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Analysis of supply and demand provides the client with perspective of general market conditions. While the overall market may have excess supply, or prices may be declining (as indicated by the Case-Shiller or OFHEO indexes) the neighborhood and or properties directly competitive to the subject may be performing differently. Describe the reasons for these trends and indicate what, if any, impacts these trends have on the opinion of the market value for the subject property. By contrasting absorption rates to trends in supply, pricing, interest rates, employment and other economic indicators, you'll get a measure of the markets direction and can compare that to your benchmark to see if rates are declining, stable or increasing.
The key is to understand the market environment for the subject property by contrasting the trends. In cases where the subject property or neighborhood is stable or increasing as compared to a sub-market or market area that is declining, you can take it one step further and graph the proof using data of directly competitive properties over a several year period. Constructing a grid shows the reader that you have considered trends at all levels and the impact on the subject property. Using a housing market addendum to organize your analysis is a process that can be completed by any appraiser with basic word-processing and spreadsheet skills. For those that might think this type of addendum is over-kill or isn't required as part of the appraisal process, I refer you to one of my favorite books. Author's Note: At a la mode's Regional Convention in Las Vegas (April 12-14, 2008) I will be presenting a Housing Market Analysis class that will cover market analysis and development of the HMA addendum. As part of the business plan, you should generate enough information to develop a basic Market Analysis table.
This table shows a simple classification of market segments, each segment defined by its total potential customer count and its estimated growth rate. You can see that formula at work in the illustration, in the formula shown in the edit bar of the spreadsheet, calculating the CAGR from the two numbers.
As you can probably guess, the formulas in the rest of this row take the growth rate assumption in column B and apply it to the other cells, after the initial value in column C.

You can create a simple market analysis by estimating the number of potential customers for each segment and the growth rate, as shown in this example. The mind map samples you see on this page were created in ConceptDraw MINDMAP, by simply filling in templates provided with the SWOT Analysis solution.
A ConceptDraw PRO sample generates automatically from a mind map template when using the special Output feature provided by the SWOT Analysis solution. These documents demonstrate some of the solution’s capabilities, and the results you can achieve. This sample has been produced by adding data to the SWOT Matrix template in ConceptDraw PRO, which is available for reviewing, modifying or converting to a variety of formats (PDF file, Power point Presentation, image or MS Visio XML) from the Template Gallery of ConceptDraw PRO, for all users who have installed SWOT Analysis solutions. This mind map was created in ConceptDraw MINDMAP, by filling in a template provided by the SWOT Analysis solution. Two-page template contains ready-to-input mindmaps, with predefined branches for Strenghts, Weaknesses, Opportunities and Threats (both SWOT and TOWS combinations).
However, how does the overall supply and demand, relate to and impact the subject property? As such, segmenting supply and demand is critical to understanding the market and supporting your value opinion. It is unacceptable for the appraiser to ignore these issues and not report the factual property value trends and market conditions. If listings are significantly "over-priced" do they really represent competitive inventory? What are the trends and how do those trends relate to and impact the value opinion for the subject property? Appraisers on the other hand, have to report trends at all levels and the impact on the subject property. The grid is simple to construct and all you need to do is to select the applicable area and trend.

The addendum makes it easy for the client to follow your logic and documents your observations in the report.
It must show how the interaction of supply and demand affects the value of the subject property". The housing market analysis addendum makes the process efficient and communicates your observations in a manner that is easily understood by the client.
The illustration below gives you an example of a list of market segments, implemented as a spreadsheet table. You add 1 to the growth rate and multiply it by the previous year to get the next year's calculated amount. Once you have those numbers, it should be a simple step to develop a corresponding chart, such as the pie chart shown on the previous page, 12.1. There isn't an accurate way to quantify demand, though recent sales activity does provide a point of reference.
Providing a matrix of the data makes it easy for the reader to follow and accept your logic. This way you only have to change the criteria for the subject property and once the first search is complete, simply change from the market to sub-market or neighborhood since the other factors are the same.
Each segment is a group of customers that are classified according to the market segments you define.

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