Easement Valuation Calculator

Easements grant rights to others on owner's land — value depends on use, term, and impact.

Easement sq ft

Fee value $/sf

Impact % (vs full fee)

One-time payment

Annual payment

Term years (0=perpetual)

Discount rate %

Total easement value

$12,000

Fee impact value

$12,000

PV of payments

How the math works

Fee impact = sq ft × fee $/sf × impact %. PV = one-time + annuity PV at discount rate.

5,000 × $8 × 30% = $12,000 fee impact value (no payments stream).

How to Use

Enter easement sq ft.
Enter fee value $/sf.
Enter impact % (vs full fee).
Enter one-time payment.
Enter annual payment.
Enter term years (0=perpetual).
Enter discount rate %.
Read total easement value.

Frequently Asked Questions

Easement types + values?

Utility easement: $5–50 per linear foot one-time, or 10–30% of fee value of easement area. Access easement (driveway, road): 25–50% of fee value of easement area. Conservation easement: tax deduction for charitable contribution of development rights, often 30–60% of pre-easement land value. Solar/wind lease: $1,000–8,000/MW capacity per year for solar, $5,000–15,000/MW for wind. Cell tower ground lease: $500–2,500/mo. Mineral rights lease: bonus $50–10,000+/acre, royalty 12.5–25%.

How does this asset class compare to traditional CRE?

Specialty assets (self-storage, RV parks, MHP, marinas, cold storage, data centers, parking, car wash, QSR/c-store, billboards, cell towers) typically offer higher cap rates than office/retail but with more operational complexity. They reward specialized operators with deep market knowledge. Lender pool is narrower, capital costs sometimes 50–150 bps higher, but downside resilience often better.

Capex and operational considerations?

Specialty assets often have heavier operational burden than passive triple-net retail. Self-storage, RV, MHP: tenant turn, security, basic upkeep. Marinas, parking, car wash: equipment-heavy with replacement reserves. Cold storage, data center: utilities are major cost. Billboards, cell towers: minimal opex, near-passive. Match management capacity to asset operational intensity.

Exit strategy?

Specialty asset cap rates have compressed significantly over last cycle but volatility is real. Buyers: REITs, private equity rollups, regional operators, 1031 buyers. Strong NOI history, environmental clarity (especially for car wash, gas station), and lease structure (for billboards, cell towers) drive valuation. Plan exit 24+ months in advance for best execution.