An owner can have a sourced draft opinion of value in about an hour. In the thirty days to 14 September 2026, half of Titleman Value Opinion runs finished in 48 minutes and nine in ten within 104. Waiting is priced in interest: on a 10 million dollar interest-only loan at 7.0%, each day costs 1,918 dollars.
The three numbers
1. Hours, not days (measured). Over the thirty days to 14 September 2026 we ran 11 Value Opinions, each a defended opinion of value on one property. The median run took 48 minutes and the slowest tenth took 104. That is a small sample, so treat it as a range of what happened, not a promise. When we commit to a deadline, we commit at the slow number. The breakdown of where the minutes go is on how long an opinion of value takes.
2. 1,918 dollars a day (arithmetic). Take a 10 million dollar balance, interest-only, at 7.0%. Interest is 700,000 dollars a year, or 1,918 dollars a day. A 30-day wait costs 57,534 dollars in interest and a 90-day wait costs 172,603 dollars. These are not measurements. They are the product of three inputs we chose, so replace them with your balance and your rate.
3. 685 dollars a day at a refinance reset (arithmetic). The same 10 million dollars, moving from a 4.0% coupon to 6.5%, adds 250,000 dollars a year in interest, which is 685 dollars a day. On the multifamily loans we analyzed, the median loan written in 2020 to 2022 falls from 2.16x to 1.30x debt service coverage when restated at 6.5%, and 44% of those loans fall below 1.25x. The table and its filters are on multifamily refinance stress.
What waiting costs in a sale
Interest is the one cost you can compute without a view on the market. Every day between "I should find out what it is worth" and a priced listing is a day of debt service, taxes and operating cost on a property you may be about to sell. The 1,918 dollars above is only the interest line on one loan.
Price is the other side. If net operating income is 700,000 dollars over twelve months and the market cap rate is 7.0%, the property indicates 10,000,000 dollars. At 7.25% it indicates 9,655,172 dollars, which is 344,828 dollars lower. We are not saying rates will move that way. The point is that an opinion dated today answers "what is it worth now", and one that arrives after rates move answers a different question.
What waiting costs in a refinance
A lender sizes a loan on value and on debt service coverage. If your loan matures in the next two years on a coupon far below today's rates, the question is not only the new payment. It is whether the property's income still covers it, and how much cash you would need to bring. A loan checked eleven months before maturity gives you time to bring cash, restructure or sell. A loan checked eleven days before leaves a negotiation with no room.
How the hour is spent
You write the address, the asset type and the size. The engine reads the records on the property, finds closed sales that hold up and checks the result against the income. Below three comparable sales that survive checking, the output is a range, not a single figure. In one measured run on a retail strip, a single typed line returned a memo and a live Excel workbook in 62 minutes, built from 257 records and 73 inputs that each carry their source (the full walk-through).
What this does not replace
- A licensed appraisal. An opinion of value is not an appraisal. We hold no appraisal license, and in the United States appraisal is licensed work. If your lender, a court or a tax authority requires one, order it from a licensed appraiser.
- The broker's judgment. The draft is the starting point. The broker reviews it, closes the open items it lists, and signs it.
- Your own documents. Rent roll and lease expiry cannot be derived from property records. If they matter to the value, the clock waits on you.
- A comparison with a conventional process. We have not measured how long a conventional broker or appraiser takes, so this page gives no figure for them.
- A forecast. The cost-of-waiting figures are arithmetic on inputs we chose. They do not predict a sale price or a rate.
Ask for it on a property you own
Request a demo and we will run an opinion of value on a property of your kind, with the sources behind each figure.