What is the vacancy rate of office real estate appraisal income and the annual increase of income?

The vacancy rate can be as much as you want, as long as it is not 100%.

Take it for yourself and see how much money you want to estimate with the income method.

Income increases every year?

I will send you our steps. Take a look.

For example:

Considering that the supply of commercial service houses in this business district is not large at present, the overall vacancy rate of shops on 1 floor in the region is low, and the loss rate of vacancy and rent collection is 5%, the effective gross income is calculated accordingly.

The appraised object has no lease restrictions.

2. Calculate the annual effective total income

Annual effective gross income = [monthly rent ×( 1- loss rate of vacancy and rent collection) ]× 12.

=[6 1×( 1-5%)]× 12

=695.40 Yuan/m2

3, estimate the operating expenses

When leasing real estate, the main operating expenses are taxes, maintenance fees, management fees, insurance fees, etc.

A. Maintenance fee: According to the management level of similar properties in Jilin City, it is usually 3.5% of the annual effective gross income.

B insurance premium: refers to the property insurance premium for unexpected loss of real estate, which is 0. 15% of the annual effective gross income in combination with the actual situation of the appraised object.

C. Tax: According to the current national tax policy, the rental of the appraised object mainly pays property tax, business tax, urban construction tax, stamp duty, education surcharge and local education surcharge, in which the property tax is 0.2% of the effective gross income of 65,438+years; The business tax is 5% of the annual effective gross income; Urban construction tax is 7% of business tax; Education surcharge is 3% of business tax; Local education surcharge is 2% of business tax; Stamp duty is 0. 1% of effective gross income.

D lease management fee: according to the management level of similar properties in Jilin, it is usually 2% of the annual effective gross income.

Total annual operating expenses = maintenance fee+insurance fee+property tax+business tax+city maintenance construction tax+education surcharge+local education surcharge+stamp duty+lease management fee.

= annual effective gross income × [3.5%+0.15%+12%+5% × (1+7%+3%+2%)+0.1%+2%]

=695.40×0.2335

= 162.38 yuan/square meter

4. Calculate the total annual net income.

Annual total net income = annual effective total income-annual total operating expenses

=695.40- 162.38

=533.02 Yuan/m2

5. Determination of income period

The completion year of the appraised object is 20 10, and the building structure is reinforced concrete structure. According to the reinforced concrete structure, the service life of unproductive buildings is 60 years, and the remaining service life of buildings is 56 years. In addition, according to the state-owned land use certificate number. XXXX, the land was acquired by means of transfer, with the termination date of 65438+20501October 4, and the estimated remaining service life of the land is 35.47 years. Therefore, the income period of this appraisal is calculated according to the remaining years of the land, that is, the remaining income period n=35.47 years.

6, choose the right rate of return

The rate of return adopts the accumulation method, and the rate of return is regarded as including two parts: risk-free rate of return and risk-free rate of return, and then each part is calculated separately, and then added to get the rate of return.

According to the characteristics of the appraised object, the safe interest rate of one-year time deposit is 2.75% of the legal interest rate.

Risk adjustment value: risks are divided into four grades: low, medium, high and speculative, and the corresponding adjustment values are divided into 0-2%, 2-5%, 5-8% and above 8%. The appraisal object is commercial outlets facing the street. According to the investment income level of similar real estate industry, considering inflation and investment risk factors of commercial outlets, the risk adjustment value of this assessment is 4.0%.

So the yield is: 2.75%+4.25%=7.0%.

7. Calculate the price of income

Through investigation, it is found that the business circle where the appraised object is located is in a good state of similar operation. Considering the actual situation of the appraised object and the future development trend of the region, as well as the mature development of Niumaxing business district, the formula of constant annual net income is adopted.

Calculation formula of income price: v = a/r [1-1(1+r) n]

Where r is the comprehensive rate of return.

N-years of income

A- annual net income

533.02 ÷ 7.00% × [1-kloc-0/÷ (1+7.00%) 35.47] = 6924.00 yuan/square meter (accurate to one place).