The whole case for your value
A site visit, every approach that fits, and the reasoning written down.
- Length
- 10 to 15 business days
- Price, indicative
- From $3,500 per property
Some decisions need more than one page: a partner buyout, a sale without a broker, a long hold with a roof coming due. The advisory report is a consulting report, not an appraisal. It walks the building, prices it by the approaches that fit and writes down every assumption, so a skeptical reader can check the work.
The four-leaf review, in order
- Days 1 to 3
Gather the record
Leases, rent roll, operating statements, the tax notice, loan terms and any recent repair bids.
- Days 3 to 5
Walk the building
Roof, structure, systems, parking and every suite we can enter, photographed and noted.
- Days 4 to 8
Read every lease
Each lease and amendment abstracted, each income line tied to a document, each gap listed.
- Days 8 to 12
Price the property
Income, sales comparison and cost approaches as they fit, reconciled to a range and a point estimate.
- Days 12 to 15
Decide and deliver
A second read, then the report, sensitivity table and recommendation, with a 30-minute walk-through call.
What lands on your desk
- Who it is for
- Owners, partners and families who need one shared number
- Format
- Site visit, then a 25 to 40 page report and a call
- A 25 to 40 page consulting report, each figure tied to a source document
- Value by the income, sales comparison and cost approaches, as each fits
- A sensitivity table for vacancy, market rent and cap rate
- Site visit photos and a condition list, with each item’s effect on value
- A decision memo with the recommendation, the risks and next steps
- A 30-minute call to walk through the report
Who it suits, and who not
Right for you if
- Partners or family members who need one number they can all check
- Owners selling directly, without a listing broker’s opinion
- Long holds where condition and lease terms both move the value
- Owners with a snapshot from the last 60 days (the fee is credited)
Look elsewhere if
- A loan above the federal threshold, a court case or an estate filing needing a licensed appraisal
- A decision due this week (a snapshot takes five business days)
Example: a mixed-use building and a partner buyout
Two partners own an 18,000 square foot mixed-use building in downtown Casper: three shops on the ground floor, eight apartments above. One plans to buy the other out, and both agree to work from one independent report. The building dates from the 1920s, so the cost approach gets little weight. The sensitivity table shows each point of apartment vacancy moves value by about $11,200 ($1,008 of income at a 9.0% cap rate), so the partners agree on vacancy before price.
Valuation advisory report questions, answered
Is the advisory report an appraisal?
No. It is a consulting report containing an opinion of value, and its first page says so. It is written to support the owner’s decision, not a lender’s underwriting. Where a licensed appraisal is required, we tell you before you sign anything and can coordinate one with a licensed appraiser.
When is a licensed appraisal required instead?
Whenever a lender, a court or a filing will rely on the value. That covers most bank loans above the federal threshold, which the Federal Reserve, FDIC and OCC raised to $500,000 for commercial real estate in 2018, along with court matters and some estate filings. We can scope the question and coordinate a licensed appraiser.
Which approaches to value do you use?
The ones that fit the building, and the report explains why any approach was set aside. Income-producing buildings lean on the income approach, checked against sales comparison. The cost approach earns weight on newer or special-purpose buildings, where land and construction costs can be estimated with confidence. Each approach shows its math.
Can partners, heirs or advisers read it?
Yes. The report is written so a reader who missed every call can follow it: each figure cites its document and each adjustment is explained in a sentence. Partners, heirs, your attorney and your CPA can all work from the same copy. It is not written for a lender to rely on.
What does the site visit cover?
The roof, structure, mechanical systems, parking and every suite we can enter, plus the street and neighboring uses. It is not a building inspection; where a system looks doubtful, the report says to bring in a licensed inspector or contractor. Visits in Laramie County are included; elsewhere, travel is billed at cost and quoted up front.
Read on before you call
Scope this with us
A free 30-minute call to see whether the valuation advisory report fits your property, your dates and your budget.