The Harris Company Commercial Appraiser LA CA / Consultant, Los Angeles, LA, L.A., Southern California, Orange County, Ventura County, Riverside County, San Bernardino County
[Commercial Appraiser Los Angeles (LA CA)], Estate Appraiser, Probate Appraiser, Estate Tax Appraiser, Commercial Appraiser, LA, L.A., Orange County, Ventura County, Riverside County, San Bernardino CountyAppraiser, Commercial Appraisal, Real Estate Infomine, Real Estate Appraiser, ReUse Appraisal, real estate appraiser, Certified General Appraiser, find a real estate appraiser, PMI Appraiser, Free Appraisal, Tax Appraiser, Appraisal Institute, Institute Appraiser, MAI Appraiser, Commercial Appraisal, Commercial Appraiser, Income Property Appraisal, Income Property Appraiser, Appraisal, Appraiser, Commercial Real Estate Appraiser, Fast Appraiser, Real Estate Consultants, Real Estate Appraisers, Apartment Appraiser, Land Appraiser, Real Estate Inspectors, Real Estate Broker, Expert Witness-Real Estate, ASTM E2018, Insurance Inspector, Office of real estate appraisers, FEMA Inspector, MAI, Appraisal Institute, General Appraiser, Full Service Real Estate Consultant, loan calculator, Real Estate Services, Appraisal Services, Approved Appraisers, Link Partners, HUD Appraiser, Rehab Consultant, Remodel Consultant
PIRS/HARRIS COMPANY AND THE SCIENCE OF REAL ESTATE - PARTNERS
We Make a Simple Pledge to
Communicate, in a timely Fashion, each appraisal, analysis, and opinion without bias or partiality
Abstain from behavior that is deleterious to our clients, the appraisal profession, and the public
Hold paramount the confidential nature of the appraiser/consultant - client relationship
Comply with the requirements of the Uniform Standards of Professional Appraisal Practice and the Code of Professional Ethics of the National Society of Real Estate Appraisers
Estate Appraiser, Probate Appraiser, Estate Tax Appraiser, Commercial Appraiser, LA, L.A., Appraiser, Commercial Appraisal, Real Estate Infomine, Real Estate Appraiser, ReUse Appraisal, real estate appraiser, Certified General Appraiser, find a real estate appraiser, PMI Appraiser, Free Appraisal, Tax Appraiser, Appraisal Institute, Institute Orange County, Ventura County, Riverside County, San Bernardino CountyAppraiser, MAI Appraiser, Commercial Appraisal, Commercial Appraiser, Income Property Appraisal, Income Property Appraiser, Appraisal, Appraiser, Commercial Real Estate Appraiser, Fast Appraiser, Real Estate Consultants, Real Estate Appraisers, Apartment Appraiser, Land Appraiser, Real Estate Inspectors, Real Estate Broker, Expert Witness-Real Estate, ASTM E2018, Insurance Inspector, Office of real estate appraisers, FEMA Inspector, MAI, Appraisal Institute, General Appraiser, Full Service Real Estate Consultant, loan calculator, Real Estate Services, Appraisal Services, Approved Appraisers, Link Partners, HUD Appraiser, Rehab Consultant, Remodel Consultant
Estate Appraiser, Probate Appraiser, Estate Tax Appraiser, Commercial Appraiser, LA, L.A., Appraiser, Commercial Appraisal, Real Estate Infomine, Real Estate Appraiser, ReUse Appraisal, real estate appraiser, Certified General Appraiser, find a real estate appraiser, PMI Appraiser, Free Appraisal, Tax Appraiser, Appraisal Institute, Institute Appraiser, MAI Appraiser, Commercial Appraisal, Commercial Appraiser, Income Property Appraisal, Income Property Appraiser, Appraisal, Appraiser, Commercial Real Estate Appraiser, Fast Appraiser, Real Estate Consultants, Real Estate Appraisers, Apartment Appraiser, Land Appraiser, Real Estate Inspectors, Real Estate Broker, Expert Witness-Real Estate, ASTM E2018, Insurance Inspector, Office of real estate appraisers, FEMA Inspector, MAI, Appraisal Institute, General Appraiser, Full Service Real Estate Consultant, loan calculator, Real Estate Services, Appraisal Services, Approved Appraisers, Link Partners, HUD Appraiser, Rehab Consultant, Remodel Consultant, Orange County, Ventura County, Riverside County, San Bernardino County, Orange County Cities, City of Aliso Viejo, City of Anaheim, City of Brea, City of Buena Park, City of Costa Mesa, City of Cypress, City of Dana Point, City of Fountain Valley, City of Fullerton, City of Garden Grove, City of Huntington Beach, City of Irvine, City of La Habra, City of La Palma, City of Laguna Beach, City of Laguna Hills, City of Laguna Niguel, City of Laguna Woods, City of Lake Forest, City of Los Alamitos, City of Mission Viejo, City of Newport Beach, City of Orange, City of Placentia, City of Rancho Santa Margarita, City of San Clemente, City of San Juan Capistrano, City of Santa Ana, City of Seal Beach, City of Stanton, City of Tustin, City of Villa Park, City of Westminster, City of Yorba Linda
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Commercial Appraiser and Real Estate Consultant, Los Angeles, CA
Commercial Appraiser and Real Estate Consultant, Los Angeles, California
Commercial Appraiser and Residential Appraiser, Los Angeles, California
Commercial Appraiser, Los Angeles, California
Commercial Appraiser and Real Estate Consultant, Los Angeles, California!->
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The Harris Company, Real Estate Appraiser / Consultant 5780 West Centinela Avenue, Building 1, Suite 408 Los Angeles, California 90045 310.337.1973 firstname.lastname@example.org
Los Angeles County, Residential Appraiser, Real Estate Appraiser, and Commercial Appraisal / Appraiser Coverage Areas: 93510 Agoura 91301 Agua Dulce, Saugus 91350 Airport Worldway (City of LA) 90009 Alhambra 91801, 91803 Altadena 91001 Arcadia 91006 ,91007 ARCO Towers (City of LA) 90071 Arleta (City of LA) 91331 Artesia 90680 Athens 90044 Atwater Village (City of LA) 90039 Avalon 90704 Azusa 91702 Baldwin Hills 90008 Baldwin Park 91706 Bassett 91746 Bel Air Estates (City of LA) 90049. 90077 Bell 90201 Bell Gardens 90201 Bellflower 90706 Beverly Glen (City of LA) 90077, 90210 Beverly Hills 90210 - 90212 Biola Univ. (La Mirada) 90639 Boyle Heights (City of LA) 90033 Bradbury 91010 Brentwood (City of LA) 90049 Burbank 91501 - 91502 / 91506 / 91523 Burbank (Glenoaks) 91504 Burbank (Woodbury Univ.) 91510 Cal State Dominguez Hills (Carson) 90747 Cal State Long Beach (Long Beach) 90840 Cal State Northridge (City of LA) 91330 Cal Tech (Pasadena) 91125 - 91126 Calabasas 91302/91372 Canoga Park (City of LA) 91303 - 91304 Canyon Country (Santa Clarita) 91351 Carson 90745 - 90746 Carson (CS Univ. Dominguez Hills) 90747 Carson/Long Beach 90810 Castaic 91310 / 91384 Castellemare (City of LA) 90272 Century City (City of LA) 90067 Cerritos 90701 Chatsworth (City of LA) 91311 Cheviot Hills (City of LA) 90064 Chinatown (City of LA) 90012 City Terrace 90063 Civic Center (City of LA) 90012 Claremont 91711 Commerce, City of 90040 Compton 90220 - 90222 Country Club Park (City of LA) 90019 Covina 91722 - 91724 Crenshaw (City of LA) 90008 Cudahy 90201 Culver City 90230 / 90232 Cypress Park (City of LA) 90065 Diamond Bar 91765 / 91789 Dominguez Hills, Cal State (Carson) 90747 Downey 90240 - 90242 Downtown Los Angeles (City of LA) 90013 - 90015 / 90017 / 90021 / 90029 Eagle Rock (City of LA) 90041 East Los Angeles 90022 East Los Angeles (City of LA) 90023 East Rancho Dominguez 90221 Echo Park (City of LA) 90026 Edwards AFB 93523 El Monte 91731 - 91732 El Segundo 90245 El Sereno (City of LA) 90032 Elizabeth Lake 93532 Encino (City of LA) 91316 / 91436 Federal Bldg (Lawndale) 90261 Firestone Boy Scout Res. 92621 Florence 90001 Gardena 90247 - 90249 Glassell Park (City of LA) 90065 Glendale 91201 - 91208 Glendale (La Crescenta) 91214 Glendale (Tropico) 91204 - 91205 Glendale (Verdugo City) 91046 Glendora 91740 - 91741 Glenoaks (Burbank) 91504 Granada Hills (City of LA) 91344 Griffith Park (City of LA) 90027 Hacienda Heights (La Puente) 91745 Hancock Park (City of LA) 90004 / 90020 Harbor City (City of LA) 90710 Hawaiian Gardens 90716 Hawthorne (Holly Park) 90250 Hermosa Beach 90254 Hi Vista 93535 Hidden Hills 91302 Highland Park (City of LA) 90042 Hollywood (City of LA) 90028 / 90038 / 90068 Huntington Park 90255 Hyde Park (City of LA) 90043 Industry, City of 91744 / 91746 / 91789 Inglewood 90301 - 90303, 90305 Irwindale 91706 Jefferson Park (City of LA) 90018 Juniper Hills 93543 Koreatown (City of LA) 90005 La Canada-Flintridge 91011 La Crescenta (Glendale) 91214 La Habra Heights 90631 La Mirada 90638 La Mirada (Biola Univ.) 90639 La Puente 91744/91746 La Puente (Hacienda Heights) 91745 La Puente (Rowland Heights) 91748 La Verne 91750 Ladera Heights (City of LA) 90056 Lake Hughes 93532 Lake Los Angeles 93550 / 93591 Lake View Terrace (City of LA) 91342 Lakewood 90712 - 90713 / 90715 Lancaster 93534 - 93536 Lawndale 90260 Lawndale (Federal Bldg) 90261 LAX Area (City of LA) 90045 Leimert Park (City of LA) 90008 Lennox 90304 Littlerock 93543 Llano 93544 Lomita 90717 Long Beach 90802 - 90808, 90813 - 90815, 90822 Long Beach (Cal State Long Beach) 90840 Long Beach (McDonnell Douglas) 90846 Long Beach (North Long Beach) 90805 Long Beach (World Trade Ctr) 90831 - 90832 AIr Port Worldway 90009 ARCO Towers 90071 Arleta 91331 Atwater Village 90039 Bel Air Estates 90049 / 90077 Beverly Glen 90077 / 90210 Boyle Heights 90033 Brentwood 90049 Cal State Northridge 91330 Canoga Park 91303 / 91304 Century City 90067 Chatsworth 91311 Cheviot Hills 90064 Chinatown 90012 Civic Center 90012 Country Club Park 90019 Crenshaw 90008 Cypress Park 90065 Downtown Los Angeles 90013 - 90015 / 90017 / 90021 / 90029 Eagle Rock 90041 East Los Angeles 90023 Echo Park 90026 El Sereno 90032 Encino 91316 / 91436 Glassell Park 90065 Granada Hills 91344 Griffith Park 90027 Hancock Park 90004 / 90020 Harbor City 90710 Highland Park 90042 Hollywood 90028 / 90038 / 90068 Hyde Park 90043 Jefferson Prk 90018 Los Angeles (Koreatown) 90005 Los Angeles (Ladera Heights) 90056 Lake View Terrace) 91342 Los Angeles (LAX Area) 90045 Los Angeles (Leimert Park) 90008 Los Angeles (Los Feliz) 90027 Los Angeles (Mar Vista) 90066 Los Angeles (Mid City) 90019 Los Angeles (Mission Hills) 91345 Los Angeles (Montecito Heights) 90031 Los Angeles (Mount Olympus) 90046 Los Angeles (Mt. Washington) 90065 Los Angeles (North Hills) 91343 North Hollywood) 91601 - 91602 / 91604 - 91607 Northridge) 91324-91325 Pacific Highlands) 90272 Pacific Palisades) 90272 Pacoima) 91331 Los Angeles (Palms) 90034 Panorama City) 91402 Los Angeles (Park La Brea) 90036 Los Angeles (Pico Heights) 90006 Playa del Rey) 90293 Los Angeles (Porter Ranch) 91326 Los Angeles (Rancho Park) 90064 Reseda) 91335 San Pedro) 90731-90732 Los Angeles (Sawtelle) 90025 Los Angeles (Shadow Hills) 91040 Los Angeles (Sherman Oaks) 91403 / 91423 Los Angeles (Silverlake) 90026 Los Angeles (South Central) 90001 / 90003 /90007 / 90011 / 90037 / 90047 / 90061 - 90062 Los Angeles (Studio City) 91604 Los Angeles (Sun Valley) 91352 Los Angeles (Sunland) 91040 Los Angeles (Sylmar) 91342 Los Angeles (Tarzana) 91356 Los Angeles (Terminal Island) 90731 Los Angeles (Toluca Lake) 91602 Los Angeles (Tujunga) 91042 Los Angeles (USC) 90089 Los Angeles (Valley Village) 91607 Van Nuys) 91401- 91403 / 91405 - 91406 / 91411 / 91423 Los Angeles (Venice) 90291 Los Angeles (Watts) 90002/90059 Los Angeles (West Adams) 90016 Los Angeles (West Beverly) 90048 Los Angeles (West Fairfax) 90035 Los Angeles (West Hills) 91307 Los Angeles (West Los Angeles) 90025 Los Angeles (Westchester) 90045 Los Angeles (Westlake) 90057 Los Angeles (Westwood) 90024 Wilmington) 90744 Los Angeles (Wilshire Blvd) 90010 Los Angeles (Winnetka) 91306 Los Angeles (Woodland Hills) 91364 / 91367 Los Feliz (City of LA) 90027 Los Nietos 90606 Lynwood 90262 Malibu 90265 Manhattan Beach 90266 Mar Vista (City of LA) 90066 Marina del Rey 90292 Maywood 90270 McDonnell Douglas (Long Beach) 90846 Mid City (City of LA) 90019 Mission Hills (City of LA) 91345 Monrovia 91016 Montebello 90640 Montecito Heights (City of LA) 90031 Monterey Hills (City of LA) 90032 Monterey Park 91754-91756 Montrose 91020 Mount Olympus (City of LA) 90046 Mount Wilson 91023 Mt. Washington (City of LA) 90065 Newhall (Santa Clarita) 91321 North Hills (City of LA) 91343 North Hollywood (City of LA) 91601 - 91602 / 91604 - 91607 North Long Beach (Long Beach) 90805 Northridge (City of LA) 91324 - 91325 Northridge, Cal State Univ. (City of LA) 91330 Norwalk 90650 Oak Park 91301 Pacific Highlands (City of LA) 90272 Pacific Palisades (City of LA) 90272 Pacoima (City of LA) 91331 Palmdale 93550 - 93552 / 93591 Palms (City of LA) 90034 Palos Verdes Estates 90274 Panorama City (City of LA) 91402 Paramount 90723 Park La Brea (City of LA) 90036 Pasadena 91101 / 91103 - 91107 Pasadena (Cal Tech) 91125 - 91126 Pearblossom 93553 Phillips Ranch 91766 Pico Heights (City of LA) 90006 Pico Rivera 90660 Playa del Rey (City of LA) 90293 Playa Vista (City of LA) 90094 Pomona 91766-91768 Porter Ranch (City of LA) 91326 Quartz Hill 93536 Rancho Dominguez 90220 Rancho Palos Verdes 90275 / 90717 / 90732 Rancho Park (City of LA) 90064 Redondo Beach 90277 - 90278 Reseda (City of LA) 91335 Rolling Hills 90274 Rolling Hills Estates 90274 Rosemead 91770 Rosewood 90222 Rowland Heights (La Puente) 91748 San Dimas 91773 San Fernando 91340 San Gabriel 91775 - 91776 San Marino 91108 San Pedro (City of LA) 90731 - 90733 Santa Clarita (Canyon Country) 91351 Santa Clarita (Newhall) 91321 Santa Clarita (Valencia) 91354 - 91355 Santa Fe Springs 90670 Santa Monica 90401 - 90405 Saugus, Agua Dulce 91350 Sawtelle (City of LA) 90025 Shadow Hills (City of LA) 91040 Sherman Oaks (City of LA) 91403 / 9 1423 Sierra Madre 91024 Signal Hill 90755 Silverlake (City of LA) 90026 South Central (City of LA) 90001 / 90003 / 90007 / 90011 / 90037 / 90047 / 90061 - 90062 South El Monte 91733 South Gate 90280 South Pasadena 91030 South Whittier 90605 Stevenson Ranch 91381 Studio City (City of LA) 91604 Sun Valley (City of LA) 91352 Sunland (City of LA) 91040 Sylmar (City of LA) 91342 Tarzana (City of LA) 91356 Temple City 91780 Terminal Island (City of LA) 90731 Toluca Lake (City of LA) 91602 Topanga 90290 Torrance 90501-90506 / 90277 - 90278 Tropico (Glendale) 91204 - 91205 Tujunga (City of LA) 91042 Universal City 91608 USC (City of LA) 90089 VA Hospital (Sawtelle) 90073 Valencia (Santa Clarita) 91354 - 91355 Valinda 91744 Valley Village (City of LA) 91607 Valyermo 93563 Van Nuys (City of LA) 91401 - 91403 / 91405 - 91406 / 91411 / 91423 Venice (City of LA) 90291 Verdugo City (Glendale) 91046 Vernon 90058 View Park 90043 Walnut 91789 Walnut Park 90255 Watts (City of LA) 90002 /90059 West Adams (City of LA) 90016 West Beverly (City of LA) 90048 West Covina 91790-91793 West Fairfax (City of LA) 90035 West Hills (City of LA) 91307 West Hollywood 90069 West Los Angeles (City of LA) 90025 Westchester (City of LA) 90045 Westlake (City of LA) 90057 Westlake Village 91361 - 91362 Westwood (City of LA) 90024 Whittier 90601 - 90605 Whittier (Whittier College) 90608 Whittier College (Whittier) 90608 Willowbrook 90059 / 90222 Wilmington (City of LA) 90744 Wilshire Blvd (City of LA) 90010 Windsor Hills 90043 Winnetka (City of LA) 91306 Woodbury Univ. (Burbank) 91510 Woodland Hills (City of LA) 91364 / 91367 World Trade Center (Long Beach) 90831 - 90832
Please call for Orange County, Ventura County, Riverside County, San Bernardino, County Coverage Areas, Real Estate Appraiser Orange Riverside Ventura San Bernardino Counties,
10 Tips on Financing Commercial Real Estate Writen by Groshan Fabiola If you are hoping to purchase commercial real estate property, then you are most likely going to need financing in order to do this. That is unless you were born fabulously and independently wealthy. There are certain things that lending institutions expect from those they are getting ready to summarily hand large sums of money to. Hopefully, the following tips will help insure that you get the best possible financing for your commercial real estate investment. 1) Make sure you have all the documents you need and that they are accurate and up to date. You need to have a solid business plan in place with facts, figures, estimates, and forecasts. Lenders are making an investment and taking a huge risk when dealing with commercial real estate. If you don’t have a business plan that indicates that you have put a great amount of time, effort, energy, and thought into your business, they are going to be less than enthusiastic about the prospect of taking that risk. 4) Come into the deal with a current appraisal of the property. This can make all the difference in the world. Even if the bank requires you to have another appraisal, it is a good idea to have your own appraisal of the property before you even make an offer on the property. An appraisal will provide you with and unbiased estimate of what the property is truly worth and it will help you determine what kind of risk you are really taking before you’ve put money on the table.
Optimizing Restaurant-Table Configurations By Thompson, Gary M. Publication: Cornell Hotel & Restaurant Administration Quarterly Date: Saturday, February 1 2003 Subject: Customer service (Management), Restaurant industry (Management), Table service (Management) Product: Restaurants & Food Service Having the right-size tables in a position to be combined with other tables to serve large parties can yield additional revenue at virtually no added cost. This article focuses on restaurants with walk-in customers (no reservations are taken), where a host or hostess seats the parties and where parties are seated separately. Restaurants of this kind are common in the United States (e.g., TGIF, Chili's, Applebee's). Specifically, this article examines the issue of which tables should be combinable with which other tables. "Combinability" is the ability to create a larger table from adjacent smaller tables. For example, combinability would allow two adjacent 4-top tables to be combined to seat parties of up eight people. (1) In an earlier investigation I found that, in many cases, having tables dedicated to specific party sizes was preferable to having combinable tables. (2) The reason for this was that placing tables on hold, while waiting for customers to depart an adjacent table that can then be combined with the empty on-hold table, imposes a non- productive idle time for the on-hold tables.
Existing-Home Sales Series The NATIONAL ASSOCIATION OF REALTORS® Existing-Home Sales Series is the premier measurement of the residential real estate market. On or about the 25th of each month, NAR releases statistics on sales and prices of existing single-family homes for the nation and the four regions. Beginning on February 25, 2005, these figures include condos and co-ops, in addition to single-family homes. The association also produces state-by-state existing-home sales and metro area home prices on a quarterly basis.
What is a Bond Rating A bond rating performs the isolated function of credit risk evaluation. A bond rating does not constitute a recommendation to invest in a bond and does not take into consideration the risk preference of the investor. While many factors go into the investment decision making process, the bond rating is often the single most important factor affecting the interest cost on bonds. There are three major rating agencies for municipal bonds: Moody's Investors Service, Standard & Poor's, and Fitch Ratings. Of the three rating agencies, Standard & Poor's and Moody's rate over 80% of all municipal and corporate bonds.
H.R. 1295 [109th]: Responsible Lending Act HR 1295 IH 109th CONGRESS 1st Session H. R. 1295 To protect consumers against unfair and deceptive practices in connection with higher cost mortgage transactions, to strengthen the civil remedies available to consumers under existing law, to provide for certain uniform lending standards, to improve housing counseling, to better mortgage servicing, to enhance appraisal standards and oversight, to establish licensing and minimum standards for mortgage brokers, and for other purposes.
This Web page provides information for engineers and surveyors in the preparation and submittal of site plan or survey drawings to DDES. You can download submittal information as well as CAD drawing files from this page. All CAD drawings posted here are compatible to programs that can read AutoCAD Rel. 12 and later. Note: CAD file names have the extension dwg.
The Structural Engineer's (SE) job is to determine what kind of steel reinforcement is required at various depths of the pool, given surcharging (vertical loading) and other loading forces that act on your pool. The reinforcement is needed to keep the shell from caving in to those forces. They also calculate things like minimum shell thickness at various depths given those same surcharging conditions. You can see from the picture below all the different variables that need to be accounted for given load conditions and pool depths. Structural engineering is a pretty exact science. Most pools that are built today are so standard that SEs have standard pool drawings that they sell en masse. The only time that an SE has to do Special Engineering is when there are additional surcharge conditions that deviate from the standard pool plans. This would occur when you have extenuating circumstances like having heavy loading conditions on the pool or disturbance of existing soil structure that could compromise the integrity of the house or existing structures on the property.
Drawings Design Development drawings-100% current drawings to review Include architectural, civil, mechanical, electrical, plumbing, specifications, cut sheets Full two wing design drawings Include architectural floor plans for levels 1-4 Design Development Drawings-50% completion Include architectural, civil, mechanical, electrical, plumbing Schematic Design Conceptual Floor Plans & Elevations Include architectural, civil, mechanical, electrical, plumbing Current Floor Plans Science and Engineering Buildings
Ohio Department of Transportation Office of Traffic Engineering January 19, 2007 To Holders of the OTE Standard Construction Drawings (SCDs): As of January 19, 2007, one OTE Standard Construction Drawing (SCD) has been deleted and thirtyfive revised or new Traffic Standard Construction Drawings have been issued. The updated publications and the separate SCD revision package are available from the links below, the ODOT Design Reference Resource Center (http://www.dot.state.oh.us/drrc/), or from the Office of Traffic Engineerings Home Page (http://www.dot.state.oh.us/traffic/), using the Publications/Documents link. The revision package includes a detailed Revision Log and updated Index sheets. Per ODOT policy, paper copies of the publications are no longer distributed to all holders. Revisions will only be available via the web pages noted above.
WHAT IS A TRAFFIC PLAN REVIEW? A traffic plan review is an evaluation of pedestrian and vehicular circulation on development site plans and of traffic design parameters in roadway geometric plans. The review ensures that safe, efficient, and appropriate traffic accommodations are provided on public roads and publicly-used facilities during the development process.
What's a cap rate anyhow? by Ozzie Jurock One of the most difficult and perplexing problems for realtors and investors is finding current Gross and Net Income Multipliers and Cap Rates. Determining the value of an income property generally involves establishing either the Gross or Net Income Multipliers, or the Cap Rate according to comparables.
Cap Rate Follies Avoid These Pitfalls When Calculating Commercial Property Values. Capitalization rates are often controversial and misunderstood variables in commercial real estate valuation equations. To value properties, most buyers and sellers prefer an income approach, which analyzes cash flows to determine debt service and investor return — typically the internal rate of return — so it's easy to see why cap rates are scrutinized. In fact, no other valuation aspect is debated as heavily as cap rates because unsupported data often lead to inaccurate commercial property valuations. By understanding the fallacies that exist, real estate professionals can perform more thorough financial analyses for their clients.
What's it Worth? Deriving Your Capitalization Rate by Ray Alcorn How do you know what a commercial income property is worth? How do you know that you can get your desired return on your investment? Is there a way to calculate the maximum you can pay for an investment and still achieve your investment goals? This article will answer these questions and more about valuing income property. Many real estate investors determine the value of an income property by using the capitalization rate, aka cap rate. It is probably the one most misused concept in real estate investing.
The discount rate often used in capital budgeting that makes the net present value of all cash flows from a particular project equal to zero. Generally speaking, the higher a project's internal rate of return, the more desirable it is to undertake the project. As such, IRR can be used to rank several prospective projects a firm is considering. Assuming all other factors are equal among the various projects, the project with the highest IRR would probably be considered the best and undertaken first. IRR is sometimes referred to as "economic rate of return (ERR)". You can think of IRR as the rate of growth a project is expected to generate. While the actual rate of return that a given project ends up generating will often differ from its estimated IRR rate, a project with a substantially higher IRR value than other available options would still provide a much better chance of strong growth. IRRs can also be compared against prevailing rates of return in the securities market. If a firm can't find any projects with IRRs greater than the returns that can be generated in the financial markets, it may simply choose to invest its retained earnings into the market.
ARCHITECTURE COACH An exclusive column devoted to teaching you about residential architecture styles and trends.
Commercial Real Estate Who Are Your Future Tenants? Office Employment in the United States: 2004-2014 By John Burns, RPA and John McDonald, PhD, John Burns Consulting Co. January 2007 This research report forecasts demand for U.S. office space through 2014 using detailed industry classifications. Using data from several sources, the analysis provides a comprehensive look at the future need for office space and illustrates a methodology for making similar projections at the metropolitan area level.
Probate Referees Probate Referee Contact Information The following documents are provided in PDF (Portable Document Format) and require the free Adobe Reader software. Click the Get Adobe Reader button to download and install the Reader to integrate with your Web browser. Application for Probate Referee Probate Referee Examination Information Probate Referee Candidate Test Preparation Information Probate Referees' Guide (2005 Rev.)
Real Estate Taxes: How To Determine If You Are Paying Too Much Most businesses routinely seek ways to minimize their taxes through effective planning. One area which does not receive significant attention is the payment of real estate taxes on your business property. This is particularly true if your business leases the facility at which it operates since tax decisions are usually left to the landlord. However, when you are renting your facility your Lease commonly provides that real estate taxes are an expense passed through to the tenant by the landlord. Thus, even though the landlord receives the bill, you the tenant, pay the tax.
INSTITUTE FOR MARKET TRANSFORMATION Report on Meetings with California Commercial Property Appraisers October 1998 I. Introduction In September 1998, the Institute for Market Transformation (IMT) convened two extended discussion sessions with groups of commercial property appraisers. The purposes of these meetings were to elicit detailed firsthand information on the energy-related valuation practices of California commercial appraisers, and to investigate possibilities for enhanced recognition of energy costs and energy efficiency through improved documentation. This report describes results and findings from the two meetings.
During August 2006, the NATIONAL ASSOCIATION OF REALTORS®’ (NAR) Marketing Research Department invited 86,777 appraiser members and recipients of the Appraisal Section of the weekly NAR ListServe message to participate in an online survey. Findings reflected in this report were collected from responses received between August 10th and 25th, 2006. A total of 858 respondents participated in this survey. This number is a large enough response rate for answers to be considered statistically significant. At the 95% level of confidence, the statistical error is +/-3.33%. The goal of the survey was to understand how Appraiser members conduct their business, obtain appraisal industry information, and make decisions on their appraisal education and designations. Findings are presented in a SUMMARY OF KEY FINDINGS followed by details in the KEY FINDINGS section. A copy of the survey is included in appendix A and lists of respondents’ answers to open-ended questions are included in appendix
The purpose of this chapter is to establish and describe the dedications and reservations which may or shall be required as conditions of approval for subdivision maps. This chapter outlines the circumstances, procedures, and formulas which may apply to a subdivision map submitted for approval.
OAK TREE CARE The California Oak Foundation is dedicated to the conservation and perpetuation of California's native oak woodlands. The California Oak Foundation educates the general public and decision-makers about the importance of oak woodlands to California's wildlife habitat, watersheds, and quality of life through its newsletters, bulletins, books, symposia, and workshops.
California Oak Woodland Policies and Laws 2006 There are three state laws governing oak woodlands: California Environmental Quality Act (CEQA), Professional Foresters Law (PFL) and Public Resources Code §21083.4 (PRC), county mitigation. This is how they work individually and in unison for the conservation of California’s most biologically diverse natural resource:
The mission of the Coastal Commission is to: Protect, conserve, restore, and enhance environmental and human-based resources of the California coast and ocean for environmentally sustainable and prudent use by current and future generations. The California Coastal Commission was established by voter initiative in 1972 (Proposition 20) and later made permanent by the Legislature through adoption of the California Coastal Act of 1976.
Harold H. Huggins Realty, Inc., ) 15308-101 Spencerville Court, ) Burtonsville, Maryland 20866, ) located in Montgomery County, Maryland, ) ) P.E. Turner & Company, Ltd., ) 1129 Gaskins Road, Suite 207, ) Richmond, Virginia 23238, ) ) and ) CASE NO: ) Residential Appraisal and Consulting, Inc., ) 6737 South Peoria, Suite B 114, ) JURY DEMAND Tulsa, Oklahoma 74136, ) ) individually and on behalf of ) all others similarly situated, ) ) Plaintiffs, ) ) v. ) ) FNC, INC., ) 1214 Office Park Drive, ) Oxford, Mississippi 38655,
1258.260. (a) The statement of valuation data shall give the name and business or residence address of the witness and shall include a statement whether the witness will testify to an opinion as to any of the matters listed in Section 1258.250 and, as to each matter upon which the witness will give an opinion, what that opinion is and the following items to the extent that the opinion is based on them: (1) The interest being valued. (2) The date of valuation used by the witness. (3) The highest and best use of the property. (4) The applicable zoning and the opinion of the witness as to the probability of any change in zoning. (5) The sales, contracts to sell and purchase, and leases supporting the opinion. (6) The cost of reproduction or replacement of the existing improvements on the property, the depreciation or obsolescence the improvements have suffered, and the method of calculation used to determine depreciation. (7) The gross income from the property, the deductions from gross income, and the resulting net income; the reasonable net rental value attributable to the land and existing improvements, and the estimated gross rental income and deductions upon which the reasonable net rental value is computed; the rate of capitalization used; and the value indicated by the capitalization. (8) If the property is a portion of a larger parcel, a description of the larger parcel and its value. (9) If the opinion concerns loss of goodwill, the method used to determine the loss, and a summary of the data supporting the opinion.
(b) With respect to each sale, contract, or lease listed under paragraph (5) of subdivision (a), the statement of valuation data shall give: (1) The names and business or residence addresses, if known, of the parties to the transaction. (2) The location of the property subject to the transaction. (3) The date of the transaction. (4) If recorded, the date of recording and the volume and page or other identification of the record of the transaction. (5) The price and other terms and circumstances of the transaction. In lieu of stating the terms contained in any contract, lease, or other document, the statement may, if the document is available for inspection by the adverse party, state the place where and the times when it is available for inspection. (6) The total area and shape of the property subject to the transaction. (c) If any opinion referred to in Section 1258.250 is based in whole or in substantial part upon the opinion of another person, the statement of valuation data shall include the name and business or residence address of that other person, his business, occupation, or profession, and a statement as to the subject matter to which his or her opinion relates. (d) Except when an appraisal report is used as a statement of valuation data as permitted by subdivision (e), the statement of valuation data shall include a statement, signed by the witness, that the witness has read the statement of valuation data and that it fairly and correctly states his or her opinions and knowledge as to the matters therein stated. (e) An appraisal report that has been prepared by the witness which includes the information required to be included in a statement of valuation data may be used as a statement of valuation data under this article.
The Downtown Los Angeles Market Report & 2006 Demographic Survey of New Downtown Residents Executive Summary Background and Purpose Downtown Los Angeles has been in an unprecedented renaissance since the passage of the Adaptive Reuse Ordinance in 1999, which allows for the conversion of vacant office and commercial space into residential use. The renaissance continued with the development of catalytic projects such as STAPLES Center (1999), the Cathedral of Our Lady of the Angels (2002), and the Walt Disney Concert Hall (2003), as well as the construction of more than 7,000 new and Adaptive Reuse housing units since 1999. In order to quantify the magnitude of Downtown's renaissance, the Downtown Center Business Improvement District (DCBID) retained the Los Angeles County Economic Development Corporation (LAEDC) to gather business, economic and demographic data that are of interest to corporate, retail and restaurant tenants, investors, developers, bankers, residents and the community. The purpose of the report and survey was to profile the residents of Downtown - who really live, work and play there - and the business community to assess the overall economic power of Downtown.
BACKGROUND Between 1980 and 1994, more than 1,600 banks insured by the FDIC were closed or received FDIC financial assistance. Many of the banks that failed during that time were very active participants in the commercial real estate markets. Historical analysis of the banking crisis of the 1980s has revealed that concentrations of real estate loans relative to total assets were higher for banks that failed than for banks that did not fail. (Note: History of the Eighties–Lessons for the Future, Volume 1, prepared by the FDIC Division of Research and Statistics (now part of the FDIC's Division of Insurance and Research).) During this period, large demand for real estate investments produced a boom in commercial real estate construction activity. In addition, overly optimistic appraisals, together with the relaxation of debt service coverage ratios (DSCR), the reduction in the maximum loan-to-value (LTV) ratios, and the loosening of underwriting standards, often meant that borrowers frequently had little or no equity at stake, and in some cases lenders bore most or all of the risk. (Note: The Barron’s Business Guide’s
Purpose of Audit The reliability of appraisals and sufficiency of insurance The FDIC’s guidance to institutions and examiners on the reliability of appraisals and sufficiency of property and flood insurance for real estate loans was generally adequate. Specifically, the FDIC’s Rules and Regulations that provide institution guidance address all three areas. Further, examination guidance for the three areas is contained in the related examination manuals and Examination Documentation Modules for planning and performing examinations.
Assessors' Handbook ----------------------------------------------------------------------------- The Assessors' Handbook is a series of manuals developed by the staff of the Board of Equalization in an open process. The objective of the Assessors' Handbook is to give county assessors, their staff, and other interested parties an understanding of the principles of property assessment and real and personal property appraisal for property tax purposes. The Assessors' Handbook is intended to serve as a guide for the appraisal and assessment of real and personal property. Additionally, the Assessors' Handbook presents the Board staff's interpretation of rules, laws, and court decisions on property assessment.
As part of the process of producing the Assessors' Handbook, meetings were held with assessors, industry representatives, and other interested parties. Issues that could not be resolved were decided by the Members of the Board of Equalization after hearing testimony from interested parties and Board staff.
In attempting to relate the advice or guidance provided in the Assessors' Handbook, care must be taken to ensure that the advice has not been superseded by subsequent legislative or administrative action, court decisions, or reconsideration of staff's position. Following advice provided in the Assessors' Handbook is not reasonable reliance upon written advice for purposes of obtaining relief from a failure to pay tax, interest, and/or penalty. In any instance where there is an inconsistency between a statute or regulation and an Assessors' Handbook section, statutory or regulatory law is controlling.
Assessors' Handbook sections are available here for viewing and printing. You may also purchase copies of Assessors' Handbook sections by downloading, printing, and submitting the following form:
BOE-663-AH, Purchase Order For Assessor's Handbook Sections, Rev. 18 (01-05) Table of Contents
AH 201, Assessment Roll Procedures, (06-85) AH 215, Assessment Map Standards, (08-92) AH 265, Cemetery Exemption, (08-77) AH 267, Welfare, Church, and Religious Exemptions, (10-04) AH 501, Basic Appraisal, (01-02) AH 502, Advanced Appraisal, (12-98) AH 503, Cash Equivalent Analysis, (03-85) AH 504, Assessment of Personal Property and Fixtures, (10-02) AH 505, Capitalization Formulas and Tables, (06-93) AH 510, Assessment of Taxable Possessory Interests, (12-02) AH 511, Assessment of Manufactured Homes and Parks, (11-01) AH 513, Assessment of Shopping Centers, (01-83) AH 515, Assessment of Golf Courses, (01-83) AH 516, Assessment of Cemeteries, (01-83) AH 521, Assessment of Agricultural and Open-Space Properties, (10-03) AH 531, Residential Building Costs, (01-07) AH 534, Rural Building Costs, (01-07) AH 542, Assessment Of Water Companies And Water Rights, (12-00) AH 560, Assessment of Mining Properties, (03-97) AH 566, Assessment of Petroleum Properties, (01-99) AH 570, Assessment of Commercial Aircraft, (01-72) AH 576, Assessment of Vessels, (02-02) AH 577, Assessment of General Aircraft, (11-03) AH 581, Equipment Index and Percent Good Factors, (01-07) AH 582, Explanation of the Derivation of Equipment Percent Good Factors, (02-81) Assessment Appeals Manual, (05-03) State Assessment Manual, (03-03) Timber and Timberland Values Manual, (07/07)
Announcement 07-11, Collateral Valuation Practices and Declining Markets General guidance and resources to help lenders more accurately evaluate market conditions https://www.efanniemae.com / sf / guides / ssg / annltrs / pdf / 2007 / 0711.pdf 114.3KB
FAQs for Announcement 07-11, Collateral Valuation Practices and Declining Markets FAQs for Announcement 07-11; provide guidance for lenders on manually undewritten or loans underwritten through Desktop Underwriter (DU) https://www.efanniemae.com / sf / guides / ssg / relatedsellinginfo / pdf / 0711faq.pdf 33.8KB
July/August 2007 Single-Family News (Appraisal): Declining Markets Prompt New Guidance and Tools for ... Declining Markets Prompt New Guidance and Tools for Lenders https://www.efanniemae.com / lc / newsletters / sfnews / 0707declmark.jsp 16.2KB
Publications Cushman & Wakefield offers a variety of publications at the global, regional and local levels. Free reports can be downloaded directly by clicking "View Report". For a report with an associated cost you may request the report by selecting the report(s) you would like then clicking Request Report(s). 2006 Year-End Canadian Retail Report View Report Free2006 Year-End U.S. Retail MarketBeat View Report FreeAustin Industrial Snapshot 2Q07 View Report FreeAustin Office Snapshot 2Q07 View Report FreeBirmingham Industrial Snapshot 2Q07 View Report FreeBirmingham Office Snapshot 2Q07 View Report FreeCharlotte Industrial Snapshot 1Q07 View Report FreeCleveland Industrial Snapshot 2Q07 View Report FreeColumbus Industrial Snapshot 2Q07 View Report FreeColumbus Office Snapshot 2Q07 View Report FreeDetroit Industrial Snapshot 2Q07 View Report FreeDetroit Office Snapshot 2Q07 View Report FreeHampton Roads Industrial Snapshot 2Q07 View Report FreeHampton Roads Office Snapshot 2Q07 View Report FreeIndianapolis Industrial Snapshot 2Q07 View Report FreeIndianapolis Office Snapshot 2Q07 View Report FreeJacksonville Industrial Snapshot 2Q07 View Report FreeJacksonville Office Snapshot 2Q07 View Report FreeKansas City Industrial Snapshot 2Q07 View Report FreeKansas City Office Snapshot 2Q07 View Report FreeLouisville Industrial Snapshot 2Q07 View Report FreeLouisville Office Snapshot 2Q07 View Report FreeMemphis Industrial Snapshot 2Q07 View Report FreeMemphis Office Snapshot 2Q07 View Report FreeMinneapolis Industrial Snapshot 2Q07 View Report FreeMinneapolis Office Snapshot 2Q07 View Report FreeNashville Industrial Snapshot 2Q07 View Report FreeNashville Office Snapshot 2Q07 View Report FreePittsburgh Industrial Snapshot 2Q07 View Report FreePittsburgh Office Snapshot 2Q07 View Report FreeRichmond Industrial Snapshot 2Q07 View Report FreeRichmond Office Snapshot 2Q07 View Report FreeSalt Lake City Industrial Snapshot 2Q07 View Report FreeSalt Lake City Office Snapshot 2Q07 View Report FreeSt. Louis Industrial Snapshot 2Q07 View Report FreeSt. Louis Office Snapshot 2Q07 View Report
Scout camp appraisal: $12.3 million Friday, August 03, 2007 By Lynn Moore email@example.com The Chicago Boy Scouts claim their Owasippe camp property is virtually worthless with its current zoning, but a recent appraisal values it at $12.3 million.
That appraisal is one of the reasons Blue Lake Township is asking a local judge to throw out a lawsuit filed against the township by the Chicago Area Council of Boy Scouts.
Township Attorney Jim Nelson said the appraisal ordered by the township "really refutes" the council's claims that its 4,780-acre property must be rezoned for it to have any significant value.
How to Prepare a Picture-perfect Relocation Appraisal November 1999 By Alvin "Chip" Wagner III, CRP, IFA This article will help the transferee understand the appraiser's role in the relocation process and aid the transferee in gathering the information necessary to complete the appraisal. The relocation appraisal process can seem confusing to average homeowners. Therefore, the more a relocation coordinator knows about the process, the more smoothly the appraiser will be able to get his or her job done. Appraisers follow a set of federally accepted guidelines and practices known as the Uniform Standards of Professional Appraisal Practice (USPAP), which govern the ethical and legal aspects of the appraisal reporting process. Relocation appraisers must follow a set of guidelines and instructions set forth in ERC's Residential Appraisal Report. Occasionally, the appraiser is asked by a client to depart from those instructions to accommodate a corporation's relocation policy.
Depending on the appraisal's purpose and type, its size and detail will vary. The relocation appraisal commands a more thorough analysis than the typical residential appraisal, which is performed on the standardized, two-page Uniform Residential Appraisal Report (URAR) for mortgage appraisals and other purposes.
When an appraisal is done for a relocation, the appraiser may spend from one to two hours inspecting the interior and exterior of the home. The appraiser will pay special attention to the overall interior condition, decor, and appeal of the home. In addition to the standard exterior photos that are taken of the front, rear, and street views of the home, the relocation appraiser will take interior photographs of every room in the home, including the bathrooms and basement.
Legislation Addressing Appraisal Fraud Recently Introduced in the House and Senate Over the past couple of weeks, several pieces of mortgage fraud legislation were introduced in the house and senate that also contain provisions enhancing appraisal independence. In the House, H.R. 2061, the "Predatory Mortgage Lending Practices Act", provides for the federal regulation of mortgage professionals in the subprime market place, also contains provisions that increase penalties for attempting to influence the appraisal process. In the Senate, there are also several bills that would impact the appraisal industry. S 1222, the “Stop Fraud Act” would develop a grant program within HUD targeted for state appraisal agencies to improve monitoring and enforcement of housing appraisal regulations. S. 1299 “The Borrowers Protection Act” would prohibit mortgage originators from engaging appraisers who would fail to act in good faith, not comply with state regulations and would have an interest in the property being appraised. More importantly, S. 1299 would require appraisers to be bonded. S. 1299 also prohibits mortgage originators from seeking to influence the appraisal process to meet a targeted value.
CONTACTS: Tom Heinemann 202-383-1090, Chere LaRose-Senne 312-329-8495
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The Partnership for Advancing Technology in Housing (PATH), a public-private initiative coordinated by HUD's Office of Policy Development and Research, recently published the Design Guide - Residential PEX Water Supply Plumbing Systems. The document serves as an introduction for those who are new to cross-linked polyethylene (PEX) water piping, as well as an information and resource guide for homebuilders, designers, and trade contractors.
The NAHB Research Center, the Plastics Pipe Institute, the Plastic Pipe and Fittings Association, and PATH collaborated on the guide. The Design Guide discusses the properties and advantages of PEX piping, explains the types of fittings and joining methods it requires, and describes PEX piping system designs and layouts. Also featured in the guide is information about the treatment of PEX in major plumbing codes and relevant jurisdictional code provisions, detailed instructions for installing PEX piping, performance and lab testing data, and testimonials from plumbers and homebuilders on their experiences with PEX.
Estimate the value of your home based on the average home price appreciation for your area When using the House Price Calculator, please note that it does not project the actual value of any particular house. Rather, it projects what a given house purchased at a point in time would be worth today if it appreciated at the average appreciation rate of all homes in the area. The actual value of any house will depend on the local real estate market, house condition and age, home improvements made and needed, and many other factors. Consult a qualified real estate appraiser in your area to obtain a professional estimate of the current value of your home. Title XI of the Financial Institutions Reform, Recovery, and Enforcement Act of 1989 requires that any appraisal used in connection with a federally related transaction must be performed by a competent individual whose professional conduct is subject to supervision and regulation. Appraisers must be licensed or certified according to state law.
OFHEO's mission is to promote housing and a strong national housing finance system by ensuring the safety and soundness of Fannie Mae and Freddie Mac. Read More
Click on the cities and neighborhoods below for descriptions of life in these Los Angeles areas. - Alhambra - Arcadia - Beverly Hills - Brentwood - Burbank - Culver City - Glendale - Hollywood - Huntington Beach - Irvine - Laguna Beach - Long Beach - Malibu - Newport Beach - Orange County - Pasadena - Santa Monica - Sherman Oaks - Studio City - Torrance - West Hollywood - Woodland Hills
Poland-Direct Real Estate Investment Specialist Residential, commercial or investment property for sale and rent. Mortgages easily arranged direct with Polish Banks. We are a Polish based Real Estate Investment company set up by investors for investors. Our policy is to provide a second to none Real Estate and consultancy service specialising in all types of property investment throughout Lower Silesia and the city of Wroclaw. We cover everything from private individuals looking to secure a foreign property to multi national investment funds interested in bulk purchasing.