Laserfiche WebLink
Executive Summary 13 <br />Commercial Land Site - SWC of Middle Street and Market Place Drive <br />Executive Summary <br /> <br /> <br />Property Type: Retail/Commercial Land <br />Street Address: SWC Middle St. & Market Place Dr. <br />City, State & Zip: Little Canada, Ramsey County, MN 55117 <br />Gross Land Area (SF): 0.620 acres; 27,007 SF <br />Usable Land Area (SF): 0.620 acres; 27,007 SF <br />Zoning: PUD, Planned Unit Development <br />Highest and Best Use - As Vacant: Retail Development <br />Analysis Details <br />Valuation Date: June 5, 2020 <br />Inspection Date and Date of Photos: <br />Report Date: <br />Report Type: <br />Client: <br />Intended Use: <br />Intended User: <br />Appraisal Premise: <br />Interest Appraised: <br />Exposure Time (Marketing Period) Estimate: <br />June 5, 2020 <br />Market Value "as is" <br />June 12, 2020 <br />Commercial Land Site - SWC of Middle Street and Market Place Drive <br />Appraisal Report <br />To provide valuation guidance to the owner of the property for potential <br />disposition. <br />City of Little Canada <br />Fee Simple <br />12 Months (12 Months) <br />City of Little Canada <br />1. <br />1. None <br />None <br />Extraordinary Assumptions and Hypothetical Conditions <br />An extraordinary assumption is defined in USPAP as an assignment-specific assumption as of the effective date regarding <br />uncertain information used in an analysis which, if found to be false, could alter the appraiser’s opinions or conclusions. <br />The value conclusions are subject to the following extraordinary assumptions that may affect the assignment results. <br />A hypothetical condition is defined in USPAP as a condition, directly related to a specific assignment, which is contrary to <br />what is known by the appraiser to exist on the effective date of the assignment results, but is used for the purpose of <br />analysis. The value conclusions are based on the following hypothetical conditions that may affect the assignment <br />results. <br />Valuation Summary <br />Sales Comparison Approach - Land Valuation $/SF $ Total <br />Number of Sales 4 <br />Range of Sale Dates 6-16 to 12-18 <br />Adjusted Range of Comparables ($/SF)$12.14 - $14.15 <br />Indicated Sales Comparison Approach Value $12.59 $340,000 <br />Market Value Conclusion Land Value $340,000 <br />Concluded Exposure Time 12 Months or Less <br />Concluded Marketing Time 12 Months or Less <br />Compiled by NKF