Do you know the value of your assets? . . .
. . . we can help you with that question.
Real Estate Appraisals
Commercial, Industrial, Multi-Family & Agricultural
Services Available in Kokomo
& Surrounding Area
(Kokomo, Peru, Logansport, Tipton, Et Cetera)
We are certified appraisers and consultants headquartered within the Indianapolis Metro Area. As part of our primary service area, we accept real estate appraisal assignments through-out the State of Indiana, including within Kokomo and the surrounding areas.
Office (800) 373-1210 or (317) 469-4838
(Answered During Business Hours 8AM to 5PM EST)
Mobile (800) 736-5063 or (317) 716-1444
(Answered During and Outside Business Hours)
Fax (800) 229-5143 or (317) 216-5584
Click Here to Email Us (info@s-vr.com) 24/7 for a Free Consultation
The assignments we accept involve commercial, industrial, multi-family & agricultural properties.
Property types for
which we offer appraisal services include the following.
Commercial
● Single-Occupant Office
● Multi-Tenant Office
● Free-Standing Retail
● Multi-Tenant Retail
● Hotels & Motels
● Land
Industrial
● Manufacturing Facilities
● Warehousing Facilities
● Agricultural Facilities
● Land
Multi-Family
● Apartment Complexes
● Apartment Buildings
● Mobile Home Parks
Agricultural
● Grain & Seed
Facilities
● Specialty Farm Operations
● Cash Rent & Owned Crop Land
Real estate appraisals are ordered for a variety of intended uses. Some of these demands may include.
● Accounting & Financial Reporting
● Acquisitions & Mergers
● Buy / Sell Agreements
● Corporate Planning
● Divestitures
● Estate Planning Matters
● Estate Tax Matters
● Financing / Loan
Collateral
● Gift Tax Matters
Depending upon the situation surrounding the need for the appraisal. The value concept researched and estimated may be one of the following.
● Market Value
● Fair Market Value
● Fair Value
● Investment Value
● Liquidation Value
USPAP Compliant, Competent
& Certified
The education and experience of our team members exceeds the voluntary "Appraiser Minimum Qualification Criteria" adopted by the Appraiser Qualifications Board (AQB) of The Appraisal Foundation for each respective area of practice. Since we are USPAP (Uniform Standards of Professional Appraisal Practice) certified, our reports are completed in accordance with these guidelines. We are required to re-certify in USPAP content on a periodic schedule.
Client Confidentiality
Qualifications of Principal
Bill Schreiner
● CCRA Certified Commercial Real Estate Appraiser Designation from the National Association of Real Estate Appraisers.
● Certified General Appraiser License from the State of Indiana Professional Licensing Agency.
● Real estate appraisal & consulting courses taken through the Appraisal Institute and other nationally recognized organizations.
● CAGA Certified Member Designation in the personal property discipline from the Certified Appraisers Guild of America.
● Machinery & equipment and personal property appraisal courses taken through the American Society of Appraisers and other nationally recognized organizations.
● BCBA Board Certified Business
Appraiser Designation from the National Society of Appraiser Specialists.
● Business valuation courses taken through
the
National Association of Certified Valuation Analysts and
other nationally recognized organizations.
● Management Certificate from Loyola University,
School of Business Administration, Chicago, Illinois.
● Over twenty-three (23) years of diverse experience
in the appraisal & valuation consulting profession.
● Previously
held the position of Senior Appraiser in a regionally based
accounting & consulting firm.
● United States Marine Corps Veteran (Honorable
Discharge from Active Duty and Service-Connected
Disabled Veteran Rating from the Department of Veterans Affairs).
Qualifications of Key Associates
Frederick Gulmire
● Residential
Appraiser License from the
State of Indiana Professional Licensing Agency.
● Auctioneer License from the State of Indiana
Professional Licensing Agency.
● ASCA Certified Member Designation in the personal property discipline from the Auctioneers Society of Certified Appraisers.
● Real Estate Sales License from the State of Indiana
Professional Licensing Agency.
● Bachelor of Science Degree From Ball
State
University.
Jason Snider
● Trainee
Appraiser License from the
State of Indiana Professional Licensing Agency.
● Real Estate Sales License from the State of Indiana
Professional Licensing Agency.
● Bachelor of Science Degree From Indiana
University.
Qualifications of Other Associates
Appraisal Methodology
The cost approach to value involves two (2) sub-approaches. The value of the subject site must first be estimated in this approach. Typically, a sales comparison technique is utilized to estimate the value of the land as though vacant. The appraiser gathers data on sales of comparable sites and analyzes the nature and conditions of each sale, making logical adjustments for dissimilar characteristics. For land value, the unit of comparison is usually price per square foot or price per acre. The cost approach continues with accrued depreciation being deducted from the replacement cost new of the improvements. This figure is then added to the land value to indicate the value of the whole property. The replacement cost new of the improvements is estimated based on current prices for component parts of the building less depreciation, which is computed by analyzing the disadvantages or deficiencies of the existing building as compared to a new building.
The sales comparison approach is used to estimate the value of the property as improved. The appraiser gathers data on sales of comparable improved properties. The appraiser then analyzes the nature and conditions of each sale, making logical adjustments for dissimilar characteristics. Typically, a common denominator is found. For most improved properties, it may be price per square foot, price per unit, or a gross income multiplier. The sales comparison approach produces a good indication of value when sales of similar properties are available.
The income capitalization approach is predicated on the assumption that a definite relationship exists between the amount of income a property can earn and its value. In other words, value is created by the expectation of benefits to be derived in the future. In this approach, the anticipated annual net operating income of the subject property is processed to produce an indication of value. Net operating income is the income generated after payment of typical operating expenses, but before payment of any debt service. Income is converted into value through capitalization in which net operating income is divided by a capitalization rate. Factors such as risk, time, interest on the capital invested, and recapture of the depreciating asset are considered in selecting the capitalization rate. The appropriateness of this rate is critical, and it may be developed in various ways.
The final step in the appraisal process is the reconciliation or correlation of the value indications. In the reconciliation, the appraiser considers the relative applicability of each of the approaches used, examines the range of the value indications, and gives the most weight to the approach that appears to produce the most reliable solution to the appraisal problem. The purpose of the appraisal, the type of property, and the adequacy and reliability of the data are also analyzed and considered in assessing the appropriateness of each approach to value. To apply the developed approaches to value, information pertaining to the value of the subject property must be derived from the market because the appraiser seeks to anticipate the actions of buyers and sellers in the market.
Depending upon the situation surrounding a valuation and the data available. We will help you sort through this methodology to a clear understanding of the value to be estimated and the approaches to be applied.
The types of data we utilize in the performance of real estate appraisals vary widely depending upon the specific appraisal problem. These sources include the following.
● Co-Star (Lease & Sale Comparables).
● Loopnet (Lease & Sale Comparables).
● Appraiser Shared Databases (Lease & Sale Comparables).
● Realtor (MLS) Shared Databases (Lease & Sale Comparables).
● Marshall & Swift Data (Replacement Cost & Depreciation).
● Reis (Rent, Vacancy & Occupancy Information).
● Smith Travel Research (Revenue & Occupancy Information).
● IREM (Income & Expense Information).
● First Research (Industry Information).
● Realty Rates (Cap Rates, Interest Rates & Replacement Reserves).
● RERC (Market Statistics, Cap Rates, Equity Yields & Discount Rates).
● Public Records (assessment & transfer records).
We subscribe to numerous print media and online databases for real estate information & data. Our resources for this data are always expanding, given the reach of the information age. This all goes together to form a solid basket of market information to form the basis of estimated values. Each of our written reports will list the specific references for the engagement that were relied upon in the performance of the appraisal analysis.
A few years back USPAP (Uniform Standards of Professional Appraisal Practice) was modified to do away with the former definitions of the type of appraisal undertaken (i.e. "limited" or "complete"). The new standard involves the "scope of work rule" in which a client and an appraiser must mutually agree upon a scope of work that is adequate for the assignment and will produce credible results.
Of course, the appraiser is charged with the responsibility of final determination on what is required to produce credible results. So an appraisal analysis may involve only one (1) approach to value, two (2) approaches to value, or all three (3) approaches to value. It is all variable on the particular appraisal problem, the subject property type, and the market data available for the assignment.
There are three (3) basic types of written appraisal reports produced for commercial & industrial real estate valuation assignments. These include the following; 1) the "restricted-use" narrative report, 2) the "summary" narrative report, and 3) the "self-contained" narrative report. Of these, the most commonly ordered are the "summary" narrative and the "restricted-use" narrative reports.
A "restricted-use" narrative report presents "summary statements" and "basic illustrations" relative to the data, reasoning, and analyses that were used in the appraisal process to develop the opinion of value. Supporting documentation concerning the data, reasoning, and analyses are typically enclosed within the file for the assignment. This report is suitable for "internal uses only" by the named client. It is not suitable for intended uses where third party users may need to review the report.
A "summary" narrative report presents "summary discussions & illustrations" of the data, reasoning, and analyses that were used in the appraisal process to develop the opinion of value. Supporting documentation concerning the data, reasoning, and analyses are typically enclosed within the addenda of the report (and more fully documented in the the file for the assignment). This report is suitable for a number of intended uses and is appropriate when third party users may need to review the report.
A "self-contained" narrative report presents "detailed discussions & illustrations" of the data, reasoning, and analyses that were used in the appraisal process to develop the opinion of value. All supporting documentation concerning the data, reasoning, and analyses are enclosed within the body and addenda of the report. This report is suitable for a number of intended uses and is appropriate when third party users may need to review the report.
Fees & Timing
Typical fees for
assignments can range widely dependent upon the scope of the
analysis, type of property and type of report. An indication
of typical fee ranges in noted as follows.
● Single occupant properties - restricted use narrative report ($500 to $1,500).
● Single occupant properties - summary narrative report ($1,500 to $3,500).
● Single occupant properties - self contained narrative report ($2,500 to $6,000).
● Multi tenant properties - restricted use narrative report ($1,000 to $5,500).
● Multi tenant properties - summary narrative report ($2,500 to $6,000).
● Multi tenant properties - self contained narrative report ($3,500 to $8,000).
Timing for completion of assignments can range from a few days to a month, dependent upon the complexity of the engagement. We can provide a solid fee & timing quote with some basic information about the appraisal problem and property to be valued.
Disabled American Veteran Owned -
Schreiner Valuation Resources (SVR) is a Disabled American Veteran
owned business.
Bill Schreiner, who owns 100% of Schreiner Valuation
Resources is; 1) an Honorably Discharged Veteran of
the United States Marine Corps, 2) has a Service Connected
Disability rating from the Department of Veterans Affairs
(VA), 3) is a member of the Disabled American Veterans (DAV)
organization, and 4) has a Serviced
Disabled Veteran Owned Business (SDVOB) certification from
the VA for SVR.
Please click
here to view a copy of the VA SDVOB certification letter
for SVR.
Schreiner Valuation Resources, LLC
Mobile Telephone (800) 736-5063 or (317) 716-1444
Office Telephone (800) 373-1210 or (317) 216-8601
Facsimile (800) 229-5143 or (317) 216-5584
Corporate Headquarters
23 South 8th Street, Suite 3300
Noblesville, Indiana 46060
Additional Satellite Locations
Indianapolis, Indiana
Fishers, Indiana
Carmel, Indiana
Plainfield, Indiana
Greenwood, Indiana
Anderson, Indiana
Fort Wayne, Indiana
South Bend, Indiana
Hammond, Indiana
West Lafayette, Indiana
Bloomington, Indiana
Cincinnati, Ohio
Louisville, Kentucky
Services Available Statewide in Indiana - Real estate appraisals are available in Indianapolis, Fort Wayne, Evansville, South Bend, Gary, Hammond, Bloomington, Muncie, Anderson, Terre Haute, Lafayette, Elkhart, Mishawaka, Kokomo, Richmond, Columbus, Fishers, Carmel, New Albany, Greenwood, Plainfield, Portage, Michigan City, East Chicago, Marion, Merrillville, Goshen, West Lafayette, Noblesville, Granger, Valparaiso, Jeffersonville, Hobart, Schererville, Highland, La Porte, Munster, Clarksville, Crown Point, Logansport, Franklin, Valparaiso, Vincennes, Plainfield, Seymour, Shelbyville, New Castle, Huntington, Griffith, Frankfort, Connersville, and Lawrenceburg.