A Technique of Appraisals of City Land Values

A technique of appraisals of city land values ... / by Chas. P. Glover.
Glover, Charles P.
Jacksonville, Fla. : Florida Association of Real Estate Boards, 1925.
https://hdl.handle.net/2027/uiug.30112054943599
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THE UNIVERSITY
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M32—30715
LIBRARY
OF THE
UNIVERSITY OF ILLINQS
A Technique of Appraisals
of City Land Values
A reference work covering the

appraisals of city land values in
scientific, practical and
its
adjustable phase
BY
CHAS. P. GLOVER
PUBLISHED BY
Florida Association of REAL ESTATE BoARDs
19
2
5
Copyright1925
by CHAS. P. GLOVER
ARNoLDPRinrinG comPANY
JAcksonwit.LE, FloRiDA
2, 2, 3,
% tº +
Table of Contents
Page
CHAPTER I—Measuring Rods ...................................................... 7
CHAPTER II—Residential Lots—Irregular Depth .................... 9
CHAPTER III—Corner Influence, Residential Lots .................. 13
CHAPTER IV—Residential Lots—Remarks .............................. 14
CHAPTER V—Business Lots ........................................................ 18
CHAPTER VI—Corner Influence, Business Lots ........................ 20
s: CHAPTER VII—Remarks on Table 11—Indirect Corner

N
Influence ........................................................ 30
CHAPTER VIII–Plottage .............................................................. 31
3. CHAPTER IX—Merger .................................................................. 32

"...o
CHAPTER X—Alley Influence ...................................................... 33
CHAPTER XI—Irregular Shaped Lots ...................... 34

CHAPTER XII—Division for Valuation .................................... 43
CHAPTER XIII—Rental Values .................................................. 46

CHAPTER XIV—Short Cuts ........................................................ 47
sCHAPTER XV—Setting Unit Values ..................................… 48
XVI—General Factors ................................................ 49

scharter
“DCHAPTER XVII—Practical Uses to Which These Methods
wº-
May be Applied ............................................ 51
ºbTABLES FOR COMPUTATION .......................................................... 52–62

> Measures ....…........….............…...….. 63
Abbreviations .......................................................................... 63
Comparison of Standards ...................................................... 64
| C6 | 683
PREFACE
Although technical methods of arriving at the value of real
estate have been available for many years, the average realtor
has failed to utilize a valuable guide to his judgment in deter
mining certain factors entering into appraisals.
There are comparatively few books on this subject. In this

connection the author wishes to make special mention of the
Cleveland System, as instituted by W. A. Somers, and amplified
by John A. Zangerle in his “Principles of Real Estate Apprais
ing,” the Baltimore System, and the book entitled “Some Prin
ciples and Problems of Real Estate Valuation,” by Alfred D.
Bernard.
The following pages contain the report, revised and enlarged,
which was made to the Florida Real Estate Convention held at
West Palm Beach, October 15th, 1924. That report was in
tended not so much to teach, as to show the desirability of apply
ing technical methods in our appraisals.
Most techniques have been arrived at through the attempt to

adapt to local conditions, principles and tables devised for use
for some other place. Finding that these would not apply, a new
set of tables with a new technique was developed. From the
principles evolved by these various authors, we are reaching a
semblance of uniformity in real estate appraisals. Different
cities may use different tables for measuring lots of irregular
depth and corner influence, but the same broad fundamental
principle are being generally, though entirely too gradually,
adopted.
Most of the techniques were designed to fit conditions in the

larger cities and are not applicable as a whole to smaller com
munities. An endeavor has been made by the author to devise
a technique that will meet conditions prevailing in small cities
as well as large ones.
The primary purpose of this book is to state and apply the

principles already recognized as fundamental, and to add such
new methods as have been evolved in attempting to meet condi
tions as they exist in Florida cities and towns.
One may be pardoned for a personal reference in a work of

this nature; I was actively engaged in the real estate business
over fifteen years before I knew of the existence of a technical
method to be applied to real estate appraisals. Presuming that
the reader may have as much trouble as I had in making a
practical application of the principles involved, I have endeav
ored to be practical rather than theoretical or technical.I have
tried to so arrange the tables, and illustrate their application,
that the realtor, can make practical use of them in the field.
An endeavor has also been made to suggest a method by which
adjustments can be made to meet conditions in any town.
C. P. G.
CHAPTER I
MEASURING RODS
It is proposed to present here those factors entering into
real estate appraisals which can be treated from a technical
standpoint, i.e., size, shape and location as to corner. The other
factors to which no measuring rod can be applied have been so
ably treated by excellent authorities that if touched on at all in
this book it will be very briefly.
Silk is measured by the yard, and one yard of the same bolt
of silk is of equal value with another. Sugar is measured by the
pound, and one pound of a barrel of sugar is worth as much as
another. If we could measure the value of a parcel of land in
that way we could present a perfect science, so perfect that
there would be no use for this book. But we know that the first
25 feet of a 125-foot lot is worth more than the next, and the
second 25 feet is worth more than the third, and so on.
It is also true that the first 25 feet of a high-priced business

lot has a greater relative value to the remainder of the lot than
has the first 25 feet of a low-priced residence lot. Again, differ
ent cities and towns, and even different portions of the same
town, are accustomed to different depths as a standard.
When a realtor in one town says that a lot on a certain
street is worth $60.00 a foot, he necessarily has in mind an
exact or an approximate depth. A realtor in another town might
quote the same figure and have in mind an entirely different
depth. So, to make a start, you must decide on what is called
the Standard Unit Foot or Depth for your town or subdivision.
The value set on a foot of ground of standard unit depth is
called the Standard Unit of Value.
When a standard unit has been decided upon (one foot front
age by whatever depth is adopted) and a table selected” which
measures the relative value of each foot from front to rear you
have provided yourself with a measuring rod which will prove
the basis for the solution of many problems.
Any standard unit of depth can be used, but if it does not
conform to the average depth of lots being appraised, it proves
confusing and involves too much calculation.
(*Note: It is suggested that after you or your real estate board

have adopted a standard that you so mark the table that it may
be readily referred to.)
7
MEASURING RODS
The tables for measuring lots of irregular depth and corner

influence are grouped together in the back of this volume for
convenience of reference, as follows:
Table 1. . . . . . . . . . . . . . . . . . . . . . . 100 foot standard residential lots
Table 6. . . . . . . . . . . . . . . . . . . . . . . 140. foot standard residential lots
Table 7 . . . . . . . . . . . . . . . . . . . . . . . 150 foot standard residential lots
Table 8. . . . . . . . . . . . . . . . . . . . . . . Corner influence residential lots
Table 9. . . . . . . . . . . . . . . . . . . . . . . 100 foot standard business lots
Table 10. . . . . . . . . . . . . . . . . . . . . . . 125 foot standard business lots
Table 11 . . . . . . . . . . . . . . . . . . . . . . . Corner influence business lots
Table 12. . . . . . . . . . . . . . . . . . . . . . . Measurements (and Abbreviations)
In studying the various techniques of real estate appraisals

itwas found that the explanations preceding the examples were,
in most cases, confusing, whereas after the example had been
worked out and the explanation reread, it became perfectly clear.
Assuming that the reader of this volume may have the same
difficulty, it is suggested that he follow this method. He may
find even these few almost necessary preliminary remarks much
clearer after he has had some practice in applying the tables.
In experience with classroom work it was found that the

average realtor readily grasped the principle involved, but be
came confused in applying the tables. The reader is advised to
work out every problem presented, for it is only by practice
that he can make the methods presented workable.
CHAPTER II
RESIDENTIAL LOTS_IRREGULAR DEPTH
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We have in Fig. 1, three lots of different depth, all fronting

a street where Standard unit value is $40.00 per foot.
If the standard unit of depth is 100 feet they have one value,
whereas if a standard of greater depth prevails they are not
worth so much.
Eacample:
100 Foot Standard (Table 1) Page 52
100 feet being the standard unit of depth, to arrive at the
value of Lot C, you simply multiply the front foot value by the
number of feet. $40 x 40' = $1,600.
To arrive at the value of Lot B, find the per cent at 80 feet,
which is 88.20 per cent, and apply.
$40 x 40' = $1,600 x 88.20% = $1,411.20
Problem :
Produce value of Lot A. Find answer. = $1,670.40
Eacample:
110 Foot Standard (Table 2)
To arrive at value of Lot C, find per cent at 100 feet and
apply.
$40 x 40' = $1,600 x 95.6% = $1,529.60
Problem:
Produce value of Lot B. Ans. $1,349.12
Produce value of Lot A. Ans. $1,600.00
RESIDENTIAL LOTS-IRREGULAR DEPTH
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Eacample:

Lot A is 100 feet deep.
Lot B is 150 feet deep, with an additional parcel 50x50 in
the rear of Lot A.
To find the value of Parcel 1 of Lot B, find per cent of 150'

(108.7%) and apply.
$40 x 50' = $2,000 x 108.7% = $2,174.00

To find value of Parcel 2, Lot B:
Find per cent at 150' 108.7%
Find per cent at 100' 91.7%
Subtracted leaves 17 %
Produce value of a lot of the width of B-2, as

of standard depth and apply per cent arrived
at above:
$40 x 50’ = $2,000 x 17% = $ 340.00
Value of Lot B = $2,514.00

Problem :
Produce value of Lot A. Ans. $1,834.00
10
RESIDENTIAL LOTS-IRREGULAR DEPTH
Eacample:

Fig. 3 represents a lot of 50 feet frontage divided into five
equal parcels.
To find the value of Parcel A, multiply front foot value by

the number of feet frontage, then apply per cent at 25".
$60 x 50’ = $3,000 x .36 = $1,080.00
To find value of Parcel B:
Find per cent at 50 feet, then subtract per

cent at 25 feet and apply.
58.95% — 36% = 22.95%.

$3,000 x 22.95% = $ 688.50
Problems :
Produce value Parcel C. Ans. $ 526.50
Produce value Parcel D. Ans. $ 405.00
Produce value Parcel E. Ans. $ 300.00
Value of whole lot $3,000.00
11
RESIDENTIAL LOTS-IPREGULAR DEPTH
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Eacample:
130, 140 and 150 Foot Standards (Tables 5, 6 and 7)
We have in Fig. 4 three lots of different depth. Standard

unit of value $50.00 per foot. Their value depends on the
standard unit of depth prevailing.
Now if a 130 foot standard is being used, Lot A is worth

$50 x 40 = $2,000
Whereas if a 140 foot standard prevails, Lot A is worth

$50 x 40 x 97.10% = $1,942
Whereas if a 150 foot standard prevails, Lot A is worth

$50 x 40 x 94.70% = $1,894.
Problems:
Produce value of Lot B, 130 foot standard. Ans. $2,058
Produce value of Lot C, 130 foot standard. Ans. $2,106
12
CHAPTER III
CORNER INFLUENCE—RESIDENTIAL LOTS
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Eacample:
To find value of Lot A, using 125 foot standard unit depth:

Multiply standard unit value by number of feet frontage.
Then find multiple at 90 feet (Table 8) and apply to side

street value.
Add above results.

Then find per cent for depth (Table 4) and apply.
*M. St. U. V. $40 x 90' $3,600
C. I. $30 x 21M 630
$4,230 x 104.6% = $4,424.58

Problem:
Produce value Lot B. Ans. $2,605.44
*Note: List of abbreviations will be found on page 63.
13
CHAPTER IV
RESIDENTIAL LOTS-REMARKS
TABLES
Having compiled the tables for measuring lots of irregular
depth and corner influence, the author could write a chapter
criticizing them. He has taken certain privileges and often
sacrificed technical methods for the sake of practicability and
adjustability.
EXTENSION OF TABLES
Any table for irregular depths extended over two hundred

feet would not be practical. Too many factors are to be con
sidered besides the depth. If very deep and of sufficient width,
it is subject to plottage. A street might profitably be run through
the center on one side; it may have a value as additional depth
to lots facing a cross street; or it may run through to another
street or so nearly approach it, that it will absorb a portion of
the value of the other street.
However, there are cases where depth, and depth only, can
be considered. For extensions beyond 200 feet, it is suggested
that one per cent be added for each 10 feet with no further
graduation of table, but a careful consideration of all factors
affecting the rear portion of the lot.
MODIFYING FACTORS
After arriving at the value of a lot as to size, shape and
relation to corner, add or subtract for the following factors:
East, West, North and South Fronts.
There is no doubt but that an East front is more in demand

than a West front, and a South front more than a North front.
There is more difference in the former case than in the latter.
An attempt has been made to set a percentage to cover this

feature, but it has not been found that any two people agree as
to what the percentage should be.
14
If you have a subdivision and think the East fronts are

worth 5% more than the West, it is suggested that you set two
unit values, $50.00 on East side, and $52.50 on the West side.
KEY LOTS
This term is sometimes applied to a lot upon which lots
fronting a cross street back. The futility of setting a percentage
of reduction to cover this condition is illustrated by Fig. X and
Fig. Z.
Žx Ayz | | ||
In Fig. X there are four lots with no restrictions backing
up on the key lot.
In Fig. Z there is only one large corner lot with building

limit line, and restricted to a two-face house. Now assume cross
street faces a beautiful lake or bay. The key lot may be more
valuable than lots farther from the corner. You know the lots
you are going to appraise or set values upon. Fix your per
centage of reduction to all lots under the same conditions and
stick to it.
SITE LINE
By this is meant not general surroundings (unit value will

take care of that) but the particular advantage or disadvantage
of the local position of the lot being appraised as compared to
adjacent lots.
TOPOGRAPHY
Deduct for gulleys or low places that require filling. Add

for well graded lots, if superior to adjacent lots.
SOIL
This factor does not figure much in our Florida cities, except
as to fertility; but in some cases where basements have to be
dug, it is an important factor.
15
UTILITY
A lot may figure a certain value and yet be so shaped as to
be difficult to utilize generally. In which event make suitable
deduction.
FOLIAGE
This is an important factor. Be sure to differentiate suffi
ciently between the barren and the beautifully shaded lot.
ALLEY INFLUENCE
An alley is frequently a detriment to a residential lot. It is
usually a place to throw dead cats and tin cans. An alley begins
to assume value when there is a prospect of conversion of resi
dential into business property. The alley influence on business
property will be treated in a later chapter.
Note: Do not confuse the factors stated above with such fac
tors as street improvements, transportation, building restrictions,
etc. These are taken care of by unit value.
CORNER INFLUENCE
Some authorities hold that a strictly residential lot is worth
no more than an inside lot. If, however, the subdivider prices
his lots in this way, it will be found that the corners will be
picked off to his loss.
A multiple instead of a percentage table is used for two

reasons. First: It is more scientific to apply the percentage
for depth after applying the multiple to the side street unit
value, than to apply a percentage table to the value obtained by
figuring the lot as fronting the side street. This latter method
figures the corner influence equally from front to rear. Second:
A multiple is more easily adjusted than a percentage table.
No table can be devised that will meet all conditions and you
will have frequent occasion to adjust the table. The following
factors will affect residential corner influence:
1. Highly developed versus poorly developed streets.
2. If streets are undeveloped, who is to install and pay the
cost of improvements—purchaser, owner, city or county? If
either of the latter two, what proportion, if any, of the cost of
side street will be assessed against the corner lot?
3. Width of side street. This will be partially taken care
of by unit value of side street, but the width of the street will
influence the demand for corner lots.
4. Building restrictions.
*Note: Corner influence of business lots requires an entirely
different treatment and will be discussed in a later chapter.
16
CHANGING STANDARDS
After a standard has been adopted, do not change to another
standard haphazardly. It is permissible, if your city has one
standard and you are pricing lots in a subdivision or a general
section of the city, where the lots are of greater or less depth
than prevailing standard, to change standards; but promiscuous
skipping from one standard to the other will not work out satis
factorily.
ADJUSTING TABLES
The presentation of the various standards is a part of the
plan to make this method practical and adjustable.
It is believed that they measure correctly the value of resi

dential lots, but the opinion of one man or of one group of men
does not make values, and occasion may arise that will call for an
adjustment of the particular table you or your board may adopt.
If
an adjustment is necessary, it will occur most likely after
the first 100 feet. But if necessary to adjust the first 100 feet,
it will be found that the ratio of increase occurs at regular inter
vals to facilitate meeting such a contingency.
The tables are hinged, as it were, at 100 feet. This being

considered the minimum point for practical utility. The ratio of
increase over this point is the same no matter what the standard.
A table is presented to facilitate any adjustments thought

necessary:
Depth Percentage Increases Ratio Decreases

Points per Foot
100 to 110 44 5 points
110 to 120 39 5 points
120 to 130 34 5 points
130 to 140 29 5 points
140 to 150 24 5 points
150 to 160 22 2 points
160 to 170 20 2 points
170 to 180 18 2 points
180 to 190 16 2 points
190 to 200 14 2 points
260 points or a total of 2600

points or 26% for last 100
feet of tables.
17
CHAPTER V
BUSINESS LOTS
Apply the tables for residence lots when the value of the
street is based on its desirability for residence purposes only.
When a street is semi-business, and values have risen higher
than residential property in the general locality, the table for
business lots should be applied.
If we could agree that the same tables which measure the

value, foot by foot, of low priced residential lots would also
measure the value correctly of a high priced business lot, it
would save trouble in preparing this book and be less confusing
to the reader. Two standards of unit depth, 100 and 125 feet,
for business lots are presented (Tables 9 and 10). They are a
modification of the W. A. Sowers table, which in the author's
opinion comes nearer measuring the value foot by foot of busi
ness property the country over, than any he has applied.
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Eacample:

To find the value of Parcel A, multiply the front foot value
by the number of feet frontage. Then find the per cent at 25
feet and apply.
$800 x 50’ = $40,000 = $19,200
To find the value of Parcel B, multiply the front

foot value by number of front feet. Then find
the per cent at 50 feet, subtract from it per
cent at 25 feet and apply.
.72 — .48 = .24
$40,000 x .24 (value of B) = $ 9,600
18
BUSINESS LOTS
Problems:
Produce value of Parcel C. Ans. $ 6,300
Produce value of Parcel D. Ans. $ 4,900
Total value $40,000
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Problem:
Mr. Baker owns a lot 70x75 feet fronting street with a $500
unit value. Mr. Butcher owns a lot of the same size imme
diately in the rear also 30x150 feet adjoining.
They desire an exchange, Mr. Baker to deed to Mr. Butcher
Parcel A, 20x75 feet; Mr. Butcher to deed to Mr. Baker Parcel
B, 50x75 feet. Then each party will have a lot of 50x150 feet.
Why should Mr. Butcher pay Mr. Baker $1,685.50%
19
CHAPTER VI
CORNER INFLUENCE—BUSINESS LOTS
Most students of real estate value hold that the corner
influence extends 100 feet, but all the methods and tables used
to arrive at corner values place the bulk of the influence on the
first 50 feet. That corner influence which extends beyond the
lot which actually corners on side street is more or less specula
tive, but it exists none the less and has to be reckoned with.
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The above figure represents a block 250 feet in length of
standard unit depth. It is divided into five lots of 50 feet front.
The value of an inside lot is $3,000 per front foot. We will
study the above figure without arriving
at any values of the
respective lots.
It is obvious that Lot 5 cornering on a street with a $2,000

unit value is worth more than Lot 1, cornering on a street with
only a $500 unit value. It is also obvious that Lot 4 commencing
only 50 feet from a $2,000 street is worth more than Lot 2 com
mencing 50 feet from a $500 street. Not so much difference as
in the case of Lots 1 and 5, but still a difference.
Lot 3 is out of the range of corner influence in so far as
any calculation to be dealt with, but its unit value has been
affected by the side street influence. If the $500 street were to
turn into a more popular thoroughfare and values rise from
$500 to $2,500 the unit value of our block would be automati
cally raised.
The Baltimore method (Alfred D. Bernard) of arriving at

the value of a corner lot is to figure it as two lots. Finding the
value as an inside lot on the high valued street and finding its
value as an inside lot on the low valued street, the total giving
the value of the corner lot.
The Cleveland Real Estate Board adopted this method, but

considered the value arrived at as too high. They thought the
corner influence (that value which is applied from the low
valued street) should be reduced about 28 per cent.
20
CORNER INFLUENCE–BUSINESS LOTS
John A. Zangerle prepared a table to apply to the side

street value to bring about this result. Mr. Zangerle's instruc
tions are to apply the corner influence 100x100 feet, figuring the
land within this area as facing the high valued street, irrespec
tive of lot lines. The principle of selecting the high valued
street as the logical front is correct. It cannot be correct to
apply a differential to increase or decrease corner influence to
both the main and side street values, practical application will
show the inconsistency of such a method.
No doubt the use of two tables fits the larger cities, where the
demand for large corners is great, and where the blocks are long.
In numbers of our Florida cities the business blocks are

short. In Tampa, for instance, in the heart of the business dis
trict they are 110 feet on the average. This leaves no logical
fronts for the cross streets. Again our main and cross streets
are frequently of practically the same unit value, and the use
of two tables develops certain inconsistencies.
Our State Appraisal Committee decided that a method must

be devised that would enable us to figure each lot as it faced, if
a technical method of appraising were to be popularized.
FLORIDA METHOD
The method presented is designed to procure the following

results:
To figure lots as they face; to make corner influence adjust

able so as to meet different conditions; to procure the same
values where intersecting streets have the same unit value, and
where lots are of same size and equal distance from the corner,
no matter which street lots face; to shorten the corner influence
so that our side streets can have logical fronts and at the same
time procure the proper variation between lots which lie between
a high and a low valued street.
The method necessary to accomplish the above results is no

more difficult to apply than any other method, but it is de
cidedly more difficult to explain.
CORNER INFLUENCE—DIRECT AND INDIRECT
Note: 100 foot standard (Table 9) used in all calculations

in the following examples:
21
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Fig. 9 is presented for convenience of explanation. After the

reader has acquired the principles involved he will seldom have
occasion to refer to it. Direct corner influence under this method
wlil not apply beyond 50 feet from the corner, and not that far,
if the corner zone is divided into different ownerships.
CORNER ZONE
To find the value of the corner zone under one ownership,
produce value as if an inside lot in the main street, of standard
depth, then apply percentage for depth.
Produce value as in an inside lot on the side street of stand

ard unit depth, then apply percentage for depth. The addition
of the two results is the value of the Corner Zone.
$2,000 x 50’ = $100,000 x .72 = $72,000
C. I. $1,000 x 50’ = $ 50,000 x.72 = $36,000
Value Corner Zone $108,000
MAIN STREET ZONE

To arrive at value of this zone, multiply Main Street value
by number of front feet.
Then find multiple (Table 11) at 100 feet 42
Then find multiple (Table 11) at 50 feet 36
Subtract and apply to Side Street Unit Value 6
Then add two results and apply percentage for depth.
M. St. U. V. $2,000 x 50' = $100,000

I. C. I. $1,000 x 6M = 6,000
$106,000
Per cent at 50’ .72
Value of Main Street Zone $ 76,320
22
MAIN STREET AND REAR ZONE

If these two zones are under one ownership, the value would
be as figured above before per cent for depth was applied
($106,000).
*Note: List of abbreviations will be found on page 63.
SIDE STREET ZONE

To arrive at value of this zone:
Multiply Side Street Unit Value by number of front feet.
Then find multiple at 100 feet 42
Then find multiple at 50 feet 36
Subtract and apply to Main Street Unit Value 6
Then add two results and apply percentage for depth.

S. St. U. V. $1,000 x 50' = $50,000
I. C. I. $2,000 x .6 = $12,000
$62,000
Per cent at 50’ .72
Value Side Street Zone $44,640
SIDE STREET AND REAR ZONES

If
these two zones are under one ownership the value would
be as figured above before per cent for depth was applied
($62,000.00).
SUMMARY
CORNER AND MAIN STREET ZONES
In valuing a lot comprising these two zones, we arrive at the
value of each zone independent of the other, then add.
CORNER AND SIDE STREET ZONES
Same method.
MAIN STREET AND REAR ZONES
In valuing
a lot comprising these two zones, the rear zone is
figured as the rear end of the main street zone.
*SIDE STREET AND REAR ZONES
In valuing a lot comprising these two zones, the rear zone is

figured as the rear of the side street zone.
*Note: The rear zone will be less valuable when attached to
side street zone, but the lots in this case would be incorrectly
plotted, and incorrect plottage must bear its penalty. The Main
and Side Street Zones have the same value whether figured in
conjunction with corner zones or not.
23
o
§
Azzo
"3 |A
&3 || 25 §
J2OOO
CORNER ZONE UNDER DIVIDED OWNERSHIP
The benefits derived by a lot as a result of cornering on a

side street, commence and commence strong, right at the corner.
Lot A. To find the value of this lot, all within the corner
zone, use exactly the same method as applied to corner zone.
$2,000 x 25" = $50,000 x.72 (per cent at 50’) = $36,000

C. I. $1,000 x 50’ = $50,000 x .48 (per cent at 25') = $24,000
Value A under one ownership $60,000
A and B (corner zone) figures $108,000
Technically Lot B under separate ownership would

be worth the difference between value of corner
zone and Lot A $ 48,000
It is easy to convince the owner of Lot B that this is the way

to measure the value of his lot, but it is very difficult to con
vince the buyer. As long as Lot B is under separate ownership,
figure it by exactly the same method as you would the Main
Street Zone.
$2,000 x 25’ = $50,000
Multiple at 50’ 36
Multiple at 25' 24
Subtract and apply to Side St. U. V. 12
$1,000 x 12 = $12,000
$62,000
Per cent for depth .72
Value of B $44,640
Note: . The above method attaches a penalty to B as a result

of not being attached to A. This will be further discussed in a
later chapter.
24
CORNER INFLUENCE—BUSINESS LOTS
&// Problem:
Produce value
Q Fig.
SI Q 11, Lot A.
A | A § QO Ans. $43,200.
“,
2O.I do Fig. 11, Lot B.
Ans. $19,584.
W/OOO
/72/3
ſy
Fig. 12, Lot A.
Q
Aſ Ş
S Ans. $44,280.
Qo
o Fig. 12, Lot B.
4. try (<)
Ans. $18,000.
Jº/OOO
Aºy. /?
-
/*o
o
§ ------2------Szone
A.//ze
ſo
o -- - - --|Zoze
t S///ze
|q|
A |A |Z) |A |A*
ào
22 Lºo'ſ 22
§
Qu
NŠ
§
Fig. reference plat.

as
13
tract 120x120
It
intended
is
is
a
which will
to
so
as
feet, cover almost any problem

be
divided
encountered, and that might be confusing
as
to
to
when use
direct or indirect corner influence.
Lot A. Apply Direct Corner Influence that portion lying
to
within the corner zone. Figure that portion within side street
zone as facing side street, applying Indirect Corner Influence.
two parcels.
of
Add value
Parcel
1.
M. St. U. V. $1,000 20' = $20,000 .72 = $14,400

x x
x x
D. C.
=
=
I.
600 50 $30,000 .41 $12,300

$
Value Parcel $26,700

1
25
Parcel 2.
S. St. U. V. $ 600 x 30’ = $18,000
I.C. I. $1,000 x 5M = 5,000
$23,000 x .41 = $ 9,430
Value of Lot A $36,130
Note: If the reader does not know how the percentage and
multiples in the above examples are arrived at, he should review
from the beginning of corner influence. Also Table II.
Lot B
M. St. U. V. $1,000 x 20' = $20,000
I. C. I. $600 x 11.5M = 6,900
$26,900 x 90.5% = $24,344.50

Lot C
M. St. U. V. $1,000 x 20' = $20,000
I. C. I. $600 x 6.5M = 3,900
$23,900 x 90.5% = $21,629.50
Problems :
Produce value Lot D. Ans. $19,457.50
Produce value Lot E. Ans. $18,643.00
Produce value Lot F. Ans. $18,100.00
Eacample:
Lot G
S. St. U. V. $600 x 40' = $24,000
I. C. I. $1,000 x 1(M) = $ 1,000
$25,000 x 107.5% = $26,875

Note: This method of applying the percentage of depth after
applying the multiple carries a small portion of corner influence
beyond the 100 feet. It belongs there.
Note: It will be observed that no attention is to be paid to
zone line unless ownership begins at corner.
26
S Sº,
3ro'
§
*
S Sp8
o
4
ſ/OOO
CHANGE OF TECHNIQUE
When high valued street intersects low valued street and

a
a
the side street zone would be worth more figured as the rear of
the corner zone than as facing the side street, value according
it
the way gives the most value.
to
it
according
of
This ratio
to
to
1,
between and the size

is
4
3
met with, the value

of
the lot. When this ratio the lot should
is
be figured both ways. little time, but there should be

It
takes
is a
no hurry when
so
much value involved.

M. St. U. V. $1,000 50’ = $50,000
x x x
D. = $7,500 =
C.
$150 50’ .72 5,400

I.
x x
C. $1,000 6M = $6,000 .72 = 4,320

I.
I.
$39,720
Note: It will be observed in above example that the Direct

Corner Influence amounts to little more than the Indirect Corner
Influence. The Direct Corner Influence drawn from
is
$150
a
street, whereas the Indirect Corner Influence drawn from

is
$1,000 street.
27
3 o'
45 § S
/72/3ſ
ſy §
&
A §
aro'
W2000
INCREASING OR DECREASING THE AMOUNT OF CORNER

INFLUENCE
Presume that the valuation arrived at for this corner is too
is,
much or too little, as the case may be, that does not
it it
measure values as they exist today your city. in does not,
If
the practical application this method would be failure; how
of
ever, does not fit local conditions can readily be made
to
if
it
it
fit. Repeating the result arrived previously for sake
of
com
at
parison.
Parcel A.
M. St. U. V. $2,000 50’ = $100,000 .72 = $72,000
x x
x x
D. C. $1,000 = 50,000 = $36,000

I.
50 .72
$
Value
A
$108,000
Parcel B.
St. U. V. $1,000 = 50,000
S.
50'
x x
C. $2,000 =
I.
I.
12,000
6
Value 62,000 .72 = $44,640

B
x
$
Total value $152,640
Now,
is is of
this
or
to
decided reduce increase the value

is
if
it
corner, the general opinion your town being that

in
too
it
high
or
too low, though agreed as unit value, where

to
the
logical place
to
change it?
M. St. U. V.-Not here, for the lot would have unit value
a
$2,000 even
of
an inside lot.
if
the logical point

C.
D.
value
or
to
increase decrease
is
I.
of lot.
St. U. V.-Not here, for
S,
$1,000 per
of
has unit value

B
foot irrespective
of
its connection with A.

28
I. C. I.-Not here, for B is entitled to its indirect corner in

fluence, being only 50 feet from a $2,000 street, whether con
nected with A or not. However, if it is desired to change mul
tiple table a method will be given in a later chapter.
Now, if it is decided to reduce the direct corner influence
30%, handle the matter thus:
Parcel A
$2,000 x 50’ = $100,000 x .72 = $ 72,000
S. St. U. W.
$1,000 x.70 =$ 7,000 x 50 = $35,000 x.72 =$ 25,200
Value of A $ 97,200
Parcel B–Same calculation as before $ 44,640
Value of A and B $141,840
Do not attempt to change the value of your corners. We

want to measure, not create values. Apply this ready adjust
ment so as to measure values as they exist. Having determined
the per cent of increase or reduction, apply the same per cent
to all corners, always applying to the low valued street. The
only time you can change it is when your city grows in its
appreciation of corner influence.
REDUCING 125 FOOT STANDARD TO 100 FOOT STANDARD
If 10, 125 foot standard, is used it is advised that the

Table
standard be reduced to 100 feet in figuring corner influence,
which is done thus:
Say the unit value of a street is $2,000. The per cent, at
100 feet, Table 10, is 91 per cent and 75 points, which applied
gives the unit value at 100 feet of $1,820, which becomes the
unit value of Table 9, which proceed to use in the calculation
of corner influence.
29
CHAPTER VII
REMARKS ON TABLE 11
INDIRECT CORNER INFLUENCE
A table of multiples for determining indirect corner influence
instead of a percentage table is used for the same reason as set
forth in remarks on corner influence, residential lots.
Since it is a little complicated to ascertain the multiple to be
applied, instructions are given immediately below Table 11. Some
students complain that the application of a multiple for Indirect
Corner Influence, and of a percentage table for depth is con
fusing (especially does this complaint come from students of
other techniques). To clarify this, the multiple may be viewed
as a percentage. A multiple of six means six hundred per cent.
It should be borne in mind that the multiple in this method is
applied direct to the unit value of the cross street. The method
of arriving at it takes care of the width of the lot. The per
centage for depth, Table 9, takes care of the depth.
The appraiser will have to be careful in applying the mul

tiple to see that he has not already absorbed the Indirect Corner
Influence in setting the unit value of the side street. This is
apt to be done, especially in cases of very short blocks where
there are no lots out of range of Indirect Corner Influence. If
the Indirect Corner Influence has been absorbed by the unit
value the multiple should be omitted in calculations.
ADJUSTING MULTIPLE TABLE
In the event it is found advisable to adjust the multiple table,

it is suggested that a per cent be applied up or down to results
obtained instead of attempting to adjust the whole table. The
table is balanced with the table for depth, and unless the ap
praiser is experienced in adjusting tables, he might get unbal
anced results.
Note: Further examples on Corner Influence Lots will be given

after principles of Merger, Alley Influence and Irregular Shaped
Lots have been given.
30
CHAPTER VIII
PLOTTAGE
Ownership changes values. One hundred feet square in a
desirable business section is worth more under one ownership
than if owned by four individuals. One of the four is sure to
have an exaggerated idea of his holdings and be difficult to
deal with.
A lot is correctly plotted when its size and shape are such as
to be available for the highest utility that its zone warrants.
Some cities allow from 10 to 15 per cent for plottage. The author
prefers to treat the matter as though all lots should be correctly
plotted and make a deduction for incorrect plottage.
No table can be devised to guide the appraiser as to just

what allowance should be made for incorrect plottage. The
author has tried to take care of lots under Corner Influence.
Here are some samples of incorrect plottage:
Irregular Shaped Lots, except where beauty is enhanced by
curved streets.
Trapezoids, giving more frontage on street as result of angle

which may sell for more, but are not considered worth more.
Residential lots too small to admit of structure of residence
in keeping with locality.
Business lots within Corner Influence divided into several
ownerships.
Business lots within Corner Influence which by reason of

separate ownerships do not face to advantage.
Business lots too narrow for general utility.

Incorrect plottage may date back to the old cow trails. Later
owners may plot an irregular or badly shaped parcel to the best
advantage, but whether the fault lay with him or a predecessor
in so far as calculations are concerned, there may be incorrect
plottage.
3]
CHAPTER IX
MERGER
J/OOO Jſ 4OO
. 3o' 4 o'
%
Æ2/ø ſº
$
N. $
N
// |
S
N
4o'
4o
W4OOO 5/000
To find the value of a lot running from a high valued to a

low valued street, add the two unit values, $4,000 plus $1,000,
which is $5,000. Each unit is a component part of the whole,
so we have two fractions.
4,000 1,000
an reduced 4/5 and 1/5.
5,000 5,000
Now apply the fractions to length of lot:

200 x 4/5 = 160' 200 x 1/5 = 40'
Refer to Table 9, find the per cent to apply for 160 feet
and 40 feet.
$4,000 x 50’ = $200,000 x 116.80% = $233,500

$1,000 x 50’ = $ 50,000 x 64 % = $ 32,000
Value of Lot $265,600
Problem:
Produce the value of lot shown in Fig. 17 fronting 40 feet on

a street with a unit value of $1,000, depth of 210 feet to a
street with a $400 unit value.
Work problem out so as to obtain the answer $58,640.

Note: This principle will be found necessary very often in as
certaining values not only in cases in which lots run from street
to street, but also in irregularly shaped lots. It is suggested that
several hypothetical problems be worked out.
32
CHAPTER X
ALLEY INFLUENCE—BUSINESS LOTS
§ Az /9
So -
§
º
*2]2+
A 2COO
J.2OOO
The following method for figuring the value of an alley to

a lot applies to business property. An alley may be a detriment
to a residential lot.
When the alley is on the side, as in Fig. 18, figure the lot as
including one-half the width of the alley.
Value Lot Fig. 18
$2,000 x 50 = $100,000x .95 (% for 90) = $95,000
Where an alley is in the rear, as in Fig. 19, add one-half of

the width of the alley to the depth. If side and rear, apply
both ways:
Value Lot Fig. 19 $2,000 x 50’ = $100,000
An alley adds light, access and air, and if wide enough, per
mits loading. If an alley is the only means of access, set unit
value and use percentage for depth just as if it faced a street.
33
CHAPTER XI
IRREGULAR SHAPED LOTS
GEOMETRICAL FIGURES
Ž 2O Triangle: A figure bounded by
º three sides.
Æ/
^y.
Quadrilateral: A figure bounded
by four sides.
^y 22
Trapezoid: A quadrilateral hav
ing two of its sides parrallel.
^y 23
Parallelogram: A quadrilateral
having the opposite sides parallel.
2.2%
Rectangle: A right-angled paral
lelogram.
34
^,23
Square: An equilateral rectangle.
Æy 26
Rhombus: A parallelogram which
is equilateral but not equangular.
Trapezium: A quadrilateral hav

ing no two of its sides parallel.
// 36
Polygon: A figure having many
angles.
35
;2OO
To find the value of a triangle with its base on the street

(Parcel A), divide the length of the perpendicular by 2 and
produce as a rectangle:
$200 x 50' = $10,000 x .64 (Table 9 for 40') = $6,400
To find the value of a triangle when the apex is on the

street (Parcel B), find per cent for full length of perpendicular,
which for 80 feet (Table 9) is 90.5%
Then find per cent for 4% length perpendicular 64.0%
Subtract and apply 26.5%
$200 x 50’ = $10,000 x 26.5% = $2,650
Where the triangle has no perpendicular depth, extend a

line from apex at right angles to the street (80'), take half of
it and the result will be the same value as in Fig. 29.
$200 x 50’ = $10,000 x .64 = $ 6,400
Proof: Value of A and B

$200 x 90' = $18,000 x .64 = $11,520
Subtract from value of A and B, value of B

$200 x 40' = $ 8,000 x .64 = $ 5,120
Leaves value of A $ 6,400

36
IRREGULAR SHAPED Lots
Where a triangle is bounded by two streets of different

values, find the merger point on the remaining side of the
triangle.
$400 + $200 = $600
% and #4 of 120' draw a line from merger point to intersec

tion of streets. Now we have two triangles with bases on the
streets the perpendicular of one being 80' and the perpendicular
of the other being 40'. Divide perpendiculars as before by 2
and produce value as two rectangles: .. .. .
- - . .
200' x 40' and 210’ x 20'
$400 x 200' = $80,000 x .64 (per cent for 40') = $51,200
$200 x 210’ = $42,000 x .40 (per cent for 20’) = $16,800
Value of Triangle $68,000 . .
Note: The perpendicular of the smaller angle is not quite 40

feet, but allowance will have to be made for lack of utility of lot,
and the small variation is not worth the trouble of ascertaining
exact perpendicular. See Remarks—Irregular Shaped Lots.
37
Triangle bounded by three streets of different values. Find

merger point on $400 street 3/5 and 2/5 feet, draw a line
from point of merger to angle B. Find point of merger on
$300 street 4% and #4. Draw a line from point of merger to
Angle C. Then extend a line from point where lines cross
to Angle A. Draw three lines at right angles to the three
streets to the common apex of the three angles.
Then produce value of three triangles as if rectangles of
one-half the depth of the perpendiculars produced.
$400 x 300' = $120,000 x 89.12% (per cent of 77%') = $106,944
$300 x 360' = $108,000 x 72.00% (per cent for 50') = $ 77,760
$200 x 420' = $ 84,000 x 51.60% (per cent for 28') = $43,344
$228,048
^y 33
§ {
*o'
Jº2(2O
—
To find the value of a trapezoid, add the parallel sides and
divide by 2:
60 100
= 80'
2
$200 x 40' = $8,000 x 90.5% (Table 9 for 80’) = $7,240
Figure width of a trapezoid irrespective of its frontage on
the street on a line at right angles to the two parallel lines.
The triangle in Fig. 34 has the same dimensions as the one
in Fig. 33 and the value is the same.
38
ato'
W3CO
A trapezoid with the street line and rear line parallel can
be cut into rectangles and triangles. A lot shaped as in Fig. 35
is arrived at thus:
Parcel A $200 x 50’ = $10,000
Parcels B and C $200 x 70' = $14,000 x .72 = $10,080
(% at 50’)
Total A, B and C $20,080
J.2OO A
PARALLELOGRAM
To arrive at value of parallelograms ascertain depth by

drawing a line A-B at right angles to the street to rear of lot
and proceed as if a rectangle.
$200 x 50’ = $10,000 x 90.5% = $9,050
RHOMBUS
The value of a rhombus is arrived at just as in the case of

the parallelogram.
$500 x 100' = $50,000 x .79 (per cent at 60') = $39,500

39
TRAPEZIUM
trape
—
A trapezium can usually be divided into triangles and
zoids and its value thus ascertained:
180 100
Parcel A = 140' average depth
2
$400 x 100' = $40,000 x 113% (per cent at 140') = $45,200

Parcel B
$400 x 20' = $ 8,000 x 95.5% (per cent at 90’) = $ 7,640
Value Lot $52,840
POLYGON
If a polygon is not readily subject to division into triangles,

parallelograms or trapeziums, divide into zones and ascertain
-
the value of each zone.
Fig. 39 represents a lot, greatest depth 100 feet, divided into

5 zones, 20 feet in depth each. The figures at sides represent
the average width of each zone.
40
Zone A $200 x 120' = $24,000 x .41 (% at 20') = $9,840
Zone B Per cent at 40' minus per cent at 20' = 23%

$200 x 160’ = $32,000 x 23 = 7,360
Zone C Per cent at 60' minus per cent at 40' = 15%

$200 x 180’ = $36,000 x 15% = 5,400
Zone D Per cent at 80' minus per cent at 60'-11.5%

$200 x 150' = $30,000 x 11.5% = 3,450
Zone E Per cent at 100' minus per cent at 80'-9.5%

$200 x 55' = $11,000 x 9.5% = 1,045
$27,095
REMARKS
The preceding examples give the method of arriving at the

values of irregular shaped lots. The values arrived at are
practically the same as if figured as rectangles of equal areas.
This is the correct mathematical method.
But most irregular shaped lots come under the head of in
correct plottage, and a certain per cent of the values arrived
at should be deducted, owing to its lack of utility. As to what
per cent, the appraiser will have to be the judge. The lot may
not be hurt at all by being irregular in shape, but take for
instance the triangle in Fig. 31. This angle might be so acute
as to make the lot almost worthless; on the other hand, it
might so nearly approach 90 degrees as to require a different
method.
Take a rectangle, divide it into triangles, see Fig. 29. The

value of two triangles equal the value of the rectangle, mathe
matically correct, but both lots have lost their utility. Now,
put the dividing line at the center, nearly at right angles to the
street, so near that there will be practically two rectangles, the
utility of neither is hurt. Now, vary the angle of the dividing
line and the futility of attempting to set any per cent to be
deducted from the values arrived at for irregular shaped lots
will be readily seen.
It will not do to arrive at values, however, by guess work.

Experienced appraisers will vary fifty per cent in their estimates
of the value of an odd shaped parcel.
41
It is not necessary to carry the technique of determining the

value of irregular shaped lots in the head. If a city is laid off
with any degree of regularity, such problems will not often be
met with.
When an irregular shaped lot is to be appraised, the geomet

rical figure to which it compares should be found, then the
method of arriving at the value applied. With the value arrived
at as a guide, it should be decided whether the shape of the lot
detracts from its utility. If it does, make proper deduction.
Note: Use squared paper in calculating values of irregular

shaped lots.
42
CHAPTER XII
DIVISION FOR VALUATION
In studying the following examples bear in mind that the
division of lots which are all supposed to be under one ownership
is not to suggest a method of division for sale, but merely to
ascertain values. Fig. 40 is a suggestion to a proper division.
In the case of large lots, cut out direct and indirect corner
influence zones, then plot remainder to best advantage:
/?o. 40
&
S §
3az
Ş. 6 §
7&a 7Ca 7007
Q ,
S
QS
7 3
§§ §N
“S
Š § 4
& 6 3
§ § 2 / 8
aro" 3 o' zoo." 4 o' 3 o'
J&OO
Suggestion: If the unit values are changed, change plottage.
Note: 1 and 6, apply direct corner influence. 2, 3, 5 and 7,
apply variations, Table 11. 8, apply merger principles. 9, figure
as a triangle.
Problem:
We now have all the principles to ascertain the value of each

of the parcels.
Produce values:
Parcel 1 $100,800 Parcel 4 $80,000 Parcel 7 $ 54,800
Parcel 2 $ 37,440 Parcel 5 $33,120 Parcel 8 $137,600
Parcel 3 $104,800 Parcel 6 $64,800 Parcel 9 $ 92,000
Total $705,360
43
Numbers of confusing problems will occur in cases where two

streets come together at an angle. We will study Figures 41,
42 and 43 without calculations.
The principles of arriving at corner influence have been

shown, also how to arrive at the value of a triangle bounded by
two streets. In the latter case nothing was said about the
application of corner influence. These two methods conflict
unless considerable judgment is exercised.
In Fig. 41, we have a lot 140 feet front on a $2,000 street.

It fronts 100 feet on a $1,000 street, but the lot is only 100 feet
in width on a line at right angles to the $1,000 street. The
whole is a trapezoid 100 feet by an average depth of 150 feet.
44
The division showing Parcel A, B and C is to show what

should not be done in attempting to divide the lot so as to
arrive at direct and indirect corner influence.
Parcel A gives an area of about 35' x 50'. The whole lot is
so shaped and is large enough to be entitled to the full corner
influence. The division leaves an angle B, which involves addi
tional calculations.
Arrive at the value of A, B and C as a trapezoid, average
depth 75", 50' in width facing a $2,000 street, and for direct
corner influence as a square 50’ x 50’ facing a $1,000 street.
Parcels D and E are entitled to Indirect Corner Influence.
Fig. 42. This is another illustration of what not to do. In
this figure the $2,000 street has moved around 90 degrees. The
rhombus A is the same area as in Fig. 41. To so divide the
lot as to figure corner influence, we are compelled to split it
into several small angles and parcels. The angle is just about
acute enough, and the lot has lost enough of its utility, to sug
gest the use of the method employed in ascertaining the value of
a lot as set forth under Irregular Shaped Lots, Fig. 31.
r
I
/72, 44 |
Ž Q |
|
Q I Q
§§, a 2 c : &
& *|S
|
|
<ſo | &e ro:
9.3°COO
Figure 44 represents a very short block. We will consider

only Parcel B.
It is entitled to Indirect Corner Influence from both the
$2,000 and the $1,000 streets, and it should be so figured, pro
vided, as cautioned before, you have not absorbed the Indirect
Corner Influence in setting Unit Value of $3,000 street.
45
CHAPTER XIII
RENTAL VALUES
These methods can be used to measure rent as well as sale
values, although more skill will be required in setting the unit
value. We have been considering the value of the land only,
whereas in arriving at rental values we are compelled to consider
the improvements, besides many factors that would not apply in
setting sale value, viz.: Number of stories, character of im
provements, length of lease, responsibility of tenant. Did tenant
or landlord make alterations? Does tenant or landlord do repair
ing? Is heat, light and janitor service furnished? Is business
permanent or temporary? etc.
Select a store in the center of the block. Do not consider
anything above the first floor, make suitable adjustment for
upper stories. If you know the annual rental and believe it
to be a criterion of the rental values of the block, you can
readily arrive at a standard annual rental value of one foot
of ground of standard unit depth. This is then your standard
unit of rental value and you proceed to apply every method
set forth to measure the rental value of any or every store in
the block.
These methods can only be used to measure rental values of

business property, as the rental value of residential property
has little relation to the size and shape of the lot. Presuming
that the stores in a block are of practically the same character
and are rented under the same conditions, if the realtor will
apply the tables for depth and corner influence he will discover
many inconsistencies in the rents actually paid. Especially is
this true in our Florida towns if the leases were made at differ
ent periods.
In spite of the many irreconcilable conditions set forth, the
rental agent will find that the application of these methods will
assist him in making comparisons and will develop his judgment.
The matter of corner influence being so little appreciated by
it,
local people, enables certain chain stores, who do appreciate

pick out choice corners without outlay other than the expense
of to
remodeling rearrange space. They usually reserve for

to
corner rent free for years. Although

of
themselves term
a
the increased rental value was there all the time, the owner did
it,
not see neither did you.

46
CHAPTER XIV
SHORT CUTS
1. Students of this method of appraisal will naturally find
many short cuts which are not presented here. Do not practice
the short cuts until you are master of the technique.
2. Some of the examples are worked out in unnecessary

detail for the benefit of the new student. The process will soon
be shortened as one becomes familiar with the method.
3. A subdivider will soon omit the points in the tables. If

a lot figures, say, $1,836, he will most likely put it down at
$1,850. That $14.00 which the appraiser tacks on to the price
amounts to so much more than the points that he will naturally
cease to use them, but a table cannot be presented in that shape.
4. It would be wise for an accountant figuring for city ap

praisals to omit nothing, for the public will soon learn to check
up on the assessments.
5. In cases of business property, so many factors are apt

to need consideration besides size, shape and location as to
corner, that the appraiser will use the method presented only
as the basis of his estimate.
6. If you are appraising on a street where the lots are of

uniform depth, you do not need a table.
7. The methods presented are not intended to take the place
of good judgment and common sense.
47
CHAPTER XV
SETTING UNIT VALUES
1. The principles herein set forth may be mastered by a
person who has never given real estate values much study. The
unit value in all the examples and problems has been set.
2. It is the setting of the unit values where the experience
and judgment of the realtor are required, for it involves every
factor entering into the value of real estate.
3. When you set the unit value of a street or block, place
the value on the center of the block unaffected by corner influ
ence.
4. A side street may have acquired most of its value from

the influence of the adjacent thoroughfare. This is corner influ
ence, but an influence to which these calculations do not apply.
It matters not how the value of the street was acquired, figure
it as it exists, except that portion lying within the corner zone.
5. The appraiser will have frequent occasion to set different

unit values on opposite sides of the street.
6. It may be found necessary to set two or even three unit
values in very long blocks.
48
CHAPTER XVI
GENERAL FACTORS
The remarks which follow may be superfluous, since the fac
tors here discussed very briefly are ably and exhaustively treated
by many excellent authorities.
In considering a factor decide if it applies to the location

in general. This applies to the unit value. If the factor applies
to the specific property you are appraising it should be used to
modify the results arrived at by the calculations.
LOCATION
Location may be classed as a basic factor. The careful
appraiser will study well, not only the immediate surroundings,
but the general location. If business property he will study not
only its location in a particular block, but also its relation to
arteries of traffic, whether these arteries lead to wealthy or
poorer section of the city. A study of these conditions will
raise or lower the estimate reached by knowledge of sales.
SALES
The value of a piece of property is what it is worth according

to the consensus of opinion. One of the surest methods of
arriving at this opinion is by actual sales. In appraising by
known sales careful consideration must be given to the interest
affecting the sale other than value. A buyer may be willing to
pay more than the property is worth, for example, to procure a
store, because a business competitor has established one at this
point. A piece of property may join one already owned and its
purchase is necessary in order to carry out certain plans.
Intensive advertising may boost values in a certain section
beyond their worth. The seller may be in such urgent need of
money that he is willing to accept a cash offer which is far
under the market. In all these and in many other cases the
sales do not really measure values.
UTILITY
A volume might be written on this subject. Is the lot suited
to the building intended; is the building suitable for the pur
poses for which it is intended? And many other problems,
which have no place here. This book treats of the values of
land only, and utility in this instance refers to topography,
character of soil, size and shape of lot, as they affect its value
to a general buyer.
49
GENERAL FACTORS
IMPROVEMENTS
Remarks on improvements will be such only as they affect
the value of the land on which they stand.
appraisals of land and buildings are being called
Separate
for more and more, yet the sum of the two does not always
represent the value of the whole, for the reason that while
there are numbers of factors entering into appraisals of land,
they are multiplied many fold when it comes to appraisals of
buildings.
Buildings are not all new, and even if new they are not all
structurally or architecturally correct. If they are not new, the
question of depreciation enters. This in turn divides itself into
structural depreciation, and obsolescence. Obsolescence in turn
divides itself into commercial and structural (not structural)
depreciation. Structural obsolescence may occur long before any
structural depreciation is noticed. Follow the broad principle
that the value of land should be first arrived at, then the value
of the whole, all factors being considered. The value of the
whole less the value of the land is the real value of the building,
whether modern office building, store, residence or just a tax
payer that will come down shortly.
REVENUE
Some dealers are governed entirely by this factor. It can

be used as the basis of value for any property, whether a
modern office building, tumble-down residence, lot or farm. The
English authority, C. A. Webb, treats the subject in a way
that is a revelation to one used to American methods of ap
praisals. The factors entering into the revenue of a building
have been partially discussed under rental values.
SPECULATION
All
the factors enter into this subject. In short, after all
factors have been considered, decide whether the tendency of
the value of the property is upward or downward.
50
CHAPTER XVII
PRACTICAL USES TO WIHICH THESE METHODS
MAY BE APPLIED
Subdividers will find the application of these methods invalu
able. After setting the unit values on the various streets in a
subdivision they will enable him to determine the value of any
lot, in so far as its size and shape are concerned, without refer
ence to any other lot, and the value of each will be consistent
with every other lot.
Cities and towns can employ the services of the real estate
boards to set the unit values of each block, which the board can
do in one-sixth the time required to set the values on each
individual parcel. When unit values are set, an accountant can
be employed to apply the tables.
This method eliminates a tremendous amount of inequality.
The residents of any block would be debarred from complaining
about the lower assessment of a neighbor, since the same yard
stick is applied to every piece of property of the block. The
residents of a street might complain that the unit value of
their street was too high as compared with another street, but
individual complaints would be eliminated or easily satisfied.
A real estate board or appraisal committee can set the unit
values of streets in town or city as appraisals are called for,
and gradually eliminate certain factors of contention in such
appraisals. When the public finds that the members of a board
are applying scientific methods, instead of simply reconciling or
averaging opinions, it will have far more confidence in their
appraisals.
An individual realtor, when he has absorbed the scientific

methods of appraisals, will find it an intelligent guide, that it
has increased his judgment, and given him a scientific reason
to support his appraisal.
51
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#9
FLORIDA STANDARDS
RESIDENTIAL LOTS
UNIT OF DEPTH 125 FEET
Table 4.
Ft. % Ft. Ft. % Ft. %
1 1.89 51 101 90.44 151 107.22
2 3.74 102 90.88 152 107.44
3 5.54 103 91.32 153 107.66
4 7.29 104 91.76 154 107.88
5 9.00 105 92.20 155 108.10
6 10.62 106 92.64 108.32
7 12.24 107 93.08 157 108.54
8 13.86 108 93.52 158 108.76
9 15.48 109 93.96 108.98
10 17.10 110 94.40 160 109.20
11 18.54 111 94.79 161 109.40
12 19.98 112 95.18 162 109.60
13 21.42 113 95.57 163 109.80
14 22.86 114 95.96 110.00
15 24.30 115 96.35 165 110.20
16 25.56 116 96.74 166 110.40
17 26.82 117 97.13 167 110.60
18 28.08 118 97.52 168 110.80
19 29.34 119 97.91 169 111.00
20 30.60 120 98.30 170 111.20
21 31.68 121 98.64 171 111.38
22 32.76 122 98.98 172 111.56
23 33.84 123 99.32 173 111.74
24 34.92 124 99.66 174 111.92
25 36.00 125 100.00 175 112.10
26 36.99 126 100.34 176 112.28
27 37.98 127 100.68 177 112.46
28 38.97 128 101.02 178 112.64
29 39.96 129 101.36 179 112.82
30 40.95 130 101.70 180 113.00
31 41.94 131 101.99 181 113.16
32 42.93 132 102.28 113.32
33 43.92 133 102.57 183 113.48
34 44.91 134 102.86 184 113.64
35 45.90 135 103.15 185 113.80
36 46.80 136 103.44 186 113.96
37 47.70 137 103.73 187 114.12
38 48.60 138 104.02 188 114.28
39 49.50 104.31 114.44
40 50.40 140 104.60 190 114.60
41 51.30 141 104.84 191 114.74
42 52.20 142 105.08 192 114.88
43 53.10 143 105.32 115.02
44 54.00 144 105.56 194 115.16
45 54.90 145 105.80 185 115.30
46 55.71 146 106.04 196 115.44
47 56.52 147 106.28 115.58
48 57.33 148 106.52 198 115.72
49 58.14 149 106.76 199 115.86
50 58.95 150 107.00 200 116.00
55
FLORIDA STANDARDS
RESIDENTIAL LOTS
Table 5.
Ft. % % Ft. Ft. %
1 1.85 58.63 101 151 105.52
2 3.66 59.43 102 152 105.74
3 5.43 60.22 .103 153 105.96
4 7.15 61.02 104 106.18
5 8.83 61.81 105 155 106.40
6 10.42 62.52 106 156 106.62
7 12.01 63.22 107 157 106.84
8 13.60 63.93 108 107.06
9 15.19 64.64 109 159 107.28
10 16.78 65.34 110 160 107.50
11 18.19 66.05 111 161 107.70
12 19.60 66.75 112 107.90
13 21.02 67.46 113 163 108.10
14 22.43 68.17 114 164 108.30
15 23.84 68.87 115 108.50
16 25.08 69.49 116 166 108.70
17 26.31 70.11 117 167 108.90
18 27.55 70.73 118 168 109.10
19 28.79 71.35 119 169 109.30
20 30.02 71.96 120 170 109.50
21 31.08 72.58 121 171 109.68

22 32.14 73.20 122 172 109.86
23 33.20 73.82 123 173 110.04
24 34.26 74.44 124 174 110.22
25 35.32 75.06 125 175 110.40
26 36.29 75.62 126 176 110.58
27 37.26 76.19 127 177 110.76
28 38.23 76.65 128 178 110.94
29 39.21 77.32 129 179 111.12
30 40.18 77.88 130 180 111.30
31 41.15 78.45 131 181 111.46
32 42.12 79.01 132 182 111.62
33 43.09 79.58 133 183 111.78
34 44.06 80.14 134 184 111.94
35 45.03 80.71 135 185 112.10
36 45.92 81.22 136 186 112.26
27 46.80 81.73 137 187 112.42
38 47.68 82.24 138 188 112.58
39 48.57 82.75 139 189 112.74
40 49.45 83.27 140 190 112.90
41 50.33 83.78 141 191 113.04
42 51.21 84.29 142 192 113.18
43 52.10 84.80 143 193 113.32
44 52.98 85.32 144 194 113.46
45 53.86 85.83 145 113.60
46 54.66 86.32 146 196 113.74
47 55.45 86.82 147 197 113.88
48 56.25 87.31 148 114.02
49 57.04 87.81 149 199 114.16
50 57.84 88.30 150 200 114.30
56
FLORIDA STANDARDS
RESIDENTIAL LOTS
Table 6.
Ft. % % Ft. % Ft. %
1 1.39 56.71 101 85.84 151 102.62
2 3.54 57.47 102 86.28 152 102.84
3 5.25 58.24 103 86.72 153 103.06
4 6.92 59.01 104 87.16 154 103.68
5 8.54 59.78 105 87.60 155 103.50
6 10.08 60.46 106 88.04 156 103.72
7 11.61 61.15 107 88.48 157 103.94
8 13.15 61.83 108 88.92 158 104.16
9 14.69 62.51 109 89.36 159 104.38
10 16.23 63.20 110 89.80 160 104.60
11 17.59 63.88 111 90.19 161 104.80
12 18.96 64.56 112 90.58 162 105.00
13 20.33 65.25 113 90.97 163 105.20
14 21.69 65.93 114 91.36 164 105.40
15 23.06 66.61 115 91.75 165 105.60
16 24.25 67.21 116 92.14 166 105.80
17 25.45 67.81 117 92.53 167 106.00
18 26.64 68.41 118 92.92 168 106.20
19 27.84 69.00 119 93.31 169 106.40
20 29.04 69.60 120 93.70 170 106.60
21 30.06 70.20 121 94.04 171 106.78
22 31.09 70.80 122 94.38 172 196.96
23 32.11 71.39 123 94.72 173 107.14
24 33.14 71.99 124 95.06 174 107.32
25 34.16 72.59 125 95.40 175 107.50
26 35.10 73.14 126 95.74 176 107:68
27 36.04 73.68 127 96.08 177 107.86
28 36.98 74.23 128 96.42 178 108.04
29 37.92 74.78 129 96.76 179 108.22
30 38.86 75.32 130 97.10 180 108.40
31 39.80 75.87 131 97.39 181 108.56
32 40.74 76.42 132 97.68 182 108.72
33 41.68 76.96 133 97.97 183 108.88
34 42.61 77.51 134 98.26 184 109.04
35 43.55 78.06 135 98.55 185 109.20
36 44.41 78.55 136 98.84 186 109.36
37 45.26 79.05 137 99.13 187 109.52
38 46.12 79.54 138 99.42 188 109.68
39 46.97 80.04 139 99.71 189 109.84
40 47.82 80.53 140 100.00 190 110.00
41 48.67 81.03 141 100.24 191 110.14
42 49.53 81.53 142 100.48 192 110.28
43 50.39 82.02 143 100.72 193 110.42
44 51.24 82.51 144 100.96 194 110.56
45 52.09 83.01 145 101.20 195 110.70
46 52.86 83.49 146 101.44 196 110.84
47 53.63 83.97 147 101.68 197 110.98
48 54.40 84.44 148 101.92 198 111.12
49 55.17 84.92 149 102.16 199 111.26
50 55.94 85.40 150 102.40 200 111.40
57
FLORIDA STANDARDS
RESIDENTIAL LOTS
Table 7.
Ft. % % Ft. % Ft. %

1 1.74 55.11 101 83.44 151 100.22
2 3.44 55.86 102 83.88 152 100.44
3 5.10 56.61 103 84.32 153 100.66
4 6.72 57.35 104 84.76 100.88
5 8.30 58.10 105 85.20 155 101.10
6 9.79 58.76 106 85.64 156 101.32
7 11.29 59.43 107 86.08 157 101.54
8 12.78 60.09 108 86.52 158 101.76
9 14.28 60.76 109 86.96 159 101.98
10 15.77 61.42 110 87.40 160 102.20
11 17.10 62.08 111 87.79 161 102.40
12 18.43 62.75 112 88.18 162 102.60
13 19.75 63.41 113 88.57 163 102.80
14 21.08 64.08 114 88.96 103.00
15 22.41 64.74 115 89.35 165 103.20
16 23.75 65.32 116 89.75 166 103.40
17 24.73 65.90 117 90.13 167 103.60
18 25.90 66.48 118 90.52 168 103.80
19 27.06 67.06 119 90.91 169 104.00
20 28.22 67.65 120 91.30 170 104.20
21 29.22 68.23 121 91.64 171 104.38
22 30.21 68.81 122 91.98 172 104.56
23 31.21 69.39 123 92.32 173 104.74
24 32.20 69.97 124 92.66 104.92
25 33.20 70.55 125 93.00 175 105.10
26 34.11 71.08 126 93.34 176 105.28
27 35.03 71.61 127 93.68 177 105.46
28 35.94 7.2.14 128 94.02 178 105.64
29 36.85 72.67 129 94.36 179 105.82
30 37.77 73.21 130 94.70 180 106.00
31 38.68 73.74 131 94.99 181 106.16
32 39.59 74.27 132 95.28 182 106.32
33 40.50 74.80 133 95.57 183 106.48
34 41.42 75.33 134 95.86 184 106.64
35 42.33 75.86 135 96.15 185 106.80
36 43.16 76.34 136 96.44 186 106.96
37 43.99 76.82 137 96.73 187 107.12
38 44.82 77.31 138 97.02 188 107.28
39 45.65 77.79 139 97.81 189 107.44
40 46.48 78.27 140 97.60 190 107.60
41 47.31 78.75 141 97.84 191 107.74
42 48.14 79.23 142 98.08 107.88
43 48.97 79.71 143 98.32 193 108.02
44 49.80 80.19 144 98.56 194 108.16
45 50.63 80.68 145 98.80 195 108.30
46 51.38 81.14 146 99.04 196 108.44
47 52.12 81.61 147 99.28 197 108.58
48 52.87 82.07 148 99.56 108.72
49 53.62 82.54 149 99.76 199 108.86
50 54.87 83.00 150 100.00 200 109.00
58
FLORIDA STANDARDS
*CORNER INFLUENCE-RESIDENTIAL LOTS
Table s.
Table of Multiples
Feet Multiple Feet Multiple
25 14.5 65 18.5
30 15 70 19
35 15.5 75 19.5
40 16 80 20
45 I6.5 85 20.5
50 17 90 21
55 17.5 95 21.5
60 18 100 22
To find the value of a residential corner proceed thus:

Produce value of lot as if an inside lot of standard depth.
Multiply the side street unit value by multiple corresponding
to width of lot.
Add above two results, then apply table for depth.
Do not figure corner influence on residential lots beyond the
corner lot, no matter what its width.
100 feet is as far as corner influence extends.
In the event you find that the above table does not correctly
measure corner influence in your section, change the multiple at
25 feet up or down and add .5 for each 5 feet.
*Note: The author presents the above table as a rough guide.

Technically it is subject to criticism. Its principal virtue consists
in its adjustability. The author has used it in pricing subdivision
lots and found it satisfactory.
59
FLORIDA STANDARDS
BUSINESS LOTS
Table 9.
Ft. % % Ft. % Ft. %
1. 3.00 72.70 101 100.40 151 115.18
2 6.00 73.40 102 100.80 152 115.36
3 9.00 74.10 103 101.20 153 115.54
4 11.50 74.80 104 101.60 154 115.72
5 14.00 75.50 105 102.00 155 115.90
6 16.00 76.20 106 102.40 156 116.08
7 18.00 76.90 107 102.80 157 116.36
8 20.00 77.60 108 103.20 158 116.44
9 22.00 78.30 109 103.60 159 116.62
10 24.00 79.00 110 104.00 160 116.80
11 25.80 79.60 111 104.35 161 116.96
12 27.60 80.20 112 104.70 162 117.12
13 29.40 80.80 113 105.05 117.28
14 31.20 81.40 114 105.40 164 117.44
15 33.00 82.00 115 105.75 165 117.60
16 34.60 82.60 116 106.10 117.76
17 36.20 83.20 117 106.45 167 117.92
18 37.80 83.80 118 106.80 168 118.08
19 39.40 84.40 119 107.15 169 118.24
20 41.00 120 107.50 170 118.40
21 42.40 121 107.80 171 118.54
22 43.80 122 108.10 118.68
23 45.20 123 108.40 173 118.82
24 46.60 124 108.70 174 118.96
25 48.00 125 109.00 175 119.10
26 49.20 126 109.30 176 119.24
27 50.40 127 109.60 177 119.38
28 51.60 128 109.90 178 119.52
29 52.80 129 110.20 179 119.66
30 54.00 130 110.50 180 119.80
31 55.00 131 110.75 181 119.92
32 56.00 132 111.00 182 120.40
33 57.00 133 111.25 183 120.16
34 58.00 134 111.50 184 120.28
35 59.00 135 111.75 185 120.40
36 60.00 136 112.00 186 120.52
37 61.00 137 112.25 187 120.64
38 62.00 138 112.50 188 120.76
39 63.00 112.75 120.88
40 64.00 140 113.00 190 121.00
41 64.80 141 113.20 191 121.10
42 65.60 142 113.40 192 121.20
43 66.40 143 113.60 121.30
44 67.20 144 113.80 194 121.40
45 68.00 145 114.00 195 121.50
46 68.80 146 114.20 196 121.60
47 69.60 147 114.40 197 121.70
48 70.40 148 114.60 198 121,80
49 71.20 149 114.80 199 121.90
50 72.00 150 115.00 200 122.00
60
FLORIDA. STANDARDS
BUSINESS LOTS
Table 10.
Ft. % % Ft. % Ft. %

1 2.75 66.71 101 92.12 151 106.18
2 5.50 67.35 102 92.49 152 106.36
3 8.25 67.99 103 92.86 153 106.54
4 10.55 68.63 104 93.23 154 106.72
5 12.85 69.27 105 93.60 155 106.90
6 14.67 69.91 . 106 93.97 156 107.08
7 16.50 70.55 107 94.34 157 107.26
8 18.32 71.19 108 94.71 158 107.44
9 20.15 71.83 109 95.08 159 107.62
10 22.07 72.47 110 95.45 160 107.80
11 23.72 73.02 111 95.77 161 107.96
12 25.37 73.58 112 96.09 162 108.12
13 27.02 74.13 113 96.31 163 108.28
14 28.67 74.68 114 96.93 164 108.44
15 30.32 7.5.23 115 97.05 1.65 108.60
16 31.89 75.78 116 97.37 108.76
17 33.36 76.33 117 97.69 167 108.92
18 34.83 76.88 118 98.01 168 109.08
19 36.30 77.43 119 98.33 169 109.24
20 37.77 77.98 120 98.65 170 109.40
21 39.05 78.49 121 98.92 171 109.54
22 40.33 79.00 122 99.19 172 109.62
23 41.61 79.51 99.46 109.82
24 42.89 80.02 124 99.73 174 109.96
25 44.17 80.53 125 100.00 175 110.10
26 45.27 81.04 126 100.27 176 110.24
27 46.37 81.55 127 100.54 177 110.38
28 47.47 82.06 100.81 110.52
29 48.57 82.57 129 101.08 179 110.66
30 49.67 83.08 130 101.35 180 110.80
31 50.58 83.54 131 101.60 181 110.92
32 51.49 84.00 132 101.85 182 111.04
33 52.40 84.46 133 102.10 183 111.16
34 53.31 84.92 102.35 184 111.28
35 54.22 85.38 135 102.60 185 111.40
36 55.13 86.83 136 102.85 186 111.52
37 56.04 86.28 103.10 187 111.64
38 56.95 86.73 138 103.35 188 111.76
39 57.86 87.18 139 103.60 189 111.88
40 58.77 87.63 140 103.85 190 112.00
41 59.50 88.04 141 104.08 191 112.10
42 60.23 88.46 142 104.31 112.20
43 60.96 88.88 143 104.54 193 112.30
44 61.69 89.29 144 104.77 194 112.40
45 62.42 89.70 145 105.00 195 112.50
46 63.15 90.11 146 105.20 196 112.60
47 63.88 90.52 147 105.40 197 112.70
48 64.61 90.93 148 105.60 198 112.80
49 65.34 91.34 149 105.80 199 112.90
50 66.07 91.75 150 106.00 200 113.00
61
FLORIDA STANDARDS
INDIRECT CORNER INFLUENCE–BUSINESS LOTs
TABLE OF MULTIPLES
Table 11.
Distance from Corner
Ft. M Ft. M Ft. M
10 12
11 12.9 41 32.4 71 40.10
12 13.8 42 32.8 72 40.20
13 14.7 43 33.2 73 40.30
14 15.6 44 33.6 74 40.40
15 16.5 45 34.0 75 40.50
16 17.3 46 34.4 76 40.60
17 18.1 47 34.8 77 40.70
18 18.9 48 35.2 78 40.80
19 19.7 49 35.6 79 40.90
20 20.5 50 36.0 80 41.00
21 21.2 51 36.3 81 41.05
22 21.9 52 36.6 82 41.10
23 22.6 53 36.9 83 41.15
24 23.3 54 37.2 84 41.20
25 24.0 55 37.5 85 41.25
26 24.6 56 37.7 86 41.30
27 25.2 57 37.9 87 41.35
28 25.8 58 38.1 88 41.40
29 26.4 59 38.3 89 41.45
30 27.0 60 38.5 90 41.50
31 27.5 61 38.65 91 41.55
32 28.0 62 38.80 92 41.60
33 28.5 63 38.95 93 41.65
34 29.0 64 39.10 94 41.70
35 29.5 65 39.25 95 41.75
36 30.0 66 39.40 96 41.80
37 30.5 67 39.55 97 41.85
38 31.0 68 39.70 98 41.90
39 31.5 69 39.85 99 41.95
40 32.0 70 40.00 100 42.00
The above table is for determining indirect corner influence,

meaning lots close to, but not cornering on, side street.
To find multiple for given lot.
Find multiple greatest distance from corner.
Subtract it from multiple for least distance from corner.
Apply multiple obtained to standard unit value of cross street.
Add above result to value obtained by figuring lot as an
inside lot of standard depth. Then apply to result percentage
for depth.
62
MEASURES
Table 12.
Foot . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12 inches
Link . . . . . . . . . - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - ... 7.92 inches
Chain . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 100 links or 66 feet
Yard . . . . . . - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - . . . . . . . . . . . . . 3 feet
Rod or Pole. . . . . . . . . . . . . - - - - - - - - - - - - - - - - . . . . 5% yards or 16% feet
Furlong . . . . . . . . . . - - - - - - - - - - - - - - - - - - - - - . . . . . . . . . . . . . . . . . . 40 rods
Mile. . . . . . . . - - - - - - - - - - - 5,280 feet; 1,760 yards; 320 rods; 80 chains
League . . . . . . . . . . . . . - - - - - - - - - - - - - - - - - - - - . . . . . . . . . . . . . . . . . 3 miles
ſ 208.7 feet x 208.7 feet

43,560 square feet
Acre . . . . . - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - 4,840 square yards
160 square rods
10 square chains
Angles or Acres
60 seconds . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . - - - - - - - - - - . . . . . 1 minute
60 minutes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 degree
90 degrees ... ........ .... . .... .... . ... 1 right angle or quadrant
360 degrees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 circle
ABBREVIATIONS
U. V. . . . . . . - - - - - - - - - - Unit Value C. I. . . . . . . . . . . . Corner

Influence
M. St. . . . . . . . . . . . . . . Main Street I. C. I. . Indirect Corner Influence
S. St. . . . . . . . . . . . . . . . . Side Street M . . . . . . . . . . . . . . . . . . . . Multiple
C. St. . . . . . . . . . . . . . . Cross Per cent
...
Street 9% . . . . . - - - - - - - - - - - - -
Foot - Inches
"
"
-
-
-
-
-
-
-
-
-
-
.
.
.
.
.
.
.
.
.
.
.
.
.
.
.
.
.
.
.
.
.
.
.
.
.
.
.
.
.
.
.
.
.
.
.
63
COMPARISON OF STANDARDS
Depth 4-3-2-1 Hoffman-Neill Chicago London
Ft. Harper-Edger
25 40 44 34.3 50.0
50 70 67 57.5 70.5
75 90 84 79.3 86.6
100 100 100 100.0 100.0
125 109 112 119.3 112.6
150 117 118 137.5 112.4
175 124 122 154.3 132.3
200 130 125 170.0 141.4
Depth Milwaukee Somers Florida for Florida for Baltimore

Ft. Business Lots Residence Lots Bernard
Lindsey
25 49 47.90 48.00 36.00 33.0
50 70 72.50 72.00 58.95 58.5
75 87 88.30 87.75 76.50 76.9
100 100 100.00 100.00 90.00 88.0
125 109 109.05 109.00 100.00 95.0
150 115 115.00 115.00 107.00 100.0
175 119 119.14 119.10 112.10
200 122 122.00 122.00 116.00
NOTES ON STANDARDS
It will be noted thatall the standards are 100 feet for standard
depth except Baltimore and Florida for residence lots. The Florida.
table for business lots is a slight modification of the Somers table.
The graduations in the Chicago table from front to rear are
less pronounced than any of the tables. Milwaukee follows the
London table closely for the first 100 feet only.
There is not such a great difference when the different standard
units are considered, still there is sufficient difference to find a
precedent for almost any graduation adopted.
64
ldon
-Edger
imOré
nard
dsey
3.0
8.5
8.0
5.0
0.0
lard
rida
blé,
aré
thé
ard
||||||||||||||
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A technique of appraisals of city land values ... / by Chas. P. Glover.

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We have determined this work to be in the public domain,

A reference work covering the

CHAPTER I—Measuring Rods ...................................................... 7

CHAPTER II—Residential Lots—Irregular Depth .................... 9

CHAPTER III—Corner Influence, Residential Lots .................. 13

CHAPTER IV—Residential Lots—Remarks .............................. 14

CHAPTER V—Business Lots ........................................................ 18

CHAPTER VI—Corner Influence, Business Lots ........................ 20

s: CHAPTER VII—Remarks on Table 11—Indirect Corner

3. CHAPTER IX—Merger .................................................................. 32

CHAPTER XI—Irregular Shaped Lots ...................... 34

CHAPTER XIII—Rental Values .................................................. 46

sCHAPTER XV—Setting Unit Values ..................................… 48

XVI—General Factors ................................................ 49

ºbTABLES FOR COMPUTATION .......................................................... 52–62

There are comparatively few books on this subject. In this

Most techniques have been arrived at through the attempt to

Most of the techniques were designed to fit conditions in the

The primary purpose of this book is to state and apply the

One may be pardoned for a personal reference in a work of

It is also true that the first 25 feet of a high-priced business

(*Note: It is suggested that after you or your real estate board

The tables for measuring lots of irregular depth and corner

In studying the various techniques of real estate appraisals

In experience with classroom work it was found that the

We have in Fig. 1, three lots of different depth, all fronting

120 Foot Standard (Table 3)

To find the value of Parcel 1 of Lot B, find per cent of 150'

$40 x 50' = $2,000 x 108.7% = $2,174.00

Produce value of a lot of the width of B-2, as

Value of Lot B = $2,514.00

125 Foot Standard (Table 4)

To find the value of Parcel A, multiply front foot value by

$60 x 50’ = $3,000 x .36 = $1,080.00

To find value of Parcel B:

Find per cent at 50 feet, then subtract per

58.95% — 36% = 22.95%.

Value of whole lot $3,000.00

4o' 4 o' 4 o'

130, 140 and 150 Foot Standards (Tables 5, 6 and 7)

We have in Fig. 4 three lots of different depth. Standard

Now if a 130 foot standard is being used, Lot A is worth

Whereas if a 140 foot standard prevails, Lot A is worth

Whereas if a 150 foot standard prevails, Lot A is worth

To find value of Lot A, using 125 foot standard unit depth:

Then find multiple at 90 feet (Table 8) and apply to side

Add above results.

$4,230 x 104.6% = $4,424.58

*Note: List of abbreviations will be found on page 63.

Any table for irregular depths extended over two hundred

East, West, North and South Fronts.

There is no doubt but that an East front is more in demand

An attempt has been made to set a percentage to cover this

If you have a subdivision and think the East fronts are

In Fig. Z there is only one large corner lot with building

By this is meant not general surroundings (unit value will

Deduct for gulleys or low places that require filling. Add

A multiple instead of a percentage table is used for two

It is believed that they measure correctly the value of resi

The tables are hinged, as it were, at 100 feet. This being

A table is presented to facilitate any adjustments thought

Depth Percentage Increases Ratio Decreases