Need Help with ANSI/Below grade, hold the snark please!

[TerryRohrer]

Functional issues tend to vanish like a frt in a windstorm when you are appraising at the very bottom of the value range; these buyers are not that particular as evidenced by the multiple offers.

I'd note the atypical floor plan in the report and reconcile towards the lower end of the adjusted range.

On another note, I can't believe that this forum censors the word "f-a-r-t".

I was working on a mobile home court appraisal with a few owned mobiles and while verifying rents and sales I spoke to one broker who stated, "Yeah, some people just really prefer mobile homes!" when we were talking about $2,500 mobile homes renting for $700 per month.

There is a stark difference between choosing what you prefer and selecting the least costly option. Those suggesting all purchase decisions reflect preferences don't understand. Those mobile home sites that were renting for $250 a month here for decades are now $750+, with much stricter age of home requirements, and the homeless population is reportedly rising fast. I do not think a sidewalk is a preference.

 

[J Grant]

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you liked it when Mark said - lol

Functional issues tend to vanish like a frt in a windstorm when you are appraising at the very bottom of the value range; these buyers are not that particular as evidenced by the multiple offers.

I'd note the atypical floor plan in the report and reconcile towards the lower end of the adjusted range.

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This is the same advice I gave, in my posts on this topic. It is the advice that makes sense and is relevant to the assignment.

 

[TerryRohrer]

you liked it when Mark said - lol

This is the same advice I gave, in my posts on this topic. It is the advice that makes sense and is relevant to the assignment.

The first sentence fragment is what I liked. I see hundreds of sales every day with multiple offers in every price range, so multiple, unaccepted offers are not data I rely on. Just as I don't rely on multiple offers as evidence that a contract price above my opinion of market value is actionable "evidence." My preference is to avoid shifts in logic with changes in circumstances.

 

[Surf Cat]

How idiotic.

It's true. You were particularly grumpy yesterday.... I read a couple of your comments to another poster I went.....whoa!

But it happens.... everyone here goes below the belt sometimes. Human nature.

 

[Surf Cat]

How idiotic.

I was reading a story this morning about a tourist who got out of the car in Africa to get a closer vantage point for a photograph of some elephants.

He got trampled to death. Now that's idiotic....

 

[J Grant]

The first sentence fragment is what I liked. I see hundreds of sales every day with multiple offers in every price range, so multiple, unaccepted offers are not data I rely on. Just as I don't rely on multiple offers as evidence that a contract price above my opinion of market value is actionable "evidence." My preference is to avoid shifts in logic with changes in circumstances.

Multiple offers need to be considered in relation to an individual property - that is why appraising is unique each time out and not generic.

Muplie offers on a normal property are often a clue that the contract may be a higher price due to stimulus ( unless the listing agent underpriced a subject ).

But in the case of an oddball property where funct obs is suspected, it shows buyers are accepting the flaw and want the property anyway.

 

[TerryRohrer]

It's true. You were particularly grumpy yesterday.... I read a couple of your comments to another poster I went.....whoa!

But it happens.... everyone here goes below the belt sometimes. Human nature.

I wasn't the least bit grumpy. The poster in question is a just licensed, know-it-all idiot who can't discuss appraisal principles and can't explain, much less defend or suppor,t, his assertions. If you read the exchange, you will note that I simply asked him to define accuracy and reliability (terms he introduced and insisted differed between methods), and explain how they are measured. His response was to "attack", as you and JGrant would characterize it, my understanding of real estate. If someone with experience and a demonstrated knowledge of appraisal principles and judgement, and worthy of any respect, questioned my understanding of anything, I would pause for self-refection, but from one with a kindergarten mentality, it is drivel. Mind you, I couldn't tell him what I really thought and still be posting here today. Anyone with a rudimentary understanding of appraisal principles understands location doesn't change principles.

I'm not here to attempt to boost the self-esteem of anyone, particularly the passive aggressive ninnies who need everyone to agree with them. I primarily post here to improve my abilities to explain and defend what I do daily. One of my concerns has long been how to defend the use of regression analysis in appraisal work in the event that I were on opposing sides from a competent appraiser who understood the subject matter. While I'm sure there are who do not to speak to the stupidity encountered in this and similar forums pertaining to this topic, it seems that I have no concerns if I stay out of CA and FL and don't tick off Bert or Mejappz.

It really is dissapointing to see the same misguided appraisers rail about what is being done to them by everyone who uses appraisals while in the next breath dismissing, without any effort toward learning or understanding, the tools most responsible for replacing them. It has been no secret...FNMA clearly stated in about 2014 that many, many appraisers were not conducting analysis while certifying they were. I wish they had started dealing with it then, but in the face of no significant change by appraisers, they seem to be doing so now. But, better late than never.

 

[TerryRohrer]

I was reading a story this morning about a tourist who got out of the car in Africa to get a closer vantage point for a photograph of some elephants.

He got trampled to death. Now that's idiotic....

Hereabouts, they have been labeled "Tourons." I'm about 70 miles from Yellowstone Park, so the nightly news usually has a story about some one taking a selfie with a bear, bison, or elk. Some get more than a photo!

 

[TerryRohrer]

Multiple offers need to be considered in relation to an individual property - that is why appraising is unique each time out and not generic.

Muplie offers on a normal property are often a clue that the contract may be a higher price due to stimulus ( unless the listing agent underpriced a subject ).

But in the case of an oddball property where funct obs is suspected, it shows buyers are accepting the flaw and want the property anyway.

Entirely subjective, even though unsupported. Which I whole-heartedly support your right to be.

 

[J Grant]

Entirely subjective, even though unsupported. Which I whole-heartedly support your right to be.

Multiple offers on an oddball property means the oddball features are accepted by buyers - what is "subjective" about that?

Appraisers are supposed to analyze the market, not ignore it.