APPRAISE
Floor by floor. Number by number.
Aerial Survey & Zoning Review
We begin at the parcel boundary. Zoning classification, flood zone designation, easements, and ingress/egress are logged before we enter the building. Aerial imagery confirms lot coverage, setbacks, and surface parking ratios against MF-3 multifamily code requirements.
Market Rent Grid & Adjustments
Six rent-comparable buildings within a 1.2-mile radius are inspected, not just pulled from CoStar. Unit mix, amenity parity, concession history, and effective rent are reconciled against the subject. Adjustments are bracketed, not estimated.
DCF & Direct Capitalization
Stabilized EGI is tested against market absorption. A 10-year discounted cash flow model layers in lease-up costs, capital reserves, and management fee normalization. The direct cap result anchors the range; DCF stress-tests the downside.
Replacement Cost & Depreciation
Marshall Valuation Service cost indices are applied floor-by-floor. Physical depreciation is separated from functional and external obsolescence. Deferred maintenance items from the inspection — HVAC, roof membrane, elevator cab — are quantified and deducted.
Numbers a lender will stake millions on.
Built for the transaction at hand.
HUD & Agency Lending
HUD 223(f), 221(d)(4), and Fannie Mae DUS transactions require appraisals that meet MAP Guide and Selling Guide standards. We know the review triggers, the format expectations, and the turn-time requirements for underwriting pipelines.
Expert Witness & Litigation Support
MAI opinions that survive Daubert challenges and cross-examination. Retrospective valuations, diminution-in-value analyses, and partnership dissolution cases. We have testified in Superior Court and before arbitration panels.
Estate Planning & Tax Appeal
IRS-compliant date-of-death valuations for estate tax returns. Washington State Board of Tax Appeals accepted appraisals for assessed value challenges. Minority interest discounts and fractional interest analysis.
Asset Manager Repositioning
Workforce housing portfolio acquisitions, dispositions, and recapitalizations. Bulk appraisals with consistent methodology across multiple assets. Market study integration and rent growth sensitivity analysis.
Three steps to a binding fee quote.
Our fees are fixed at engagement. No hourly billing, no scope creep, no surprises at the invoice. Typical turnaround for a mid-rise residential appraisal is 10–15 business days from inspection.
Read the report before you decide.
A 48-page redacted appraisal report on a 72-unit mid-rise — income approach, cost approach, sales comparison, and full addenda. No form-filling. One email, one PDF.
See the work before you commit.
A redacted 48-page appraisal report on a 72-unit mid-rise in Seattle — complete with income approach, cost approach, sales comparison, and addenda. Enter your business email to download.