Garage Question With A Photo

[Frederick R. Ruffell]

It is a garage, not arguing that. It's a 1 car garage with extra storage. OP called it a 2 car garage, but it's not. He's incorrect. Maybe we should call a ranch a 1.5 story with functional obsolescence because the attic isn't finished....or we could call it what it is. It's a ranch with an unfinished attic. I agree with you that the market would not pay full price for that structure as a 2 car garage, because it's a 1 car garage with some extra space for storage or shop.

Why then does it have 2 cars in it???

 

[residentialguy]

Why then does it have 2 cars in it???

To show that it's 2 cars wide, but it's misleading about it being a 2 car garage. You would have to remove the car on the left, then drive it up on dollys and push it over to park the car on the right, and then you could drive in the other car on the left.

Hey, I know...they might be able to hoist 2 more cars up in the air...now it's a 4 car garage!

You can put lipstick on a pig....

 

[JTip]

Why then does it have 2 cars in it???

You could squeeze three cars in the garage sketch, just smoosh them close together. Perhaps four if you reduce them to a Mini size....

It's a one car garage w/ unfinished shop area.

 

[KHS445]

Example: Two Car Garage = $5,000*, One Car Garage = $3,000*, One Car Garage W/Storage (similar to sketch) = $4,500*. (*Market Support Required). Call it what it is and then value accordingly. It is a one car garage with storage. There is nothing that says the storage needs to be specific size or used for everything other than a car. If the shoe (car) fits, then so be it.

 

[Frederick R. Ruffell]

You could squeeze three cars in the garage sketch, just smoosh them close together. Perhaps four if you reduce them to a Mini size....

It's a one car garage w/ unfinished shop area.

You are NOT analyzing the data that has been given. Its a question about garages and it shows structures, cars, and doors.
IF the upper left image is a 1 car garage and the upper right is a 2 car garage and the lower right is a 3 car garage (i say it's a 2 car garage with an additional tandem space but we have to accept that it is a 3 car garage as labeled and presented) THEN the lower right is a 2 car garage with diminished utility attributable to inadequate access to the second stall.
Yes of course we can come up with all manner of "what ifs" but that is NOT what the OP has asked us to do. Stop adding things into the OP original post and analyze the data presented, as I am sure you do in your appraisal practice.

 

[residentialguy]

Two Car Garage = $5,000*, One Car Garage = $3,000*, One Car Garage W/Storage (similar to sketch) = $4,500*. (*Market Support Required)

Wow, you're good enough to extract $500 increments from the market. I wish I could be a trainee again. They're always so accurate.

 

[residentialguy]

THEN the lower right is a 2 car garage with diminished utility attributable to inadequate access to the second stall.

False conclusion based upon a false premise. A garage car count, for appraisal purposes, is not the total amount of cars one could jam into it. I agree with you on the tandem garage, btw. It is not a 3 car, rather it is a 2 car with an additional space to park a 3rd car. Because someone label it a 3 car, doesn't mean it's a 3 car for appraisal purpose...nor does labeling it a 2 car for appraisal purposes mean it has less value than if you were to label it a 3 car.