HomeMy WebLinkAboutResolution - 595 - Right Of Way Offer - URA - Emergency Shelter, Parcel #67440-37-9 - 08/28/1980SMT:bs
RESOLUTION
RESOLUTION #595 - 8/28/80
A RESOLUTION AUTHORIZING THE ACQUISITION OF A CERTAIN PARCEL OF LAND IN
THE OVERTON ADDITION FOR THE PUBLIC PURPOSE OF AN EMERGENCY SHELTER OF VICTIMS
OF DOMESTIC VIOLENCE; AUTHORIZING THE INSTITUTION OF CONDEMNATION PROCEEDINGS
AS REQUIRED.
WHEREAS, it has been determined by the City Council that a certain parcel
of land located in the vicinity of 7th Street and Avenue T within the City of
Lubbock, Lubbock County, Texas, should be acquired and developed for public
purposes; and,
WHEREAS, the Department of Housing and Urban Development (HUD) has con-
tracted with the City of Lubbock to provide funds through the Community Develop-
ment Program to aid in the development of such a project; and,
WHEREAS, it is necessary to acquire for public purposes the fee simple
title to the land hereinafter described, Parcel No. 67440-37-9, owned by Frank
A. McNeil; and
WHEREAS, the City Council has caused appraisals to be made of said land
and the value and total damages, if any, to the owner, and all others whose
interest may appear, for fee simple title to said land has been appraised, and
that the City Council finds the price herein offered to be fair and equitable;
NOW THEREFORE:
BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF LUBBOCK:
THAT the City of Lubbock acquire for the purposes of developing a public
facility the fee simple title to a certain parcel of land lying and being
situated in Lubbock County, Texas, and described as follows, to -wit:
Parcel No. 67440-37-9 (2017 7th Street):
Lot 9 and the East 1/2 of Lot 10, Block 37, Overton Addition to the
City of Lubbock, Lubbock County, Texas.
Purchase Price - $43,000.00 (Forty -Three Thousand and No/100 Dollars)
THAT the owner, and all others whose interests may appear, be offered
through the Urban Renewal Agency of the City of Lubbock, Texas, the amount
established as the fair market value and total damages, if any, for fee simple
title and acquisition of said parcel of land for the purposes herein stated,
for the use and benefit of the City of Lubbock, being the amount hereinabove
stated, and that unless accepted forthwith, the City Attorney is hereby
authorized and instructed to institute condemnation proceedings for and on
behalf of the City of Lubbock to acquire fee simple title to said parcel of
land as hereinabove described, for public purposes.
Passed by the City Council this 28th day of August , 1980.
IBI McALISTER, MAYOR
Evelyn `Ga £ga, City S rary-Treasurer
.= �1APPROVED AS TO CONTENT:
Vick �
Vicki Foster, Community Development Coordinator
APPROVED AS TO FORM:
an M. Tom, Asst. City Attorney
ACQUISITION APPRAISAL REVIEW
PARCEL NO. 67440-37-9 PROJECT NAME South Overton Park: 6th Year C. D.
ADDRESS 2017 7th Street, Lubbock, Texas
OWNER (s) Frank A. McNeil
TENANTS (s) None
LEASEHOLD No
LEGAL DESCRIPTION: Lot 9 and the East j- of Lot 10, Block 37, Overton Addition
1. Acquisition appraisal received .................... ........ August 1, 1980
date
2. All corrections by appraiser completed ................... August 7, 1980
3. Appraisal.is adequate and acceptable...................... Yes
4. On-site inspection of Property ............................ August 5, 1980
5. Person accompanyingreview a (date)
ppraiser........ �........... Mr. & Mrs. McNeil, owners
6. On inspection of comparables..... .
August 5, 1980
(date)
7. Any report of unlawful condition or occupancy ............. No
8. Basis for conclusion of value: Approval of the appraiser's valuation is based on
my inspection of the property and review of the appraisal report. Some differences
in opinion were resolved, resulting in corrections and changes within the report,
however, the changes did not affect the final valuation as originally reported.
In my opinion the final "estimate is $ 43,000.00
I hereby certify that I have no interest, present or contemplated, in the property; and
to the best of my knowledge and belief, all statements and information in this report
are true and correct, and no important facts have been withheld or overlooked.
August 10, 1980
DATE
i
�' REVIEW APPRAISER
+ r
Buildings & Structures APPRAISAL REVIEW
(Whole Taking)
Tenant -owned Building, Structure,
Fixture & Other
1.
2.
--------------
Land ................... $ 6,000
$ 6,000
TOTAL ................. $ 43,000
-- $ 43,000
Partial Taking
Whole Property
Part Taken
Remainder Before
Remainder After
Damages
TOTAL TAKING AND DAMAGES,,,
...........................
-2-
Valuation
Valuation
1. Main Structure (Tri-plex)
$ 28,700
28,700
2.
3.
4. a
' Garage ............
4,800
4,800
Fence ...............
Landscape...........
250
250
Cellar .............
Other .............. Flat concrete
1,250
1,250
Other ............... Furniture
2,000
2,000
Other ...............
Other ...............
Other ...............
Other ...............
Tenant -owned Building, Structure,
Fixture & Other
1.
2.
--------------
Land ................... $ 6,000
$ 6,000
TOTAL ................. $ 43,000
-- $ 43,000
Partial Taking
Whole Property
Part Taken
Remainder Before
Remainder After
Damages
TOTAL TAKING AND DAMAGES,,,
...........................
-2-
EMERGENCY SHELTER FOR BATTERED PERSONS
EXPENDITURES AND ESTIMATED COMPLETION COSTS
3-31-81
APR 9 1991
Approved Budget
Balance
$ 66,000.00
Acquisition
$46,138.25
Balance After Acquisition
19,861.75
Rehabilitation Expenditures
Incurred to Date:
Architect Fees
1,800.00
A-1 Electric
2,997.29
DDH Framing
5,744.96
Thornton Heating/Air
Conditioning
2,312.26
Fairman Painters
525.00
Miscellaneous
304.00
13,683.51
Balance of Funds
6,178.24
Estimated Cost of Completion
DHH Framing
1,500.00
4,678.24
A-1 Electric
1,090.00
3,588.24
Thornton Hearing/Air
Conditioning
150.00
3,438.24
Fairman Painters
(interior &•Exterior)
4,375.00
(936.76)
Rowe Plumbing
800.00
(1,736.76)
Flatwork
2,000.00
(3,736.76)
Floor Covering
2,700.00
(6,436.76)
$12,615.00
$(6,436.76)
Total Estimated Cost of Renovation - $26,298.51
e,4 ITEM
SUMMARY OF RENOVATION WORK
AT THE
EMERGENCY SHELTER FOR BATTERED PERSONS
Electrical Contract: A-1 Service Electric
Complete:
1. New wiring installed in kitchen, bathrooms, and hook-up
on heating units in attic necessary for code compliance.
2. Old service unit taken out and new service installed on
back of house.
3. Old panels and meter bases removed.
4. Old light fixtures removed.
5. New wiring installed in new walls.
6. Installed bathroom heater lights, exhaust fans and switches.
7. Structure inspected by City.
To Be Completed:
1. Install light fixtures.
2. Install new grounded receptacles, switches and plates.
3. Connect air conditioning units.
4. Final inspection.
Heating Contract: Bruce Thornton Contract: Bruce Thornton Heatingand Air Conditioning Air Conditioning
Complete:
1. Installed three furnaces and vents.
2. Installed new duct work.
To Be Completed:
I. Install supply grills.
2. Final inspection of furnaces.
(1)
,, a p � r" 171
Construction Contract: D.D.N. Framing Contractors
Complete:
1. Downstairs Renovation: Includes, sheetrock, patching, fram-
ing and trim of two bathrooms, two kitchens, two living
rooms and all bedrooms units.
2. Upstairs Renovation: Includes sheetrock, patching and fram-
ing necessary to convert full apartment unit into three
betroom units and one bathroom.
To Be Completed:
1. Upstairs sheetrock and trim.
2. Installation of interior doors.
3. Remove center exterior door and replester outside wall.
Painting Contract: Fairman/Wall Painters
Complete:
1. Exterior surface water blasted and primed.
To Be Completed:
1. Texture all ceilings.
2. Tape and texture interior walls.
3. Glaze, putty and prime exterior windows.
4. Paint exterior and interior walls.
Plumbing Contract: Bryan Rowe Plumbing Company
Complete:
1. Water, sewer and gas lines tested for compliance with
code.
2. Two water heaters tested one may need replacing on two
years.
3. Old plumbing fixtures removed In kitchens and bathrooms.
To Be Completed:
1. Tie-in air conditioning units.
2. Replace plumbing fixtures.
(2)
171
To Be Completed:
Flatwork: Parks and Recreation Department
1. Remove existing concrete porch.
2. Install wheelchair ramps and porch landings.
3. Extend west driveway for access to rear parking to meet
off-street parking requirements.
Floor Covering
1. Existing linoleum will remain in kitchen and bathroom.
2. Carpeting in living rooms and bedrooms.
U"
(3)
EMERGENCY SHELTER FOR BATTERED PERSONS
CHRONOLOGY
Fall,1978 - The Women's Protective Services, Inc., requested fund
Ing from the CDBG program to help establish a shelter
for battered women.
January,1978 - The 1979-80 (5th Year) CDBG Application was approved
with $6,000 allocated to an Emergency Shelter for Battered
Persons. The funds were to be used for the development
of plans for the renovation of the structure at Avenue
L and 16th Street.
In the second
year of the Three Year Plan, funds in the
amount of $60,000 was included at an estimated cost for
the proposed renovation of the structure at Avenue L
and 16th Street.
June, 1979 -
HUD approves the 5th Year Application and the $6,000
Is available, however, the availability of the Avenue
L site is in question.
The owner of the property, Mrs. Xen Oden, was willing
to donate the house to the Women's Protective Services,
however, ownership of the land would not be transferred.
This arrangement would not satisfy the City Attorney
for compliance with Section 3, Article 52 of the Texas
Constitution.
Fall, 1979 -
During the development of the 1980-81 (6th Year) Appli-
cation, the Women's Protective Services revised the
request for funding to include acquisition of a structure
as well as renovation. The funding requested remained
at $60,000.
January, 1980 -
The City Council approved funding at $60,000 for the
acquisition and renovation of a structure for use as an
Emergency Shelter. Funding was subject to the condition
that the Women's Protective Services, Inc., demonstrate
the ability and resources necessary to operate the Shelter.
May, 1980 -
The application package for non-profit private agencies
to request CDBG funds was adopted. The Women's Protective
Services, Inc., presented the requested information on
operating resources in this format.
(1)
® 0
The Junior League of Lubbock approved a one-year grant
to the Women's Protective Services, Inc., for the opera-
tion of the Shelter. This funding was conditional on
acquisition of a site by September, 1980.
June 1, 1980 - 1980-81 CDBG Application was approved by HUD.
June 26, 1980 - City executed a Funding Agreement with the Women's
Protective Services, Inc., for the acquisition and reno-
vation of a shelter. The Agreement provided that the
City would own the facility to be leased to the Women's
Protective Services.
June - August Three sites are proposed for acquisition:
1980
1. South Overton on 13th Street: Site was rejected
due to opposition from the South Overton Associa-
tion.
2. 2319 Main was rejected due to owner's reluctance
to sell and to avoid possible condemnation pro-
ceedings.
3. 2017 7th Street was proposed for acquisition
which occurred on approximately September 15,
1980. The cost of acquisition was $46,138.25.
September 24, 1980 -Established a tentative time schedule for selection
of an architect and contractor to do the renovations
to the 1946 structure. The proposed request for pro-
posal called for the conversion of the triplex into a
duplex together with the renovations needed for building
code compliance.
September 30, 1980 - Due to the limited funds available for the renovation,
Floyd Nesbitt suggested using the architect retained
an hourly contract by Parks and Recreation to prepare
the plans and to sub -contract out the various work
functions on an hourly basis.
October, 1980 - Ron Beard, Architect, agreed to prepare the renovation
plans and specifications for the Shelter.
October 28, 1980 - The renovation plans and the costs estimates were reviewed
by the Community Development and Park's staff together
with the President, Shelter Chairman and Executive
Director of the Women's Protective Services. The
minimum cost of the renovation was estimated to exceed
$28,500 which was in excess of the funds available.
The WPS representatives suggested they seek donations
for materials such as lighting and plumbing fixtures,
paint; carpet, fencing and concrete. The donations
would possibly reduce the cost $7,000.
(2)
March 31, 1981 All work.currently in progress at the shelter is stopped.
(3)
The renovation plans were altered to reduce the costs.
The replacement of the roof was omitted, air contition-
ing was omitted as well as window coverings. The omitted
items resulted in a reduction of $4,500.
November 31, 1980
- Final review of plans and list of donations by staff
the Women's Protective Services, and the Architect.
December, 1980 -
Architect prepares detailed specifications and bid
documents for five sub -contracts: construction, electrical,
heating, plumbing and painting.
January 31, 1981 -
Notice to Bidders is advertised.
January 26, 1981 -
Bid opening all bids are on an hourly basis with the
total estimated cost below $3,000 per contract. City
Council approval is not needed.
Floyd Nesbitt issues purchase orders for the low bid on
each of four contracts: construction, electrical,
heating, and painting.
January 30, 1981 -
Pre -construction Conference conducted.
February 2 - 9,
1981
Notices to Proceed are issued as contractors completed
and return all contract documents. Contractors must
complete all work within 60 days.
March 16, 1981 -
Building permits are issued for renovation work after
construction was begun.
March 25, 1981
Upon receipt of a partial payment, review of the fund-
ing reveals that completion of the project will result
in budget overrun.
March 31, 1981 All work.currently in progress at the shelter is stopped.
(3)
APPRAISAL REPORT
ON
TRIPLEX
LOCATED AT
2017 - 7th STREET
LUBBOCK, TEXAS
PREPARED FOR: Urban Renewal Agency
City of Lubbock
Drawer 10336
Lubbock, Texas 79408
PREPARED BY: Goddard and Associates
#33 Briercroft Office'Park
Lubbock, Texas 79412
DATE: July 10, 1980
,
' RESIDENTIAL APPRAISAL REPORT
molar, ty Ad0,t„S 20177th Street
Lubbock County Lubbock state Texas _ zre Code 79415
lrfl1 f7rx.r 1n,on Lot 9 and East h of Lot 10 Block 37Overton Addition
y
Property 11jilthis Appraised 0 Fee OlLesseholclUDeMinimis PUDIFNMA only Condo OPI
ne,,,arRral f_tt,tr Tomes $--City and School 34 a-a.nd-County_ _ 61.31 _
Total Taxes $402.06
occunant None
-The purpose of this appraisal is to estimate market value and the expected function
of this annraisal is to'aid the client in acquisition decisions.
CITY DATA
i�1.1.7% o t e of Lubbock at 14Q 1�1 an the
Lubhnck __ Me_tropolitan area at Y7 ,295, Lubbock has enjoyed a continuous grwth
trend..._.
"TFie economic as
center_of one of the most productive agricultural ijr As fn .h na ion;_ TFt�¢r� tturai_
aspecl;s�of i he economy are broad and stronglyjompi imented by T xaS a -h Untyprsity,
The established growth direction of th�h ;ettth�
_ th�it contr�b_1�e io the city's centtni,pd grow are the continued development o e
Texrts Tech campus in a westward direction,,the western location of Lubbock Christian
Collegf� and Reese Air Force Base.
NEICHBORHOnD DATA
Locnuon
t
16MUrben
USuburban
uRural
Good Avg. Fair Pon.
nn+tl un
Mover 75%
0.25% to 7S%
OUnder 75%
Employment Stability
. ❑
❑ 0
O
G,nwth nate O Ftrlly Day.
❑nspid
❑Sleadv
Mslow
Convenience to Emolevment
0.0
0
❑
rrorrriv vahrnt
❑tncreasing
aStabie
❑Declining
Convenience to Shopping
0-
1e7F
Wu ❑
0
i7rr"And/Sunnty
05hortago.
IN In Balance
00ver supply
Convenience to Schools
0
❑ 0
❑
Mnfkrtmp t tmP
❑Under 3 Mos.
04-6 Mos.
(30ver 6 Mos.
ouality of Schools
0
0 ®
❑
('r-ent wand U•P40 % 1 Family 35% 1-4 Fsmlly?5%Ants.
—%Condo!%Commercial
Recreational Facilities
0
0 ❑
❑
_..__% Industrisl^_% Vaeant _%
Adentracy of Utilities
0
0 ❑
❑
Chnnnr, t., r,r.Pnt i.and Use
0 Not Likeiv
❑Likely 1.1
®Taking Place 1.1
Property Compatibility
0
(a io
❑
101 From single family To ,multi
-family
Protection fromDeirimentatCondhions
O
O ®
0
Prrdnrnma�t Oceuooney
❑Owner
®Tenant
% Vaunt
Police and Fire Protection
❑
0 Q
❑
Sinnle Fam,iv nice Range
s$,000 tot 40.000 Predominant Value$Z()annn
General Appearance of Properties
0
❑ 0
0
Slnnle Famriy Am,
15 rt A
n Predomitlant
A in An
A I M k
M
Q
v o v ge - yrs s to sr et
c n onItttinclydinpthesefactorssdverselyaffectingrnarketabilityl This is an older 'area located centrally within the
City having good access to the downtown area an Mas Tec9 OfilversIty,The ma ori f
occupants are student tenan s or low income residents and lack of pride of ownership
"iTfie "rise of fhe crime rate in this area of Lubbocks considered a negative influence upon marke
values in the subject neighborhood, and has een w tnessed by the lack of interest in new
-d6veTopfients.
s
' SITE DATA
nimrntrn�l __ _. 7.5' x 127.5' _ 9562.5 Sq. Ft or Acres p Corner Lot
70ninq R_2 _ Present improvements ❑ do ® do not conform to rontnq requtaftons
11,911ett and I,rti use W Present use ❑ other (specify)„__
PuM,c Otherloescribel OPF SITEIMPnOVEMENTS Topo— basically level
Flec. I - Street Access: C&Puhlic ❑Private sire adeaU _
res O Surface asphalt Shape_ rectanaula_
Water Mamtenonee: Q Puhlic ❑ Private View fair _
Snn.Sewn. j� —_ . ❑ Storm Sewer [{Curb/Gutter Drainage adequate ,.
Uriclerp'nund Elect. & Tel.,8 Sidewalk WSIreet Lights • Is the property located in a HUD identified Flood Haeard Ares? +ea,/ No ❑ yes
Comments (Favorable or unfavorable including any apparent adverse easements, encroachments or other adverse conditions)
easements or encroachments were observed at the time of the appraisal ins ection
This appraisal was done on the assumption that the subject improvements pre-existed
current zoning requirements, and thus its non -conformity to existing ordinances is
allowed.
IMPROVEMENT DATA
IM Existinq (clown- yi•- bit.) 19 4U JNo. Units I IType Idet, duplex, semi/dot, etc.) Design (rambler, split level, etc.) Exterior Wells
P] rnpriv!d 0Under ContfruchonNo. Stories detached triplex stucco
nnnl mote'.01 - - Gutters f4 Downspouts W None Window ITypel:--w000d Insulation ❑ None OFIonr
eQmposi ❑Storm Sash wScreens Comhmatiun ❑Ceding ❑Roof ❑Walls
Fo„nrtatvn,, Wnns !6 Basement in Fldor Dram Finyheti Ceding insU a ion unknown I
w�
j ier�nd outside Entrance ❑Sump Pump Finished Wells
r- ,
[RCrnwl Si.acn Concrete Floor _ % Finished Finished Floor
❑Sleh nn Grnrin Evidence ol: ❑Dampness [Termites ❑Settlement
Cnmmenh _
_ Each A artment: _
-Roo_m Lis, _. Foyer LivingOinin Kitchen Oen FamilyAm. Roc. Rm. Bedrooms No. Sethi LaundryOther
Rascment .r V
III _Level
_ X X 2
2nd Level ,
Tntal Rnorrts Bedrooms Its in finished area above
•-
g rade.
_
Krtchan Fou one: Relrigerotor Range/Oven Oispotel Diehwasha �Fsn/Hood Compactor Washer
Dryer CJ
_
fir. turn.
`HEAT Type Fuel gas Cond. avg AIR COND: ❑Central ®other eve
� (,�Adequate 0Inadet7wte
F ioort 1_.J Hardwood Cerpat Over end vinyl t� 1 E
Good Avg.
Farr
Porn
Wnus [ii 0rywall [,]Pfeffer ( wood baneT
OVliity OI Construction (Motorists t>k Finish)
❑
❑
0
(,
Irtm/Fmith [Good ❑Averapo ®Fair ❑Poorsr
Condilionollmprovemants
❑
®
Im
❑'
Rath Flenr CjCernmic (R Vinyl tile
Rooms slti and layout
❑
❑
®
❑
Path Weir+vrnt [ICnremle P-9 _hardboard
Closets and Storage
❑
O
0
❑'
Snnr-ni F nehirits (including fireplaces):
Plumbing—adequacy end condition
❑
O
a
❑ 1
Electrical -adequacy end condition
0
❑
IN
❑
Kitchen Cabinets-tdequacy and condition
❑
CR
(10
❑
'ATTIC R1C res ONei ❑Stairway ❑Orop•steir ❑Scuttle ❑ Floored
Compatibility to Neighborhood
❑
W
W
Q
Finished l0tncribel access y Alit, 8 ❑ Heated
Overall Lsvpbtltly
❑
®
®
❑
CAR STOnA(;F (XGnrnge �8vitt•sn ❑Attached ( Detached ❑Gar Port
Appeal end Marketability
❑
19
®
❑j
Na Ctirs _2 JXAd@c1uaIeLJInsdeciunIe Condition
Effective Age -2 -5 -Yrs. Est, Remaining Economic Life
yrs 11
PORCF-tFS, PATIOS. POOL, FENCES, tile. (describe) 1690 square feet of concrete stoops and flat concrete )
__wal.kS andAriyes, Nature shrubs_
COMMFNTS (includinp functional or physical inadequacies, repairs needed, modernization. etc.)
Needs_Qxte ir'or paint on trim and stucco. _
er
L
Co
lit
30
39.8
2017 7th Street
t
C,
C
BR
C
BR
BR LC
B
BR
8 co
U
K
K
C
LR
LR
"All
., c„
2017 7th Street
t
Front view of 'subject.
Rear view of subject.
Q
View of East side of subject.
View of detached garage looking south.
1
Street Scene. Looking east along 7th Street.
List of Furnishings:
APARTMENT A
APARTMENT B
APARTMENT C
1 vinyl sofa
1
gas range
1
sofa
2 vinyl chairs
1
Westinghouse refrig.
1
coffee table
1 vinyl rocker & stool
1
space heater
2
end tables
2 end tables
1
dinette & 4 chairs
1
chair
1 coffee table
1
small sofa
l
dinette & 4 chairs
1 dinette set & 4 chairs
2
chairs & end table
1
Frig, refrigerator
1 Frigidaire refrigerator
l
full bed + bedding
1
Tappan gas oven -range
1 Tappan gas stove & oven
1
chest of drawers &
1
- � bed + bedding
2 full size beds + bedding
mirror
2
chest of drawers
1 chest of drawers & mirror
1
chest of drawers
1
full bed + bedding
1 chest of drawers
1
- ? bed & bedding
1
dresser w/mirror
2 table lamps
1
night stand
1
lamp
t
iMCnME APPROACH
Support of Income Data:
In order to estimate subject's monthly economic rent, the following
comparables were analyzed.
Rent Rent Per
Comp Address Monthly Rent Bedrooms Square Foot Square Foot
1_ 2402 15th (duplex) 250 bills pd 2 910 27.51 •
2 2023 9th (duplex $200 bills pd 1 900 22.21
3 802 Av.R (duplex $225 + bills 2 875 25.71
4 2102 17th (duplex) $250 bills pd 2 1017 24.61
The market rental range of 22.2¢ to 27.51 supports the existing rents of the subject
before vacated. Subjects garage is not presently rented but could probably earn "say" $15/mo
Based on these comparable sales, the indicated economic rent; for subject
is estimated xUUxxxpxarxxvu*x to be as follows: " " jjQ sf x ���:�4
= J� $15/garage
The following comparable sales were utilized in arriving at the proper
GRM for processing the economic rent into a value estimate.
Sale No. Sale Indicated G_RM_
1 1919 17th 62.8
2 2023 9th 61.03
3 2123 18th 53.29
4 2402 15th (under contract) 56.40
(lased on these comparable sales, the most reasonable GRM for application
toward subjects economic rent is
Estimated Monthly Gross Rent Multiplier ----------- ------------------- 62
Fst:imated W furnished Monthly Economic Rent--------------------------- 680
Gross Rent Multiplier Times Monthly Gross; Rent Multiplier---------
a , 11 to
VALtIf-_ INDICATED by the INCOME APPROACH-------------------------------- 42,160
COST APPROACH
Meanrremenu No. Stories SQ. Ft.
+39.8. 47.8 x
ESTIMATED REPRODUCTION COST - NEW - OF IMPROVEMENTS:
Dwelling 2789 Sq. Ft. a s23�_-
rte. Ft. o S
Ettires
: 64,147
•
+20.0. 47.8 ,r
_
-23.Qa 3.0 R
r
X
�_
Porches, Patios, .n. i n Fate
oaraoefcer Port 00 S4. Fe. f S 8. 00• 4,800
Site Improvements fdrlvewey, landscaping, ate.) •
Total Estimated Cost Now . . . . . . . . 1z 70,447—
Lnf Physical Functlonal 1Eeo"amic
Depreciation s 35,000 s t 5 000
Depreciated value of improvements . . . . , . ;'�—.-,35.447
ESTIMATED LAND VALUE , ._ ^ 6,000
III leasehold, show se
only laahold value) ( Ai 2,000
INDICATED VALUE EY COST APPROACH. , S `433447
_
I eu1 1t o#% t wing Argo Will In Market Date Analy,tt below) 2
Commons nn lorwAinn►t and eCottomic obsolascenw:
The extensive physical depreciation
overshadows any Dossib. economic Or
funs l lgnal de reciation.
^i _`
{ I
MAaxET' OPROACH
The unrlrrtlgnrrl Int rreltad threl recent ,alit of pro0arttel molt simlter 0d ArOAlfn11114 to lubleci and SO Considered thele in the M011 analYlrl the d"Cr,n.
Ito" inrl,trl�, n rin'l,+r adiulUnenl, ►eflaclinq market reanion to theta ileml of efgniliconl varmion between the 11011-0 and COrnoarabla 110OOer1N1. If .a.itOrnlKant
Ilrrn In the rn-1,*rnhln property IS superior 1.0, or mOre favorable than, the sublect proverty, a mp
inul 1.1 adlust,rnl it made, thus reducing thf inditated VNue Of
tuhlerl, it n vii—I'rnn, ttnm In the enmnarnhle i, iniarior to, Or less levoroble then, the suhleel proplrlY. a Olul 1+1 ediustmenl is made, thus increasing ihf Ind'C$
ITrnn
Subject Property
COMPARABLE NO. i
COMPARABLE NO. i
COMPARABLE NO. J
Arldrim
2017 7th
2023 9th
2123 18th
1919 17th
rrQll lrr,it lr $'rh
sn,r. rrtrr
s N
s 32,650
12 hlnr-ks-
44 4 500
IT hlnr-ks
49,950
rocatuv,n n•rNI
:$ 16.16
W
'=17.3Q
DPie sny'cc IiDsnegtionrealtor
• •
real for
real for
I)n,e M Sern nnri
DESCRIPTION
DESCRIPTION Atl} �I ant
OESCRIPTION
AAI tlm�nt
DESCRIPTION
Adlusi�e-
7-.80
4-80
5-80
8-79
t
Time Arilns,mmn,
Utjpg j t
3
3 '
5
5
'
.Un
gl,erv;gw
75 FF
50 FF @ 90
+1,500
50 FF @ 00
► +12000
00
- , d
o"Inend nn,
stucco/comp
stucco/comp
as healt comp _
—
woo comp
,
OI1Rllty �, limn„_
fair
air I
fa�i—r-
,
air
I
Ape.
yrs
years
years
years
,
Condition—
avg a r
avg ,
- ,
avg air
avg air
—+--
I
I_Iv1m,1 Arrn Mnnm
Total B•rml Be_ th$
-Ti
Total ' B-rms i Baths
-br3T
Total , B•►ms I Baths I
10 ' 5 5 I 000
,
Tout r B•rml r Bh
--F, -1, 00(
rn,1n1 and Tnlnl
, .
,1, 1
�sg.F1,
-1,
I
crtm Ltv,n Arno
2789 sn.Fc.
none
2021 Sq.Ft,
unf.bsmt
+9.200
3100
-3,700
2887 Sq.Ft`,
-1,20(
nniMnenl & nsmt
none , none
I
r InHhnr/ rtnnms
,
I
a„neilonnl uliiit
avg
'
av
'
aV
Air Ccintlolmnimn
evaD
evap
evap
,
evap
I
Gare eiCnr limit
z.Ldetached
no
+1.000
no
—T
' +1,000
1-cp,
9+, 0(
rorrhns, rnl,n. —
'
t
rnntl, Atli.
i
Other In r.n.
furnished
yes i
yes
yes
1
t,tnrni. 1010,nn1
erlit+n., hn-i"'”
fre stnd oven
yes
yes
i
yes
'
r
remnrintnn,l
refrigerators
Yes 'yes
Yes
Writ nr r.nn.,rtnn
Assm
Cash
i
personal
Cnnrn„+nit
1
i
t
I
Not Adl, iTntrttl
_
Plus; ❑ Minus .s
:s
43,350
Plu_/;2_Mlnus
�s
41,800
-'�s
2,800
47,150
Innlirnln.t
n, !i,tl•inr,
Cnmmnn,r nn Mn.lrnl onto Sale No.
1 is considered the best )f
value for
the subject
due to
its similarity in location and construction.
gale No. 3 is considered
o
be the extreme
high_
side of t_ etl�m r 1 1 e sale No z supports cioseiy the value conclusion Daseo on 3d I e 14U. 1.
T l ZE t $ 43,000
Finnl noreneillaninn• The three avDroaches to value indicate a narrow range of $42,160.to $43,447.
-Ihp Market data Anproa,ch is believed to most ose reflect u er behavior in the mare ar
wac .hereb
I ESTIMATT TILT MAnxET VALVE, A DEFINED of SV CT PROPERTY AS OF July 10 19 80 to bet 43,000
Altprelsrrl t) ' t
J J. Goddard, M.A.I.,S.R.P.A.
ARBITRARY BREAKDOWN OF FINAL ESTIMATE OF VALUE
Land $6,000
Main structure 28,700
Garage .41,800
Concrete 1,250
Landscape 250
Furniture 2,000
$43,000 Total
CURRFNT OWNERSHIP DATA
DATE:
12-23-70
GRANTOR:
First Baptist Church
GRANTEE:
Frank A. McNeil
tiOOK AND PAGE:
1254 - 43
SALE PRICE:
Not known
ARBITRARY BREAKDOWN OF FINAL ESTIMATE OF VALUE
Land $6,000
Main structure 28,700
Garage .41,800
Concrete 1,250
Landscape 250
Furniture 2,000
$43,000 Total
ASSUIPTIONS AND LIMITING, CONDITIONS
The appraiser assumes:
1. That the legal description furnished is correct.
2. That the title to the -property is good.
3. That the property is free and clear of all liens.
4. That the property will be properly maintained.
This report is submitted subject to the following limiting conditions:
1. That no guarantee is made as to correctness of estimates
or opinions furnished by others and used in making this
appraisal.
2. That no liability is assumed on account of inaccuracies
or errors in such estimates or opinions.
3. That no liability is assumed on matters of a legal
character affecting the property, such as title defects,
over -lapping boundaries, etc., and no right to expert
testimony.unless adequate arrangements for fees are made.
4. Engineering survey furnished is assumed to be correct.
5. The appraisal fee is not, in any sense, contingent upon
anything other than delivery of this report.
The undersigned does hereby certify that, except as otherwise noted
in this appraisal report:
1. I have no present or contemplated future interest in the real
estate that is the subject of this appraisal report.
2. I have no personal interest or bias with respect to the subject
matter of this appraisal report or the parties involved.
3. To the best of my knowledge and belief the statements of fact
contained in this appraisal report, upon which the analysis,
opinions and conclusions expressed herein are based, are true
and correct.
4. This appraisal report sets forth all of the limiting conditions
(imposed by the terms of my assignment or by the undersigned)
affecting the analysis, opinions and conclusions contained in
this report.
5. This appraisal report has been made inconformity with and is
subject to the requirements of the Code of Professional Ethics
and Standards of Professional Conduct of the American Institute
of Real Estate Appraisers of the National Association of Real
Estate Boards.
6. No one other than the undersigned prepared the analysis, conclu-
sions and opinions concerning real estate that are set forth in
this appraisal report.
Ji Goddard, M.A.I.,S.R.P.A.
RESTRICTIONS UPON DISCLOSURE AND USE
1. Disclosure of the contents of these appraisal reports is
governed by the By -Laws and Regulations of the American
Institute of Real Estate Appraisers of the National
Association of Real Estate Board.
2. Neither all nor any part of the contents of these reports
(especially any conclusions as to value, the identity of
the appraiser or the firm with which he is connected, or
any reference to the American Institute of Real Estate
Appraisers or to the Society of Real Estate Appraisers
or to the M.A.I. or S.R.P.A. designation) shall be
disseminated to the public through advertising media, public
relations media, news media, sales media or any other public
means of communication without the prior written consent and
approval of the undersigned.
C
DEFINITION OF MARKET VALUE
The term "market value," as used in this appraisal, is defined
in the book entitled REAL ESTATE APPRAISAL TERMINOLOGY, first
printing, 1975, on page 137 as follows:
The highest price in terms of money which a property will bring
in a competitive and open market under all conditions requisite
to a fair sale, the buyer and seller, each acting prudently,
knowledgeably and assuming the price is not affected by undue
stimulus.
Implicit in this definition is the consummation of a sale as of
a specified date and the passing of title from seller to buyer
under conditions whereby:
1. Buyer and seller are typically motivated.
2. Both parties are well informed or well advised,
and each acting in what he considers his own best
interest.
3. A reasonable time is allowed for exposure in the
open market.
4. Payment is made in cash or its equivalent.
5. Financing, if any, is on terms generally available
in the community at the specified date and typical
for the property type in its locale.
6. The price represents a normal consideration for the
property sold unaffected by special financing amounts
and/or terms, services, fees, costs, or credits incurred
in the transaction.
ADDENDA
Improved Sale Comparables
Rent Comparables
Land Comparables
Comparable Maps
IMPROVED SALES COMPARABLES
IMPROVED SALE NO. 1
LEGAL DESCRIPTION:
DATE:
GRANTOR:
GRANTEE:
ROOK AND PAGE:
ADDRESS:
LAND SIZE:
SALE PRICE:
IMPROVEMENT DESCRIPTION:
2887 sf. Living Area
wood Siding
comp Roof Cover
OTHER FEATURES:
Conditon: average
Monthly Rent: $795
Cross Rent Multiplier: 62.83
Overall Sq.Ft. Sale Price:$17.30
Lot 10 and E h of 11, Block 20
Overton Addition
8-8-79
Lancie Green
Wade Stewart
1652 - 743
1919 17th Street
75' x 127.5'
$49,950
10 Rooms evap Cool
5 Bedrooms FF/wall Heat
5 Baths cpt. & vin Floors
no Garage
t � r
IMPROVED SALE N0. 2
i UAL nFSCRiPTION:
DATE:
r,RANTOR :
r,RANTFE:
Rom Atli) PAU:
ARwss:
1 AND SUE:
SALE PRICE:
MPROWMENT nESCUPTION:
2021 sf. . Living Area.
stucco Sidinh
Comp Rnof Cover
OTHER FEATURES:
Lot 12, Block 39, Overton Addition
a-28-80
Lucille Maier
Ed McAfee
1687 - 897
2023 9th
50' x 127.5'
$32,650 assumption
2 Rooms
1 Bedrooms
1 Baths
Cnnditon: average
Monthly Rent: $535.00
cross Rent Multiplier: 61.03 CRM
overall Sq.Ft. Sale Price: $16.16
evap Cool
cent& ,__ " t
J
cpt.vinyi Floors
no garage
t
• INIRROVEQ
SALE N0. 3
lI'hAL nFSCRTPTION:
Lot 12, Block
49, Overton Addition
DATE:
5-6- 80
nRANTOR:
Carl Sanders
nP ANTFE:
Unidentified
ROOK AFlh PAnE:
Not recorded
AIIDRESS:
2123 18th Street
I.ANO S17E:
50' x 180'
SALE MICE:
$44,500 cash
IMPROWMENT DESCRIPTION:
3100 Sf Livinq Area
2 Ronms
evaD Cool
as It Sirlinq
Bedroom
,jet Neat
camp Roof Cover
1 Baths
carpgt _Floors
no r,arage
OT14FR FEATURES
r;nndi ton : average
Monthly Rent: $835
r,rnr,s Rent Niltiplipr: 53.29
Nprall Sq.Ft. Sale Price: $14.35
IMPROVED SALE NO. 4
Irr,Af. nFSCRTPTTON:
Lot 24, Block
102, Overton Addition
PATE:
7-9-80
nRANTOR:
under contract
nRANTFF:
not yet closed
ROnK AND ME:
WRFSS:
2402 15th
i ANTI ST7.E:
50' x 127.5'
SALF MCF:
$55,600
TMPROVFMENT nFSCRIPTTON:
y3122 sf Ci vinq -AreA
13 Roams
evap Cool
_BV Siding
8 Bedrooms
cent/.iet Meat
comp Rnnf Cnver
5_ Baths
-carpet Floors
.IIS-_ PArrge
OTIIFR FEATURFS
Conditon: average/fair
Mnnthl.y Rnnt: $985
rwns5 Rent Multiplier: 56.45
Overall Sq.Ft. Sale Price: $17.81
RENT COMPARABLES
OWNER:
Ford .Robertson
A(1DRESS:
2402 15th
LAND SIZE:
50' x 127.5'
MONTHLY RENT:
$250 bills
paid - furnished
MONTHLY RENT PER SQ.FT.:
27.51
IIIPROVE14ENT DESCRIPTION:
910 sf Living Area
4
Rooms
evan Cool
BV Siding
2
Bedrooms
cent Neat
comp Roof Cover
1
Baths
carpet _Floors
no Garage
COIVENTS :
RENT COMPARABLE N0. 2
DATE: April, 1980
OWNER: Lucille Maier
ADDRESS: 2023 9th Street
LAND SIZE: 50' x 127.5'
MnNTHLY RENT: $200 bills paid - furnished
MONTHLY RENT PER SQ.FT.: 22,21
TMPRovEMENT nESCRIPTION:
goo sf Living Area 3 Rooms evap Cool
stucco Siding I Bedrooms cent Heat
comp Roof Cover 1 Baths carp -vinyl Floors
no Garage
C01VENTS
RENT COMPARABLE 140. 3
DATE:
October, 1979
OWNER:
Edward Elliot
ADDRFSS:
802 Avenue R
LAND SIZE:
55' x 147.5'
MONTHLY RENT:
$225 + bills - furnished
MONTHLY RENT PRE SQ.FT.:
25.71
IMPROVEMENT DESCRIPTION:
875 sf Living Area
4 Rooms
'BV Siding
2 Bedrooms
comp Roof Cover
1 Baths
COM14rNTS
evap Coot
panel Heat
carpet Floors
yes Garage
.,. .. _. ...� ..... .. ... L.. ;.. .::..._.: . .. �tt•Mtltl`s `.. _ ..
t ..sr...
.: is w . y,.Y •.-.-�..,.. :- .zs •. _a :._..•nra• ..r.�w.�
RENT COMPARABLE
N0. 4
DATE:
May, 1980
OWNER:
E. W. -Harris
ADDRESS:
.2102-A 17th
Street
LAND SIZE:
75' x 127.5'
MONTHLY RENT:
$250 bills paid - furnished
MONTHLY RENT PER SQ.FT.:
24.5Q
IMPROVEriENT DESCRIPTION:
1017 sf Living Area
4
Rooms
pv„� Cool
BV Siding
2
Bedrooms
Panel ravNeat
comp Roof Cover
1
Baths
gat -vin. Floors
Yes Garage
COIVENTS •
r.
LAIID COMPARABLES
AND
VALUE ANALYSIS
LAND SALE N0. 1.
Date: --------------------------
4-2-76
Grantor: --------------=--------
Elsie Warren, et al
Grantee: -----------------------
J. Larry Elliott, Mike. Field
Book and Page: -----------------•
1467 - 578
Location: ----------------=-----
27th Street between Avenue U and Avenue V
Land Size: ---------------------
60' x 140' = 8400 sq. ft.
Sale Price: --------------------
$2,000
Zoning: -------------------- ----
R-2 (Two family)
Legal Description: -------------
Lot 17, Block 71, Highland Heights
Addition
Sale Price Per Front Foot: -----
$33.33
Comments: --------------- ------
This property is improved with a newer
duplex. An old burnt house was on the
property at the time of sate and expense
for demolition was not included in the
sales price.
LAND SALE N0. 2
Date: ----------- .------------ - 5-19-77
Grantor: ----------------------- Franklin P. Bottoms
Grantee: ---------------------- J. Larry Elliott, Mike Field
Book and Page: ---------------- 1526 - 114
Location: ---------------- ----- 33rd Street between Avenue V and
and Avenue W
Land Size: --------------------- 60' x 140' = 8400 sq. ft.
Sale Price: ------------ ------- $6,000
Zoning: ------------------------ R-2 (Two Family)
Legal Description: ------------- Lot 9, Block 12, Highland Park Addition
Sale Price Per Front Foot: ----- $100
Comments: -------------- -------- this property has been improved with
a newer duplex.
LAND SALE N0. 3.
Date: ------------------------- 7-16-76
Grantor: ------------------------ Tommy Cantrell
Grantee: ------------------------ Louis E. Holder et ux
Book and Page: -----------------s 1480 - 888
Location: ----------------=------ Northwest corner of 32nd Street
and Avenue V
Land Size: ---------------------- 60' x 140' = 8400 sq. ft.
Sale Price: ------------ ------ $5,000
Zoning: ---- --------------- ------- R-2 (Two Family)
Legal Description: -------------= Lot 20, Block 8, Highland Park Addition
Sale Price Per Front Foot: ------ $83.33
Comments: ----- ------------- ----- This property has been improved with
a newer duplex.
LAND SALE N0. 4.
Date: ---------------------------
12-8-75
Grantor: ------------------------
Dorothy Dublin Garrett, Admin.
Grantee: ------------------------
Brent E. Kenley
Book and Page: -----------------=
1453 - 457
Location: ----------------=------
33rd Street between Avenue V and
Avenue W
Land Size: ----------------------
100' x 140' = 14,000 sq. ft.
Sale Price: ---------------------
$5,000
Zoning: -------------------------
R-2 (Two family)
Legal Description: --------------
East half of Lot 12, all of Lot 13,
West 10' of Lot 14, Block 9,Highland .
Park Addition
Sale Price Per Front Foot: ------
$50
Comments: -----------------------
This property was unimproved at the time
of sale and is currently in the same
condition as a vacant lot.
LAND SALE N0. 5.
Date: ---------------------------
7-6-76
Grantor• ---------
Tommy Cantrell, BCH&S Properties
Grantee: ------------------------
Herbert Brasher
Book•and Page: ------------------ 1480 - 598
Location: -----------------------
33rd Street between Avenue W
and Avenue X
Land Size: ----------------------
240' x 140' = 33,600 sq. ft.
Sale Price: ------------=--------
$22,500
Zoning: -------------------------
R-2 (Two Family)*
Legal Description: --------------
Lots 1, 2, 3, and 4, Block 11, Highland
Park Addition
Sale Price Per Front Foot:
------ $93.75
*Comments: ----------------------
This property is presently improved with
newer duplexes. The property was considered
to have sold at a premium since the City
Planning and Zoning Department allowed
possible "A-1" zoning for the site prior
to this sale transaction.
Land Sale Summar
Sale No.
Date
1
4-76
2
5-77
.3
7-76
4
12-75
5
7-76
Comments and Correlation:
The sale prices of the comparables ranged from $33.33 to as high as $100
per front foot. The $33.33 sale was low due to additional demolition cost
incurred by the purchaser. Sales No. 2, 3 and 4 indicate an upward trend
in sale prices as a result of time.
The three most recent sales had prices from $83.33 to $100 per front foot.
The location of these comparables was considered to be superior to subject's
immediate area, due mainly to the quality and condition of surrounding
structures. After considering the upward price trend and the difference
in location, a value of $80 per front foot was concluded for subject's
land value.
Lot
Price/
Dimensions
Front Foot
60'
x 140":
$ 33.33
60'
x 140'
$100.00
60'
x 140'
$ 83.33
100'
x 140'
$ 50.00
240'
x 140'
$ 93.75
Comments and Correlation:
The sale prices of the comparables ranged from $33.33 to as high as $100
per front foot. The $33.33 sale was low due to additional demolition cost
incurred by the purchaser. Sales No. 2, 3 and 4 indicate an upward trend
in sale prices as a result of time.
The three most recent sales had prices from $83.33 to $100 per front foot.
The location of these comparables was considered to be superior to subject's
immediate area, due mainly to the quality and condition of surrounding
structures. After considering the upward price trend and the difference
in location, a value of $80 per front foot was concluded for subject's
land value.
No Text
No Text
No Text
f""A
441
I.
MA
L ID
COMARABLES
al