1. URBAN STRUCTURE, RENT THEORY AND LOCATION

2. Urban Structure and Dynamics Why Urban Structure? –Primary distinguishing attribute of real estate is its fixed location –Physical and economic environment affects real estate value –The key to successful real estate investment is understanding urban growth patterns

3. Urban Areas The Need for Urban Areas –Savings in costs of social interaction –Internal economies of scale –External economies of scale –Labor specialization –Consumer choice Note: Urbanization has its cost

4. Urban Growth Models Concentric Circle theory: Ernest Burgess –Explains urban growth in terms of distance from "downtown" –Five concentric circles "downtown": most intensively used, offices, retail, govt. Transition Zone: low income units, night clubs, manufacturing, slums Zone of worker homes: multifamily units Zone of middle and high income families Commuter zones: suburbs, exurbs

5. Urban Growth Models Direction of Least Resistance: Richard Hurd –Direct take-off of concentric model –Key twist: transportation arteries –Commuting time from "downtown" matters not distance from "downtown" –Also has five zones but not concentric –Developments follow transportation corridors –Some natural FEATURES act as barriers to growth

6. Urban Growth Models Sector Theory: Homer Hoyt –Explains how residential concentrations develop around "downtown" –Income, cultural factors, tastes and preferences influence where people locate –Rise of ethnic neighborhoods –In this model low income households locate near "downtown"

7. Urban Growth Models Multiple Nuclei Theory: Harris and Ullman –Preceding three models assume one "downtown" –This model assumes neighborhood clusters create mini "downtown"s in addition to major "downtown" –Mini "downtown"s caused "downtown" to lose its position as the sole focal point with urban area

8. Rent Theory Principles of Rent Theory: –Rent is payment to real estate –Land use activities locate according to comparative advantage –Rent paying ability determines where land use locate –Hierarchy of land uses develops according to level of rents or prices –First choice: office buildings, retail, apartments –Land use activities concentrate at "downtown" with gradual decline in intensity and value away from "downtown"

9. Model of Land Value or Rent Urban land values (rent) and its tendency to decline as one moves away from "downtown" can be explained in terms of savings in transportation cost Assumptions of model City on a featureless plain production and distribution at "downtown" Homogeneous family Families live around "downtown" Cost of building and maintenance is constant

10. Rent Theory Proposition: –Total housing cost = building cost + maintenance cost + site rent Site rent = rent paid for a site less what it will command in an agricultural use –Question: What is the opportunity cost of urban site? –Site rent component is what causes land values to vary with location

11. Site Rent Transportation Cost A F B O D Housing Cost excluding site rent E Distance Annual transport. cost at city’s edge Site Rent for Residential uses "downtown"

12. Rent Theory Site Rent Analysis using diagram –Proposition: Site Rent at any point on urban landscape is equal to transportation at the edge of city less transportation cost at that point At E site rent = AB - AB = 0 At O site rent = AB - 0 = AB At D site rent = AB - AF = BF

13. A F B D Distance E bid rent curve for households for sites Annual site rent A - E = Intensive margin extensive margin INTENSIVE AND EXTENSIVE MARGINS

14. LOCATION ANALYSIS LOCATION, LOCATION, LOCATION The three most important factors in real estate analysis

15. Meaning of Location Location: most important factor affecting real estate productivity and therefore value Approaches to location analysis –Transportation cost: weight gaining R.M. Haig –Accessibility/convenience: R. Ratcliff –Total Environment: R. Andrews Total environment in which a specific land use on a specific land parcel functions and interacts at a specific time

16. Factors in Location Analysis Points to consider –Nature of relationship between the site and other points on land scape –Convenience/inconvenience of moving from site to other places –Possibility of unpleasant experience –Possibility of pleasant experience

17. CONCEPTS OF LOCATIONS Establishment: – basic unit of land use: retail store, house,church, apartment etc Packet of Function: – a land use serves a variety of functions –Trace the packet of functions for a house Linkages: –relationships lead to movement and/or communication Cost of friction: time, stress and $ involved in communication or movement

18. TYPES OF LINKAGES Linked establishments locate near each other Types of linkages or relationships –Dominant use-ancillary use –Dominant use-subordinate use –Co-dominant uses & dominat use-satellite use Anchor tenants and sandwiched tenants

19. Land uses locate in clusters: Why? Agglomeration economics: tendency of land uses to locate in clusters for mutual benefit External Economies: benefits from locating in clusters Localization economies - firms belonging to same industry Urbanization economies - firms belonging to different industries

20. Detailed Factors in location analysis Transportation system: streets, sidewalks, bike lanes, mass transit, rail lines etc Utility systems: electricity, gas, cable, water, sewer, phone, cable TV Information technology: what ? Municipal services: police protection, fire protection, refuse collection, school system

21. Linkages/Location is Dynamic Changes in location needs –Changes in linked establishments: effects of TV and cable TV –Changes in non-linked establishments: erection of large office building near subdivision –Changes in movement channels –Changes in nature of enterprise: family life cycle –Changes in technology: separability of functions, reduce demand for office space

22. Fixed Location and Real Estate Market Characteristics Localized markets Heterogeneous product Diffused market 分散的市場 Supply lag and demand lag Short selling is not possible: not fungible Private transaction Question: Are real estate markets efficient?

23. Supply and Demand Factors Population: age, sex, family composition, hshld size Income: per capita, aggregate, distribution Employment/unemployment Availability of mortgage and interest rate Personal savings Rent, vacancy levels and absorption rates Real estate taxation Construction technology Cost of inputs