How to Value Investment Properties in Park City & Deer Valley

This article provides five different ways to value investment properties in the Park City and Deer Valley area.  If you would like to learn more about the top investment properties in Park City, Utah please review our Guide to Investing in Park City & Deer Valley Real Estate

1) Income Value from Rents

In six easy steps, I'll show you how to calculate the value of a Park City rental property. 

  1. Determine your required rate of return / what percentage you want to make
  2. .Calculate the net income of the property.
  3. Calculate the expenses of the property. *Note: Since a buyer may require a mortgage and interest rates fluctuate every day the cap rate does not account for mortgage payments or purchase costs. 
  4. Calculate the cap rate: Cap Rate Equals the Annual Net Operating Income divided by Cost (or Value)  Cap Rate = Net Income / Cost (or Value).
  5. Understand Cap rate so if you are a buyer you know what to offer and if you are a seller you know where to price your property.
  6. An investor purchases a property for $100,000.  The property is currently rented at $1,000 per month or $12,000 per year.  There is a 10% maintenance fee, $1,000 in taxes, $800 in insurance and assumes a maintenance fee of 5%. $12,000 (Gross Income). $1,200 in management fee ~ Is it worth your time to manage the property yourself? $600 in maintenance, $1,000 in taxes, and $800 in insurance. Total is $8,400 in Net Income / $100,000 Purchase Price = 8.4% Cap Rate.

2) Appraised Value of Investment Property, 

If you are purchasing a single-family residence as an investment you will want to put extra time and consideration into the value of the property because the cap rate valuation may exceed the appraised value but when you sell the property a primary residence value may give no consideration to cap rate.  The appraised value will also take the condition of the home into consideration where the cap rate must account for it in the maintenance assumption.

3) Insurance Value of a Property

The insurance value is important in case of a fire or flood but has no real meaning to the purchase price.  For instance, if you purchase a property during a recession the replacement value/insurance value will remain high while the market conditions force the value down.

4) Tax Assessed Value

I rarely give much weight to the tax assessed value except for the cost of taxes.  Taxes can vary by state and county but remember tax assessors are not appraisers.

5) Speculation of The Market

Know your market - Do not base your values on where the market may be or was; your values should be based on current market conditions. If market values are trending flat or downward you may require a higher rate of return than if a market is increasing in value.  Always be cautious when purchasing property and do your due diligence (yes, I said that correctly).  An investor can lose more money by the lack of due diligence or market knowledge than by a change in market values as a whole.  

Editor's Note: This article was updated on October 6, 2021, and was originally posted by Derrik Carlson on Tuesday, November 11th, 2014 at 9:16 am

Posted by Derrik Carlson on


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