Automatic calculation of adjustments. Evaluation of commercial real estate using a comparative approach Adjustment for low-quality goods when evaluating a house

You can see the logic for calculating the final cost of the appraisal object and calculating adjustments in this Excel file:. It also has a block called "adjustment rules" that specifies the specific amounts of adjustments to be applied. For example, to adjust for distance from the metro, a factor of 1 is used for a deviation of 200 units, which means that every 200 meters of distance from the metro gives a price deviation of 1%. Moreover, all these values ​​are customizable, depending on what is indicated in your report in the description of adjustments, they can be changed, because in different sources the recommendations may differ. For 8 main types of adjustments, we suggest using the automatic calculation of values, according to your parameters.

1. Adjustment for distance from a public transport stop (metro)
2. Adjustment per floor
3. Correction for the presence of summer rooms
4. Correction for the bathroom
5. Correction for total area
6. Living space adjustment
7. Adjustment for kitchen area
8. Condition adjustment

This does not mean that you have to use all these adjustments; if you wish, you can put the number 0 in the setting of any of the adjustments, and the automatic calculation for it will not be performed by default. You also need to understand that the distance between objects is calculated directly on the map, without taking into account fences, holes and other obstacles that must be avoided. Yandex knows how to calculate the distance along highways, but the path of a pedestrian is inscrutable, and it will take a long time to learn how to calculate it. When creating a report, you can always correct any auto-calculated digit to 0 or insert your own, if the situation requires it. The system also provides one arbitrary relative adjustment to take into account the non-trivial features of the valuation object. For a more accurate determination of the final cost of the object, you can also use an absolute adjustment, with the help of which the sought value will not be corrected by a percentage of the price of an analogue, but by a certain amount. As a rule, such an adjustment is used to account for the costs of improvements, whether it be redevelopment or exclusive renovation, the cost of which the appraiser has the right to determine by his own expert assessment.

In Prosimple, the determination of the size of the adjustments is made on the basis of the methodology proposed by the Scientific Practical Center for Professional Appraisers, where, according to the methodology, the adjustments have the following meanings:

HER. Yaskevich. "Practical methods and examples of carrying out comparative adjustments in real estate appraisal (purchase and sale and rent). The entrepreneur's profit and external wear... Assessment of infrastructure facilities. " M .: OOO "NPTSPO", 2010

Adjustment for bargaining... When examining the current situation on the market, the value of the adjustment for bargaining is currently 3-7%. In quite rare cases, the transaction price and the offer price coincide. The initial price in most cases is significantly higher than the real value of the object. This markup, according to our calculations, amounts to the above 3 - 7%.

Based on these sites:

http://shkolazhizni.ru/archive/0/n-3099/

http://www.vikup-kvartir.ru/news.php?id=609

Thus, in this report, the adjustment for bargaining was 5%.

Adjustment for the transferred rights. Since the property rights are transferred to the appraisal object and analog objects, no adjustment was made to the transferred rights.

Adjustment for financing terms. Since the object of appraisal and objects of analogues have market financing conditions, no adjustment was made for financing conditions.

Adjustment for the terms of the deal. Since the object of appraisal and the objects of analogues have market terms of the transaction, no adjustment was made to the terms of the transaction.

Adjustment for market conditions (date of sale). According to the market conditions, the object of appraisal and objects of analogs are comparable. Thus, no adjustment was made for market conditions.

Adjustment for distance from the metro Since the object of appraisal and analogous objects are located in the same quarter, no adjustment was made for the distance from the metro.

House type adjustment. Since the type of house for the object of assessment and the objects of analogs is the same, panel, adjustment for the type of house was not made.

Correction by floor / number of storeys. The factor that affects the cost is on which floor the apartment is located. If the floor is first, then this entails humidity and low temperature the air in the apartment, as well as, as a rule, in the apartments on the ground floor, there is not enough natural daylight due to trees or bushes planted around the house. As for the last floor, there is a high probability of a roof leak and strong heating of the windows in the summer. The problem with the water pressure due to the upper floor is also not excluded. Therefore, apartments on higher floors will cost more than apartments on lower floors.

According to sites:

http://www.ocenchik.ru/docs/1293-correktirovka-realty-moscow.html

http://www.ocenka-i.ru/korr-all/2010-10-22-05-42-28.html

adjustment for the first and last floor is 5-15%. But since the apartments are analogous, almost all of them are on the middle floors, the adjustment for the floor / number of storeys is not included.

Correction for the number of rooms. By the number of rooms, the object of assessment and the objects of the analogs are the same - 3 rooms. Therefore, no adjustment was made for the number of rooms.

Adjustment for total area. This amendment is introduced in the event that the area of ​​the object of assessment deviates from the area of ​​the analogue by more than 10 sq. M. Since the analogue objects slightly differ from the total area of ​​the assessment object, no adjustment for the total area was made.

Adjustment for the kitchen area. This amendment is introduced in the event that the kitchen area of ​​the assessed object deviates from the area of ​​the analogue kitchen by more than 1 sq. M.

According to sites:

http://www.ocenka-i.ru/korr-all/korr-kuhni.html

http://www.ocenchik.ru/docs/1293-correktirovka-realty-moscow.html

The amount of adjustment is taken at the rate of 0.5% for each 1 sq. M.

Adjustment for living space. As a result of market analysis, it was revealed that the average cost of 1 sq. m of a two-room apartment in the Yasenevo area is 157,834 rubles. Therefore, the adjustment was calculated as the difference between the living area of ​​the appraisal object and the analogue object, multiplied by the cost of 1 sq. m. The adjustment was made to all analogue objects except No. 4, since total area objects of analogues No. 1, No. 2, No. 3 and No. 5 differ on average by 2 sq. m. from the living space of the object of appraisal.

Correction for ceiling heights. Since the series of the house, namely P-3, all have the same ceiling height, too, so no adjustment was made to the ceiling height .

According to the site:

http://tipdoma.ru/series_p-3.html

Adjustment for windows. Since the windows for the object of assessment and the objects of analogs are the same, the correction was not made.

Adjusting to the view from the window. Since the view from the window of the object of assessment and objects of analogs on the courtyard and on the street, the correction was not made.

Correction for the bathroom. The bathroom at the subject of assessment is combined, while the facilities of the analogues are separate, therefore the adjustment was made in the amount of 2%.

According to the site:

http://www.directeconomic.ru/dhoms-669-6.html

Correction for the presence of a balcony / loggia. This amendment implies an increase in the cost of an apartment in the presence of this type of improvement, is 1-5%, since the object of the assessment has a loggia, which has advantages over the balcony, we make an amendment of 2% to the object analogue No. 3.

According to sites:

http://forum.ners.ru/viewtopic.php?f=39&t=35314

http://www.ocenchik.ru/docs/1293-correktirovka-realty-moscow

http://www.ocenka-i.ru/korr-all/2010-10-22-05-42-02

Correction for the state of the finish. Renovation and quality of finishing affect the cost of an apartment in the most direct way. A flawless and high quality finish increases the price by 10%. Since the quality of finishing of the object of assessment does not differ much from the quality of finishing of analogous objects, therefore, no adjustment was made.

Adjustment for additional characteristics. Since the additional characteristics of the object of assessment and the objects of analogs do not differ much, no adjustment was made.

When using the comparative approach, the value of the Valuation Property is determined by comparison with the selling price of similar items. The basis for applying this approach is the fact that the value of the Valuation Property is directly related to the sale price of similar items. Each comparable sale (object of comparison, analogue) is compared with the property being valued. Accuracy of calculating the value of the Valuation Object comparative approach depends on the volume (completeness) and quality (reliability) of information on sales transactions (or offers for sale).

The comparative approach consists of the following steps:

1. Determination of the purpose of the valuation with the identification of the type of assessed rights of the Valuation Object and analogues.

2. Analysis of the real estate market of analogues that match in functionality with the best and most effective use The subject of the appraisal.

3. Selection of the unit of comparison.

4. Selection of analogues from the number of purchase and sale transactions and offers for sale (public offer); verification of information on the selected analogs about the sale price, asking price, payment terms, location, physical characteristics and other terms of the transaction.

5. Selection of the most essential comparison parameters for adjusting the prices of analogs.

6. Correction of the cost of comparison units of analogs for differences in the comparison parameters.

7. Analysis of the adjusted values ​​of unit prices of analogs.

8. Reconciliation of the adjusted values ​​of unit prices of analogs and conclusion on the value of the Assessment Object using a comparative approach.

Amendments (adjustments) are made to the selling price to reflect significant differences between them. Initial data on the Assessment Object and analogs for comparison are presented in Table 7.

Table 7 - Initial data on objects of comparison (analogs)

Some elements of the comparison are characterized by several indicators, for each of which adjustments are made.

When collecting information on the Comparison Objects (analogues), it is first of all necessary to collect a sufficient amount of documented data on the past transactions of purchase and sale of analogues. Considering that this information is confidential and there is no free access to databases on completed transactions for the sale and purchase of real estate objects, it is possible to use data on the offer prices of comparison objects taken from open sources of specialized periodicals and the Internet. The data of public offers are closest to the real prices of purchase and sale transactions, which makes it possible, taking into account the adjustment of the asking price, to reflect as closely as possible the real prices of the purchase and sale of real estate objects.

Analogues should be as similar as possible to the Object of Assessment and, first of all, in the first five elements of comparison. All selected analogues are summarized in Table 8, which includes primary data obtained from open sources and additional data obtained directly from the seller of analogues.

The following is the rationale and calculation of the amount of adjustments for the comparison elements, which are different for the analogs and the Valuation Object. The technique of approximation of each object of comparison to the Object of assessment is used. All data on the Assessment Object should be unchanged, and presumably (hypothetically) only the data on the comparison object change. The correction sign is determined based on the following: if the value of the comparison object increases when approaching the Assessment Object for any element, then the correction sign is positive, respectively, if it decreases, then the correction sign is negative.

Adjustments (amendments) can be cost and percentage. In terms of quantity, differences are usually introduced in value terms, and in terms of quality, in percentage terms. Percentage adjustments are applied both to the cost of the comparison object and to the unit of comparison, and cost adjustments are applied to the cost of the comparison object. Market conditions, location and depreciation adjustments are percentages.

The difference between the obtained values ​​of the cost of an apartment and the cost of an apartment with a replaced comparison element is roughly the amount of the adjustment.

The amount of each adjustment is justified. This definition of the amount of adjustment is most reliable in a developed market when there is a sufficient number of proposals.

Based on the data obtained (the values ​​of the corrections, both positive and negative), table was compiled. eight

The applied adjustments are reflected and justified in table. nine.

Table 8 - Adjustment and calculation of the value of the Valuation Object by the comparative approach

Table 9 - Justification for adjustments

The smallest number of adjustments is observed for analogue # 3, the smallest total gross correction - for analogue # 1.

In this regard, the weighting coefficients will be distributed as follows:
analogue No. 1 - 0.4, analogue No. 2 - 0.25, analogue No. 3 - 0.35.

Adjusted cost of the property being appraised:

11 988 816*0,4+15 759 344*0,25+13 406 356*0,35 = RUB 13,427,587

Similar information.

When using the comparative approach, the value of the Valuation Property is determined by comparison with the selling price of similar items. The basis for applying this approach is the fact that the value of the Valuation Property is directly related to the sale price of similar items. Each comparable sale (object of comparison, analogue) is compared with the property being valued. The accuracy of calculating the value of the Valuation Object by the comparative approach depends on the volume (completeness) and quality (reliability) of information on sales transactions (or offers for sale).

The comparative approach consists of the following steps:

1. Determination of the purpose of the valuation with the identification of the type of assessed rights of the Valuation Object and analogues.

2. Analysis of the real estate market of analogues, which coincide in functionality with the best and most effective use of the Appraisal Object.

3. Selection of the unit of comparison.

4. Selection of analogues from the number of purchase and sale transactions and offers for sale (public offer); verification of information on the selected analogs about the sale price, asking price, payment terms, location, physical characteristics and other terms of the transaction.

5. Selection of the most essential comparison parameters for adjusting the prices of analogs.

6. Correction of the cost of comparison units of analogs for differences in the comparison parameters.

7. Analysis of the adjusted values ​​of unit prices of analogs.

8. Reconciliation of the adjusted values ​​of unit prices of analogs and conclusion on the value of the Assessment Object using a comparative approach.

Amendments (adjustments) are made to the selling price to reflect significant differences between them. Initial data on the Assessment Object and apartment analogues for comparison are presented in Table 7.

Table 7 - Initial data on objects of comparison (analogs)

Some elements of the comparison are characterized by several indicators, for each of which adjustments are made.

When collecting information on the Comparison Objects (analogues), it is first of all necessary to collect a sufficient amount of documented data on the past transactions of purchase and sale of analogues. Considering that this information is confidential and there is no free access to databases on completed transactions for the sale and purchase of real estate objects, it is possible to use data on the offer prices of comparison objects taken from open sources of specialized periodicals and the Internet. The data of public offers are closest to the real prices of purchase and sale transactions, which makes it possible, taking into account the adjustment of the asking price, to reflect as closely as possible the real prices of the purchase and sale of real estate objects.

Analogues should be as similar as possible to the Assessment Object, primarily in the first five elements of comparison, and for residential real estate (apartments) and in physical characteristics (number of rooms, total area, type of building, etc.). All selected analogues are summarized in Table 8, which includes primary data obtained from open sources and additional data obtained directly from the seller of analogues.

The following is the rationale and calculation of the amount of adjustments for the comparison elements, which are different for the analogs and the Valuation Object. The technique of approximation of each object of comparison to the Object of assessment is used. All data on the Assessment Object should be unchanged, and presumably (hypothetically) only the data on the comparison object change. The correction sign is determined based on the following: if the value of the comparison object increases when approaching the Assessment Object for any element, then the correction sign is positive, respectively, if it decreases, then the correction sign is negative.

Adjustments (amendments) can be cost and percentage. In terms of quantity, differences are usually introduced in value terms, and in terms of quality, in percentage terms. Percentage adjustments are applied both to the cost of the comparison object and to the unit of comparison, and cost adjustments are applied to the cost of the comparison object. Market conditions, location and depreciation adjustments are percentages.

The difference between the obtained values ​​of the cost of an apartment and the cost of an apartment with a replaced comparison element is roughly the amount of the adjustment.

The amount of each adjustment is justified. This definition of the amount of adjustment is most reliable in a developed market when there is a sufficient number of proposals.

Based on the data obtained (the values ​​of the corrections, both positive and negative), table was compiled. eight

The applied adjustments are reflected and justified in table. nine.

Table 8 - Adjustment and calculation of the value of the Valuation Object by the comparative approach

Table 9 - Justification for adjustments

The smallest number of adjustments is observed in analogue # 2, a small overall net correction is observed in analogue # 3, the smallest gross correction is in analogue # 1.

In this regard, the weight coefficients will be distributed as follows: analogue No. 1 - 0.35, analogue No. 2 - 0.3, analogue No. 3 - 0.2, analogue No. 4 - 0.15

Adjusted cost of the property being appraised:

12 387 599*0,35+11 765 477*0,3+11 860 851*0,2+15 347 209*0,15 = RUB 12,539,554.3