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Dear readers,

Today’s post features an article by Alina Niculita, CFA, ASA. I was about to write a post on the same topic, and she summed it up perfectly. Click here for Alina’s other articles. This post first appeared in the Portland Business Journal on July 12th, 2019.

Myths and truths about business valuation

While most people understand real estate appraisal, the same cannot be said about business appraisal or business valuation.

Real estate appraisal makes sense because it puts a price on houses and commercial properties, which are tangible assets and can be easily accepted as “valuable.” On the other hand, businesses and business interests are often more abstract and less tangible, which can be puzzling. How can something that can’t be seen or touched be valuable?

Some businesses may have low tangible assets, and yet, can be very valuable because of their intangible assets such as client relationships, trademarks, or patents. In fact, ownership of a business interest does not imply ownership of the tangible assets of the business; instead, it gives the owner a bundle of intangible rights and obligations.

Because of such unique characteristics of businesses and business interests, business valuation can be confusing and often misunderstood. This article looks at some common myths about business valuation.

There is one single value for a business

Most people are surprised to learn that a business can have different values based on the purpose of valuation. That is simply because different definitions or standards of value apply for different purposes of valuation. For tax purposes we have fair market value that is the hypothetical price for the business between willing and able buyers and sellers, both knowledgeable, and under no pressure. For shareholder disputes, we may have fair value that does not assume a willing seller or a willing buyer. There is also strategic value, which is the highest value that a business could obtain from a strategic buyer willing to pay a premium.

Because a business can have different values for different purposes, it is not a good idea to try to use an appraisal done for tax purposes let’s say in order to obtain a loan, or divide assets in a divorce. The same principle applies to valuations performed as of a certain date. Because business value changes with time, old valuations need to be updated in order to be accurate.

A 10% interest is worth 10% of the business

While the above is correct math, it may not be correct valuation. A minority interest in a business, usually less than 50%, is less valuable under a fair market value standard than its pro-rata share of the total value because of issues such as lack of control and lack of marketability.

A minority interest in a business does not give its owner controlling rights such as access to the cash and assets of the business, the right to declare distributions, and to hire and fire management. A minority interest is also not readily marketable, as there is no market where to sell your interest in a privately held business.

Because of these deficiencies, under a fair market value standard, a willing buyer would request, and a willing seller would grant discounts for lack of control and lack of marketability. It would not be uncommon to have discounts of 30% to 40% for small minority interests in privately held companies.

Part II continues with topics covering Blue Sky valuations (goodwill and intangibles), the use of online valuations and why valuation credentials matter.