Understand the range buyers can support.

How we arrive at a pricing range.

Operating basis

We reconcile trailing 12-month results with recent collections. When performance has changed, we show the period used, the reason for the adjustment and the evidence that supports it.

Buyer assumptions

We review the expense load a purchaser may inherit, including property taxes, insurance, management, payroll and recurring repairs. Required capital work and prospective upside are identified separately.

Market evidence

We weigh relevant closed sales against differences in location, vintage, condition, operating performance and financing. We distinguish observed evidence from assumptions that still need confirmation.

What ownership receives

A broker opinion of value with the valuation date, an indicated range, the income assumptions and the issues most likely to affect executable pricing. The scope is a brokerage opinion for an ownership decision. A lender or partner requiring an appraisal should specify that requirement separately.

Start with the property.

For the initial discussion, identify the community and the decision the valuation will support. Detailed operating records can follow through an agreed channel.