Two family with a finished ground level

[RAUL RIVERA]

I am appraising a legal two family with three levels the ground floor has two car garage and is finished with 2 baths kitchen and 2 beds the ground floor is completely above ground. Then there's the 2nd level with 6 rooms 3 beds 2 bath and third level also has 6 rooms, 3 beds 2bath. The first floor has access to the ground level via interior the unit. can someone help me determine what is the ground level specified as ? A basement? its not underground at all. do i add the bed and baths count to the first floor unit ? this layout/design is typical for the neighborhood, several 2family homes have the same layout. some call it a basement. but i'm conflicted.

 

[andrew81]

please share front and back photos so we can get a better idea of what you are describing

 

[Lee Lansford]

I am appraising a legal two family with three levels the ground floor has two car garage and is finished with 2 baths kitchen and 2 beds the ground floor is completely above ground. Then there's the 2nd level with 6 rooms 3 beds 2 bath and third level also has 6 rooms, 3 beds 2bath. The first floor has access to the ground level via interior the unit. can someone help me determine what is the ground level specified as ? A basement? its not underground at all. do i add the bed and baths count to the first floor unit ? this layout/design is typical for the neighborhood, several 2family homes have the same layout. some call it a basement. but i'm conflicted.

If the 1st level is fully above-ground, the area is certainly not a basement. Next, from your description, I'm understanding (?) that there are 3 apartments?!? What?

 

[RAUL RIVERA]

If the 1st level is fully above-ground, the area is certainly not a basement. Next, from your description, I'm understanding (?) that there are 3 apartments?!? What?

Yes basically there are 3 apartments all with separate entrance and exits however the first level does have an entrance to the ground level from inside the apartment like a basement would and it is a legal 2 family in a 2 family zone. all my teachings point to ADU but maybe not because its not a single family with an accessory. when i spoke to the zoning officer he said basement ?

 

[RAUL RIVERA]

please share front and back photos so we can get a better idea of what you are describing

 

[andrew81]

i can understand how it might be confusing. it looks like a newer building, but there are some older (100+ years) ones in my area that have a similar design. they were originally built as commercial property. the ground level is unfinished garage, storage, and utility. the second level is considered the first floor since that is where the customers enter and the shops are located. the third level is commonly finished as a couple small apartments. since the ground level is unfinished and functions as a basement, it is common for this area to be called a basement.

looks like what you have here is at ground level there is garage and apartment #1, the second level is apartment #2, and the third level is apartment #3.

how you identify each level in the report is not as important as being consistent with labeling and valuing the levels similar for each comparable sale.

dont know how common this design of building is in your market. hopefully you can find similar built-in garages.

i would call it a three level on slab with built-in garage.

good luck