Kitsap County Assessor
|
|
- Archibald Evans
- 6 years ago
- Views:
Transcription
1 Narrative for Area 5 - Bremerton and Central Kitsap East Tax Year: 2018 Appraisal Date: 1/1/2017 Property Type: Retail - Strip Retail and Small Single Tenant Retail Updated 6/5/2017 by CM20 Area Overview Bremerton includes both East and West and Tracyton, Illahee, Manette, West Hills, Kitsap Lake, Charleston Beach. Strip retail is an attached row of stores or service outlets managed as a coherent retail entity, with onsite parking usually located in front of the stores. It may be configured in a straight line or have an L or U shape. There are no enclosed walkways linking the stores. The tenants offer a narrow range of goods and services usually targeted to a local neighborhood. Included in this property type are stand alone structures less than 12,000 square feet in size which are designed for one tenant. This model also applies to retail condominiums. Area 5 has approximately 194 parcels developed primarily as small single tenant or strip retail use. Property Type Overview Economic Overview: Economic recovery for retail is slow in Area 5 as reflected by the high vacancy rate. Valuation Summary Approach Used: Income Analysis and Conclusion Summary: The three approaches to value were considered. The cost approach was given little consideration in the appraiser's final analysis. Cost approach components such as replacement cost new, effective age, and depreciation are difficult to accurately calculate in a mass appraisal model. A market/sales comparison approach uses sale prices of comparable properties to calculate value. The market/sales approach was not applied as Kitsap County lacks sufficient, recent sales. The income approach was selected as the best method for valuing these properties. The data used to develop our current model data was collected from our mail survey, site visits, local sales, national publications, and data supplied for review or appeal. Model Calibration Preliminary Ratio Analysis: Analysis of sales resulted in a mean ratio of 93%, a median ratio of 87%, and a coefficient of disperson (COD) of /Sales Comparison Approach Data and Analysis Sales: Range of Sale Dates: 1/1/2013 to 12/31/2016. A total of 12 local sales, and 0 regional sales, and 0 national sales were used in the sales analysis. Additional information is provided on the sales analysis data sheet. Kitsap County attempts to review, analyze, and validate via telephone, mail, or in person interviews, all commercial sales within the county for inclusion or exclusion in our market/sales approach. Printed 6/5/2017
2 Property type: Retail - Strip Retail and Small Single Tenant Retail (continued) /Sales Rates: Sales ranged from $25.52 to $ per square foot. Income Approach and Data Analysis Values were calculated using a triple net (NNN) income model. Income and expense information was collected from mailed surveys, property representatives, on-site visits, and market research (publications, newsletters, websites, etc.) Data: The Assessor validated rents from 26% of the market. Typical reported rents had a range of $2.33 to $ We selected $4.26 to $22 for our model. Vacancy Data: Typical reported vacancy had a range of 3% to 10. We selected 15% to 5 for our model. Expense Data: Typical reported expense had a range of 5% to 44%. We selected 6% to 6% for our model. Capitalization Rate (Cap) Data: Typical sale cap rates ranged from 4.2% to 14.34%. We selected 7.5% to 8.25% for our model. Cap rates were reviewed countywide from strip retail sales. Income Model Value Range: The income approach calculates a range of values from $28.54 to $ per square foot. Final Ratio Analysis: Analysis of sales resulted in a mean ratio of 95%, a median ratio of 9, and a coefficient of disperson (COD) of Sources Kitsap County Board of Equalization appeal documentation. Washington State Board of Tax appeal documentation. Kitsap County income and expense surveys. Kitsap County sales questionaires. The Dictionary of Real Estate Appraisal, Appraisal Institute, Third Edition, 1993 Property Appraisal and Assessment Administration, IAAO, 1990 Glossary for Property Appraisal and Assessment, IAAO,1997 LoopNet - Commercial Brokers Association - Printed 6/5/2017
3 CLASS A CLASS B CLASS C CLASS D CLASS E Location Synergy Access Visibility Traffic Parking Associated with a shopping center. Associated with a shopping center or downtown core. Free standing or downtown core. Free standing, secondary street locations, or in defunct shopping center. Free standing, secondary street locations, or in defunct shopping center. Destination shopping such as shopping centers or designated retail developments. Destination or easy impulse shopping location. Good traffic from neighboring business mix. Limited synergy from neighboring businesses. Limited or none. Multiple accesses, lighted access, round-a-bouts, allway stop signs. Multiple accesses, lighted access, round-a-bouts, allway stop signs. Adequate access, possible multiple accesses, turn lane on busy roads. Adequate access, possibly difficult during high traffic commute hours. Adequate to difficult access. RETAIL CLASSIFICATION GUIDELINES Store front or signage highly visible. Store front or signage highly visible. Good store front or signage visibility. Limited store front or signage visibility. Very limited. High traffic count or destination shopping area. High traffic count or destination shopping area. In midst of downtown core walking pattern. Adequate traffic counts. In midst of or at edge of downtown core walking pattern. Adequate to low traffic count, or extremely high count during peak commute hours. Off the main walking pattern for downtown core. Low traffic count. Not part of typical walking pattern for downtown core areas. Ample on-site parking. Ample on-site parking or adequate nearby parking for downtown core locations. Adequate on-site parking or nearby parking for downtown core locations Adequate to limited on-site parking or nearby parking for downtown core locations Limited parking, distance to parking in downtown core areas. Quality of Building Very good retail building with impressive façade. Good retail building with attractive façade. Average retail building, typical façade. Average retail building with plain or dated façade. Fair or low quality retail building, plain or dated façade. Condition of Building New or recently renovated with modern mechanical upgrades. New or recently renovated with modern mechanical upgrades. Average condition, no functional obsolescence. All mechanical components meet requirements. Typical maintenance on building completed as needed. Possible deferred maintenance, possible functional obsolescence. May not meet todays standards for mechanical improvements. Needs maintenance, possible functional obsolescence, approaching need for redevelopment. Does not meet todays mechanical standards. Onsite parking is not typical in downtown core areas where 10 building footprint to land is allowed. Locations within the typical walking pattern for downtown core areas are prime retail sites. Those located at the fringes or back streets are less desirable. Retail stores in excess of 10,000 sf for single tenant occupancy tend to be square in shape. Retail stores are typically rectangular in shape with the short side being the store frontage. Consider higher rent class if the long side is store frontage. Delivery Access Good delivery access to rear of building, possibly loading docks. Good delivery access to rear of building, possibly loading docks. Rear access man doors with good road. Possible rear access, alley access. Limited with narrow alley, or no rear access. Highest and Best Use As developed. As developed. As developed. As developed, possibly transitioning away from current use. Transitioning away from current use or need of complete redevelopment to today's standards.
4 Tax Year: 2018 Property Type: Retail Neighborhood: , , , Class A Class B Class C Class D Class E Not Used Retail-Sml Not Used C-Store Condo Rtl Income Mode
5 Tax Year: 2018 Property Type: Retail Neighborhood: , Class A Class B Class C Class D Class E Not Used Retail-Sml Not Used C-Store Condo Rtl Income Mode
6 Tax Year: 2018 Property Type: Retail Neighborhood: Class A Class B Class C Class D Class E Not Used Retail-Sml Not Used C-Store Condo Rtl Income Mode
7 Tax Year: 2018 Property Type: Retail Neighborhood: , Class A Class B Class C Class D Class E Not Used Retail-Sml Not Used C-Store Condo Rtl Income Mode
8 Local Income Survey for Retail - Retail-Small PGI per Unit Vacancy EGI per Unit Expense % $28.00 $28.00 $27.54 $ % $2 $25.99 $23.00 $23.00 $22.80 $22.80 $22.49 $22.49 $22.03 $22.03 $22.00 $22.00 $21.20 $21.20 $20.28 $20.28 $19.80 $19.80 $ $ % $18.49 $18.49 $18.00 $18.00 $17.00 $17.00 $16.40 $ % $16.40 $ $16.29 $ $16.12 $16.12 $1 $1 $15.04 $15.04 $15.04 $15.04 $ % $ % $15.00 $15.00 $ % $9.10 5% $14.40 $14.40 $14.40 $14.40 $14.37 $14.36 $14.37 $14.36 $13.90 $ % $13.59 $ % $13.59 $ % $13.52 $ % $ % $ % $ % $ % NOI per Unit $28.00 $26.16 $25.99 $23.00 $22.80 $22.49 $22.03 $22.00 $21.19 $20.28 $19.80 $12.68 $18.49 $18.00 $17.00 $10.50 $11.45 $14.71 $16.12 $1 $15.04 $15.04 $13.92 $15.00 $8.64 $14.40 $14.40 $14.36 $14.36 $8.06 $8.84 $7.61 $11.94 $5.68 $8.72 Printed: 6/5/2017
9 Local Income Survey for Retail - Retail-Small $ $ % $ $ % $ $ % $12.22 $12.22 $12.00 $ % $11.86 $11.86 $11.86 $11.86 $11.85 $11.85 $11.67 $11.67 $11.60 $11.60 $11.47 $11.47 $11.41 $11.41 $11.41 $11.41 $11.32 $11.32 $11.27 $11.26 $11.08 $11.08 $10.91 $10.91 $10.67 $10.67 $10.36 $10.36 $10.12 $ % $10.12 $ % $10.06 $ % $10.05 $ $10.05 $ % $ $4.93 $9.67 $9.67 $9.53 $ % $9.50 $9.50 $9.38 $ % $9.33 $ % $9.33 $ % $9.31 5% $8.88 $9.18 $9.18 $9.14 $9.14 $9.11 $ % $9.00 $9.00 $0.00 $0.00 $0.00 $12.22 $9.30 $11.85 $11.85 $11.85 $11.67 $11.60 $11.47 $11.40 $11.40 $11.32 $11.26 $11.08 $10.91 $10.67 $10.36 $5.99 $4.45 $8.49 $7.06 $5.52 $4.92 $9.67 $7.95 $9.50 $6.09 $5.19 $2.89 $8.88 $9.18 $9.13 $7.53 $9.00 Printed: 6/5/2017
10 Local Income Survey for Retail - Retail-Small $ $4.32 $8.50 $8.50 $ $ % $8.33 $8.33 $7.79 $7.79 $7.56 $ % $7.51 $ % $7.20 $7.20 $7.08 $ $7.04 $ % $6.89 $6.89 $6.76 $6.76 $6.35 $6.35 $6.35 $6.35 $ $ % $6.06 $ $6.06 $6.06 $ 25% $4.50 $5.49 $5.49 $ $0.00 $4.90 $4.90 $4.82 $4.81 $4.77 $ $ $ % $4.60 $ $4.32 $8.50 $3.46 $8.33 $7.79 $4.91 $4.18 $7.20 $4.24 $4.58 $6.89 $6.76 $6.34 $6.34 $4.05 $3.64 $6.06 $4.50 $5.48 $0.00 $4.90 $4.81 $2.86 $2.74 $3.68 Printed: 6/5/2017
11 Tax Year 2018 Retail-Small and Condo Retail - Bremerton Area 5 Sales From 01/01/ /31/2016 No. Nbrhd Account Number Project Name Units RC YR Acres Excise VC Sale Date Sale Price Adjusted Assessed Other Sales Price Value Value Total Value Ratio MONEY TREE 3,040 C EX03645 V 06/01/15 $ 365,000 $ 365,000 $ 265,480 $ (23,080) $ 242,400 66% & Retail on corner Perry & Denny w/ ,398 D EX01013 W 02/17/16 $ 210,000 $ 195,000 $ 73,680 $ 87,360 $ 161,040 83% NW Liquor and Wine 5,610 C EX08642 V 12/17/13 $ 650,000 $ 650,000 $ 576,468 $ - $ 576,470 89% Gateway Ctr 27,425 E EX03242 V 05/19/15 $ 700,000 $ 700,000 $ 782,759 $ 46,724 $ 829, % Former C-store off Charleston Bch 2,060 D EX06127 V 08/30/13 $ 140,000 $ 140,000 $ 127,802 $ - $ 127,790 91% Former Boater's World 6,600 C EX00787 V 02/03/15 $ 565,000 $ 565,000 $ 810,763 $ - $ 810, % Kitsap Chair Covers 1,989 D EX02858 V 05/09/14 $ 125,000 $ 125,000 $ 123,398 $ - $ 123,400 99% th St 4,120 E EX06666 V 09/24/13 $ 290,000 $ 290,000 $ 152,870 $ 65,330 $ 218,200 75% N Callow Retail -Tatoo Technique 2,550 D EX01994 V 03/27/13 $ 150,000 $ 150,000 $ 126,562 $ 420 $ 126,980 85% Money Tree, Total Satellite, Domino 3,540 B EX03183 V 05/23/14 $ 800,000 $ 800,000 $ 476,350 $ 377,790 $ 854, % Schuck's Auto Supply & Papa Murphy 11,890 B EX07492 V 10/25/13 $ 1,987,500 $ 1,987,500 $ 1,599,893 $ - $ 1,599, Retail Bldg & SFR on 11th in Manette 1,128 D EX00625 V 01/31/13 $ 130,000 $ 130,000 $ 59,440 $ 70,820 $ 130, Nbrhd Neighborhood VC Validity Code Count: Downtown Bremerton V Lowest: 66% Kitsap Way 8 Highest: 143% Auto Center X Median: Wheaton Way W Mean: 95% East Bremerton D Average Dev: Callow F C.O.D.: Brownsville Hwy 1 2 Q M Valid Outlier Exempt property With other property Not economic unit Forced sale Family sale Corporate Affiliates Quit Claim Deed Other REMOVED SALES No. Nbrhd Account Number Project Name Units RC YR Acres Excise VC Sale Date Sale Price Adjusted Sales Price Comments INVALID Pied Piper, Bremerton Printing 10, EX07025 F 09/20/13 $ 211,001 $ 211,001 Forced sale INVALID-Aqua Tech and Kwon's Martial Arts 9, EX /08/13 $ 732,000 $ 732,000 Family sale Former Nite Shift Tavern 9, EX /08/16 $ 250,000 $ 250,000 Corporate affiliates Former Nite Shift Tavern 9, EX01896 V 03/19/15 $ 250,000 $ 250,000 Demolished after sale INVALID QCD W/012 Former Lents - Office 30, EX05214 Q 06/28/16 $ 2,050,000 $ 2,050,000 Quit Claim Deed INVALID-Callow Tobacco Joint 9, EX05326 Q 07/22/15 $ 110,000 $ 110,000 Quit Claim Deed INVALID-Grainger + Warehouse SOLD WITH , EX05756 M 08/04/15 $ 425,000 $ 425,000 Estate sale, carried contract Westbay Napa Auto Parts 9, EX09359 M 12/29/15 $ 1,300,000 $ 1,300,000 Tenant buyout
12 REMOVED SALES No. Nbrhd Account Number Project Name Units RC YR Acres Excise VC Sale Date Sale Price Adjusted Sales Price Comments INVALID R & K - Manette SOLD WITH 002 7, EX01665 E 03/15/13 $ 335,000 $ 335,000 Estate Sale Redwood Plaza 44,508 D EX09408 V 12/31/15 $ 2,250,000 $ 2,250, Evergreen Upholstery 3, EX09250 V 12/23/15 $ 200,000 $ 200, N Callow Retail Storefront 4,050 D EX /19/15 $ 130,000 $ 130, Retail and Parking lot 900 C EX06603 V 10/01/14 $ 85,000 $ 85, N Callow Retail 3 storefronts 2,328 D EX02245 V 04/18/14 $ 83,000 $ 83,000 Multiple income streams Demolished after sale Outlier Land value exceeds income approach, valued using cost approach & Skookum Building & Parking lot & 019 3,200 D EX00314 D 01/17/13 $ 165,000 $ 165,000 Outlier & Total Video Kitsap Way & BL 7,750 B EX02762 W 04/30/13 $ 620,000 $ 620,000 Bank sale, outlier Old store and apartments 1,219 E EX00870 V 02/11/16 $ 350,000 $ 350,000 Residential zoning & & PARCEL SALE - 012, 026, 036 2,700 D 940/ EX05117 D 07/13/16 $ 1,350,000 $ 1,350,000 Multiple income streams Outlier
Kitsap County Assessor
Kitsap County Assessor Narrative for Countywide Model Tax Year: 2018 Appraisal Date: 1/1/2017 Property Type: Countywide Retail - Standalone Drug Store Updated 6/12/2017 by CM20 Area Overview Countywide
More informationKitsap County Assessor
Kitsap County Assessor Narrative for Area 5 - Bremerton and Central Kitsap East Tax Year: 2018 Appraisal Date: 1/1/2017 Property Type: Restaurants, Bars, and Taverns Updated 6/5/2017 by CM20 Area Overview
More informationKitsap County Assessor
Documentation for Area 3 South - Port Orchard and South Kitsap UGA Tax Year: 2019 Appraisal Date: 1/1/2018 Property Type: Restaurants, Bars, and Taverns Updated 5/16/2018 by CM20 Area Overview Port Orchard
More informationKitsap County Assessor
Kitsap County Assessor Narrative for Countywide Model Tax Year: 2018 Appraisal Date: 1/1/2017 Property Type: Hangar - Airplane Area Overview Countywide models are for properties located throughout Kitsap
More informationKitsap County Assessor
Narrative for Countywide Model Tax Year: 2018 Appraisal Date: 1/1/2017 Property Type: Land Leases for Cell Sites, Espresso Sites, ATM Sites, and Billboard Sites Updated 6/8/2017 by CM20 Area Overview Countywide
More informationKitsap County Assessor
Kitsap County Assessor Narrative for Countywide Model Tax Year: 2018 Appraisal Date: 1/1/2017 Property Type: Countywide Retail - Big Box Updated 6/8/2017 by CM20 Area Overview Countywide models are for
More informationKitsap County Assessor
Narrative for Area 1 - Silverdale/Central Kitsap West Tax Year: 2018 Appraisal Date: 1/1/2017 Property Type: Restaurants, Bars, and Taverns Updated 6/5/2017 by CM20 Area Overview Silverdale including rural
More informationKitsap County Assessor
Documentation for Countywide Model Tax Year: 2019 Appraisal Date: 1/1/2018 Property Type: Land Leases for Cell Sites, Espresso Sites, ATM Sites, and Billboard Sites Updated 2/6/2018 by CM20 Area Overview
More informationKitsap County Assessor
Kitsap County Assessor Narrative for Countywide Model Tax Year: 2018 Appraisal Date: 1/1/2017 Property Type: Condominium Boat Slip Updated 6/8/2017 by CM20 Area Overview Countywide models are for properties
More informationKitsap County Assessor
Kitsap County Assessor Documentation for Area 5 - Bremerton and Central Kitsap East Tax Year: 2019 Appraisal Date: 1/1/2018 Property Type: Office - General Office, Medical Office, and Banks Updated 5/1/2018
More informationKitsap County Assessor
Kitsap County Assessor Narrative for Countywide Model Tax Year: 2018 Appraisal Date: 1/1/2017 Property Type: Quick Service Restaurants (QSR) Updated 5/30/2017 by CM20 Area Overview Countywide models are
More informationKitsap County Assessor
Kitsap ounty Assessor Documentation for ountywide Model Tax Year: 2019 Appraisal Date: 1/1/2018 Property Type: Hangar - Airplane Updated 1/29/2018 by Area Overview ountywide models are for properties located
More informationKitsap County Assessor
Documentation for Area 6 - Bainbridge Island Tax Year: 2019 Appraisal Date: 1/1/2018 Property Type: Office - General Office, Medical Office, and Banks Updated 5/1/2018 by CM27 Area Overview Bainbridge
More informationKitsap County Assessor
Narrative for Area 3 North - Kingston and North Kitsap East Tax Year: 2018 Appraisal Date: 1/1/2017 Property Type: Office - General Office, Medical Office, and Banks Area Overview Kingston including rural
More informationKitsap County Assessor
Kitsap County Assessor Documentation for Countywide Model Tax Year: 2019 Appraisal Date: 1/1/2018 Property Type: Countywide Retail - Big Box - Large Updated 4/3/2018 by CM20 Area Overview Countywide models
More informationKitsap County Assessor Narrative for Countywide Drug Store Appraisal Date 1/1/2014, Tax Year 2015 Updated 03/31/2014 by CM20
Kitsap County Assessor Narrative for Countywide Drug Store Appraisal Date 1/1/2014, Tax Year 2015 Updated 03/31/2014 by CM20 Valuation Summary Approach Used The income approach was considered the best
More informationKitsap County Assessor Narrative for Area 5 - Bremerton and Central Kitsap East
Kitsap County Assessor arrative for Area 5 - Bremerton and Central Kitsap East Appraisal Date 1/1/2015 Tax ear 2016 Property Type: Apartment Updated 10/27/2015 by CM20 Area Overview Area 5 encompasses
More informationKitsap County Assessor
arrative for Area 1 - Silverdale/Central Kitsap West Tax Year: 2017 Appraisal Date: 1/1/2016 Property Type: Apartment Updated 4/8/2016 by CM27 Area Overview Silverdale including rural West Central Kitsap,
More informationA market or sales approach is used. There are sufficient sales to develop a market approach.
Kitsap County Assessor Narrative for Countywide Convenience Store with Gas Station Valuation Appraisal Date 1/1/2013, Tax Year 2014 Updated 09/26/13 by Appraiser CM20 Valuation Summary Approach Used The
More informationKitsap County Assessor Narrative for Countywide Multifamily Valuation Appraisal Date 1/01/2013, Tax Year 2014 Updated 03/27/2013 by CM20
Kitsap County Assessor Narrative for Countywide Multifamily Valuation Appraisal 1/01/2013, Tax Year 2014 Updated 03/27/2013 by CM20 Valuation Summary Approach Used Cost approach was used. Analysis and
More informationKitsap County Assessor Narrative for Area 3 Apartment Model Valuation Appraisal Date 1/1/2013, Tax Year 2014 Updated 03/25/2013 by CM20
Kitsap County Assessor arrative for Area 3 Model Valuation Appraisal Date 1/1/2013, Tax ear 2014 Updated 03/25/2013 by CM20 Valuation Summary Approach Used Income approach calibrated to sales. Analysis
More informationAssessment Year 2016 Assessment Valuations / Mass Appraisal Summary Report
Assessment Year 2016 Assessment Valuations / Mass Appraisal Summary Report Overview Following up on last year s work, additional work was done cleaning up the sales data. The land valuation model was further
More informationLand. For further information, please contact: M (360) (800) FAX (360)
For inkitsap Kitsap County County ForLease Sale in Warehouse Bremerton Auto Repair Building - Bremerton 2647 Perry Avenue 4,420 SF commercial building. SW corner of Perry Avenue and Sheridan Road. 5 roll-up
More informationASSESSMENT REVIEW BOARD
ASSESSMENT REVIEW BOARD MAIN FLOOR CITY HALL 1 SIR WINSTON CHURCHILL SQUARE EDMONTON AB T5J 2R7 (780) 496-5026 FAX (780) 496-8199 NOTICE OF DECISION 0098 248/10 Altus Group Ltd. The City of Edmonton 17327
More informationSales Associate Course
Sales Associate Course Chapter Seventeen Real Estate Investments and Business Opportunity Brokerage 1 Investment Analysis Most important consideration: Economic soundness Land use controls Zoning Deed
More informationNew Models for Property Data Verification and Valuation
New Models for Property Data Verification and Valuation for 2006 IAAO Councils and Sections Joint Seminar May 9-11, 2006 Charleston, South Carolina Presented by George Donatello, CMS Principal Consultant
More informationPart 1. Estimating Land Value Using a Land Residual Technique Based on Discounted Cash Flow Analysis
Table of Contents Overview... v Seminar Schedule... ix SECTION 1 Part 1. Estimating Land Value Using a Land Residual Technique Based on Discounted Cash Flow Analysis Preview Part 1... 1 Land Residual Technique...
More informationOffice Building. Market Value Assessment in Saskatchewan Handbook. Office Building Valuation Guide
Market Value Assessment in Saskatchewan Handbook Office Building Saskatchewan Assessment Management Agency 2012 This document is a derivative work based upon a handbook entitled the "Market Value and Mass
More informationMAAO Sales Ratio Committee 2013 Fall Conference Seminar
MAAO Sales Ratio Committee 2013 Fall Conference Seminar Presented By: Al Whitcomb Dakota County (Retired) John Keefe Chisago County Assessor Brent Reid City of Coon Rapids Michael Thompson Scott County
More informationSection 179 and Bonus Depreciation New Savings for Purchases in 2013
COMMERCIAL REAL ESTATE SERVICES MARKET NEWS In This Issue Section 179 and Bonus Depreciation 1 Industrial Market 4th Quarter Overview 2 Retail Market 4th Quarter Overview 3 Broker Focus 4 Office Market
More informationAPPRAISER & ASSESSOR Real Estate Tax Valuation Overview and Issues
APPRAISER & ASSESSOR Real Estate Tax Valuation Overview and Issues James R. Johnston, MAI, SRA J. Michael Tarello, MAI, ASA, MRA May 20, 2015 BOSTON Property Advisors Vision Government Solutions AGENDA
More information122 E. Miller Drive Bloomington, IN Offering Memorandum
Offering Memorandum DISCLAIMER AND CONFIDENTIALITY NOTICE This marketing brochure has been provided as a preliminary summary only and may contain assumptions that do not reflect the current status of the
More information360 NW ENTERPRISE DRIVE PORT ST. LUCIE FLORIDA OPPORTUNITY PRESENTED BY.
NET FREESTANDING LEASED FREESTANDING WAREHOUSE WAREHOUSE IN ST. LUCIE BUILDING WEST 13,392 WITH S.F. SECURED WAREHOUSEPAVED BUILDING YARD + 3 AREA AC. OFFOR SECURED SALEYARD 360 NW ENTERPRISE DRIVE PORT
More informationRESIDUAL ANALYSIS PRINCIPLES AND PROCEEDURES
RESIDUAL ANALYSIS PRINCIPLES AND PROCEEDURES OVERVIEW 1. Residual analysis or extractions, are a form of land valuation study. 2. This analysis relies on the improved sales (typically the largest group
More informationStrip Commercial. Market Value Assessment in Saskatchewan Handbook. Strip Commercial Properties Valuation Guide
Market Value Assessment in Saskatchewan Handbook Strip Commercial Saskatchewan Assessment Management Agency 2012 This document is a derivative work based upon a handbook entitled the "Market Value and
More informationMultifamily Offering
Multifamily Offering EVERGREEN POINTE, WA ATTENTION INVESTORS, DEVELOPERS, AND BUILDERS!!! This is a rare find!! Permit ready for 109 units, 2 buildings with a combined 4200 sqft of ground floor retail
More informationASSESSMENT METHODOLOGY
2018 ASSESSMENT METHODOLOGY MULTI-RESIDENTIAL MANUFACTURED HOME PARK A summary of the methods used by the City of Edmonton in determining the value of multi-residential manufactured home park land properties
More informationCommercial Real Estate. Offering Memorandum: 1003 Park Centre Blvd Miami Gardens, FL 33169
Commercial Real Estate Offering Memorandum: 1003 Park Centre Blvd Miami Gardens, FL 33169 SECTION Table Of Contents SECTION 1: SECTION 2: SECTION 3: SECTION 4: PROPERTY INFORMATION Executive Summary Property
More informationTASK 2 INITIAL REVIEW AND ANALYSIS U.S. 301/GALL BOULEVARD CORRIDOR FORM-BASED CODE
TASK 2 INITIAL REVIEW AND ANALYSIS U.S. 301/GALL BOULEVARD CORRIDOR FORM-BASED CODE INTRODUCTION Using the framework established by the U.S. 301/Gall Boulevard Corridor Regulating Plan (Regulating Plan),
More informationSilicon Beach Development
For more information contact: Managing Director scott@rcre.co 01456686 Casey Lins Associate 714.333.6768 casey@rcre.co 01902650 18 Unit Development Opportunity Contemporary Layouts w / Kitchen Islands
More informationEIA Model Test 7: R-O to R-O
1 ECONOMIC COST & BENEFIT COMPARISON WORKSHEET 2 Title 21 Land Use Code CELL Cells requiring direct input. 3 Current Code vs. Proposed Code (2007 Public Hearing Draft) COLOR Cells calculated by the model;
More informationBUSI 330 Suggested Answers to Review and Discussion Questions: Lesson 10
BUSI 330 Suggested Answers to Review and Discussion Questions: Lesson 10 1. The client should give you a copy of their income and expense statements for the last 3 years showing their rental income by
More informationSTEVEN J. DREW Assessor OFFICE OF THE ASSESSOR Service, Integrity, Fairness, Internationally Recognized for Excellence
STEVEN J. DREW Assessor OFFICE OF THE ASSESSOR Service, Integrity, Fairness, Internationally Recognized for Excellence OVERVIEW OF RESIDENTIAL APPRAISAL PROCESS And Cost Valuation Report Introduction The
More informationASSESSMENT METHODOLOGY
2019 ASSESSMENT METHODOLOGY COMMERCIAL RETAIL AND OFFICE CONDOMINIUMS A summary of the methods used by the City of Edmonton in determining the value of commercial retail and office condominium properties
More informationMass Appraisal of Income-Producing Properties
Chapter 10 Mass Appraisal of Income-Producing Properties Whether valuing income-producing property or residential property, you can use similar information and methods for collecting and analyzing data
More informationREAL ESTATE MARKET AND YOUR TAX
REAL ESTATE MARKET AND YOUR TAX ASSESSMENT All of us Island property owners received our tax assessment notices from the County recently. As real estate agents we have been fielding many questions about
More informationSTEVEN J. DREW Assessor OFFICE OF THE ASSESSOR Service, Integrity, Fairness, Internationally Recognized for Excellence
STEVEN J. DREW Assessor OFFICE OF THE ASSESSOR Service, Integrity, Fairness, Internationally Recognized for Excellence OVERVIEW OF RESIDENTIAL APPRAISAL PROCESS And Cost Valuation Report Introduction The
More information2 W BUSSE AVENUE / 34 S MAIN STREET
2 W BUSSE AVENUE / 34 S MAIN STREET KAREN KULCZYCKI, #475-170551 KKULCZYCKI@SVN.COM (C) 630.330.3352 (O) 312.602.5346 SVN CHICAGO COMMERCIAL 940 WEST ADAMS STREET, SUITE 200, CHICAGO, IL 60607 SALE PROPOSAL
More informationNEW LOOK SAME GREAT EXPERIENCE
FOR LEASE Class-A office building and Five-building one-story office/retail/flex business park Trophy location in the heart of Annapolis, Maryland NEW LOOK SAME GREAT EXPERIENCE THE BERNSTEIN COMPANIES
More informationDIRECTIVE # This Directive Supersedes Directive # and #92-003
Division Of Property Valuation Docking State Office Building 915 SW Harrison St., Room 400N Topeka, KS 66612-1588 Nick Jordan, Secretary David N. Harper, Director phone: 785-296-2365 fax: 785-296-2320
More informationAssessment Principles. Three Accepted Approaches to Value Cost Approach Sales Comparison Approach Property Income (Rental) Approach
Assessment Principles Three Accepted Approaches to Value Cost Approach Sales Comparison Approach Property Income (Rental) Approach Overview of the Cost Approach Land Valuation Average selling prices for
More information2250 E. Victory Drive (Village Square)
Victory Drive Investment Opportunity on Savannah s Primary East/West Commercial Corridor > ±13,097 SF neighborhood office/retail center on ±1.23 acres > Tenants: > The City of Savannah (Eastside Police
More informationAPPRAISER & ASSESSOR Real Estate Tax Valuation Overview and Issues
APPRAISER & ASSESSOR Real Estate Tax Valuation Overview and Issues James R. Johnston, MAI, SRA J. Michael Tarello, MAI, ASA, MRA February 11, 2015 BOSTON Property Advisors Vision Government Solutions AGENDA
More informationBY THE AIRPORT. FOR SALEThe Office. Units Ranging From ±2,500 SF to ±6,000 SF PHASE I ±11,600 SF
GREY SHELL, FEE SIMPLE CONDO OFFICE BUILDINGS AVAILABLE IN HIGHLY DESIRABLE AIRPORT CORRIDOR ESTIMATED DELIVERY DATE: Q1 2019 PHASE I ±11,600 SF Units Ranging From ±2,500 SF to ±6,000 SF Grant Traub, Senior
More informationPickens County Reassessment Program. Utilizing CAMA GIS MLS SQL
1 Pickens County 2019 Reassessment Program Utilizing CAMA GIS MLS SQL Pickens County Reassessment History 1980 Countywide Reappraisal 1990 Countywide Reappraisal 1999 Countywide Reappraisal 2004 Countywide
More informationPast & Present Adjustments & Parcel Count Section... 13
Assessment 2017 Report This report includes specific information regarding the 2017 assessment as well as general information about both the appeals and assessment processes. Contents Introduction... 3
More informationGRAND PLAZA BUSINESS PARK
LEASED INVESTMENT OFFERING RARE 27,200 SQ. FT. ORANGE COUNTY MULTI-TENANT BUSINESS PARK GRAND PLAZA BUSINESS PARK 200-220 S. GRAND AVE., SANTA ANA, CA Exclusively Presented By: Mike Hefner, SIOR Executive
More informationValuing Diamonds in the Rough: Utilizing Highest and Best Use Valuation Principles in a Mass Appraisal Environment
Valuing Diamonds in the Rough: Utilizing Highest and Best Use Valuation Principles in a Mass Appraisal Environment Topics of Discussion Revaluation of a former industrial district at the height of a building
More informationFollowing is an example of an income and expense benchmark worksheet:
After analyzing income and expense information and establishing typical rents and expenses, apply benchmarks and base standards to the reappraisal area. Following is an example of an income and expense
More informationInitial sales ratio to determine the current overall level of value. Number of sales vacant and improved, by neighborhood.
Introduction The International Association of Assessing Officers (IAAO) defines the market approach: In its broadest use, it might denote any valuation procedure intended to produce an estimate of market
More informationJackson Square Promenade FOR SALE $5,800,000 / MAI APPRAISAL $6,500,000 Aug 2016 Perfect shopping center for an Absentee Owner Turn key operation!
Jackson Square Promenade FOR SALE $5,800,000 / MAI APPRAISAL $6,500,000 Aug 2016 Perfect shopping center for an Absentee Owner Turn key operation! A 323,000 sq. ft. shopping center consisting of 50 spaces
More informationBANK OF AMERICA FINANCIAL CENTER
BANK OF AMERICA FINANCIAL CENTER 3420 W. KENNEWICK AVE KENNEWICK, WA 99336 Rob Ellsworth, CCIM Senior Advisor 509.430.2378 rob.ellsworth@svn.com SVN Retter & Company 329 N. Kellogg, Kennewick, WA 99336
More informationPRIME CORNER SUBWAY ANCHORED 10 MINUTES TO MANHATTAN Street. Astoria
PRIME CORNER SUBWAY ANCHORED 10 MINUTES TO MANHATTAN 34-39 31 Street Astoria Contact Us Steve Lysohir President Direct: (718) 880-3980 Mobile: (516) 633-6160 Steve.Lysohir@vassgroup.com Peter Vassiliou
More informationIN THE OREGON TAX COURT MAGISTRATE DIVISION Property Tax ) ) ) ) ) ) ) ) ) ) ) )
IN THE OREGON TAX COURT MAGISTRATE DIVISION Property Tax WATUMULL PROPERTIES CORP.; MICRO SYSTEMS ENGINEERING INC.; BIOTRONIK, INC.; and MICROSYSTEMS ENGINEERING, v. Plaintiffs, CLACKAMAS COUNTY ASSESSOR,
More informationWashington Department of Revenue Property Tax Division. Valid Sales Study Kitsap County 2015 Sales for 2016 Ratio Year.
P. O. Box 47471 Olympia, WA 98504-7471. Washington Department of Revenue Property Tax Division Valid Sales Study Kitsap County 2015 Sales for 2016 Ratio Year Sales from May 1, 2014 through April 30, 2015
More informationSELF-STORAGE INVESTMENT OFFERING
SELF-STORAGE INVESTMENT OFFERING A-Economy Storage 104 S. Division Street ±481 Storage Units + ±12,000 SF of Commercial / Retail Space ±113,915 SF Gross Building Area Offered at $3,700,000 ($32/SF gross
More informationVILLAGE CENTER ARLINGTON, VIRGINIA ADVISORY WORKING GROUP/ PLANNING COMMISSION FOR ORR PARTNERS 01/
VILLAGE CENTER ADVISORY WORKING GROUP/ PLANNING COMMISSION FOR ORR PARTNERS 01/21 PROJECT BACKGROUND 01 PAGE 02 01. PROJECT BACKGROUND 1 EXISTING CONDITIONS SITE 1 STREET VIEW 2 2 STREET VIEW PAGE 03 01.
More informationPLANNING AND DEVELOPMENT DEPARTMENT STAFF REPORT STAFF REPORT PREMIER AUTO SERVICES, INC. VARIANCES
PLANNING AND DEVELOPMENT DEPARTMENT STAFF REPORT Meeting Date: February 14, 2019 Item #: PZ2019-402 STAFF REPORT PREMIER AUTO SERVICES, INC. VARIANCES Project Name: Premier Auto Services, Inc. Applicant:
More informationEIA Model Test 7: R-O to R-O
1 SUPPLEMENTARY MODEL: DETERMINING LARGEST BUILDING POSSIBLE 2 Name of Project: Park Plaza II Apartment Homes Current Code R-O Proposed Code R-O 3 Project Development Category (drop down menu, select one)
More informationCook County Assessor s Office: 2019 North Triad Assessment. Norwood Park Residential Assessment Narrative March 11, 2019
Cook County Assessor s Office: 2019 North Triad Assessment Norwood Park Residential Assessment Narrative March 11, 2019 1 Norwood Park Residential Properties Executive Summary This is the current CCAO
More information1950 CONCORD AVENUE CONCORD, CA PREPARED BY SHAWN WILLIS
MULTI-TENANT MIXED USE COMMERCIAL 1950 CONCORD AVENUE CONCORD, CA 94520 $795,000 PREPARED BY SHAWN WILLIS INCOME PROPERTY SERVICES 1343 Locust Street, Suite 204 Walnut Creek, CA 94596 Dre # 00947718 925.988.0502
More informationCalifornia Real Estate License Exam Prep: Unlocking the DRE Salesperson and Broker Exam 4th Edition
California Real Estate License Exam Prep: Unlocking the DRE Salesperson and Broker Exam 4th Edition ANSWER SHEET INSTRUCTIONS: The exam consists of multiple choice questions. Multiple choice questions
More informationIntroduction. Bruce Munneke, S.A.M.A. Washington County Assessor. 3 P a g e
Assessment 2016 Report This report includes specific information regarding the 2016 assessment as well as general information about both the appeals and assessment processes. Contents Introduction... 3
More information2011 ASSESSMENT RATIO REPORT
2011 Ratio Report SECTION I OVERVIEW 2011 ASSESSMENT RATIO REPORT The Department of Assessments and Taxation appraises real property for the purposes of property taxation. Properties are valued using
More informationFOR LEASE GATEWAY PLAZA N Gateway Blvd, Fresno, CA For More Information:
FOR LEASE 2137 KERN STREET FRESNO, CA 93721 BCFRESNO.COM PROPERTY HIGHLIGHTS Property Name: Property Address: Property Type: Building Size: Building Class: Available SF Configurations: Gateway Plaza 1901-1991
More informationCITY OF OWATONNA ASSESSMENT REPORT. Steele County Assessor s Department. William G. Effertz, SAMA Steele County Assessor
2017 CITY OF OWATONNA ASSESSMENT REPORT Steele County Assessor s Department William G. Effertz, SAMA Steele County Assessor Tyler Diersen, AMA, Assistant County Assessor April 11, 2017 2017 Assessment
More informationCommercial Real Estate. Presentation for: Muilti-Family Property NW 31st Ave Ft. Lauderdale, Fl 33313
Commercial Real Estate Presentation for: Muilti-Family Property 1118-1122 NW 31st Ave Ft. Lauderdale, Fl 33313 Executive Summary OFFERING SUMMARY Sale Price: $850,000 Price / SF: $112.78 Number Of Units:
More informationGFI REALTY services EXCLUSIVE OFFERING
GFI REALTY services EXCLUSIVE OFFERING sunset park warehouse great redevelopment opportunity 0,000 sf of air rights available 40 nd Avenue Brooklyn, NY Askng Price: $0,500,000 40 nd Avenue brooklyn, NY
More informationEdmonton Composite Assessment Review Board
Edmonton Composite Assessment Review Board Citation: CVG v The City of Edmonton, 2013 ECARB 01878 Assessment Roll Number: 10002533 Municipal Address: 10904 102 A venue NW Assessment Year: 2013 Assessment
More informationThe Forecaster Building Notice of Project Change
The Forecaster Building June 13, 2013 Mr. Peter Meade, Director Boston Redevelopment Authority One City Hall Plaza, 9 th Floor Boston, MA 02201 Attn: Heather Campisano, Deputy Director for Development
More informationInvesco Real Estate Acquisitions
Acquisitions With the corporate office centrally located in Dallas, Texas and regional acquisitions offices in New York, San Francisco and Orange County, Invesco is able to effectively source acquisition
More information7401 PACIFIC BLVD. HUNTINGTON PARK, CA 90255
OFFERING MEMORANDUM $1,295,000 7401 PACIFIC BLVD. HUNTINGTON PARK, CA 90255 90% FINANCING AVAILABLE STRIP CENTER - MTM TENANCY 1 This Memorandum ( Offering Memorandum ) has been prepared by Brookfield
More informationCook County Assessor s Office: 2019 North Triad Assessment. Evanston Residential Assessment Narrative Updated: April 8 th, 2019
Cook County Assessor s Office: 2019 North Triad Assessment Evanston Residential Assessment Narrative Updated: April 8 th, 2019 1 Updates to this report A previous version of this report was rendered in
More informationCity of Nashua, NH 2018 Revaluation Informational Meeting
City of Nashua, NH 2018 Revaluation Informational Meeting Legal Requirements Constitutional Duty of the City: [Art.] 6. [Valuation and Taxation.] The public charges of government, or any part thereof,
More informationOFFERING MEMORANDUM th Avenue SW Seattle, WA 98126
4501 38 th Avenue SW Seattle, WA 98126 OFFERING MEMORANDUM PROPERTY HIGHLIGHTS 38thandOregon.com Offering includes a 14,375 SF land parcel that allows for development of a possible 78 multi-family units
More informationApril 12, The Honorable Martin O Malley And The General Assembly of Maryland
April 12, 2011 The Honorable Martin O Malley And The General Assembly of Maryland As required by Section 2-202 of the Tax-Property Article of the Annotated Code of Maryland, I am pleased to submit the
More informationSea Critters Cafe 2005 & 2007 PASS-A-GRILLE WAY ST PETE BEACH, FL Presented By: Nick Ganey, CCIM. Tommy Szarvas
Sea Critters Cafe 2005 & 2007 PASS-A-GRILLE WAY ST PETE BEACH, FL 33706 Presented By: Nick Ganey, CCIM 813.967.6077 nick@bounat.com Tommy Szarvas 813.495.3143 tommy@bounat.com Boutique National, LLC 813.906.8310
More informationRETAIL FOR SALE FULLY LEASED INVESTMENT: 8,208 SF RETAIL + WAREHOUSE BUILDINGS E Houston Ave, Visalia, CA PROPERTY FEATURES
SALE PRICE: $450,000 CAP RATE: 8.62% NOI: $38,794 LOT SIZE: 0.5 Acres BUILDING SIZE: 8,208 SF ZONING: CSO MARKET: East Visalia Market SUB MARKET: North Ben Maddox Way PROPERTY FEATURES Investment Opportunity:
More informationRetail Properties: Characteristics and Analysis Clifford J. Bogart CCIM. Welcome to Today s Simulcast!
Welcome to Today s Simulcast! Please Note: Remember to sign in (and don t forget to sign out)! Sit as close to the front as possible in the assigned seating area. Read and sign MetroTex Course Policies
More informationDAVIDSON PLANNING ORDINANCE AMENDMENTS AFTER SEPTEMBER 2009 SECTION 9
AMENDMENT ADOPTED 6/12/2012 Section 9.1.3.3.1 Wall Murals Entire Section Added: 9.1.3.3.1 Wall Murals DAVIDSON PLANNING ORDINANCE AMENDMENTS AFTER SEPTEMBER 2009 SECTION 9 Exterior wall murals are only
More informationVALUE ADD RETAIL INVESTMENT OPPORTUNITY
VALUE ADD RETAIL INVESTMENT OPPORTUNITY 4350-4354 NEW FALLS ROAD LEVITTOWN, PA 19056 Charles Calvert, MBA Associate Advisor 215.757.2500 x106 charles.calvert@svn.com Chichi E. Ahia Executive Director/
More informationINDUSTRIAL FOR SALE COMMERCIAL SERVICE/INDUSTRIAL BUILDING W/MULTIPLE SPACES. 610 N E Street, Madera, CA PROPERTY FEATURES
SALE PRICE: $550,000 PRICE PER SF: 38.19 CAP RATE: 9.5% NOI: $52,260 LOT SIZE: 0.61 Acres BUILDING SIZE: 14,400 SF ZONING: Commercial Service PROPERTY FEATURES Nice Office/Warehouse Spaces in Madera, CA
More information174 North King Street Workforce Housing Development Downtown Jackson, Wyoming
174 North King Street Workforce Housing Development Downtown Jackson, Wyoming Request for Proposals Release Date November 7, 2017 Information Session December 4, 2017 Submission Deadline February 9, 2018
More informationEdmonton Composite Assessment Review Board
Edmonton Composite Assessment Review Board Citation: Frost & Associates Realty Services Inc. v The City of Edmonton, 2013 ECARB 01184 Assessment Roll Number: 1112952 Municipal Address: 12815 170 Street
More informationMETHODOLOGY GUIDE VALUING OFFICE BUILDINGS IN ONTARIO. Valuation Date: January 1, 2016
METHODOLOGY GUIDE VALUING OFFICE BUILDINGS IN ONTARIO Valuation Date: January 1, 2016 AUGUST 2016 August 22, 2016 The Municipal Property Assessment Corporation (MPAC) is responsible for accurately assessing
More information1125 I SACRAMENTO, CA F O R SALE. Ken Turton Senior Vice-President Lic
F O R SALE 1125 I StREET SACRAMENTO, CA FOR MORE INFORMATION CONTACT: Ken Turton Senior Vice-President Lic. 01219637 916.446.8288 ken.turton@cbre.com Tony Whittaker Office Properties Lic. 01780828 916.492.6914
More informationProperty Appraisal Division Finance Department Anchorage: Performance Value Results
Anchorage: Performance Value Results Mission Provide fair and equitable basis for taxation in the Municipality of Anchorage in conformance with State law and professional standards. Core Services Valuation
More informationSPECIAL ZONING DISTRICTS
SPECIAL ZONING DISTRICTS 5.01 5.99 RESERVED 5.100 PLANNED DEVELOPMENTS: Purpose: This district is intended to accommodate unified design of residential, commercial, office, professional services, retail
More informationCook County Assessor s Office: 2019 North Triad Assessment. Elk Grove Residential Assessment Narrative April 16th, 2019
Cook County Assessor s Office: 2019 North Triad Assessment Elk Grove Residential Assessment Narrative April 16th, 2019 1 Elk Grove Residential Properties Executive Summary Since the 2016 re-assessment,
More informationReal Estate Market Study and Analysis: City of Powell
Real Estate Market Study and Analysis: City of Powell Who we are & what we do: Specialists in real estate market research (primary focus on housing) 35 Full-time staff members on the market research side
More information