An opinion of value is unique to each person. Value is very subjective and personal based on a variety of reasons. Value is subjective depending on why you are evaluating and the desired outcome. Most steps and detailed information included in an appraisal can be included in an opinion of value, and certainly, the key components will be. You can follow a set number of templates which will assist you when analyzing. See the above proforma tab
Physically you are looking for any upside or potential downside and with some expertise, you will apply any upside and/or downside to your final number. The number crunching becomes highly organized when you develop a few templates for mandatory information. The Excel sample below for Enbridge is a simple format that tells you month by month the gas consumption for the past twenty-four billing cycles (current). Viewing the expense in a spreadsheet month by month will indicate any abnormities that may be a red flag identifying a problem or potential upside.
SAMPLE
ENBRIDGE
Property Address
| Current past 24 months up to March 15, 2022 | ||||
| PERIOD BILLED | ||||
| March 18, 2020 – April 16, 2020 | $440.73 | |||
| April 16, 2020 – May 19, 2020 | $253.27 | |||
| April 16, 2020 – June 16, 2020 | $256.21 | |||
| June 16, 2020 – July 16, 2020 | $135.52 | |||
| June 16, 2020 – August 18, 2020 | $113.08 | |||
| August 19, 2020 – September 17, 2020 | $82.83 | |||
| September 18, 2020 – October 19, 2020 | $177.69 | |||
| October 20, 2020 – November 16, 2020 | $292.10 | |||
| November 17, 2020 – December 15, 2020 | $296.07 | |||
| December 16, 2020 – January 14, 2021 | $636.57 | |||
| January 15, 2021 – February 12, 2021 | $628.78 | |||
| February 13, 2021 – March 15, 2021 | $441.10 | |||
| TOTAL | $3,753.95 | |||
| March 16, 2021 – April 14, 2021 | $229.18 | |||
| April 15, 2021 – May 13, 2021 | $298.54 | |||
| April 15, 2021 – June 14, 2021 | $266.09 | |||
| June 15, 20121- July 14, 2021 | $112.28 | |||
| June 15, 2021 – August 12, 2021 | $123.92 | |||
| August 13, 2021 – September 14, 2021 | $112.83 | |||
| September 15, 2021 – October 14, 2021 | $101.47 | |||
| October 14, 2021 – November 12, 2021 | $329.87 | |||
| November 13, 2021 – December 14, 2021 | $520.77 | |||
| December 14, 2021 – January 17, 2021 | $704.60 | |||
| January 18, 2022 – February 14, 2022 | $662.93 | |||
| February 15, 2022 – March 15, 2022 | $420.90 | |||
| TOTAL | $3,883.38 |