A quick number, still measured
Comparables, an income check and a one-page memo in five business days.
- Length
- 5 business days from complete documents
- Price, indicative
- From $950 per property
Most decisions about a building need a number before they need a report. The snapshot is a consulting opinion of value, not an appraisal: recent comparable sales, a check against the building’s own income, and one page on what the number means for the decision in front of you.
Five business days, documents to memo
- Day 0
Documents in
Rent roll, leases, twelve months of income and expenses, the tax notice and a dozen photos.
- Days 1 to 2
Comparables pulled
Recent sales of similar buildings in the same market, adjusted for size, age and condition.
- Days 3 to 4
Income checked
Net operating income rebuilt from your books, divided by a cap rate (the yield buyers accepted).
- Day 4
Math rechecked
A second reader works the numbers again and tests each assumption before the memo goes out.
- Day 5
Memo and call
One page with the range, a point estimate and a recommendation, then a 30-minute call.
What lands on your desk
- Who it is for
- Owners deciding for themselves, not for a lender
- Format
- Desktop review from your documents and photos, then a call
- A one-page memo with a value range and a point estimate
- The income check: net operating income, the cap rate and the math between them
- Three to six comparable sales, each with its adjustments listed
- A plain recommendation for the decision you named on the scoping call
- A list of missing documents and the assumption used in place of each
- A 30-minute call to walk through the number
Who it suits, and who not
Right for you if
- Owners weighing an unsolicited offer, a listing or a refinance
- A first look before contesting a Wyoming assessment
- Partners who want a shared starting number before a longer conversation
- Anyone unsure whether a full report is worth ordering
Look elsewhere if
- A lender’s file, a court case or an estate filing (ask about a licensed appraisal)
- Buildings where condition is the open question (the advisory report includes a site visit)
Example: a downtown storefront and an unsolicited offer
The owner of a 6,400 square foot two-tenant retail building in downtown Sheridan receives an unsolicited offer of $640,000. The snapshot rebuilds net operating income at $61,500, and nearby sales support cap rates of 8.0% to 8.75%: a range of $703,000 to $769,000. The memo recommends a written counter rather than a quick yes, and flags that one lease ends in 14 months, which any buyer will weigh.
Valuation snapshot questions, answered
Is a snapshot an appraisal?
No. A snapshot is a consulting opinion of value, written for a decision you make yourself, and it is not an appraisal. It should not go into a lender’s file or a court record. If anyone other than you will rely on the number, we say so on the scoping call and suggest the right report.
When do I need a licensed appraisal instead?
When a lender, a court or an estate filing will rely on the value. Most bank loans above the federal threshold need one: in 2018 the Federal Reserve, FDIC and OCC raised it to $500,000 for commercial real estate. Court matters and some estate filings do too. We can scope the question and coordinate a licensed appraiser for you.
Is the snapshot fee credited toward a full report?
Yes. The full snapshot fee is credited against a valuation advisory report on the same property ordered within 60 days. The report starts from the snapshot’s documents and comparables, then adds a site visit, the approaches to value that fit, a sensitivity table and a 25 to 40 page write-up.
Do you visit the property?
No, the snapshot is a desktop review. We work from your documents, your photos, public records and a call about condition. When condition is the real question, such as a roof near the end of its life or a vacant suite needing work, the advisory report includes a site visit.
What if some documents are missing?
We can still price the property, and the memo lists every gap with the assumption used in its place. The five business days run from a complete set, so we confirm what is missing on day 0. A missing rent roll or expense history widens the range more than anything else.
Read on before you call
Scope this with us
A free 30-minute call to see whether the valuation snapshot fits your property, your dates and your budget.