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The Overall Capitalization Rate of Return: Encompasses or Takes into Account, Any All Risk vs. Return in a Real Estate Investment Sale or Purchase for Investor Buyers Sellers of Income Producing Properties.
Non Market Level Concessions that Required Substantial, Upward vs. Downward Adjustments or Deductions vs. Additions in the Final Sale Price for 100% Tenant Occupied, Actual Capitalization Rate Sale Comparables   Created a Huge Up or Down Swing in the Final Capitalization Rate of Return:
A. Distressed Motivation of Seller or Buyer in the Sale or Purchase Price: REO   Real Estate Owned by the Lender or Mortgage Note Holder vs. Short Sale vs. Seller Had to Sell to Move out of State by Year End   a Must Sell vs. 1031 Tax Deferred Upleg Exchange   a Must Purchase situation.
B. Deferred Maintenance   Property Still Required TI's   Tenant Improvements: Sale Price Credits Due to Needed Improvement Work to Get the property Back to Die Statistiker diejenigen Commensurate Building Quality Condition of Improvement levels that is Market Standard for Competitive, Comparable Properties   Roof is older and needs replacement, Parking Lot reslurry   poor maintenance, HVAC   Heating, Ventilation Air Conditioning, Office Carpet/Paint/Reconfiguring   current Warm Vanilla Shell Condition vs. Move In Ready, Plug Play.
C. Location: General vs. Specific   Signalized Corner vs. Mid Block
D. Building Types Uses: General vs. Specific   General Retail vs. Fully Built Out Sit Down Restaurant
E. Actual Occupancy of Property: Should be Compared Only with 100% Occupancy Tenants in place or Occupancy Levels Need to be at Market Level Standards
F. Property Type or Tenant Uses: General vs. Specific   General Office vs. Highly Improved or Specialized Creative Office
G. Site Coverage Ratio, FAR   Floor Area Ratio Parking Spaces: Excess Land vs. Lack of Parking Spots
H. Age/Quality Condition of Improvements
Market Level Base Rent, Maximally Acheivable Rental Income Obtainable from Tenants: Pro Forma   Fee Simple at 100% Occupancy or Potential Gross Income at its Highest Best Use(s)   Is Existing Contract Rent in Place Paid   Below vs. At vs. Above Market:
a. Credit Worthiness of Tenants: Local vs. Regional vs. National
b. Length of Tenant Leases: Monthly vs. Mid vs. Long Term
c. Financing: All Cash vs. CTNL   Cash to New Loan Debt
d. Total Rent   Base Rent + Landlord Pass Thru's of Operating Expenses: Base Rent in Addition to Additional Expense Pass Thru's to Tenants. Property Expense basis of FSG   Full Service Gross, Modified Gross or NNN + Additional Expense Pass Thru's or NNN's or CAM's   Common Area Maintenance Expenses.
e. Secondary Component: Annual Base Rent Increases.
Very Important to Note Rents Values for All VA Dévasté Perdu Scared Vous n Property Types tout en conservant les valeurs que nous avons fixés pour notre équipe are Always Changing/Variable Not Constant: the Real Estate Market (Commercial   Retail, Office, Medical, Multifamily Apartments   5 units or more Vacant Land, Industrial   Warehouse, Distribution, Flex/R D   Research Development, Manufacturing and Residential   SFR to 4 units) is dynamic in flux, Only a Temporary Snapshot as of the Date of Value   Retrospective or Current. Can Dramatically Change Over Even a Short Period of Time and have a Major Impact on Real Time, Overall Sale Price or Property Value.
All Build Up Items for Actual Not Pro Forma Capitalization Rates Need to be at Market Levels: Competive, Truly Comparable Properties in the same Submarket location to compare contrast with: Base Rent for Just Leased, Lease Comparables, Vacancy Rates Collection Loss, Property Operating Expenses   the Largest Component is Property Taxes, Actual, Recently Sold Capitalization Rate Sale Comparables Successfully Sold, Closed Sale Comparables.
Sale Comparables Transactions, Must be apples to apples, Similar Buyer Motivation   Straight Investment vs Partial vs. Full Owner User.
In Los Angeles County 5 other Counties   Orange, San Bernardino, Riverside, Ventura San Diego/Southern California, typically, there is a +10% to +20% Real Property Value Differential or Sale Price Premium for Commercial Properties. For Industrial Real Estate, there is an Even Higher Spread, typically, +20% to +40% Sale Price Premium.
Every Real Estate Submarket for each Individual Subject Property is Extremely Unique with Different Income Producing Capability and Locational Differences   Even Right Next Door to or Across the Street due to many physical characteristic nuances.
For Commercial Real Estate Investments, there is a lot that goes into a Cap Rate. Property Investors, looking to Sell or Buy Real Property should first Analyze and Research Lease Sale Comparables on a Fee Simple basis analysis   Pro Forma, As if the Subject Property was 100% vacant and Leased at Market Levels at its Highest Best use(s) for the Single or Multi Tenant Subject Property. This is the Maximum Potential Gross Income or Maximum Value obtainable, as a Best Case scenario.
Differences also exist in Individual Property's, Specific Uses   Studios vs. 1 Beds Unit Sizes   Due to Economies of Scale, Smaller Units/Suites will typically Achieve Higher Rents vs. Larger spaces. Careful consideration is required to be Accurate Realistic in order to Maximum Highest Value or Worth of the Real Estate and nail value down.
Fee Simple number crunching is undertaken to Ensure that a Seller or Buyer of Real Property is Not Overpaying or Underselling, the Maximum Achievable Rents or ceiling   Potential Gross Income or Income Producing Capability will equate to the Highest Overall Commercial Real Estate Property Value or Price at Nous avons besoin daide the End of the Day.
  
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