Business Valuation · Discount Analysis · USPAP Compliant
Case Studies

Discount valuations for Roth conversions, Qualified Opportunity Funds, and estate and gift planning

Three recent engagements illustrating how we value closely held entities and apply discounts for lack of control (DLOC) and lack of marketability (DLOM). The same framework supports traditional-to-Roth IRA conversions, Qualified Opportunity Fund planning, and estate and gift transfers. Each engagement resulted in a full report of 60+ pages, supported by published discount studies and prepared for IRS fair market value reporting.

◆  Client names, entity names, locations, and dollar values have been generalized to protect confidentiality. Discounts are shown as ranges.
◆  For illustrative purposes only. Every figure on this page, including discount ranges, is an approximation based on past engagements. None are the exact conclusions of any single report, and none are an indication or prediction of the outcome of any future valuation.
Summary

Engagements at a glance

EngagementPurposeApproachDLOCDLOMTotal Effective Discount
Pre-development land holding Estate & gift planning Net asset value 25–40% 10–30% 45–55%
Ground-up multifamily development Estate & gift planning Income (DCF) 20–35% 10–30% 40–50%
Pre-IPO fund LP interest Roth IRA conversion Net asset value 25–40% 10–25% 40–50%
Credentials

Our team

Led by our CEO, engagements like these are performed by credentialed appraisers on our valuation team. Click a profile to expand its full credentials overview.

Joe Kattan

Joe Kattan

Owner & CEO
Bain & Company

Owner and CEO of AppraiseItNow. A former Bain & Company consultant, Joe acquired the firm in 2024 and has led its growth since, bringing Bain's standard of analytical rigor to how every valuation engagement is scoped, staffed, and reviewed.

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Joe is the owner and CEO of AppraiseItNow. Before acquiring the firm, he was a consultant at Bain & Company, where he advised executive teams on strategy, growth, and investment decisions. The work demanded rigor under deadline: framing the question that actually matters, building the analysis that answers it, and defending every number in the room. He holds AppraiseItNow's valuation work to that same standard, where a conclusion is only as strong as the evidence and reasoning behind it.

Joe acquired full ownership of AppraiseItNow in 2024 and has led its growth since, expanding the practice across business valuation, fine art, and complex machinery and equipment. He has also invested heavily in the firm's technology, so clients get faster answers and every report benefits from a consistent, well-supported process. He oversees engagement quality across the practice and matches each project to the right credentialed appraiser on the team.

Talon Stringham

Talon Stringham

CPA · ABV · CFE · ASA
American Society of AppraisersAICPA Accredited in Business ValuationAssociation of Certified Fraud Examiners

More than 24 years across business valuation, forensic and investigative accounting, and expert witness testimony. Talon has performed hundreds of gift and estate tax valuations without an IRS challenge on a valuation issue, with subjects ranging from early-stage ventures to an automotive group with over $1.1 billion in combined sales.

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Talon has spent more than 24 years in business valuation, forensic and investigative accounting, litigation support, and expert witness work. On the valuation side, he has performed appraisals supporting audited financial statements for both publicly traded and privately held companies, including purchase price allocations, 409A valuations, option, warrant, and convertible debt valuations, and goodwill impairment analyses. He has provided hundreds of valuations for gift and estate tax purposes while never being challenged by the IRS on a business valuation issue, and has valued closely held companies across a wide range of industries for financial statement preparation, ESOP, divorce, shareholder dispute, and other litigation purposes, including numerous family limited partnerships and holding companies.

His engagement history runs from early-stage bio and med-tech, software-as-a-service, and technology companies to large private groups. He served as lead valuation analyst on a high-profile Florida divorce valuation involving personal goodwill and a disputed value range exceeding $100 million, appraised every entity in a conglomerate of 19 automobile dealerships and 20 real property holding companies spanning 25 automotive and powersport brands with over $1.1 billion in combined sales, and led valuation work for a trucking company with sales in excess of $500 million in a shareholder buy-out.

On the forensic side, Talon has supervised and performed business interruption loss calculations, reconstruction of accounting records after theft, fire, and flood, and investigative accounting for criminal fraud trials, marital estates, and officer and director litigation. He has testified as an expert in personal injury, wrongful death, and wrongful termination matters, and helped defend a company against an alleged $1 billion patent and trade secret damages claim that ended in a judgment under $1 million. He also brings formal training in computer forensics and has recovered electronic evidence for divorce and employment law matters.

Talon earned a Bachelor of Arts in Accounting and a Master of Science in Accounting with a finance emphasis from Utah State University. He is a Certified Public Accountant licensed in Utah, an Accredited Senior Appraiser of the American Society of Appraisers, Accredited in Business Valuation by the AICPA, and a Certified Fraud Examiner. He has chaired the UACPA Business Valuation Committee, served as Treasurer of the Utah Chapter of Certified Fraud Examiners and of the Southern Utah Estate Planning Council, and wrote Understanding Business Valuation: An Owner's Guide to the Business Appraisal Process along with articles in The Utah Bar Journal and The Journal Entry, including Valuation Discounts for Holding Companies.

Justin Ramirez

Justin Ramirez

ASA · ABV · CFA
American Society of AppraisersAICPA Accredited in Business ValuationCFA Institute

Performs fair value and fair market value appraisals of companies and partnerships for tax and financial reporting, purchase price allocations, buy-sell agreements, and lending, with valuation roles at Gordon Brothers, Mercer Capital, and Weaver and Tidwell. Industry coverage runs from real estate holding companies to energy, industrial, and professional services.

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Justin performs fair value, fair market value, and net orderly liquidation value analyses of companies and partnerships for tax and financial reporting, purchase price allocations, mergers and acquisitions, buy-sell agreements, and lending purposes. His clients range from individuals and their counsel, including estate and probate attorneys, to family offices and the management teams of privately held and publicly traded companies.

He is a Manager of Global Valuations at Gordon Brothers and previously held valuation roles at Mercer Capital and at Weaver and Tidwell, formerly HSSK, where he also performed audit reviews of third-party valuations. His appraisal subjects span brand-oriented retail, capital-intensive industrial, energy and utility companies, real estate holding companies, and architectural and engineering firms, with pre-revenue work in biological and medical technologies and biopharmaceutical applications. He was a key contributor to a national energy valuation publication, has been cited in Oil and Gas Investor and the Midland Reporter-Telegram, and has testified as an expert in Texas district court matters.

Justin holds a Master of Science in Finance from the University of Houston and a Bachelor of Science in Economics from Texas A&M University. He is an Accredited Senior Appraiser of the American Society of Appraisers, Accredited in Business Valuation by the AICPA, and a CFA charterholder, and he has appeared as a guest speaker and panelist at the University of Houston and Texas A&M University.

Raymond Ghelardi

Raymond Ghelardi

ASA
American Society of Appraisers

More than 35 years of valuation experience across tax and financial reporting, including leadership of national valuation practices at BDO's valuation arm and CBIZ Valuation Group, and review of valuations prepared by other experts.

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Raymond has over 35 years of experience valuing the securities and intangible assets of public and private corporations for financial reporting and tax purposes, including engagements under ASC 805, ASC 350, and 409A. He is the Managing Partner of Business Valuation Center's New York and Tampa offices and an executive of its parent holding company, and he has long been responsible for reviewing valuations prepared by other experts on behalf of accounting practice clients.

His career includes senior leadership across several national valuation practices: Director at GBQ Consulting, where he headed the New York office; Managing Director, Eastern Region Valuation Services at Ceteris; and Managing Director of Trenwith Valuation, the valuation arm of BDO, where he led teams on financial reporting and tax valuation projects and served as one of three members of the National Leadership Committee for BDO's valuation practice. Earlier, as Chairman of Valuation Counselors Group, he managed all aspects of the firm's business and rebuilt it into a national leader before directing its sale to CBIZ, a publicly traded company, in 1997. He also served as Senior Vice President at Management Planning, Inc. in Princeton, where he helped develop and implement the firm's corporate valuation practice.

Raymond holds an MBA from Emory University, a Master in City Planning from Harvard University, and a Bachelor of Science from Pennsylvania State University. He is an Accredited Senior Appraiser and Senior Member of the American Society of Appraisers and a past president of its Princeton chapter.

Talon, Justin, and Raymond are just a few of the appraisers on our valuation team. Our appraisers hold designations from the American Society of Appraisers (ASA), the AICPA (Accredited in Business Valuation, ABV), and the National Association of Certified Valuators and Analysts (NACVA).

In Depth

Detailed case studies

The full mechanics behind each engagement summarized above: the subject interest, the valuation approach, and the drivers behind each discount.

Case Study 01

Minority interest in a pre-development land holding entity

Pre-Development Stage
Subject Interest
Minority membership units in a single-asset LLC
Underlying Asset
100+ acre undeveloped land tract (Southeast US) with nominal lease income and no structures
Valuation Approach
Net asset value: third-party real estate appraisal less outstanding debt, then discounted at the interest level
Report Use
Fair market value support for estate and gift planning

Discount for Lack of Control

25–40%
  • No distributions, with none anticipated; net asset yield under 1%
  • Benchmarked against published non-distributing partnership data and closed-end fund discounts
  • Portfolio concentration in one non-income-producing asset
  • Restrictions on disposition; shallow management depth
  • Offset: small member group simplifies coordination
■ Amber items reduced the discount

Discount for Lack of Marketability

10–30%
  • Pre-revenue asset with no performance history
  • No market for units; severe transfer restrictions
  • Very long expected holding period with no distribution offset
  • Material debt against a non-income-producing asset
Total effective discount45–55%
Case Study 02

Non-voting minority interest in a completed ground-up multifamily development

Ground-Up Real Estate
Subject Interest
Minority, non-voting membership units in a single-asset LLC
Underlying Asset
Newly delivered multifamily property (Southeast US), developed ground-up over multiple years, in initial lease-up at the valuation date
Valuation Approach
Income approach: discounted cash flow on debt-free net cash flow with a market-derived WACC and terminal growth rate
Report Use
Fair market value support for estate and gift planning

Discount for Lack of Control

20–35%
  • All decisions reserved to a majority of the voting class; subject units carry no vote
  • Benchmarked against published partnership and closed-end fund discount data for leveraged, distributing entities
  • Single-asset concentration and thin management depth
  • Offset: small member group simplifies coordination
■ Amber items reduced the discount

Discount for Lack of Marketability

10–30%
  • No established operating history; property still in lease-up
  • Significant leverage on a single asset
  • Severe transfer restrictions in the operating agreement; no market for units
  • Long expected holding period
  • Offset: prospective rental income supports future distributions
■ Amber items reduced the discount
Total effective discount40–50%
Case Study 03

Minority LP interest in a pre-IPO venture feeder fund

IRA Conversion
Subject Interest
<2% limited partner interest
Underlying Asset
Single-purpose fund holding preferred shares of one late-stage private company
Valuation Approach
Net asset value from the fund's capital account statement, then discounted at the interest level
Report Use
Fair market value support for a traditional-to-Roth IRA conversion

Discount for Lack of Control

25–40%
  • LPs hold zero management or voting rights; all authority rests with the GP
  • Transfers require GP consent in its sole discretion
  • No withdrawal or redemption rights
  • Single-asset portfolio concentration
  • Small, key-person-dependent management team
  • No yield; benchmarked against closed-end funds with comparable concentration

Discount for Lack of Marketability

10–25%
  • No public market for LP interests; severe contractual transfer restrictions
  • No distributions until a liquidity event at the underlying company
  • Supported by restricted stock and pre-IPO studies plus a full Mandelbaum factor analysis
  • Offset: strong secondary demand for the underlying company and a credible near-term IPO path compressed the holding period
■ Amber items reduced the discount
Total effective discount40–50%