Cost Approach Sample Clauses
Cost Approach. (1) The cost approach, when utilized, shall be implemented by calibrating and applying land valuation tables, building valuation tables and unit costs as follows:
(a) Investigate, with documented analysis, land values for residential, commercial, industrial and any other special use properties in the area;
(b) Document the land valuation tables and unit costs by including statistical testing to compare the calculated preliminary land value to the sale properties to ensure accuracy before the land valuation tables and unit costs are implemented;
(c) Document the development of the units of comparison that shall be used for the base land prices, which may include, but not limited to: site; front foot; square foot; front acre; rear acre; and, other appropriate units of comparison;
(d) Document site specific characteristic land adjustments, which may include, but not be limited to: topography; view; size; location; and, access; and,
(e) Document the calibration of land tables and models.
(2) In developing building cost tables, Contractor shall provide the following:
(a) Investigate, with documented analysis, the building costs of residential, commercial, industrial and any other special use properties in the area;
(b) Document the testing of Contractor’s building valuation tables and unit costs by comparing the calculated preliminary building value to the sale properties, for which the building costs are known, to ensure accuracy before the building valuation tables and unit costs are implemented;
(c) The building cost tables shall consist of unit prices based upon relevant factors, which may include, but not be limited to: specifications for various types of improvements; the quality of construction; the building customs and practices in Municipality; various story heights and square foot areas adequate for the valuation of all types of buildings and other improvements to the land; tables for additions and deductions for variations from the base cost improvement specifications; and, tables for depreciation based upon age and condition of the improvements.
(d) Document the calibration of all building cost tables and models.
Cost Approach. The cost approach to value will be considered for all taxable improved property. Replacement costs for residential and agricultural improvements will be calculated per Volume II of the Wisconsin Property Assessment Manual or similar cost manual. Replacement costs for commercial improvements will be calculated using ▇▇▇▇▇▇▇▇ & Swift valuation service or similar cost manual. All accrued depreciation, including physical deterioration, functional obsolescence, and economic obsolescence will be accurately documented and deducted from current replacement costs.
Cost Approach the valuation shall be based in the substitution principle, which provides that the value of a property shall not be greater to the amount necessary to develop a property of similar characteristics and utility. It shall be calculated by identifying the new replacement cost of the Building and the market value of the Land.
Cost Approach. Manufactured Home Appraisal Reports will require a publishedcost data service such as the ▇▇▇▇▇▇▇▇ and Swift Residential Cost Guide orthe N.A.D.A. Manufactured Housing Appraisal Guide calculations to be included. The appraiser must take at least one of those values into consideration in arriving at a value conclusion.
Cost Approach. The Cost Approach is one of the three recognized approaches to valuing any business. While it is necessary to consider the cost approach, it is generally not applicable in valuing an acquisition by an entity such as the Client.
Cost Approach. This method is specified in Handbook 1-3550, Chapter 5, found at this web address, ▇▇▇▇://▇▇▇.▇▇.▇▇▇▇.▇▇▇/files/3550-1chapter05.pdf. For all proposed construction or all homes having an age of one year or less, RD requires that the appraiser develop, report and reconcile the cost approach to value. On homes over one year of age, the appraiser should determine whether the cost approach is relevant or necessary to determine a valid opinion of market value. This determination must be developed and reported in accordance with the USPAP. Under this method, the appraiser derives an estimate of value using replacement cost estimates for the improvements, less depreciation of all forms, and then adding an estimate of the site value. The appraiser will identify the source of cost estimates, such as ▇▇▇▇▇▇▇▇ and Swift Residential Cost service, local builder’s cost data or other national publication for residential costs, used in the cost approach. The methodology used to estimate depreciation must be stated in the report. Properties in remote rural areas, on tribal lands (American Native and Alaskan Native), areas with a lack of market activity, or those representing a leasehold interest, where it may be difficult to obtain adequate comparable sales to be used for comparative purposes in order to appraise a property. In these areas, the sales comparison approach is not required. Instead, ▇▇▇▇▇▇▇▇ & Swift Form 1007, Square Foot Appraisal Form, must be used. Remote rural areas are identified by RD and are defined as areas lacking sufficient market activity and having the following characteristics: • Scattered population; • Low density ofresidences
Cost Approach. The cost approach, when utilized, shall be implemented by calibrating and applying land valuation tables, building valuation tables and unit costs as follows:
Cost Approach. This valuation approach estimates the value of the tangible assets only. Value is represented by the market value of the land plus the depreciated reproduction cost of all improvements and equipment. In general, the Income and Sales Comparison Approaches are considered the best representation of value because they cover both tangibles and intangible assets, consider the operating characteristics of the business and have the most significant influence on attracting potential investors. The appraised values submitted by the three appraisers shall be ranked from highest value to middle value to lowest value, the appraised value (highest or lowest) which is furthest from the middle appraised value shall be discarded, and the remaining two appraised values shall be averaged to arrive at the Fair Market Value.
13.3.4 In the event of any condemnation, similar taking or threat thereof with respect to any part of the Leased Property or any insured or partially insured casualty loss to any part of the Leased Property after Tenant has exercised an Option to Purchase, but before settlement, the Fair Market Value of the Leased Property shall be redetermined as provided in this §13.3 to give effect to such condemnation, taking or loss and shall take into account all available condemnation awards and insurance proceeds.
13.3.5 Tenant shall pay, or reimburse Landlord for, all costs and expenses in connection with the appraisals.