인공지능 기술을 활용한 서울시 오피스 건물의 심미성 측정과 임대료 추정모형 적용연구

원재웅,김유리안나,황병훈 한국감정평가학회 2020 감정평가학논집 Vol.19 No.1

While many studies have examined the determinants of rent price of office building, very little studies have explored the price impacts of the aesthetics of office buildings. This study used computer vision and machine learning technologies to assess the architectural aesthetics and estimated the rent price of office buildings in Seoul. Based on the building images crawled from Google image, experts in architecture fields evaluated each office building. Using the computer vision, we extracted feature vectors from images and conducted the machine learning to predict aesthetics from building images we collected. Controlling for structural and locational variables, we conducted both OLS and XGBoost estimates of the rent price measured as the monthly net occupancy cost. In the OLS, the results showed the significant effect of aesthetics on the rent price, but the image feature vector was not shown to increase the model fit. In the XGBoost, however, the image feature vector showed high importance among variables for the model fit. This study contributes to better specifying the price model via reducing the possibility of unobserved variable bias and using new techniques. 오피스 임대료의 결정요인을 규명하고 가치추정의 시도는 꾸준히 진행되어왔다. 그 동안 건물의 물리적 특성과 입지적 특성의 유의성을 밝혀왔으나, 도시경관 형성과 사회경제적 가치와 연관이 있는 건물외관 디자인의 심미성에 대한 분석은 전무하였 다. 이에 본 연구에서는 그동안 시간과 비용의 한계로 측정하기 어려웠던 건물의 심 미성을 건물 이미지를 활용한 컴퓨터비전과 머신러닝 기술을 통하여 측정하고 임대 료 추정을 시도하였다. 서울시 오피스 각 건물의 사진을 바탕으로 디자인 수준에 대 해 전문가 평가를 실시하고, 컴퓨터비전으로 추출한 이미지 특성값 벡터를 머신러 닝하여 본 연구의 전체표본의 심미성을 측정하였다. 월 순점유비용을 임대료 개념 으로 측정하여 건물 및 입지특성 변수들과 추정된 심미성 변수, 이미지 특성값 벡터 로 실증분석하였다. 회귀분석 결과, 건물 이미지의 심미성 변수는 임대료에 유의한 영향을 미치며, 심미성 한 단위가 증가할 때마다 임대료가 평당 15,406원 증가하는 것으로 추정되었다. 심미성 변수는 모형 적합도를 증가시키는 것으로 나타났으나, 이미지 특성값 벡터를 포함했을 때 모형 적합도의 변화는 미비하였다. 반면에, XGBoost 머신러닝 방법으로 추정하였을 때, 이미지 특성값 벡터는 변수간 중요도가 높은 것으로 나타났다. 또한, XGBoost의 모형 적합도는 회귀분석보다 월등히 높은 것으로 나타났다. 본 연구의 결과로 향후 부동산 가치추정과 관련하여 변수설정 문 제를 보완하고 추정모형을 정교화 하는데 기여할 수 있을 것이다.

주거환경이 공공임대주택 거주민의 사회자본 형성과 건강에 미치는 영향

원재웅,이재수 한국주택학회 2017 한국주택학회 학술대회 발표논문집 Vol.2017 No.2

경매주택이 주변 주택가격에 미치는 영향 : 미국 캘리포니아 로스앤젤레스 도시를 사례로

원재웅(Won, Jae-woong),전재범(Jun, Jae-bum) 한국부동산정책학회 2017 不動産政策硏究 Vol.18 No.3

Many studies have examined the spillover effects of neighboring foreclosures on nearby property values. While the previous studies have focused on single-family home s spillover effects, little has examined the effect of foreclosures on the sales price for condominium homes. In addition, this research focus on the auction stage of foreclosure, which has not much paid attention in the literature. By using a rich dataset on foreclosures and property values for the City of Los Angeles, California from January 2008 to December 2010, we analyze the Cliff-Ord spatial regression model to estimate the price spillover effects of foreclosed condominium properties at auction stage. The results show the negative and significant impacts on nearby property values.

공공임대주택 유형별 근린환경 특성과 주거만족도 비교분석 연구

원재웅(Won, Jae-woong),이재수(Lee, Jae-Su) 한국부동산정책학회 2018 不動産政策硏究 Vol.19 No.2

The policy for public rental houses has mitigated the housing shortage problem for low-income households in Korea. The public rental housing is now provided as diverse types differentiated by region, residential type, and supplier. Studies have examined the factors associated with residents satisfaction on their neighborhood environments for implementing more effective public rental housing policies. However, most studies used perceived neighborhood environmental factors, which were also measured with very limited, vague survey items. In this study, we examined how objective neighborhood environmental factors are different across the types of public rental housing, using geospatial data from diverse sources published by public. We found the significant difference in the neighborhood factors across the types of public rental housing. The results suggest the future research that explores the associations between objective neighborhood measures and resident s satisfaction.

고농도의 포도당이 처리된 MC3T3-E1 세포에서 635 nm 광조사에 의한 골분화에 관한 연구

임원봉,원재웅,김지선,김인애,고영종,권혁일,김상우,김서연,김옥준,최홍란 대한구강악안면병리학회 2011 대한구강악안면병리학회지 Vol.35 No.1

Diabetic patients tend to exhibit delayed bone formation and osteoblast differentiation, which results in osteopenia. Recently, numerous clinical reports suggest that 635-nm light irradiation improves bone regeneration and wound healing, and reduces pain in patients suffering from diabetes. The purpose of the present study was to test the hypothesis that 635-nm irradiation can influence bone formation by MC3T3-E1 osteoblasts cultured on high concentrations of glucose(25mmol/L D-glucose) in the presence or absence of phorbol 12-myristate 13-acetate(PMA), and to establish an in vitro pathological model of bone formation. The effect of 635-nm irradiation on bone formation was investigated using Alizarin Red S staining, and alkaline phosphatase enzyme activ ity and calcium deposition assays. In addition, gene expression of the o steogenic markers BMP-2, osterix and osteocalcin were assayed by RT-PCR. Calcium deposition by MC3T3-E1 cells was reduced in the presence of high concentrations of glucose or by PMA supplementation. However, 635-nm irradiation led to an increase in calcium deposition by MC3T3 cells, followed by increased bone mineralization. mRNA expression of BMP-2 and osterix at an early stage and of osteocalcin at a late stage was significantly upregulated by 635-nm irradiation in MC3T3-E1 cells supplemented with high concentrations of glucose. Irradiation at 635 nm increases bone mineralization in MC3T3-E1 cells cultured in vitro on high concentrations of glucose and alters osteogenic gene expression, which accelerates bone formation in hyperglycemic conditions.

P. gingivalis LPS 가 처리된 치은 섬유아세포에서 고농도 산소 노출에 의한 염증성 cytokine의 변화 분석

임원봉,원재웅,김인애,김지선,고영종,권혁일,김상우,Li Xiaojie,KM Ahsan Kabir,차현록,임대영,김서연,최홍란,김옥준 대한구강악안면병리학회 2010 대한구강악안면병리학회지 Vol.34 No.4

Human gingival fibroblasts (hGFs) were reported to play an important role in inflammatory reactions to lipopolysaccharide (LPS) from P.gingivalis in the periodontal connective tissue. Although the biostimulatory effects of hyperbaric oxygen therapy, such as anti-inflammatory activity, have been reported, the pathological mechanism is not completely understood. This study examined the changes in the inflammatory cytokine profiles, which are produced after exposure to hyperbaric oxygen in P.gingivalis LPS-treated human gingival fibroblasts, and subsequently to examine the mitogen activated protein kinase (MAPK) pathway involved in cytokine production. Gingival fibroblasts with or without P.gingivalis LPS were exposed to hyperbaric oxygen, and the cytokine profiles in the supernatant were observed using a human inflammation antibody array. The expression of cyclooxyginase-2 (COX-2) protein, phosphorylation of extracellular signal-regulated kinase (ERK1/2), p38, and c-Jun-N-terminal kinase (JNK) MAPK by western blot analysis, and the amount of prostaglandin E2 (PGE2) in the supernatant by an enzyme-linked immunoassay were determined. COX-2 protein expression and PGE2productionwereincreasedsignificantlyintheP. gingivalis LPS-treated group, and were decreased by treating P. gingivalis LPS with hyperbaric oxygen. Treatment of P. gingivalis LPS in the gingival fibroblasts led an increase in the amount of pro-inflammatory-related cytokines interleukin-6 (IL-6) and IL-8 released, whereas hyperbaric oxygen inhibits the irrelease. Ananalysis of the MAPK signal transduction showed that hyperbaric oxygen induced a significant decrease in the level of P38 phosphorylation regardless of the presence or absence of LPS. In addition, hyperbaric oxygen promoted JNK phosphorylation, significantly in the presence of LPS. Hyperbaric oxygen can inhibit pro-inflammatory cytokines and mediate the MAPK signal pathway, and appears to be useful as an anti-inflammatory tool.

BTO PF 민자도로사업에서 MRG의 발생시기 추정

주도현,원재웅,이재수,전재범,조명환 한국감정평가학회 2019 감정평가학논집 Vol.18 No.1

MRG agreement having been used to lead to private sectors’ participation in the privatized-project has been at the center of controversy due to unplanned governmental subsidies with asymmetric information. However, as this agreement has a positive effect on improvement of national competitiveness through supply of infrastructure and job creation from a long-term's point of view, it seems that many experts still assert use of this clause. Actually, in solving the problems caused by this agreement upon execution of privatized project, it is necessary to better calculate level of MRG size and presumption of occurrence timing. Furthermore, efforts focused to estimate occurring time of MRG can have project participants occupy a more favorable position during decision making by letting them possible to predict level of financial risk involved in the stage of planning in relevant projects. In light of this, this research seek to structure financial model to estimate MRG occurrence time with related financial economics and option pricing theories on case of the Gwangju 2nd Beltway 3-1 section project. Afterward, sensitivity analysis to examine the effect of unit change of variables used in the model is performed and final results drawn are as follows : 1) In predicting time of MRG occurrence in related case, MRG seems to occur annually since the third year after commencement of project, and it may be because the case used in this research negatively assumes future market condition. 2) As equity ratio increases, timing of MRG occurrence is delayed. And as cost of equity, volatility, and interest rate increase, the occurring time of MRG gradually advances. Consequently, results from this research can be meaningful for privatized-project participants to pre-occupy useful information and, accordingly, contribute to actual project activation after agreement for project execution, by providing theoretical framework for estimating occurring time of MRG in BTO projects. 민자사업에서 민간투자자의 참여유도를 위해 활용되어왔던 MRG 조항은 그 간 무분별한 정부 보조금 지급 등의 이유로 논란의 중심에 있어 왔으나 SOC 의 공급, 일자리 창출, 그리고 국가 경쟁력의 제고라는 측면에서 그 필요성 또한 끊 임없이 제기되어 왔다. 하지만, 민자사업에 있어 투자자의 사업성에 영향을 미치는 MRG 조항이 유발하는 문제의 해결을 위해서는 더욱 정교한 수준의 MRG 규모 및 발생시기 추정을 위한 노력이 필요하며 이 중에서도 발생시기의 추정은 사업의 계 획 및 협약단계에서 정부와 민간 투자자가 사업의 위험들을 예측케 함으로써 의사 결정시 유리한 위치를 점할 수 있도록 도움을 준다. 이러한 의미에서 본 연구는 MRG 조항이 포함된 BTO 민자도로의 MRG 발생시기 추정을 위해 관련 금융ㆍ경제 및 옵션가격결정 이론에 기반한 실물옵션이론을 토대로 MRG 발생시기 추정을 위 한 금융모형을 구성한 후 광주 제2순환도로 3-1 구간 사업을 활용하여 MRG 발생 시기의 추정 및 모형에 활용된 변수들의 변화에 따른 MRG 발생시기의 변화를 살펴 보기 위해 민감도 분석을 실행하였다. 그 결과, MRG는 사업개시 후, 3년 차부터 계 속해서 발생하였으며 이는 해당 사례가 시장상황을 부정적으로 가정하고 있기 때문 으로 판단된다. 또한, 민감도 분석 결과에 있어 지분투자율의 단위증가는 MRG의 발 생시기를 늦췄고 자기자본비용, 변동성, 그리고 타인자본비용의 증가는 MRG의 발 생시기를 앞당기는 것으로 파악되었다. 마지막으로, 본 연구는 BTO 민자도로 사업 에서 MRG의 발생시기 추정을 위한 이론적 틀을 제공함으로써 사업 참여자들에게 사업실행 시 유용한 정보를 제공하며 장기적으로는 민자사업의 활성화에 기여할 수 있다는 측면에서 의미가 있을 것이다.

옵션이론을 통한 리츠의 가치평가

최진하,원재웅,전재범 한국지역개발학회 2018 한국지역개발학회 학술대회 Vol.2018 No.6

Real estate investment trusts(REITs) have been witnessing a steady growth for the past 16 years since they were introduced in korea in 2001. However, in reality, the individual investor has limited opportunities to invest in REITs for various reasons, including excessively stringent regulations and lack of investment-related information due to non-uniform accounting standards. The fact that the capital can be withdrawn only at maturity also discourages investments, increasing concerns over potential capital recovery. Moreover, the growth rate of the REIT industry in Korea has been relatively lower than in other countries. This is because most AMC(Asset Management Companies)that act as the actual operators of REITs are small in their size, given that one company has only one underlying asset. To resolve these issues, this study seeks to structure financial model by modifying theories relevant to financial economics and option pricing. This, in turn, allows premature liquidation valuation alleviate the risk of capital recovery. This model facilitates AMCs to allow individual investors to decide capital recovery time and provide them with value-related information.

Resilience Thinking Matters: Implications for Socio-ecological Threats and Applications to Adaptive Cycle in Florida Indian River Lagoon

김현,원재웅,이혜경 국토지리학회 2011 국토지리학회지 Vol.45 No.3

The Indian River Lagoon, an estuary where freshwater running off the Florida meets ocean water is not only biologically significant, but economically significant as well, contributing over $800 million annually to the local economy. However, the ecological and biological resources of the Lagoon have declined during the last 60 years due to the decline in water quality, storm water runoff, excessive human growth, habitat loss, pollution, and other human activities. On the basis of socio-ecological status and disturbances, the Lagoon shows a remarkable fit with the adaptive cycle in the context of resilience thinking: exploitation phase (r), conservation phase (K), release phase (Ω), reorganization phase (α). Since the current lagoon system is in the reorganization phase, it is necessary to invest in building adaptability (i.e., social capacity-trust, leadership, social network). In addition, various stakeholders should become involved in the decision-making process for socio-ecological system resiliency planning.

서울시 청년층 주거불평등 현황 및 사례조사

고정희,원재웅,김윤태 한국부동산분석학회 2022 부동산분석학회 학술발표논문집 Vol.2022 No.1