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1.1 Real Estate Appraisal Notes Converted - Docx 1
1.1 Real Estate Appraisal Notes Converted - Docx 1
1.1 Real Estate Appraisal Notes Converted - Docx 1
APPRAISAL
- Is an estimate of value as of a given time and for a specific purpose.
- Being an estimate, it may or may not be accurate, its accuracy depends on:
1) the Integrity; and
2) the Competence of the Appraiser.
- Note: Appraisal does not create value but observes and interprets forces
which create value.
- It includes:
a) Research
b) Data
c) Reasoning
d) Analysis
e) Conclusions necessary to arrive at a value estimate.
PROPERTY RIGHTS
1) Surface Rights- refer to those ownership rights in a parcel of real estate
that are limited to the surface. It does not include air rights or subsurface rights
2) Subsurface Rights- Landowner's rights to the water and other substances
below the surface of land.
3) Air Rights- are the property interest in the "space" above the earth's
surface. Generally speaking, owning, or renting, land or a building includes the
right to use and develop the space above the land without interference by others.
b) Eminent Domain
c) Police Power
d) Escheat
Characteristics of Value
1) Demand
4)Transferability
- the good or service must be transferable to have value to anyone
other than the person possessing it
Forces that Affect Real Estate Values
1) Social
2) Political
3) Economic
4) Physical
- Elements:
a) Estimated amount as of a given date
b) Willingness of both parties
c) Substantive knowledge and sound judgment by both parties
d) Known in the open market
e) Under no pressure
3) Principle of Change
- The use of the property that will give the most profit, the greatest
net income. The use should be physically possible, legally permissible,
financially feasible, which results in the highest value of the property being
valued
8) Principle of Increasing and Diminishing Return
- Relates to the principle of balance as well as to the principle of
contribution. This principle holds that as capital units are added, a certain
point is reached where the added units do not contribute value commensurate
with their costs
9) Principle of Substitution
b) Capital
c) Entreneurship
d) Land
11) Principle of Supply and Demand
- The value of the property depends on the number of properties
available in the market place- the supply of the product
-Other factors include the prices of other properties; the number of prospective
purchasers; and the price buyers will pay
1) Assessed Value
- The value of property established for property tax purposes typically
done by the assessor
2) Insurable value
4) Going-Concern Value
7) Book Value
- The original cost of an asset or property less accrued depreciation
8) Rental Value
- Refers to the price fixed for the right to use a certain property for a
specific period of time
9) Liquidation Value
1) Letter Report
- This is the least formal written report. This is used when the
supporting data is not required by the client. This consists of one to five
page business letter. This may include certain exhibits such as lot plan,
pictures, or supporting document.
2) Form Report
- This is preferred by lenders and others handling large volumes of
appraisals. This offers standardization of data and analysis for easy
review. Forms are available for various types of property. Some allow for
extensive narrative supplement as desired.
3) Narrative Appraisal Report
-Most formal and detailed type of report. It is preferred when user needs to
follow the appraiser’s step-by-step logic. It is often required as a test of
competence for appraiser’s applying for profession recognition and
designation.
2) Cost Approach
3) Income Approach
a) Location
b) Time Element
c) Physical
Characteristics d)Condition
of Sale
e) Others
Example:
The property is located at 74A Emora Grand Building Bonifacio Street, Davao
City, fronting the Espino Medical and Maternity Clinic. It is also adjacent with
various commercial establishments and moderate to heavy residential density on
rear side.
The 452 square meter commercial property is developed with a sixteen year old
4-storey commercial building. The improvement is well maintained and currently
st
used for business operation. On the 1 floor, there are 5 commercial spaces for
rent, 4 are already occupied by a Salon, a Coffee Shop, a Souvenir Shop, and a
nd
Spa. On the 2 floor is occupied by Dormitoryo Francesca which is an exclusive
rd
Ladies Dormitory. On the 3 floor is the Marketing Office of Paintline which is a
th
printing press company. On the 4 floor is the production area of Paintline. The
frontage of the property is 5 meters from the road. The subject property has an
elevation level with its fronting roads grade line and has an irregular rectangular
shape.
Comparable 1:
A 780 square meter corner lot with 3 fully depreciated bungalow houses is
offered for sale at an asking price of Twenty Million Pesos (P20,000,000) or P
26,000/sq.m offered for sale since December 2015. This is located along Artiaga
corner Aurora Quezon Streets and is 100 meter away from the subject property.
Comparable 2:
A 185 square meter vacant lot is offered for sale since January 2016 with an
asking price of Five Million Pesos (P5,000,000) or P27,000/sq.m. The same is
located along Quezon Boulevard, Davao City across Bonifacio Barangay Hall.
Comparable 3:
A 371 square meter lot with a year old 2 storey house (Fully Depreciated) is also
offered for sale at an asking price of Sixteen Million Pesos (P16,000,000) or P
43,000/sq.m. This is located along Artiaga Street, Davao City, fronting Polyclinic
Medical Center.
Comparable 4:
A 300 square meter improved lot with a 4 storey commercial dormitory building
(floor area undisclosed) has been sold 2 months ago and the asking price is
Thirty-Five Million Pesos Million Pesos (P35,000,000) or P116,000/sq.m. The
said property is located along Artiaga Corner Quezon Bouelvard Street and is
110 meters from the subject property.
BIR Zonal Value for commercial lots within this area is P 19,000 per square
meter.
Is reached by estimating values of the land and adding the cost of replacement, new
of the improvements, less accrued depreciation
Reproduction Cost, New
- The present cost of replacing the improvement with one having the same
utility
Depreciation - Loss in value from any cause
Causes: Deterioration
Functional Obsolescence
Economic Obsolescence
DETERIORATION
- The loss in value brought about by wear and tear, disintegration, use in
service and the action of elements
FUNCTIONAL OBSOLESCENCE
-Loss in value due to functional inadequacy or over-adequacy due to size, style
or age brought about by changes in art, poor planning
ECONOMIC OBSOLESCENCE
2 Phases of Depreciation
1) Accrued Depreciation (Past Depreciation)
- Loss in value that has already taken place up to the date of the appraisal or
capital already recovered.
2) Future Depreciation (Remainder Depreciation)
Formula:
Date of
Appra
Example: isal –
Date
Const
ructe
d
Estim
ated
Econ
omic
Life
Date constructed -
2002
Date of appraisal -
2014
2
4
s
Age-Life Relationships
= .30 or 30%
Effective Age
x Est RCN
Example:
The floor area of the building is simply multiplied to the corresponding estimated unit
cost of Reproduction, New of the building.
Formula:
Example:
Sixteen-year Old Four-Storey Commercial Building. A concrete framed commercial
structure with roof deck covered by corrugated metal roofing, painted smooth finish CHB
walls and partitions, painted hardiflex ceiling, painted panel and flush doors, glass on
steel framed window and granite tile floorings. Ground floor is partitioned into 5
commercial spaces. Second floor is partitioned into bedrooms which served as
dormitory. Third floor is partitioned into three rooms and the last floor is open area for
printing production. The building has stairways. Total Floor Area is computed at 452
square meters. Useful Economic Life of the structure is estimated at 40 years with an
actual age of 16 years.
III. INCOME APPROACH
It is a process of estimating the present value of anticipated net income benefits that
the property will produce during its remaining economic life.
The method of estimating the present value of income expectancies through
discounting process is called CAPITALIZATION.
Applies PRINCIPLE OF ANTICIPATION
= 8% + (100% / 24 Years)
= 8% + 4.17%
= 12.17%
Determination of Net Operating Income Attributable to Land
= P1,874,522 / 8%
PROPERTY MANAGEMENT
Here are seven of the most common tasks a property manager is responsible for.
1. Rent Responsibilities
Dealing with rent issues is one of the most common responsibilities of a property manager.
This includes:
● Setting Rent: The property manager is responsible for setting the right rent
levelto attract tenants to your property. They understand the market where the
property is located and have looked at comparable properties in the area.
● Collecting Rent: They ensure optimal cash flow by setting a date to collect rent
each month and strictly enforcing late fees.
● Adjusting Rent: The property manager can increase the rent by a fixed
percentage each year, according to individual state and/or municipal law. They
can also decrease the rent if they feel it is necessary.
2. Tenant Responsibilities
Managing tenants is another core responsibility of a property manager. They are involved in
all areas, including:
● Finding Tenants: Property managers are responsible for filling vacancies. They
know where to advertise the rental and what to include in their ads. They also
understand what attracts tenants, so they can offer tips to help makeover the
property.
● Screening Tenants: Property managers should have a consistent screening
process, including running credit checks and criminal background checks, which
can decrease your chances of being accused of discrimination. Experienced
property managers have seen hundreds, even thousands, of tenants, so they
have a better idea of how to select the right tenants; those who will pay their rent on
time, have a longer tenancy and create fewer problems.
● Handling Leases: This can include setting the lease term and making sure it has
all the necessary clauses to protect the owner. This includes determining the
amount of security deposit required.
● Handling Complaints/Emergencies: They are paid to deal with
maintenance requests, noise complaints and they have the necessary contacts
to handle emergency situations.
● Handling Move Outs: When a tenant moves out, the manager is responsible for
inspecting the unit, checking for damages and determining what portion of the
security deposit will be returned to the tenant. After move out, they are
responsible for cleaning the unit, repairing any damages and finding a new
tenant.
● Dealing With Evictions: When a tenant does not pay rent or otherwise
breaches the terms of a lease, the property manager understands the proper way
to file and move forward with an eviction.
The property manager must keep the property in safe and habitable condition. Property
managers are responsible for the physical management of the property, including
regular maintenance and emergency repairs.
● Property Maintenance: This includes performing preventative property
maintenance to keep the property functioning in top condition. For example, they
are personally in charge of, or must hire someone to, exterminate, check for
leaks, landscape, shovel snow and remove trash. This maintenance aims to keep
current tenants happy and attract new tenants.
● Repairs: When there is an issue, the property manager must fix the problem or
hire someone else to do it. They often have a large network of reliable plumbers,
electricians, carpenters and other contractors.
Good property managers have an in-depth knowledge of statewide and national laws
regarding the proper ways to:
● Screen a Tenant
● Handle Security Deposits
● Terminate a Lease
● Evict a Tenant
● Comply With Property Safety Standards
5. Supervising Responsibilities
Property managers can be responsible for managing the budget for the building and for
maintaining all important records.
● Managing Budget: The manager must operate within the set budget for the
building. In certain emergency situations when the occupants (tenants) or
physical structure (investment property) are in danger, they may use their
judgment to order repairs or likewise without concern for the budget.
● Maintaining Records: The property manager should keep thorough records
regarding the property. This should include all income and expenses; list of all
inspections, signed leases, maintenance requests, any complaints, records of
repairs, costs of repairs, maintenance costs, record of rent collection and
insurance costs.
● The property manager can assist the property owner with understanding how to
file taxes for the investment property.
● The property manager can also file taxes for the property.