Commercial Real Estate Valuation

Sales comparison approach

The sales comparison approach is an alternative commercial real estate valuation method that relies on a matrix of significant features and attributes that can be used to compare different properties. These characteristics are derived from various sources, including published sales data and market trends. The approach is handy for comparing similar properties in a specific area since it provides a more accurate comparison.

Using a sales comparison approach to commercial real estate valuation has several limitations. First, it is not an exact science. There are more variables to consider in the real world, and data is often subject to adjustment based on assumptions and interpolations. Second, applying the sales comparison approach to unique or not commonly sold properties is difficult.

A sales comparison approach is another common type of commercial real estate valuation and uses similar properties in the local area. It analyzes recent sales and makes adjustments for any differences between the properties. The value of the subject property is based on the sum of these factors.

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Income capitalization method

The income approach uses the principle of anticipation, which states that value is created from the uncertainty of future benefits. The income capitalization method attempts to convert this expectation into a present value estimate. It starts with an analysis of the market and the subject property. After this, the investor estimates the gross income from the property, subtracting the expected losses from vacancies and collection and applying the appropriate capitalization multiplier to arrive at a value indicator.

The income capitalization method is inappropriate for all properties, especially owner-occupied ones. The reason is that this method relies too heavily on the income from the property. Therefore, the capitalization rate may drop significantly if the property’s income falls significantly. However, the direct capitalization method may be the best choice if the property’s income is stable and the property is occupied at market rents.

Income capitalization is one of the three prominent real estate valuation methods. It is used to value income-producing properties, such as retail properties, office buildings, and shopping centers. The income generated by the property must exceed expenses incurred to maintain and operate it. The higher the income, the higher the value.

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Cost per rentable square foot

The cost per rentable square foot of commercial real estate varies greatly from market to market. In some cities, rates can be as high as $81 per square foot per year, while in others, prices are less than $5 per square foot. The United States has the world’s largest commercial real estate market, with the largest sub-markets being office space, retail space, and industrial space.

The cost per rentable square foot of commercial real estate is typically listed by landlords and is based on the square footage allocated to a tenant. The cost per square foot is different for office space than for industrial units since office space tends to be located in urban areas where space is limited, and demand is higher. In contrast, industrial units are typically located outside cities and require larger space. They often house large equipment and serve as storage for future shipments.

Another important consideration is location. In the New York City market, for example, the most expensive submarkets are in the Financial District, the Hudson Yards, and SoHo.

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DCF method

The DCF method for commercial real estate valuation is a critical tool for investors in the commercial real estate market. The DCF model was developed by combining sales comparisons and cap rates and a process known as modeling actual rent collections. The DCF approach is more detailed and granular than cap rates, and it accounts for a host of factors, including lagging industries and the possibility of missed rent payments.

The DCF method for commercial real estate valuation includes several assumptions about the property’s future cash flows:

  1. The investor must know the initial cost of the property, interest rates, and expected year-by-year expenses and profits.
  2. The investor must also have an estimated holding period.
  3. Using the formula, the investor can evaluate the cash flow from each year.

The process repeats for as many years as the investor thinks they will hold the investment.

Finally, DCF analysis can be applied to commercial real estate projects to determine their net present value and internal rate of return. These are essential measures of commercial real estate projects, yet prospective investors often misunderstand them.

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