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CHAPTER 2 Valuation Approaches: How We Value a Business
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this house or building cost to build We adjust that for depreciation, obsolescence, and inflation, but the simple essence is: How much did and/or will it cost That concept in business valuation relates to equity on the balance sheet, which is, more or less, the depreciated costs of the various assets net of liabilities In the Income Approach to real estate valuation, the appraiser may perform a Discounted Cash Flow or, more commonly, a shortcut capitalization of cash flow4 to value the property based on its cash flow producing capacity This is the fundamental valuation approach that we cover in this book for business valuation The Income Approach requires that we focus on the income statement and the statement of cash flows In the Market Approach in real estate valuation, real estate appraisers find comparable homes or buildings to the subject property They tabulate how much they sold for, their square footage, lot size, and a host of other independent variables They develop ratios,5 make adjustments for differences of the comparable properties to the subject property, and perform their mathematics to calculate the Fair Market Value of the property In business valuation, the Market Approach involves valuation by comparison to the values of other businesses public and private However, the principle of the Market Approach is the same in real estate and business valuation
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ASSET APPROACH
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The Asset Approach is a general way of determining a value indication of a business, business ownership interest, or security using one or more methods based on the value of assets net of liabilities 6 We will discuss three methods under this apThe International Glossary of Business Valuation Terms defines capitalization as a conversion of a single period of economic benefits into value Thus, capitalization of next year s forecast cash flow for an office building or a business involves a mathematical procedure to convert that cash flow into a value There is normally an underlying assumption of a constant growth rate in the cash flows 5 Ideally they should use multiple regression analysis, but I have only known one real estate appraiser who does that 6 International Glossary
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PART ONE Business Valuation
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proach: the Book Value Method, the Adjusted Net Book Value Method, and the Liquidating Balance Sheet Method
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Book Value Method
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A balance sheet is a listing of the assets, liabilities, and equity of the business It is possible to use the net book value of equity (aka book value ) as a measure of Fair Market Value (FMV) This is known as the Book Value Method However, accounting balance sheets are based on Generally Accepted Accounting Principles (GAAP), such as the principle of conservatism, in which accountants use the lower of historical costs, or market value, in reporting asset values This leads to a book value that is conservative, but does not represent Fair Market Value if it is higher than book value If your company has real estate with a book value of $1 million and a FMV of $30 million, it is obvious that the net book value of the company will be significantly less than its FMV Thus, using the net book value of equity from your balance sheet is almost never appropriate to calculate FMV It is surprising how many shareholder buyout agreements specify book value as the agreed-upon buyout value, given how inappropriate it is
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Adjusted Book Value Method
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A variation of a balance sheet valuation approach is to substitute the FMV of each asset and liability on the balance sheet to create a Fair Market Value balance sheet Also known as the Adjusted Book Value Method, this is a more serious candidate to be a legitimate valuation approach since it eliminates the unadjusted balance sheet problem of the Book Value Method described above Even so, the Fair Market Value Balance Sheet is still not the best primary valuation approach for valuing an operating business The reason for this is that it s likely to miss valuable intangible assets that are not currently on the balance sheet Let me give you an example In 1984, I valued many radio stations One of them had an unusual, cost-efficient manner for gathering information to relay traffic conditions Most radio stations send a helicopter over the
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