Lesson 12 Exercises – Valuation of Property Using Overall Rates (The Income Approach to Value)

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  1. The subject property is a 1,500 square foot retail store. It recently sold for $250,000. Twenty percent of the purchase price was paid as a down payment at the close of escrow. The buyer anticipates a monthly income from property rents of $2,200 per month. The buyer anticipated the following expenses:
    • Management Expenses$ 500
    • Annual Insurance$1,500
    • Maintenance and Repair$2,250

    The buyer states that she owns other properties in the area and she expects a five percent vacancy and collection loss per year. She also said that the county was limited to one percent of the purchase price for property taxes.

    In addition to the sale of the subject property, the following properties have recently sold:

    Sale Sale Price Anticipated Monthly Income Anticipated Expenses
    (including V&CL)
    Anticipated Taxes
    1 $200,000 $2,100 $9,000 $1,500
    2 $275,000 $2,400 $6,200 $3,000
    3 $245,000 $2,350 $8,050 $2,000

    An analysis of recently negotiated leases indicates that a market rent for the subject property is $1.50 per square foot per month. Various operating statements indicate that similar properties experience a five percent vacancy and collection loss per year; and, annual expenses, excluding ad valorem property taxes, are typically 16½ percent of the effective gross income. The local effective property tax rate is one percent of the assessed value.

    Based on all of the above information, use the income approach to determine the value indicated for the subject property.

OAR DERIVATION PROCESS

Parcel Sales Price Anticipated PGI Anticipated GIM Anticipated Expenses (including V&CL) Anticipated Taxes Anticipated NIBR OAR
Subject $250,000 $26,400 9.47 $5,570 $2,500 $18,330 7.3%
1 $200,000 $25,200 7.94 $9,000 $1,500 $14,700 7.4%
2 $275,000 $28,800 9.55 $6,200 $3,000 $19,600 7.1%
3 $245,000 $28,200 8.69 $8,050 $2,000 $18,150 7.4%

Based on the above sales an OAR of 7.3 or 7.4 percent would be appropriate for the subject property.

VALUATION PROCESS

Market Potential Gross Income (PGI): 1,500 Sq. Ft. × $1.50 × 12 Months
 
$27,000
Market Vacancy & Collection Loss (V&CL): $27,000 × 5%
-
$1,350
Market Effective Gross Income (EGI)
=
$25,650
Market Operating Expenses (OE): $25,650 × 16.5%
-
$4,232
Market Net Income Before Recapture & Taxes (NIBT)
=
$21,418

NIBT / OAR + ETR
=
$21,418 / .073 + .01
= $258,048

CONCLUSION

The value using direct capitalization is $258,000. Property Tax Rule 2 states, in part, "…it shall be rebuttably presumed that the consideration valued in money, whether paid in money or otherwise, is the full cash value of the property." A value of $258,000 is supported by the appraisal, but placing a value of $250,000 — the sales price — is certainly reasonable.

  1. Your supervisor just handed you an assessment appeal file. The applicant filed, seeking a reduction pursuant to section 51(b)(2) of the Revenue and Taxation Code. The taxpayer feels the current market value of his property, as of the lien date, is less than the current assessed value. The taxpayer purchased the property three years ago for $700,000, and the assessor enrolled the sales price as indicative of market value. The assessed value, as of the current lien date, is $742,846; the effective tax rate is 1.1 percent

    The subject property is improved with a 12,000 square foot retail building. The building is divided into three separate stores of equal size. Two of the units are currently occupied while the third unit is vacant.

    1. Unit # 1: Fourth year of a five-year lease; rent of 55 cents per square foot per month.
    2. Unit # 2: Third year of a five-year lease; rent of 60 cents per square foot per month.
    3. The previous tenant leased unit # 3, currently vacant, on a month-to-month basis at 90 cents per square foot. The owner just leased this unit at 80 cents per square foot per month, on a five-year lease.

    All rents are on a "net" basis – the tenants pay all expenses except property taxes, which are paid by the owner.

    Included in his appeals application, the owner has submitted a copy of his income and expense statement for the last year:

    Owner's Income and Expense Statement

    • Actual Rents Received$87,600

      Expenses

      • Utilities:$ 1,000
      • Janitorial:1,200
      • Maintenance and repairs:1,500
      • Management:2,200
      • Insurance:2,500
      • Depreciation:6,500
      • Reserves for replacements:7,500
      • Property Taxes:8,500
      • Mortgage Interest:35,000
    • Total expenses-$65,900
    • Net Operating Income [NOI]$21,700

    The property owner is aware that mortgage interest expense is not allowable as an expense when valuing the property. He feels that a capitalization rate of 10 percent is appropriate for the property. Based on his assumptions, he feels that the property is only worth $567,000, which is why he is appealing the assessed value.

    You research your office's commercial property database and find the following information as of the current lien date. Typical vacancy and collection losses are seven percent of potential gross income. The sum of all expenses, except for property taxes, is six percent of effective gross income.

    Rent Comparables:

    TENANT AREA [SF] RENT/SF DATE OF LEASE LEASE TYPE
    shoe repair 4,000 75 ¢ one month old "net"
    Radio Shack 4,500 72½ ¢ current "net"
    Hallmark 8,500 80 ¢ current "net"
    candy store 4,150 75 ¢ two months old "net"
    clothing store 12,000 70 ¢ current "net"

    Comparables for Overall Rate Derivation:

    TYPE AREA [SF] NIBR | NOI SALES DATE SALE PRICE
    retail 10,000 $104,000 one month ago $1,100,000
    retail 8,500 $75,000 one month ago $775,000
    retail 14,000 $132,000 one month ago $1,400,000
    retail 25,000 $200,000 six months ago $2,200,000

    Based on the information presented above, what is the estimated market value of the subject property? In addition, what is your recommendation for the resolution of the assessment appeal?

OAR DERIVATION PROCESS

TYPE AREA [SF] NIBR | NOI SALES DATE SALE PRICE OAR
retail 10,000 $104,000 one month ago $1,100,000 9.5%
retail 8,500 $75,000 one month ago $775,000 9.7%
retail 14,000 $132,000 one year ago $1,400,000 9.4%
retail 25,000 $200,000 six months ago $2,200,000 9.1%
        OAR 9.4%

VALUATION PROCESS

Market Potential Gross Income (PGI): 12,000 × $0.75 × 12
=
+$108,000
Market Vacancy & Collection Loss (V&CL): $108,000 × 7%
-
$7,560
Market Effective Gross Income (EGI)
=
$100,440
Market Operating Expenses (OE): $100,440 × 6.0%
-
$6,026
Market Net Income Before Recapture & Taxes (NIBT)
=
$94,414

NIBT / OAR + ETR
=
$94,414 / 0.094 + 0.011
= $899,181

CONCLUSION

The market value of the subject property, as of the current lien date, from the income approach to value, is $899,000. The current assessed value on the roll is $742,846.  You recommendation for the resolution of the assessment appeal is no change in value; you should show your information to the applicant, and suggest that he withdraw his appeal.

  1. The subject property was purchased 15 years ago. The property is an eight-unit apartment complex. The local bank has recently gained title to the property through foreclosure proceedings – a change in ownership.

    During the last ten years, there have been very few sales of apartments in the neighborhood. The neighborhood is somewhat blighted and the crime rate is higher than the average for the rest of the town.

    Because the previous owner performed all normal maintenance and repairs, the twenty year old improvements are in average condition. The Replacement Cost New Less NORMAL Depreciation for the improvements is $415,000. Vacant lots that are of the same size and located in similar locations as the subject are selling for $95,000. This indicates a value of $510,000. However, you feel that, cognizant of the property's location, it may be suffering a loss in value due to the outside obsolescence.

    Six months ago, the local bank refinanced a comparable ten-unit apartment complex. The property is located in the same neighborhood as the subject property. The improvements are also very similar to the subject's improvements. The ten units rent for $650 per unit per month. Because of the neighborhood conditions, the bank would only loan 60 percent of the value indicated by their appraisal – $400,000 for the entire complex. The effective interest rate on the monthly payment, fully amortizing, loan was 11 percent; the term was 25 years. The property taxes on this complex last year were $3,500. The borrower/buyer expected the income and expenses, including the property taxes, to remain the same for now.

    The subject's units are renting for $650 per month. This appears to be typical for the neighborhood. A review of other complexes within the neighborhood indicates that the vacancy and collection losses are approximately 10 percent per year. Expenses, except for property taxes, appear to consume approximately 25 percent of the effective gross income.

    Similar apartments across town rent for $775 per month, and only experience a 3 percent vacancy and collection loss; the expense ratio, not including property taxes, is 10 percent. Banks will make 80 percent monthly payment loans, with an 8 percent interest rate, in this more stable neighborhood.

    The local property taxes are based on 1 percent of the annually enrolled taxable value. The subject's taxes last year were $3,500.

    What is your opinion of the market value of the subject property?

OAR DERIVATION PROCESS

Since we don’t have sales from which to extract rates, we'll derive an OverAll Rate by the band-of-investment method, first extracting a cash flow rate from a recently refinanced property.

Gross Income (GI): 10 × $650 × 12
 
$78,000
Vacancy & Collection Loss (V&CL): 78,000 × 10%
-
$7,800
Market Effective Gross Income (EGI)
=
$70,200
Operating Expenses (OE): $70,200 × 25%
-
$17,550
Market Net Income Before deducting Recapture & Taxes (NIBT)
=
$52,650
Property Taxes [PT]
-
$3,500
Market Net Income Before deducting Recapture (NIBR)
=
$49,150

Loan Amount
 
$240,000
Mortgage Constant, 11%, 25 Years
×
0.1176136
Annual Debt Service
=
$28,227

Net Income Before Recapture [NIBR]
 
$49,150
Annual Debt Service
-
$28,227
Cash Flow to the Equity
=
$20,923

$20,923 (Cash Flow to the Equity) / $160,000 (Down Payment)
= 0.130769, or 13.08% (Cash Flow Rate)

Debt Component
=
0.60
×
0.1176136
=
0.0706
Equity Component
=
0.40
×
0.1308
=
0.0523
Weighted Overall Rate
 
 
 
 
=
0.1229, or 12.3%

VALUATION PROCESS

We’ll use this OverAll Rate and direct capitalization to value the property:

Potential Gross Income (PGI): 8 × $650 × 12
 
$62,400
Market Vacancy & Collection Loss (V&CL): $62,400 × 10%
-
$6,240
Market Effective Gross Income (EGI)
=
$56,160
Market Operating Expenses (OE): $56,160 × 25%
-
$14,040
Market Net Income Before deducting Recapture & Taxes (NIBT)
=
$42,120

$42,120 [NIBT] / 12.3% [OAR] + 1% [ETR]
= $316,692 (Total Property Value)

CONCLUSION

The value indicated by direct capitalization is $317,000