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March 21, 2006

兼業大家のススメ②~アトリウム~

投資用マンションなぞ手を出さない方が良いと以前書きましたが・・・

実は利回りが10%近い物件というものが世の中には存在します。

本当なら競売物件を購入してそれを貸せば10%や物件によってはそれ以上の利回りとなるけれど、少なくなったとはいえ占有屋という裏業者が存在したり、裁判所も不動産業者ではないので全て自己責任で物件を見に行ったり、調べたりしなければならない。

では、やはりサラリーマンでは不動産投資が難しいかというと例外があります。

例えばファミレスチェーン等では大半が賃貸物件ですが、バブルの全盛期には金回りの良い中小飲食会社が土地を担保に銀行の大甘&過剰融資に踊らされて自社物件にて土地を購入して自社名義で建物を建てるケースがありました。

ところが、そのような会社は、世の中の流れに付いて行けず建物は他の飲食チェーンに貸して辛うじて家賃収入で生き延びていくことを目指すケースがあるが、結局元本を返すように銀行から掌返しをされる訳ですが、当然金融機関に返済するお金などがあるわけでなし。

そのような金融機関等から債権回収の委託を受け、回収を行うことにより手数料収入を得て、債権購入後は、債務者への返済プランの提示、担保不動産の任意売却の提案や競売による回収を進めているのがこの3/28に上場することになった「8993 アトリウム」。

つまり、個人で競売物件に手を出すには時間的な問題や、物件によっては距離などの問題や土地勘の問題がある上、ややこしい関係の業者が入っていた日には日常生活まで脅かされることになる。

ところが、アトリウムの物件ならば任意売却といった一般の市場より30~40%程度、うまくいけば半値以上安く購入することが出来るし、既に権利関係なども整理されているうえ、実際にアトリウムと顧客の間に不動産業者が入ることが大半なので、不動産業者なら機動的に動いてもらえる。

しかも、投資用マンションなら入居者の募集を不動産業者に頼んだり、1~2LDKが中心なので独身者が多く、必ずしも良い住人ばかりではないので、家賃回収の問題や綺麗に使ってくれるかという問題もある。何処か有力企業の社宅にでもなれば良いのだが。

ところが、アトリウムで美味い具合に既に店子が入っている建物付きの土地を手に入れればわざわざ入居者を探さなくても購入時から家賃が入ってくる。

もっとも、アトリウムにしてもそのような旨味がある物件ばかりではないので、日頃からアトリウムと接点のある不動産業者連絡を取って良い物件を紹介してくれるようにしておかなければならない。

だから、一番良いのはサラリーマンをしていて、日頃から仕事も含めて不動産業者と接点を持っていると公私とも情報が入ってくる。

アトリウムという会社は四年ほど前から知っていたが、本当はここは上場して欲しくなかった。

あまり知られていない会社だから株で儲けたら、こつこつとアトリウムから安く良質な物件を探そうと思っていたのに・・・これで知名度が上がり注目されるようになると不動産価格が上がってしまったり、良い物件は始めから有力顧客に抑えられてしまう。

もっとも、不動産に興味を持っている人の間には、ある程度知名度のある会社だから、結局は同じことかも。

ここの物件を見ていると時々とんでもない豪邸が売りに出される時がある。以前見に行ったけれど、ニョーボが「ここに住んだら建てた人間の怨念を感じる・・・」と言っていた。。。(^^;;

カブログランキング参戦中!!良かったらクリックお願いします。

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