How Many Ways Can You Support Adjustments in Your Appraisals? – Part 3

Wednesday, January 22, 2014

Over the past few weeks, we've released a couple examples from our book "Real Estate Appraisal Practice: A Collection of Examples" (www.appraisalpracticebook.com) which showcases examples of real world quantitative solutions to unique and common appraisal problems. In the first two postings, we showed both a cost- and a rent-based method for supporting an office finish adjustment for industrial properties in a sales comparison approach. In this article, we continue by switching over to the multifamily property type and show an example that demonstrates a method for adjusting for differences in Unit Mix (how many units in the subject and comparables are Efficiencies, 1-Bedroom, 2-Bedroom, etc.).

Before getting to the example, we thought it important to point out that "Unit Mix" is merely a categorical variable; not a measurement variable. It is neither discrete nor continuous. Is a 3‐Bedroom unit worth 150% of a 2‐Bedroom unit? Is it worth 300% of a 1‐Bedroom unit? Therefore, this example shows how to convert the unit mix into a variable that can be measured and compared formulaically.

Example 3 – Unit Mix Adjustment – Apartments

The subject appraisal assignment was to estimate the current market value of a 30-unit market rate apartment property. The property appraised consisted of a 1.46 acre site improved with a 30-unit apartment building built in 1973. It was 93% occupied and consisted of 24 one-bedroom units and 6 two-bedroom units. The appraisal was made for mortgage financing purposes. The date of valuation was June 23, 2011.

The appraiser used eight sales of apartment properties in their sales comparison analysis. One difference between these comparable sales and the subject property was their unit mix. The subject property had mostly one bedroom units; 80% (24 ÷ 30 = 0.80) of its total units. The comparable sales varied in their unit mix makeups. For example, sale #4 consisted of an apartment building where approximately 89% (40 ÷ 45 = 0.8888) of its units were one-bedroom units.

Unit Mix Adjustment

This adjustment category accounts for the differences in unit mix of the subject and comparable properties recognizing that the more bedrooms a multifamily property contains, the higher potential rent it can generally achieve. The expectation is that a property with a greater percentage of two‐ and three‐bedroom units should sell for a higher per‐unit price than a complex with a greater percentage of efficiencies and one‐bedroom units. We find in this market that efficiency units typically rent for about 85% of the rent that otherwise similar one‐bedroom units achieve. Two‐bedroom rents are generally about +25% higher than one‐bedroom units, and three‐bedroom rental rates are approximately 60% higher than one‐bedroom units. These observed rental differences are summarized as follows:

  • Efficiency Units: 85% of a one bedroom
  • One Bedroom Units: 100% of a one bedroom
  • Two Bedroom Units: 125% of a one bedroom
  • Three Bedroom Units: 160% of a one bedroom

To initiate the adjustment process, the subject and comparable sales are converted to an one‐bedroom equivalency utilizing the preceding scale. To make this calculation, the total number of each unit type is multiplied by its corresponding rent percentage differential. Each of these figures is then added together and divided by the total number of dwelling units at the property. The result is a one bedroom equivalent factor for the subject and each comparable property.

For example, the subject property, which consists of 24 one‐bedroom units and 6 two‐bedroom units, can be expressed on this one‐bedroom‐rent equivalent scale as being equivalent to an apartment with average units having rents of 1.05 times that of a typical one‐bedroom unit {e.g. [(0 x 0.85) + (24 x 1.00) + (6 x 1.25) + (0 x 1.60)] ÷ 30 = 1.05}. Then the relationship between the subject and each comparable one‐bedroom‐equivalency factor, if any, is the final adjustment factor, expressed as a percentage.

Conclusion

By converting the unit mix of the subject and comparables in to a measurement variable, in this case a rent-based method, the appraiser was able to provide a framework for understanding how the differing unit mixes impacted the market value of this property. We find that most adjustments that we see for apartment unit mix are supported on a difference in average unit square footages, but that this method is based on an economic scale for the adjustment.

This approach is viewed as a good technique of attempting to measure value differences for properties with varying unit mixes. It is important to consider that one of the most important components to this analysis is the observed rent differences at the start (efficiencies achieve 85% of a one-bedroom, two-bedroom units achieve 125% of one-bedrooms, etc.). One could even add to this example by including a table demonstrating such percentages.

Stay tuned. In our next posting, we will begin to tackle a time/market conditions adjustment.

Comments

One of my trainees after a two years on the job and being over whelmed by the new, complex and ever changing requirements for appraisals - had a good idea. He suggested maybe we should have a "UNION". Band together - - makes sense. Nurses, airline pilots, teachers and many other professions do. Give it some thought.

Great post! it would be of great opportunity for professionals like teachers, nurses, pilots and others. We all need to be united.

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