Maximizing Your Appraisal: Expert Tips from a 40-Year Industry Veteran
By Toledo Property Investors Network
At our recent Toledo PIN event, we had the privilege of hearing from Rich Glesser, a seasoned appraiser with over 40 years of experience. His presentation was packed with actionable advice specifically geared toward real estate investors. Whether you’re flipping properties, refinancing a rental, or just want to ensure you're getting fair value, understanding the appraisal process is key to protecting your bottom line.
Here are some of the top takeaways from Rich’s talk — and how you can use them to boost your next appraisal:
📸 1. Take Before Photos of Your Property
One of the most overlooked tools in your investor toolkit? Before photos.
When you purchase a distressed property, make sure to thoroughly document its condition before any work begins. Take wide-angle shots of each room, close-ups of damage, and exterior shots as well.
Why it matters:
Most appraisers never see the “before” version of your project. If all they see is the finished product, they won’t fully understand the scope of the transformation — and that can limit the appraised value. Providing before photos can lead to a “wow” moment and helps justify a higher valuation.
📋 2. Create an Itemized List of Repairs & Improvements
Don’t just tell your appraiser you “put in work” — show them exactly what you did and what it cost. Rich recommends putting together a clear, itemized list that includes:
Bonus tip: Separate major upgrades (like HVAC, plumbing, or roof replacements) from cosmetic changes (like paint or fixtures). This gives the appraiser a clearer picture of your investment and increases the perceived value.
📍 3. Know How to Challenge Comps
Appraisers use “comparables” (comps) — recent sales of similar properties — to determine value. But not all comps are created equal.
Rich’s advice:
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Urban investors: Make sure comps are within 1 mile of your property.
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Look for neighborhood dividing lines (railroads, major roads, zip codes, school districts). Two houses may be only a few blocks apart, but sit in very different markets.
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If you feel a comp isn’t representative, you have the right to challenge it. Bring your own comps to the table — especially if you’ve done your homework.
🏘 4. Highlight What Sets Your Property Apart
Appraisers may not notice — or value — unique features unless you point them out. Think:
Create a simple flyer or summary sheet with bullet points that highlight these differentiators. The more clearly you communicate your property’s strengths, the better.
🗺 5. Use AREIS to Define the Right Market Area
AREIS (the Auditor’s Real Estate Information System used in Lucas County) is a great tool for analyzing your property’s market area and finding accurate comps.
Rich emphasized using AREIS to:
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Understand which areas your property is truly competing in
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Identify recent sales in the same neighborhood or subdivision
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Avoid poor comps that drag down your value
If you're not already using AREIS as part of your due diligence, now's the time to start.
Final Thoughts
Whether you're planning to refinance, sell, or simply measure your investment’s performance, the appraisal can make or break your deal. By being proactive, organized, and informed, you can help guide the process and ensure your property is valued appropriately.