File #7514: "ms026_10_46_001.pdf"

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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, Connectic~t
BLOCK 6
PARCEL NO. 1 9
ADDRESS

~

; DATE BUILT 1 17)
:: PURCHASE D ATll/lJAfTOLo 116 PAGE JOJ
& PURCHASE ffiiCE $ 8000.
: IMffiOVEMENTS SINCE PURCHASE WITH APFROXIg MATE COST AND NECESSARY STRUCTURAL REPAIRS

~SSESSMENT
A ~~~~-------------- ~
:

VAWATION

ftDft'Y fiiOVIAD l fiD ROJDJtD DOLLAIII

.JitOI.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 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
ys repo~ ~e t rue a nd o amtct.
and b elief, a ll s tatements a nd i nformation ~
DATE

U/1.1/67

~J/)/A ~~

R obert N. N oce, S .R.A.

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TYPE

-4

6

19

P arcel No.

.?..

PAMILY DWSLLilfCJ • &Sl!8S!OI SBINOLI & 8'1'UCOO

EXTERIOR - Foundation •

S tone

A abeatoa S blnsl• & atuooG ( all) on t rontbrlol: f tnee• - •w • 1• a 2l•S•
W indows•Voa4 a aab
W alls• 1 v all

S creens •

Wft AlwdftUII a tona and n reene •

J~

o nl7

G utters a nd L eaders - Gal Y alaed
R oof •

A apbalt S btn&l• • F la'

P orches • I . .... l ars• o pen, 1 ~1
4oOI'V&J t o o onoreM w alk
Dormers • IOU
C ondition

•

a ide open ( J ) •

taood

INTERIOR - Basement • C -nt • 8 1Ul1 p U'tltlon • d irt ( 2

&

4 appi'G&)

• l O U Blli'Mr - bot w ater- owner an4 2 t are• r o•
. ,. .t aenta - . . . .t&ll'll. ...
H ot Water S upply • 1 O U H. Ve b eater f or 6 . ... a pta.
2 • ~ . ... r ear • ( 2) a aa H. W. M atera
Plumbing -G~Yan! . . cl a n4 o opper
H eat

W iring • 2 20 • 8&
R ooms-- 1st F loor

-8 -

1- ) . .. - 1-S . .. a ptt.

2 nd F loor

..S •

l • 3 l 'llt • 1 -S

I 'll.

a pta.

3 rd F loor • 1 P o• • n et U Ht
n oors • Hudvoo4 &: l nlal4
W alls

• P laatere4 •

C eilings •

P laaterecl

t • vallbo&P4 • i
l at. t l. 9•
• I nd. n • 9 I J "
R &M•nt

7•J"

a -ni moder.n, p laatered • w alla & o elllnaa
) J d.tobana o nl7
Bathroom -4 f ull • o ld a t7le

K itchen

•

C losets - Goo4
F ireplace • Wone
C ondition • P all' • D ee4t redeool*t~g
O utbuildings

RERT

•

s ee tno . ..

j pproaob

0

t

•

------

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BUILDING SKETCH

6

P arcel N o.

.19

3

. ~~~~~~nn~~r------------

.. - . ...... .
~

~~~~~~~~~=---~~~~

' '·

--~~~~~~------~~~-=~·

•

•
l~

- ------------------------------

. ------------------------------0

COST APffiOACH

• n ot i nvolve a b. .akdown o f
•al~e l a n ot
J•
O ap1\al1aatlon prooeaa doea

neo•••. .

0
y
BUILDI IDS

baalldlng S.a o14 u 4 otataocle4 l n t JPe o t
o onat••••ton, l aro••
b iteeture. I n Ylew o~ t baae
~• • , _.. a nd t.be . .owat o r M arket n ata a vaUa))le t or a1na4J,
t be c oat Approaob t a l napplloable.
'l'he a altjeot

an• ...

VALUE INDICATED BY COST APPROACH

$

1fo1» Applloable

4
CAPITALIZATION OF INCOME

B l ock____.6 __ P arcel N o.
_

Mon'b

UNIT

ro••

ACTUAL

Anmlal

19

STABILIZED

7$.00 no u tll.

. 900.00

9 00.00

6 $.00 n o a tll.

780.00

900.00

1- l . ....

8 $.00 I nol. tMta' 1 020.00

1 010.00

1 • l r o-.

1 . te l ftCl. D lat

. 00

1 010.00

1 20.00

720.00

1•J
1-

5 ·-

6o.oo

1 0.00

3 00.00

30.oo

t

VACA'fol:Y a nd RENT IDSS •

Jt -

~86o:.:OO

$

ESTIMATED STABILIZED GROSS INCOME ( annual)

121.so

•

GROSS I :M::OME AFTER V & R LOSS
EXPENSES~

Taxes

$
$

1 12,00

W ater

$

CJS.ao

•

2 91.60

4.738.~

7!7.98

I nsurance

,.,

•.,

R eE!irs

a. Malntenanoe

M anq. . .n t

$ J.4,6.SO

s"

(6~

o f o roaa)

( 990 a q.

t t. • l SI)

$ 2 )6.93

$
$
1

2 . 21

) 086.29
C apltall . .4

()

~0 ~

e

1~

3 0900.00

( e)

a r d v 1th r ea14entlal r ental d ata.
• 1 41na• o t t hla t fl)e.
r ate ~ 7~ pl&aa r eoaptue
a n lna e oonaslo l lte o f 33 , .. ...

VALUE INDICATED BY INCOME APPROACH

$ 3 0900.00

( b)

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6

P arcel No.

5

19

MARIOO:' DATA APffiOACH (COMPARABLE DESCRIPTION FOUND IN MARKET DATA BOOK)
ElEMENTS OF COMPARABILITY:
Q uality o f Location
Q uality o f Construction
P hysical Condition
No. o f S tories
Sq. Fto Area Excl. Base.
P rice p er Sqo F t. Gross
Bldgo Area
No. o f Rooms ( Residntl.)
P rice p er Room
F acilities:
Kitchen
Bath
Heat
Others

SUBJECT

~COMPo # 6 ~MP.A lll!oMP.

PAIR
GO'lD
GOOD

0 0!1)

2

2

liTO

3620

-6
1

-

OLD

OLD
RW OIL

oonD
00'1D

. U.60
22
.1909
I'IANDARD
M'AND.ARD
SftAM OIL

#2

PAIR
P AD
PAIIl

P Ata

2
4,616

2

. .. oo

• •• 60

14

17

GOOD
GOOD

378.5

.1400

~70

OLD

OLD

OLD

OJJ)

COAL RW

f tiAM OIL

284S8

Lot S ize M UU. P. .t

U 6)6

11100

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

$45~ . . 0(.1

4,680.00

4_

4
8.97

s

s
s.a

6/10/64

1/10767

7/1/64
P5000

-

~00

INDICATED COMPARABLE VALUE OF SUBJECT PROPERTY:
CO~LUSIO~ & REASON FOR MARKET APPROACH VALUE::

b.P- 6

Lai'! •~' ho~&ee .

4F· 4

t .ars er hCMaM,

4P-2

I.ars••

botaae ~

101.30

-

-

ta8SOO
.30300

4800

,l ea• l e nd• b et••r l ocation , t laa , no u .,
l and, • lmllar lo a tfon, no aar-.;•• ·
11\0I'e l and, 2 . .. s uaae.

1•••

A fter &Ml~•1a L 'l4 actJaatment t be 1 ndloaH4 v alue pe.r " •
f t . o f b u11tH n, -~~ 1 8 $ 9. 2S. t hla l e t b8 a oun4eet b ula

t or

oq~4J" i aon

i n t nla . ....

--

IB D'AA

•

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6

P arcel No.

CORRElATION AND FINAL ESTIMATE

9

I Naten • IP' u a iwa • • t M ~ae- -..-~a. f tll
. ..._, Bata u•~ , ...,U.a . . . _ . .. ,_.. f te , _
. . . . . . . . . . . . ., appJ.r

t • . ..._

,...,_1, ...w .

ll

G

Bloc~

6

P arcel No.

;' 19

ADDENDA

1 e 1• . .,_ ••••i•
.... ...1. ..,,d ..... w1a ..Ue4 bui.Maa,
,

~Rntooz~no

.......

a 1-.
u ta

7