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APffiAISAL
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 6
PARCEL NO.
:
DESCRIPTION OF BUILDINGS
ll
RO~
DWBLLIIW
3 PAMTLY •
:
:
WO~D SHtNO~
•
.
.
•
.
: DATE BUILT 1 900
PURCHASE DATA9/26,49VOLa240 PAGE 1 20
PURCHASE PRICE Not l (nOWil
IRS $ 8.00
z IMPROVEMENTS SINCE PURCHASE WITH APPROXIg MATE COST AND NECESSARY STRUCTURAL REPAmS
g
aee A44en4a
.,
~~ftT--~~wr----~.· --------~~L-~=-~~-------------------TOTAL 12390
wfil~~RA~TE~--~~~ , nq---- ~zo~N.fib~=-:~o~a-~xow-------~ro~ro~o~RA~m~!~Slrr.lgh~n~"l~7~l~b~o~ve
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;
O ri41 • L iiil t ot
~TAXE~~s~~_,~~9~2~.~~~2~--~
·
.
~S~PE~C~IA~L~A~S~s=E=ss~MEN~=Ts;---· ,N~Orii~~Ari~o~Mn~----------~----~~~~~-----
HIGHEST a nd BEST USE
O ommeHlii U'ae
VALUATION
T HIR!r !WO THOUSAND BIGH! HUNDRED DOLLARS
tpaoo.oo
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 in)~ r eport a re t rue a nd o orrect.
DATE
I 7/ 7
~ )J )'}~
R obert N . N oce, S .R.A.
B loc k---:6:..--_ P arcel N o.
14
TYPE • 1 3 lOOJII DWILLtNO • l FAMILY
EXTERIOR - Foundation •
Stone
W alls-Woad l b1na1e
Windows • Woecl l AP
A l.Yilln• a'tOftl and
S creens •
•••••n. ••blnatlCNa •
a ev
G utters a nd L eaders • G alY U1 . .4 • n ew
R oof
•
U pbalt; l blnale • Gable
P orches -
a open
Dormers •
wcme
h ont • 1 . ...
( ))
C ondition • P all' • Me&e t ria p ainted & 1 taln
INTERIOR - Basement • N .1 DS..t
H eat -
1 O ll
au.nar • b ot
H ot W ater S upply - 2 Oa•
.,.....
w ater • 1 a pt l paoe b eater &
b ot w ater b eater•
P lumbing.OOppV & o l4 & al.Yanl . . d
W iring • Br. • 2 20 &
R ooms-- 1st F loor
2 nd F loor
1 - J. 1 B atb
• 7 1 1 b ath • 2 a ptlel • 4 • 1 B ath
- 6, I b atba • 1 A pt. 6 • • -
.3rd F loor •
F loors
•om• old
A ttlo • 2 r o••• n ot
•Oak b arftoa4, 2 p lne • e aoellent o on41t10ft
• Plaatere4 • p ine
1
C eilings • Plaeten4 •
W alls
K &J!IBJitant
K itchen •
Wev o ablM'••
o onao v alle, a ll
Bathroom • ) f all
C losets •
CJoot
F ireplace•
1 • •able
C ondition - Good • e aoe1l•nt
O utbuildings • l fone
REIT
•
11M•
2 . ,..._. . . .
-
1 a pan.nt
•.so,oo
.60.oo
8
• v.
•
w1
-
2
B lock
6
P arcel N o.
,· 4
1
<)
,)
BUILDING SKETCH
•
•
•
•
i -------------------------------i _ _ _ _ _ _ _ _ __ ________________
COST APffiOACH
LAND
Market D ata Approaoh 4oea n ot i nvolve a breakdown o t
O <lllponent p U'ta. S eparate l an4 Y alue l a n ot rwoeaa&rJ•
BUILD I IDS
a ubjeot b uUdlng l a o ld a nd o utmoded l n t JP• o t
o onatruotlon, laJo~t a nd a rob1teoture. I n Y lev o~ t be . .
t aotora an4 t he amo~t o t Mnrket Data a Yailable t or a tudr,
t be c oat A pproaob l a l napplloable.
t 'be
VALUE INDICATED BY COST APPROACH
$ Not A pplioable
4
CAPITALIZATION OF INCOME
B lock......~6.___ P arcel No.
STABILIZED
ACTUAL
UNIT
116.
VACAN::Y a nd RENT WSS
·_ _ _ _ _ __
------$
GROSS I ~OME AFTER V & R lOSS
$_ _ _ _ _ __
ESTIMATED STABILIZED GROSS INCOME ( annual)
EXPENSES~
T axes
$
I nsurance
$
· Water
Re~irs
$
$
$
$
$
$
TOTAL EXPENSES
CAPITAIJZATION CAI.CULATIOJI5:
s -.s a t
t b1e t ,e al'CI b ot p urcbue4 t or lnoome p urpoMa.
A tter 4 edu,lon o t t a. noz-aal o peratina e xpen••• t u
u aual o apttallaattam p rooeee would n ot p roduee a r .allatlo
v alue e stiaate. T blreto. ., t be a pproaoh l a n ot a pplicable.
VALUE INDICATED BY INCOME APffiOACH
$ N ot
Applloab~
Block__,6.____ P arcel N o.
:·Jb,.
MARKET DATA APFROACH (COMPARABLE DESCRIPTION FOUND IN MARKET DATA BOOK)
ELEMENTS OF COMPARABILITY: SUBJECT
Q uality o f Location
GOOD
Q uality of Construction
GOOD
P hysical Condition
0 00!)
No. o f S tories
I
Sq. F t. Area Excl. Base.
1730
P rice p er Sq. F t. Gross
Bldg. Area
1)
No. o f Rooms ( Residntl.)
P rice p er Room
•
F acilities:
lfAOAID
Kitchen
Bath
~ANDAIID
P:L,
RV O IL
Heat
ln&l, n .
O thers
IPAGK
IJP COMPo #3
-
I IlYaN , ..,
4
!!MP. # s
OOOD
.AIR
P
AIR
OtlnD
PAIR
0 101)
GOOD
PAIR
OOOD
2
I
2
UlO
3176
I ff a
. 10.00
.7.JS
10
14
l t18ll
*'0··.30
1
eu~
. ..g ,
Income (Actual & Vac. E st.) $1920
No. F loors o r Apts. Occ.
)
a t Time o f S ale UHI!'I
Gross Income M ultiplier
•
Date o f S ale
•
S ales P rice
I!AlfD.AJID
ow
StANDARD ftARDAID
H'N OIL
HW OIL
HV OZL
l fV O IL
12160
14260
.3000
t29ii.O
l
104JS
OLD
10368
$3Sla.O
.1.,.
Lot S ize
"!aMP.#
)
3
HW OIL
I!AHDARD
HV O IL
a
1 /19/6S 12/lS/67
l fl/6S
tuSOO
t24JOO
'
-
INDICATED COMPARABLE VALUE OF SUBJECT PROPFRTY~
CO~LUSI01'5 & REASON FOR MARKET APPROACH VALUEll
$116000
Bell
. 32800,00
1•••
)PtaJj.
Dmalle• hou...
l and- .... etr••'• t iMe.
~·r houae, more l anf., s ues•·
) P.J
B lulle• b o\l M, a ore 1 an4.
l P•l
A tt•• a nalf8le and a c!Ju•••nt
n.
p er • ••
'l'h1a 1a t M soun<le ai b aala
t he 1 n41oate4 Y alu
o r b llllcllfts . ... l e . u.oo.
t or o caparlaal\. LA t bla • ••••
5
B look
A
P arcel No.
. ..
-
CORRElATION AND FINAL. ESTIMATE
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...........
a rk
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6
Bloo~
6
P arcel No.
ADDENDA
l a a a ta.. . t b ulneaa an4 b aduvlal
... ..,...._ ... t •
•
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7