STATION - METHOD OF VALUATION
The capitalization method is unreliable because of the lack of market
rents and any reliable evidence of net income. Occasionally, private
service stations are leased and/or sold on the open market and if such
transactions occur they are good evidence of market value. However,
such sales are rare and are becoming even rarer. Private service
stations account for only about 5% of the total number and are quickly
being eliminated. The best method of valuation is the summation method
Where a large part of turnover is from a retail/supermarket then that part should be valued separately as for any other retail use in the immediate area. The capitalization of net rents is the best method.
- The land
component can usually be reliably valued with opportunity cost sales
for example, comparable lands sold for used car yards or fast food
companies do not allow viable service stations to become obsolete. They
are always subject to updating, rebuilding and modernisation.
Therefore, in practice, the existing improvements do not suffer a great
deal of physical depreciation.
replacement cost of the improvements can be reliably determined and if
new and highest and best use, their market value equals "replacement
valuer should follow the historical development of service stations
sites so as to determine the expected economic life of the
improvements. Today, this would be no more than about 10-15 years. Once
a good idea of the expected life is known, the "accrued depreciation"
of the improvements can be found.
the oil companies utilize sale/leaseback financial arrangements to
build new service stations. The sale/leaseback agreement is not a good
indicator of market rent but is a good indicator of the expected life
of the building (usually the term of the lease) and therefore, the
expected annual rate of depreciation.