Commercial Listing data is available from the Multiple Listing Service of NE Florida ( Northeast Fl. Association of Realtors). Also lease information is available at Lease rates for commercial and industrial properties Prices for commercial appraisals generally vary from $500 to 2,500; commercial appraisals are bid or quoted on an individual property basis. Call me for a price quote and a potential appraisal service engagement letter. Market & Marketability Analysis Population and Employment projections can form the basis for Market or Marketability Analysis for an area or real property. Click on the title and you will see a 2030 projection of single family dwelling population for Neptune Beach and Atlantic Beach, Florida. The table and drawing for the data and graphic was provided by the North Florida Transportation Organization, "Manifold, Release 8" helped me to display this information for the particular location shown. Wal-Mart and Publix Supermarkets both utilize this type of information for supermarket or retail sitings. In this case Wal-Mart pulled back and decided not to locate along Atlantic Blvd. south of Seminole Rd. but Publix will be relocating a supermarket on the South side of Atlantic Blvd.
in Neptune & Atlantic Beach Market Investment Analysis One of my favorite tools for very quick and basic investment analysis is the HP12-C. It comes with some stacked registers and buttons that will allow for a quick down and dirty analysis to arrive at Net Present Value or IRR (internal rate of return) for an investment property. It is an interesting review of a commercial property's potential from the investor's point of view. Over lunch or a short meeting with the proper estimates of an investment property's income, expenses and resale potential a knowledgeable user of this calculator can provide some valid conclusions. Let's have lunch or a meeting, you might decide this is a good tool for the investor. This is really the prelude to a formal commercial appraisal which can utilize a capitalized estimate of income or a discounted estimate of cash flows to arrive at an opinion of value by the income approach to value. Multiple unit Apartments, Office buildings, Industrial warehouse spaces and retail centers could all be analyzed quickly utilizing this straightforward calculator. Of course as with any calculator or computer the data has to be good. Trash in equals trash out. A realistic estimate of income or cash flows for an investment property is of paramount importance along with other considerations. If the commercial or industrial property is an income producing property a capitalized annual income estimate for a year or a discounted cash flow over several years may be applicable depending on nature of the cash flow. If the net income is considered stable a straight forward income capitalization might be appropriate. If income or occupancy is not considered to be stable then a more involved and detailed discounted cash flow analysis might be considered more appropriate to reflect the transition from partial occupancy to full occupancy at market rates over a typical holding period. Investor yield rates, generally the property yield rate (Yo) should focus on the prospective rates that are anticipated by the investors and that can be estimated based on the following information:
With several of these types of market derived expected yield rates for similar property types the appraiser can estimate a typical investor yield rate for a subject property. This property yield rate can then be used to discount estimated cash flows of the subject property (initial cost, periodic net incomes and resale price) into an estimated present value. AN APPRAISER ALWAYS NEEDS TO KEEP IN TOUCH WITH WHAT THE BUYERS OR INVESTORS ARE EXPECTING IN THE WAY OF RETURNS ON THEIR INVESTMENT OVER TIME. A LOCAL BUSINESS OR INVESTOR MEETING MIGHT BE A GOOD PLACE TO UNDERSTAND THESE EXPECTATIONS OR A" ONE ON ONE FACE TO FACE" DISCUSSION IS PROBABLY BEST. CALL ME I AM OPEN FOR EITHER AND THE INFORMATION SHARED CAN BE ENTIRE CONFIDENTIAL, AS YOU WISH.
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