File #7501: "ms026_10_44_001.pdf"

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APffiAISAL

CITY & S TATE_Danbury, C onnecticut

B~ ROBERT N . NOCE ASSOCIATES FROJECT NAME.Mid-Town E ast U . R . P roject

58 D ivision s treet
D anbury, C onnecticut

FROJECT NO • . C onn•cticut R - 1 04
J BL,HI[

PARCEL No.

~~

.. --·
• ATE BUILT
. DURCHASE DA TA 7
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PAGE 1 1)
PURCHASE ffi iCE
IMffiOVEMENTS SINCE PURCHASE WITH APffiOXIMATE COST AND NECESSARY STRUCTURAL REPAms

...

_..._

0

& 66

•

~

:
•

..
.
0

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 roperty a nd t hat, a ccording t o o ur knowledge
a nd b elief, a ll s tatements a nd i nformation i~s r eport a re t rue a nd 00l"J:9 ct .
DATE

U/B/67

~~ !2 ) }fL«

R obert N. Noce, S .R.A.

B lock

TYPE• • • • •

LCI't

0-.

•3

EXTERIOR - Foundation •
W alls • Ca

•

• • f tll.

S creens . . . .
G utters a nd L eaders-loot

-a_,. • P la'

•

•

Good

Ooo4

P lumbing-OalY. I t

OOppe•

t .._vla1

Rooms-- 1st F loor•l,_..•)
2nd F loor-ot.fleee
3 rd F loor•l'M'..,
F loors•H...,CMMI • O enoNM
W alls•vallb_.. A

P luM•

•111-:t:'al•Ooao.
14•
b all
1 ft

K itchen . . . .

t.

M11

P ull

eea.

II LaY • I a

C losetsiFireplace . . . . .

P Ull

•

o•.

MaiD P ara . . . . . O U

......

a ..• ••

H ot Water S upply

Bathroom • l

-

-

0804

H eat•l Oe • • 1 '-•

C eilings

n. -

•

• Jidl-G_a,

-uo '&

2

-

C ondition-ooe4

W iring

M eal

•

•lfone

INTERIOR - Basement

10

........
.......
....
·- ...
••tn

,, P orchea.w. . .
Dormers

P arcel N o.

16• a 140• 26• a ~.' 18• a 93

Windows • V. .. Ia 1 . ..1

R oof

11

-

•

•

Aepbal'

cem.

fila1l

u nlt JMIIIIIII

a.w.••• ......,.
o ...,,•
uuav•

a.,,..

a.,,..

-

210

•

-

•

•

f luHnd

1 1Mk 1 1•

•

,.,. •
,...
1 '·

4. •
•
•
•

•

.f...• ,.•
-•UR' :•trn'
a

.
•
1

~

•

C ondition - aeo4

.....

RERT

•

Good

O utbuildings . . . . .
AllaJWa~

oo.a t o

A ir C. . .

•

o tla l ln. IJOO cap.
. . . I no- ..., .. .....

• O OMNM t1001' ltltlok 1 14ee

3•

to
l aoeU.nt

B lock
TYPE •

IDDAL

11

I PICJp!IOA!JOIJ

P arcel No.

IPOHIVBAll

•

1 0,000 . ...,

EXTERIOR - Foundation • G-.c:NM
W alls

- a-• Dlelc

Windows • ltHl & VO. .
S creens · • Gutters a nd L eaders - GalY.
R oof - a.,.
P orches

f tat

••OM

Dormers · • Condition
INTERIOR - Basement

• PaU t o CJ. ..

a. ..

- coaeNte•r.all

....

Mala ao11••

H eat-O.a.s.wa-.•

-

H ot Water S upplywD•. I I • P•

U lll,.
Plumbing - GalYe • CJOppe•

W iring•lll
Rooms-- 1st F loor•I,OI'ea

1 10

1 10

o tt . .......

. ...... 37•&50•

2 nd F loor

A apb. ! 'Ue•

Hat.oo. 34• h lab-14•4•

. .... t la.

.... ....

ooae . . P lu.
1

lOt -101 orr

K itchen••--

' !.lLaY.D. r .-baNl
1 \ '. • 1 r.&Y. • Kal1way o t M oaHM1 B at
C losets• l one
-l-1'.~ LaY• · -

Condition•hb
O utbuildings-WaDI
RERT

•

. .. t ao- Ap,_.eaeb

. O. .N M

n ee MODtellf
o ttlM A Na• Cone.Valla

C oneNte • otetlla11_,

C eilings • COlrlCI:-4t'Cie

Fireplace • •OM

w e. a lle
voa~

W alls -woOd f aMl•Walu•

Bathroom • 1

M ala . .., .,

n••..

3 rd F loor
F loors . . . . . . . . . •

P ull

·-,....,.
..
.
P aU

. ....k

,,~._

-

'"

I ' I• I l.aY •
....

-

P at.

w e . ....

on,. ..

11•••••

111 w • . m•

B lock

U

P arcel N o.

, 10 1

4

EXTERIOR - Foundation - GOM. .M
W alls - 1• • • . .lOk V enMr • P Me • tok Y eDH• • aeJ.W Bl'lell
Windows •VOot l &eb • 1. ..1 O il
S creens

P ron'

• 1-

Gutters a nd L eaders . .

P orches · Dormers·Condition - -.a.Ue4 • J laU
INTERIOR - Basement •
H eat•1

a- •

••

Y -* l eU.. . . . ..
H ot Water S upply • Oil BeWe . .....
Plumbing - Galnnlu4 I I C oppe•
W iring - 120 • !~Mbleulal
Rooms-- 1st F loor • 36 1 X 9S• • .U. . aftloe . ..a
1 1t. Balo~U• • •tllna b look A ap.tl. p lut.walle.
2 nd F loor•llll
e eU. 1 1Mk • voed f low ·

bialooar-u--r

) rd F loor•. . . .J 'al o 1• a pta. d 4 p l•b• l td O lftte
~ta t l. • o14 p l"l • o14 vlJIIna • 1 .... . _..
F loors•.....,.o4 • . UPMI' t ile •
W alls

. u.

• valllt. ... & V &lnMN • Pl&l~

-· •
C eilings • BlMII • f luten4.lat.fle1

l nl.t1.11 1alf•,,.

K itchen•. . .
Bathroom • l •

• t • offlM u ea I t

'I~'· t loal' I f. an4

p l.&

C losets•W..

L aY. •

lJt4 •

•

4~3·

4th

- ,_.... • ••· an4 o lllll • - ·

An'''•

.

F ireplace••Condition • late 1
Outbuilding~enl

l n4 t l. t alr/Goo4 • ) I'd • 4 tb • p o• •

( 014 P luter

U•

B lock

P arcel N o.

1!,

5

TYPE -fa. lfOJIII & HALL • I 1 '017 • Jatlok

EXTERIOR - Foundation•G0118NM O lNier Blooll
W alla • loll4 a -UJc • . . . .
Windows

-wood l aU

S creens

• LU'P w iN •

ft'on'• a ll , ... .. aD4 Wood. I Ub

G utters a nd L eaders

P orches

llO . . . . . . . .

•laadeJ.ea • e nlJ • GalvaDl . ..

• lf_.

-~!!'MI&··u

Dormers •WOfta

B o•

C ondi t ion•Palzt

1.,..._ «ta • •

- - ...
!'-···· w,.....
--l bOISiqt . . . . .

JIYelJftlbop

l bop

INTERIOR - Basemen'b-Pa11 0 -.at

IMel . ._

··-

H eat•Oll

a..n.•

-

a ...

Hot Water S upplY•IDilYlS
P lumbing •Coppell

aa1
a Gal.S-

Wiring • ID4uw1a1

a a-nt

• All

M alft

P ualllla I I'- Mala P --.

R ooms-- 1st F loor•
2nd F loor
) rd F loor

,_

F loors • A•h•lt

Aap'.lalt

W alls • :PlUMr ~Ja

V &iqeallt

C eilings

a atla

- ttla U lu. ..

K itchen•l. . .

•

F ireplace

•lcme

C ondition • Palr
O utbuildings • IIIMI
RENT

.-

JPI.N . ......

n.-

AppOMb

•

1 1', •

B athroom-- ~
C losets•lf..

Tin
1

•

•

, _..

•
•

r .....

••
•

•

•

1 '· •
1 . ....

1 t oile'
1 1 LaY•

•
•

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-

PalJt

Pas..

•

•

B lock_ ...;;;:;__ P arcel N o.
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BUILD I N SKETCH
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COST APFROACH

LAND , ...._, D ata A pproull • -• • •' 1 aYelve a b nak4owa o f

••••NI'7•

e ..,nea' p arte. t ie,arah laacl f tlu. l a a •
. ..,..,7 r ea14ul a p,.oaea e t e apl,all•'l• , .••••
• •• n o' i .'lYolYe a l ut Y alue.

BUILDIN'JS

..

! 'he • •bj

aaa•reao
,.._.,Goa'
.
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. ......4 . .. , , . . ,
I ll . , . . 01 , • ••
et
a YaUable t er
. .....

D•'•

l a l aappll••"•·

VALUE INDICATED BY COST APPROACH

~

• •' A pplloable

""- - - -

ahdr,

Block
s q.Pt.

'OW I !

181-185 ( atn s treet
1181 Cbarlop J ewelers
183 P -.oua Bake Sbop
18S v lxte4 Drusa

2 240

~~~

MO!!H

-..oo

42S

350

2n4 P loor
B r&dJ C ulhane ( Pol'MI')

Monterer Bat
J . P . Lombardi
Waite I na. (Forme~)
CourJ • A tter C•orm.r)
Rothenberg

260

Vacant

004
160
756
160

v aoant
v acant

ssoo

1~~
2S

11 P arcel !10 ;

6NNU'~

0

aoo
00

-

7

§ Ti!!I,IZED

•s60o

9100

4.200

720

1800
1020

ssoo
1200

300

lSOO
320

3600

6000
6oO

-

320

J r4 FloOJt

r

~.rt1el4

b Jter
T otal

S portavear

10000

stan

300

so

6 00

.3So6o

l8Z Xaln S treet
Maple Houae
·v acant

8000
8 000

6 66.66

7999.92
v acant

$12000

4000

t otal

!-

'i

$16000

8 L lbertl s treet
BYe1JD Shop
~ber

Shop

8 S hoe S hop

Pool R o•

m

2337

B attmated s tablllsad Groea InoQMt

100

60
100

1 00

1200

1368

1 200

1520

720

120Q

912

1 200

• sooo
~~60

I

B lock
S tabilised G ro1a InoDme
V&O&DOJ R ent LOll • 1~
o roee tnoome A fter v & R LOla
Blt~te4

11

P arcel

1 l0

• . $6060.00

S6o6.oo

• $0454.00

B XpenPI

!'axe a

8.$.36.73

R epalra & M aintenance
Heat & L ight
tnlm-&noe

v at••

A 4vert111n& & R ental
J anitorial

2162. 00

4.32S . oo
3407 . oo

4SO . OO

a~.

1 )1 . 00
2600 . 00

M anase•nt • 2t ~
' l'otal BXpenaea
Net t o Land anti B ull41naa
a ap1tallse4 o 10~
I ndloated b J

~alue

tno~

1260. 90

A pproach

s tore r entala a re 1 tabillzed on t he b aala o r A nalJtala s tore Re ntal D ata
.
l n D&nburJ • • 1hown i n t he M arket D ata s urvey.

o tt1oe an4 l ott r entals a re b aaed on d ata a ccumulated and a nalrse4 a nd p relented i n t he Market D ata S grv•J•

7-

l-

!~ o apitallaatlon r at• i a a n o verall r ate or 1 0- baaed on t he p revailing
M ortaaae r ate o t
pllla a r eoaptlU'e r ate o t
oonalderlna a r ell&ining
eeon~lo l ite o t 33 , ears. T hia l e a Qpported b y t he o verall r ate f ound
i n t he M arket.

8

B lock

11

P arcel No.

10

MARKET DATA APffiOACH (COMPARABLE DESCRIPTION FOUND IN MARKET DATA BOOK)
0
ELEMENTS OF COMPARABILITY: SUBJECT
loMP. 1111 ~OMP. #19 c olo # It
Q uality o f Location
GOOD
8 008
OOCI»
GOOD
CI()Qll
800D
GOOD
Q uality of Construction
Physical Condition
CIOOD
0001
fOOD
PAD
I
No. o f S tories
a.J a a..
3
~,,.
Sq. F t. Area E xcl. Base.
l 01JI
P rice p er Sq. F t. Gross
Bldg. Area
•
No. o f Rooms (Resi dntl.)
•
•
•
P rice per Room
•
•
•
•
F acilities:
Kitchen
•
•
Bath
LAY.
u v.
LAY.
Heat
IIW/IXL
~ --~01.1 I ~ .. ~,.\;.'ifOAJ IDI70U.
O thers

---

..,.
.... ...... ...,.
...

-

Income (Actual & Vae. E st.)
No. F loors o r Apts. Occ.
a t Time o f S ale onltsa
Gross Income M ultiplier
Date o f Sale
S ales P rice

) )61

7

I

•

•

•

3/11/65

-

.....

l

17Ut

-

..

"'"·

Lot Size M UI'e . ..,

.-,,61

3/616?

lfJ116?

'li!HUUU

A'
, ._

•

lJ

.
•

..,_, ___
• Ldnnn

•

"

INDICA TED COMPARABLE VALUE OF SUBJECT PROPERTY:
••18400
CO~LUSIOI<5 & REASON FOR MARKET APPROACH VALUEg
. ..U.I' i 'MilWlna. l aaa 1 u4e allel~ J.fthat.f"a'l._ , ..,,._ ,
~Th
OP• 19 am~11•r b ul1A\!UJ• 1aea ,_ • . ,.. a t..llu looa,...~on. , ._.
CP-20 A ma'tl•"' b u • •.t t . ..., l ea• l an4 , ailft1-,- ... l oaaH , ts.m. .

Attel' an.a:\Jala

~

a 4jll8

\1

.s.Jo .

f t. o f htt!!A4n_.: a M& i a
t • • . .,..,• • 1 a uau . ....

•al• ,..

, . . t .MloaHd
l fltl
T lila i t ile • a nd8it 6 a1la

T M . .,... aaJ.•• . .. • -U.•ulr . -11•• l D
l Haalealb' . . j uhd : ~- uala • . ,• ••

•S.• _. ...

9

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11

P arcel No.

10

Am>ENDA

t he a al.alab•llHd 1a • -Nlal I a

eaa.••••

IWl l a l oeaMt
a t OM P I D u.bUI'J'• t.fala 1 ntel!'. .e t1ona l n t bri . . . . b ullwao

. . a bopplnc . ......

x-o••-•• SA . ...a,.lit, P •••

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N al

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