File #7520: "ms026_10_46_005.pdf"

1
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
ffiOJECT NO • . c onnecticut R - 104
D anbury, C onnecticut
BLOCK 6
PARCEL NO. 2 0

ommt

J QIIPHIQ M,

DESCRrMmt'F BUILDINGS
I f tCitBI 41 f tDMBft
2 I !OIY • PIAMB

0

; DATE BUILT 1 88)
1 71 1:
g PURCHASE DAT.AI/J,7_/~9vo t.JII,O PAGE 1 7f
g PURCHASE HUCE 1J",b00
2 IMffiOVEMENTS SINCE PURCHASE WITH APffiOXIg MATE COST AND NECESSARY STRUCTURAL REPAmS
~

ASSESSMENT

Land
B uildings

1750

stoa

l ee A4clen4a

.
0

2

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

I DT:

~~~----~-=----- ----~~~~-----------------------------·

VALUATION

!'WSN'I'Y ONB THOUSAND ONE lfUtfDRlCD DOLLARS

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 CX!l"!9ct.
DATE

1 2/2/67

L:;CH~_f. l J )'}HZ-

Robert N . N oce, S .R.A.

Al

B lock_,_ _ P arcel No.

O ILY • LOPBS f ii.AnL
A ODOY

10

2

TYPE • I l 'l'OUI & ! BQMBlf't PRAMS
EXTERIOR - Founds t ion.a-lek .~
W alls • s tu.oc 0 O il

a•oaw • (IJI'leJr

'*'-

Windows • Woo4 S Ub • e hel . ,_..
S creens •

1/J

V eneer t .ont)

t ..u

u v a lwalnua . ,_.. a a4 . .,.... e -'tba,laa

G utters and Leaders - Galv anlp4
R oot . , A apbal t

Sl&lDsl••
nar •

P orches - I . ,.. Dormers

a t.-. eAtrantM)

(1

• 11oM

C ondition • PaS..
INTERIOR - Basement • C onoNH
H eat

• 1 o ll

b~ne.

Hot Water S upply

W iring

~atera

u • water h eater • l u pa,all'an o b o' . ., _. i n Lopee . ,_..

- Gu

-Goppo~

Plumbing

- bot water - aaa & a paoe

• 220 .aa • nev . .n loe

Rooms-- 1st F loor • I . ,_.. • V ' olleta ancl 2 l &Y&,OIIlea
2nd Flow~

r o- • 1

ba~

.)rd F loor •
F loors • a ll b u4voo4, 1 Dlal4 & u phal' t lle 1ft • •on•
W alls •

P laa,ere41 a tuoo o

•

atuo

C eilings • P1Uteft41

K itchen • 1 M al a odeltft1

1

1

1

l nlald t lo. ., aoo4 o aadl,loa.

Bathroom • 1 • t\111

1

•

2•

i

C losets - Pair
F ireplace

• RODe

C ondition

"'

G...S t e D oellent

O utbuildings • ROM
RERT

•

S ee Ino0118 A pproaoll

•

t

6

B lock

P arcel No.

20

3

AREA CA~UIA TIONS

BUILDING SKETCH

2\1

)S

X

2

2030

96

.; ------------------------------0

.
. ------------------------------•
... ------------------------------, ------------------------------------------------------------.. ------------------------------·: ------------------------------..: ------------------------------.
~

0

0

0

oo

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

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

COST APffiOACH

\ folv• a b ftak4wo o t
a llle l a n ot zwo•••Al'7•

LAND M arket D ata

o cnponsnt p
P 1'opert7 r e

l 'allaa,lon p roo•••

d Ma n ot 1n ,.,
BUILD I IDS

Tbe s1.1b j Got b u1tdJ.nc l s ole! a nd o.atnlode4 i ll t JP• o t
o onatr"o'lon, l a7out a nd a ronlteo\UN. I a v iev o t t beae

t aotor• and t he amount o r Market n ata a vailable t or e tu4J,
t~ C oat Approach l a 1 nappl1oable.

VALUE INDICATED BY COST APPROACH

$ Wet

A pplloable

•

4

CAPITAIJZATION OF INCOME

B lock
M onth

UNIT

i>n.oa
so.oo
•so.oo

2 . .....

Apt.

ACTUAL

. annu.al
$1200

20

STABIIJZED

11030
900

$1800

ESTIMATED STABIIJZED GROSS INCOME ( annual)

2 t-

•
•
$

GROSS I MJOME AFTER V & R IDSS
EXPENSF.S1
Taxes

P arcel No •

6oo

$1SO,OO

VACAM'JY a nd RENT WSS

6

1 9)0.00

( a)

73.1S
18S6.7S

$

I nsurance

$

W ater

$

so,Jt.O

•
• lU.84
1 00.00

R eE!irs

~,.

Heat • B leo.
M anag-nt

s~

Tenant

$
$
$

( b)

TOTAL EXPENSES

u
CAPITALIZATION

O apltall. .d

I!!

I

CAI.CULATIO~t

e

1 0-

.oo

(o)

B&••• on a to.e

R ental• & a eal4entlal R ental Data,
D penaea a re
t • a b lllldl.ns o t t b11 tJJHt.
Baaed on p revailing MGrtgase r ate o t 7~ pl~• r eoapture r ate
o t l • o on•14erlns r . ..tnlna •~onomlo l ite o t 33 , aar••

•••raa•

VALUE INDICATED BY INCOME APPROACH

$ 2 1100.00

B lock

6

P arcel N o.

,ao,

MARKET DATA APPROACH (COMPARABLE DESCRIPTION FOUND IN MARKEl' DATA BOOK)
ELEMENTS OF COMPARABILITY:
Q uality o f Location
Q uality of Construction
P hysical Condition
No. o f S tories
Sq. Fto Area E xcl. Base. ,
P rice p er Sq. F t. Gross
Bldg. Area
No. o f Rooms ( Residntl.)
P rice p er Room
Facilities:
Kitchen
Bath
Heat
Others . $at
U

Lot S ize Mtaare

SUBJECT
P.Aift

1'coMP. # U
8
GOOD

GOOD

OOOD

(JOCJI)

PAUl

I

I

2 0)0

•

~

OLD

4l30

Income (Actual & Vae. E st.)
No. F loors o r Apts. Occ.
a t Time o f S ale U NI!8
Gross Income M ultiplier
Date o f S ale
S ales P rice

l&>o

3676
SI4.00

l

7

•

GOOIJ

4110

~JO

I

OLD
OLD

BV OIL
U AOI

...

P AD

OLD

OLD

2413

,

GO<Ia

....

I V OU.

P"'

OOOJ.l

.-...
.-....

. .. oo

tu.oo
lJ

()1.1)

IPAOB

:g.
cGOOD' ' coGOOD# 10
~.

9

9 /19/66

a toGO

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

...
•

f ftlll A M

-

OLD
OLD

OIL

211.00

1 ))10

•

•

3

-

.
"7.'7U/Ii6

8 /l/64

.J7JOO .

f... ....
rutOOQO
.

' .2ojoo

r
a,
o:-e lcu1~ . •
- -a-·. .I mlnillu l iM,ttu 1 c~atiOn.
e
M •ter -ooau.-., w a..

1 !•11
S !-9

f tWl . ..

rars e.r,
.u••·
t

f t-10
~

I QON

J .anl• b ettu l ooat1oa, ' ' -·•

,.. "'

& tn• analrsie an« . .. ,u.-... t he -tndi . ted - ,ai
unde
t t. o t b!!.!.lrling . ...... $10 . oo . 4r1lia-1a t ho
t o e .apal'1a l n t his . ....

t b aaia

5

B lock

t

P arcel No.

CORRElATION AND FINAL ESTIMATE

... __,..,.
.*•
,..
................ .•.,,.
.
.,....
....., ...............................,.,.. .
.... .•. ... .,,., ,.....- ........ .......
.... "....

~----Ia

f tMl · · · - t6 ' fal•

•

G

Bl, oc~

6

P arcel No. · •

ADDENDA

,... •....,.. ... u . u _ . ••••···· J.ll:l.r•nr
ut . .

- · . . . t .U . . . . .. t I J M&II.-

........
:r·····

)

.......,...
t

.

7