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Project # 10010.XP

Property Valuation & Investment Strategy Consulting for Property Owner and Developer

In many of our real estate litigation cases, economic and market research in collaboration with real estate appraisals provide a more comprehensive understanding of the properties involved. This team approach allows VERTEX to present a far more compelling assessment than either one of them could offer alone.

VERTEX offered economic and market research as well as real estate appraisal on a case for Alexis Gutierrez, the head of the litigation practices at Higgs, Fletcher & Mack. The case revolved around the valuation of two properties in La Jolla, including the most appropriate strategy for holding the properties and the capital required to invest in them. Both properties are currently in mediocre condition.

The plaintiffs (who own a 50 percent interest in the properties) wanted the managing partner (who owns the other 50 percent) to invest substantial sums in the properties to increase their value and cash flow.

How The Appraiser And Economics Expert Witness Worked Together

Unfortunately, there were few comparables for the properties, so substantial research was performed to determine the value of the properties. Simultaneously, VERTEX’s economists looked at the market for the properties, the rents they were currently achieving, and the costs of remodeling. VERTEX then determined the future economic benefit of investing substantial sums in the properties. The conclusion was that virtually any investment in the properties, other than modest cosmetic improvements, would not result in securing higher quality tenants or rental income. Furthermore, this would not lead to higher property values and certainly not to additional cash flow.

For example, at one of the properties, the cost of replacing a roof would have devoured 1.5 years’ worth of cash flow with no income benefit. This analysis made it clear that patching the roof was the better solution.

The conclusions presented by VERTEX convinced the trier of fact that they were correct, and the case was ruled in favor of our client.

This project was completed by Xpera Group, which is now part of The Vertex Companies, Inc.

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