CLIENT, INTENDED USE and INTENDED USER of REPORT

APPRAISAL REPORT
12/08 CF-3 / Code
Value Findings / Short Form / Long Form
Partial Acquisition / Total Acquisition / Page 1 of
Type of Property / Des #
Indicate:(Residential, Commercial, Bareland, Farm, Special, Industrial)
Location / Parcel
Owner / Phone / Road
Address / County
Tenant / Contract Buyer / Phone
Address
Land Areas: / Before: / After: / Acquisition
Temp. R/W / Perpetual R/W / PER / Access Rights
CERTIFICATION OF APPRAISER
I certify that, to the best of my knowledge and belief:
That I have made a personal observation of the property that is the subject of this report and that I have made a personal field inspection of the comparable sales relied upon in making said appraisal. The property being appraised and the comparable sales were as represented or referenced within the appraisal.
That the statements of fact contained in the report are true and correct.
That I understand that such appraisal MAY be used in connection with the acquisition of right-of-way for a project utilizing Federal funds.
That such appraisal has been made in conformity with appropriate laws, regulations, policies and procedures applicable to the appraisal of property for such purposes; and that to the best of my knowledge no portion of the value assigned to such property consists of such items which are noncompensable under appropriate established law.
That this appraisal assignment may have called for less than would otherwise be required by the specific guidelines of the Uniform Standards of Professional Appraisal Practices (USPAP), but is not so limited in scope that it may tend to mislead the users of the report, or the public.
That I have no bias with respect to the property that is the subject of this report or to the parties involved with this assignment.
That my engagement in this assignment was not contingent upon developing or reporting predetermined results.
That neither my employment nor my compensation for completing this assignment is contingent upon the development or reporting of a predetermined value or direction in value that favors the cause of the client, the amount of the value opinion, the attainment of a stipulated result, or the occurrence of a subsequent event directly related to the intended use of this appraisal.
That any decrease or increase in the fair market value of real property prior to the date of valuation caused by the public improvement for which said property is acquired, or by the likelihood that the property would be acquired for such improvement, other than that due to physical deterioration within the reasonable control of the owner, was disregarded in determining the compensation for the property.
That the reported analyses, opinions, and conclusions are limited only by the reported assumptions and limiting conditions and are my personal, impartial, and unbiased professional analyses, opinions, and conclusions.
That I have no direct or indirect present or prospective interest in the property that is the subject of this report and no personal interest with respect to the parties involved; or in any benefit from the acquisition of such property appraised.
That the owner or a designated representative was afforded the opportunity to accompany me on the property inspection.
That I have not revealed the findings and results of such appraisal to anyone other than the proper officials of the Acquiring Agency or officials of the Federal Highway Administration and I will not do so until authorized by said officials or until I am required to do so by due process of law, or until I am released from this obligation by having publicly testified as to such findings.
That I have not given consideration, or included in my appraisal, any allowance for relocation assistance benefits.
That no one provided significant real property appraisal assistance to the person signing this report with the exception of those signing below.
That my opinion of fair market value for the property to be acquired and residue damages, if any, as of the / day
of / , which is the effective date of this appraisal is $ / based upon my independent appraisal
and the exercise of my professional judgment.
SUMMARY / PRIMARY APPRAISER
BEFORE VALUE / $
Signature
AFTER VALUE / $ / Named Typed
Appraisal License #
Land Taken / $ / Broker #
Date:
Land Improvements / $
ASSISTED BY
Improvements / $
Signature
Cost-to-Cure / $ / Named Typed
Appraisal License #
Damages to Residue / $ / Broker #
Date:
Temporary R/W / $
Signature
TOTAL DUE OWNER / $ / Name Typed
Appraisal License #
Broker #
Date:
12/08 / TABLE OF CONTENTS
Des. # / Code / Parcel: / Owner:
GENERAL INFORMATION / Page Numbers
Ownership, Occupancy and Certification
Table of Contents
Client, Intended Use, and Intended User of Report
Scope of Project and Scope of Work
Identification of parcels to be acquired and Market Area Description
Site and Interior Sketches
Owner Contact and Property Inspection
Personalty and Realty and Encumbrances
Legal Description
Zoning
Five Year Sales History
VALUE ESTIMATE BEFORE R/W ACQUISITION
Description of Property
Present Use of Property
Highest and Best Use of Property
Valuation Procedure
Indicated Value via Cost Approach
Indicated Value via Income Approach
Indicated Value via Market Approach
Correlation and Final Value Estimate
DESCRIPTION OF RIGHT-OF-WAY TO BE ACQUIRED
Description of Right-of-way to be Acquired
Description of Property
Present Use of Property
Highest and Best Use of Property
Valuation Procedure
Indicated Value via Market Approach
Indicated Value via Cost Approach
Indicated Value via Income Approach
Other Compensable Items
Special Benefits
Correlation and Final Value Estimate
VALUE ESTIMATE AFTER R/W ACQUISITION
Description of Property
Present Use of Property
Highest and Best Use of Property
Valuation Procedure
Scope of the Appraisal
Indicated Value via Cost Approach
Indicated Value via Income Approach
Indicated Value via Market Approach
Correlation and Final Value Estimate
SUMMARY
Breakdown of Estimated Compensation
ADDENDA
Photographs
Property Owner Contact Letter
Market Information
Site Sketch
Engineer’s Sketch
Interior Floor Plan
Comparable Sales
Statement of Limiting Conditions
12/08 / Des. # / Code / Parcel

CLIENT, INTENDED USE and INTENDED USER OF REPORT:

SCOPE OF PROJECT:

SCOPE OF WORK

IDENTIFICATION OF PARCEL TO BE ACQUIRED:

MARKET AREA DESCRIPTION:

12/08 / Des. # / Code / Parcel
SCALE
SITE SKETCH
12/08 / Des. # / Code / Parcel
SCALE
INTERIOR SKETCH
12/08
Des. # / Code / Parcel

OWNER CONTACT AND PROPERTY INSPECTION

PERSONALTY and REALTY

ENCUMBRANCES

LEGAL DESCRIPTION

ZONING

FIVE YEAR SALES HISTORY:

DESCRIPTION OF PROPERTY BEFORE ACQUISITION (Include description of land, improvements, land improvements, etc., as pertinent)

12/08
Des. # / Code / Parcel
Before Acquisition / After Acquisition

PRESENT USE AND/OR HIGHEST AND BEST USE ANALYSIS:

VALUATION PROCEDURE:

12/08 / Des. # / Code / Parcel
MARKET GRID
IMPROVED / BEFORE ACQUISITION
UNIMPROVED / AFTER ACQUISITION
Adjustments (Use Plus + if subject is better or Minus if subject is poorer)
Comparable Number / Subject
Date of Sale
Size
Sale Price
Property Rights
Financing
Condition of Sale
Market Conditions (Time)
Adjusted Sale Price
Net Adjustment (= or -)
Indicated Value of Subject

Explanation and Justification of Adjustments:

Correlation:

Correlated Value
12/08 / Des. # / Code / Parcel
COST APPROACH: BEFORE ACQUISITION AFTER ACQUISITION (If no changes do not repeat)

BASIS FOR UNIT COSTS:

DEPRECIATION EXPLANATION (PHYSICAL, FUNCTIONAL AND ECONOMIC):

VALUATION OF LAND IMPROVEMENTS:

$
SUMMARY OF COST APPROACH
LAND / $
LAND IMPROVEMENTS / $
BUILDINGS / $
TOTAL INDICATED VALUE BY COST APPROACH / $
12/08 / Des. # / Code / Parcel
MARKET GRID
IMPROVED / BEFORE ACQUISITION
UNIMPROVED / AFTER ACQUISITION
Adjustments (Use Plus + if subject is better or Minus if subject is poorer)
Comparable Number / Subject
Date of Sale
Size
Sale Price
Property Rights
Financing
Condition of Sale
Market Conditions (Time)
Adjusted Sale Price
Net Adjustment (= or -)
Indicated Value of Subject

Explanation and Justification of Adjustments:

Correlation:

Correlated Value
12/08 / Des. # / Code / Parcel
INCOME APPROACH / BEFORE ACQUISITION AFTER ACQUISITION (If no changes do not repeat)

SUPPORT:

TOTAL INDICATED VALUE BY INCOME APPROACH / $
12/08 / Des. # / Code / Parcel
VALUE ESTIMATE BEFORE R/W ACQUISITION
COST APPROACH / MARKET APPROACH / INCOME APPROACH
$ / $ / $

CORRELATION AND FINAL VALUE ESTIMATE

LAND $
LAND IMPROVEMENTS $
BUILDINGS $
ESTIMATE OF FAIR MARKET VALUE BEFORE ACQUISITION
DESCRIPTION OF R/W TO BE ACQUIRED

DESCRIBE R/W TO BE ACQUIRED-Land, land and building improvements, temporary and provisional r/w

VALUE ESTIMATE AFTER R/W ACQUISITION

DESCRIPTION OF PROPERTY AFTER ACQUISITION

12/08
Des. # / Code / Parcel
Before Acquisition / After Acquisition

PRESENT USE AND/OR HIGHEST AND BEST USE ANALYSIS:

VALUATION PROCEDURE:

12/08 / Des. # / Code / Parcel
MARKET GRID
IMPROVED / BEFORE ACQUISITION
UNIMPROVED / AFTER ACQUISITION
Adjustments (Use Plus + if subject is better or Minus if subject is poorer)
Comparable Number / Subject
Date of Sale
Size
Sale Price
Property Rights
Financing
Condition of Sale
Market Conditions (Time)
Adjusted Sale Price
Net Adjustment (= or -)
Indicated Value of Subject

Explanation and Justification of Adjustments:

Correlation:

Correlated Value
12/08 / Des. # / Code / Parcel
COST APPROACH: BEFORE ACQUISITION AFTER ACQUISITION (If no changes do not repeat)

BASIS FOR UNIT COSTS

DEPRECIATION EXPLANATION (PHYSICAL, FUNCTIONAL AND ECONOMIC)

VALUATION OF LAND IMPROVEMENTS

$
SUMMARY OF COST APPROACH
LAND / $
LAND IMPROVEMENTS / $
BUILDINGS / $
TOTAL INDICATED VALUE BY COST APPROACH / $
12/08 / Des. # / Code / Parcel
MARKET GRID
IMPROVED / BEFORE ACQUISITION
UNIMPROVED / AFTER ACQUISITION
Adjustments (Use Plus + if subject is better or Minus if subject is poorer)
Comparable Number / Subject
Date of Sale
Size
Sale Price
Property Rights
Financing
Condition of Sale
Market Conditions (Time)
Adjusted Sale Price
Net Adjustment (= or -)
Indicated Value of Subject

Explanation and Justification of Adjustments:

Correlation:

Correlated Value
12/08 / Des. # / Code / Parcel
INCOME APPROACH / BEFORE ACQUISITION AFTER ACQUISITION (If no changes do not repeat)

SUPPORT:

TOTAL INDICATED VALUE BY COST APPROACH / $
12/08
Des. # / Code / Parcel
OTHER COMPENSABLE ITEMS

COST-TO-CURE

$

TEMPORARY R/W AND /OR PROVISIONAL R/W

$

SPECIAL BENEFITS

$

EXCESSLAND

$
12/08 / Des. # / Code / Parcel
VALUE ESTIMATE AFTER R/W ACQUISITION
COST APPROACH / MARKET APPROACH / INCOME APPROACH
$ / $ / $

CORRELATION AND FINAL VALUE ESTIMATE

Land
Land Improvements
Buildings
CORRELATED FAIR MARKET VALUE AFTER ACQUISITION
Less Any Cost-to-Cure, Temporary or Provisional R/W
ESTIMATE OF FAIR MARKET VALUE AFTER ACQUISITION
BREAKDOWN OF ESTIMATED COMPENSATION
Estimate of Fair Market Value Before Acquisition
Estimate of Fair Market Value After Acquisition
DIFFERENCE:
VALUE OF ACQUISITION
Land ($/Unit X No. Units)
TotalLand
Land Improvements ($/Unit X No. Units)
TotalLand Improvements
Buildings
Total Buildings
Total Value of Acquisition
INDICATED LOSS IN VALUE TO RESIDUE;
Cost-to-Cure
Severance Damage
Less Special Benefits
Indicated Loss in Value
COMPENSATION FOR USE OF R/W:
Total Temporary R/W
Total Provisional R/W
ESTIMATE OF FAIR MARKET VALUE FOR ALL R/W ACQUIRED
12/08 / Des. # / Code / Parcel
PHOTOGRAPHS
Date Taken
VIEW
VIEW
12/08 / Des. # / Code / Parcel
PLANS
12/08 / Des. # / Code / Parcel
FLOOD MAP

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