in the era of community shops, what kind of shops should I buy? How should investors choose quality shops? Teacher Jiang summed up a complete set of shop investment methodology based on his own experience. This time, let's deeply analyze how community shops should invest in order to make better money.

first, what is a community shop?

in nature, community shops reflect a regional commercial function, that is, they are aimed at the residents of the shop community, not the central supply; From the architectural form, it is a combination of residential and commercial; In terms of formats, the main formats are divided into people's daily consumption, such as beauty, dry cleaning and catering.

Then, it is defined that community shops must focus on the commercial investment of community residents' consumption from three aspects: function, architectural form and business combination.

second, what are the characteristics of community shops?

the main characteristics of community shops are different sizes, which are divided by the size of the audience area. Supply and demand must be equal. If the volume is too large, there may be insufficient population in the area, resulting in poor consumption, then there will be vacant shops inside.

On the other hand, its architectural form is divided and relatively small, which is convenient for later operation, investment promotion and sales. The shop area is relatively small in terms of scale and suitable for investment and leasing.

There are obvious differences between community shops and other commercial investments:

1, and the business scope is different

On the one hand, shops in general business districts operate widely, some may come from other places, and some may come from other regions, mainly because of the location of shops and the consideration of people flow, and the business format is relatively complete, which is not limited by community consumption leaders.

2. There is a big gap in the rent level

On the other hand, other commercial rents may be due to the big gap in different formats, and some have particularly strong rental capacity, while for community commercial rice, the rent difference is not much.

3. Covering different crowds

The crowds covered by community shops are relatively limited, mainly in regions. Conventional and uncertain flow of people brings different opportunities to the business operation of shops in business districts, but compared with community shops, such opportunities are relatively few, and the consumer groups are relatively fixed.

third, what factors should be considered when investing in community shops?

community shops have a "five or ten" principle.

1, five minutes' walk

If five minutes' walk will attract those consumer groups, it mainly depends on what commercial spots are near the five minutes that consumers radiate. Investors should not only judge whether the surrounding residential grades are medium high or medium low, but also observe the consumption patterns of consumers.

From the investment point of view, we should start from the habitual crowd source of a commercial point. Maybe some consumers will go to this commercial point for five minutes and go to other commercial points for five minutes. As for the final choice, it depends on personal consumption habits.

2, 11-minute shopping area

In addition, 11 minutes involves shopping areas or shopping centers, and the investment flexibility of shopping centers is relatively poor, which mainly depends on the main consumer groups, and others may be a penetration. For example, in five to ten minutes, some people will want to come to you, but this is a lure, which cannot be regarded as the main crowd. It mainly depends on the location of your property. In addition, investors should analyze the frequency of people arriving at you, and the advantage of your property is that your environment can attract people.

3. Agglomeration effect of shops

If your shop is small and lonely, some people may buy packs of cigarettes after dinner, but you have little food and drink here, so there is no agglomeration effect, so he will visit other places around and will not come here.

4. Positioning of consumer groups

The size of shops and the positioning of future consumer groups should be considered. The consideration of scale is to look at the future business atmosphere, and what should be the main consumer groups for the covered people. Second, we should consider the consumer groups, and then judge to invest.

fourth, how to correctly calculate the return on investment of community shops?

There is a unified algorithm for the return on investment. Whether investing in office buildings, shops or community shops, divide the total house price by the annual income and then multiply it by 111%.

this is a general algorithm, but it should be noted that the deed tax and interest are ignored here. If the total cost is divided by pure annual income, this is a more accurate calculation method. However, what we usually say is gross income, interest and tax are not considered.

In addition, we should also consider the return period of investment and the net present value. If the return period is too long, the net present value will be relatively low, which seems to make money, but it may not actually make money.

5. What are the investment risks in the investment process of community shops?

1, financial risks

How to avoid investment risks is the most important financial risk, which can be avoided as much as possible. Before investors choose, they will judge the rent appreciation of different lots, some of which may be correct and some may be wrong. It depends on how much investors know about this area and whether the prediction of the future development of the area is accurate or not. These are the problems to be solved at the beginning of the choice.

2, management risk

After the selection, it is also very important whether investors can control the business solely, such as the amount of rent and business hours, to see if investors can control these factors independently. If it is a large business, it is impossible to control it by itself.

3, rent recovery risk

In addition, in the process of investment management, the rent recovery of investors is also one of the financial risks. For example, if an investor rents to a merchant, whether the persistence and operational ability of the merchant can make the rental period uninterrupted is also crucial for the stability of the investor's income.

4. Cash flow risk

In addition, investors should consider whether the current market rent level and the income calculated at the time of investment are reasonable. If it is found that the rent can't meet the most basic level of repayment, then it will definitely suffer, and there will be problems in cash flow.

6. What investment strategies should we pay attention to?

1. We should invest time and energy.

Many investors may not be in the local area. They may only make investments, including the late rent collection, but they are not realized by themselves. At this time, there may be a new property coming out, and you can buy it immediately. It is worth the money, but there are problems in the later operation and rental. After two years, you don't have time to operate, but the shops.

2, in line with the economic situation

In addition, pay attention to the investment quota to suit your economic situation, and then you should see the changes in the market, that is, the changes in the surrounding environment of shops and the positive and negative effects brought about by the changes in the market.

3. Pay attention to the business atmosphere

Some neighboring competitive projects may appear, which will lead to a decline in the rent level and occupancy rate of shops, which is also the key to investment risk. There is a key point: it depends on whether the commercial atmosphere is benign in the later stage of the commercial market, and pay attention to whether the consumption place is shifting.

4. Pay attention to the investment cycle

At this time, if the format is no longer suitable for the development of the community, it may be necessary to upgrade the format, which is also a risk. In addition, the change of consumers' interest in the format will also be a risk. It depends on the cycle to decide whether to continue operating or resell. If you don't make a benign judgment in any link, there may be risks.

7. how to choose high-quality shops in the actual investment of community shops?

1, which shops are easy to appreciate?

the appreciation of shops at this stage mainly depends on the appreciation of the property value of shops from the time when investors buy the shops to the time when they are delivered for use. So, what kind of community shops are most likely to be bullish? The property attribute of community shops determines the appreciation space of shops. There are the following situations:

The fewer shops in the whole community, the more customers they can serve, and their value will be higher because of scarcity; If the area of a single independently operated shop is less than 51 square meters, the higher the investment value; The wider the width of a single shop, the shallower the depth, and the fewer columns in the shop, the higher its price; Community shops located at the place where residents leave the population, at the corner of the road and near the station are of high value.

2, which businesses make the most money?

after the store is bought, how to decide the business content? Generally speaking, different formats determine different benefit periods, and the difference in rental income reaches 11%~15%. In the mature stage, shops can generally be divided into four categories: life, service, leisure and maintenance.

Different formats can be roughly divided into two categories: one is industries with low rent, long lease term, small prison profit, but stable income, such as convenience stores, small supermarkets, bakery, self-service banks, bookstores, pharmacies, real estate agents, etc.

The other category is industries with high rent, short lease period and high profits, but the income is unstable, such as chess room, Internet cafe, beauty salon, laundry room, foot bath and educational institutions.

It is reported that the high-profit industries in community shops are: building materials, decoration materials, bathroom equipment, paints and coatings, lock hardware, fast food noodle shops, etc. However, investors in community shops are reminded to choose the industries they are familiar with according to their own conditions.

3. Do it yourself or others?

When buying community shops, many investors often think more about the return on investment, but lack experience in business. Many investors are not familiar with many industries, so the shops they operate not only have poor economic benefits, but also may receive "eviction orders" from residential properties because of their poor store image, uneven grades of goods they operate and poor sanitary conditions.

In order to recover the investment cost as soon as possible, and at the same time to eliminate the worries of investors, many community developers have launched shops with property rights but no management rights, and at the same time, they have made certain commitments to the return on investment of shops.

All the shops in the community are designed and managed by the developers in a unified way. Therefore, investors may wish to let others run them if they have no operating experience.

4. where can I find the community shops?

among many shops, how to find a satisfactory community shop with good quality and low price? Investors may wish to pay more attention to the following ways:

Newly-built community shops in the transformation of old districts, which are built by some enterprises along the street, warehouses and some houses, but the stock of such shops is limited, especially after the large-scale transformation of old districts. Therefore, many investors have to move to new communities with more opportunities to find shops.

To sum up:

In the era of community shops, we should not just buy shops casually, but consider all the investment strategies, our own situation and investment risks. Only in this way can we consider all the situations in place before investing in community shops, avoid risks to the greatest extent, and choose high-quality shops to earn the maximum income.

I sell shops in Chongqing, and most of the buildings in the main city of Chongqing are for sale. First of all, the landlord should have done a simple investigation when choosing a community shop, which is a clean land that is difficult for e-commerce to influence now. Give some suggestions to the landlord. 1. Choose the first floor first. 2. Choose the facade of the entrance and exit of the community. 3. Choose the facade at the corner. 4. Choose the facade facing the street. 5. If there is a light rail station or a facade next to a bus stop nearby. 6. Don't buy shops with pillars. 7. Don't buy second-hand facades. Then look at the flow of people in this community and the rate of return on rent and the value-added space of the facade itself.

to tell the truth, because of the rapid social changes, a good shop may not be a good shop after a few years, especially if the shop is sold separately. Because you can't control the format of the shop next door, even if your shop is in a good position, the shop next door will operate an incompatible format, which will reduce the value of your shop. For example, if you are an auto repair shop next door, it is not appropriate to sell fast food. Therefore, it is recommended to be cautious in investing in shops.

if you must invest, of course, you should choose the important factors in the evaluation of shop location, that is: visibility, accessibility (easy access), signboards, people flow, various activities in the business circle (such as retail, office ...) and so on. For townhouses, choose those with two ends.

As for shops, most of the buildings are for sale. First of all, the landlord should have done a simple investigation when choosing community shops. Community shops are a clean land that is difficult for e-commerce to influence now.

Give some suggestions to the landlord

1. Choose the first floor first,

2. Choose the facade of the entrance and exit of the community.

3. Choose the facade at the corner.

4. Choose the facade facing the street.

5. If there is a light rail station or a facade next to a bus stop nearby.

6. Don't buy shops with columns

7. Don't buy second-hand facades. Then look at the flow of people in this community and the rate of return on rent and the value-added space of the facade itself.

to tell the truth, because of the rapid social changes, a good shop may not be a good shop after a few years, especially if the shop is sold separately. Because you can't control the format of the shop next door, even if your shop is in a good position, the shop next door will operate an incompatible format, which will reduce the value of your shop. For example, if you are an auto repair shop next door, it is not appropriate to sell fast food. Therefore, it is recommended to be cautious in investing in shops.

if you must invest, of course, you should choose the important factors in the evaluation of shop location, that is: visibility, accessibility (easy access), signboards, people flow, various activities in the business circle (such as retail, office ...) and so on. For townhouses, choose those with two ends.

Shops are divided into complex businesses (large commercial volume), independent shops (large volume), community shops along the street (1/2/3 floor), community shops along the street (1 floor) and so on, all of which belong to the commercial nature of 41 years' property rights. The global epidemic has a great impact on physical businesses, especially large-scale complexes, but community shops fly independently like a clear stream. If you have a special liking for shops investment or, Please see if the following ten items are in line with you:

First, the risk is small, and the return is reasonable

Compared with the shops in urban complexes, the shops along the street in communities are simple in format, low in investment operation, stable in investment return and low in risk. Whether in the short term or in the long term, investment shops are low-risk and reasonable and safe investment methods. Therefore, for individual investors, if the budget allows, the advantages of street shops are greater than those of shops in urban complexes.

second: lots, lots or lots

when buying shops, you will think of "lots, lots or lots", but community shops don't need to look at lots, so they are small in size and have great functions, because they are necessary supporting services for the customers in the community.

third: choose community shops in the east, west, north and south

. Choose the first shop on the left and right sides of the main entrance and exit of the community. According to the traffic route, if the direction to the right is the subway, choose the right shop. Don't choose the secondary entrance or fire exit. In order to save costs, if many properties are closed for a long time, the traffic of the main entrance will be greater, and the location of the main entrance will be more scarce. The first sense of the customers is the first and second pavements of the entrance and exit of the community.

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