Unadjusted values don't bracket the subject's value

[Zoe]

What does this and your prior post about Dolly haveto do with the topic?? Why do you keep posting things like this ?

Dolly don't like planes. I am sure many areas in Florida are very homogeneous. I have been there many times. Doesn't compare to Tennessee.

 

[Terrel L. Shields]

Miserable bus rides

My first and last bus ride was to take the physical for the draft. I flunked. The trip of 80 miles took 5 hours going. But the trip back? The first stop was my town and the driver was running 70 plus. We were home in 70 minutes.

 

[Surf Cat]

Of the 40 [FORTY] agents with somewhat similar listings throughout similar upscale neighborhoods, within 10 miles, NONE NONE NONE responded, possibly because the brief survey guaranteed the confidentiallity of their responses, with a caveat that a jurisdictional authority might require me to disclose the source of my survey results being submitted to Fed BK court.

Lol...well, no wonder... send an email like that to me with b.s. legal jargon and I'd block you from my inbox forever.

 

[Zoe]

Can't compare real property that is not competing with subject real property without explaining the differences. That is basic sales comparison approach.

Cost approach and income cap approach are different in some regards.

 

[Surf Cat]

Begin with the end in mind...why not start with a cost approach? That will separate land from building.

Then estimate and subtract the land value from sales of finished end product comps. Derive % adjustment from cost approach on how far bldg project done (say 85%)...remaining 15% would be applied to comps bldg component...that plus land gives adjusted price to opine a value range for the property 'as-is'.

Just curious, would you also deduct your local entrepreneurial incentive % on top of the adjustment? Or would that be baked in?

 

[Zoe]

Cost approach forces the appraiser to put a value on land as if vacant and as if improved.

 

[Zoe]

Sometimes cost approach is best approach an appraiser has.

 

[J Grant]

Hmmm. I thought they were very interesting, literally reminding me of the Miserable bus rides I had to take earlier in my life for various reasons, n making me appreciate the appraisal profession even more. And every time that appraiser makes a post, I kinda marvel at the cool cool name "Zoe."

Your personal musings do not belong in the appraisal topics, have some consideration for the other people here. Everybody is trying to be mice about it but you are just abusing us now with it

 

[alebrewer]

Who needs mods?....

 

[ZZGAMAZZ]

Exactly. Bracketing is a manual regression of sorts in that it attempts to minimize the adjusted range.

The term "the lowest spread between the numbers." Does that refer to the width of the adjusted value range?