Primary suite full bathroom with no shower.

[sputnam]

Appraisers, as a group, sure do spend a lot of time worrying over nothing burgers, huh?

 

[Tom D]

Poster, you must never have sold real estate for a living. Although, the old FHA vc sheet would have loved you. You got a higher FHA grade when you had more repairs.
I remember the old days with the claw tub, then years later you modernized it by adding a shower with a wrap around shower curtain.

But then, you could be punking this thread. The new minutia home inspection uad3 is just for you, if you are not.

 

[J Grant]

In NYC, the tenement railroad flat apartments where the bathtub was in the kitchen.. Claw tubs - after walking up six flights no elevator -

 

[Mark K]

Theoretically speaking, can a factor affect marketability without affecting value? I'm asking sincerely.

Absolutely. My office and area where I've worked for 40 years as a broker and an appraiser is located near a large airport. Some areas are designated as 'noise affected' areas on the zoning maps, generally along the flight path. The buyers in this area fall into categories: 1) Those that have lived in the area for a long time and are used to it, don't care about the noise, and 2) Those that won't buy in the noisy area at all.

The values in the noisy area are essentially the same as those in the other areas. So there is a slightly smaller market pool for the noisy homes but the price is not affected; plenty of buyers.

Same goes for homes located close to a busy, noisy freeway. You get used to it but if you're not from the area, it can be overpowering.

 

[ZZGAMAZZ]

Yes- which is the reason why an estimate of market exposure is required by USPAP when relevant to assignment results . Market exposure an estimae how long it might take to sell a property exposed to the open market.

An oddball property or one with ext obs or an over improvement might take 180- 200 days to sell at 400k price, whereas the typical property might take 60-90 days at 400k

DOM market exposure,-for the estimate, remember that market value definition refers to the typical motivated buyer and seller. Does the typically motivated seller want to wait 200 days to sell a property? If not, they might reduce the price to 380 k to sell it faster. but n indivusal owner, they might wait 200 days to find that one buyr willing to pay 400k

But, the market exposure reported in an appraisal pertains to the Opinion of Value expressed in that report, eh? Or does it pertain to the "market" market exposure? Guess I should know by now, eh?

 

[ZZGAMAZZ]

Absolutely. My office and area where I've worked for 40 years as a broker and an appraiser is located near a large airport. Some areas are designated as 'noise affected' areas on the zoning maps, generally along the flight path. The buyers in this area fall into categories: 1) Those that have lived in the area for a long time and are used to it, don't care about the noise, and 2) Those that won't buy in the noisy area at all.

The values in the noisy area are essentially the same as those in the other areas. So there is a slightly smaller market pool for the noisy homes but the price is not affected; plenty of buyers.

Same goes for homes located close to a busy, noisy freeway. You get used to it but if you're not from the area, it can be overpowering.

damn good examples. thanks.

 

[TerryRohrer]

One case, in your market area, does not hold true for all.

Of course any appraiser should do their own research. That is assumed when anyone gives advice here.

Nothing in my post implies or hints at anything remotely approaching this idiocy. Any appraiser who understood that would not make boorish, uniformed statements of opinion as fact like the following:

I can't believe an appraiser would think this is functional obs.

 

[Fernando]

I encountered this situation occasionally and would have put a thread but would have gotten more personal comments.

 

[Terrel L. Shields]

Personally, as someone with a crippling knee, only an idiot would build a house without an easy-accessible shower. But as far as functional obsolescence. good luck with making a justifiable adjustment that is well supported.

 

[Lycabull]

The primary bedroom en-suite full bathroom has no shower

OMG, thank goodness you didn't call it a "Master" bathroom or my ears may have been scarred for life and fallen right off. So sayeth the USPSP gurus and my last CE course