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Land Valuation 47 Commercial Land Site - SWC of Middle Street and Market Place Drive Sale 1 is located with the closest proximity to the subject property at the junction of I-35E and Little Canada Road. The property has superior visibility and freeway access. The quality of surrounding development is considered moderately inferior overall. A downward adjustment was made for these factors. Sale 2 is located at the junction of County Road B and Rice Street, just south of Highway 36. This location is an outlot to Cub Foods, with frontage along Rice Street. The overall location is concluded to be superior due to the superior visibility, traffic counts, and nearby freeway access. This property is also concluded to have a superior quality of surrounding development. A downward adjustment was made for these factors. Sale 3 is located is located along the northerly side of Highway 96, just west of Hodgson Road as an outlot to Kowalski’s Market. This location in generally superior for visibility, traffic counts, and surrounding development. This property is slightly inferior for freeway access. Based on these factors, a downward adjustment was made for the location of the comparable property. Sale 4 is located in the Anoka County community of Blaine, just west of Central Avenue in an area of retail development. The property has an inferior overall location for freeway access and proximity to the TCMA. Visibility and surrounding development is moderately superior. These factors tend to offset, and no adjustment was made for location in this instance. Size: Generally, as parcel size increases, total price increases, but price per unit typically decreases due to economies of scale. The area of the subject site is 0.62 acres. Typically, larger parcels sell on a reduced unit price basis, and the converse is also usually true. The sales range in size from 0.54 acres to 1.49 acres. The sales are all concluded to be in the same general size range as the subject property, and therefore no adjustments were indicated for size. Shape/Utility: Development utility is affected by shape and other factors, including items such as easements. Regular shaped sites with few or no restrictions from easements and other factors are preferred in the market. The subject property has a rectangular shape with good development potential. All of the sales are considered generally similar with no adjustments indicated. Soils/Topography: Stable subsoils needing no corrective measures for building, and level to moderately sloping topography are preferred in the market. The subject site and all of the comparables appear to have typical soils for the area and generally level topography/ No adjustments were indicated.