There are several ways to evaluate and judge the value of a house.
-Intermediary brokerage agencies are more accurate. First of all, choose a housing agency with good brand, good reputation and many customers. Because most intermediary companies with a certain scale have a fixed real estate assessment system. Intermediary companies use this system, and professionally trained analysts can calculate houses according to various factors, which can directly reflect the market price of houses at a specific time, place and environment, and choose different methods according to the actual situation of houses. Finally, considering several different results, a price that is closest to the market and can best reflect the real value of the house is obtained. The business personnel input the information such as the location, building area, building structure, transaction unit price, area and individual factor correction of the real estate into the evaluation system, and compare it with the customer's real estate to get a normal quotation. The appraisal methods of second-hand houses include market comparison method, cost method, income reduction method and hypothetical development method, and different appraisal methods can be adopted according to different actual conditions. The most commonly used methods are market comparison method and cost method. These methods are complex and not suitable for personal calculation. The premise of finding a real estate agent is to choose a brand intermediary company with industrial and commercial license and legal intermediary service qualification, and sign a formal, detailed and reasonable agreement with the intermediary company. Can't find an informal anonymous intermediary. -The free online evaluation system is simple and efficient. Most real estate websites set up a free online real estate assessment system on the financial channel, which is easy to operate. Although the evaluation result is not very accurate, it can let people who are eager to know the value of their property know something. Generally speaking, the second-hand housing evaluation system of the website is based on the Land Management Law of People's Republic of China (PRC), the Regulations on Urban Land Valuation and the National Standard Specification for Real Estate Valuation, and integrates the following factors, including apartment type, location, traffic conditions (such as building area, construction time, apartment type, floor height, orientation, decoration year, cost), water supply and drainage, electric heating, pipeline gas and other conditions. And the average price of adjacent projects with similar quality, as well as the seller's expectation of the value of the house. In a few seconds, you will get a real estate appraisal report, which can be printed or sent to your friends by email. Due to the different evaluation methods of different websites and different electronic versions of the evaluation system, the total price and unit price of real estate will be different, which can be used as a basic reference for buyers. -Real estate professional appraisers rarely serve individuals. Real estate appraisal requires employees with rich experience and high professional level. Only in a relatively mature market environment, on the basis of referring to a large number of market information, the real estate appraiser recognized by the state can evaluate the more accurate price. But appraisers rarely serve ordinary individual customers. For ordinary property buyers, if they just want to make a simple evaluation, they need to determine an evaluation benchmark first. Before starting the evaluation, buyers may wish to collect more recent transactions of similar locations and building structures in order to have a general understanding of the market. Of course, inquiring about the advertising quotations of some large real estate agents will also help to understand the market. But the information that can be used as the evaluation benchmark must be the actual transaction price. Because the cost of asking a professional appraiser to make an appraisal is very high, people who want to sell a house should keep this in mind and be mentally prepared. In addition, the prices calculated by different appraisers will be different. Some insiders believe that in a certain range, due to different appraisers' experience, different judgment methods and different feelings about certain things, there will inevitably be some different evaluation results. Some differences are normal, but not too big. The reasonable range of price difference should be based on the average market level. -you can also work out a rough estimate by setting up your own account book. I am here to teach you an "indigenous method", and I can also work out the approximate price of your own property. Of course, the premise is that the following information will be calculated: first, the depreciation cost of the house. Once the house is built, it will enter the depreciation period. Generally speaking, the first-class building depreciation life of brick-concrete structure is 50 years, so the annual depreciation rate is 2%; Second, the apartment type factor. The old house can't compare with the new house because of its unreasonable apartment type and backward function. 10% will be deducted if the house type is small hall, small kitchen (referred to as "three small" suites); Third, the floor of the house is different and the price is different. For example, the first to fifth floors are the benchmark price, and the fifth and sixth floors are deducted by 3%, the seventh floor by 5%, the third and fourth floors by 3%, and the roof by 5%; Fourth, the orientation factor. If the house has no doors and windows facing south, it will be reduced by 5%; Fifth, the impact of living environment on housing prices. If there is no property management, 5% will be deducted, and if the community is not closed separately, 5% will also be deducted. Houses belonging to key primary and secondary schools increased by15%; Sixth, habitual psychological factors will also make people feel pressure to buy old houses. Spending a lot of money on old houses will reduce the price of houses by 8%.
There are several basic methods of land valuation, such as market comparison method, income reduction method, cost approximation method, residual method and benchmark land price coefficient correction method. In addition, the route price method is also a common method in land price evaluation.
(1) benchmark land price correction method
The benchmark land price coefficient correction method is a method that uses the evaluation results of urban benchmark land price and benchmark land price correction coefficient table, compares the regional conditions and single conditions of the land to be evaluated with the average conditions in the region according to the substitution principle, selects the corresponding correction coefficient according to the correction coefficient table to correct the benchmark land price, and then calculates the daily price of the land to be evaluated.
According to the "Regulations on Urban Land Valuation" and the local benchmark land price report, the calculation formula of the benchmark land price coefficient correction method to evaluate the parcel land price is:
The formula of benchmark land price correction coefficient method = benchmark land price× k/kloc-0 /× (1+∑ k )× k2.
Where: k 1- daily correction coefficient.
∑ k-the sum of the correction factors of regional factors and individual factors affecting land price.
K2 annual correction coefficient
(2) cost approximation method
The cost approximation method is based on the sum of various expenses spent on land development, plus certain profits, interests, taxes payable and land value-added income to determine the land price.
Its basic calculation formula is:
Land price = land purchase fee+related taxes and fees+land development fee+investment interest+investment profit+land value-added income.
(3) Market method
Market comparison method is a method to compare the land to be evaluated with similar land transactions in the recent period, and correct related factors to obtain the land price of the land to be evaluated on the evaluation day.
The basic methods of land price evaluation include market comparison method, income reduction method, cost approximation method, residual method and benchmark land price coefficient correction method, and route price method is also a common method in land price evaluation.
(A) the market comparison method
Market comparison method is one of the most basic and commonly used valuation methods in land valuation, and it is also the basic valuation method commonly used in the world. According to the principle of market substitution, the market comparison method compares the land to be evaluated with similar land that has been replaced in the market recently, and makes appropriate corrections to the transaction price of similar land, so as to estimate the objective and reasonable land price to be evaluated. The theoretical basis of market comparison method is the principle of alternative economy. According to economic theory, in the same market, goods with the same utility should have the same market price, that is, a complete substitution relationship. Two or more commodities with substitution relationship in the same market will tend to be consistent because of mutual competition. The market comparison method is to correct the transaction price of similar land with substitution relationship and get the price of the land to be evaluated.
(2) Income reduction method
Income reduction method is also called income method, income capitalization method and land rent capitalization method. It is a method to reduce the net income of the land to be estimated in the future normal years according to a certain land reduction interest rate, so as to estimate the price of the land to be estimated. Because land is sustainable, people can expect foreign land benefits. When the net income of land obtained continuously in the next few years is discounted to the present value at a certain reduction rate, it will be manifested as land price. Theoretically, all sustainable properties can be sold, that is, they all have market prices. And this market price is the present value of the property, which is equal to the discounted value of its future net income. Its simple meaning is that the net income gained by investing in a piece of land is equal in value to the annual interest earned by depositing this investment in the bank. This is the basic principle of income reduction method.
Because land income is the result of different combinations of production factors, land is only one of them, as well as human labor, capital, management, technology and so on. Therefore, the net income of land is the balance after deducting the contribution of non-land income or its due remuneration from land income. The net income of this kind of land is brought by eating land and should be owned by the landowner. So, it's land rent.
Income reduction method is based on the determination of net income of land, so it is only applicable to the valuation of land, buildings or real estate with income.
Basic formula:
Land revenue is uncertain.
V= accounts receivable
V- land revenue price
Net land income (rent)
R- land reduction interest rate
(C) cost approximation method
The cost approximation method is a method to determine the land price based on the sum of various objective expenses spent on land development, plus certain profits, interests, taxes payable and land value-added income. The cost approximation method examines the value of land from the perspective of investment cost, but it cannot fully reflect the true value of land. Because the value of a piece of land mainly depends on the income generated by the future use of this land, rather than the investment and transformation cost of this land. The price evaluation of newly developed land, industrial land, public construction land and public welfare land generally adopts the cost approximation method, which has neither income nor comparative examples. Therefore, we should be cautious in choosing this method.
Basic formula:
Land price = land purchase fee+land development fee+taxes and fees+profit+land value-added income = land cost price+land value-added income.
(4) Residual method
Residual method, also known as hypothetical development method, is a method to estimate the estimated land price on the basis of predicting the normal transaction price after the completion of real estate development and deducting the estimated normal development cost, related professional fees, interest, profits and taxes. The purpose of land investment is to get a return, and this potential return determines the level of land prices. The theoretical basis of the residual method is basically the same as that of the income reduction method, both of which are the calculation of future residual income. The land rent or the pure income of land in the income reduction method is to deduct the land elements from the land income, while the residual method is to directly deduct the contribution of non-land elements from the capitalized price.
Residual method is mainly applied to land evaluation with development value, which is generally divided into the following categories: (1) generation development land evaluation; (two) the real estate appraisal in the demolition and reconstruction; (3) Valuation of land or real estate only classified as land or real estate that can be directly used; (4) The land price of existing old and new houses is evaluated separately, that is, the house price is subtracted from the house price, and the rest is the land price.
Basic formula:
V = A - ( B + C)
V— the price of the land to be evaluated.
A- the total development value of real estate or the total value after development;
B- the development cost of the whole development project;
C- reasonable profit in development
For real estate development projects, the specific formula is:
Land price = total house price-construction cost-professional cost-interest-sales cost-tax-developer's profit.
(E) the benchmark land price coefficient correction method
The benchmark land price coefficient correction method is a method to correct the published benchmark land price of similar land in cities and towns and estimate the objective price of the land to be estimated by analyzing the influencing factors of the land price to be estimated. Because the benchmark land price is the regional average price, in order to evaluate the price of a plot in this area, it is necessary to correct the regional average price according to the regional and individual conditions of the plot, and then the parcel price can be obtained.
Land price is the price paid for the right to obtain the expected income of land, that is, the capitalization of land rent. The level of land price depends on the expected land income. Therefore, when evaluating the price of allocated land use right, we should first make clear the corresponding rights of allocated land, and fully consider the influence of the difference between the transfer right of land use right and allocated land use right on land price.
The allocated land use right can be mortgaged, transferred and leased according to law, but compared with the transfer of land use right, the state has strict restrictions on the access of allocated land to the secondary and tertiary markets, and it is forbidden to use allocated land for business activities. The main reason is that the allocated land use right is obtained free of charge, and the national rights and interests have not been highlighted. If the transfer fee is added to the price of allocated land use right, it shall be equal to the price of transferring land use right. On the basis of this theory, the following methods can be used to calculate the price of allocated land use rights:
Cost method. When the cost method is used to calculate the land transfer price, the land price is the sum of the land cost price and the land value-added income. Among them, the land value-added income comes from "value-added rent", which belongs to the land owner, that is, the country, and is equivalent to the transfer fee. Land cost price is the average cost paid by land users when they obtain the right to use land. Therefore, the price of allocating land use right should be the land cost price, including land purchase fee, land development fee, related taxes and fees, interest and profit.
Income reduction method. Income reduction method is a method to convert the expected annual net income of land into the daily total income of the evaluation period at a certain reduction rate. At present, the Regulations on Land Valuation has clearly stipulated how to calculate the net income of land and the land price for transfer, but there is no clear stipulation on the calculation method of the net income of allocated land. Therefore, it can be indirectly calculated by investigating the land lease rent level of state-owned enterprises belonging to the same area as the land to be evaluated. The rent level of state-owned land lease is determined by the level of land transfer fee, which is the embodiment of national rights and interests in land revenue. Therefore, the net income of allocated land can be obtained by subtracting the lease rent of state-owned land from the net income of land. Then through the comparison and correction of regional factors and individual factors, the net income of the allocated land to be estimated is obtained. The final price of the allocated land use right is equal to the net income of the allocated land divided by the land restoration interest rate.
Market comparison method. It can be predicted that with the enhancement of enterprises' awareness of the rights and interests of allocated land and the increase of mortgage and transfer of allocated land, the number of transactions of allocated land will also increase year by year. By correcting the transaction situation, date, region and personal factors of the allocated land transaction case, the price of the land use right to be estimated can be obtained.
Deducting the transfer fee from the price of land use right is indirectly calculated. At present, many places usually collect land transfer fees according to a certain proportion of the assessed land price, and the transfer fee ratio is relatively fixed. From the formula: land use right transfer price = allocated land use right price+land use right transfer fee, it can be concluded that allocated land use right price = land use right transfer price ×( 1- transfer fee ratio).
There are several methods for stock valuation. What is stock valuation? What are the methods of stock valuation? What is the significance of stock valuation?
Stock valuation is a relatively complicated process, which is influenced by many factors and there is no global unified standard. There are many methods of stock valuation. Based on investors' expected returns, corporate profitability or corporate asset value, there are three commonly used methods. According to investors' expected returns, corporate profitability or corporate asset value, the commonly used methods are:
First, the dividend benchmark model is to evaluate the stock value according to the dividend rate, which is particularly useful for investors who want to get cash flow income from investment. A simplified calculation formula can be used: stock price = expected dividend in the next year/rate of return required by investors.
Second, the most commonly used profit standard ratio of investors is the price-earnings ratio (PE), and its formula is: P/E ratio = share price/earnings per share. Using P/E ratio has the following advantages: simple calculation and easy data collection. There are related data in economic newspapers every day, called historical P/E ratio or static P/E ratio. However, it should be noted that in order to reflect the future trend of stock prices more accurately, the expected P/E ratio should be used, that is, the expected return should be substituted into the formula.
What investors should pay attention to is that the P/E ratio is a relative indicator reflecting the market's profit expectation of the company. P/E ratio should be used from two relative angles, one is the relative change between the expected P/E ratio of the company and the historical P/E ratio, and the other is the comparison between the company's P/E ratio and the industry average P/E ratio. If a company's P/E ratio is higher than the previous year's P/E ratio or the industry average P/E ratio, it means that the market expects the company's future earnings to rise; On the other hand, if the P/E ratio is lower than the industry average, it means that the market expects the company's future profit to be lower than that of its peers. Therefore, the price-earnings ratio should be relative, not that the high price-earnings ratio is not good, but that the low price-earnings ratio is good. If a company's profit is expected to rise in the future and its stock price-earnings ratio is lower than the industry average, then its stock price will have a chance to rise in the future.
3. The book-to-value ratio (PB) of the market price, that is, the price-to-book ratio. The formula is: price-to-book ratio = share price/net asset value per share. This ratio is the basis for estimating the company's share price from the perspective of the company's asset value. It is more appropriate to analyze the valuation of stocks of banks, insurance companies and other companies, whose assets and liabilities are mostly composed of monetary assets.
In addition to the most commonly used valuation criteria, the valuation criteria also include the ratio of cash discount rate, P/E ratio and earnings per share growth rate (PEG). Some investors like to measure an enterprise with return on net assets or return on assets.
What is the significance of studying stock valuation?
(1) Help investors find stocks whose value is seriously underestimated, and buy stocks to be up for profit, which will directly bring economic benefits;
(2) Help investors to judge whether the stocks in their hands are overvalued or undervalued, so as to make a decision to sell or continue to hold them, and help investors lock in profits or firmly hold them to obtain higher returns;
(3) Help investors analyze the risks of the stocks they are interested in. The lower the valuation index, the smaller the downside risk. If the valuation index is lower than 30% or the operation suggestion gives "buy immediately" or "buy" stocks, even if the decline is temporary;
(four) to help investors judge the safety and profitability of the stocks recommended by institutions or investment consulting institutions, and accept investment advice reasonably;
(5) Help investors to understand the judgment of underestimation of stock value in stock evaluation information;
(6) Help investors find the biggest profit opportunities in hot spots. Under normal circumstances, the stock performance of hot plate is quite different. Although some investors are involved in hot spots, their returns are not high. Valuation helps investors to find the best stocks in the hot plate and get the most benefits.
There are several ways to evaluate used cars. There are usually the following methods to evaluate the value of used cars, which are often used by practitioners in the industry at present. However, according to the appraiser's work experience, there will definitely be some valuation methods and conventional methods suitable for him. What I introduce to you is the most basic and core part of all valuation judgment methods, which is suitable for the normal use and circulation of conventional used cars.
One of the Common Methods-Replacement Cost Method
The replacement cost refers to the maximum reference to the price of the new car of the appraised object. If a new car of the same model is discontinued, it should refer to the price of a new car of the same brand and model, and then combine the factors such as service life, usage and procedures to convert the actual price with a conversion formula. Generally speaking, the second-hand car price of a car loses about 20% compared with its new car price within one year, and it is calculated according to the annual discount 10% after one year.
One of the Common Methods-Current Valuation Method
The current valuation method is based on the average price of vehicles with the same model, the same service life and the same service life in the used car market, and then considering the evaluation coefficient of the current technical condition of the evaluated vehicle, and multiplying the average price by the coefficient to determine the vehicle price. This method is the closest to the real market price, but there is a premise that there are a large number of real market transaction data as samples, so the average price is more representative.
A Common Method —— Income Present Value Method
This method is not suitable for our daily consumers, and most off-line or collectively profitable vehicles are generally discounted in this way. The present value of income refers to the discount or capitalization of vehicles according to their expected profitability in the future.
There are several ways to judge the position. A map with a pointer should be identified according to the direction marked by the pointer (the arrow points to the north).
2. For maps that don't point to the target, the rule of "up north and down south, left west and right east" is usually adopted to determine the direction.
3. On a map with a latitude and longitude net, determine the direction according to the latitude and longitude net, with the longitude line representing the north-south direction and the latitude line representing the east-west direction.
There are several ways to judge tuberculosis. Most tuberculosis patients were found by chest X-ray or chest X-ray during physical examination. If you suspect tuberculosis, you can do sputum examination, CT, PPD test, nodule test, pathological biopsy and other related examinations, combined with symptoms to make a diagnosis.
How many ways can we judge parity? There are some techniques that can visually check the parity of some functions without defining proof. This is very helpful for multiple-choice questions and judgment questions.
First of all, the function whose domain is symmetric about the origin can be odd function or even function. If the domain is asymmetric with the origin, then it must be a odd function or even function. Like y=x? (x- 1)/(x- 1)=x？ (x≠ 1), the domain is asymmetric with respect to the origin, so it is a parity function.
Second, we must memorize some common parity functions, for example, odd powers of X (including negative odd powers such as-1 and -3) are odd function, even powers of X (including negative even powers such as -2 and -4) are even functions, constant functions are even functions, and even roots of X are odd and non-even functions.
Third, remember some methods to infer the parity of new functions from known functions. There are several situations.
1. This new function is formed by adding and subtracting several functions. Every addition and subtraction function is an even function, so the new function is an even function, such as x 4+x? +3,x^4、x？ 3 are even functions, so the new function x 4+x? +3 can be directly judged as an even function;
If each added function is a odd function, the new function is also a odd function. For example, X 5+X 3+X, X 5, X 3 and X are all odd function, so we can directly judge that X 5+X 3+X is odd function.
If the addition and subtraction functions are odd function and even functions, then the new function is odd and even. Like x? +x+4，x？ And 4 are even functions, and x is odd, so x? +x+4 is an odd or even function.
2. The new function is formed by multiplication and division of several functions, and each multiplication and division function is a odd function or even function (there can be no odd and even functions in the factor), so there is odd function in the multiplication and division function and odd function in the new function; Even odd function, the new function is odd function.
For example, xsinx, where both x and sinx are odd function, is the product of two odd function, so xsinx is even; Xcosx, X is odd function, cos is even, and there are 1 odd function, so xcosx is odd function; x？ Cosx, there is no odd function, so x? Cosx is an even function.
3. More complex composite functions are usually more reliable by definition.