File #7486: "ms026_10_43_001.pdf"
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APffiAISAL
CITY & STATE.Danbury, C onnecticu t
B~ ROBERT N . NOCE ASSOCIATEsFROJECT 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
1
PARCEL NO. J
ADDRESS 28 -
DESCRitf/oN
IIJI4PY
OF BUILDINGS
•
.
: DATE BUILT ~~
8 PURCHASE DATA
l tJvoLo171 PAGE
IJY
g PURCHASE ffiiCE
· J . . . . . . . . D t•
: IMffiOVEMENTS SINCE PURCHASE WITH APffiOXIg MATE COST AND NECESSARY STRUCTURAL REPAIRS
l JI •
~SSESSMENT
A==~==~-------------- ~
:
mE?TEASSESSMENTS
31+:i3
SPECIAL
HIGHEST
a nd BEST
.........
.
..
. ~~~~=:-------------------------------
g ~=N Iifi .~~--------~
zo ==~-~
ro==~=a=RA m Y
~~~a=r=-a~~~=.~.~,--
0
USE
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 compensa.tion 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 a nd informa tion ; ,this r eport a re t rue a nd o arrect.
DATE
11/U/67
4 ihJ: J) l}~
R obert N. N oce, S .R.A.
B lock
TYPE
U
t 10011 J N&Ltm
P arcel N o.
f·
2
f MMI • I ClM
oon. ..., . Bloelc
I PAMILt'
EXTERIOR - Foundation • a.lolc I teM
W alls • AaMitH S blaile P o• C en4.
Windows •Wood I Ub
S creens
• Al.S.- . , . .
& I OND
o. ...
G utters a nd L eaders • GalYanl.ae4
R oot•Aapbalt
P orches • 2
l blaale • Qabl•
o,.n
·•oae
Dormers
C ondition
·,..,
.
Ga1Yant.H4
....
1 • •11 opea
v ia
• PaU--Ma p &ln' •
• "'. c•o4
J lall'
H eat • l 011 S ....... I 'ONM
f ta + 8 GDON. . t lo•
w ine M UU
·-
W iring•la I IO(Air e ondl,loua-a)
. ...
INTERIOR - Basement • J''lll C -ftt • l laale
a o' A U
2 " .......
H ot Water S upply • 1 G U B . We • aura . . .
I a pta.
Plumbing • Oepper • I I Y anl...
l ane
. ..a
o 14 • l p lJ'
R ooms-- 1st F loor-S • 1 B a'b
I&*
2 nd F loor . ... • 1
J rd F loor • . . . . . ..
~
lal.JdA •
O lder v l. . -.. ......, P lae
W alls • Pl&ahN4
F l.oors•l- .....,... A
•
-
CeiliRis•lat. b loelta • P lu'M...
1 1• blab
lat.oe•,~nt~•,aa
7 •8•
·
K itchen•-'
. -..a,e•. ..-ra,lnlatll. ..
. ..
ft. H b• a lnJra.
• I . _,letfefltsl. t l.,a. .U I )•) t u•un•
l illtl. 001110 V all
Bathroom
•-a•
C losets -Go..a
Fireplace
· I-
C ondition•Pallt • . . . .
O utbuildings
.......
E ERT
• I~DA. tl••
'· n ow
s.oo
s.oo
s.
•·-
•
pallf.t.ftl
P at.
4
CAPITALIZATION OF INCOME
B lock
UNIT
ACTUAL
ESTIMATED STABILIZED GROSS INCOME { annual)
I.
P arcel No.
11
5
-----
STABILIZED
· ·-------
VACAN::Y a nd RENT IDSS
$._ _ _ _ _ __
GROSS IN::OME AFTER V & R IDSS
$_ _ _ _ _ __
EXPENSES~
T axes
$_ _ _ _ __
I nsurance
$_ _ _ _ __
Water
$_ _ _ _ __
Repairs
$_ _ _ _ __
$_ _ _ _ __
$_ _ _ _ __
$._ _ _ _ __
$_ _ _ _ __
TOTAL EXPENSES
CAPITALIZATION CAI.CULATIOr-5:
Homes
A fter
u sual
v alue
o f t his t ype a re n ot p urchased f or i ncome p urposes.
d eduction o f t he n ormal o perating e xpenses, t he
c apitalization p rocess w ould n ot p roduce a r ealistic
e stimate. T herefore, t he a pproach i s n ot a pplicable.
VALUE INDICATED BY INCOME APffiOACH
$
- ------
B lock l l
P&l"C8l N o.
.,. •••
..
•....
•
.... .
•
J; \ .
MARKET DATA APPROACH (COMPARABLE DESCRIPTION FOUND IN MARKET DATA BOOK)
ElEMENTS OF COMPARABILITY: SUBJECT
Q uality o f Location
Q uality of C onstruction
P hysical Condition
PAll
No.. o f S tories
I
Sq.. Ft., Area Excl. Base.,
liJY
P rice per Sq., Ft., Gross
Bldg .. Area
•
No. o f Rooms ( Residntl.)
P rice p er Room
•
F acilities:
Kitchen
or.a
Bath
a ut
PWA OU.
Heat
Others
••m
JJlO
Lot S ize . . . . . P M'
21boMP..
# I 'roMP. #11 ~MPo # lf
PAD
PAll
I
'cu
I~
OLD
. , OIL
-
....
&
8001
J'&Dl
• AD
I
I
UIO
u
$8 . 40
10
t lH?
. 2000
or.D
OLD
OLD
cu
.SPAOB
R OUt
.....
--
' 16CM
•
•
I
I
I
•
•
•
10/14114 I IIII"
t19100
IIA/6T
·INDICATED COMPARABLE VALUE OF SUBJECT PROPERTY:
CO~LUSI01'5
•OOD
l lll
10311
l! t!'Ot. .....
Income (Actual & Vac. E st.) .t,.... .. .,.n
No. F loors or Apts. Occ.
a t Time o f Sale f tl'll
I
Gross Income M ultiplier
•
Date o f Sale
•
S ales P rice
•
• All
. ,nc!l\n
REASON FOR MARKET APPROACH VALUE:
......
......._
.
$1S600
l lld1•• . ... l allA• , ._... l.o~ati ,
2P•1S LBI'B•r• . ... l and, . ,..._ 1 ~atl •• u
s.._.a&• •
. .., , I APPI't' . . . l an4,. . ...... 1 . ., , . , . . . . . . . . .
A fter
n.
• ••••d• . .a
et
,_ 0
d JutMa' U . I DiloaW
HUA&Iw u ea l a
-..,
la
S.n , . ....
to.JG.
•
•al• ,.. "fl•
tbl.e i.e • • . ......., l tuh
5
B lock
U
P arcel N o.
J
CORRElATION AND P'INAL ESTIMATE
-----"-......................... ...
. .. . . . . . - - &fJiri. ......... . .-, , . . . . . . , ....
0
Bloc~
ADDENDA
11
P arcel No • ..,l_ _
7