Pairings -- Single Feature
First, this "pairing" page can be selected multiple times, each displaying a different feature. The multiple-features page discussed later may also be an option. The "Feature" identification at the top is shown as "Live Water"; then, basis for calculation (Cropland 1 [top green dashed arrow]) identifies the "data analysis standard" upon which the information is based. The manual entries progress to the “adjust to” date and "rate of change" for the time adjustment.
Manual Entry: The single-feature page begins by inserting a single component, or “Live Water” (red arrow for this example). That entry automatically flows to the second line identified as “each pairing line contains two sales that are the same except for _______ .”
Fields Automatically Filled: The “Cropland 1” (green arrow) is automatically entered when the user pulls the first sale into the first pairing line, i.e., the land type at the top of your land list is the “standard” for your data set.
Manual Entry: The “adjust to date” and “rate of change” (purple arrow) for the time adjustment (yellow arrow). There are two options for the rate of change, i.e., compound or simple; and two options for periods consisting of monthly or yearly. Select those desired.
The comparison headings are set manually ("Water" in example inside red box); a “type-ahead” field that will auto-fill if the selection exists in DataLog. Each group of sales has one additional “blank” field. “Deeded Acres” (purple box) are shown in the example. Note: the entry must be entered exactly as the fixed or variable fields in DataLog. This “descriptive field” is intended to assist the user in the final rate selections. In this example, it implies sizes similar to the subject may be more valuable in the final conclusion(s).
Sales on the left are shown as “Live Water” versus the second set on the right identified as “No Water” sales. Those two (2) manual entries flow to the top of the summary chart (where the red and green arrows cross).
For the grid above, Sale d5302 is compared to Sale d5299 by displaying the 100% land line that is time-adjusted to the “adjust to” date (user entry). Three sets of indications are shown, i.e.,
- Percentage to adjust down from "water" to "no water"
- Percentage to adjusting up from "no water" to "water", and
- $/Acre difference (note the * in yellow oval) --- explanation below in second yellow oval.
When percentages are for an appraisal, the “Live Water to No Water” direction shows a -15% calculation. When the adjustment is in the opposite direction, or “No Water to Live Water”, the adjustment is 18% (denominator or beginning figure changes resulting in a slightly different percentages). Percentages have significant impact when land values accelerate from a few thousand to $100,000/acre, i.e., small percentages convert to significant dollar amounts as acreages increase.
The mathematical difference is $1,145/acre. Additional sales show higher prices per acre and a conclusion of $1,500/acre applied. The $1,500/acre adjustment is inserted into the SCA Split-Time Grid on the "second line" of the appropriate adjustment location. That $1,500/acre is then automatically calibrated to the Subject using its ER Factor entered in the top-left portion of the SCA Grid. NOTE: this procedure only applies when your land-mix calculation is based on the ER Factor and NEW SCA Grid.