What are the 3 approaches to value real estate?
What are the 3 Approaches to Value Commercial Real Estate?
There are three commonly used approaches in real estate appraisals. The Sales Comparison Approach values commercial real estate by comparing it to similar properties that have recently sold, adjusting for differences like size and location. The Cost Approach estimates value based on the cost to construct a similar property at current prices, minus depreciation, plus the land value. The Income Capitalization Approach values properties based on their income potential, calculated by dividing the Net Operating Income by the Capitalization Rate, reflecting expected investment returns.
Below is a quick summary of each approach and where it is most commonly used in appraisals.
Sales Comparison Approach
The Sales Comparison Approach compares a property to similar properties that have recently sold in the market. This approach is also known as the market approach. Here's how it typically works:
- Selection of Comparables: The first step involves identifying properties that are similar to the subject property, known as comparables or "comps". These properties should be similar in terms of location, size, condition, and use.
- Adjustment for Differences: Since no two properties are exactly alike, adjustments are made for differences between the subject property and the comparables. These adjustments can be for factors like age, condition, size, location, and any unique features.
- Analysis of Comparable Sales: The adjusted sale prices of the comparables are then analyzed to estimate the market value of the subject property. This can involve averaging the adjusted sale prices or applying more complex statistical methods.
- Application of the Results: The final step is to use the analyzed data to estimate the market value of the subject property. This value is often used in buying, selling, financing, or investment decisions.
This approach is most effective in markets where there are many similar transactions, as it relies on actual market data. However, its effectiveness diminishes in unique property situations or in markets with few comparable sales.
The Cost Approach estimates the value of a property by calculating the cost of constructing a replica of the subject property at current prices, less depreciation. This approach is particularly useful for unique or special-purpose properties that don't have many comparable sales. Here's how the Cost Approach typically works:
- Estimate of Land Value: The first step is to estimate the value of the land as if it were vacant and available to be put to its highest and best use. This is often determined by looking at the sale prices of similar, nearby plots of land.
- Estimation of Construction Costs: The next step is to estimate the cost to construct a new building that is similar to the existing structure on the property. This includes costs of materials, labor, builder's profit, and permits. This is often referred to as the replacement cost (building a similar structure) or reproduction cost (building an exact replica).
- Deducting Depreciation: Since the existing building is not new, the appraiser must then deduct for all forms of depreciation. Depreciation can include physical wear and tear, functional obsolescence (outdated design features), and external obsolescence (loss in value due to external factors like changes in the neighborhood).
- Adding Land Value: Finally, the value of the land (as estimated in the first step) is added to the depreciated cost of the building to arrive at the total property value.
This approach is most relevant for properties that are not frequently sold or rented, like schools, hospitals, or government buildings. It is less effective for properties in active markets where ample comparable sales data is available, as it doesn't reflect the market's perception of the value which can include factors beyond just cost.
Income Capitalization Approach
The Income Capitalization Approach is used to estimate the value of a property based on its ability to generate income. It is particularly effective for income-producing properties such as apartment buildings, office buildings, retail centers, and industrial properties. Here's how it typically works:
- Estimating Net Operating Income (NOI): The first step is to calculate the property's Net Operating Income (NOI). NOI is determined by subtracting the property's operating expenses (like maintenance, management fees, insurance, taxes, etc.) from its total rental income. Note that NOI does not include mortgage payments or capital expenditures.
- Selecting a Capitalization Rate (Cap Rate): The capitalization rate, commonly referred to as the cap rate, is a rate of return used to estimate the value of an income-producing property. It reflects the investor's expected rate of return on their investment. Cap rates are derived from the market and vary based on the location, type, and risk associated with the property.
- Applying the Capitalization Rate: The value of the property is estimated by dividing the NOI by the cap rate. This formula reflects the principle that the value of the property is directly related to the income it generates.
- Property Value = Net Operating Income / Capitalization Rate
- Consideration of Market Trends and Comparables: While the income approach provides a mathematical valuation, it's also important to consider current market trends and comparables to ensure the valuation is in line with the market.
This approach is particularly useful for evaluating properties where the primary objective is income generation. It relies heavily on accurate income and expense data as well as an appropriate cap rate. An inaccurately chosen cap rate can lead to significant overestimation or underestimation of the property's value.