Pairings -- Multi-Feature
The multiple feature pairing page more closely resembles the SCA grid discussed in other “help” sections on the AgWare website. Three (3) features per page are maximum because only five (5) sales that can be displayed and there is no mathematical procedure from which to extract a conclusion for more than four or more (4+) variables from five sales.
Live Water and Physical Access inside the red box are "type-ahead" variable fields (will sync with DataLog variable fields C through N). User can enter any two fields they desire. The fixed fields such as "Deeded Acres", "Utilities", "Location", or "View" will also pull if they are entered into those two (2) "type-ahead" fields.
Cropland 1 is the basis for the price per acre ($/Acre) pulled into this form, i.e., 100% land row used for pairing process. All answers measured at 100% will be converted later in the Sales Comparison Grid (SCA) through the ER Factor to calibrate the to the subject's land-mix at that time.
The "Adjust to Date" must be manually entered and/or can flow from the Subject QuickStart page (2020 version) if that is the period being quantified.
The pull-down boxes below are for compounding periods for the time adjustment, i.e., monthly or annual. The second pull-down box is for "simple or compound" calculations.
In some cases, minor adjustments may have to be made to the sales for outstanding differences prior to beginning the pairing process (the all-blank (blue space)) in middle grid labeled OTHER ADJUSTMENTS PRIOR TO PAIRING (Use 100% ER). Possibilities could include things like motivation, personal property, or anything that is not on the same basis (legal, physical, etc.) as "control position" identified along the left side of the page.
The manual entries in the colored boxes in the PAIRINGS section, such as those shown for this example for differences in size, live water and physical access, require adjustment. NOTE: if the user has populated the sale columns, then adds or changes the content in the grid, the “REIMPORT SALES” must be hit to “repopulate” the newly entered fields for the corresponding characteristics along the left column. Simply, the initial call for the sales would not have included any changes made to fields after import, so re-importing is necessary to “update” what is displayed.
Once adjustments are made for the first item (Live Water in this example), the sales with the difference(s) are adjusted on the subtotal line. Sales 11 and 13 were adjusted for the water impact --- after which, it is no long an issue and Sales 11 and 13 are on the same "water basis" as the other non-water sales. That "equalization" now enables more sales to pair for "Physical Access". Sale 12 is the only one different in the second group. The adjustment is shown at $350 -- and after that is applied to Sale 12, all sales have been equalized for live water and physical access. This allows for multiple pairings for size in the last group.
The object of this page is "quantification" or measurement for multiple factors. The conclusions are then applied in the Sales Comparison Approach (SCA).