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当ブログおすすめ!初心者向け不動産投資(賃貸業)の始め方! | 前向き夫婦の趣味ブログ

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当ブログおすすめ!初心者向け不動産投資(賃貸業)の始め方!

2020.03.18

不動産

不動産賃貸業の始め方を説明します。

 

不動産物件を検索

以下のポータルサイトで検索しましょう。

楽待

建美家

 

不動産物件の3つの力

収益力

不動産物件が満室だった場合に想定される収入と支出を求めましょう。

当然ですが、なるべく収益力の高い物件がおすすめです。

物件をローンで購入するときは、物件価格の約1割の自己資金が必要です。

例えば、2000万円の物件をローンで購入するなら、200万円の自己資金を加えて、合計約2200万円となります。

自分が用意できる自己資金をもとに購入する物件をしぼっていきましょう。

稼働力(一番重要)

満室にしやすい物件かどうかを調べます。

近隣の不動産屋さんに物件に空きが出た場合に入居者がすぐ見つかるかどうか問い合わせましょう。

問合せを受けた不動産屋にとっては、自分たちが管理するチャンスなので、ていねいに答えてくれることが多いです。

また、壊れにくい物件かどうか確認しましょう。

たとえば、グーグルのストリートビューで物件を見てみましょう。

ベランダの下部に亀裂は入っていませんか?

外階段などの手すりにサビはありませんか?

外壁の塗装は剥げていませんか?

物件の管理状況が悪ければ、値段交渉も有利に運べます。

担保力(あまり重要ではない)

路線価をもとに計算した物件の価格です。

銀行は万が一ローンを返済してくれないときは物件を差し押さえ、競売にかけて資金を回収します。

銀行は物件の価値を見積もるときに、路線価格を使います。

楽街では、かんたんに計算して求めることができます。

しかし、実際の売買価格より路線価格が小さくても、物件の収益力が高ければあまり問題ありません。

担保力は「高ければ良いけれど、あまり重要ではない」くらいに思っておきましょう。

 

物件をチェック!

不動産屋に問い合わせてマイソクを入手

  • 交通(最寄駅)徒歩〇分
  • 土地所有権
  • 接道状況(建築基準法上の道路に2メートル以上接していなければ再建築不可)
  • 学校区
  • 間取り
  • 駐輪場、駐車場
  • 建ぺい率
  • 容積率
  • 3点ユニット
  • エレベーター(維持費が高い)
  • 浄化槽、貯水漕(維持費が高い)
  • 取引形態(仲介、売主)
  • 付帯条件(管理会社の指定など)
  • 告知事項
  • 元付け業者
  • 売却理由
  • 入居者の属性

自分の職業や収入をカンタンに教えて、銀行から融資してもらえるか聞くと良いです。

 

マイソクにない情報もチェック!

  • 賃料、管理費等、入居者情報と時期、預り金
  •  固定資産税評価証明(又は課税明細書)
  •  維持管理費明細※(別途)
  •  修繕履歴
  •  間取り図、写真
  •  謄本(土地、建物)銀行で提出を求められる
  •  公図(土地)銀行で提出を求められる
  •  建物図面(建物)

 

不動産の担保力シュミレーション

ほとんどの銀行では積算価格で物件の担保力を測ります。

土地の積算価格は次のサイトでチェックすることができます。

全国地価マップ

 

不動産の収支シュミレーション

入居率は80%でシュミレーションします。入退去が必ず発生しますので、絶対に満室でシュミレーションしてはいけません。

80%%

家賃収入に対する必要経費(固定経費+変動経費)は物件種別に応じて以下のとおりになります。

  • RC(鉄筋コンクリート)30%
  • 鉄骨25%
  • 木造20%

入居率80%でもキャッシュフローが出るような物件が理想です。

 

 

一括借り上げ(サブリース)

サブリースは管理会社が物件をまるまる管理して大家に家賃を支払うシステムです。

空室があっても決まった家賃が支払われるので、収入が安定するメリットがあります。

しかし、空室を埋める努力をしないので大家力がいつまでも身に付きません。

なので、サブリースは利用しないのをおすすめします。

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氏名 : ヌコ&ロロ