I am looking for an advice on appraisal of a Day care center that is located in Northern California ( Alameda county ). This Day care center is currently zoned residential but with a Conditional Use Permit (CUP) to run a Day care center. The CUP is transferable to the next owner. Buyer would like to use it as a owner operated Day care center. Buyer's real estate attorney thinks it should be treated as a commercial real estate purchase because it will be used for commercial purpose. For appraisal, would this be treated as a SFR / commercial ? What would be the best approach ( sales / income / cost ) to appraise this property ? What type of experience should the appraiser have to evaluate this property ? Typically how much would this kind of appraisal cost ? Thanks - any information in this matter would be greatly appreciated.