房地產(chǎn)管理中英文對(duì)照外文翻譯文獻(xiàn)

房地產(chǎn)管理中英文對(duì)照外文翻譯文獻(xiàn)房地產(chǎn)管理中英文對(duì)照外文翻譯文獻(xiàn)(文檔含英文原文和中文翻譯)譯文：競(jìng)爭(zhēng)力因素:中國(guó)房地產(chǎn)競(jìng)爭(zhēng)力研究競(jìng)爭(zhēng)力研究競(jìng)爭(zhēng)力的研究在學(xué)術(shù)界非常受管理學(xué)家的歡迎，近年來研究人員普遍認(rèn)為映射一個(gè)組織的競(jìng)爭(zhēng)環(huán)境有利于形成企業(yè)戰(zhàn)略發(fā)展的良好基礎(chǔ)(FeurerandChaharbaghi,1994)。正如Waheeduzzaman和Ryans(1996)所提出的，競(jìng)爭(zhēng)力的研究涉及多維概念和學(xué)科。弗拉納根等(2007)關(guān)于企業(yè)的競(jìng)爭(zhēng)力提供了一個(gè)關(guān)鍵性的結(jié)論和有價(jià)值的見解，并確定了三個(gè)主要流派理論：(1)競(jìng)爭(zhēng)優(yōu)勢(shì)和競(jìng)爭(zhēng)戰(zhàn)略模型(例如波特，1990)；(2)基于資源視圖(思路)和核心競(jìng)爭(zhēng)力的方法。（如Wernerfelt，普拉哈拉德和哈默，1984；巴尼，1991年)；(3)戰(zhàn)略管理的方法(例如Wheelen和hungery,2002)。總的來說，波特的企業(yè)競(jìng)爭(zhēng)力理論的特點(diǎn)是競(jìng)爭(zhēng)優(yōu)勢(shì)的產(chǎn)業(yè)組織視圖。波特(1990)開發(fā)了一個(gè)鉆石框架，給出了四個(gè)獲得和維持公司的競(jìng)爭(zhēng)優(yōu)勢(shì)的因素：因素條件，需求條件，相關(guān)和支持產(chǎn)業(yè)，還有企業(yè)戰(zhàn)略和競(jìng)爭(zhēng)環(huán)境；按照波特的觀點(diǎn)，存在兩個(gè)外生因素，政府和機(jī)會(huì)對(duì)可控性(管理各種資源的能力)的影響；相對(duì)性(相對(duì)于其他公司)和活力(參與動(dòng)態(tài)過程產(chǎn)生的結(jié)果)。競(jìng)爭(zhēng)力研究的基本思路關(guān)注的是公司特有的內(nèi)部資源。一般來說，基本思路假設(shè)競(jìng)爭(zhēng)優(yōu)勢(shì)并不取決于市場(chǎng)和產(chǎn)業(yè)結(jié)構(gòu)，而取決于一個(gè)企業(yè)的資源。要想開發(fā)公司的核心競(jìng)爭(zhēng)力，必須找到并加強(qiáng)這些企業(yè)特定資源。該方法的基本理論是指通過特定資源和有效利用這些資源來實(shí)現(xiàn)競(jìng)爭(zhēng)優(yōu)勢(shì)。企業(yè)競(jìng)爭(zhēng)力理論的第三個(gè)學(xué)派側(cè)重于戰(zhàn)略管理方法，如惠倫和hungery(2002)的定義，戰(zhàn)略管理涉及到一系列管理決策和行動(dòng)以確定公司的長(zhǎng)期性能。最近的戰(zhàn)略管理理論的發(fā)展基于波特的理論和基本思路(例如，Wheelen和hungery，2002)。弗拉納根等得出結(jié)論：這三個(gè)學(xué)派的理論在用自己的方式為公司實(shí)現(xiàn)競(jìng)爭(zhēng)優(yōu)勢(shì)時(shí)非常有用，并且他們沒有人可以解釋其原因。在波特的企業(yè)競(jìng)爭(zhēng)力理論中，它假定競(jìng)爭(zhēng)優(yōu)勢(shì)來源于公司采取的競(jìng)爭(zhēng)策略或利用行業(yè)的機(jī)遇來消除威脅。波特(1990)將其分為基本因素(即自然資源、氣候、地理位置，非熟練和半熟練的勞動(dòng)力和債務(wù)資本)和先進(jìn)因素(即現(xiàn)代通信基礎(chǔ)設(shè)施和受過高等教育的人員的因素條件下企業(yè)的競(jìng)爭(zhēng)優(yōu)勢(shì))。波特(1990)也認(rèn)為，國(guó)內(nèi)經(jīng)濟(jì)快速增長(zhǎng)，國(guó)內(nèi)貿(mào)易的復(fù)雜性，一般基礎(chǔ)設(shè)施、國(guó)內(nèi)和國(guó)際競(jìng)爭(zhēng)都是企業(yè)競(jìng)爭(zhēng)優(yōu)勢(shì)的關(guān)鍵。要想了解競(jìng)爭(zhēng)優(yōu)勢(shì)，需要關(guān)注一個(gè)公司的內(nèi)部功能和機(jī)制的問題(哈默爾和普拉哈拉德，1994)。鄧寧（1988），迪瑞克斯和杜馬提出：公司特有的內(nèi)部資源包括金融資源、有形資源(如工廠、設(shè)備和建筑)和無形資源(如專利、品牌、信譽(yù)、經(jīng)驗(yàn)、技術(shù)和組織的程序)。同樣，巴尼（1991）將公司的資源分為三類：物質(zhì)資本資源（即工廠，設(shè)備），人力資本資源（即培訓(xùn)，經(jīng)驗(yàn)，在一個(gè)公司的判斷，智力，人際關(guān)系，和個(gè)人的管理人員和工人的洞察力），和組織資本資源（即正式的和非正式的規(guī)劃，控制和協(xié)調(diào)公司系統(tǒng)）。阿里漢等人卻只關(guān)注關(guān)鍵資源或戰(zhàn)略資源，他們認(rèn)為這些資源構(gòu)成了組織慣例或核心競(jìng)爭(zhēng)力，是一個(gè)企業(yè)的先進(jìn)經(jīng)濟(jì)指標(biāo)的關(guān)鍵。Haan和Teece等將能力定義為公司的開發(fā)能力和重新配置其內(nèi)部和外部資源以及迅速應(yīng)對(duì)變化的能力。在小–中型企業(yè)資源理論方法的分析中，Rangone(1999)認(rèn)為，一個(gè)公司先進(jìn)的經(jīng)濟(jì)指標(biāo)基于三個(gè)核心功能：(1)創(chuàng)新能力；(2)市場(chǎng)管理能力；(3)生產(chǎn)能力。在戰(zhàn)略管理方法中包含了一些通用程序，如競(jìng)爭(zhēng)環(huán)境比較，戰(zhàn)略的制定，戰(zhàn)略的實(shí)施和評(píng)估與控制。

原文ACompetitivenessfactors:astudyoftherealestatemarketinChinaCompetitivenessresearchInacademiccircles,thestudyof‘competitiveness’hasprovedextremelypopularwithmanagementtheorists,managersanddirectorsinrecentyears,asitisgenerallybelievedthatmappingthecompetitiveenvironmentofanorganizationhelpstoformasoundbasisforbusinessstrategydevelopment(FeurerandChaharbaghi,1994).AsmaintainedbyWaheeduzzamanandRyans(1996),thestudyofcompetitivenessinvolvesmultidimensionalconceptsanddisciplines.Flanaganetal.(2007)providedacriticalreviewandvaluableinsightsintofirms’competitiveness,andidentifiedthreemainschoolsoftheories.Theyare(1)competitiveadvantageandcompetitivestrategymodels(i.e.Porter,1990);(2)resource-basedview(RBV)andcorecompetenceapproach(e.g.Wernerfelt,1984;PrahaladandHamel,1990;Barney,1991);and(3)thestrategicmanagementapproach(e.g.WheelenandHunger,2002).Ingeneral,Porter’stheoryoffirms’competitivenessischaracterizedbyanindustrialorganizationviewofcompetitiveadvantage(Flanaganetal.,2007).Porter(1990)developedadiamondframework,andidentifiedfourattributestogainandsustaincompetitiveadvantageofthefirm:factorconditions;demandconditions;relatedandsupportingindustries;andcontextforfirmstrategyandrivalry.InPorter’sview,twoexogenousfactors,governmentandchance,influencethefunctioningofthesefourmajordeterminants.Manetal.(2002)alsoproposefourcharacteristicsofcompetitiveness,whichare:long-termorientation(focusingonlong-termperformance);controllability(managingvariousresourcesandcapabilities);relativity(relativetootherfirms);anddynamism(involvedinadynamicprocesstogenerateoutcomes).TheRBVtheoryofcompetitivenessfocusesonthefirmspecificinternalresource.Ingeneral,RBVassumescompetitiveadvantagedoesnotdependonmarketandindustrystructuresbutstemsfromtheresourceinsideafirm(Flanaganetal.,2007).Todevelopafirm’scorecompetence,onemustidentifyandstrengthenthosefirm-specificresources.The‘resources’inRBVtheoryreferstofirm-specificresourcesandalsotheeffectiveutilizationoftheseresourcestoachievecompetitiveadvantage.Thethirdschooloffirms’competitivenesstheoryfocusesonthestrategicmanagementapproach(Flanaganetal.,2007).AsdefinedbyWheelenandHunger(2002),strategicmanagementrelatestoasetofmanagerialdecisionsandactionstodeterminethecorporation’slong-runperformance.RecentdevelopmentofstrategicmanagementtheoryhasincludedthetheoriesofPorterandtheRBV(forexample,WheelenandHunger,2002).Flanaganetal.(2007)concludethatallthreeschoolsoftheoriesareusefulintheirownwayforachievingcompetitiveadvantageforfirmsandnoneofthemcanbecurativeforexplainingfirms’competitiveness.InPorter’stheoryforcorporatecompetitiveness,itpostulatesthecompetitiveadvantagederivedfromthecompetitivestrategyofafirmadoptingtoneutralizethreatsortoexploitopportunitiespresentedbytheindustry(Flanaganetal.,2007).Porter(1990)classifiesbasicfactors(i.e.naturalresources,climate,location,unskilledandsemiskilledlabouranddebtcapital)andadvancedfactors(i.e.moderncommunicationsinfrastructureandhighlyeducatedpersonnel)asthefactorconditionsofcorporatecompetitiveadvantage.Porter(1990)alsoarguedthatrapiddomesticgrowth,sophisticateddomesticbuyers,generalinfrastructure,domesticandinternationalrivalryareallcriticaltothecorporatecompetitiveadvantage.Theresource-basedviewapproachfocusesontheissuesoftheinternalcapabilitiesandmechanismsanindividualfirmneedstounderstandcompetitiveadvantage(HamelandPrahalad,1994).AccordingtoDunning(1988),DierickxandCool(1989)andDoumaandSchreuder(1998),firm-specificinternalresourcesincludefinancialresources,tangibleresources(suchasplant,equipmentandbuildings)andintangibleresources(suchaspatents,brands,reputation,experience,technologies,andorganizationalroutines).Similarly,Barney(1991)classifiesfirm’sresourcesintothreecategories:physicalcapitalresources(i.e.plant,equipment),humancapitalresources(i.e.training,experience,judgment,intelligence,relationships,andinsightofindividualmanagersandworkersinafirm),andorganizationalcapitalresources(i.e.formalandinformalplanning,controllingandcoordinatingsystemsofafirm).AccordingtoHaanetal.(2002),theRBVonlyfocusesoncriticalorstrategicresources—theseresourcesarecriticalforafirm’ssuperioreconomicperformanceandconstituteorganizationalroutinesorcorecompetence(HamelandPrahalad,1994;Hamel,1996;CoolandSchedle,1988;Rangone,1999).Haanetal.(2002)andTeeceetal.(1997)definedcapabilitiesasthefirm’scapacitytodevelopandreconfigureitsinternalandexternalresourcesandcompetencetopromptlyrespondtochangingenvironments.Intheanalysisofstrategyofsmall–mediumsizeenterprisesintheRBVapproach,Rangone(1999)arguesthatafirm’ssuperioreconomicperformanceisbasedonthreecorecapabilities:(1)innovationcapability;(2)marketmanagementcapability;and(3)productioncapabilitytosatisfycustomers.Inthestrategicmanagementapproach,itcomprisesgenericproceduressuchasscanningforthecompetitiveenvironment,strategyformulation,strategyimplementationandevaluationandcontrol(WheelenandHunger,2002;andFlanaganetal.,2007).

英文翻譯B融資稅收的增量區(qū)域?qū)Ρ镜胤慨a(chǎn)的影響：以芝加哥住宅市場(chǎng)為例特征建模指數(shù)說明本研究的論點(diǎn)是：其他因素都不變，指定一個(gè)區(qū)域做為TIF區(qū)，當(dāng)增加了房地產(chǎn)的升值速度值時(shí)該區(qū)域的面積的增加。房地產(chǎn)的升值是當(dāng)?shù)卣畬で蠖愂赵黾油ǖ赖谋厝唤Y(jié)果，同時(shí)作為潛在催化劑增加私人投資。該框架分析主要基于對(duì)房地產(chǎn)特征建模的長(zhǎng)期實(shí)證研究。(見Colwell和Dilmore(1999)，歷史特征建模)?；趯?duì)開放市場(chǎng)交易的觀察（smith，2000），特征建模作為房地產(chǎn)市場(chǎng)一個(gè)可行的變化建模方法，由于它允許恢復(fù)非市場(chǎng)組成部分的價(jià)值，已經(jīng)被廣泛接受。該模型的設(shè)計(jì)與Ellen(2001)，Galster(1999)，Quercia(2000)等過去所運(yùn)用的方法類似。他們通過判斷微型社區(qū)的價(jià)格與社區(qū)外的可比物的價(jià)格來估計(jì)屬性價(jià)值。該變量是通過結(jié)構(gòu)化測(cè)試TIF區(qū)域內(nèi)對(duì)于外邊界增值率指標(biāo)的影響。TIF區(qū)的公共投資水平會(huì)不自動(dòng)連接到指定的日期或者指定的域面積。無論是在數(shù)量還是時(shí)間的設(shè)計(jì)上，TIF區(qū)的公共投資變化都是廣泛的，雖然作為市場(chǎng)刺激因素作用于公共投資，但它的重點(diǎn)信號(hào)在于潛在投資申明。由于這個(gè)原因，模型正在測(cè)試市場(chǎng)參與者對(duì)于TIF公告區(qū)的投機(jī)反應(yīng)和公共投資感知的潛力。因變量InP是作為每平方英尺的銷售價(jià)格；i的自然對(duì)數(shù)在每季度t被記錄在庫克縣的評(píng)估辦公室。X是一個(gè)表示構(gòu)造特征屬性的矢量，例如平方英尺、年代和其他組成（詳見變量字典表一）。結(jié)構(gòu)和許多特征都符合住宅房地產(chǎn)價(jià)值評(píng)估的資料。它給出了限制個(gè)人住房購買的數(shù)據(jù)集，同時(shí)合理的假設(shè)出除了高度和數(shù)量單位，一個(gè)連通單元的住宅購買決策動(dòng)機(jī)是類似于獨(dú)立式住宅建筑的，然而值得注意的是，一些額外的重要性能特點(diǎn)有可能從這一價(jià)值分析中被排除，因?yàn)樗鼈儧]有可用的數(shù)據(jù)集。然而有證據(jù)表明，Gatzlaff和Ling（1994）用有限的關(guān)鍵變量（例如平方米，臥室等）創(chuàng)建了一個(gè)特定的建模模型。它通過添加額外的有關(guān)變量而解釋錯(cuò)誤變量的能力不再顯著提高。這也表明，雖然該模型在本文分析中缺乏理解，但作為研究參考仍然是有用的。在芝加哥的77個(gè)社區(qū)區(qū)域中的每一個(gè)社區(qū)中，C都是一個(gè)二元變量代表，當(dāng)觀察一個(gè)特定的區(qū)域時(shí)C為1，否則為0。Q代表二元日期變量，當(dāng)考慮本季度地產(chǎn)銷售（從1992年第三季度到2000年第三季度）時(shí)Q為1。QTpost是一個(gè)交叉的變量矢量，當(dāng)觀察指定的一個(gè)TIF區(qū)并且在某個(gè)指定區(qū)域的特定季度銷售時(shí)QTpost為1。該交叉變量與Chung（1997）等人研究的時(shí)間/空間對(duì)達(dá)拉斯的房地產(chǎn)市場(chǎng)的影響時(shí)所運(yùn)用的類似。QTprior是一個(gè)交叉變量，當(dāng)觀察一個(gè)指定的TIF區(qū)并且在某個(gè)指定區(qū)域的特定季度前銷售時(shí)QTprior為1。QTout是一個(gè)交叉變量，當(dāng)觀察位于特定的季度和TIF區(qū)外時(shí)QTout為1。隨機(jī)誤差項(xiàng)具有一個(gè)假定的平均值=0。

原文BTheimpactoftaxincrementfinancedistrictsonlocalizedrealestate:EvidencefromChicago’smultifamilymarketsqHedonicindexspecificationThecontentionofthisstudyis,allelsebeingequal,designationofanareaasaTIFdistrictincreasestherateofappreciationofrealestatevaluesinthearea.Appreciationintherealestatemarketisadesirableoutcomeforlocalgovernmentsseekingincreasedtaxrevenue,whileservingasacatalystforpotentialincreasedprivateinvestment.Theframeworkforthisanalysisisbasedonthelong-standingempiricalresearchonhedonicmodelingofrealestatemarketcharacteristics(seeColwellandDilmore(1999),forahistoryonhedonicmodeling).Hedonicmodelinghasbeenacceptedasaviablemethodformodelingchangesinrealestatemarketsbecauseitallowsforrecoveryofimplicitpricesofnon-marketcomponentsofvalue,basedonobservationsofopenmarkettransactions(Smith,2000).ThedesignofthemodelissimilartothatutilizedbyEllenetal.(2001),Galsteretal.(1999),andQuerciaetal.(2000),wheretheyestimatethevalueofpropertiesindefinedmicroneighborhoodsandcomparethepricesintheneighborhoodswiththepricesofcomparablepropertiesoutsidetheneighborhood.ThevariablesarestructuredtotesttheimpactofTIFdistrictdesignationonratesofappreciationofpropertiesinsideversusoutsideTIFboundaries.ThelevelofpublicinvestmentinTIFdistrictsisnotautomaticallylinkedtothedateofdesignationorthesizeofthedistrict.PublicinvestmentinTIFsvarieswidelybothinamountandintimingrelativetodesignationandalthoughthereisaliteratureontheroleofpublicinvestmentasamarketstimulusthefocushereisonthesignalsofpotentialinvestmentprovidedbytheannouncement.ForthisreasonthemodelsaretestingthespeculativereactionofmarketparticipantstotheannouncementofaTIFdistrictandtheperceivedpotentialforpublicinvestmentinaTIFdistrict.ThedependentvariablelnPisnaturallogofthesalespricepersquarefootofpropertyiatquartertasrecordedintheCookCountyAssessor’sOffice.Xisavectorofstructuralcharacteristicsofthepropertyincludingsquarefoot,lotsize,age,andothercomponents(fordetailsseeTable1foravariabledictionary).Thestructuralandlotcharacteristicsareinkeepingwiththeliteratureonresidentialpropertyvalueestimation.Giventhedatasetisrestrictedtoindividualpropertypurchasesitisreasonabletoassumethatthefactorsthatgointothepurchasedecisionforanattachedresidentialunitaresimilartothosefordetachedresidentialwiththeadditionofbuildingheightandnumberofunits.Itisworthnoting,however,thatthereareanumberofadditionalpropertycharacteristicsthathavebeenprovenusefulinpredictingvaluethatareexcludedfromthisanalysisbecausetheywerenotavailableinthedataset.Thereisevidence,however,presentedbyGatzlaffandLing(1994)thatawellspecifiedhedonicmodelwithalimitednumberofkeyvariables(e.g.,squarefootage,bedrooms,etc.)isnotdramaticallyimprovedinitsabilitytoexplaintheerrorinthedependentvariablebyaddingadditionalexplanatoryvariables.Thiswouldsuggestthatthemodelinthisanalysis,thoughlackingincomprehension