Industrial Property Valuation in Southeast San Diego

Industrial-Appraisal-Southeast-San-DiegoIntegra San Diego has completed a commercial appraisal of an industrial property located in Southeast San Diego. The building is approximately 102,000 square feet in size and is located on a 6.15 acre site. Approximately 37% of the building is built out as office space, and the building includes 23 grade-level doors, three truck wells, and about 24 feet of clear height. As of the effective appraisal date, the property is 100% leased to 11 tenants with suite sizes ranging from approximately 1,700 square feet to 22,000 square feet. The purpose of this commercial valuation was for loan underwriting purposes for a life insurance company.

If you are in need of a commercial real estate valuation in Southeast San Diego, please contact us today at 858-259-4900 or via email at sandiego@irr.com. Also, please be sure to download the latest publication of Viewpoint, which highlights industrial market trends in San Diego.

2015 Viewpoint – San Diego Market Update

Hotel-Appraisal-858-259-4900We are pleased to present copies of our recently released IRR Viewpoint 2015, Integra Realty Resources’ signature publication.  In this annual edition, we provide market value trends for investment-grade real estate across the San Diego market. Read More

Industrial Appraisal in Vista, San Diego County

Vista-Industrial-Real-Estate-AppraisalIRR San Diego has completed a commercial appraisal of a industrial property located in Vista in San Diego County. The building, constructed in 1999, is approximately 22,000 square feet and is located on a 1.29 acre site. As of the effective appraisal date, the property was 71% occupied by the owner; the remaining 29% was leased to a single tenant. The purpose of this commercial valuation was for loan underwriting purposes for a lender.

If you have any industrial appraisal questions or needs, or if you are interested in Vista real estate market trends, please contact us today at 858-259-4900 or sandiego@irr.com.

Industrial/Flex Building Appraisal in San Diego

Industrial-building-appraisal-san-diegoIRR San Diego has completed a commercial real estate appraisal of a flex property located in the Miramar area of the city of San Diego. The building, built in 1983 is approximately 44,000 square feet and is located on a 2.72 acre site. The building is approximately 50% improved as office space, but also includes high-tech manufacturing space. The purpose of this commercial valuation was for loan underwriting purposes for a local lender.

Carlsbad Flex Market Improves as of 3Q 2014

Carlsbad-Flex-Industrial-AppraiserAfter several years of soft market conditions, the Carlsbad industrial market is strengthening and slowly improving. Due to overbuilding, the Carlsbad market has been very soft for several years, however; vacancy has decreased for industrial and flex product over the past three years. Due to a lack of new construction and increasing demand, vacancy rates are anticipated to continue to decline in Carlsbad for both industrial and flex product.

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How to Challenge a Commercial Appraisal

san-diego-commercial-appraiserWhether a property is being appraised for estate tax purposes, a refinance, or a purchase, there are times when an appraiser’s opinion of value may differ from your own. If this happens (and you know that your opinion is more accurate), there are a few steps one can take to ensure that an opinion of value is reconsidered.

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Otay Mesa Industrial Appraisal

Warehouse-Industrial-Appraisal-Otay-Mesa-San-Diego

Integra San Diego has completed a commercial appraisal of an industrial property located in the community of Otay Mesa in San Diego. The building is approximately 32,000 square feet, was built in 2004, and has about 10% of office build out. In addition, the warehouse area has approximately 30 feet of clear height, 11 dock-high doors, and two grade-level doors. As of the effective appraisal date, the property was 100% occupied by an owner-user. The purpose of this commercial valuation was for loan underwriting purposes for a lender.

Estate Tax Appraisal – Industrial Property Valuation in Encinitas

Industrial-Appraisal-EncinitasIntegra Realty Resources – San Diego has completed a commercial real estate appraisal of an industrial property located in Encinitas, San Diego County. The property consists of four buildings that total 21,970 square feet of rentable area. As of the effective appraisal date, the property is 100% leased to three tenants.  The subject site consists of two legal parcels with a total area of 2.53 acres. The purpose of this commercial valuation was for estate tax purposes, which required a retrospective appraisal date of value.

If you have any questions about the valuation of industrial properties, commercial real estate market trends in Encinitas, or date of death valuations, please contact us today.

Business Park Appraisal in Rancho Bernardo, San Diego

Rancho-Bernardo-Business-Park-Appraisal

IRR San Diego has completed a commercial appraisal of a business park located in the community of Rancho Bernardo in San Diego. The park consists of three, multi-tenant low-rise buildings that total approximately 79,000 square feet. Built in 1989, the project includes 12 suites, two of which are industrial flex units and the remaining 10 of which are 100% built out as office space. As of the effective appraisal date, the subject was 94% leased.

The purpose of this commercial valuation was for estate planning purposes, which is one of Integra San Diego’s specialty appraisal practices. If you have any questions regarding real estate appraisals for estate planning purposes or commercial valuations in Rancho Bernardo, please contact us today at (858) 259-4900 or sandiego@irr.com.

Industrial Appraisal in Tijuana, Mexico

Tijuana-Mexico-Industrial-Real-Estate-AppraisalIntegra San Diego has completed a commercial appraisal of an industrial property located in Tijuana, Baja California, Mexico. The building, built in 2007, is approximately 220,000 square feet in size and is located on a 9.64 acre site.  The building is 100% owner-occupied as is used for heavy manufacturing. In addition to the site area, there is a road easement that provides non-exclusive access to the subject (IRR San Diego appraised both the industrial property and the easement). The purpose of this commercial valuation was for loan underwriting purposes for a lender.

Tijuana is well-known for its large, industrial properties. Manufacturing operations, also called “maquiladoras”, are foreign-owned assembly plants in Mexico that import raw materials to the United States on a duty-free basis and export finished products around the world. They are also often referred to as “twin plants” because the companies establish facilities on both sides of the United States/Mexican border. Tijuana provides a favorable location to manufacturing plants because of its close proximity to the border. This area has attracted the attention of many worldwide investors because of its favorable economic environment and incentives.

Integra Realty Resources – San Diego is one of the leading commercial appraisal firms that provides appraisal services for clients in Tijuana. If you have any questions regarding appraisal assignments in Tijuana, please contact us today at (858) 259-4900 or sandiego@irr.com.

Recent Commercial (Industrial) Appraisal: Contractor Storage Yard Property in Escondido

Industrial-Appraiser-Contractor-Storage-Yard-EscondidoIRR San Diego has completed a  commercial appraisal of an industrial property (contractor storage yard) located in Escondido, San Diego County. This type of industrial property is unique from other industrial property types in that it typically consists of a small building on a larger site. In this case, the building has 850 square feet of rentable area and is located on a 11,250 square foot site (0.26 acres), which equates to an FAR of 0.076. The purpose of this commercial valuation was for loan underwriting purposes for a lender.

For more information on the appraisal of industrial properties, please check out our recent post on adjustments made during the valuation process.

Appraising Industrial Property: Three Adjustments and Why They’re Made

San-Diego-Industrial-Appraiser

When appraising commercial real estate, appraisers make adjustments to comparables based on a variety of factors, including location, size, and age/condition. That said, additional adjustment factors need to be considered for industrial properties beyond what is typical for other types of commercial real estate. Here are three adjustments that should be considered when appraising industrial properties and why they should be made.

Building to Land Ratio

This adjustment, also known as a floor area ratio (FAR) adjustment, considers the ratio of building area to land area. For example, if the subject property consists of a 1,000 square foot building on a 4,000 square foot lot, then the property has an FAR of 0.25. For industrial property appraisals, this is an important adjustment to consider because some properties have a smaller FAR than what is typical and thus, more value can be attributed to the land (for example, a contractor’s storage yard typically has a small improvement and a large lot area, which equates to a lower ratio). When choosing industrial comparables, it is best to select sales and leases with a similar floor area ratio as the subject.

Office Build Out

Another adjustment to consider when appraising industrial properties is the amount of office space the building has. Properties such as flex buildings or research and development (R&D) buildings have a high percentage of build out compared to other types of industrial properties such as storage warehouses. Generally, an industrial property with a higher percentage of office space commands a premium due to the cost to install the improvements (this is why medical office space tends to sell for a higher price than general office space). As with floor area ratios, it is best to select comparables with a similar amount of build out. It is also best to not compare different types of industrial properties (e.g. an R&D property with lab space to a warehouse property).

Clear Height/Loading

A third adjustment to consider is the subject property’s clear height and number of loading doors (both grade-level doors and dock-high doors). These physical characteristics are essential for industrial uses such as distribution and storage, so an adjustment for these may be necessary. For example, if the subject property being appraised has 15 feet of clear height, but comparable properties typically have 20 feet of clear height, then an adjustment would need to be made to the comparables.

Summary

The above adjustment factors are a sample of items that should be considered in the valuation of an industrial property. That said, the market may not show any significant difference with some of these factors. For example, there may not be a significant difference in price between a property with 4 loading doors and one with 5 loading doors. In addition to reviewing sale and lease data, it is also critical to interview industrial market participants (buyers, sellers, brokers, etc.) to determine what influences value. This combined with good comparable data will lead to an accurate appraisal.

If you have any additional questions about the appraisal of industrial properties, or if you are in need of an industrial appraisal, please contact us today.

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