Presentation on theme: "An Overview of Real Estate and the Appraisal Report"— Presentation transcript:
1An Overview of Real Estate and the Appraisal Report Presented by:Guy J. Bourgeois, AACI P.App,
2Bourgeois and Company Ltd. Providing Real Estate Appraisal and Advisory Services to Western Canada since 1979.Full service firm with Accredited professionals specializing in various sectors of the Real Estate market.We have 3 divisions – Residential – Commercial and Research
3What we doProviding professional advice to every category of property owner.Industrial, Commercial, Single and Multi Family Residential.Appraisals, Feasibility Studies, Litigation Support, Subdivision analysis and IFRS valuationsResearch Studies for Real Estate Developers, Municipal Governments and Institutional (REIT) Investors.Lease rate studies and arbitration
4Our research DivisionWe Research, study, and analyze individual market segments in Multi-family Residential, Commercial and Industrial Sectors in Edmonton since 1994.We have a subscription to all real estate transactions in Alberta from land titles office.The Edmonton and region investment, industrial, commercial and land sales transactions are extracted and researched and input into our data base.All sales are inspected and photographed and vendors, buyers and realtors are contacted for details regarding each sale.Any questions about us??????
5Appraisal Institute of Canada Founded in 1938The Appraisal Institute of Canada grants the two most prestigious real property valuation designations in Canada.Canadian Residential Appraiser (CRA)Accredited Appraiser Canadian Institute (AACI)
6AIC DesignationsThe AACI designation is the higher of the two designations, requiring completion of additional curriculum and experience requirements. Generally takes 5 years to achieve designation.Many individuals begin by earning their CRA designation which takes about 2 ½ years to achieve
7Difference between the CRA and AACI CRA – Valuation of undeveloped residential dwelling sites and dwellings containing up to 4 self contained housing units.AACI – Qualified to appraise and advise on all categories of Real Property.Want to know more-go to “www.aicanada.ca”
8Types of Property - Residential Property zoning in Edmonton includes:RPL,- (smaller lots , affordable housing)RF 1,(this is the more traditional size lot you find in older neighborhoods)RF 3 (allows development, duplexes and 4 plex properties.)RF4, RF5, RF6, RA7, RA8, RA9 – (permits higher density residential development. Includes senior’s projects, apartments and residential condos).
9Zoning and the planning process Zoning for residential is very specific and determines not only the number of units permitted but also the parking requirements and requirements for recreational amenities.Planners determine where each zoning class will be located long before the subdivision is developed.
10Types of Property - Commercial Commercial property zoning in Edmonton includes:CNC, CSC, CB1, CB2, CHY, CO.Allows development for retail / service stores, shopping malls, office buildings, restaurants, and all types of commercial uses.Again zoning dictates parking and building size requirements.
11Types of Property - Industrial Property zoning includes: IB, IM, IHPermitted uses include Warehouses, Distribution Centers, Manufacturing Facilities, Shops, Service Bays, Equipment Storage, and Special Use Buildings.Also includes office uses within an industrial area.Each category is located with regard to neighboring uses..
12What is a Cap Rate??? Who Knows how to calculate a cap rate??? What is involved in calculating a cap rate?What information do we need?Is a Cap rate a “rate of return”??Or is it just a relationship?A cap rate is only a rate of return if the property is purchased on an all cash basis – That’s one reason all appraisals are completed on the assumption that no financing exists.Yet the influence of financing is always inherent in the cap rate correlation, because financing is an important part of the decision to buy and all comparables used to calculate a cap rate are bought conditional on financing.
13How do we calculate a Cap Rate? From comparables sales data……Cap Rate = Net Income Sale PricePitfalls- Actual rent vs. market rent- Actual expenses vs. market expenses- Actual vacancy vs. market vacancy- How good is your data??
14Multi family Residential Market Analysis Recent analysis of apartment building sales in Edmonton.Property zoned RA7, RA8, or RA9Analysis consisted of more than 400 apartment building sales between June 2005 and June 2010.
15Apartment Building Analysis Current market data indicates an average price per unit of approximately $100,000.That’s down from about $135,000 per unit in the peak of the market in June 2007.2006/07 Price driven by speculation and condo conversion
16Cap Rate Analysis Apartment Buildings This analysis is the most indicative of the overall market in Edmonton in the last 5 years.Although these are apartment sales both the commercial and Industrial market has reacted the same way.
17Commercial Market Analysis Recent analysis of commercial buildings and condominiums.Analysis focused on sales of commercial buildings between 10,000 – 30,000 sq. ft. and commercial condominium units between 2005 and 2010.Sample consisted of 115 sales for buildings, and 158 sales for condominiums.
18Commercial Building Analysis Definitive rise in building values during 2006 – 2007 ‘Boom’ period.Post recession data shows a ‘flattening’ of prices.
19Commercial Office style Condominium Analysis The trend continues with condominiumsPrices ranging from $200 - $300 sq. ft.As lease rates downtown increased, condo prices increased.As lease rates decline, condo prices decline.
20Industrial Market Analysis Recent analysis of industrial buildings and condominiums.Analysis focused on sales of industrial buildings between 10,000 – 30,000 sq. ft. and industrial condominium units.Sample consisted of 239 buildings, and 380 condominiums.
21Industrial/Warehouse Analysis Median Prices ranging from $75 - $150 / sq. ft.Wider range of values due to unique features of industrial buildings.
22Industrial Condominium Analysis Prices range from $50/sq. ft. $250 / sq. ft.Trend is consistent with other market segments under analysis.
23Cap Rates Industrial & Warehouse Note the consistent reaction of cap rates
24Some of the Factors That Influence Value LocationSizeAgeExternalitiesMarket ActivityHighest and Best UsezoningConstruction CostsDepreciationIncomeUtilityAny Questions on Data Analysis??
25Lets talk about the Appraisal Report What is the first thing you look at when you get an appraisal?Do you read it?Do you read parts of it?What is most important to you?What is least important?
26Understanding an Appraisal Report Letter of Transmittal – Contains summary of Subject Property, Appraisal Techniques, Estimates of Market Value, and Correlation of Market Value.Summary of Salient Facts – Summarizes Location, Legal Description, Brief Description of Improvements, Land Use Criteria, Highest and Best Use, Estimate of Market Value by Each ApproachPurpose of Appraisal
27Understanding an Appraisal Report continued… Assumptions and Limiting ConditionsExtraordinary Assumptions and Limiting ConditionsScope of Appraisal – Covering the Extent of Research Completed Within a Report, Approaches Applied to Estimate Market ValueEconomic, Regional, and Neighborhood Analysis
28Understanding an Appraisal Report continued… Description of Improvements – Type of construction, building area, net leasable area, building age, interior and exterior finishing, effective age and remaining economic life, site improvements, and photographs.Depreciation, items that need repair.Property Tax and Land UseHighest and Best Use
29Methods of Valuation Cost Approach Income Approach Direct Comparison Approach
30Cost Approach Principle of Substitution Total Value = Building New – Depreciation + Improvements + Land ValueRequires an estimation of Land Value, the cost of the Building and Depreciation.Reproduction vs. Replacement CostMost applicable in New / Proposed properties, ‘Special-Use’ type properties, and properties with limited comparable market information.
31Income ApproachValuation method based on the present worth of all the net income the property would produce during its remaining useful life.Involves analysis of leases, actual or market rents, and pro-forma operating statements.Direct Capitalization Technique.Cap Rate = NOI / Sale PriceReconciling ‘Market Value’ Utilizing Direct Capitalization or General Cap rate correlation.Market Value = NOI / Cap RateDiscounted Cash Flow Analysis
32Direct Comparison Approach Estimation of value using direct market evidence.Assembling sales information regarding similar propertiesEstablishing method of comparison (price per sq. ft. or per acre, or price per suite, gross income multiplier)Identifying elements of comparison (property rights, conditions of sale, time, location, physical characteristics, economic characteristics, zoning) and performing the appropriate adjustments
33Direct Comparison Approach continued… Correlation of all information gathered from comparable sales.Correlate an appropriate value range for the subject.This approach is limited by the activity in the market, and is difficult to apply for special use properties for which there are few comparable sales.
34Reconciliation of Final Value Examine estimated market value by cost, income and direct comparison approaches.Correlate market value in accordance to the best approach applicable to the subject property.
35Bourgeois and Company Ltd. Thank you!!!Questions?Contact Information:Guy Bourgeois, AACI P.App, CRPBourgeois and Company Ltd.14207 – 115 Avenue NWEdmonton, ABPhone:Fax:Website: