What is an Appraisal?

In the simplest terms, an appraisal is an opinion of value. When that opinion is formed by a trained and qualified appraiser, it is based on a systematic process of defining and planning a solution to the appraisal problem, gathering and analyzing all necessary information, applying the approaches to value, and reconciling all of that analysis and data into the opinion of value. This opinion can be stated in the form of a single value or a value range.

In arriving at a value opinion, an appraiser will consider several methods of appraisal application that approach the concept of property value from different perspectives. These methods are referred to as the "approaches to value" and are the cost approach, market approach and income approach.

Cost Approach. The cost approach to value combines an estimate of land value with an estimate of depreciated reproduction or replacement cost of the improvements.

The principle of substitution is the basis of the cost approach. The theory of this principle is that no rational person will pay more for a property than the amount for which they can obtain, by purchase of a site and construction of a building, a property of similar desirability and utility.

Market Approach. The market or direct sales comparison approach to appraising a property involves a process of comparing market data such as property sale prices, asking prices and offers of prospective buyers or tenants willing to purchase or lease.

Usually, a comparison grid is used to make adjustments to comparable sales for differences from the subject property for things like location, building size, lot size, condition, construction quality, number or baths, fireplaces, garage stalls, etc.

In the market approach, the appraiser attempts to measure and reflect the reactions that typical potential purchasers would have to the property being appraised.

Income Approach. The income approach to value is based on an estimate of net income derived from the operation of an income-producing property and selecting a capitalization rate from market indications of similar properties to convert that income to an estimate of present worth for the property.

The principle of anticipation is the basis of the income approach and affirms that value is created by the expectation of financial benefits to be derived from the possession, operation and/or capital gain from selling a property.