Consultation reports including investment and various research assignments will typically include variations and portions of the typical appraisal valuation methods – Cost Approach, Income Approach and Direct Comparison methods. Many applications require an analysis and comparison and contrast of two or more scenarios and estimating the present value or worth of those options, time required for sale of a development or properties, optimum property rights for sale.  To optimize saleability and profit of a development, investors and developers require research and analysis of potential property right allocation including partial interest units, time shares, leasehold or fee simple title to a property.

Given the unique nature of Consultation/Investment/Research field, each particular assignment is detailed for the client’s requirements after an interview is conducted determining client needs.

Special services of consultation, investment and research will typically utilize techniques and methodologies employed in the three valuation methods: the Income Approach, the Direct Comparison Approach and the Cost Approach.

• The Income Approach: The Income Approach is a valuation method used to estimate the value of income producing real estate. It is based upon the premise of anticipation or expectation of future benefits. This method converts anticipated cash flows into present value by capitalizing” net operating income by a market derived capitalization rate. This capitalization rate is extracted from sales of similar investment properties and applied to the net income of a subject property to determine it’s value. 
• Direct Comparison Approach: An appraisal valuation, estimates a property’s market value by comparing it to similar properties recently selling in the area. Most properties are never exactly alike, so adjustments must be applied the comparables sales to make their values most reflective of the subject property’s.  Resulting in adjusted values of each comparable, indicating a price or value it would have sold for if it had the same components as the subject.
• The Cost Approach: The Cost Approach estimates how much it would cost to replace the structure, with an applied depreciation for the subject improvements, adding in land value and site improvements -estimated cost.