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HomeLife/Cimerman Real Estate Ltd., Brokerage Кам Гатан, брокер Промышленная · Коммерческая · Инвестиционная

Инструменты

Сопоставимые сделки

Сопоставимые продажи и аренда рядом, с корректировкой цены за кв. фут.

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Руководство

Using Comparables well

Collects sale and lease comparables side by side and summarises them: count, average and median price (or rent) per square foot, and the range. It is how you check whether a price or rent is in line with the market.

Как пользоваться

  1. Add three to six recent, genuinely similar transactions: same submarket, similar size (within ±30%), similar clear height and age.
  2. Describe the subject (area, clear height, year built), then give each comp an Adjust % for how it differs: + when the subject is better, − when the comp is better. The tool turns the adjusted $/SF into an indicated value.
  3. Record the details that drive value in the Notes column: site coverage, loading, outside storage, tenancy.
  4. Use Sales for purchase decisions and Leases for rent; export to CSV for your files or your lender.

Как читать результат

  • The median is often more reliable than the average when one comp is unusual.
  • Raw $/SF is a starting point. Adjust each comp for what makes it better or worse than your subject, then re-average.
  • If the range is wider than about 15%, your comps are probably not comparable enough.

Практические примеры

01

Pricing a 52,000 SF building in Concord

Subject: 52,000 SF, 28′ clear, built 1999. Four sales: Vaughan A (48,500 SF, $16.25M, 32′, 2016), Vaughan B (61,000 SF, $18.9M, 24′, 1988), Concord C (55,000 SF, $18.15M, 28′, 2001) and Woodbridge D (45,000 SF, $15.525M, 30′, 2009).

  1. Raw prices: $335.05, $309.84, $330.00 and $345.00 per SF. Average $329.97, median $332.53.
  2. Adjust for differences from the subject: A is newer and taller (−6%), B is older and lower (+7%), C matches (0%), D is newer and slightly taller (−3%).
  3. Adjusted: $314.95, $331.52, $330.00 and $334.65 per SF — a tighter range around $327.78.
  4. Indicated value: about $17.04M, with a range of $16.38M–$17.40M.

ВыводAdjustments narrowed the spread from 11% to 6%. Write down why you adjusted each comp; your lender and appraiser will ask.

02

Setting rent on a 24,000 SF unit

Four recent leases in the same park: $17.25, $18.50, $17.75 and $19.00 net per SF.

  1. Average and median: $18.13.
  2. Check terms behind each number: a $19.00 deal with six months free is not better than $18.25 with none. Compare net effective rent, not face rent.

ВыводIn leasing, the inducements (free rent, landlord work, allowances) are part of the price. Record them in the Notes.

Частые ошибки

  • Using listings (asking prices) as comps
  • Mixing freestanding and multi-tenant, or very different sizes
  • Ignoring date: a 2022 sale may not reflect today's cap rates
  • Comparing face rents without inducements

Case studies are illustrative. Properties and figures are composites built to show the method; they are not offers or appraisals. Talk to Kam before relying on any number for a transaction.

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