Appraisers have a couple of methods of valuing property. Make sure you get the highest valuation from an appraiser licensed for commercial property. My priority would be looking for an appraiser that you can work with.
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This is where I will get fcked. I don’t care what the property is worth. What I care is that I have another place with the same capabilities and the same property tax rate. And that is going to be quite impossible as far as I can see. I have a pull through shop with overhead hoists that are capable of unloading a semi truck flatbed. I have 440V 3phase power. I have a scrap yard that doesn’t bother any neighbors because I don’t have any neighbors. I am in close proximity to my suppliers. My property value and taxes are low for the capabilities I have.
My requirements are such that there is no way for them to relocate me without totally screwing me over. If I don’t get a very generous evaluation, I will be put out of business.
What you need is an appraisal that shows the value of your business if you were to put it up for sale. I don’t know the laws in your state, but in WV it is almost imppossible within current law to get a permit from the state to open a new scrap yard. Thus the value of existing ones that were grandfathered in should be valued accordingly.
In your case the appraisal should include all compliance costs associated with relocating in a suitable area.
If you can’t relocate your business and are being put out of business, then you should go after a settlement that includes payment for all of your future profits brought forward on a present day basis. With interest rates as low as they are now, the adjustment should be minor.
In a sense you can look at it as winning a lottery except you have some input on the payout.