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Valuation Services

Whether banks, credit unions, portfolio managers, or HOA/POAs, VSN Valuations offers a variety of services that assists our clients in property data collection and valuation for asset performance evaluation as well as underwriting of transactions and insurance. 

Appraisals - 5 to 10 business day turn time

VSN commercial real estate appraisal are prepared per the latest USPAP guidelines and latest peer practices and methods with the most current market data and presented in a easy to understand report with plenty of support to make informed decisions on the property.

Commercial Appraisal Report (CA)
$900+

Comprehensive and customized narrative report for Office, Retail, Industrial, Multi-family, Subdivision, Land, and Special use (call for details).

Detailed Site and Building Descriptions

Neighborhood and market analysis (Levels A or B/C/D with upgrade)

 

  • Level A: general Description, sales/leasing activity, growth trends

 

  • Level B: same as A as well as site linkage, growth determinants, absorption from secondary data, and comparable vacancy rates

 

  • Level C: same as B as well as detailed location rating, demand forecast general/specific, field research on comparables and comparable ratings, or

 

  • Level D: same as C as well as future land use analysis, target market, direct interviews with market participants.


Highest and best use analysis of physical, legal, financial uses for maximal use as both vacant and improved

Land and site valuation with use of either Comparable sales, Allocation, or Extraction approach to value

Cost Approach (if applicable) with Swift Estimator data for occupancy building costs, Local contractor costs for site improvements, Physical, functional, and external depreciation, and Remaining economic life estimates

Sales Comparison Approach with Sales sourced from CoStar and local MLS, Comparable sale datasheets, Full comparable adjustment grid, and, Detailed adjustment explanations

Income Approach with Detailed subject lease analysis Comparable rental datasheets, Comparable rental adjustment grid, Detailed adjustment explanations, Direct Capitalization Analysis, and Discounted Cash Flow Analysis (if required)

Supporting Documentation, Sketches, Photos, etc.

Restricted Appraisal Report (RA)
$600+

Condensed narrative or form report for Office, Retail, Industrial, Multi-family, and Land with only one intended user

Summarized Site and Building Descriptions

Neighborhood and market analysis (Levels A or B with upgrade)

 

  • Level A: general description, sales/leasing activity, growth trends, or

 

  • Level B: same as A as well as site linkage, growth determinants, absorption from secondary data, and comparable vacancy rates


Highest and best use analysis of physical, legal, financial uses for maximal use as both vacant and improved (if required)

Land and site valuation with use of either Comparable sales, Allocation, or Extraction approach to value, and

Cost Approach (if applicable) with Swift Estimator data for occupancy building costs, Local contractor costs for site improvements, Physical, functional, and external depreciation, and Remaining economic life estimates

Sales Comparison Approach with Sales sourced from CoStar and local MLS, Sales summaries and Condensed adjustment grid 


Income Approach with Direct Capitalization Analysis

Supporting Documentation, Sketches, Photos, etc.

Appraisal ADD ONs

Exterior inspection $125+ (may be completed by LREP)

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Exterior / Interior Inspection $250+ (may be completed by LREP)

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Market Analysis and HBU Upgrades

  • From A to B $150

  • From A to C $300

  • From A to D $450​​

Appraisal Review
$350+

Form review of commercial properties

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USPAP citations for items needing attention

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No field inspection​

Evaluations- 2 to 3 business day turn time

Commerical Evaluations can be an affordable yet comprehensive way to analyze a property or portfolio for credit decisions and loan monitoring and are in full compliance with Interagency Appraisal and Evaluation Guidelines (IAG Guidelines). 

Commercial Evalution Report (CE)
$390+

Verified Property Data and Assessment Information for the Subject Property and the Comparable Sales

Sales Data

Condition, Environment and Market Area Data

Sales Comparison Approach to Value with Market,

Sale Condition and Physical Character Adjustments

Subject Parcel Map

Comparable Sales Map

Reconciliation of Data

Commercial Evaluation Report PLUS
(CE+)

$640+

​Verified Property Data and Assessment Information for the Subject Property and the Comparable Sales

Sales Data

Condition, Environment and Market Area Data

Sales Comparison Approach to Value with Market,

Sale Condition and Physical Character Adjustments

Subject Parcel Map

Comparable Sales Map

Income Approach

Reconciliation of Data

Land Commercial Evaluation Report (LCER)
$390+

​Verified Property Data and Assessment Information for the Subject Property and the Comparable Sales

Sales Data

Condition, Environment and Market Area Data

Sales Comparison Approach to Value with Adjustments

Subject Parcel Map

Comparable Sales Map

Reconciliation of Data

Replacement Cost Report (RCR)
$250+

Subject Parcel Map

Verified Subject Characteristics

Replacement Cost Analysis for All FEMA-defined Structures based on Swift Estimator data provided by Marshall and Swift

Commercial Property Site Inspection (PSI)
$250

Exterior Inspection with Photos

Condition, Environment and Market Area Data

Parcel Map

Reserve Studies (RS) 

$390+

Detailed report showing current reserve adequacies or deficiencies

Recommendations to correct any deficiencies

Photos of reserve items

Property Sketches $125+

2D sketches of properties

Exterior dimensions

Area calculations

ADD ONs

Exterior inspection of subject - $125+ (Office staff or LREP)

Interior inspection of Subject - $200+ (Office staff or LREP)

Replacement cost - $100+ (not available for RCR)

Remaining economic life - $30

SBA Loan - $0

Live Video Walk Through - $100 (subject to internet availability)

Support Products- 1 to 2 business day turn time

For general market and property data analysis, Data Reports provide a comprehensive view of the local market or submarket as well as the subject data information.

Market and Sub-market Report
$125 / sector report

Detailed market report for Office, Retail, Industrial, OR Apartment sectors

Discounts available for multiple reports

Property Datasheet
$125

Detailed property report that includes

  • aerial pictometry

  • local demographics and market influences,

  • local historical and forecasted market rents,

  • subject sales data (if available)

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Property Datasheets are subject to data availability.

Future Products

With our innovation to new technologies and services, VSN will be proud to offer the following services in the near future!

Drone Inspections
$TBD

Aerial video of subject properties.

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Measurements of larger-scale buildings and sites.

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Walkthroughs available when capable over WiFi

Video Walkthroughs

$TBD

Zoom calls with interaction with LREP

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Useful for insurance and underwriting support

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Billed in 15-minute increments

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