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vestalrevus · 1 month

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Finding the Best Commercial Property Appraiser for You

Hiring a knowledgeable commercial property appraiser is critical to obtaining an accurate valuation. Here are some suggestions for choosing the expert Commercial Appraiser in San Diego.

Verify Commercial Experience

Find Commercial Land Appraisal in Los Angeles, CA, with extensive experience valuing your specific property type—whether it be office, retail, industrial, multi-family, etc. They should have extensive knowledge of the business submarket and request portfolio samples to evaluate their experience.

Local Market Expertise

Locally experienced appraisers will comprehend zoning regulations, market trends, competitive properties, and area-specific constraints. A national firm may appoint an appraiser who needs to gain local knowledge. Find someone who specialises in your market.

Reliable References

Request client referrals from appraisers and read internet reviews. An appraiser's reputation and satisfied clientele show that they provide high-quality work and competent service. Look for any complaints against the appraiser filed with state licensing boards.

Communication is Clear

The appraiser should be transparent about their procedure, timetables, and pricing. Look for responsiveness in the first few conversations. Quality Appraisers will establish realistic expectations and be accessible throughout the process.

Enquire about Methodology

The appraiser should be able to articulate their valuation process and justify why it is suitable. Ensure that the technique is tailored to the kind of property and assignment. Be wary of appraisers utilising a "one-size-fits-all" approach.

Verify for Errors

Examine sample evaluation reports from potential hiring for apparent mistakes, unsubstantiated assumptions, or technique inconsistencies. This reveals their knowledge and attention to detail.

Seek Objectivity

Choose an independent fee appraiser rather than one recommended by your lender or others in the deal. Fee appraisers are not pressured to meet specified valuations and instead provide objective opinions.

Define the Assignment

Be specific about the intended use—purchase, loan, taxation, etc. Please provide the appraiser with relevant information, such as blueprints, rent rolls, and comparable. Specify the valuation methods you want them to employ.

Discuss Fees Upfront

Appraisal fees vary widely based on the type of property, methods employed, and appraiser expertise. Get charge estimates in advance to avoid surprises and be aware of fees that appear too low.

Conclusion

Conducting thorough research allows you to identify a qualified, credible Commercial Appraiser in San Diego for your unique business property. Taking the time to make the appropriate hire yields reliable valuations.

#Commercial Appraiser in San Diego #Commercial Land Appraisal Los Angeles CA

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cleancutpage · 5 years

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Easiest Ways to Uncover Commercial Property Owners in California

This post originally appeared on Marketplace Advertiser, Reonomy and is republished with permission. Find out how to syndicate your content with theBrokerList.

On top of being one of the largest, most populous states in the county, California also has one of the most active commercial real estate markets.

On the surface, the sheer volume of commercial real estate transactions might lead one to believe it’s easy to conduct a property owner search in California. It can be quite the opposite, however.

Absent a robust, centralized database of California property records, industry professionals often struggle to find property owner information on a consistent basis.

In this article, we take a look at the best resources available to investors, brokers, lenders, and others when initiating a commercial property owner search in California.

Table of Contents

Use Reonomy TrueOwner

Find Your Target Properties

Access Ownership Details of a Property

Search Portfolios by Owner Name

Search California Public Records

Los Angeles County Clerk

San Diego County Clerk

San Francisco County Clerk

Riverside County Clerk

Listings and Other Alternative Tools

Property Owner Search California

Let’s start by putting things into context: More than 12% of the entire U.S. population – or an estimated 39 million people – live in the state of California.

Naturally, given the sheer size of California, there are an incredible amount of commercial properties. In fact, there are more than 3 million commercial properties in California.

The state’s commercial real estate is also fairly unique.

For instance, the median commercial lot size in California is less than 15,000 square feet, approximately 52% below the nationwide average. Not only are commercial properties in California smaller, they also tend to have smaller building areas (1,070 sq. ft. on average vs. 1,314 sq. ft. nationally) and tend to support fewer units per lot (17 vs. 21) on average.

The intricacies of the California real estate market make it imperative to be able to find ownership information with ease. The state provides a great deal of property and land, and a great deal of variety thereof.

There are a handful of tools that commercial real estate professionals can rely on when conducting a California property owner search. These tools will help people navigate property records, county by county, in a state that is mostly unmatched in terms of size and real estate complexity.

Use Reonomy TrueOwner

To avoid the hassle of searching through public records, Reonomy TrueOwner allows you to easily find properties that align with your needs—whether you’re a broker, investor, lender, roofer, appraiser, and so on.

With prospect properties in your line of sight, you can then see who the owning LLC or individual of the property is along with their contact information.

vimeo

➤ Read: “Ownership Info You Can Count On”

Find Your Target Properties

Let’s say you’re an investor looking to buy into a new market, or into an Opportunity Zone.

Maybe you’re a mortgage broker looking to find property owners in need of refinancing.

Whatever the case may be, the right properties can be found, off-market, using Reonomy. You can search for commercial properties by location, asset type, sales history, debt history, or ownership.

Examples of property searches could be:

**Each “+” represents an additional search filter.

An office building +in the MSA of San Francisco-Oakland-Hayward, CA +of 30-50 units +in an Opportunity Zone +that has not been sold in 10 or more years.

A multi-family home +in San Diego County +with a mortgage that originated 7-10 years prior +with Bank of America as the lender.

An industrial vacant land parcel +in Sacramento County +of at least 50 acres +that has not been sold in 10 or more years.

You can quickly search any of these properties, including or excluding any individual layer of filtering, then easily dive into the owner details and contact information.

Access Ownership Details of a Property

Once you have found properties you’d like to pursue in one way or another, you can visit the profile page, and under the Ownership tab, see who the reported owner is.

From there, you can see the individuals associated with owning entity, in the likely case that it is an LLC.

You can also see the phone number, email address, and mailing address of the individuals involved in ownership if you’d like to reach out directly.

Search Portfolios by Owner Name

On the flip side, if you do know who the owner of a commercial property in California is and would like to see what other properties they own (in and outside of California), you can also use Reonomy to search by owner name or the owner of record.

To do this, simply enter the Reonomy search page and visit the Ownership tab.

Here, you can search for owning LLCs or individuals and see all of the commercial properties they own. From there, if you prefer, you can re-filter the results to sift through their portfolios more granularly.

Learn more about finding property owners in California here.

Search California Public Records

A different approach is to combine Reonomy’s TrueOwner tool with a detailed search of California public records.

While Reonomy frequently updates its database with new public records as they become available, it’s always beneficial for people to cross-reference data by searching California public records directly.

Using a combination of tools can often be the most comprehensive way to conduct a property owner search in California.

There are a number of different public sources to review when searching for property records California. In most cases, the best places to start is the county clerk where the property is located.

Here are examples for some of California’s largest counties:

Los Angeles County Clerk

With more than 10 million people living in Los Angeles County, tracking down a specific property owner may seem impossible.

A good place to start is by searching the Los Angeles County Registrar-Recorder, otherwise known as the County Clerk. Unfortunately, at this time, the LA County Clerk’s office does not allow people to search real estate records online.

Instead, the website provides information about how to access the documents in person and/or how to request hard copies of documents by mail. A person has to travel to the Clerk’s office in Norwalk, CA between 8am and 5pm, Monday through Friday, if they want to search property records in person.

It’s not the most convenient system, but it’s a way to obtain high-quality, reliable information about commercial property owners living in Los Angeles County.

Another option is to search the Los Angeles County Assessor’s Office, which compiles information from the Assessor, Auditor-Controller and Treasurer & Tax Collector to provide records related to a property owner’s tax bill.

One of the most valuable tools on this website is the feature that allows users to search for a property by address, assessor ID, intersection or your current location. The latter two options are relatively unique as far as assessors’ databases go.

Say you’re driving by a property and don’t know its exact address. This feature will help you with your property owner search California by plugging in the nearest cross streets or, alternatively, by allowing the website to locate you on your mobile device to provide options near your exact current location.

San Diego County Clerk

San Diego County, which has experienced an explosion of commercial real estate development during this market cycle, provides a one-stop-shop for people looking for California property records located in that county.

All records, including those you’d typically find at the Assessor, Recorder, or County Clerk’s Office, are all available in one central location.

The county website allows people to search all official public records at once. Users can search by deed and/or map book and page, document type, document number, property owner name, by date or by map number. As you can see, you can search a variety of ways – but this platform assumes you have access to this information. It makes searching a general area, such as La Jolla or Pacific Beach, much trickier.

San Francisco County Clerk

San Francisco County has been a darling of the real estate community for years. San Francisco County has benefitted from a tight labor market, strict commercial development regulations, and an influx of foreign investment in recent years.

That said, those who are interested in San Francisco-area real estate can turn to the City & County of San Francisco (CCSF) Office of Assessor-Recorder to track down property owner information.

The San Francisco Property Information Map is a tool maintained by San Francisco Planning Department, which gathers its information from various city departments throughout San Francisco (unlike most other counties, San Francisco County is comprised of just the City of San Francisco).

To search the SF Property Information Map, a user must know the assessor’s parcel number (APN) or address of the property. Once again, this makes conducting a property owner search in California more challenging – especially for those who are hoping to create a list of prospects and don’t have a strong starting point.

Riverside County Clerk

Riverside County also provides a few different tools for people interested in searching California property records. The Riverside County Recorder, for instance, allows people to search using Lexis Nexis to track down any recorded documents associated with a given person’s name.

Again, you need the person’s name to begin your search; in this case, not even a property address will suffice. Moreover, the Riverside County Recorder only has records available online that date back to 1980 which can be somewhat limiting for commercial real estate professionals trying to understand ownership changes over time.

Currently, the Riverside County Assessor does not provide online access to its records. The website indicates that assessor online services will be available soon, and will include a value notice lookup and property sales viewer, among other tools and services.

Listings and Other Alternative Tools

There are a few other platforms that people can look to in certain scenarios when conducting ownership research on properties in California.

Listings platforms, for example, while generally not useful for property owner searches, can sometimes be used to connect with owners—i.e. for-sale-by-owner listings.

These tools can be valuable, but will often require quite a bit of digging.

What’s more, these online databases tend to be limited in terms of scope of information they provide about California property records and owners.

Most listings platforms include thousands of properties. There’s no limit to property coverage when it comes to public records, and unmatched depth and breadth in Reonomy’s off-market property database.

Start Your California Property Owner Search Today

Tracking down accurate commercial property ownership information can be like finding a diamond in the rough.

It’s not easy, particularly if you have to mine multiple databases – and worse, mine those databases in person, as is the case in many California counties!

Reonomy takes the guesswork out of the process for commercial real estate professionals. It allows people to search for specific properties (or not – general areas can be evaluated, as well), and that search will uncover detailed information about the property ownership, even if ownership is veiled in an LLC or other alternative ownership entity.

While other online databases provide a starting point for people beginning their search, only Reonomy provides comprehensive, up-to-date information that makes prospecting new leads and commercial real estate deals easier than ever.

RSS Feed provided by theBrokerList Blog - Are you on theBrokerList for commercial real estate (cre)? and Easiest Ways to Uncover Commercial Property Owners in California was written by Reonomy.

Easiest Ways to Uncover Commercial Property Owners in California published first on https://greatlivinghomespage.tumblr.com/

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valentineappraisal · 7 years

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Transportation Corridors

A transportation corridor is a long, narrow strip of property that includes surface, subsurface, and air rights. It often connects two or more areas restricted to surface, subsurface, and air rights, for the deportation of goods and passengers.

Some examples of transportation corridors are: railroad and mass transit lines, public and private roads, pipelines, including oil, gas, water, and sewer lines, fiber optics, pedestrians pathways, aqueducts and canals, television cables, and electrical transmission lines.

How to Appraise a Transportation Corridor

There are different methods that can be used when appraising a transportation corridor, including Replacement Cost New Less Depreciation (RCNLD), Corridor Value (CV), Sales Comparison Approach, Across the Fence Value (ATF), Net Liquidation Value (NLV), and Going Concern Value (GCV). [1]

Replacement Cost New Less Depreciation (RCNLD) is based on the principle of substitution and is more commonly referred to as the “cost of assemblage.” It includes the cost of the part taken, appraisal costs, negations costs, title costs, grading costs, project management costs, and the acquisition and demolition of buildings. According to Dolman and Seymour, this cost can range from two to six times the Across the Fence (ATF) value. The Court of Appeals in People v. Southern Pacific Transportation Company (1978) held that “the cost of reproduction is an acceptable approach to a determination of just compensation.”

When several similar commensurate commodities, goods or services are available, the one with the lowest price attracts the greatest demand and the widest distribution. Corridor Value (CV) is determined by multiplying the ATF value and the enhancement factor. The enhancement factor is arrived at by dividing the sales price of a corridor by its ATF value.

Sales Comparison Approach is applicable when there are several sales or comparables that have sold in the subject’s market area. This approach is seldom used since there are relatively few transactions of transportation corridors that sell in the same market area.

The underlying assumption in the Across the Fence (ATF) method is that land in the transportation corridor is equal to the value of adjoining lands. When using this method, the property is divided down the centerline and each half is joined to the adjacent parcel along with the adjacent property’s highest and best use and unit value. The ATF is the sales comparison approach modified to the degree that shape, size, topography, and access are disregarded. The State Board of Equalization, railroad companies, utility companies and public agencies use this method more than others when assessing value of operating and non-operating property, ground rent, and public and private streets.

The Net Liquidation Value (NLV) is the present value of the net amount the owner will realize if the corridor is sold piecemeal over a reasonable time period. Net proceeds are determined after administrative, marketing, real estate taxes, and cleanup costs are deducted from the gross revenues.

The Going Concern Value (GCV) is the expected future profits discounted to today’s value at a rate reflecting the quantity, quality, and durability of the income.

Appraising transportation corridors is a challenging endeavor, but can be accomplished by using one or more of the methods outlined above.

Valentine Appraisal and Associates Has Successfully Completed Several Transportation Corridor assignments:

Lower Franklin Reservoir Property in City of Los Angeles, CA

An Existing Pipeline Traverse Crossing at the BNSF Transportation Corridor in Hesperia, CA

1.9 Mile 50-foot wide Right of Way Corridor in Riverside County, CA

80.48 Mile Transportation Corridor in Siskiyou and Shasta Counties, CA

Palmdale Commercial Building Appraisals

Avigation Easements

Pipeline Easements

Visit Valentine Appraisal and Associates

[1] Valentine, Gary S. “Appraising a Transportation Corridor.” Right of Way Nov-Dec. 1998: 6-10.

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Washington 90065 Newhall (Santa Clarita) 91321 North Hills 91343North Hollywood 91601 – 91602 / 91604 – 91607 90805 Northridge 91324 – 91325 Cal State Univ. 91330 Norwalk 90650 Oak Park 91301 Pacific Highlands 9027290272 Pacoima 91331Palmdale 93550 – 93552 / 93591 Palms Palos Verdes Estates 90274 Panorama City 91402 Paramount 90723 Park La Brea 90036 Pasadena 91101 / 91103 – 91107 (Cal Tech) 91125 – 91126 Pearblossom 93553 Phillips Ranch 91766 Pico Heights 90006 Pico Rivera 90660 Playa del Rey 90293Playa Vista 90094 Pomona 91766-91768 Porter Ranch 91326 Quartz Hill 93536 Rancho Dominguez 90220 Rancho Palos Verdes 90275 / 90717 / 90732 Rancho Park 90064 Redondo Beach 90277 – 90278 Reseda 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 (0731 – 90733 Santa Clarita (Canyon Country) 91351(Newhall) 91321 Valencia 91354 – 91355

The post Transportation Corridors appeared first on Valentine Appraisal.

https://valentineappraisal.com/transportation-corridors/transportation-corridors/

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valentineappraisal · 7 years

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Pipeline Easements

Pipelines transport products from one point to another. Pipeline title is usually

acquired through an easement. According to Websters, an easement “is the right a property owner grants to another for the use of their property”.

Therefore, a pipeline easement is the right to construct, operate, and maintain a pipeline over the land of others within prescribed geographical limits.

How to Appraise a Pipeline

There are two different ways to appraise a pipeline depending on if it is part of a transportation corridor or within a conforming parcel.

Reviewing published articles and books, interviewing buyers and sellers of property that is encumbered by pipelines, and sending out letters to property owners are all methods that can help when appraising pipeline.

No Acceptable Standard Width for a Pipeline Easement

There is no acceptable standard width for a pipeline easement. It is usually determined through negotiations. Initially, railroads arrived at the easement width by rounding up the diameter of the pipe to the nearest foot, then adding two feet on both sides as a buffer to ensure the pipeline’s integrity and security. But, railroads soon realized that pipeline users were getting free access onto their corridors to service and maintain pipelines, so they reasoned that since automobile lanes on public roads are typically 11 to 12-feet wide, and the width of a standard truck is 8 feet 2 ½ inches, a 10 to 12-foot width requirement to access pipelines seemed reasonable.

Pipeline Easements and Severance Damage

Once the width of the pipeline has been negotiated, and the value has been determined through research and determining the value of surrounding land, severance damages can be analyzed. Severance damages are those damages to the remainder property that are compensable. Severance damages are seldom found for new pipelines in transportation corridors because owners of corridors do not let pipeline companies install their pipeline if it could diminish the value of the remaining portion of the corridor and/or pipeline easements.

Through advance research and preparation, conducting an in-depth search for best comparable data available, and conducting a thorough analysis, your appraisal of pipeline will be supportive and reliable. You can count on us to have your assignment done on time, too.

Sample Pipeline Appraisal assignments completed by Valentine Appraisal and Associates:

• Two Existing Pipelines at the Dominguez Channel in Carson, California

• An Existing Pipeline Traverse Crossing at the BNSF Transportation Corridor in Hesperia, CA

The post Pipeline Easements appeared first on Valentine Appraisal.

https://valentineappraisal.com/pipelines/pipeline-easements/

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