Gas stations, car washes, funeral homes and hotels/motels, restaurants are common property types that creates unique challenges for appraisers, tax assessors and lenders. What makes these property types challenging for appraisers using traditional real estate appraisal techniques is that, unlike many traditional types of real estate, these small business properties sell as going concerns, with elements of personal property and often a business enterprise component. In other words, they sell as businesses that require the real estate that they are associated with, and the values of its components are intertwined with that real estate.
Additionally, in contrast to most traditional real estate assets, like office buildings and shopping centers, the income that supports the real estate for going concern properties is derived from business revenues, rather than from rent. It is the operating business that pays the mortgage and maintains the property.
According to USPAP, separating or allocating values to each component represent appraisals of each.
USPAP Standards Rule 1-4(g): When the scope of work includes an appraisal of personal property, trade fixtures or intangible items, competency in personal property appraisal (see STANDARD 7) or business appraisal (see STANDARD 9) is required.
RMS Commercial Group has provided appraisal services all over the United States for virtually all property types, and specializes in the allocation of assets for special purpose going concerns. real estate appraisals, business valuations and appraisals of machinery, equipment, and FF&E for a wide variety of situations, including movie theaters, car washes, hotels, B&B’s, motels, restaurants, race tracks, special purpose manufacturing facilities, charter schools, marinas and golf courses.
"A going concern is an established and operating business with an indefinite future life. For certain types of properties, the physical real property assets are integral parts of an ongoing business.” - “Only qualified practitioners should undertake these kinds of assignments, which must be performed in compliance with the appropriate professional standards. It may be necessary for a real estate appraiser to collaborate with a personal property appraiser or a business appraiser or both on such an assignment." Appraisal of Real Estate, 14th Ed. (p. 63 and 64)
"When the scope of work includes an appraisal of personal property, trade fixtures or intangible items, competency in personal property appraisal (see STANDARD 7) or business appraisal (see STANDARD 9) is required." USPAP, Standard Rule 1-4(g)
"Whether labeled a separation or an allocation, it is an appraisal as defined in USPAP".
Bruce E. Jones MAI, ASA, BCA, CMEA – is one of the few highly experienced real estate appraisers who also not only holds the distinguished MAI designation from the Appraisal Institute and the Accredited Senior Appraiser designation from the American Society of Appraisers, but also holds designations as a Business Appraiser (Business Certified Appraiser (BCA), and as a Certified Machinery/Equipment Appraiser (CMEA).
The BCA designation is awarded by the International Society of Business Appraisers (ISBA) and is one of only a few designations that are recognized by the Small Business Administration (SBA) as a "Qualified Source" for business appraisals. I am also a Qualified Source for machinery and equipment appraisals for the SBA as a result of being awarded the coveted CMEA designation from the NEBB Institute.
For special purpose properties, accurately identifying and quantifying the contributory value of non-realty components is crucial to a credible real estate appraisal. How can an appraiser do that if they don’t know what those other components are worth?
Additionally, it is the business that pays the mortgage and maintains the property, rather than rent from tenants. Therefore, blindly applying a “market” rental rate to derive real estate value, without carefully analyzing the business is not likely to yield credible results.
Bruce E. Jones, MAI, ASA, BCA, CMEA, CTA leads the commercial division and brings over 30 years of real estate experience. In addition to holding the MAI designation as a real estate appraiser, I am hold the Business Certified Appraiser (BCA) designation with the International Society of Business Appraisers, as well as being a Certified Machinery/Equipment Appraiser. I specialize in properties that represent a blend of real estate plus an intangible business value, along with personal property such as furniture, fixtures and equipment. including complex and special use properties, as well institutional and investment quality assets throughout the U.S.
Integrity refers to both the moral character of the appraiser, as well as the quality and content of the completed appraisal. Personal, professional, intellectual and artistic integrity are demonstrated throughout the appraisal process.
Appraisal services are provided for the following real estate classifications, including:
Appraisals completed by RMS Commercial Group are used for a variety of purposes, including: