There is a property in my neighborhood that sustained severe fire damage several months ago. God knows what was going on with the city and the owner but now they are finally doing something about it and it’s listed with a realtor. Supposedly a structural engineer for the owner’s insurance co has deemed it structurally sound (I guess the foundation and footings still are). It’s marketed as a gut job but to me I cannot see any way around it but a tear down - possibly trying to keep a wall or two for ease the permitting process.
Anyway, the list price is about 25K higher than the most recently assessed value of the land in the tax records. This is in a high foreclosure county and prop values are definitely declining. I am thinking of it for buy and hold for the land only an demo the structure.
I am getting comps on what a comparable house would sell for NOW in this market but do I use the same formulas to try to determine what the value of the land only is?
I’m thinking - should I use the tax value minus the cost of the demo and maybe depreciate the tax value of the land too. . .props in my area are selling on average for about 82% of list so I’m thinking maybe the tax value x .82 minus cost of demo?
Any advice on how to evaluate the financial on this type of deal (buy for tear down b/c value is in the land and hold) would be appreciated.