File #7482: "ms026_10_42_004.pdf"

1
APPRAISAL
CITY & S TATEDanbury, C onnecticut
B~ ROBERT N . NOCE ASSOCIATEsffiOJECT NAME:Mid-Town E ast U . R . P roject
58 D ivision s treet
PROJECT NO • • c onnecticut R - 104
D anbury, C onnecticut
BLOCK
PARCEL NO.
2

: DATE BUILT 11~
~ PURCHASE DATA l~~Lo 319 PAGE S
PURCHASE PRICE JMt;~.«Mt
2 IMPROVEMENTS SINCE PURCHASE WITH APPROXIg MATE COST AND NECESSARY STRUCTURAL REPAIRS
ASSESSMENT

.
0

: I DT:

----------------~

VAWATION

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 roperty and t hat, a ccording t o o ur lmowledge
i s r eport a re t rue and o::Jm~ct.
and b elief, a ll s tatements a nd i nformation i n

DATE_ WIT./I_ _ _ __
_.._--.- U

v~.)J/)1!-c£_

R obert N . N oce, S .R.A.

10

B lock

P arcel N o.

21

2

TYPE • 810K 9 ROOM DWILLIMO • OP'PIG
EXTmiOR - Foundation•

s••• •

• S.•k

S ol" • telc • , .bte4 wtalte

W alls •

Windows • Voo4 , . _ •

•'••1 biZ

Ia

te

1. Y. . ,. .

S creens •
G utters a nd L eaders - Qalyaal. ..
Roof' • Aapbalt l blnale • H lp
P orches • 1 • O pen. 1 G lo•4 • 2nd

t l••

D ormers•lfCondition • CJoOII ' • - l l e a t
INTERIOR - Basement • l'all
H eat •

• - · · 7 •8• b iP • 1 • lair ~- laY&'OJ7
2

3

n o. .

H ot Water S upply
Plumbing • Goppe•
W iring. a& • 1 20

1 l bowr
2 nd F loor-t'-1'~3! aalo'm'Jl! Hf ~!'Jfl11. Oonl

Rooms-- 1st F loor

• l I 11111. A gt.

1.

~'•

J rd Floo~S • 1 t ull
F loors

•S

l eLaY.

. ... ...s.. aau. a ll •.• • . ,_.
....... , ...

• •••••• b at

R ....,_ot • P lne • , Aapbalt

• Plutu-2114 a. ) 1'4.-la\.Pl. • S . .. voo4 p anel • M V
h ¥17 . .........
C eilings • PlUM. .. • l leok•l•t• l n. t l. • 1 0•9•

W alls

I nd. t l. • , ., , ... , .

K itchen • ) • . . . . . . e ablfte•a
Bathroom •

J 0 -.plew

C losets - Go. .
F ireplace•
C ondition -Good ' • B ae•11•d
O utbuildings . . . . M D . . . .,

RERT

•

l ee l M - Appr-b

B lock 1 0

P arcel No.

TYPE • l iftA U. l fORB B UttD!lfCI

EXTERIOR - Foundation. O aneN'e 8 look
W alls

-o-"'• pS.U••• voocl , . _ , n nloal al4S.aa

W indows-lb. . . .•
S creens · • Gutters a nd L eaders •

•one

P orches• • Dormers. • -

Condition

- ooet ( NeeM1J ....,_o4ele4

t•• •••>

INTERIOR - Basement • IOU
Heat

- ou Bo' A U U .l'

H ot Water S upply • 1'1'• • la baaU4la&
Plumbing • Oapper
W iring • Ba
R ooms-- 1st F loor •

l bfnato•• w •kaup, b oilu . ...

2 nd F loor • Woue
.3rd F loor • l ODe
F loors
W alls

Aapbal'

•

•,._11•«

C eilings •

~lle

u d . ., w all

l btevoell 8 •10• l aa4 t inlaa.4

K itchen . .....
Bathroom
C losets

. Wollet IUid l awat•r

• leae

F ireplace• • Condition • Good

REBT

-

O utbuildings • • -

• • J M- &PPI'OUia

21

3

IJ', r_

.
J

. !?_
/,!''

I

?

~

L
,_,._

.,£

40

2t
~

9;c .,4Z I

1
•
1
JC/

'-:J

\\

I

. PEL/? y . ST

t

5

CAPITALIZATION OF INCOME
B lock
UNIT

. .. .

l at. n o • '

1 . , • ••• o ttl• ' " ' '

.... ..•,..
. .....b ACTUAL

a.

AlOt - 00

).

u o.oo

moo.oo
. 1 )00

l )OO.OQ

1 )10

1 )10.00

720

J 20!00

.oo

2

12,2! 0

$

It -

GROSS I NCO ME AFTER V & R lOSS

7240.00
181.00

$

ESTIMATED STABILIZED GROSS INCOME ( annual)
VACAtl:Y a nd RENT IDSS •

STABILIZED

IDDIIAl

•

.so

•• at••

g

P arcel N o.

10

70S9.oo

$

( a)

EXPENSES~

T axes

$

I nsurance

$

687·1!
&J;J.oe

W ater

$

I1.oo

11 M alaMnan• $

~:oo.~

$

soz.tf

$

llt4.00

$

17-6.48

R eP,!irs

I!•'

1~ l

,........., • IH

$
( It)

$

O ap1,all . .4

e

l e»f

•Jl)Oo.oo

( e)

. ,_.. an4 o ttlot . .D tala.
o t t tlla , ,_ •

7~ p lu.a . ... ,, . ....
o on•l• 1 Ut o f 33 , .. .. •

et

______

,
$ J l)OO
R tDtal 12 1 nolu4e• e leotrio1t7•
R ental l b. 1 • l ow b u' t akea i nto a ocount a a1ntenenoe o t grouncia

VALUE INDICATED BY INCOME APffiOACH

b 7 t ba

t enant.

10

B l o ok

P arcel N o.

ll

MAR KET DATA APffiOACH (COMPARABLE DESCRIPTION FOUND I N MARKET DATA BOOK)
ELEMENTS OF COMPARABILITY:

0
0
t oMP. 14 ~t MP. I 6 cfuMP. # 1 6

SUBJECT

Q uality o f L ocation
Q uality o f C onstruction
P hysical C ondition

GOOD
1008

No. o f S tories

)

I

S q. F t . A rea E xcl. B ase.

.1011

U 60

P rice p er S q. F t. G ross
B ldg. A rea
No. o f Rooms ( Residntl.)
Price p er Room
F acilities:
K itchen

.,..

B ath
H eat
O thers

...........

L ot S ize

GOOD
GOOD

'.T,IDfl

GOtBI

GOOD
P All

too•

I~

tlii.JO

u.'A

•

-

f t.l!fi)AD

•

lltAJmAID

MOIIIM

l t'AIDAU

•LoU.

Blf/OIL

f tAIIDAD 8AJIIWID
~~~AM BW/O IL

8.516

I TOO

V nl'

7311
•

-

7/19/65
. .0 00

:$30000

INDICATED COMPARABLE VALUE OF SUBJECT PROPERTY:

$51500

D ate o f S ale
S alee P rice

)

•
•

..

COKJLUSI01'5 & REASON FOR MARKET APPROACH

CJfel.

or-6

or-16

•

M OD-

1

G ross I ncome M ultiplier

a

2JOO

11

T

J
•

N o. F loors o r A pts. O cc.
a t Time o f S ale U al\ 8

8 00»

llCNt

a
-

I ncome ( Actual & V ac. E st.)

.a•

•

u.oe
- .t,....

u

e o•

le••
a••

~..

....

...- """"'

•

s
•

.....

3/30/64 r;/2/66

VALUE~

,1M.

l llallu, . ... l and,
e .•nta.J.,
~11•r, . ... l and . J.eae c entral, • • ·
L al'ger, 1 :sa l and ,

oent~tal,

•••

A tte• a aalpl• aDd a 4Ju'-"' , .. l ndleaM4 f t l • p er . .,

·-·

r t . o r b ol;tat•e . ... s.a '17.oo . ' l'bla
t ar • IVI'Iftl\rlaon 1:
- .v

t h1

1a

toe a ounttest 6ae1e

6

B lock
CORRELATION AND FINAL ESTIMATE

..............
.- ........

..................
~

f tul . ,. .... d Y al•

ta

bt

la

p·

b

. ,.. ..~a • •••••

)

1

10

P arcel N o.

A

7

Bloo~

11

P arcel No.

ADDENDA

1 M 1. .., , . 1 • • ..-.& wtuala l ' loelc . , K ala . ...., ,
. . . . . . . ._ , _ __b e. . . . . .
U LIJ[''U 4
UIII.H .

.........

ot

)

.........

w . ..

'-••nuu..e • • . ...

11

8