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Business Enterprise Value in Shopping Malls: An Empirical Test



This paper discusses the economic basis for the existence of business enterprise value in a shopping mall. The existence of business enterprise value in a mall is then tested by examining the rent paid by existing tenants on a lease renewal vs. that paid by new tenants for otherwise identical space. The hypothesis that there is no difference in rents between renewals and new tenants can be rejected. This suggests that with each lease renewal there is a marginal increase in business enterprise value component of the rents. Proposed federal regulations for the appraisal of federally related transactions, the uniform standards of professional appraisal practice, and real property tax law call for separation of the value of intangibles (which include business value) from tangible personal property and from real property. Thus the business value portion of the mall rental should not be capitalized into the value of the real estate. Because income from lease renewals included business value, the leases must be adjusted before they can be used as an indication of market rent.

Suggested Citation

  • Jeffrey D. Fisher & George H. Lentz, 1990. "Business Enterprise Value in Shopping Malls: An Empirical Test," Journal of Real Estate Research, American Real Estate Society, vol. 5(1), pages 167-175.
  • Handle: RePEc:jre:issued:v:5:n:1:1990:p:167-175

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    References listed on IDEAS

    1. Phlips,Louis, 1983. "The Economics of Price Discrimination," Cambridge Books, Cambridge University Press, number 9780521283946, May.
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    Cited by:

    1. Francois Des Rosiers & Marius Theriault & Catherine Lavoie, 2009. "Retail Concentration and Shopping Center Rents - A Comparison of Two Cities," Journal of Real Estate Research, American Real Estate Society, vol. 31(2), pages 165-208.
    2. Mark J. Eppli & John D. Benjamin, 1994. "The Evolution of Shopping Center Research: A Review and Analysis," Journal of Real Estate Research, American Real Estate Society, vol. 9(1), pages 5-32.
    3. Norman G. Miller & Steven T. Jones & Stephen E. Roulac, 1995. "In Defense of the Land Residual Theory and the Absence of a Business Value Component for Retail Property," Journal of Real Estate Research, American Real Estate Society, vol. 10(2), pages 203-216.
    4. Neil Crosby, 2007. "Small Business Tenant Legislation in Australia: Does it Provide a Solution to Part of the UK Lease Reform Debate?," Real Estate & Planning Working Papers rep-wp2007-03, Henley Business School, Reading University.

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    JEL classification:

    • L85 - Industrial Organization - - Industry Studies: Services - - - Real Estate Services


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