The most common appraisal methodology used for commercial property is the Mass Appraisal Approach. It is geared toward high output appraisal processes which works great for the assessor who is trying to value as many properties as possible in a short time frame. However, this method has limitations in measuring the unique factors of your specific property that influence market value.
To counter errors inherent in the Mass Appraisal Approach, Delta Property Tax Advisors proactively analyzes a comprehensive set of criteria that could dramatically affect your final appraised value.
▲ Principle of Anticipation –Your commercial property comes with the expectation of future benefits. What factors are at risk of affecting that future revenue stream?
▲ Direct Capitalization – Capitalization rate research is a critical component in the
valuation of income producing properties. Have you had a recent cap rate study in
your market to help determine fair market value?
▲ Equal and Uniform Analysis – Your property should be valued fairly against similar properties in the area. Have you investigated the appraisal district’s comparable properties and challenged unequal property tax assessments?
▲ Principle of Substitution – The cost of acquiring an equivalent, and possibly more
profitable, substitute property could be less than replacing your existing property.
How does your assessed value compare?
▲ Functional Obsolescence – Some property features, amenities or designs could
become obsolete with the passage of time. Is your building’s design impeding your
▲ Economic Obsolescence – External economic factors that are beyond your control
could affect appraisal valuations. Are there changes in your neighborhood that
should be considered?
Delta Property Tax Advisors takes all of these factors, and many more, into consideration when challenging your appraised values.
Retail Stores – Created and implemented a cost approach model for a client with 180+ special purpose retail stores that resulted in $450,000 in property tax savings
1,070 Unit Self-Storage – 38% Reduction in property taxes
199,999 sf Office Building – Reduced 15% after Equal & Uniform analysis.