https://toolbox.silvercreekrealty.net/wp-content/uploads/2020/04/CMA.png 500 1000 R Steven https://toolbox.silvercreekrealty.net/wp-content/uploads/2017/11/toolbox-logo-per-enfold-1.png R Steven2020-04-13 11:27:242020-04-19 17:25:48CMA, Day 4
Thursday’s Objective: Making Adjustments
Adjusting Value for Property Differences:
- When comparing similar properties, there are always differences. Be sure to adjust your subject property’s value estimate for its differences from the comparable properties
- Add or subtract value for difference in lot or acreage size.
- Do the same for feature differences, such as bedrooms, baths, garage, etc.
- Look at financing differences that could have influenced sale price. Seller financing can at times result in a higher price paid for a property that is not related to its true value. Remember that these need to be “arms length” transactions. There should be no special situations, family sales, distress sales, etc.
Factors Affecting the Comparative Market Analysis:
- Location: Location is affected by backing up to businesses, on a major street, any hazard that would affect value. (noise 5-7%) Example-high power lines, water towers, apartment building backing to house
- Size: Houses should not vary more than 400 square feet of appraisal property or 20% of total square footage.
- Enclosed patio, even heated or cooled, will bring 25% of the square footage value
- If it is from the original foundation then 50% and if the porches, whether they are screened-in or glassed, only 15% of square footage value.
- The appraisers try to appraise within 5 years in age, and preferably in the same neighborhood. If they cannot find something in the same neighborhood, they will try to stay within 5-mile radius, preferably in the same city or school district.
- Do not compare new construction to existing. Sometimes you find a fairly new subdivision with no comps, this is where you will have to go into another subdivision within the 5-mile radius.
- Try to make sure they are new, in the same city, and same school district if possible.
- Condition: Estimate costs of repairs or improvements that would make the comparable equal in condition to other properties in the area. Some of the conditions are, for example, odors (pet, chemicals, smoke, cooking, and medical), clutter, drive up appeal, and cleanliness.
What can you help do to get the home sold?
- Baths – 1 full bath, 1/2 bath
- Garage – Single car, double carport
- Garage Conversions – When comparing these try to compare to other garage conversions. If the additional square feet are from a garage conversion, the owner will have a hard time getting it sold.
- The appraiser will likely give $5,000 for the addition, then deduct $10,000 for the loss of the garage. Marketing skills are needed on this, see your broker or contact an appraiser. You may want to offer property with garage being reconverted at seller’s expense.
- Fences – Stockade, Chain Link, Vinyl
- Exterior – Brick, frame
- HVAC – Central Heat, Central Air Fireplace- Wood-Burning, Decorative
- Other Kitchen Equipment – dishwasher, disposal, range, built-ins, microwave, trash compactor, countertops
- Sprinkler System – Front, Back (depending on size), automatic system
- Pools – Depends on type, age, normal for neighborhood, above ground, vinyl, gunite.
- Covered Patio – Small, large, or none
- Draperies – Custom draperies
- Finish Work – Tile, granite, wood floors, tumbled marble, travertine, faux finishes
- Extras – Storage buildings, storm cellars, gas grills, decks, fans, wall finishes, storm windows, upgraded light fixtures, electric garage door opener, mirrors, doors, moldings, etc. Ask the property owner to help you price these extras.
- Allow for depreciation – do not use new prices.
- Extras may help a property sell but doesn’t get you dollar to dollar spent usually not more than 10%.
- Acreage – Valued by city, lot size and use. Where does house sit on land, can it be subdivided?
- Pick an older property and a newer property:
- Conduct a CMA on each property
- Use what you now know about adjustments
- Adjustment Guidelines for CMAs: https://weknowtx.com/barryhardman/wp-content/uploads/sites/542/2018/10/CMA-Guidelines-Unbranded.pdf