I don't want to look like a fool. Second opinion, please?

[John S.]

The seller is asking $250k on a 2,500ft commercial building built in the '40s and renovated in the '90s. It needs renovating again.

Good location in a downtown area of a 60,000 pop. city an hour outside of Atlanta.

Based on the renovation bid and expense estimates, I would only offer $85,000.

Will someone take a look at my numbers and see if I'm off somewhere? THANKS!

https://docs.google.com/spreadsheets/d/1mu_rX1lMehzn8qtaYejx-0vU7etn7GyfzzsgIet8pcU/edit?usp=sharing

[Tom V.]

What are cap rates for similar properties in the same market?  

Are they trading at 4%? 

8%? 

12%

In isolation, creating an implied value for a listing based on your target cap rate says little about the value of the property.  In some markets a high quality asset might trade for a 3 cap.  You could buy a wreck in Detroit and convince yourself it's a 20 cap.   If the price is too high, you should be able to demonstrate that to the seller based on sales of similar properties in your market.