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APffiAISAL
CITY & S TATEDanbury, C onnecticut
BI; ROBERT N . NOCE ASSOCIATEsFROJECT NAME:Mid-Town E ast U . R . P roject
58 D ivision S treet
PROJECT oo • .c onnecticut R - 104
Danb~y, C onnecticut
BLOCK M PARCEL NO. •
...
_..._
:
•
. IDT:
•
.
..
~
DIMENSIONS a nd AREA
7335
I J.IJ
&
8 8.67 . ......... 7J
'IDPOGRAPHY
V
AWATION
···-·
CERTIFICATION
We h ereby c ertify t hat we h ave no i nterest, p resent o r c ontemplated, i n t he
p roperty a nd t hat n either t he employment t o make t he a ppraisal n or o ur compensation i s c ontingent on t he v alue o f t he p roperty. We c ertify t hat we
h ave p ersonally i nspected t he p roperty a nd t hat, a ccording t o o ur lmowledge
and b elief, a ll s tatements and i nformation
o r e ? ~. :~and o anect.
DATE
U /ft/67
~ / .h~
R obert N. N oce, S .R.A.
B lock 1 0
( A)
..
,,, -.,.....
TYPE • ) . . . . . • ~tt.•e B lq. •
P arcel No.
G r!!!I'J l tal'!
1 10
2
f ll·1f L lMrtz l 'z
EXTERIOR - Foundation-a,_. • O onel'eM
W alls • l•oN'! G lnd. . Bl.MII, Oil'
Windows •
a t-.. Veneer
P I'Oftt
& 'eel • Voo4 - b
S creens •
G utters a nd L eaders • O oppe•
R oof
• P1a' • Aapbal'
P orches • •, _.. . ,_....,
Dormers •
C ondition
- a. ..
INTERIOR - Basement • P Ull G elleDt • . ,. .1 B eH eat • 1 0 11 & umel' B ot A t. 1 814&• oD17 ( #1J•1S) I !! S bMt
H ot Water S upply
• 2 O U l ot V ater Boa1sera
I
t •a7•
119
Plumbing • Cepper & Q alYUallo4
W iring•- •
3 ·. .....
R ooms-- 1st F loor • Mala l tG1'8 I t C c:tel!l' . . . . • 1 ~'• 1 LaY.
2nd F loor
W •ll
R••
-117 • 19 DD17 • a pt••
J rd F loorFloors • Upbal' • G onuete • R aHW!e4 ( new)
W alls
• Pl&ater_. • " , .. 8 oU4 D laplQ' - row a oaorna blooJE
C eilings•Plu\tt.-.•lteol a ..-,abii!VOOI& l D • •• • • '•• l at ,
~1•• 1 1•, . .1 1. .
9 •, , ... t l. 1•4•
K itchen •
a•, w . n .
C losets
••oae
F ireplace . . . . .
C ondition . Ooo4
O utbuildings • . . . .
REBT
• S ee I D•- APP•-b
M at O o•l•• • M a• a ll o ouNM
v eaetole o oo1er
,.. IIOYlnl • •, .
S teel a •epa.
g.a:n::.~:
B lock
10
TYPE • ltODS • OJPPIO&
LIQUOR f tOI.If C Mneral S peeltJ.eatlom
EXTERIOR - Foundation • ltOM •
O _...te
-ll,
_
...
.....
..
Windows • Steel l ull
2 0a60
Golaftd.
a teel 8 U!l
S creens • tfODe
Ooppel'
G utters a nd L eaders - Goppel'
A aphalt
R oo.r•Aapbal'
P orcher•••
D ormers•Neae
Goo4
C ondition -Good
INTERIOR - Basement • StM1 B ealtl & O OMNM
v all•
Heat • 1 Heat I J•'• 117 • 1 9
a.v. Oll
H ot Water S upplf" ' *-att.o
.,......,
...,,.
P Ull D in
& O••t
3
'tlai''lC..
1 0&60
'Ahf~·v.a.
W alls . CoMreh-ctbdu aloole
OM
P arcel No.
.·..
.....
·vea.
O ol_...
•Me111bb •
1 - " ' loek
OoppeJ'
U plla1t
Goo4
a. .....
s .v. ...,
o. .., lo
Plumbing • Coppe•
,.,,..
W iring•] P haa• • 8K
I nd. J , . ....
Rooms-- 1st F loor •
1 •-
.•..,••a
•
fMe • ••,
2nd F loor -
.........
3rd F loor
I bM'
F loors-Jtalte:lwod
W alls
•Maaonlt e
C eilings • Blook
(
L lnol,
Pla•~
weo4
• &l:i if,"a.Y
•
K itchen · • -
Fireplace •
C ondition
REBT
-
v alle
...
1 t II 1 LaY•
-
P ab/
Geto4
A lr aODt.
alt. l a
.l,a&OI' , ..
..1•••
l
B lock lO
TYPE A f.AIINatl • . .. • . . .
P arcel N o.
•
ft.O(Jla
EXTERIOR - Foundation••• O U.• IMeta
W alls
Windows
S creens
G utters a nd L eaders
R oot
P orches
Dormers
C ondition
INTERIOR - Basement
H eat •
- val BM • • • • O il
H ot Water S upply •
. _a,le
Plumbing • • . . , . .
W iring • Ia
Rooms-- 1st F loor · -
O'aae.
2 ndFloor-lO . . . .
~Meta
I •INa.I•J-.II.Ita*
·~ • - • I •) N it 1-4 . ... II. - Floors . . . . . . . . . • . .... ._ t l.le
3 rd F loor
W alls • lbeeWMII • P lute•
C eilings•llHk • l ilt •
K itchen ·~ •
8•Ja,•
I N 1 • I • ' ( laall-r)
• •le
F ireplace • • Condition . . . . .
O utbuildings · • -
REIT •
,.. •
8
Bathroom •
C losets
9• t
IH t ae- . , .. . .
4
B lock
10
flO
P arcel N o.
BUILDING SKETCH
1•
) )12
.,.;I.J.
t-1-
~
~
_p~
I
@
l
t
~.S·
,.j'f,;_,.C' •
( !j)
W;
~------~~~~~------------ -'.N!Jc'lf!
r y ..:5-r
COST APffiOACH
LAND M arket D ata Approaoll 4 oea n ot l nvol.. a bl'eakdcnm or
e .-pOMnt , . ., ... SepAI'ate l an4 Y&lue l a n ot M oeaaarr.
P l'openr r ea14ual. approaob o r o apl,allaatlon P •-••
doea n ot i nvolve a land v alue.
BUILD I IDS
a ubjee' build~ l a o ld a nd o u'-oded t n t ,e o t
o onatraetl•, l qoa' and u ob.1teot..... 1ft .S.ew o f t ta.•
t aet•a and t tw aaotaa' o t N Uke' U .ta a Yallable t or . ,. .., ,
t ba C oat Approaoll l a l napplloable.
f~
VALUE INDICATED BY COST APPROACH
$ N ot A pplloable
r:
,)
B lock
...J:!L
P arcel No. ,20
()
CAPITALIZATION o t INCOME
ifi'l'
MOWTH
F a.Jl.oor
Liquor s tore
m-.
ACTUAL
STABILIZED
$100
lSO
$4488
~88.00
G rooerr sto:re
$1200
$374..00
A arona
$ 1800.00
la)
~88.00
( b)
f$826
18o0
3600
) 00
1800.00
4 968.00
a)
a)
2 nd P loor
2 - 2 R o• A pta.
3 Roca A pta.
2•
PloDl'
) l-4.
2 - .3 Room A pta.
4 Roaa A pta.
2-
E stimated Stab111 . .4 Groaa Income
VaoanoJ an4 Rent L oll •
Groaa I noa.e A tter v & R Loaa
Bxpenaeaa
S-
...
,
Iftai.IJ'IanOe
Water ' faz
R epalra & M aint.
Heat
ManagementR eplaoeaenta
T otal Expen. . a
Met t o Land & B u1141ns•
S.
C apitalised 8
1~
( D)
$2789.02
337.00
2 6.60
1134.72
ta.oo.oo
8 98.32
1600.00
716S.66
$16780.14
$ 107800.00
a ed on t~ R n t
D ta
A putmenta a r t urn a d a n l nolwte b eat. R entala a re t air.
E xpense a r a v r e . H eat l a t or a part•nta o nlJ.
s ed on p reva l ins o rtgag r ate o t 1~ pl~• r ecapture r ate
o f 3 - cona1der1ng r e 1n1ng eoonamlo l ite a t 33 J •ara.
( c)
B lock
10
P arcel N o.
!8
MARKET DATA APPROACH (COMPARABLE DESCRIPTION FOUND IN MARKET DATA BOOK)
ElEMENTS OF COMPARABILITY:
Q uali t ;r o f L ocation
Q uality o f C onstruction
P hysical C ondition
No.. o f S tories
Sq., F to A rea E xcl. B ase.
P rice p er S q. F t. G ross
B ldg. A rea
No. o f Rooms ( Residntl.)
Price p er Room
Facilities:
K itchen
B ath
H eat
O thers
L ot S ize
...... ,...
.....
Income ( Actual & Vae. E st.)
SUBJECT
D ate o f S ale
S ales P rice
I'MP. # 14
. A_ ll
I
GOOD
•ocm
GOOD
GOOD
GOOD
GOOD
GOOD
1008
• •lllooa ~GOOD
l •J
1 0Ga
1 •)
l )J?l
·1···
IOOD
....
1 •1
7 A6
8
•
. ..o f
•
•
MOD'IRW
f t.AIDAD
I IBftAVIIAI f I IOD
B OD-
ftAJIDARD
A IIIU
•
•
I••
'!JL IW/OIL
TlJ6
t l,6t44
No. F loors o r A pts. O cc.
a t Time o f S ale
G ross Income M ultiplier
o•COMP. I 11 ~OMP. I U
11
......
1IJ90
1-
1-
AMPLB
~-·~on
lftAM/OtL
TTIJ
Z400
t lllll
•
11
4
...
7.09
J
•
•
-
. ?.Jt
J/Jl/66
tw.GOt
INDICATED COMPARABLE VALUE OF SUBJECT PROPFRTY:
CORJLUSIOl\5 & REASON FOR MARKET APPROACH
3/12/6~
8 /1/ 67
. ..000
.101100
:••JOOO
VALUE~
OP• l?
Lal'fe_.-, . _.. l an4! . ,.,._. l ooatlon. t S..
GP•lJ
ST• l4
AIDA 't lett• . . . .
~l-· l ell
lADi• M tt• 1 -tl•• ' '-•
1 aa4, . ...... 1 _,,• • , . . .
•al• .......
..-~,.. .. aiMl . . ~. .- - .... b dl.. ....
t~ . Qf_ -~uJ ldl~ ~~ 1 • _j~()._OO . t h la 1 1 • • . . . . . . .
A ftu
t • e ----teon l a t bl• • •••
M all
7
B lock
H
P arcel No• c llr
CORRElATION AND FINAL ESTIMATE
.-......,..._
,..
-- _ -.............
Piul. . . . . . .
~
Y al•
p
. .--...... ,...
.,. - .J.r • . _....
8
B lock;
ADOENDA
.................
M·
P arcel N o.
.,_...............
f:J•••:t:: . .............. - ,.... ..... Nfttetel
,
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•
9