WA Profiling

PACS profiling features enable you to:

• Review statistics and sales for a region, neighborhood, subdivision, or abstract
• Review appraisal demands before the valuation cycle and determine whether reappraisals are necessary
• Determine where reappraisals might be needed
• Review the results of reappraisal and determine how successful they were
• Defend values
• Test adjustments to neighborhood values before applying them to PACS

A profile is set of user-defined data that is stored and made available for future use.

Purpose

Use this procedure to select property IDs by using a query, assign a neighborhood code to the properties, and build a neighborhood profile.

By using a query to create a profile, you can specify exactly which properties to include in the profile. Further, you can use a query that was created previously, and you can save a query for future used.

Prerequisites

• In order to perform this procedure, the following user right is required:
  • Activities > Profiling
• The neighborhood code that you will use has been set up in PACS.ADMIN under Tools > Code File Maintenance > General > Neighborhood.
• If you also want to create individual profiles for abstracts or subdivisions within the neighborhood, link the abstracts or subdivisions to the neighborhood code.

Procedure

1. In PACS, choose Activities > Profiling > Create Neighborhoods.
2. In the Neighborhood Wizard dialog box, enter a query and use the following options as required:
   • Verify Query – Verifies that the syntax of the query is valid.
   • Verify # of – Displays the number of properties that will be retrieved with the query.
   • Save Query – Saves the query for future use.
   • Load Query – Loads a previously saved query.
3. Click Next.
4. In the Profile Wizard dialog box, select one or more of the following sales options:
   • Sale Type
     • Select sales types from the Available column and use the arrows to move them to the Selected column.
   • Sale date
     • Enter the Begin Date, End Date and a Comment.
   • Sale ratio types
     • Enter Improvement and Vacant Land by clicking and using the arrows, move items from the left column to the right column.
5. Enter comments as required.
6. Select from the following options:
   • Include Parent Properties
   • Include Child Properties
   • Include Deleted Properties
7. Click Next.
8. In the next Profile Wizard dialog box, select the Neighborhood to apply to the selected properties.
9. Review the Imprv % and Land %. To make adjustments to reach a certain percentage of market value, click Change Imprv/Land %.
10. Click Next.
11. In the next Profile Wizard dialog box,verify the Number of Properties.
12. To apply the neighborhood codes and recalculate the properties for the new market value, click Apply/Recalculate .

    Note After the application of the codes and recalculation, the start and end times of processing are displayed in the Begin Time and End Time fields.

13. Click Finish.

Purpose

Use this procedure to link abstracts or subdivisions to a neighborhood code.

When abstracts or subdivisions are linked to a neighborhood code and a profile is created for the neighborhood code, profiles for each of the abstracts and subdivisions are also created.

Caution:  Using this feature will replace any current neighborhood code on the properties.

Procedure

1. Navigate to PACS Application button, choose Activities > Profiling > Link Abstract/Subdivisions to Neighborhoods.
2. In the Link Neighborhood to Abstract/Subdivision dialog box, select a Neighborhood to which the abstracts or subdivisions will be linked.
3. Select the abstracts or subdivisions to be linked by using the arrows to move items from the Available Abstract/Subdivision column to the Linked Abstract/Subdivision column.
4. Click OK.

Purpose

Use this procedure to experiment with different neighborhood adjustment scenarios before applying them to PACS.

Procedure

1. Choose Activities > Profiling > Profile List.
2. In the Profiles window, select a neighborhood profile and click Details to view data pertaining to the profile.
3. In the Neighborhood Profile dialog box, do the following:
   1. Open the Analysis panel and review the following:

      

      • Outlier

        Note You can mark a property as an outlier by right-clicking the property and selecting Flag as Outlier.

      • SCIV
      • Ind Adj
      • Rev Imp
      • Rev Appr
      • Rev Ratio
   2. Test changes to the Target Ratio and New Adjustments fields.
4. When you have completed the adjustments, click Worked to set the adjustments, recalculate the property records, update the profile with revised statistics, and lock the analysis.

Purpose

Use this procedure to review the details of a profile.

The profile does not include sales that have been checked for exclusion from the sales ratio calculations.

Procedure

1. In PACS, choose one of the following options:
   • Choose Activities > Profiling > Profile List.
   • To review a neighborhood, region, or subset profile from a property record, open the Identification panel and choose the required Profile button.
   • To review an abstract or subdivision profile from a property record, open the Legal Description panel and choose Profile.
2. In the Profiles window, review the profiles.
3. Select a profile and click Details to view data pertaining to the profile. You can review the following panels:
   • General panel – Provides information about the date and time the profile was created, the total number of properties involved, and so on.
   • Class Breakdown panel – Provides an overview of the improvement classes in the profile. The information on this panel can help determine if a neighborhood is homogeneous, if values are consistent, and if there is a wide range between the low and the high values. Data on this panel includes:
     • #
     • Low
     • High
     • Median
     • Average
   • Improved panel – Provides a statistics on improvements for both unsold and sold properties. Vacant panel – Provides a statistics on the vacant properties, both sold and unsold.
     • Lot Type (Vacant panel)
     • Features
     • Num
     • Low
     • High
     • Median
     • Average
     • COD
     • COV
   • Sales Ratio Chart panel – Contains a graph that shows the dispersion of sales based on the sales ratio.
     • Ratio / y-axis – The sales ratio percentage.
     • # of Sales / x-axis – The number of sales that have that percentage.
     • Preview Sales Ratio Report – Select this option to displays the Sales Ratio Report with value comparisons.
   • The Run Detail panel – Provides an overview of the criteria used to generate the profile.
   • Click GIS to open GIS Viewer to a view of the neighborhood and its properties.

Purpose

Use this report to review details of a profile, such as the total number of properties, details about inspection dates, appraisers, and builders, and so on.

Procedure

1. Choose Activities > Profiling > Profile List.
2. In the Profiles window, select the profile you need to review and click Print.

Purpose

Use this procedure to experiment with different neighborhood adjustment scenarios before applying them to PACS.

Procedure

1. Choose Activities > Profiling > Profile List.
2. In the Profiles window, select a neighborhood profile and click Details to view data pertaining to the profile.
3. In the Neighborhood Profile dialog box, do the following:
4. 1. Review the Statistics:
      1. General – this will give user basic information regarding the sample
      2. Statistics – Current/Updated information. Update information is adjusted with the target percentage
      3. Adjustments – User will set Target Ratio. Click Apply New, if use adjusts target ratio outside the 100% default.

      

   2. Open the Analysis panel and review the following:

      

      • Outlier – When selected, indicates that the property was marked as an outlier/atypical sale.

        Note You can mark a property as an outlier by right-clicking the property and selecting Flag as Outlier.

      • SCIV – The improvement value.
      • Ind Adj – The neighborhood factor to bring the property to the target ratio.
      • Rev Imp –The revised improvement value if the neighborhood factor is applied.
      • Rev Appr
      • Rev Ratio
   3. Test changes to the Target Ratio and New Adjustments fields.
   4. Other Functions
      1. Recapture – this will recapture the sample of properties
5. When you have completed the adjustments, click Worked to set the adjustments, recalculate the property records, update the profile with revised statistics, and lock the analysis.

Purpose
Use this procedure to generate a report listing selected neighborhoods and their associated land and improvement adjustments, and abstracts/subdivisions that fall within the neighborhood with their associated land and improvement adjustments. Neighborhoods and subdivisions are included in the report when they have comments associated with them, and/or when the abstract/subdivision improvement and/or land adjustment percentage does not equal 100%.

Procedure

• In PACS,  choose Reports > Annual Adjustment Report.
• In the Annual Adjustment Report dialog box, click the ellipses to open the code chooser and make the following selections:
•  
  • Year(s)
  • NHBD(s)
• In the Output Settings section, do the following:
  • In the Format drop-down list, select the report output format.
  • In the Filename field, enter the report file name.
  • In the Description field, enter a report description.
• Click Preview to preview the report.
• Click Post to generate the report and create a PACS inbox item from which you can view the report.

Purpose

Use this procedure to define the minimum and maximum values for Neighborhood Acreage Range, Neighborhood Land Square Foot Range, Inventory Year Range, and Inventory Improvement Square Foot Range, thereby setting stratifications used to group data in Neighborhood Inventory Reports.

Prerequisite

• In order to use this procedure, the following user right must be assigned your ID:
  • PACS Administrator > Nbhd Strat Settings

Procedure

1. In PACS, choose Tools > Inventory Report Stratifications to open the Neighborhood Report Stratification Settings dialog box.
2. To set stratifications for neighborhood acreage, do the following:
   • To create a new acreage range, click Add in the Neighborhood Acreage Range grid and enter the minimum and maximum acres values.

     

   • To remove a range from the grid, highlight the row and click Delete .

     Note Neighborhood acreage ranges are used in the NH Inventory by Acreage Range Report.

3. To set stratifications for neighborhood land square footage, do the following:
   • To create a new acreage range, click Add in the Neighborhood Land Square Foot Range grid and enter the minimum and maximum acres values.
   • To remove a range from the grid, highlight the row and click Delete .

     Note Neighborhood land square footage ranges are used in the NH Inventory by Lot Square Foot Range Report.

4. To set year range stratifications, do the following:
   • To create a new acreage range, click Add in the Inventory Year Range grid and enter the minimum and maximum acres values.
   • To remove a range from the grid, highlight the row and click Delete .

     Note Inventory year ranges are used in the Improvement Inventory by NBHD Report. Year range refers to the range of years during which a group of improvements were constructed. For example, you might create a stratum in which you enter 1970 as the minimum value, and 1980 as the maximum.

5. To set stratifications for improvement square footage, do the following:
   • To create a new acreage range, click Add in the Inventory Improvement Square Foot Range grid and enter the minimum and maximum acres values.
   • To remove a range from the grid, highlight the row and click Delete .

     Note Inventory improvement square foot ranges are used in the Improvement Inventory by NBHD Report.

6. Repeat the above steps as necessary. When stratifications are set, click OK to close the dialog box

Purpose

Use this procedure to generate one of several reports that collect and display land size, residential improvement, or miscellaneous code data, sorted by and displaying variations on the data according to user-selected criteria.

Prerequisite

• In order to use this procedure, the following user right must be assigned your ID:
  • Reports > Neighborhood Inventory Reports

Procedure

1. In PACS, choose Reports > Neighborhood > Neighborhood Inventory Report.
2. In the Neighborhood Inventory Report dialog box, select one of the following options:

   

   • Land Inventory
     • Acreage
     • Acreage Range by Neighborhood
     • Lot Sq FT
   • Residential Improvement Inventory
     • By NBHD
     • Subclasses

       Note Improvement Inventory reports calculate and display Improvement counts as follows: (1) an Improvement without Improvement Details is not counted; (2) for an Improvement having Improvement Details but no Detail having the MA Attribute, PACS uses the highest valued Improvement Detail for classification, summing the size of all details and using this size for sorting within the report. However, if all of these details have a zero value or the same value, then PACS uses the first detail encountered; (3) for an Improvement having one or more Improvement Details with the MA Attribute, PACS uses the highest valued Improvement Detail with the MA Attribute for classification. Moreover, for Improvement Size, PACS sums the size of all the MA Attribute details and uses this size for sorting in the report.

   • Miscellaneous Code Inventory
     • NBHD
     • Cycle
3. In the Output Settings section, do the following:
   • In the Format drop-down list, select the report output format.
   • In the Filename field, enter the report file name.
   • In the Description field, enter a report description.
4. Click Preview to preview the report. Click Post to generate the report and create a PACS inbox item from which you can view the report.