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Home Appraisal Services Helena MT

The first thing to remember when trying to convince a seller to sell at a 10% cap is to make him think that it is still a 7 or 8 percent cap or less. The seller has no right to know your numbers -- they are yours because you have taken the time and effort to learn them.

John Joki
(406) 442-2159
Po Box 281
Helena, MT
Licensing Information
State: MT

License Number: 152
Company
Joki And Associates
Appraisal Certifications
Certified General
Conforms to AQB Criteria
Yes

Gregory Thornquist
(406) 442-1366
1522 Choteau St
Helena, MT
Licensing Information
State: MT

License Number: 867
Company
1522 Choteau St
Appraisal Certifications
Certified General
Conforms to AQB Criteria
Yes

B. Brooke
(406) 449-0161
1008 Woodbridge
Helena, MT
Licensing Information
State: MT

License Number: 681
Company
1008 Woodbridge
Appraisal Certifications
Certified General
Conforms to AQB Criteria
Yes

Matthew Dalton
(406) 449-6139
233 Meadow Dr
Helena, MT
Licensing Information
State: MT

License Number: 378
Company
233 Meadow Dr
Appraisal Certifications
Certified Residential
Conforms to AQB Criteria
Yes

Erwin Schock
(406) 443-2236
1006 Washington St
Helena, MT
Licensing Information
State: MT

License Number: 536
Company
1006 Washington St
Appraisal Certifications
Certified General
Conforms to AQB Criteria
Yes

Jayme Carlson
(406) 442-2717
803 Lode St
Helena, MT
Licensing Information
State: MT

License Number: 817
Company
803 Lode St
Appraisal Certifications
Certified Residential
Conforms to AQB Criteria
Yes

Kara Campbell
(406) 442-6836
400 N Park
Helena, MT
Licensing Information
State: MT

License Number: 267
Company
Big Sky Appraisal
Appraisal Certifications
Certified Residential
Conforms to AQB Criteria
Yes

Darin Zeiler
(406) 443-2985
5250 Stonebridge Ln
Helena, MT
Licensing Information
State: MT

License Number: 777
Company
5250 Stonebridge Ln
Appraisal Certifications
Certified Residential
Conforms to AQB Criteria
Yes

Patrick Mckenna
(406) 443-7494
1530 E Brdway
Helena, MT
Licensing Information
State: MT

License Number: 505
Company
1530 E Brdway
Appraisal Certifications
Certified General
Conforms to AQB Criteria
Yes

Gerald Mitchke
(406) 443-7021
31 Carriage Ln
Helena, MT
Licensing Information
State: MT

License Number: 399
Company
31 Carriage Ln
Appraisal Certifications
Certified General
Conforms to AQB Criteria
Yes

How to Convince the Seller to Sell at Your Price

PARK INVESTOR TIP: How to convince the seller to sell at your price
Sun 10/18/09 01:26:49 pm
Dave Reynolds Archive

The first thing to remember when trying to convince a seller to sell at a 10% cap is to make him think that it is still a 7 or 8 percent cap or less. The seller has no right to know your numbers -- they are yours because you have taken the time and effort to learn them. You are putting these numbers together to represent your best estimate of the income and expense you will incur when you take over. You will not run the park the same way as the seller. Therefore you base your decisions on these numbers (just as the Seller would if he were buying the park).

Once you have completed your diligence and have a tight, 100% accurate budget, you know what the park can really produce in cash flow. Normally, this is much less than the seller told you. Sometimes, in rare cases, it is higher. In any event, to achieve your 10% cap, you are probably going to have to get the seller to reduce his price.

The first step is to "cook the books" yourself. Look at any expense item that the seller gave you that is higher than what it should actually be. Leave all of those numbers at the seller' s level. Next, tack on some more expenses for the "grey area" numbers such as administrative, travel, and management. And then add on a ton of proposed "essential" capital expenditure items, such as re-building the roads and utilities -- even if you have no interest in ever replacing them. You are about to enter in to a negotiation, and you need room for the seller to enact some negotiating.

Once you have all the pieces, arrange to meet with the seller. Have a complete set of your numbers to show him (bring two sets). Pick a neutral area to meet, like at a restaurant, so that you have his sole focus. If you meet at his home or office, you may get constantly interrupted.

The first key is to get him in the habit of saying "yes". Go down the numbers with him, starting with the revenue numbers. Start with easy assumptions like "the rent is $200 per month, right?" And get him to say "yes". Get him to say "yes" many times before you hit the "increased" expense items such as administrative and capital expenditure reserves. He may start disagreeing with you at this point, that ' s only natural. Be sure not to put a final tabulation on the sheet you have given him. He'll go straight to the bottom and know what you are up to.

Once you have gone down all the numbers, show him a second, new page. This one will have the totals and also the amount of debt these numbers will support. Use the bank as your negotiation weapon. Tell him that you would like to pay him more, but the bank will only loan so m...

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