1. COMMERCIAL USE - (#3) this is a list field. Commercial use numbers are assigned to each type of commercial use. Our county use codes are different than the SIGMA use codes. For this reason, the internal Sigma cost tables have a different number for the same use. The classifications and county use codes are:
(NOTE: A printable version of commercial use can be found in K:\21 Commercial Group Record.xls.)
CODE DESCRIPTION
100 APARTMENTS
101 APT BSMT UNIT
102 APTBSMTPARKING
103 APT BSMT UTILITY
104 BSMT FINISHED
105 APT GRM
106 APT GRM BSMT UNIT
107 APT GRM BSMT UTIL
108 APT - STUDIO
109 APT - 1 BDRM
110 APT - 2 BD 1BTH
111 APT - 2 BD 2 BTH
112 APT - 3 BD 1 BTH
113 APT - 3 BD 2 BTH
114 APT - 4 BDRM
115 APT BSMT - STUDIO
116 APT BSMT - 1 BDRM
117 APT BSMT - 2 BDRM
118 APT BSMT - 3 BDRM
119 ARMORY
120 AUDITORIUM
130 AUTO CENTER
131 AUTO CNTR OFF
132 AUTO CNTR WHSE
133 AUTO CNTR SG
134 AUTO CNTR RETL
135 AUTO DEALERSHIP
136 AUTO DLR OFF
137 AUTO DLR WHSE
138 AUTO DLR SG
139 AUTO DLR RETL
140 AUTO SHOWROOM
141 AUTO DLR SHOWRM
142 USED CAR LOT
150 BANK
151 BANK BSMT
152 BANK MEZZ
153 BANK FINISHED BSMT
160 BARBER SHOP
161 BARBER BSMT DISPLAY
162 BARBER BSMT STORAGE
163 BARBERBSMT PARKING
170 BOWLING ALLEY
171 BOWLING BSMT DISPLAY
172 BOWLINGBSMTSTORAGE
173 BOWLING BSMT PARKING
180 CAR WASH
181 CAR WASH AUTO
182 CAR WASH DRIVETHRU
183 CAR WASH SELFSERV
190 CHURCH
191 CHURCH BSMT
192 CHURCH UF BSMT
193 CHURCH SF BSMT
194 CHURCH BALCONY
200 CITY CLUB
201 CITY CLUBBSMT FAC
202 CITY CLUB BSMT UTIL
210 CLASSROOM
215 SCIENCE BLDG
220 CLUB HOUSE
221 CLUB HOUSE SF BSMT
222 CLUB HOUSE UF BSMT
230 CONVENIENCE + PUMPS
231 CONVENIENCE NOPUMPS
240 CONVALESCE HOSPITAL
241 CNVLSNT HSPT BSMT
250 COUNTRY CLUB
251 CNTRY CLUB BSMT UTIL
260 DAIRY SALES
270 DAY CARE CTR
280 DEPARTMENT STORE
281 DEPT BSMT DISPLAY
282 DEPT BSMT STG
283 DEPT BSMT PRKING
284 STORE DISPLAY MEZZ
285 STORE OFF MEZZ
286 STORE STG MEZZ
290 DISCOUNT STORE
291 DISC BSMT DISPLAY
292 DISC BSMT STG
293 DISC BSMT PRKING
295 DRUG STORE
300 DISPENSARY
310 DORM MAIN UNIT
311 DORM BSMT UNIT
312 DORM BSMT UTILITY
320 FIRE STATION
330 TRAILER PARK
340 FRAT BLDG
350 FRATERNITY
351 FRAT FN BSMT
352 FRAT UF BSMT
360 GARAGE MINI LUBE
370 GARAGE SERVICE
371 GARAGE SERVICE AVG
372 GARAGE SERVICE GOOD
375 MUNICIPLE GARAGE
380 GARAGE STORAGE
390 GOVERNMENT BLDG
391 GOV BSMT OFF
392 GOV BSMT GARAGE
400 GROUP CARE HOME
410 GYMNASIUM
411 GYM MEZZ
420 HANGAR MAINTENANCE
430 HANGAR STG
440 HANGAR T
450 HAND / RACQUETBALL
460 HEALTH CLUB
465 FITNESS CENTER
470 HOSPITAL
471 HOSPITAL BSMT
475 SURGICAL CENTER
480 HOSPITAL VETERINARY
490 HOTEL MAIN UNIT
491 HOTEL BSMT FN
492 HOTEL BSMT PRKING
493 HOTEL BSMT UTIL
494 HOTEL MEZZ
495 HOTEL COMMERCIAL
496 LIMITED SERVICE HOTE
497 BED-BREAKFAST
499 LIGHT INDUST SHELL
500 IND BLDG MFG
501 IND MFG BSMT
502 IND MFG OFF
503 IND MFG MFG
505 IND HEAVY MFG
506 HEAVY MFG OFF
507 HEAVY MFG MFG
510 IND BLDG R / E
511 IND R / E BSMT
512 IND R / E MEZZ
515 LABORATORIES
516 COMPUTER CTR
517 TELEPHONE CTR
518 COMMUTER CTR
520 JAIL
530 LAUNDROMAT
531 LMAT BSMT DISPLAY
532 LMAT BSMT STG
533 APT BLTIN GARAGE
535 DRY CLEANING
540 LECTURE HALL
550 LIBRARY
551 LIBRARY BSMT
552 LIBRARY MEZZ
560 LOADING DOCK
570 LOFT
575 INDUSTRIAL FLEX
576 FLEX OFF
577 FLEX RETL
578 FLEX WHSE
580 MANUAL ARTS
590 MARKET
591 MKT BSMT DISPLAY
592 MKT BSMT STG
593 MKT BSMT PRKING
600 MEDICAL OFF
601 MED OFF BSMT
605 MED OFFICE MODERN
606 MED BSMT
610 MORTUARY
611 MORTUARY BSMT
620 MOTEL
621 MOTEL FN BSMT
622 MOTEL BSMT UTIL
623 MULT - STUDIO
624 MULT - 1BDRM
625 MULT - 2 BD 1 BTH
626 MULT - 2 BD 2 BTH
627 MULT - 3 BD 1 BTH
628 MULT - 3 BD 2 BTH
629 MULT - 4 BDRM
630 MULTIPLE RESIDENCE
631 MULT FN BSMT
632 MULT UF BSMT
633 MULT BSMT PRKING
635 MULTI RES GRM
636 MULTI GRM BSMT FIN
637 MULTI GRM BSMT UNF
638 MULT BSMT - STUDIO
639 MULT BSMT - 1 BD
640 MULT BSMT - 2 BD
641 MULT BSMT - 3 BD
642 M/R GRM - STUDIO
643 M/R GRM - 1 BDRM
644 M/R GRM - 2.1
645 M//R GRM - 2.2
646 M/R GRM - 3.1
647 M/R GRM - 3.2
648 M/R GRM - 4 BDRM
649 M/R GRM BSMT STUD
650 M/R GRM BSMT 1 BD
651 M/R GRM BSMT 2 BD
652 M/R GRM BSMT 3 BD
653 MULT SENIOR CITIZEN
655 RADIO TV STATION
657 ROOMING HOUSES
658 MULT PURP SCHOOL
660 OFFICE
661 OFFICE BSMT
662 OFFICE BSMT STG
663 OFFICE BSMT PRKING
664 OFFICE MEZZ OFF
665 OFFICE MEZZ OPEN
666 TOWNHOUSE 2BD
667 TOWNHOUSE 3BD PLUS
668 OFFICE CONVERSION
670 PARKING STRUCTURE
680 PRKING GARAGE BSMT
690 PRKG GARAGE UNDERGND
700 POST OFFICE
701 POST OFF BSMT
710 RECEPTION CENTER
720 RECTORY
730 RESTAURANT
731 REST BSMT FAC
732 REST BSMT STG
733 REST MEZZ
735 LOUNGE/BAR
740 REST FAST FOOD
750 RETAIL STORE
751 RETAIL BSMT DISPLAY
752 RETAIL BSMT STG
753 RETAIL BSMT PRKING
755 ANCHOR / BIG BOX
756 RETAIL BSMT DISPLAY
757 MIXED RETAIL
758 RETAIL CONVERSION
760 RETIRE HOME
761 RETIRE HOME BSMT
770 SCHOOL
771 SCHOOL BSMT
780 SERVICE STATION
781 SERV STN SG
782 SERV STN RETL/OFF
790 SHIPPING DOCK
800 SHOWER BLDG
805 RESTROOM BLDG
810 SHOP CENTER NBD
811 STRIP CENTER
812 NBHD CNTR PAD
813 NBHD STORE PAD
820 SHOP CENTER CMT
822 COMM CNTR PAD
823 COMM STORE PAD
830 SHOP CENTER REG
840 MALL ENCLOSED
850 MALL BSMT STG
860 MALL COVERED
870 MALL OPEN
880 SKATING RINK
890 TENNIS COURT
900 TENNIS IND
901 TENNIS IND MEZZ
910 THEATER
911 THEATER BSMT
912 THEATER BALCONY
913 THEATER UF BSMT
915 THEATER LIVE STAG
920 WAREHOUSE DIST
921 DIST WHSE OFF
922 DIST WHSE WHSE
925 COLD STORAGE
930 WAREHOUSE MINI
935 WAREHOUSE HIGH RISE
940 WAREHOUSE STG
941 WAREHOUSE BSMT
942 MUNICIPAL SERV GAR
943 STRG WHSE OFFICE
944 STRG WHSE WHSE
945 WAREHOUSE MEGA
946 MEGA WHSE OFF
947 MEGA WHSE WHSE
950 WAREHOUSE TRAN
960 WAREHOUSE DSCNT
962 WAREHOUSESHOWROM
964 WAREHOUSE FOOD
970 OFF/WHSE OFFICE
971 OFF/WHSE WHSE
972 IND MEZZ STORAGE
973 IND MEZZ OFFICE
2. COST GRADE – (#2) This is a list field. This field is used for the cost value tables. It is also used in the income factor tables. Cost grade is an amalgam of the interior and exterior grades. The classifications are:
S - Superior E - Excellent VG - Very Good
G - Good A - Average F - Fair
P - Low Cost
Note: “Grade” is a designation to establish a difference in quality of materials and workmanship.
3. INSIDE GRADE – (#2) This is a list field. Refer to Marshall and Swift for a more accurate description for a specific use Note: The components of “Interior Grade” vary when comparing industrial buildings to other commercial buildings as illustrated below. The classifications are:
S - SUPERIOR
E - EXCELLENT - Fine detail.
Warehouse / Industrial Building - Large offices, completely finished, high intensity lighting, or good office type lighting.
All Other Commercial Buildings - Fine detail, carpet, ceramic tile, fine hardwood paneling, paper or other fine wall coverings, best acoustics, suspended ceiling, special lighting, tiled bathrooms with good fixtures.
V - VERY GOOD
Warehouse / Industrial Building – Better Than Good
All Other Commercial Buildings – Better Than Good
G - GOOD - Some trim, wall covering, tile, or other extras.
Warehouse / Industrial Building - Finished ceiling, good lighting, and some good offices where applicable.
All Other Commercial Buildings - Plaster or drywall, some wall coverings, acoustic tile, vinyl tile, carpet, plain terrazzo, some trim, good partitions, good lighting and outlets, rest rooms with standard fixtures, may have tile.
A - AVERAGE - Little trim, adequate.
Warehouse / Industrial Building - Finished office area where applicable, adequate lighting.
All Other Commercial Buildings - Plaster or drywall, acoustic tile, vinyl asbestos or rubber tile and average carpet, average partitions, little trim, adequate lighting and plumbing, rest rooms with low cost fixtures, painted masonry in retail strip.
F - FAIR - Very plain, minimum finish.
Warehouse / Industrial Building - Unfinished low cost slab, minimum lighting, few partitions, unfinished interior and offices.
All Other Commercial Buildings - Few partitions, painted drywall, painted masonry, asphalt tile, low cost carpet, minimum code for bath that may be shared, sprayed or painted ceilings, cheap acoustic tile, and minimum finish work.
LC - LOW COST
Warehouse / Industrial Building - Cheapest Construction
All Other Commercial Buildings – Cheapest Construction
4. OUTSIDE GRADE – (#2) This is a list field. Refer to M and S. The classifications are:
S- Superior
E -Excellent
VG - Very Good
G - Good
A -Average F - Fair
LC - Low Cost
CONDITION
The “Condition” is a designation to establish a difference in how the structure has been maintained, regardless of its quality or construction type. It should be evaluated taking into consideration the building as a whole. In determining if the condition is superior, average, or inferior, the appraiser should examine the building in relationship to its condition new. Normal usage causes deterioration. Condition should be examined in light of usage and care. In evaluating condition, long-lived portions of the building should be given more weight than those short lived more easily replaceable components.
5. OVERALL CONDITION – (#2) This is a list field. This field is used in the income factor tables. The classifications are:
S- Superior
E -Excellent
VG - Very Good
G - Good
A -Average F - Fair
LC - Low Cost
6. INSIDE CONDITION – (#2) This is a list field. This field will be used in modeling commercial properties. The classifications are:
S - SUPERIOR - New and unusually well maintained.
E - EXCELLENT - Mechanical equipment, heating system, lighting fixtures, plumbing, wiring, wall coverings, floor coverings are new or good as new, well maintained.
VG - VERY GOOD - Nearly excellent, may be slightly older.
G - GOOD - Mechanical equipment, heating system, lighting fixtures, plumbing, wiring, may show minimal signs of wear with only minor deterioration of short lived items.
A - AVERAGE - Moderate wear but normal for age of building. Repairs and replacement of some items needed.
F - FAIR - Inferior to an average building, but in better condition than poor.
P - POOR - (Deferred maintenance, rehabilitation and replacement needed).
7. OUTSIDE CONDITION - (#2) This is a list field. The classifications are:
S- Superior
E -Excellent
VG - Very Good
G - Good
A -Average F - Fair
LC - Low Cost
8. BASE FLOOR - (#2) This is a numeric field. (0 - 25) This field is the floor number of the first floor for this Commercial Group. It is the base floor of the use being valued in this record.
Example: An Office Bldg with 6 floors has two groups. The first group begins on the first floor and includes floors 2 and 3. The second group begins on the fourth floor and includes floors 5 and 6. The base floor of group 1 is “1”. The base floor of group 2 is “4”.
Note: The computer determines the Cost Value by multiplying the Base Floor Area, times the Number of floors, plus the Addition Floor Area. Example: Base Floor Area = 1000 Sq. ft., number of floors = 3, additional floor are = 500, (1000 X 3 = 3000); (3000 + 500 = 3500)
9. BASE FLOOR AREA - (#7) This is a numeric field. (400 - 100000)
10. NUMBER OF FLOORS - (#2) This is a numeric field. (1 - 25) This field indicates the number of floors in this Commercial Group.
11. ADDITIONAL FLOOR AREA - (#6) This is a numeric field. (400 - 999999) This field indicates any additional area not included when multiplying base floor area by the number of floors. Frequently used to account for overhang areas and small attic or mezzanine areas.
12. TOTAL FLOOR AREA - (#9) This is a numeric field. (400 – 999999) This field is arrived at by: Base Floor Area times number of floors plus additional Floor Area
13. LIGHTING - (#1) This is a list field. The classifications are:
E - Excellent
G - Good
A - Average
F - Fair
P - Poor
N - None
14. HEAT / COOL / TYPE 1 - (#2) This is a list field. The classifications are:
EL – Electric: Radiant type heating. Types are cable, panel or baseboard. Cable is typically installed in ceilings. Panel can be either individual wall or ceiling panels.
EW - Electric Wall: An individual electric wall unit, which only has a small area heating capacity, with or without a small circulation fan or blower.
FA – Forced Air / Radiant Tube: A gas-fired or electric furnace system, which circulates warm air with a motor driven fan or blower. Cool or return air is taken through a duct system from various points in a building to the heating unit combustion chamber. As the air passes over heat manifold it is warmed and then distributed throughout the building via the heat duct system.
Radiant Tube heaters are compact, self-contained direct heating devices. A small gas burner is connected to one end of steel tube combustion chamber. The chamber lengths can be built to suit. The heaters are hung lengthwise from the ceiling and radiate the heat downward. Hot combustion gases are moved through the tube by a vacuum exhaust system. Exhaust is vented through the other end of the tube to the outside. When combustion takes place inside the tube, the heated tube radiates infra-red energy. A highly polished aluminum reflector directs the infra-red rays to the target area.
HW – Hot Water: Coal, oil or gas-fired boiler, with expansion tank, pipes, radiators or baseboard units. Heated water is circulated through the system to exposed radiators or baseboard radiator cabinets, allowing the heat to radiate into the room.
HR – Hot Water Radiant: Water is heated by circulating it over coils or through a boiler which circulates the water through a system of concealed pipes. The piping is most commonly concealed in the floors but may also be found in the ceiling.
SH – Space Heat: An individual heating unit, which is generally suspended from the ceiling or roof structure. It is generally a gas-fired unit but may also be electric. A motor driven fan or blower is used to move air through the back of the unit, over the heating element or manifold, and through the front into the area to be heated. Space heaters are typically used to heat large, open areas.
ST – Steam Heat: Steam is generated using a boiler, then distributed by its own pressure through pipes, to exposed radiators throughout the building.
WB – Steam w/o Boiler: A steam radiator system that receives steam from an external source, such as an adjacent building that is a large steam plant. Typically used in institutional buildings or campus sites such as schools, universities, hospitals and government buildings.
VN – Ventilator: Motor driven fans or blowers used only for air circulation or ventilation. Generally used in large buildings during periods when heating or cooling is not needed, and in industrial buildings for ventilation when hazardous air/fumes need to be removed from the building.
WF – Wall Furnace: Small, gas-fired or electric furnace with direct venting to the installed location. It has a small area heating capacity. A low cost heating system typically found in lower quality and older structures.
PU – Package Unit: A combined heating and cooling system. Has a smaller capacity than warm/cooled air systems. A “split system” package has a separate gas-fired, forced-air heating unit and remote refrigerated cooling unit. Cooling coils are mounted within the duct at the delivery side of the heating unit so only one set of duct work is needed for both heating and cooling.
WC – Warm / Cool Air: Similar to a hot and chilled water system except that the warmed and cooled air is generated at the main plant and distributed throughout the building by a long, complex duct system to numerous zoned areas. This system offers combined heating and cooling.
HC – Hot / Chilled Water: Hot or Chilled water is piped to various sections of a building for heating and cooling typically from a central room. These systems are normally found in Class A and B high-rise buildings where system piping must penetrate the fire barriers between floors. Components of a hot water system include boilers, expansion tanks, circulation pumps, heat exchangers, heat regulator valves, and radiators or single or multi-stage fin-tubing. Water is heated in a boiler and piped to radiators or fin-tubing in separate zoned areas.
Chilled water system components include cooling towers, chillers, circulating pumps, plate-exchangers, evaporators, and condenser coils. Water is chilled in one or more stages by passing through a cooling tower, an evaporator, an exchanger or a chiller and is then pumped to an air handler system. An air handler can be a small mechanical unit or a small or large room where air is drawn into and through a series of filters, coils, and or evaporators and is cooled as it passes through then delivered to the desired building space. The chilled water is circulated through the condenser coils and air is cooled as it passes over the coils.
HP – Heat Pump: A self-contained, reverse cycle, heating and cooling unit. On its heating cycle the heat pump extracts heat from outside air and circulates it inside the building, in the summer it cools the inside air by removing heat and humidity from the inside and transfers it outside.
A heat pump is an air conditioner that contains a valve that lets it switch between “air conditioner” and “heater”. When the valve is switched one way, the heat pump acts like an air conditioner, and when its is switched the other way it reverse s the flow of Freon and acts like a heater.
FF – Floor Furnace: A gas-fired or oil-fired heating unit located beneath the floor. Heated air is distributed through a single vent directly above the unit and drawn through the building by the cold air return system.
Note: “Heat” is commensurate with the Class and Grade.
15. HEAT / COOL / TYPE 2 – (#2) This is a list field. The classifications are:
EL - Electric
EW - Electric Wall
FA - Forced Air / Rad Loop
HW - Hot Water
HR - Hot Water Radiant
SH - Space Heat
ST - Steam Heat
WB - Steam without Boiler
VN - Ventilator
WF - Wall Furnace
PU - Package Unit
WC - Warm / Cool Air
HC - Hot / Chilled Water
HP - Heat Pump
FF - Floor Furnace
OT - Other
NO - None
16. PARTITIONING – (#1) This is a list field. This field will not be collected at the present time. Partitions will be used for offices and industrial buildings. Average will be used for the typical amount of partitioning for any grade. If a building has more or less partitioning than is typical, use a higher or lower grade. The classifications are:
E - Excellent
G - Good
A - Average
F - Fair
P - Poor
N - None
17. RESERVES – (#1) This is a list field. Use “Yes”, when reserves are included in the expenses in the appraiser fields. In a NNN lease, reserves should be included, and this field should be coded “Yes”. Use “No”, when reserves are not included in the expenses. The classifications are:
Y – Yes N - No
18. MODEL / TABLE SWITCH – (#1) This is a list field. Yes means the model is being used. No means the tables are being used. This field will default to NO. This is not to be filled by the appraisers. It will be used by the statistical department. The classification are:
Y – Yes (Model) N – No (Tables)
19. APPRAISER LOAD TAXES – (#1) This is a list field. This field indicates whether the cap rate in the appraiser fields does or does not include the taxes.
If the taxes have been added to the cap rate, use Y-YES. This is done when the owner is responsible for the taxes, and they have not been deducted as an expense. If the taxes are an expense paid by the tenant, use N-NO. In a NNN lease, taxes are paid by the tenant and are not an expense to the owner. Therefore, we do not load the cap rate and this field should be “No”. The classifications are:
Y – Yes (cap rate loaded for taxes) N – No
20. TOTAL INCOME AREA – (#9) This is a numeric field. (400 – 999999) This field indicates the total area of a use within a building. Example: An office with 8 stories and 3 sections will show the total office area of all 3 sections and not just the area of the section you are in. This field is indirectly used in the factor tables. Its derivative is the average income unit size, which is used as a pointer in the adjustment tables. Example: A distribution warehouse with 4,000 sq. ft. of office and 16,000 sq. ft. of warehouse could have 2 groups in 1 or 2 sections. The Total Income Area will be 20,000 in each group, since the entire distribution warehouse will rent as one. With 1 tenant, the Average Income Unit Size will be 20,000. If the distribution warehouse were leased to 2 tenants, the Average Income Unit Size would be 10,000 sq. ft.
21. TOTAL NUMBER INCOME UNITS – (#3) This is a numeric field. This field indicates the total number of units (tenants) in the area of the “Total Income Area”. This field is indirectly used in the factor tables.
22. AVERAGE INCOME UNIT SIZE – (#6) This is a numeric field. This field indicates the average size of each unit. It is the “Total Income Area / Total Number Income Units”. This field is used directly in the income factor tables for the size adjustment.
23. ACTUAL RENT/SF (EXTRA FIELD 1) – (#20) This is a numeric field. This is the actual SF rate from the lease, not the adjusted NNN rate. This field is manually entered.
24. EXPENSE/SF – (#20) This is a numeric field. This is the appraiser’s estimate of the total expenses per square foot including property tax for the property. This is the expenses before converting to NNN. Do not fill this field for NNN leases. This is manually entered.
25. PERCENT HEATED1 - (#3) This is a numeric field. (0 - 100) If heat type is "none" use % of area without heat. The % heated fields should not exceed 100% when summed.
26. PERCENT HEATED 2 - (#3) This is a numeric field. (0 - 100) If heat type is "None" use % of area without heat. The % heated fields should not exceed 100% when summed.
27. PERCENT SPRINKLERS – (#3) This is a numeric field. (0 - 100) This field indicates the percent of the area of this group that has sprinklers.
28. MODEL NUMBER – (#3) This is a numeric field. This is set by the statistical crew.
29. MEMO – (#2000) This is a character field. This field, located on the tool bar, is for any notes pertaining to Commercial Group.