© 2008 by south-western, cengage learning chapter 18 charles j. jacobus thomas e. gillett
TRANSCRIPT
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© 2008 by South-Western, Cengage Learning
Chapter 18Chapter 18
Charles J.Jacobus
Thomas E.Gillett
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Georgia Real EstateGeorgia Real EstateAn Introduction to the Profession An Introduction to the Profession
Seventh EditionSeventh Edition
Chapter 18Chapter 18
Real Estate AppraisalReal Estate Appraisal
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AppraisalAppraisal
An estimate of value.
Purpose and UseInformal
Formal
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Valuation ProcessValuation Process
USPAPDefine the problemPreliminary analysis, formulate a plan, & collect dateHighest & best useLand valueReconcile & arrive at an estimateReport the value
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Characteristics of ValueCharacteristics of Value
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Principles of ValuePrinciples of Value
Principal of Anticipation
Present worth of future benefit
Principal of Substitution
Property is worth what one would pay for an equally desirable substitute
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Principles of ValuePrinciples of Value
Principal of Competition
Stabilizes prices
Principal of Change
Real property is always in a state of change
Principal of Conformity
Maximum value is achieved with homogeneity
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Principles of ValuePrinciples of Value
Principal of Highest & Best Use
Use that results in the greatest value
Principal of Supply and Demand
Value results in the relative supply in relation to demand
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Principles of ValuePrinciples of Value
Principal of Increasing Returns
Dollar spent adds at least a dollar to value
Principal of Decreasing Returns
Dollar spent does not add at least a dollar to value
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Principles of ValuePrinciples of Value
Principal of Contribution
Worth of an improvement is not determined by cost but by what it adds to the overall value
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Meanings of the word Meanings of the word ValueValue
Assessed Value
Estate Tax Value
Insurance Value
Loan Value
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Combining two or more parcelsCombining two or more parcels
Assemblage with value increaseAssemblage with value increase
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Meanings of the word Meanings of the word ValueValue
Rental Value
Replacement Value
Salvage Value
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MarketsMarkets
Buyer’s MarketExcess supply
Seller’s MarketExcess demand
Broad MarketMany buyers &
sellersThin Market
Few buyers & sellers
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Value ApproachesValue Approaches
Market Approach
Cost Approach
Income Approach
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Market ValueMarket Value
Typically motivated
Well Informed & acting in their own best interest
Open market exposure
Cash or cash equivalency
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Market Comparison ApproachMarket Comparison Approach
Subject property: Residence to be appraised
Comparables: Recently sold similar properties
Sales Records
Information needed?
Where to search?
Verification
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Market Comparison ApproachMarket Comparison Approach
Number of comparables
Fewest adjustments
Current market conditions
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Market Comparison ApproachMarket Comparison Approach
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Time Adjustments
House Size
Garage & Patio
Building Age, Condition, & Quality
Landscaping
Lot Features & Location
Terms & Conditions of Sale
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Unique IssuesUnique Issues Condominium, Townhomes, and Cooperatives
Vacant Land
Competitive Market AnalysisRecently Sold
Active Listings
Expired Listings
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CMACMA Section # 1: Homes for Sale
Section # 2: Similar Sales
Section # 3: Expired Listings
Section # 4: FHA & VA
Section # 5: Buyer Appeal
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CMACMA Section # 6: Marketing Position
Section # 7: High & Low points
Section # 8: Selling Costs
Section # 9: Sales Price & Net
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GRMGRM
Gross Rent is compared to Sales Price
Annual Income vs. Monthly Income
Weaknesses of GRM
Sales Price
Gross Rent= GRM
$700,000
$100,000= 7 GRM
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Building Sales Price GrossAnnualRents
Gross RentMultiplier
No.1 $245,000 $34,900 = 7.02
No.2 $160,000 $22,988 = 6.96
No.3 $204,000 $29,352 = 6.95
No.4As a Group:
$196,000$805,000
$27,762$115,002
= 7.06= 7.00
Calculating a GRMCalculating a GRM
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Step 1: Estimate land as vacant $ 30,000
Step 2: Estimate new construction cost of similar building $120,000
Step 3: Less estimated depreciation -12,000
Step 4: Indicated value of building $108,000
Step 5: Appraised property value $138,000 by the cost approach
Costs Approach to ValueCosts Approach to Value
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Cost ApproachCost Approach
Reproduction CostExact replica
Replacement CostSimilar utility
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Cost ApproachCost Approach
Square-Foot Method
Current construction cost divided by number of square feet
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Square Foot MethodSquare Foot Method20 ft
20
ft Garage
20 ft X 20 ft = 400 sq ft
20 ft
45
ft Driveway
45 X 20 =900 sq ft
20
ft
30 ft
Dwelling50 X 20 = 1000 sq ft20 X 30 = 600 sq ft
TOTAL = 1600 sq ft
40
ft
50 ft
20
ft
Dwelling Value per Square Foot:
Base Price $56.45 add 0.80 for shake shingles add 1.25 for air conditioning add 1.50 for carpeting
Total $60.00 per square foot
25
ft
20 ft
Patio20 ft X 25 Ft =
500 sq ft
5 f
t
COST ESTIMATEDwelling 1,600 sf @ $60.00 = $ 96,000 add dishwasher 700 add fireplace 4,000
Dwelling total $100,700
Garage 400 sf @ $30.00 12,000Driveway 900 sf @ 2.00 1,800Patio 500 sf @ 6.00 3,000Landscaping 2,000
Subtotal $119,500
Construction financing, real estateTaxes and title policy, add 10% 11,950
GRAND TOTAL $131,450
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Cost ApproachCost Approach
Quantity SurveyAll inclusive cost of building item by item
Unit in PlaceCost of a unit X the number of units
Cost Handbooks
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Estimating DepreciationEstimating Depreciation
Physical Deterioration
Wear & Tear
Forces of nature
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Estimating DepreciationEstimating Depreciation
Functional ObsolescenceFaulty or out of date design
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Estimating DepreciationEstimating Depreciation
Economic ObsolescenceOutside the property lines
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Computing DepreciationComputing Depreciation
Straight Line Method (Age/Life Method)Actual Age: Historical conceptEffective Age: How old it appearsPhysical Life: Physically soundEconomic Life: Productive life
Building Cost
Economic Life= Depreciation per Year
Depreciation per Year X Effective Age = Accrued Depreciation
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Depreciation ExampleDepreciation Example
2,000 sq. ft bldg. x $68 per sq. ft. = $136,000 Cost New
X 10 Year Effective Age
$136,000 Cost New60 Year Economic Life
= $22,66.67 Depreciation per yr
$2,266.6667 Depreciation per year
$22,666.67 rounded to $22,700.00
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Cost Approach Final StepsCost Approach Final Steps
Current Construction Cost
Minus Deprecation
Plus Land
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Income ApproachIncome Approach
Capitalize: to convert future income to a current value
Income
Rate= Value
$18,0000.09
= $200,000
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Income ApproachIncome Approach
Income and Expense Forecasting
Projected Gross Income
Scheduled Gross
Vacancy & Collection losses
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Income ApproachIncome Approach
Operating Expenses
Reserves for Replacement
Net Operating Income (NOI)
Return on InvestmentReturn of investment
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Operating StatementOperating Statement
Scheduled Gross Annual Income $84,000Vacancy Allowance and Collection Losses 4,200Effective Gross Income $79,800
Operating ExpensesProperty Taxes $ 9,600Hazard and liability insurance 1,240Property management 5,040Janitorial services 1,500Gardener 1,200Utilities 3,940Trash pickup 600Repairs and maintenance 5,000Other 1,330Reserves for replacement Furniture & furnishings 1,200 Stoves & refrigerators 600 Furnace &/or air conditioning 700 Plumbing & electrical 800 Roof 750 Exterior painting 900
Total Operating Expenses 34,400
Net Operating Income $45,400Operating Expense Ratio: $34,400 / $79,800 = 43.1%
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Income ApproachIncome Approach
Operating Expense Ratio
Operating Expenses
Effective Gross Income
= Operating Expense Ratio
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Capitalizing IncomeCapitalizing Income
Mortgage Equity Tables
Overall Rate: mortgage equity factor
Income
Overall Rate= Value
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Overall Rates - 10-year Holding Overall Rates - 10-year Holding Period, 25-year Loan for 75% of the Period, 25-year Loan for 75% of the Purchase Price, 10% Investor Return Purchase Price, 10% Investor Return
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Capitalizing IncomeCapitalizing Income
Mortgage Equity TablesExample
$45,400.09376
= $484,215
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Capitalizing IncomeCapitalizing Income
DepreciationAccounted for in cap rate
Fictional DepreciationIRS depreciation
27 ½ Years
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Choices of ApproachesChoices of Approaches
All 3 approaches when possible
Suitability of each approach
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Market Approach $180,000 x 75% = $135,000
Cost Approach $200,000 x 20% = $ 40,000Income Approach $160,000 x 5% = $
8,000
Final Indicated Value $183,000
ReconciliationReconciliation
Weighted Factor: Relevance & Reliability
Appraiser's Best Estimate
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Appraisal RegulationAppraisal Regulation
The Appraisal Foundation Uniform appraisal standards Criteria for certification & recertification of
appraisers System for certification & recertification
Two Subcommittees Appraiser Qualifications Board Appraisal Standards Board
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Appraisal RegulationAppraisal Regulation
Federal RegulationTitle XI of the Financial Institution Reform,
Recovery, and Enforcement Act of 1989 (FIRREA)
Developing the Appraisal Uniform Standards of Professional Appraisal
Practice
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Appraisal RegulationAppraisal Regulation
Departure Provision Complete Appraisal Limited Appraisal
Reporting Options Self-contained Report Summary Report Restrictive Report
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Appraisal RegulationAppraisal Regulation
USPAP Required Reporting Standards Signed certification
Formats of Reports Letter Report
Form Report
Narrative Report
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Appraisal RegulationAppraisal Regulation
Review Appraisals
Real Estate Analysis
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Professional Appraisal SocietiesProfessional Appraisal Societies
AIREA & SREA combined to form the Appraisal Institute
MIA
SRA
National Association of Fee Appraisers
Farm Managers and Rural Appraisers
American Society of Appraisers
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Key TermsKey Terms
AppraisalCapitalizeComparablesCost approachDepreciationFIRREAGross rent multiplierHighest and best use
Income approachMarket approachMarket valueOperating expensesScheduled grossProjected grossUSPAP
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