In determining the value or market value of an investment in or on real estate or an improvement to real estate by a carrier authorized to engage in business in this state, the department, in administering this code, may consider any factor or matter that the department considers proper and material, including:
(1) an appraisal by a real estate board or other qualified person;
(2) an affidavit by another person familiar with those values;
(3) a tax valuation;
(4) the cost of acquisition after deducting for depreciation and obsolescence;
(5) the cost of replacement;
(6) sales of other comparable property;
(7) enhancement in value from any cause;
(8) income received or to be received; and
(9) any improvements made.