique flow of people and advantages in flow of people. With the increase of occupancy rate, large markets in the suburbs of Guangzhou generally have a stable customer base. Look at the surrounding commercial outlets: the main purpose of most residential shops is to provide daily necessities for the owners. The scarcer the surrounding commercial outlets are, the more they can show the value of residential shops. It depends on the developer: whether the developer is good at the operation of shops and whether it is necessary to plan and control the business categories of merchants, that is, if the developer does not plan the functional distribution and use of shops, the risk of investors will inevitably increase, so the investment value will be relatively low. The stronger the business philosophy of residential developers and the more mature the development strategy, the higher the investment value of residential shops will be. Look at the product: the location of the store, the flow of people, the facade and the depth directly affect the business situation. Generally speaking, the wider the facade, the moderate depth, and the more attractive it is to have a leisure square in front of the store. Shops with small attics are more popular with operators because they are convenient for receiving goods or sleeping. Look at the prospect: at present, many residential areas in Guangzhou are not in the old city, so the shops in the new area are bound to face a process and risk from weak to prosperous; The more residents and permanent residents in the community, the more mature the community, the more investment value and operating return, and the higher the investment value of the shops. Do a good job in cost estimation and benefit analysis of residential shops' investment suggestions. Every investment should be detailed in cost estimation and profit and loss statement, no matter how much money there is. Through the method of weighting coefficient, the advantages and disadvantages of neighboring competitors and shops they want to buy are listed one by one from the aspects of location, traffic, facade, area size and appreciation potential. And score separately, and finally get a unit price, and estimate the investment benefit by comparing with the developer's price. Buy only the right ones, not the cheap ones, and invest in residential shops. "Don't buy at a low price, and don't buy at a high price." If the supply is less than the demand, the prices and rents of shops will rise in the future; If supply exceeds demand, shops may not be able to rent smoothly, leading to investment failure. But sometimes the price of shops does not reflect whether the supply of shops in this area is insufficient or surplus. The price increase may be due to the good surrounding business environment. Some consultants of investment consulting companies in the industry pointed out that the relationship between the selling price and rent of shops in overheated residential areas will inevitably go through a "trumpet mouth" stage, that is, the selling price will continue to rise, while the rent will rise slightly or even fall. Seeing the situation clearly and grasping the hot spots means grasping the macroeconomic situation and choosing the best time to enter the market. If you buy and eat at sky-high prices when the market is in full swing, you will suffer a long-term "lock-in". In addition, when choosing investment, try to understand the government's planning, especially the development layout and construction time of subway and urban light rail. Shops with convenient transportation have the greatest appreciation potential. Do your homework and inspect the market. In normal times, you need to inspect the market for a long time and summarize the market. Many people just watch advertisements, have an impulse to invest and know little about the market. The truth that "know yourself and know yourself, and fight every battle" is well known. Remember to restrain the impulse, make more comparisons, and make a comprehensive evaluation from the aspects of the reputation of developers, the quality of real estate products, the future appreciation potential, and the regional market price. Flexible use of payment methods Learn to use payment methods flexibly, minimize the down payment and postpone the payment date, which is equivalent to controlling a shop with a small sum of money. If we catch up with the skyrocketing prices of shops, the role of the principle of capital leverage will emerge. When investing in home ownership, we should pay attention to the regional rental market. If the rental price is higher than the mortgage repayment amount of the bank, renting a shop is also a very stable investment. Do a good job in predicting the density of shops. Some experts pointed out that from the perspective of the law of economic development, the reasonable ratio between the total area of shops and the population density should be per person 1 m2. The development of residential shops should be in direct proportion to the population living in residential areas. Some residential areas have low occupancy rates, so several commercial streets have been set up, which is obviously excessive, not to mention the income from investment.