• Welcome to AppraisersForum.com, the premier online  community for the discussion of real estate appraisal. Register a free account to be able to post and unlock additional forums and features.

California Licensing Fees Increased to $1,030 Every Two Years

Status
Not open for further replies.
Hubbard, Douglas W.. How to Measure Anything: Finding the Value of Intangibles in Business (pp. 367-373).
Phase 2



In Phase 2, we computed the VIA using Excel macros. (In this case, the information value chart in Exhibit 14.3 of this book would have worked, too.) Since the decision was not expressed in monetary gains or losses, the VIA produced results that meant, in effect, change in error of gallons forecast per day. The biggest information values then were details about convoy routes, including distances and road conditions. The second highest information value was how combat operations affected fuel consumption on combat vehicles. We designed methods to measure both. To reduce uncertainty about fuel use in combat operations, we opted for a Lens Model based on estimates of field logistics officers from the First Marine Division. These were mostly battalion staff officers and some unit commanders, all with combat experience in OIF. They identified several factors that they felt would change their estimate of fuel use by combat vehicles, including chance of enemy contact (as reported in the operations plan), familiarity with the area, whether terrain was urban or desert, and the like. I gave them each calibration training, then created a list of 40 hypothetical combat scenarios for each officer and gave them data on each of these parameters. For each of these scenarios, they provided a 90% CI for fuel use for the type of vehicle they commanded (tanks, LAVs, etc.). After compiling all of their answers, I ran regression models in Excel to come up with a fuel use formula for each vehicle type. For the road condition variables in the convoy model, we decided we needed to conduct a series of road experiments in Twenty-Nine Palms, California. The other contractors on the project procured Global Positioning System (GPS) equipment and fuel flow meters that would be attached to the trucks’ fuel lines. Prior to this study, no one on the team knew anything about fuel flow meters. I just told these consultants: “Somebody does stuff like this all the time. Let’s get resourceful and find out who does this and how.” In short order, they found a supplier of digital fuel flow meters on Google, and we were briefed on how to use them. They also figured out how to dump the data to a spreadsheet and synchronize the GPS and fuel flow data sources. Including travel time, it took three people a couple of weeks to do both the road tests and the Lens Model, including the setup and development of the Excel system. The GPS units and fuel flow meters were hooked up to three trucks of two different types. Initially there was some concern that larger samples were needed, but, taking the incremental measurement principle to heart, we thought we would first see just how much variance we would measure in these trucks—two of which were identical models, anyway. The GPS units and fuel flow meters recorded location and consumption data several times each second. This information was continuously captured in an onboard laptop computer while the vehicle was driven. We drove the trucks in a variety of conditions, including paved roads, cross-country, different altitudes (parts of the base varied in altitude significantly), level roads, hilly roads, highway speeds, and so on. By the time we were done, we had 500,000 rows of fuel consumption data for a variety of conditions. We ran this data through a huge regression model. There were far more rows than Excel 2003 could handle, but it was much more detail than we really needed. We consolidated the data into six-second increments and ran different regressions for different tests. By the time we were done with both measurements, we saw several surprising findings. The single biggest cause of variation in fuel forecast was simply how much of the convoy routes were paved or unpaved, followed by other simple features of the convoy route. Furthermore, most of these data (other than temperature) are always known well in advance, since the modern battlefield is thoroughly mapped by satellites and unmanned surveillance aircraft. Therefore, uncertainty about road conditions is a completely avoidable error. Exhibit 14.3 summarizes the forecast errors due to other specific variables. Change Change in Gallons/Day Gravel versus Paved 10,303 +5-mph average speed 4,685 +10-meter climb 6,422 +100-meter average altitude 751 +10-degree temperature 1,075 +10 miles of route 8,320 Additional stop on the route 1,980 Exhibit 14.3 Summary of Average Effects of Changing Supply Route Variables for a Marine Expeditionary Force (MEF) The combat vehicle model was no less of a revelation for the team. The single best predictor of fuel use by combat vehicles was not chance of enemy contact but simply whether the unit had ever been in that area before. When uncertain of their environment, tank commanders leave their fuel-hungry turbine engines running continuously. They have to keep hydraulics pressurized just to be able to turn the turret of the tank, and they want to avoid the risk—however small—of not being able to start the engine in a pinch. Other combat vehicles besides tanks tend to use a little more fuel by taking longer but more familiar routes or even, sometimes, by getting lost. The familiarity with the area was, like the route-related measurements, always a factor planners would know in advance. They knew whether a unit had been in an area before. Taking this into account reduced the daily fuel consumption error about 3,000 gallons per day. Putting the chance of enemy contact into the model reduced error by only 2,400 gallons per day—less than all but three of the supply route–related factors. In fact, it is barely more than the effect that one additional stop on the convoy route would account for.



Phase 3



In Phase 3, we developed a spreadsheet tool for the logistics planners that took all these new factors into account. On average, it would reduce the error of their previous forecasting method by about half. According to the USMC’s own cost-of-fuel data (it costs a lot more to deliver fuel in the battlefield than to your local gas station), this would save at least $50 million per year per MEF. There were two MEFs in Iraq at the time the first edition of this book was written.



Epilogue



This study fundamentally changed how the USMC thought about fuel forecasts. Even the most experienced planners in USMC logistics said they were surprised at the results. CWO5 Kunneman said, “What surprised me was the convoy model that showed most fuel was burned on logistics routes. The study even uncovered that tank operators would not turn tanks off if they didn’t think they could get replacement starters. That’s something that a logistician in 100 years probably wouldn’t have thought of.” The more “abstract” benefits of an everything-is-measurable philosophy seemed obvious to CWO5 Kunneman. “You are paying money for fuel. If they tell me it’s hard data to get, I say I bet it’s not. How much are you paying for being wrong in your forecast?” Torres agreed. “The biggest surprise was that we can save so much fuel. We freed up vehicles because we didn’t have to move as much fuel. For a logistics person, that’s critical. Now vehicles that moved fuel can move ammunition.” Like the SDWIS case, this is an example of what we didn’t have to measure as much as what we did measure. There were many other variables that might otherwise have been examined in much more detail, but we were able to avoid them completely. This is also an example of how much one can do with a hands-on, just-do-it approach to measurement. The bright computer programming consultants on the team, who told me they never change the oil in their own cars themselves, pulled up their sleeves and got greasy under a truck to attach the fuel flow meters and GPS systems. In the end, the fuel consumption measurements turned out to be easy because, in part, we never doubted that it was possible if the team was just resourceful enough. This is a sharp contrast to a previous study done by the Office of Naval Research that was more like typical management consulting: heavy on high-minded concepts and visions, no measurements and no new information. The final lesson here for measurement skeptics is what such measurement efforts mean for the safety and security of people. We didn’t need to explicitly compute the value of the security and safety of Marines for this project (although we could have done so with WTP or other methods), but less fuel being moved means fewer convoys, which put Marines in danger of roadside bomb and ambushes. I like to think I could have saved someone’s life with the right measurements. I’m glad fear and ignorance of measurements didn’t get in the way of that.



Hubbard, Douglas W.. How to Measure Anything: Finding the Value of Intangibles in Business (pp. 367-373).
 
Hubbard, Douglas W.. How to Measure Anything: Finding the Value of Intangibles in Business (pp. 367-373).

Hubbard's most useful insights for appraisers has to do with "calibration" of subjective opinion (Chapter 5 of the above book.) He maintains that people are natural "Bayesian Estimators"; that is, they are good at using prior knowledge to increase the accuracy of their subjective opinions. It's a question of using available information, before proceeding to subjective judgment. For example, extract all the information you can from quantitative property data, before you move to judge qualitative data. When you move to judge qualitative data on the subject, first pass judgment on the qualitative features of existing sales comparables. If you do this, you narrow down the probability of error when you judge your subject's qualitative features, or in other words, you increase the accuracy. And, this can all be measured, so that you can come up with estimates of how accurate your own estimates are. It's a science, that quite possibly only appraiser in the universe knows how to use.
 
How can the Marines predict a 'fat tail' event? There is a shortage of propane where needed in the upper Midwest and corn belt as all the corn needs drying. Even predicting a wet fall early, propane suppliers are undersupplied and farmers are getting half loads of propane they contracted to buy months ago. The suppliers are faced with the prospect of having too much on hand and having too little for the demand of the farmer. Which scenario damages the propane supplier most? It's a choice they will make that is conservative 9 of 10 times. It had nothing to do with the supply of propane from the gas companies and refiners. Many who didn't use much drying in the past also are paying dearly for it because they didn't switch to natural gas when available. It costs 4x more to dry with propane as with natural gas. The cost of a pipeline could easily pay for itself within one season if the gas lines are within 1 more or even 2.
 
Yeah, well I'm on a fixed income.
 
How can the Marines predict a 'fat tail' event? There is a shortage of propane where needed in the upper Midwest and corn belt as all the corn needs drying. Even predicting a wet fall early, propane suppliers are undersupplied and farmers are getting half loads of propane they contracted to buy months ago. The suppliers are faced with the prospect of having too much on hand and having too little for the demand of the farmer. Which scenario damages the propane supplier most? It's a choice they will make that is conservative 9 of 10 times. It had nothing to do with the supply of propane from the gas companies and refiners. Many who didn't use much drying in the past also are paying dearly for it because they didn't switch to natural gas when available. It costs 4x more to dry with propane as with natural gas. The cost of a pipeline could easily pay for itself within one season if the gas lines are within 1 more or even 2.

I imagine Hubbard could do a pretty good job of coming up with probabilities. But, it's not exactly like anyone can predict the weather all the time, now is it? Sounds like a Markov probability exercise.

I'm not sure what you are rambling about actually. Weather is unpredictable, propane suppliers don't want to risk covering the worst scenarios. The worst scenarios happen and there is no propane. So? Hubbard would say the problems can be minimized with careful analysis. Perhaps the suppliers need to hire Hubbard for advice. He could probably tell them the optimal amount of propane to keep in stock - if they can get it; which of course is another problem.
 
Bert, what does your regression indicate future licensing fees and net income for residential appraisers in CA over the next 5-10 years and where does that lead for appraisers? Be sure to include analysis of "Climate Change", wild fires, mud slides and the related issues. I'm sure one of your variables would be the great escape of folks leaving in mass because of the overly onerous taxes and regulations. Knowing your knowledge of statistical tools, you should be able to predict the future of RE values in CA over the next decade or so this afternoon. Inquiring minds want to know. Lay it on us brother.
 
Bert, what does your regression indicate future licensing fees and net income for residential appraisers in CA over the next 5-10 years and where does that lead for appraisers? Be sure to include analysis of "Climate Change", wild fires, mud slides and the related issues. I'm sure one of your variables would be the great escape of folks leaving in mass because of the overly onerous taxes and regulations. Knowing your knowledge of statistical tools, you should be able to predict the future of RE values in CA over the next decade or so this afternoon. Inquiring minds want to know. Lay it on us brother.

You are being cynical of course.

You kind of miss the point on regression. Generally we can analyze past data and extend existing trends into the future. As you know however, unexpected things can occur. You could hypothesize that these unexpected things do occur to various degrees and then hypothesize the effect. Then, at best you would get range of values.

It would be very much like forecasting the path of a hurricane. We see these forecasts all the time .... it could go north, or northwest, land here, land there. It does help to know where it would most likely land to decide whether or not it makes sense to prepare and to what extent.

Common sense.

However, with appraisal, more amazing things are possible. … And it is not just regression, it is more. Advanced appraisal: Valuation Engineering.

Believe me, the methodology for appraisal is going to undergo radical change.
 
Last edited:
Change is inevitable but your constant harping that Regression is the greatest thing since sliced bread is going to meet Keto and low carb as one diet doesn't fit everyone. I dare say that in rural areas like my own, Regression is like teats on a Boar Hog. Put there for some reason but totally useless. I have market derived proof every time I see a Zestimate from the industry leader in Regression analysis in the world. Keep on preaching. When do you launch your software?
 
I wonder if Zillow and other commercial real estate companies will be the true beneficiaries of AI and computer modeling advancements? The average real estate appraiser isn't in the running.
 
  • Like
Reactions: DTB
Status
Not open for further replies.
Find a Real Estate Appraiser - Enter Zip Code

Copyright © 2000-, AppraisersForum.com, All Rights Reserved
AppraisersForum.com is proudly hosted by the folks at
AppraiserSites.com
Back
Top