Das Ertrags- und Sachwertverfahren
Das Ertragswertverfahren
In diesem Fall geht es um Objekte, die nicht selbst genutzt, sondern z. B. vermietet werden im Sinne der Erzielung einer Rendite für die ursprüngliche Investition beim Kauf. Typischerweise handelt es sich hierbei um Mehrfamilienhäuser oder auch Gewerbeimmobilien. Maßgebend sind in diesen Fällen der Wert der baulichen Anlagen und der Bodenwert. Von besonderem Gewicht ist hier die Jahresnettokaltmiete, die mithilfe der Immobilie nachhaltig erwirtschaftet werden kann. Noch wichtiger bei der Wertbestimmung ist aber der Nettoertrag, also die erreichbare Jahresmiete vermindert um die Bewirtschaftungskosten, die da sind: die nachweisbaren Instandhaltungs- und Verwaltungskosten, weitere nicht umlagefähige Betriebskosten, aber auch das sogenannte Mietausfallwagnis. Die sogenannte Kapitalisierung des Nettoertrages ist heute die Basis für die Bewertung eines solchen Gebäudes. Dabei wird aber der Reinertrag um den Liegenschaftszinssatz von Grund und Boden gekürzt. Schließlich wird das Ergebnis mit einem Faktor multipliziert, der ziemlich individuell und abhängig von der Lage, Region, Verkehrsanbindung usw. zu wählen ist (siehe dazu die 21. Anlage des Bewertungsgesetzes). Die Richtwertkarte liefert konkrete Angaben über den Bodenwert, der zum Gebäudewert dazu gezählt werden muss. Im Ergebnis steht dann der Ertragswert des Grundstücks.
Das Sachwertverfahren
Es gibt aber auch viele Fälle, da gibt es in der Nähe weder Vergleichsgrundstücke noch ist es möglich, die normalen, ortsüblichen Mieten zu ermitteln. Für diese Sonderfälle wurde das Sachwertverfahren entwickelt. Auch hier müssen die Werte von Boden und baulichen Anlagen separat ermittelt werden. Bei den Herstellungskosten für das Gebäude werden auch die wirtschaftlichen und technischen Wertminderungen mit einkalkuliert.
Bei diesem Verfahren wird die Eigennutzung der Immobilie nicht ausgeschlossen. In diesem Fall wird der Sachwert direkt an jenem Wert orientiert, der auch im Fall einer Beleihung üblicherweise zugrunde gelegt werden würde. Ein Gutachter berücksicht bei den Herstellungskosten in aller Regel den jeweiligen Qualitätsstandard der Bauweise. Dabei spielt auch der allgemeine Wartungszustand der baulichen Anlagen eine wichtige Rolle. Darüber hinaus finden auch die Kosten für einen gleichwertigen Neubau Eingang in die Gesamtbewertung durch einen Experten im Sachwertverfahren.
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