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APffiAISAL
CITY & S TATEDanbury, C onnecticut
B~ ROBERT N . NOCE ASSOCIATEsFROJECT NAME:Mid-Town E ast U . R . P roject
58 D ivision S treet
PROJECT NO. _ Connecticut R - 104
D anbury, C onnecticut
BLOCK
PARCEL NO.
- --
DESCRIPTION OF BUILDINGS
0
0
: 'tlATE BUILT
:l PURCHASE DATA 2/3
PAGE J l)
g PURCHASE ffiiCE
.
I ll
2 IMffiOVEMENTS SINCE PURCHASE WI'm APPROXIg MATE COST AND NECESSARY STRUCTURAL REPAmS
0•
3
t l. ..............
U
• r t.• le . .. " ·
HIGHEST and BEST USE
VALUATION
R Ulli I DI . . . . . . I DI . . . . J GLdl
CERT:nt'ICATION
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 ropertyo 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 knowledge
and b elief, a ll s tatements a nd i nformation
r eport a re t rue a nd o orrect.
n is
DATE
U/10/6?
~/"' ) } l7t~
R obert N . N oce, S .R.A.
11
B lock
EXTERIOR - Foundation •
0
, ,. ..
2
a t-
Walls • U MIM8
Windows •
P arcel N o.
ablft&le
an4 1 up
p ea
O OMNM
b looll
1 '"1 l &ell
S creens • • Gutters a nd L eaders • G alYanl. .d
P orches • WOlle
Dormers · • -
a ..e
Condition •
N J. • e .moNM, . ., ... . . ., _._ • o•
INTERIOR - Basement •
B ot AS.. • 1 o il f ONH b " a U• 1 a peel.al blab
, .. • . ..,.. ~toile• t o• p Nal . ....
H eat . . . . . . .
H ot Water S upply • lie
v.
b e&Ml' •
Gu
I
Plumbing • Ooppel'
••'YJ' ""''
W iring •
Rooms-- 1st F loor • I l 'oNa('ldlol') o pen
m••
u•• I
• •lletl
&
-~'•'•lta
1 . ,..._, 1 uatJu& f tl•
1 l rl,obiD t k tb ( tolle,, 1a~. • - . . . ,
2 nd F loor •rta.J.I7 J 'i
3 rd F loor • WoM
n oors•Aapbal'
W alls
·n···--
t Ue • 1 1' a ad I nt.
boaM • w all pane1·I.r:-.~.t wan
Bl•k • IDC t le• • I DI,
9•
C eilings• -
, 1. ...... " ' . ,....
Z' u •
• •u'
K itchen • l . ..... , , . (DO • •-) a ll • •
Bathroom
~i
l tlea
l':mt:eJ laYatorlea
C losets -Goof.
F ireplace•
C ondition-ct...S a ll
REBT •
n evlr
4 0DI 1 v ootvoltlc . ....
taa n liMC
2
B lock
BUILDING SKETCH
11
P arcel N o.
;,,a
AREA CALCULATIONS
•
•
.... ····-- .............. -COST APffiOACH
!AND
M Uket D ata A ppr-b 4 Ma n o' lmrol:Ye a b Nak4Mm or
l and Yalue l a n ot a eoeaaarr.
oONpenea' p .rte.
B•.-r•••
•al••
, ...,_.,7 n aldul a .ppr-b e t e apS.Hlbatl• p reoeaa
• • • notl l lwol•• a 1 .-
BUILDINJS
••b.1•
Tbe
e -.ua l
1
a nt outaoded 1ft , , . o t
I n n ew . r . _. .
b lt.otnll'••
r ae•••
\ D a\a a YaUable t or a t.ar,
o oa' A p,.. ..b 1a l napplloable.
'be
VALUE INDICATED BY COST APPROACH
$ Jfot AJ)p1loab1e
3
4
CAPITALIZATION OF INCOME
B lock
W eklJ
UNIT
'
• • a ll
.,u,,s...
9 0.00
11
P arcel N o.
AMUa1
ACTUAL
*·
STABILIZED
t~t:680.oo
. .... - o.u• . ...w
--------------------
ESTIMATED STABILIZED :.~~S
VACA~Y a nd RENT IDSS
t•. • ••. oo
7 t lo
37
6_ _ _ _
• _;_;;, . .
'IP
~lll!l. . . _ __
_
•
68711..10
· ------"---
GROSS I ~OME AFTER V & R IDSS
EXPENSES~
T axes
&
1 010.79
I nsurance
$
1 90.00
W ater
J
$
79e8o
$
--~.08
(._ o t o. ... ,
$
. ...s
<lH
...,
•
( It)
•_ __141~•-·"-·~-
rgrME {arcua b?O
"ON
( a)
,7,..00
~~~~~----------
1169 " •
8
11. .,.18(••~••)
$
Man. . . . . . . . J,C
$
s q, ' '•
(lo,t . .. n .
147.00
llt.J.71
•
1470 . .. n .)
$
1 817.1)
TOTAL EXPENSES
..,
CAPITAIJZATION CAI.CULATIOm:
- 1tJa11•4 • l~
C•t
~:,
( t)
_. •
( d)
( o)
. 39900.00
. _...at; " "tala r "eln4.
l laaH aa S toH l enW na•a
. .,.. . . . . . a Yer- tozt b aUdba•
7-
o t ' hla , , . ,
• • • • p renlUnl M •ts. . . . .. _ o t
plu " • . ,,. ... n te e t
) - •ulderlna Nmalnlaa . . o a•l• l lt• . t l l , .. ...
VALUE INDICATED BY INCOME APffiOACH
$
] 9900
B lock
11
P arcel No.
IL ,
MARKET DATA APffiOACH (COMPARABLE DESCRIPI'ION FOUND IN MARKF:r DATA BOOK)
ElEMENTS OF COMPARABILITY:
Q uality o f Location
Q uality of C onstruction
P hysical Condition
No. o f S tories
Sq. Fto Area Excl. Baseo
P rice p er Sqo Fto Gross
Bldgo Area
No. o f Rooms ( Residntl.)
P rice p er Room
F acilities:
Kitchen
Bath
Heat
Others
SUBJECT
• AD
GOOD
GOOD
GOt)!)
OOOD
a t-10
s ette" 1
~.on 1
GOOD
GOOD
J lJ9
U lO
~878
l
UJO
•
• •• oo
8 . 20
tu.oo
6
•
•
aaaaa
O LI)
OLD
OLD
•
-
f tAIDAD OLD
f t4111\.utll OLD
Pit& OIL
-
Ot.D
r tallfOIL HW/OAS
P AD
u
I V OIL
SDaoe
lk08
•
4
I
•
-
-
7/ '/66
t37JOo
13310
,
-
6/3/64
tb.OOOO
tl8400
3876
.Jit,OO
'
9
9/19/66
tll.9000
1 araer1 l ees l an4 .
. ., . .. l oeatt.,., ' ...g!l'IJ',
s t.-12 . ., ._
flOOD
t'JOOD
GOOD
# 12
I
P AD
INDICATED COMPARABLE VALUE OF SUBJECT PROPERTY8
COti;LUSIOl\5 & REASON FOR MARKET APPROACH VALUE~
S'l•CJ
~ MPo #lO c~~ o
I
P ee•
No. F loors o r Apts. Occ.
a t Time o f S ale D ttfl
Gross Income M ultiplier
Date o f S ale
S ales P rice
9
,
jfOJ
Income (Actual & Vac. E st.) •
Lot S ize . .. _..
~OMP. I
~ooatJ,I)Jb 1-.r~•r•
. ... J.a.n.4, • • .
1••• land, pc..;=;:- e..at.•l••
A tter a nalvale anU a tl1ua
t be t n,.t.-,ta4 v alue J:!•r ag.
r t . a t b~ldlna aJ'ea s.a •u . ~o . T bia 1a t be =-··--1'-at h a.ata
t w e nmnQ1eon 1 n t hla oa_ae .
5
B look
J ,l
P arcel N o.
CORRElATION AND FINAL ESTIMATE
.,,,..
. .. j ppJ.leUle
.....
...................
, . . . . ...... e l Y d. .
. . . . . . . ., . ... I a p . .. ..... _ .. .. . ,...... . .
. ...._. _ .. , ,.. .... J l'ftUN •. _ . .,,_.. I 'M o •t
.\
.
.
.
fi(J L i
6
Bloc~
U
P arcel N o.
8
ADDENDA
............
1 M • ll"•llee& l 1
. u.
l fiiUal. - •
. . l . .a tl• l a wl~ 1 l tlMII f it K ala
a N , ,. ., t
avee•, .U, .ea••••••
. ....
7