Agenda - Council - 09/08/1998 - Laserfiche WebLink

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HERMAN APPRAISALS PAGE Mr. William Goodrich, Esquire September 8, 1998 Page 2 The effective date of this opinion of damages is September 1998. This effective valuation date may change if this matter is not settled, and the City proceeds with a condemnation action that establishes a "quick take date" (the date of taking). This could result in a slight change in the amount of damages estimated if the matter progresses to a legal proceeding. Despite the possibility of this minor valuation change, the damage estimates reported herein are reliable for negotiation and/or settlement purposes and for establishing the amount deposited with the court on the "quick take date". This restricted report and its damage conclusions are for use by our clients (the City of Ramsey), and their representatives and/or advisors only. The report and its damage conclusions should not be utilized, for any purpose, by a third party. Thi~ report can not be understood properly without additional information contained in the appraisers' file memoranda, · Any outstanding special assessments or delinquent taxes are assumed to be paid in full at the appraised market value. The subject parcel is not located in a flood hazard zone and it is not subject to flooding. Site drainage appears to be adequate and soil conditions appear to be sound. These are conditions of this appraisal. The subject property does not have any known cultural, scientific, natural, recreational or historical values. Unless otherwise stated in this report, the existence of hazardous or potentially hazardous on-site or off-site materials, which may or may not be present on or off the subject property, was not observed by the appraiser. The appraiser has no knowledge of the existence of hazardous or potentially hazardous material.~ on, in, or affecting the subject property. Our value estimate is predicated on the assumption that there are no hazardous materials on or in, or potentially affecting the subject property that would cause a loss in value. Our "as is" market value appraisal of the subject, analyzes the property before and after the proposed taking. The after valuation analysis takes into consideration the negative impacts to the subject real estate that result from the taking. We have researched comparable data, market trends, and other factors that are deemed pertinent to the valuation of the subject both before and after the proposed road and utility project. Where necessary, comparable data and other information used in our analyses were verified or researched with knowledgeable individuals. Assumptions and limiting conditions that pertain to this restricted appraisal report, along with the appraiser's certification are presented in the following attached addenda section. Also included in the addenda of this report are the various spreadsheet aualyses used to cstimate the subject's before and after market valuations.