Cost Approach Flashcards
A house cost $200,000 to build new. It is 10 years old and has sustained a total of 15% depreciation. It sits on a lot worth $40,000. What is its value by the cost approach?
$200,000
X 85%
= $170,000
$40,000 plus
= $210,000
A house contains 2,826 square feet. It was constructed in 1995 at a cost of $54.18 per SF. The cost index at that time was 193.4.
The cost index today is 286.3.
What is the estimated cost to build the building today?
Index Method
2,826 SF X $54.18 = $153,113
286.3 I 193.4 = 1.480
$153,113 X 1.480 = $226,607
Therefore, costs have gone up 48% since 1995, and it would cost $226,607 to build the same house today.
You find a comparable sale of a new house similar to the one you are appraising. It just sold for $320,000. You estimate the value of the site at $75,000 and the cost of the site improvements at $15,000.
The house has 2,550 square feet (SF) of gross living area (GLA).
What is the unit cost of the structure?
If your subject property has 2,475 SF, what should it cost to build?
Okay, let’s do a quick cost approach for our subject property. Your research shows the land is worth $65,000 and you project the site improvements will cost $12,000. When completed, it will be brand new with no depreciation.
Comparative Unit Method / Market Derivation
$320,000 - $75,000 -$15,000 = $230,000.
All you have to do is divide $230,000 by 2,550 and the answer is $90.20. That is a market- derived comparative unit cost.
2,475 x $90.20 = $223,245. That works well when the houses are about the same size. We will see later that the costs vary according to the size of the structure.
Cost new - Depreciation + Land Value+ Site Improvements
= Value by Cost Approach
$223,245 - 0 + $65,000 + $12,000
= $300,245, rounded to $300,000.
If a total economic life is estimated to be 60 years and the current effective age is estimated to be 20 years, then the remaining economic life is x
40
A 20 year old building that would cost $220,000 to build new today. It is in good condition, and you estimate the effective age to be 15 years. Your estimate of total economic life is 60 years, based on analysis of similar properties. How much is the estimated depreciation calculated with the age-life method?
15
/60
x $220,000 = $55,000 depreciation
Formula Age Life Method:
Effective age
/ Total economic life
X total cost
= depreciation
The cost new of the improvements is $245,200, the site value is $60,000, and the effective age is 17. The total economic life expectancy judged by comparable sales is 55 years. What is the value using the cost approach?
17 / 55 = .309 or 30.9%
$245,200 X .309 = $ 75,767
Total cost of the improvements $245,200
Less total depreciation - 75,767
Depreciated cost $169,433
Plus site value + 60,000
Indicated value by the cost approach $229,433
The indicated value should be appropriately rounded. In this case, we would probably round to $230,000.
The cost new of the subject property is $235,000, the site value is $70,000 and the effective age is 25. The total economic life is estimated to be 60 years.
The subject has deferred maintenance items that total $4,500. After these repairs, the effective age will be reduced to 20 years. What is the value using the cost approach?
Modified Age Life Method:
$235,000 - $4,500 = $230,500 Remaining Improvement Cost
20 (effective age)
/ 60 (total economic life)
= .333 (percent of depreciation)
Cost Approach
Remaining Improvement Cost $230,500
Minus Depreciation ($230,500 x .33) - 76,065
Depreciated Cost of Improvements $154,435
Plus Site Value $70,000
Value by Cost Approach $224,435
Rounded to $225,000
A roof on a house has an expected life of 20 years. The economic life of the house is 60 years.
We are appraising a house when it was 15 years old. We might estimate the cost to replace the roof at $4,000. How much is the depreciation for the roof?
Depreciation of short lived items:
Fifteen out of 20 years means it has lost .75 or 75% of its value. However, it still retains 25% of its original value.
$4,000 x .75 = $3,000 depreciation.
The roof still has a remaining value of $1,000, but the short-lived depreciation charged to the roof is $3,000.
The subject property is a house adjoining a busy interstate highway. A vacant lot next door recently sold for $60,000 and a similar lot with the same zoning, in a quiet location, recently sold for $65,000.
A house along the interstate in the next block recently sold for $340,000, and a similar house away from the interstate sold for $360,000. What is the external obsolescence for the building?
Market Data Analysis using the breakdown method:
There is a premium of $5,000 for less traffic noise for land sales.
Thus, the property located along the interstate suffered a $20,000 loss for the location. The external obsolescence attributable to the whole property is $20,000 ($360,000 - $340,000).
Pairing the two land sales indicates a loss of $5,000 for the land portion. Therefore, the external obsolescence attributable to the building is $15,000 ($20,000 - $5,000).
A building has a cost new of $400,000. Deferred maintenance items have been identified at a cost of $9,000. Short-lived depreciation has been identified at $15,000; these short-lived items have a total cost of $45,000. The building has an effective age of 20 years and a total economic life of 50 years. What is the amount of depreciation attributable to the long-lived items?
$400,000 - $9,000 - $45,000 = $346,000 (cost of long-lived items). 20 / 50 = 40% depreciation. $346,000 x 40% = $138,400.
A very simplistic example would be as follows. A house would cost $200,000 to build new. It is 10 years old and has sustained a total of 15% depreciation. It sits on a site worth $40,000. What is its value by the cost approach?
Cost new
Accrued Depreciation ($200,000 x .15) Depreciated value of improvements site value
Indicated value by cost approach
$200,000 - $ 30,000
$170,000 + $ 40,000
=$210,000
The contract cost for constructing a house in January 1996 was $324,500.
The index for January 1996 was 212.6 and the current index is 306.4.
What is the current cost estimate?
Cost Index Method:
The contract cost for constructing a house in January 1996 was $324,500.
The index for January 1996 was 212.6 and the current index is 306.4.
306.4 divided by 212.6 = 1.441. This means the costs have increased 44.1%. For the sake of consistency, let’s round to two decimal places, and use 1.44.
$324,500 X 1.44 = $467,280
You find a comparable sale of a new house similar to the one you are appraising.
It just sold for $320,000. You estimate the value of the site at $75,000 and the cost of the site improvements at $15,000.
The house has 2,550 square feet of gross living area.
Your research shows the subject land is worth $65,000 and you project the site improvements will cost $12,000. 2,475 SF. When completed it will be brand new with no depreciation.
What is the value according to the cost approach?
Comparative Unit Method
$320,000 - $75,000 -$15,000 = $230,000 improvement cost new
$230,000
/2,550 SF
= $90.20/SF
2,475 SF
x $90.20
= $223,245
$223,245 building new
+$65,000 site
+ $12,000 site improvements
= $300,245
Rounded $300,000
Marshall & Swift may state that a 2,400 square foot home costs $90.00 per square foot, and a 2,500 square foot costs $85.00 per square foot. (Larger homes typically cost less per square foot to build.)
But what if your subject home is 2,425 square feet?
Interpol:
It would cost less than a 2,400 square foot home, but more than a 2,500 square foot home. We can interpolate between these known costs.
If a 2,400 square foot home costs $90.00 per SF, and a 2,500 SF home costs $85.00 per SF, we can add the costs together ($90 + $85) and divide by 2 to get the midpoint between the two costs ($87.50). This would be the interpolated cost per SF of a 2,450 SF home, because 2,450 is the midpoint between 2,400 and 2,500.
Now, we can interpolate between the costs of a 2,400 SF home ($90.00) and a 2,450 SF home ($87.50) and get the cost of a 2,425 SF home ($90.00 + $87.50 = $177.50 / 2 = $88.75). So $88.75 would be the interpolated cost new of a 2,425 SF home, based on the above cost figures.
If a home costs $102.48 per square foot based on the Marshall & Swift manual, and the current cost multiplier is 1.02, and the local multiplier is .96, if the subject home has 2,152 square feet, cost new would be $x.
$102.48 x 1.02 x 0.96 and this would indicate a cost per square foot of $100.35.
215,953
(Site valuation & cost approach ch 5, page 56)
Formula depreciation with age life method:
Effective age
/Total economic life
X total cost = depreciation
OR
Total Economic life = 100%
Effective Age = x
Assume a 20-year-old building that would cost $220,000 to build new today. It is in good condition and you estimate the effective age to be 15 years. Your estimate of total economic life is 60 years, based on the experience of similar neighborhoods. How much is the depreciation in % and $?
Age-Life-Method:
15
/60
x $220,000
= $55,000 depreciation
60 = 100%
15 = x
25% depreciation
The cost new of the improvements is $245,200, the land value is $75,000 and the effective age is 17. The total economic life expectancy as indicated by comparable sales is 55 years.
What is the indicated value by the cost approach?
Age-Life Method
17 / 55 = .309 or 30.9%
$245,200 x .309 = $ 75,767
$245,200 Total cost of the improvements
- 75,767 Less total depreciation
= $169,433 Depreciated cost
+ 75,000 Plus land value
= $244,433 Indicated value by the cost approach ($244,000 rounded)
The cost new of the subject property is $235,000, the land value is $70,000 and the effective age is 25. The total economic life is estimated to be 60 years.
The subject has deferred maintenance items that total $4,500. After these repairs, the effective age will be reduced to 20 years. What is the value using the cost approach?
Modified Age Life Method:
$235,000 - $4,500 = $230,500 remaining improvement cost (after deferred maintenance)
20 (new effective age) / 60 (total economic life) = .333 (percent of depreciation)
$235,000 Total cost new
- 4,500 Minus deferred maintenance
= $230,500 Remaining improvement cost
- 76,065 Minus depreciation ($230,500 x .33)
= $154,435 Depreciated cost of Improvements
+ $70,000 Plus land value
= $224,435 Indicated value by cost approach
Rounded to $225,000
What is the total amount of short-lived depreciation?
$6,124
Assume a replacement cost of $200,000. Let’s say the short-lived items cost $40,000 and there is no deferred maintenance. If the actual age of the building is 15 years and we estimate the total economic life to be 60 years, how much is depreciation for long-lived items?
We subtract $40,000 from $200,000 and get $160,000. This $160,000 figure represents, by default, the cost of the long-lived items.
15/60 or 25%.
.25 X $160,000, or $40,000.
The house you are appraising has a total cost of $182,844. It is 22 years old (which is its effective age) and it has an estimated remaining economic life of 28 years.
The cost to cure deferred maintenance items is $1,290.
Short-lived items of depreciation have been identified totaling $3,530. The cost new of these short-lived items is $9,500.
What is the amount of long-lived depreciation attributable to the building?
What is the total physical depreciation attributable to the building?
$182,844 Total cost new
- 1,290 Minus deferred maintenance
- 9,500 Minus short-lived items cost
= $172,054 Cost of long-lived items
Total life = 22 + 28 = 50 years
Depreciation = 22 / 50 = .44 or 44%
Long-lived depreciation = $172,054 x .44 = $75,704 (rounded to nearest $1)
$75,704 Long-lived depreciation
+ 1,290 Deferred maintenance cost to cure
+ 3,530 Short-lived depreciation
= $80,524 Total physical depreciation
The subject is a building with three apartments without air conditioning, in a market where air conditioning is standard and expected by purchasers. If it had been installed when the building was built, it would have cost $4,000 but the cost of retrofitting now is $4,900.
Installing air conditioning would allow the owner to raise rents and increase his gross monthly rent by a total of $60. The current gross rent multiplier (GRM) is 95. Therefore the increase in property value would be $60 x 95 or $5,700.
The functional obsolescence is curable as the value increase ($5,700) is greater than the cost to cure ($4,900).
How much is the functional obsolescence?
Functional Obsolescence Calculation:
* Cost of existing item 0
* Less depreciation previously charged - 0
* Plus cost to cure (all costs) OR
* value of the loss +5,700
* Less cost if installed new - 4,000
* Equals depreciation for functional obsolescence $1,700
Steps 1 and 2 are zero because the item does not currently exist in the property.
In Step 3, the loss in value is $5,700. The property would be worth that much more if it had air conditioning.