Mass Appraisal Value By Method Table

[In Development]

Overview

The MA Method defines how property Mass Appraisal values are calculated.

Table Name

Business Entity CAMA Property Information form using the MA_MASTER table.

Code	Method in Use	Description	Fields	Expected Results
1	Cost / Cama	Based on cost to rebuild. Inventory of physical items	Land Value	sum of all land records
			Building Value	sum of all buildings records + sum of all misc structure records
			Total	Land value + Building value

2	Comparable Sales	Based on the comparison …	Total Value	Comparable sales total value
			Land Value	Sum of all land records
			Building Value	Total Value – Land Value
			Total	Comparable sales total

8	Market Approach MRA	Based on market analysis of specific factors property and economic characteristics	Total Value	sum of all MRA records (value returned by table or integrated 3rd party (i.e. WPG)

			Land Value	Sum of all land records NOT included (linked) in MRA
			Building Value	Total Value – Land Value -Often called Building Residual

4	Income GRM	Based on Gross Revenue Multipler Income value	Total Value	sum of all income record value
			Land Value	sum of all land records NOT included (linked) in Income
			Building Value	Total Value – Land Value Often called Building Residual

3	Income DIR	Direct Capitalization Rate	Total Value	sum of all income record value
			Land Value	sum of all land records NOT included (linked) in Income
			Building Value	Total Value – Land Value Often called Building Residual
6	C.A.M.A. BR	C.A.M.A. (Building Residual)		CAMA Building Residual (CAMA BR) Using this method, the Building Value , as calculated on the Building Structural Elements and Features form becomes the Total Value of the parcel. From this total the Land Value and the Miscellaneous Structures Value are subtracted and this result becomes the Building Residual .


L	Land Only	Land Only	Total Value	sum of all land record value. Note Automated in WPG when the total value of a property is less than 2000
			Land Value	sum of all land record value
			Building Value

9	Income 21st Century

C	Proposition 13 California

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Mass Appraisal Lookup Groups

Overview

In Govern OpenForms, version 6.1, you can set up your Mass Appraisal validation codes based on a combination of jurisdictions, neighborhoods, income neighborhoods, and property types. This means that you can create different rates for different property types within specified jurisdictions and neighborhoods or for any one of the allowed combinations.

Lookup Group Types

Lookup Groups can be based on the following combinations of jurisdications, neighborhoods, income neighborhoods, and property types.

Code	Description
juris_inc_nbhd	Jurisdiction and Income Neighborhood
juris_nbhd	Jurisdiction and Neighborhood
juris_nbhd_prop	Jurisdiction, Neighborhood, and Property Type
juris_proptype	Jurisdiction and Property Type
jurisdiction	Jurisdiction
nbhd	Neighborhood
nbhd_proptype	Neighborhood and Property Type
none	None
proptype	Property Type

The lookup group types are saved to the VT_SYSTEM Table MALKGRP. You can change the descriptions for these codes, but you cannot add new codes or delete existing ones. The listed codes cover all allowed combinations. You cannot have both Neighborhood and Income Neighborhood in the same lookup group.

Prerequisites

The following Mass Appraisal and User Validation tables are required for the Lookup Group Types:

Jurisdiction: User Table JURISD (Property Control User Validation Table)
Property Type: User Table PROPTYPE (Regular User Validation Table)
Neighborhood: User Table NBHD (Mass Appraisal User Validation Table populated by the Mass Appraisal Single Entry Table NBHD)
Income Neighborhood: INCNBHD (Mass Appraisal User Validation Table populated by the Mass Appraisal Single Entry Table NBHD)

You can create validation codes for all these tables through the User Validation Table Editor in GNA. The two neighborhood tables can also be populated through the Mass Appraisal > Table Maintenance > Single Entry form in GNA.

Creating Lookup Group Types

When you set up a Mass Appraisal Validation Table, you need to make a selection from the Lookup Group Type drop-down list. You can select None or any one of the lookup group types. See Lookup Group Types on page 24.

Accessing the Lookup Group Type

To access the lookup group type codes:

Launch GNA.
Select Application Configurations > Mass Appraisal > Table Maintenance.
Select the applicable table.
Make a selection from the Lookup Group Type drop-down list.
Complete the other parameters on the Mass Appraisal Validation Table form.
Click Save.
Click Codes.

The default group 0 exists for all Mass Appraisal validation codes. This group cannot be modified or deleted.

Creating a New Lookup Group

To create a new lookup group:

Expand the Lookup by section of the form.
Click the Add new lookup group icon.
If you hover your mouse over the icon, a tooltip appears.
The first new group is automatically numbered 1.
For each new group, one is added (+1) to the previous group name.
Click the Add new value for lookup group type icon.
The Add Values window appears.
Select values from the Jurisdiction, Neighborhood, Income Neighborhood, and Property Type columns, as applicable.
The columns that appear correspond to the selection you make in the Lookup Group Type drop-down box on the table form.
Click Add.
Repeat the procedure for each new group.

Applying Lookup Group Filters

You can apply filters in order to limit the number of Mass Appraisal Lookup Groups that appear on the screen. The filters are not saved. They are available during the current session only.

Lookup Groups can be created by any combination of jurisdiction, neighborhood, income neighborhood, and property type. They are available for the Mass

Appraisal Single Entry Tables and for the Shared Lookup Groups. They are accessed from a right-click menu with two items: Set Filters and Clear Filters.

The filters that are available correspond to the selected group type.

For example, if your group type includes jurisdiction, neighborhood, and property type, you can filter your lookup groups by any combination of these three types.

If you enter multiple types, the filter is applied to all types. For example, if you set up a filter by jurisdiction and neighborhood, only the groups that contain entries for both that jurisdiction and neighborhood are shown. The rest of the groups are hidden. The boolean operator is and, not or.

Applying the Filters to Single Table Lookup Groups

To apply the filters:

Launch GNA.
Select Application Configurations > Mass Appraisal > Table Maintenance > Single Entry Tables.
Select a table that has lookup groups configured.
Click Codes.
The Codes form appears.
Expand the Lookup By section.
Right-click anywhere within the grid.
A context-sensitive menu appears.
Select Set Filters.
The Filter Selection screen appears showing the lookup group types that correspond to the Lookup Group Type selected for the form.
Do one or more of the following:
Select a jurisdiction to display only the lookup groups that contain the jurisdiction.
Select a neigborhood to display only the lookup groups that contain the neigborhood.
Select a Property Types to display only the lookup groups that contain that Property Type.
Click OK on the Filter Selection window.

To clear the filters:

Right-click anywhere in the grid.
Select Clear Filters from the context-sensitive menu.

The selected filters remain until you either close the Codes form or select Clear Filters.

Applying Filters on Shared Lookup Groups

Filters can be applied on the Shared Lookup Group form in order to facilitate setup and maintenance.
To apply filters on Shared Lookup Groups:

Launch GNA.
Select Application Configurations > Mass Appraisal > Shared Lookup Group Set.
Right-click anywhere in the grid.
Select Set Filters.
Follow the steps under Applying Filters on Single Entry table lookup groups.

To clear filters.

Right-click anywhere in the Shared Lookup Group form.
Select Clear Filters.

Importing Lookup Groups

If you are using the same lookup groups for multiple codes associated with the same validation table, you can import the groups. This saves times over selecting the jurisdictions, neighborhoods, and property types each time,
To import groups:

Select the Import Lookup Group icon. All the validation codes associated with the table are displayed.
Select the code corresponding to the group that you want to import.
Click Select.
Repeat this procedure to add another group.

Setting Up Rates and Other Values by Group

To set up rates and other values:

Open the applicable Mass Appraisal table or code form in GNA.
Expand the Lookup by section.
Select the applicable lookup group.
Enter the details for the rate or value, for the group, in the Details section.
Repeat steps 3 and 4 until you have completed the details all lookup groups.
Click Save.

NOTE: Information on completing the details is including with the documentation for the specific table.

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Correlated Values Distribution Validation Table

Configuration

Set up the Mixed Use / Correlated Values Distribution table if you are using the Correlated Values appraisal method for property evaluations.

The appraisal method is selected from the Method in Use drop-down list on the CAMA Property Information form in Govern. When you select this appraisal method, the Correlated Values Override % Distribution fields are enabled. The user can override the default values, if they exist.

The default values are defined in the Mixed Use / Correlated Values Distribution Codes as percentages for CAMA, Comparable Sales, Income (DIR), and Income (GRM) and apply them according to the selected Property Use and Neighborhood selected for the evaluated property.

The Correlated Values Validation Codes are saved by Property Use.

When you create a Correlated Values Distribution validation table:

A record is created in MA_TABLES, with the year and multdist listed as the table name
A record is created in VT_USR_MA_TABLE with the year, the short description, the long description and a multdist0 as the code
A record is created in MA_PARM_MULTDIST for each of your validation codes
A new table is created in the database, called VT_USR_MULTDIST

Accessing the Mass Appraisal Correlated Values Validation Table

To access the MA Correlated Values Validation Table:
Launch GNA.

Select Application Configurations > Mass Appraisal > Table Maintenance > Single Entry.
The Correlated Values Table is listed in the treeview as all -multidist.
Select all-multidist.

Correlated Values Validation Table Action Buttons

The New and Delete icons are disabled for the Mass Appraisal Correlated Values table. Because this is a unique table, you cannot create a new one or delete the existing one.
Codes
Click the Codes icon to view or modify the Correlated Values Validation Codes.

Correlated Values Validation Table Parameters

Short Description – Enter a short description.
Long Description – Enter a long description. This is used for look-ups and is displayed on forms and reports.
Table Type – For the Mass Appraisal Correlated Values Distribution, this field displays Correlated Val. Distr. See General Mass Appraisal Table Parameters for more information.
Table Category – For the Mass Appraisal Correlated Values Distribution tables, the table category is All Categories (Table: VT_SYSTEM.MATBCAT). See General Mass Appraisal Table Parameters on page 41 for more information.

For definitions of the other parameters on the Mass Appraisal Correlated Values Distribution, see General Mass Appraisal Table Parameters.

Lookup Group Type – The Mass Appraisal Correlated Values Distribution table can be set up jurisdiction. The other lookup group types are not applicable.

Correlated Values Distribution Validation Codes – The Mass Appraisal Correlated Values Distribution validation codes are used for the property appraisal if the Mixed Use Distribution or Correlated Values property method is selected.

This method is based on the adjustment or the combination of CAMA, Comparable Sales, Income DIR, Income GRM, and Market Value percentages defined for the property use entered in the Code field.

Correlated Values Distribution Command Buttons

See Mass Appraisal General Validation Codes Action Buttons for a definition of the command buttons.

Correlated Values Distribution Parameters

Code – The Correlated Values Distribution Table is saved by Property Use Code. Enter the required Property Use Code in this field.

Short Description – Enter a short description.

Long Description – Enter a long description. This is used for look-ups and is displayed on forms and reports.

Lookup by Jurisdiction – If you are setting up the validation codes by jurisdiction:

Expand the Lookup by Jurisdiction section.
Select the jurisdictions for each group.
Set up the percentage values or adjustment expression by jurisdiction.
Click Save.

Property Use Code – Select the property use code from the drop-down list. (Table: VT_USR_PUSE)
CAMA, Comparable Sales, Income (DIR) %, Income (GRM) % and Market Value

Enter the percentages for each value to apply on the property evaluation if the Correlated values method is selected on the Mass Appraisal Property Information form.

The percentages you enter for these fields must add up to 100%.

Adjustment – Click the ellipsis button to open the Expression Selector and create an expression for the correlated values code.
You can enter data for only one of the following:

Percentage values for CAMA, Comparable Sales, Income (DIR) or (GRM)
Expression

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MA – Tables – Link Option

Mass Appraisal Tables – Link Option

Specification

Links are used to provide a single value based on multiple values processed mathematically together.

The resulting amount or percentage is applied to the land, building or building area value and displayed on the first sequence of the group.
The computation is done in reverse order.
The results are displayed on the lowest sequence of the link group

Difference between the Link and Average Options

Linked table code values will be processed together mathematically
Averaged table group values will be added together and divided by the number of entries in the average group.

Setup

The records are linked together by specifying the prior sequence record it is linked to.

The first record in the linked group does not have the option LINK checked.
The second record in the linked group has the option LINK checked and it is linked to the first record.
The third record in the linked group has the option LINK checked and it is linked to the second.
The fourth record in the linked group has the option LINK checked and it is linked to the third.
Repeat the pattern for all linked entries.

Example

Example A
Link Example A – LAND ADJUSTMENT LINKS (Table LOCATION)
In this example, the same table is use to provide percentage to the land adjustment sequences.

Computation

The information is extracted from the technical computation specifications. Click here to access the full Land Value or Building Value computation technical documentation.
Land
We perform the link calculation of MA_LAND.(MA_TABLES.COLUMN_NAME)_AM by selecting all MA_TABLES.LANDADJT_LINK = -1
The link operation is based on the MA_TABLES.MATHS operator (+,-,X,/) AND MA_TABLES.PCT_AMT and is performed and stored on the column pointed by MA_TABLES_LAND.ADJT_POINTER based on the number of entries..
All the other columns are set to NULL.

Example: MA_TABLES has 5 land adjustment rates and MA_LAND has the following values
MA_LAND.ADJ10_AM = 8
MA_LAND.ADJ20_AM = 2
MA_LAND.ADJ30_AM = 6
MA_LAND.ADJ40_AM = 0.6
MA_LAND.ADJ50_AM = 3

First Link is calculated as (8+2) X 0.6 = 6 so the result will be stored in MA_LAND.ADJ10_AM

Second link is calculated as 6-3 = 3 so the result will be stored in MA_LAND.ADJ30_AM
MA_LAND.ADJ10_AM = 6
MA_LAND.ADJ20_AM = NULL
MA_LAND.ADJ30_AM = 3
MA_LAND.ADJ40_AM = NULL
MA_LAND.ADJ50_AM = NULL

Building

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MA – Tables Lookup by Matrix ex. B

Mass Appraisal Tables Lookup by Matrix – Example B

Example B

Land Rate Adjustment ‘r’ with Matrix Lookup

MATRIX B – Rate Adj. ‘r’ + % using different tables
The following land adjustment tables were used to create the Matrix

Level	Table	Column	Description
742	MATB_1	MatrixB_1	Code A, B, C
744	MATB_2	MatrixB_2	Code A, B, C
746	MATB_3	MatrixB_3	Code 1, 2, 3 with MATRIX option Level 742 + 744

The following Matrix is created (Repeated for each different code in the MATRIX Table

Code	MATB_1	MATB_2	Exclude Value	Use Default	Adjustment Value
1	Default	Default			01
	A	A	X
	A	B		X
	A	C			21
	B	A			25
	B	B			24
	B	C			23
	C	A	X
	C	B		X
	C	C		X
2	repeat combination
3	for each code

Result in Land Adjustment Form

Selecting Code B in level 742 and Code A in level 744 and Code 1 level 746 will result in the value 25.

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MA – Tables Lookup by Matrix Option

Mass Appraisal Tables Lookup by Matrix Option

Specification

The Matrix is used to provide a multi-level combination of codes valuation.

The matrix option is available in Land Adjustments and Building Structural Elements
The matrix is setup on the last sequence of the Matrix group combination
The value is displayed on this sequence in Govern’s Land Adjustment and Building Structural Element grids
Table and Columns used as a Matrix Level must have a lower computation sequence
The Matrix can be setup with tables using the same MA lookup groups
The Matrix can be used with tables using UNIT/AREA lookup (roadmap)

When using the same table and column in Land and Building …

See Allow Multiple Sequence to Use the Same Column for different models (when Associate SE to Model is selected)

See also Link, Average and Group Options

Setup

Matrix are setup in Govern Administrator (GNA), Application Configurations, Land Adjustments or Building Structural Elements.
The tables or sequences used must be lower in sequence than the table sequence where the matrix is setup.

Examples

Example B
Land Rate Adjustment Tables ‘r’ with Matrix Lookup

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MA – Rounding Tables

Mass Appraisal Rounding Table

Overview

Use the Mass Appraisal Rounding Validation Table to set the nearest value to round to for mass appraisal values. You can set different options for rounding the following Mass Appraisal values:
Values Rounding occurs on

Appraised Value: Appraised Value
Assessment Value: Total Value
Building Area Size: Area of each structural element
Building Values: Replacement Cost New Less Depreciation (RCNLD)
Comparable Sales: Comparable Value
Gross Living Area Market: Gross Living Area Market Adjustment
Income Values: DIR/GRM Income Values
Land Values: Total Land Value
Lookup Area Size: Values entered in Up to Units fields are rounded.
Market Value (MRA): Total Value
Misc. Structures Values: Miscellaneous Structures Total Value

You can set up different rounding values by lookup group. For example, you can different expressions for rounding values according to jurisdiction and neighborhood.

The Mass Appraisal Rounding table is saved in the database as follows:

In MA_TABLES by year and the table name maround
In VT_USR_MA_TABLE by year, short description, long description and a maround0 as the code

Codes are saved to:

VTUSR.MAROUND
MA_PARM_MAROUND

Accessing the Rounding Validation Table

To access the Rounding Validation Table:

Launch GNA.
Select Application Configurations > Mass Appraisal > Table Maintenance > Single Entry.
The Rounding Table is listed at the top of the treeview as all -maround.
Select all-maround.

Rounding Validation Table Icons

The New, Save, and Delete icons are disabled for the Mass Appraisal Rounding table. This is a single system table. You cannot create a new table, or new codes or delete the existing table or codes. You can change the lookup group and the expression for the rounding.
Codes: Click the Codes icon to view or modify the rounding codes.

Rounding Validation Table Parameters

Short Description: Enter a short description.
Long Description: Enter a long description. This is used for look-ups and is displayed on forms and reports.
Table Type: This field displays Rounding Table or this table type.
Table Category: This field displays the table category. The category for the Rounding validation table is All Categories (Table: VTSY.MATBCAT).
Lookup Group Type: Select a lookup group type for the rounding. This can be any of the following.
The same lookup group type applies to all rounding codes.

Rounding Validation Codes

A validation code exists for each Mass Appraisal value listed under type of Rounding validation code for each type of value that requires rounding. The value for the rounding is defined as an expression.

Rounding Validation Codes Icons

The New and Delete icons are disabled. You can create only one rounding code for each value. The values are defined in the system table: VTSY.MARND.
If you modify any information, the Save and Cancel icons are displayed.

Rounding Validation Codes Parameters

To set up the rounding values:

Click the Codes icon on the Mass Appraisal Rounding validation table form.
Select a value from the treeview on the left:
Create the lookup group types for jurisdictions, neighborhoods, income neighborhoods, or property types as applicable. See Lookup Group Type.
Select the ellipsis button to open the Expression Selector.
Enter an expression for the rounding.

For example, enter 100 to round the value up to the nearest $100. Values are rounded up. $12,548 is rounded to $12,500. $12,560 is rounded to $12,600.
You could create a more complex expression using any combination of attributes, values, or functions.

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