“You miss 100 percent of the shots you never take, and if you think it’s expensive to hire a professional to do the job, wait until you hire an amateur “ AND “The major fortunes in America have been made in land.”- John D. Rockefeller. ARE YOU READY TO SELL OR PURCHASE YOUR LAND OR COMMERCIAL BUILDING IN PHOENIX, SCOTTSDALE, MARICOPA COUNTY AND PINAL COUNTY, ARIZONA, CLICK HERE AND PLEASE CALL ME. 520-975-5207 or email me walterunger@ccim.net
| The land to building ratio is the ratio of the size of the building to the land on which it sits. It is extensively used in the valuation of commercial and industrial real estate. The land to building ratios are used to guide building construction and other land improvements. In the appraisal process, an appraiser can tell if the land is being underutilized by looking at the land to building ratio. The higher the land to building ratio, the higher the probability that the land is being underutilized. Consequently, a low land to building ratio means that the land is being used to its capacity.
To illustrate, a building stands on 36,000 square feet of land and has a floor area of 15,000 square feet. To arrive at the land to building ratio, divide the square footage of the land by the square footage of the building. The calculation is as follows: 36,000 square feet / 15,000 square feet = 2.4. This 2.4:1 is the land to building ratio. Excess land is often an issue because some industrial facilities can have substantial excess land. Excess land is acreage beyond the land that is typically needed for a combination of parking, loading, maneuvering, and outside storage. The key to determining the extent of excess land is the land to building ratio. In most markets, the typical land to building ratio is roughly between 2.5 and 3.5. However, some properties can vary quite dramatically from the typical range. Excess land value needs to be incorporated into the income approach and the sales comparison approach. As a practical matter, it will be difficult to find comparables with a similar degree of excess land. Consequently, it is more convenient to value the subject property assuming a facility with a normal land to building ratio, add the value of excess land, and incorporate an adjustment for the site paving and site improvements on the excess land. The valuation of excess land is dependent upon whether it can be sold separately from the remainder of the site. A key question in valuing excess land is whether the subject site is in two or more legal parcels, or can be legally subdivided. At least three situations can occur: · Two legal parcels: Where excess land is in a separate parcel with ready access, that parcel can be valued the same way that other industrially zoned sites are valued. · One parcel that can be subdivided: The excess land has ready access and could be subdivided and sold separately. In this case, the parcel would be valued as industrial zoned land minus the cost of obtaining subdivision approval and the time and cost of marketing a second parcel. · One parcel that cannot be subdivided: This situation is more complex. A buyer may view the land as any one of the following: (1) land for future facility expansion, (2) land for additional outside storage, or (3) land that has no practical use. The inverse of the land to building ratio is the building to land ratio, also referred to as the floor area ratio (FAR). To arrive at the floor area ratio, divide the square footage of the building by the square footage of the land. In the case of a building with 5,000 square feet that stands on 2,000 square feet of land, the calculation is as follows: 5,000 square feet / 2,000 square feet = 2.5. The floor area ratio is often limited by the zoning code and may have an important influence on the value of land. If zoning calls for a maximum FAR of 1.5. Here are some ways to get to a FAR of 1.5: · Build a 2-story building on 75% of the site (2 x 0.75 = 1.5) · Build a 3-story building on 50% of the site (3 x 0.5 = 1.5) · Build a 4-story building on 37.5% of the site (4 x 0.375 = 1.5) SEE IT ALL: https://sites.google.com/a/whmiller.com/www/real-estate/land-to-building-ratio ARE YOU READY TO SELL OR PURCHASE YOUR LAND OR COMMERCIAL BUILDING IN PHOENIX, SCOTTSDALE, MARICOPA COUNTY AND PINAL COUNTY, ARIZONA, CLICK HERE AND PLEASE CALL ME. 520-975-5207 or email me walterunger@ccim.net
FROM ME: Phoenix Commercial Real Estate and Investment Real Estate: Investors and Owner / Users need to really know the market today before making a move in owner user Commercial Properties, Investment Properties and land in Phoenix / Maricopa County, Pinal County / Arizona, as the market has a lot of moving parts today. What is going on socio-economically, what is going on demographically, what is going on with location, with competing businesses, with public policy in general — all of these things affect the quality of selling or purchasing your Commercial Properties, Commercial Investment Properties and Commercial and large tracts of Residential Land Therefore, you need a broker, a CCIM (Certified Commercial Investment Member) who is a recognized expert in the commercial and investment real estate industry and who understands Commercial Properties and Investment Properties. I am marketing my listings on Costar, Loop-net CCIM, Kasten Long Commercial Group. I also sold hundreds millions of dollars’ worth of Investment Properties / Owner User Properties in Retail, Office Industrial, Multi-family and Land in Arizona and therefore I am working with brokers, Investors and Developers. I am also a CCIM and through this origination ( www.ccim.com ) I have access to marketing not only in the United States, but also internationalClick here to find out what is a CCIM: https://en.wikipedia.org/wiki/CCIM PLEASE CALL ME 520-975-5207 OR E-MAIL ME walterunger@ccim.net
Timeline of Arizona from 900 BC – 2017 ARE YOU READY TO SELL OR PURCHASE YOUR LAND OR COMMERCIAL BUILDING IN PHOENIX, SCOTTSDALE, MARICOPA COUNTY AND PINAL COUNTY, ARIZONA, CLICK HERE AND PLEASE CALL ME. 520-975-5207 or email me walterunger@ccim.net Apartments: Construction, Planned, Prospective Interactive Map :: 10+ Unit Apartments For Sale Greater Phoenix AZ HELP PH and Kast
Apartments: Construction, Planned, Prospective Interactive Map :: 10+ Unit Apartments For Sale Greater Phoenix AZ
WEEKLY APARTMENT CLOSING UPDATE THROUGH September 8, 2017 / Phoenix Arizona Metro. WEEKLY APARTMENT CLOSING UPDATE THROUGH September 1, 2017 / Phoenix Arizona Metro. WEEKLY APARTMENT CLOSING UPDATE THROUGH August 25, 2017 / Phoenix Arizona Metro. WEEKLY APARTMENT CLOSING UPDATE THROUGH August 18, 2017 / Phoenix Arizona Metro.cc WEEKLY APARTMENT CLOSING UPDATE THROUGH August 11, 2017 / Phoenix Arizona Metro.
WHY PHOENIX? AMAZING!!! POPULATION IN 1950 – 350 K PEOPLE; “NOW 5 MIL”. – “5TH. BIGGEST CITY IN USA”
DOT – LOOP 202 / SOUTH MOUNTAIN FREEWAY / PHOENIX AZ – UNDER CONSTRUCTION ARIZONA FACTS – YEAR 1848 TO 2013 · DEMOGRAPHIC FACTS ABOUT MARICOPA COUNTY: · The average age of the population is 34 years old. · The health cost index score in this area is 102.1. (100 = national average) · Here are some of the distributions of commute times for the area: <15 min (22.7%), 15-29 min (36.8%), 30-44 min (25.1%), 45-59 min (8.6%), >60 min (6.8%). PHOENIX PROJECTED AS NUMBER ONE US HOUSING MARKET FOR 2017 LIST OF ECONOMIC DEVELOPMENT PROJECTS IN PINAL COUNTY, REVISED 2-14-17 Reasons to Consider me for Commercial Referrals – I have the Knowledge and Experience Click here to View My Listings and Profile Click here to find out what is a CCIM: Click here to view my website: Click her to join my mailing list : Walter Unger CCIM – walterunger@ccim.net – 1-520-975-5207 – http://walter-unger.com 2016 Official Arizona Visitors Guide Timeline of Phoenix, Arizona history Facts of Arizona – year 1848 to 2013 Feel free to contact Walter regarding any of these stories, the current market, distressed commercial real estate opportunities and needs, your property or your Investment Needs for Comercial Properties in Phoenix, Tucson, Arizona. 1-520-975-5207 Check out my professional profile and connect with me on LinkedIn. Kasten Long Commercial Group tracks all advertised apartment communities, including those advertised by other brokerages. The interactive map shows the location of each community (10+ units) and each location is color coded by the size (number of total units). Walter Unger CCIM, CCSS, CCLS I am a successful Commercial / Investment Real Estate Broker in Arizona now for 20 years. If you have any questions about Commercial / Investment Properties in Phoenix or Commercial / Investment Properties in Arizona, I will gladly sit down with you and share my expertise and my professional opinion with you. I am also in this to make money therefore it will be a win-win situation for all of us. Please reply by e-mail walterunger@ccim.net or call me on my cell 520-975-5207 Walter Unger CCIM Senior Associate Broker Kasten Long Commercial Group 5110 N 40th Street, Suite 110 Phoenix , AZ 85018 Direct: 520-975-5207 Fax: 602-865-7461 Reasons to Consider me for Commercial Referrals · Delivering the New Standard of Excellence in Commercial Real Estate
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