I don’t give much merit to website or especially domain appraisals. I had a domain appraised a few years ago and they told me it was worth six-figures …..blah…blah….blah…and gave me a pretty .pdf certificate.
I couldn’t even unload this same domain on Ebay for $50. I think it really comes down to what the market will bear and finding a seller that is willing to pay what your asking. The only best way to value a website in my opinion is by looking at it’s exsisiting revenue