File #7477: "ms026_10_42_002.pdf"

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APffiAISAL
CITY & STATED anbu r y, C onnecticut
B~ ROBERT N . NOCE A SSOCIATEsffiOJECT NAME:Mid-Town E ast u . R . P roject
58 D ivision S treet
ffiOJECT NO • . c onnecticut R - 104
D anbury, C onnecticut
BLOCK
PARCEL NO .

- --

DESCRIPTION OF BUILDINGS

. . . • ' flll-11'1

S PAJIILI DaJ.t,UO

:

y

: DATE BUILT 1891
1l PURCHASE D ATA9/17MoLaiiS PAGE aJ
g PURCHASE HUCE . . .,$00
. ..... 60
2 ll.UROVEMENTS SINCE PURCHASE WITH APffiOXIg MATE COST AND NECESSARY STRUCTURAL REPAmS
~=~~NT
As SE S'SME ~=------- - :

Land
~0
B uildi ngs J1&1j)O

.

~

...

AdMBM

0

H HFS T a nd BEST USE
IG
VALUATION

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 o n 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 roper ty a nd t hat, a ccording t o o ur knowledge
a nd b elief, a ll s tatements a nd i nformation i r9d s r eport a re t rue a nd oorTect.
DATE

U /)/67

4 /t· I_ )J))~

R obert

N. N oce, S .R.A.

6

B lock

P arcel No.

12

f lO
TYPE•

I

EXTERIOR - Foundation •

one •

2

O ODDNM

t aoJ.q, aome ooao. blook l n r •••

A ephalt S hlnal•

W alls •

Windows • Wood

S ua

S creens • 110M
G utters a nd L eaders • Cla1 f tlll . .4
R oot • A apbalt
P orches •

l

Shin&l•• • p lat

1 •a• •

open

Dormers •RODe
C ondition •

• hll 4 1rt • c ement b lock r el.Dtoroed t oun4atlon

INTERIOR - Basement

-

Heat

~t.

• !fane • ( 1 h . w. tL11'1l804t • no u aable)- apaoe b eatera-6

H ot W ater S upply ...6

G U b ot w ater u atera

Plumbing -Goppe~ & O aln.n1. .d -Wiring

• J p aa• • 220

R ooms-- lst F loor . . . . . ., _
2nd F loor •
J rd F loor •
n oors

A'''• •

•'Oft • l

• 1 t oilet

&

l av.

6 I • 3 • •ca e pte.
6 • I • l • cxa &pte.

• nll - .,. ....
•BaNwood1 1nl&14 • • - o14 v l4e l:toarda

, ..,. 8•8•
C eilings • I nada-.. • p laatei'M, . . . b leelt•ID4. 8
K itchen • hw O &bl1Wt8
Bathroom

. .... 66•-

I t l nla14 n owa •

• J o caplete • e aoellent • 1 i

•a•

]N. 8 •10•
. ....ti'DOJl

( toll.•t & l aY e ltoN)

a ll . a.et.ook w alla, i nlaid t loora, p laete• o ell.

C losets • Goo4
F ireplace • R. ...

P air • nee4a re4eool'atl.na
l a aoWI4.
O utbuildings ••OM
c ondition •

REBT

•

Bee t noaM ApprM.Oia

'brouaaout.

P laat••

B lock-''--- P arcel N o.

112

. 22

3

TYPE • 1 0 ROOM DWBLLIRG- 2 fAMILY
EXTERIOR - Foundation •
W alls•

atone

& B rlok

A lbeatol l binglea • Wev

Windows • Wood S ub

V lre •

S creens •

DO

. . . . ., .. OJt

atOI'II l aM

G utters a nd L eaders • OlllYAD1 . . 4
R oot

• Aipbalt S biQrlea • Gable

P orches • 'l!wo · O pen P orches
Dormers • Kone
C ondition • P alr

M poOl' - window

8141ns &D4 r oot · new

I Uh•

ba4 1 nee4a t rla p d.nt

INTERIOR - Basement • PUll • D lft
H eat •

lfone • l pUe b ilatel'a

&

k ltoben 1 tovea

H ot Water S upply - 2 Ga.: b ot • ••r b aateN
P lumbing•Ooppel' • M W • o l4 k ltOMD a lnk
W iring • 110 • 2 v lHs

2 nd F loor •

4 • 1 b atb • p oer o ondl \ loa
5 • 1 b ath • p o• o GD4l'l•

J rd F loor •

a tt1o

R ooms-- 1st F loor •

f loors • Hal-4woto14 de l inoleum • k lt;oua _ . b ath
H~l • l arf• b ole
W alls • Plaster • a1 h el•• ucS b ad p laat••
C eilings • p luteN4 • poet!' • b olaa a .eda p atoblna
K itchen •

o 14er

tn»e 1

O"JtbOU'c! • l lnola• t loor, w alnaoota.

B athroom•l • . -plete, a ll p laeteN4 w alla & M lllfc
C losets •

P al• t o g oo4

F ireplace • lfone
C ondition • P oor
O utbuildings • Bone
REBT •

8M

trao . .. A pproaob

5
CAPITALIZATION OF INCOME

6

B lock

110
l at. t l.

MOD'Il

UNIT

P arcel N o.

ACTUAL , lnllUal

22

STABILIZED

60.00

7 20.00

720.00

w..o.oo

1416.0.00

1 440.00
720.00

JJa,4o.oo

n ....

uo.oo
uo.oo
60.oo

l at. t 'leor

6 0.00

720.00

720.00

11114.

,...

•
t 1.2•) . .. . ,,.

112 l at.

t

It

GROSS I ~OME AFTER V & R lOSS
EXPENSES~

Taxes

$
$

2 8).00

W ater

$

1 9).20

•

3 02.4.0

$

. J.70

$

ft.tlJt,.OO

( a)

8 91.14

I nsurance

1 26.00

$

~

SQ4o.oo

$

ESTIMATED STABILIZED GROSS INCOME ( annual)
VACAN::Y a nd RENT :WSS

710.00

I J 'l'enant

R eJ?!irs Is

Maint •

M anq-nt

J-

B eat • B leot.

c••

o t o reaa)

$.

$
( b)
CAPITALIZATION CAI.CULATIOl'S:

O apltall. .d • ' 1 0( a)

( b)

( o)

. 30000.00

(o)

P N••n' N ntala a ppear t alr o •pan4 t1e R eal4entla1 & s tan
R en'al D ata.
B&penaea a n
t • b ul14lnsa o t t bla t n-e.
J an4 o a M ortsaa• r ate o t
plu r eoaptun r ate o t 3~
o ena14erlna .~-...lllin& e ooncale l lte o t l l , .ara.

••••aa•

7-

VALUE INDICATED BY INCOME APPROACH

$ 3 0000.00

Block-...;;6---._ P arcel No.

II

MARKET DATA APffiOACH (COMPARABLE DE SCRIPI'ION FOUND I N MARKET DATA BOOK)
ElEMENTS OF COMPARABILITY:
Q uality o f L ocation
Q uality o f C onstruction
P hysical C ondition
No .. o f S tories
S q .. F to A rea E xcl. B aseo
P rice p er S q. F t. G ross
Blctg .. A rea
No. o f Rooms ( Residntl .. )
P rice p er Room
Facilities:
Kitchen

SUBJECT

.
~JPA IR'' col>01# U
~·
0D

PAD
PAtH

PA m

P AD

GOCI>

P
Q,R/PAIR
l •_l

fOOl

P AD

I

_}
tthAA
......-r

4391

lS

11

.$238

-

24
•
ST~~. ~f\JIJA~U..

~~~~n

B ath

~OMP. 14

· nu
oo~
I

..... ...,.
··- 26~

8
$212S

$ 2000

OLD

OLD

OLD

OLD

u

O
LD

SPAOEJ

SPA
OE

B PAO jg

HW IJIU

l hl'.i1

JJ)O

S45Z

10786

. . .0

•

tf400

t7164

N o. F loors o r A pts. O cc ..
a t Time o f S ale U ftl

8

...

6

.
,

G ross I ncome M ultiplier

•

•

s.s

) .61

7/23/6 ~

~/19/65

. 30000 '

$ 260 00

H eat
O thers

L ot S ize . . . . . .
I ncome ( Actual

P ee'

& V ac.

E st.)

D ate o f S ale
S ales P rice

-

l/3/66
$17000

INDICATED COMPARABLE VALUE OF SUBJECT PROPERTY:
CO~LUSIOl\5

S !-4.
_flT•7

f t•ll

t 28Ron

& REASON FOR MARKET APPROACH VALUE:

• •11••• 1 ••• 1 an1, , . .... etm<l1ti •
s maller,
1. .., . ., ,• • ~onat:ru ~t1on • 1 c atl •
smallel"• l ees 1 An tt, batJser l ooatl • • o onetruotlon.

le••

A ne• a nal7eis u 4 a43ue· n . .. W l•te• Y al• , .. . . .
f t e e f h 11tlAfn~ . . . . 1 ~s . so. ~hJ.s l s t he •-··-~~~·.,t b aas..
- oo
t w e cxnpar1aon I a

----

•bl• .....

B lock

6

P arcel N o.

CORRELATION AND FINAL ESTIMATE

JM_..,.__

.................

P laal . ....... e t Y al•

. .a ten

•IP• Ia .awa •• u . t ae- .,,.._.._

. . . ., Data . ,..._... , .. .. .._ • • - • . ,,_.,.

. ,.._. . ....., •Pitlr t • . ..._

f ta

. ,. .

a ut

,....1-.1~ ••·~

R

7

Bloc~---·- Parcel No.

ADDENDA

t M • lalalt•aa..t h . U . .. a ktle wlUl aiMA l aulDe•••

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. .......... . ..... .......... . .. • •• Y e. .. • , • • , . ..
. ...., . ......., . ........ f tl• . , . ..........., .

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