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APFRAISAL
CITY & STATE,Danbury, C onnecticut
B~ ROBERT N . NOCE ASSOCIATEs PROJECT 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
P
..... y
-~,..
I
.:
: DATE BUILT l ilt
-.
g PURCHASE D AT.AlJitJ\JVOLoU6 PAGE I t)
g PURCHASE PRICE~~
2 IMPROVEMENTS SINCE PURCHASE WITH APFROXIg MATE COST AND NECESSARY STRUCTURAL REPAmS
~
~A~S~~S~.~~N~T~--------:------
4260
Land
B uildings1 2C50
.
0
: IDT:
- ------------------:
•uooo.- .._..
DIMENSIONS a nd AREA
10786
• ft .
~ ------~----~---------------------------~~~~~~TE~--~ t~:+*--~: ~zo~N~fifi~-r~a~i6.1~oz--------~ro~ro~a~RA~m~Y~~~~~~~~-
a~~ A;
fuTAL
17110
. .. .
~s~PE~c~IA~L-A~s~s~E~ss~km~=Ts~-- ~~~~~~-----------------------------
·
HIGHEST a nd BEST 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 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 n ~ r eport a re t rue a nd o amtct.
DATE
11/21/67
~~--.._;); )}~
R obert N. N oce, S .R.A.
B lock_.6 _ P arcel N o.
_
TYPE • 1 1 ROCII DWIILLIWO •
it.
lS
2
PAMILY • I I fORBS
EXTERIOR - Foundation • I t OM
W alls • Voud
SnlnBl•• ( o l. .r )
Windows • Woo& 8 aab
a aae AlYmlnua aoreona
S creens •
a n.l
a tonaa • 1 /3
G utters a nd L eaders - Oal.Yanl. ..
R oot
• A•pbal' a hinslea • s able • f alr/po. .
P orches - 4
M V ~llld.nua
open •
r aUa on f ront,
I I -~ . , . , .
Dormers • J .,..
C ondition • l'alr • _ ... p alat
INTERIOR - Basement •
1/J . ...a t 1./J
H eat • 1 O U B .... B et
H ot Water S upply • ~
c iUt
• t.r • a ll a pt••
h d water b latera
P lumbing• O oppeP & l a1YUIICJ4
W iring • 811 ; . i 20 •
l p base & o l•
2nd F loor
6 • 2 a \orea•(l . ... ) 2 . ,-•• I rma • ••
~
- 6 .. two 3 r ora apU"~ntJa • 1 b1 -• ••
ath
3 rd F loor
• Attlo -
Rooms-- 1st F loor •
F loors
st•. .•
• Plu • b e4woo4• l .n1al4 i n k ltoa.n
u pb&l' . . . .o nlu 1 n a 1 '0- . ,• ••
W alls • Pl&atttte4 • v ood p anellJ.na
F ireplace • Me
C ondition
uaal»le • l at. t low
• PWt • JWe4a . ,aokllns
O utbuildings •WOM
C ISDONU d l'lYeWq & Oo1pi'OYl&
RERT
•
S lle I DO- APPI-...11
&
l lllol••·
B lock
6
P arcel N o.
lS
AREA CALCULA TIONS
20).$
7r
I
10786
1
:
..J)£.L~')I'
I
..sr
,_£~-
COST APffiOACH
Market d ata Approaoh doea n ot i nvolve a breakdown o t
oompon•nt Il8.:rta. ~O&'IU'R.te l~nd v olu.a 1a n(')t n eceaaarr.
~opert7 roa~dual a pproaeh 1 n o apltallaatlan p rooeaa d oea
n ot 1nvol~• a l and ' 'falue.
!AND
BUILD I IDS
! he a abject b uilding t s o ld a nd outmoded i n t ype o t
c onatruotlon, l ayollt a n4 a ronltecture. t n v iew o t t hea•
t aot01'8 a nd t~lfJ !UI'lr:ttmt f )t M rn•kat ! )ata f .WRilable t or a tud7,
t he c oat A pproaob l a l napplloahle.
VALUE INDICATED BY COST APPROACH
$ H ot hp~.,l1aable
3
q . ~t.
4
CAPITALIZATION OF INCOME
B lock
6
P arcel N o.
1J
ACTUAL
··-
1160
)
1160
1068
I nd. 3 · · -
1260
t
ESTIMATED STABILIZED GROSS INCOME ( annual)
VACAN::Y a nd RENT IDSS
J-
8076.00
( a)
o
•w_ _.......;......;;___ __
403.80
$
GROSS I N::OME AFTER V & R IDSS
7672.20
EXPENSES~
T axes
$
817.69
I nsurance
$
1 71.00
W ater
$
uo.oo
M alntenanoe $
646·08
$
6J8.6S
$
) 8).61
$
4 ,00.00
R eE!irs &
Heat
M an..-nt •
J-
R ep1ao-.at
(6~
o t O I'GII)
Cl~ " •
n .)
$
) 197.0)
4375 . 17
CAPITALIZATION CAU::ULATI01'5:
a .Pltalla. . • 1~
( a)
( b)
( o)
( o)
R ental• a ppeu t all' o •pue4 v lth R el14entla1 • l tON
R ental
&apen. . a a N • •••. .• t or a I Malldlna o t t hla t n- ..
. .... on MOI'taas• r ate o t
p 1u r eoaptUI'e r ate o t
oona14erlna
eoonGIIllo l Ue o t J J , . ....
Da'••
3-
•-lnlna
VALUE INDICATED BY INCOME APPROACH
1•
$ 4 1700.00
(I»)
-----
B lock 6
MARKET DATA APPROACH (COMPARABLE DESCRIPTION FOUND
1
ElEMENTS OF COMPARABILITY: SUBJECT
'toMP. 110
Q uality o f Location
GOOD
•oo»
Q uality o f Construction
GOOD
GOOD
P hysical Condition
0()0D
PIIR
No.. o f S tories
I
I
Sq. F t. Area Excl. Base.
"878
P rice p er Sq. F t. Gross
Bldg. Area
ta.ao
•
No. o f Rooms ( Residntl.)
19
11
P rice p er Room
tllOO
•
F acilities:
STAml ARn ltAIDARD
Kitchen
Bath
Or.D
ftA11DAD
Heat
I V OtL
BV OIL
O thers
""'
.........,
P arcel N o.
IN MAR.Kgr DATA BOOK)
& .u & .
GOOD
0 0<1)
PAD
P AD
I
l
~·
U12
t ll•OO
u
•~ o a
...
Or.D
BV OtL
....
OI.D
IW OIL
S36S
Income (Actual & Vae. E st.) .7764
No. F loors o r Apts. Oce.
a t Time o f S ale V lflt'S
6
Gross Income M ultiplier
•
Date o f S ale
S ales P rice
t1980
.Jit.OO
8/)/14
7
9
9/19/66
f49000
INDICATED COMPARABLE VALUE OF SUBJECT PROPERTY:
4143900
COI«:LUSIOJ.15 & REASON FOR MARKET APPROACH VALUE::
-6:!"&1, , . ...,
l tt-10 t arser , aore
l llaller h ntld.1ng , l eaa l an41 l letur l oeati1
f t•U
land, 1••• . . .
ST• 8
~1•• I MUdlna,
dt1RAn
or..D
3876
- .-oooo
-
.,.u
17
OLD
13310
l
#8
GOOD
OO(J)
10786
Lot S ize
5
-
3
•
7/I0/6S
.)1000
1••• u nite.
•
1••• land, 1••• unlta, tJae.
A fter a nal7ala an4 a 4juatment ' be l n41oaM4 Y alua p er . ..
f t _ or b taUdt ng u ea l a $lo.oo. t 'hla 11 , ._ a oaal••• ~a11 ~ 1
.
t • O"'"'"'a."!aon i ll t Ala • ••.
B lock
6
P arcel N o.
AOOENDA
. ............... , . .......... o t I MialM•• . .. la4&a. .t al
- · . .. , • •, -
bl. .l l . ........... l lda . ...... . ..
l dlll . ..., ,, . ...w u t in.tet •
• , . . . a nt a putt l ata W N " aOfttd 81Me . ....... a t
• •, . . . . . . . ., f ll
.u.ooo _ ..._ , . - ··
lJ
7