Rolling the Dice on Minority Interest Discounts?

The term "minority interest" when used in the context of a divorce settlement generally refers to real estate and/or business interests in which the parties hold less than a majority share.  If you are the owner of the property being valued, you may want to claim a discount against the value of the property.  Whether you think a discount is appropriate, and what amount that discount should be, probably depends upon which side of the argument you are on.

Generally, the argument is made that a discount in value is appropriate because the minority interest owner has lack of control, lack of marketability, and/or has a cost to partition the interest. 

For example, assume that you own an apartment building with four other people.  1 person owns 60% of the property and each of the other owners has a 10% interest.  The value of the property is 1 million dollars.  If you were one of the 10% owners, your spouse will likely argue that your 10% interest is worth $100,000 or 1/10th of the total property value.  However how much control do you have over the property.  If the business decisions are made by majority rule, you may have very little control over the way the property is managed.  Additionally, do you have the right to sell your 10% interest to anyone that you choose, or do the other owners have a say.  If there are restrictions on your ability to sell the property that may effect the marketability of the property.  The argument being that if you had to sell your interest in the building you might receive less than $100,000 since you would have a smaller number of people you could market the interest to. 

The courts in Nevada have allowed discounts for minority interests, however the amount of the discount has varied significantly and seems to depend upon a number of factors such as:

• The size of the interest
• The number of other owners involved
• The practicality of dividing the interest
• The type of business interest and/or use of the land
• The availability of financing for the undivided interest

Before assigning a value to a minority business interest it is always wise to check with a qualified business or real estate appraiser who can provide additional information about appropriate discounts for minority interests.