REAL ESTATE ADVICE AND VALUATION

REAL ESTATE ADVICE

Real estate advice (counseling) is the assemblage of knowledge and experience needed to solve real estate connected problems focusing on client objectives. Princeton Realty Resources provides advice and solutions to clients; advice may address single issues or problems that change because of on-site or off-site conditions. Counseling is available for situations including:

  • Negotiation, Arbitration, Partitions and Liquidations

  • Community Redevelopment

  • Planning/Zoning Issues

  • University, School and Religious Organization Real Property Analysis

  • Insurance Issues Involving Real Estate

  • Easement / Encroachment Encumbrances

  • Majority and Minority Ownership Interests

  • Low Income Housing Tax Credits (LIHTC)

  • Demand / Supply Analysis (Retail, Office, Industry and Mixed-Use Properties)

  • Law Community Advice and Support

  • Eminent Domain / Condemnation

  • Real Property Tax Consultation

  • Market/Financial Feasibility Analysis

  • Economic Use Analysis

  • Portfolio Valuation

  • Real Property Acquisition / Disposition Advice

  • Expert Testimony

VALUATION

Real estate valuation is at the core of our advisory services. Our objective, disciplined approach combined with the advanced training and education available, ensure that clients can expect reliable well thought out opinions and conclusions. Our clients include Federal, State and Local government agencies; public financial institutions and private lenders; corporations; the law community; developers; and pension funds. Princeton Realty Resources has extensive experience in the valuation of Income Producing Real Estate including retail, office, industrial and mixed-use properties. Using the best tools available, reliable valuations can be developed for single or multiple leased properties throughout the USA. Value opinions are rendered for fee simple, leased fee and leasehold interests after thorough review and financial analysis of lease agreements and operational expenses. In addition, professional value opinions are provided for affordable rental housing (family and senior), housing for persons with special needs, other rental housing, medical arts, special purpose and real estate affected (impaired) by contamination. Eminent Domain/Condemnation Eminent domain is the right of the sovereign government to acquire real estate for public use in exchange for “just compensation,” while Condemnation refers to the actual taking of real estate for public use. Princeton Realty Resources has provided value opinions for partial and total takings of real property. These value opinions can include additional compensation for remainder damages resulting from partial takings. Property owners and their representatives are well advised to carefully consider not only what is being taken, but the effect on the remaining property after ownership interests are conveyed to the taking authority. There are two types of damages to consider; consequential and severance damages

Real Estate Tax Consultation

Professional real estate managers and owners have an obligation to operate real property at optimal levels. This obligation not only includes attracting the best tenants available and reducing expenses when possible but ensuring that real estate taxes are based on proper assessments. Assessors estimate the value periodically of all real property within the jurisdiction in their efforts to arrive at fair assessments for all property owners; the final objective is for each tax payer to pay its fair share required to operate local and county governments and the public-school system. The term “ad valorem” (according to value) means that assessments must be based on, but not necessarily equivalent to Market Value.

Because assessments are usually derived by the application of mass appraisal procedures, which give considerable weight to assessment tables rather than valuation principles, assessments may or may not provide an accurate indication of real property value. Even if assessments were fair and correct three years ago, subsequent neighborhood changes can affect value.

Princeton Realty Resources has prepared accurate valuations for many taxation issues and has frequently provided testimony before Tax Board Commissioners and Tax Court in support of their valuations. Law Community Advice and Support Valuation and related advice regarding real property that is the subject of litigation or an asset that must be valued to settle litigation issues are prepared by Princeton Realty Resources. These assignments often include the valuation of partial interests; divided and undivided. Our litigation portfolio valuation assignments include:

  • Properties affected by contamination

  • Co-tenancies and partnerships

  • Insurance claims

  • Guardianship / Trustee matters

  • Fraud and misrepresentation

  • Bankruptcy

  • Divorce settlement

  • Construction faults

  • Partitionment

Market/Financial Feasibility Analysis

Real Estate Market Analysis is the determination of demand and supply for development or redevelopment. A properly prepared objective market study provides guidance that helps or enables the public and private sectors to make informed decisions about real property in which they have an interest. A market study should go beyond just convincing lenders, regulators and investors that a project is feasible; it should serve as a useful tool in the planning and design of the project.

A feasibility analysis addresses the economics of a project, which determines whether the project should be undertaken. A well-done feasibility study therefore provides a supported professional opinion of profitability or the lack thereof.

Princeton Realty Resources has prepared market and feasibility studies for both public and private investors. These studies are made based upon the latest data available from population data promulgated in the US Census, existing and proposed competition and region and local market analysis. Some of the studies prepared by Princeton Realty Resources include:

  • Mixed use real estate development

  • Affordable senior and family rental housing

  • Housing for persons with special needs

  • Rental housing (market)

  • Retail development

  • Office and industrial development

  • Special Use Properties

  • Easement Valuation

Expert Testimony

Not only must a real estate analyst have qualifications and experience needed to testify as an expert, he or she must be prepared to support their opinions based on proper analysis and market facts. Princeton Realty Resources has the training, education and experience and associates frequently testify at Federal, State and County Courts, Commissioner’s Hearings, and Planning and Zoning Boards that involve a myriad of real estate related issues including valuation.