Determining the value of real estate is required in a number of personal or business situations. The most common (but not all) are as follows. Business Valuation: A business with real estate holdings must separate the value of its real estate from personal property or intangible value of the business.
Sale/Leaseback (Synthetic Lease): The real estate being valued is new or very young and has been developed for a specific purpose. Examples include but are not limited to: Bio-Medical facilities, Gas Stations, Restaurants and Process Related Manufacturing facilities. The valuation is undertaken so that: (a) cash fromthe equity can be used to fund expansion of the business, (b) an accelerated depreciation can be applied to the specialty items.
MACRS/Cost Segregation: A detailed cost segregation process identifies tangible personal property and exterior improvements and classifies them into 15, 7 and 5 year life spans. This allows for faster depreciation and accelerated tax savings.
Market Analysis/ Highest and Best Use: Applied when valuing vacant land or older property at the end of its economic life. Analyzes supply and demand, competition, location factors and estimated market capture rates. Includes a review of possible legal uses and provides a market analysis that answers questions like: (1) “What is the best use of this site?” (2) “Which of these several sites is best for this particular use?”
Dissolution of Marriage/Estate Probate: In either situation, the value of real estate or a business is often required. If the situation is contentious or complex, the appraiser is called as an expert witness.
Allocation of Purchase Price: When a business is purchased, it is necessary to allocate the price paid for real estate, machinery and equipment, and intangible assets.
Bankruptcy/Foreclosure: When a business experiences cash flow problems and debt obligations cannot be met, values are needed by all parties to aid in resolving the issue.