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  #1  
Old 06-29-2011, 08:38 PM
Pat Butler Pat Butler is offline
 
Join Date: Jan 2002
State: Illinois
Professional Status: Certified Residential Appraiser
Posts: 3,959
Default Anyone do cell sites?

I have an estate appraisal in Oswego that includes a single family house with a cellular tower on it with fairly substantial income.

I can do the SFR but am looking for someone competent to do the cell site. I would initially need a quote. I have the legal docs/lease for the cell site.

If anyone is interested then please email me offline to pat@appraisalservices.com. I'll then clear the release of the documents from the atty and email them to you for a quote. Thanks!
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Old 06-29-2011, 09:05 PM
leelansford leelansford is offline
 
Join Date: Mar 2002
State: Illinois
Professional Status: Certified Residential Appraiser
Posts: 13,482
Default

Pat, check your e-mail. The appraiser who I am referring you to probably knows more about the topic of (that is, all facets of) cell towers than 99+% of the appraisers in Illinois.

Lee
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Lee Lansford, IFA
"My opinions & my opinions only!"
  #3  
Old 08-03-2011, 03:12 PM
Cellularman Cellularman is offline
 
Join Date: Aug 2011
State: California
Professional Status: Real Estate Agent or Broker
Posts: 1
Smile cell site value

Cell sites are a booger to value due to the many fundamentals that can affect the value immensely. Cellular buyout firms value sites based on income, escalation %s and frequency AND 'credit worthiness' of the carrier(s) paying the rent. With these variables a cell site can be valued anywhere from 90 times monthly rent to 140 times monthly rent.

That said, most cell buyers figure a fair average price for a cell site is 120 times monthly rent.

Keep in mind that most cell leases have 'termination clauses' that allow the carrier the right to cancel with as little as 30 days notice. So in my experience banks will not lend on these and few buyers will pay extra for a property with a cell site.

Solution: get the seller to sell the cell site or get a buyer to buy the property and arrange a concurrent sale of the cell site. The latter makes the property a great buy because a buyer can often get all (or more) of their down payment back with the sold cell site lease.
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