5-5-97 agenda•
CITY OF RICHFIELD
MONDAY, MAY 5, 1997
LOCAL BOARD OF EQUALIZATION
7:00 P.M.
COUNCIL CHAMBERS
AGENDA
CALL TO ORDER
ROLL CALL
1. CONVENING OF 1997 RICHFIELD BOARD OF EQUALIZATION
COUNCIL LETTER NO. 112
ADJOURNMENT
AUXILIARY AIDS FOR INDIVIDUALS WITH DISABILITIES ARE AVAILABLE UPON
REQUEST. REQUESTS MUST BE MADE AT LEAST 96 HOURS IN ADVANCE TO
THE ADMINISTRATIVE SERVICES DIRECTOR AT 861-9702.
0
CITY OF RICHFIELD, MINNESOTA
Council Letter No. ItZ
Agenda May 5, 1997
Issue Statement:
Convening of the 1997 Board of Equalization.
Background:
The 1997 Richfield Board of Equalization is scheduled for Monday, May 5, 1997 at 7:00
p.m. in the Council Chambers of City Hall. As provided by City Charter, the Board of
Equalization consists of the Mayor, Council Members and two citizens appointed by the
City Manager with confirmation by the City Council. Mr. Lawrence Emond and Mr.
Glenn Erickson were recently appointed to serve on the 1997 Board of Equalization.
The duties and responsibilities of the Board of Equalization are established by state
law. In general, it is the Board's responsibility to hear appeals by property owners from
the Estimated Market Values established by the City Assessor and to determine if
market values should be adjusted. The appeals typically concern market values rather
than tax rates or other concerns which property owners may bring up to the Board.
Each parcel of property in Richfield has had an Estimated Market Value (EMV) set as of
January 2, 1997. Overall, residential property values increased by approximately 7.0%
from 1996 values. Properties which were physically reappraised received reductions
and increases, but were generally increased. Properties which were not physically
. reappraised received statistical adjustments based on the characteristics of the property
and a computer assisted assessment.
The Richfield property assessment was conducted through a contract with Hennepin
County which is supervised by the Administrative Services Department. Staff works
closely with the Hennepin County Property Appraisers to ensure that the local
assessment complies with the provision of the law. For example, the Administrative
Services Director verifies that the number of on-site properties appraised for 1997
meets the standard (25% of total properties in the City) established by law.
In addition, the median ratio (comparing Estimated Market Value to sales price) for
Richfield's 1997 assessment is 93.6%. The County Auditor's suggested level of
assessment (median ration) for all municipalities in Hennepin County is 93%. Thus, the
Richfield local assessment is on target with comparable Hennepin County communities.
On February 24, 1997 property valuation notices were mailed to all property owners
showing the 1997 Estimated Market Value. The notices advised property owners to
contact the City Assessor's office regarding any questions or to schedule an
appearance before the Board of Equalization if the property owner desired to challenge
the EMV. About 546 inquiries have been received to date, as compared to 380 last
year. In addition, 70 property reviews were conducted by Assessing staff. Some
resulted in adjustments by the Assessing staff.
To date, the City has received 16 notifications of appeals to the local Board of
Equalization. All 16 of these individuals indicated that they will appear before the Local
Board.
A list of the property owners who are appealing their EMV is attached to this Council
Letter.
Any adjustments made by the Richfield Board of Equalization will be recorded on the
property assessment rolls. After appearing at the Local Board, property owners may
subsequently appeal to the Hennepin County Board of Equalization and/or the State
Tax Court.
If a meeting reconvene date for unfinished business is necessary, it is suggested that it
be scheduled for May 12, 1997 prior to the City Council meeting. In considering the
time necessary to complete consideration of appeals, a rule of thumb may be three to
four cases per one-half hour.
Recommended Motion:
It is recommended that the Board of Equalization convene at 7:00 p.m. on Monday,
May 5, 1997 and conduct the business scheduled for the Board.
Basis of Recommendation:
1. State Statute and City Charter mandate a Board of Equalization Hearing each year
to be conducted before May 31.
2. The City Council has established Monday, May 5, 1997 at 7:00 p.m. as the date and
time of the Board of Equalization Hearing for 1997.
3. Notice of the Hearing has been published and posted pursuant to law.
Alternative Recommendation:
None.
Discussion/Decision Mode:
The Hearing is to be conducted and should be completed on May 5, 1997. However if
it becomes necessary, the meeting could be continued. to May 12 prior to the regular
City Council meeting.
Respectfully submitted,
Jail ro sser
City Manager
JDP:cak
0
CITY OF RICHFIELD
1997 LOCAL BOARD OF REVIEW
May 5, 1997
Appearances
Myron Olson
7114 13th Avenue South, 35-028-24-12-0019
William Larson
7324 15th Avenue South, 35-028-24-13-0048
Anil Tandon
6232 12th Avenue South, 26-028-24-21-0013
Gobin Persaud
7638 Chicago Avenue South, 35-028-24-33-0057
Pam Hastings
7221 Russell Avenue South, 32-028-24-14-0034
Judy Sarlf
6745 Elliot Avenue South, 26-028-24-31-0082
Mark Norgaard
6621 Lynwood Boulevard, 28-028-24-41-0029
Fred Wroge, Jr.
124 East 70th Street, 27-028-24-43-0011
Patti Brune
7432 2nd Avenue South, 34-028-24-42-0022
Sheila Hedy
7320 Queen Avenue South, 32-028-24-14-0081
Margaret Glaub
7209 12th Avenue South, 35-028-24-13-0127
1997 EMV
87,000
109,000
98,500
85,000
87,000
109,000
187,000
134,000
101,100
72,000
91,000
i0
•
SUBJECT PROPERTY
OWNER Myron Olson
ADDRESS 711413th Avenue South
PID# 35-028-24-12-0019
1997 EMV $87,000
Story Height Rambler Year Built 1953
Ground Floor Area 933 sq. ft Gross Building Area 933 sq. ft.
Fireplaces 0
Central Air Conditioning Yes
Bathrooms 1/0/0
Finished Bsmt. Area 373 sq.ft.
Garage 2 car detached
Porches / Decks
Other / Comments
Lot Size 75 x 131
F-1
L---j
Comparable Sales
5e:CX<
COMPARABLE # 1
RICHFIELD
7005 15TH AVE. S.
•
•
COMPARABLE #2
RICHFIELD
7426 BLOOMINGTON AVE. S.
2i
•
Comparable Sales
0
COMPARABLE #3
RICHFIELD
7501 12TH AVE. S.
•
COMPARABLE #4
RICHFIELD
7340 13TH AVE. S.
SALES COMPARISON/ADJUSTMENT GRID
SUBJECT COMPARABLE #1 COMPARABLE #2 COMPARABLE #3 COMPARABLE #4
ADDRESS:. 711413th Ave. S.
Richfield 7005 15th Ave. S.
Richfield 7426 Bloomington Ave. S.
Richfield 7501 12th Ave. S.
Richfield 7340 13th Ave. S.
Richfield
PE D#: 35-028-24-12-0019 35-028-24-12-0100 35-028-24-42-0063 35-028-24-42-0042 35-028-24-13-0101
SALE DATE: 5/90 2/97 4/95 4/96 9/96
SALE PRICE: $84,000 $87,000 $86,800 $89,000 $95,000
TEWE ADJUSTMENT: 4.5%
TIME ADJUSTED
SALE PRICE:
$87,000
$90,706
$89,000
$95,000
TE1ER ADJ. SALE
PRICE/SQ. FT.:
$86.31
$97.12
$96.22
$86.13
TYPE OF BLDG: Rambler Rambler Rambler Rambler Rambler
1ST FLR AREA: 933 1,008 934 925 1,103
GROSS $30
BLDGAREA:
933
1,008
($2,250)
934
925
$240
1,103
($5,100)
QUALM: Average - Above Avg. Similar Similar Inferior $3,000 Similar
AGE: 1953 1956 1954 1953 1955
CONDITION: Average Similar Similar Similar Similar
1ST FLR RMS: 5 5 5 5 6
2ND FLR RMS: 0 0 0 0 0
BED ROOMS: 3 3 3 3 3
BATHS: FULL: 1 1 1 1 1
3/4: 0 0 0 0 0
1/2-1/4: 0 0 0 0 0
BASEMENT AREA: Full Full Full Full Full
FIN. BSMT. AREA: 373 605 ($1,100) 467 ($500) 370 551 ($900)
WALKOUT: NO No No No No
FIREPLACES: 0 0 0 0 0
HEAT/COOLING: FA/AC FA/No AC $1,000 FA/AC FA/No AC $1,000 FA/AC
GARAGE: TYPE
AREA SQ FT: 2 car detached
440 2 car detached
440 1 car detached
264 $2,000 1 car detached
280 $2,000 2 car detached
440
DECK: None 260 ($1,300) 478 ($2,400) None None
PORCHES: None None None GLP - 21 ($300) None
LOT SIZE SQ FT: 75 x 131 60 x 132 $2,000 75 x 133 72 x 131 64 x 131 $1,000
LOCATION: Average Similar Similar Similar Similar
OTHER:
NET ADJUSTMENT: ($1,650) $900 $5,940 ($5,000)
sALE PRICE: $85,4 0 $89,800 $94,900 $90,000
SALE i s i• r: $91.53 $96.25 $101.71 $96.46
Indicated Value As Of January 2,1997:
11 $90,000 $96.46 Per so Ft 11
V/,-14 / -/0 ?-Vuj/-L,
SUBJECT PROPERTY
OWNER William Larson
ADDRESS 732415th Avenue South
PID# 35-028-24-13-0048
1997 EMV $109,000
Story Height Rambler Year Built 1956
Ground Floor Area 1103 sq. ft Gross Building Area 1103 sq. ft.
Fireplaces 2
Central Air Conditioning Yes
Bathrooms 1/0/1
Finished Bsmt. Area 662 sq.ft.
Garage 3 car garage
Porches / Decks 308 sq. ft. Screen Porch
Other / Comment Subject has unobstructed view of pond
Lot Size 60 x 139
6
•
•
•
Comparable Sales
COMPARABLE #I
RICHFIELD
7044 16TH AVE. S.
COMPARABLE #2
RICHFIELD
7214 16TH AVE. S.
•
•
•
COMPARABLE #3
RICHFIELD
7234 18TH AVE. S.
COMPARABLE #4
RICHFIELD
7340 13TH AVE. S.
7
Comparable Sales
SALES COMPARISON/ADJUSTMENT GRID
SALE DATE:
SALE PRICE:
TBIE ADJUSTMENT:
TIME ADJUSTED
SALE PRICE:
TIME ADJ. SALE
PRICEISO. FT.:
OF BLDG:
1ST FLR AREA:
GROSS $3C
BLDG AREA:
V U111VP1:
FLR RMS:
FLR RMS:
i ROOMS:
1/2-1/4:
EMENT AREA:
BSMT. AREA:
ALKOUT:
.T/COOLING:
;AGE: TYPE
;A SO FT:
SIZE SO FT:
ADJUSTMENT:
SALE PRICE:
SUBJECT COMPARABLE #1 1 1 COMPARABLE #2 COMPARABLE 0 COMPARABLE #4
732415th Ave. S.
Richfield 704416th Ave. S.
Richfield 7214 16th Ave. S.
Richfield 7234 18th Ave. S.
Richfield 734013th Ave. S.
Richfield
35-028-24-13-0048 35-028-24-11-0067 35-028-24-14-0051 35-028-24-14-0071 35-028-24-13-0101
1/96 6/96 6/96 9/96
$100,000 $100,000 $103,500 $95,000
$100,000 $100,000 $103,500 $95,000
$93.20 $97.56 $94.78 $86.13
Rambler Rambler Rambler Rambler Rambler
1,103 1,073 1,025 1,092 1,103
1,103 1,073 $900 1,025 $2,340 1,092 $330 1,103
Average - Above Avg. Similar Similar Similar Similar
1956 1956 1957 1958 1955
Averse Similar Similar Similar Similar
6 5 5 5 6
0 0 0 0 0
3 3 3 3 3
1 1 1 1 1
0 1 ($2,500) 0 0 0
1 0 $1,500 0 $1,500 1 0 $1,500
Full Full Full Full Full
662 0 $3,300 562 $500 546 $600 551 $500
NO No No No No
2 2 0 $4,000 0 $4,000 0 $4,000
FA/AC FA/AC FA/AC FA/AC FA/AC
3 car detached
858 2 car detached
400 $2,000 2 car detached
484 $2,000 2 car detached
440 $2,000 2 car detached
440 $2,000
None None 271 ($1,300) 352 ($1,700) None
SCP - 308 (poor) None $2,000 None $2,000 OP-60 $1,700 None $2,000
60 x 139 59 x 132 60 x 133 60x 133 64 x 131
Good - Neighbors Pond Average $5,000 Average $5,000 Average $5,000 Average $5,000
$12,200 $16,040 $11,930 $15,000
$112,200 $116,000 $115,400 $110,000
$101.72 $105.17 $104.62 $99.73
Indicated Value As Of January 2,1997:
II $115,000 $104.26 Per Sq Ft II
a
March 31, 1997
Local Board of Review for City of Richfield
6700 Portland Av So
Richfield MN 55423
Subject: Appeal for Reduction of Property Valuation
of 7324 15th Av. So., Richfield MN
P.I.D. #35-025-24-13-0048
Dear Members of the Board:
It is requested that consideration of the following facts be
reviewed.
1) The P.I.D. Directory notes that the four lots abutting Wilson
Pond (one of which is mine) are valued at $5,000 more than my
next door neighbor. The lots across the street, facing the
pond are $2,000 more than equivalent lots not facing the pond.
Living next to the pond isn't that great. People run their dogs
and don't pick up the fesces. It stinks at times. The pond
becomes stagnant and stinks. The pond twice has been unable to
handle the runoff from the surrounding area during a rain storm
and/or snow melt and flooded my yard, threatening my basement.
I measured three inches of water in my garage.
2) Recent real estate sales in the area of comparable properties
are as follows:
a. 7434 18th Ave.
b. 7214 16th Ave.
C. 7340 13th Ave.
d. 7445 14th Ave.
e. 7515 15th Ave.
f. 7234 18th Ave.
sold for
sold for
sold for
sold for
sold for
sold for
$100,000 in August 1996.
$100,000 in August 1996.
$95,000 in June 1996.
$95,500 in June 1996.
$102,500 in August 1996.
$103,500 in June 1996.
Last year I appealed a $103,000 valuation and you graciously reducd
it to $101,000. Now it is valued at $109,000, a $8,000 increase.
That is exorbitant.
Your consideration of the above will be appreciated. I will be at
the review May 5th.
cc: Kristal Stokes,
Council Member
0
Sincerely,
--A- ?z -X??
'William H. Larson
7324 15th Av So
Richfield MN 55423
869-31 63
•
SUBJECT PROPERTY
OWNER Anil Tandon
ADDRESS 623212th Avenue South
PID# 26-028-24-21-0013
1997 EMV $98,500
Story Height Rambler Year Built 1954
Ground Floor Area 1164 sq. ft Gross Building Area 1164 sq. ft.
Fireplaces 2
Central Air Conditioning Yes
Bathrooms 1/1/0
Finished Bsmt. Area 698 sq.ft.
Garage 1 car attached
Porches / Decks Enclosed Porch - 96 sq. ft.
Other / Comments MAC Soundproofing has been added since 2/93 purchase of $88,000
Lot Size 75 x 128
/D
COMPARABLE SALES
•
COMPARABLE # 1
RICHFIELD
6201 13TH AVE. S.
•
COMPARABLE #3
RICHFIELD
6214 14TH AVE. S.
COMPARABLE #2
RICHFIELD
6421 18TH AVE. S.
it
COMPARABLE #4
RICHFIELD
6439 12TH AVE. S.
SALES COMPARISON/ADJUSTMENT GRID
SUBJECT COMPARABLE #1 COMPARABLE #2 COMPARABLE #3 COMPARABLE #4
DRESS: 623212th Ave. S.
Richfield 6201 13th Ave. S.
Richfield 6421 18th Ave. S.
Richfield 621414th Ave. S.
Richfield 6439 12th Ave. S.
Richfield
PID #: 26-028-24-21-0013 26-028-24-12-135 26-028-24-14-0071 26-028-24-12-0122 26-028-24-13-0023
SALE DATE: 2/93 9/96 6/96 6/95 3/96
SALE PRICE: $88,000 $114,000 $95,000 $95,000 $102,500
TIDE ADJUSTMENT: 3.5%
TIME ADJUSTED
SALE PRICE:
$114,000
$95,000
$98,325
$102,500
TIME ADJ. SALE
PRICE/SQ. FT.:
$90.69
$73.13
$97.93
$90.39
TYPE OF BLDG: Rambler Rambler- Rambler Rambler Rambler
1ST FLR AREA: 1,164 1,257 1,299 1,004 1,134
GROSS $30
BLDG AREA:
1,164
1,257
($2,790)
1,299
($4,050)
1,004
$4,800
1,134
$900
QUALITY: Average - Above Avg. Similar Inferior $3,000 Similar Similar
AGE: 1954 1968 ($2,800) 1953 1951 1956
CONDITION: Averse Superior ($5,000) Similar Similar Similar
1ST FLR RMS: 5 5 6 5 5
2ND FLR RMS: 0 0 0 0 0
BED ROOMS: 3 3 3 3 2
BATHS: FULL: 1 1 1 1 l
3/4
:
1
0
$2,500
0
$2,500
0
$2,500
0
$2,500
1/2
O
O
1
($1,500)
O
I
($1,500)
BASEMENT AREA: Full Full None $10,000 Full Full
FIN. BSMT. AREA: 698 377 $1,600 0 $3,500 502 $1,000 453 $1,200
WALKOUT: No No No Yes ($2,000) No
FIREPLACES: 2 0 $4,000 0 $4,000 1 $2,000 2
HEAT/COOLING: FA/AC FA/AC FA/AC FA/AC FA/AC
GARAGE: TYPE
AREA SQ FT: 1 car attached
320 2 car attached
440 ($1,500) 2 car attached
480 ($2,000) 1 car detached
280 $1,500 1 car detached
352 $1,000
DECK: None 200 ($1,000) None 168 ($800) None
PORCHES: GLP - 96 None $1,400 Carport - 580 ($2,000) None $1,400 None $1,400
LOT SIZE SQ FT: 75 x 128 73 x 135 75 x 133 75 x 135 60 x 131 $2,000
LOCATION: Average Similar Similar Similar Similar
OTHER:
MAC SoundprooL Yes Yes Yes No $3,000 No $3,000
ADJUSTMENT: ($3,590) $43,450 $13,400 $10,500
PRICE:
j
S $110,400 $108,500 $111700 $113,000
1 / S4 Q FT:
J.
=E $94.85 $93.21 $95.96 $97.08
Indicated Value As Of January 2,1997: L%C0_aRD\ADnVvM.W10
11 $110.000 $94.50 Per So Ft
SUBJECT PROPERTY
OWNER Gobin Persaud
ADDRESS 7638 Chicago Avenue South
PID# 35-028-24-33-0057
1997 EMV $85,000
Story Height Rambler Year Built 1956
Ground Floor Area 939 sq. ft Gross Building Area 939 sq. ft.
Fireplaces 0
Central Air Conditioning Yes
Bathrooms 1/0/0
Finished Bsmt. Area 469 sq.ft.
Garage 1 car detached
Porches / Decks
Other / Comments Subject is located next to the 77th Street wall.
Lot Size 66 x 132
13
E
•
•
Comparable Sales
COMPARABLE # 1
RICHFIELD
7633 15TH AVE. S.
COMPARABLE #2
RICHFIELD
7633 11TH AVE. S.
14
Comparable Sales
C7
COMPARABLE #3
RICHFIELD
7608 BLOOMINGTON AVE. S.
•
COMPARABLE #4
RICHFIELD
7639 PILLSBURY AVE. S.
i?
SALES COMPARISON/ADJUSTMENT GRID
SUBJECT COMPARABLE #1 COMPARABLE #2 11 COMPARABLE #3 1 1 COMPARABLE #4
DRESS: 7638 Chicago Ave. S.
Richfield 7633 15th Ave. S.
Richfield 7633 11th Ave. S.
Richfield 7608 Bloomington Ave. S.
Richfield 7639 Pillsbury Ave. S.
Richfield
PID #: 35-028-24-33-0057 35-028-24-43-0051 35-028-24-34-0017 35-028-24-43-0042 34-028-24-34-0041
SALE DATE: 7/87 2/95 5/96 7/96 11/95
SALE PRICE: $78,200 $84,900 $107,900 $94,000 $78,000
TIME ADJUSTMENT: 5.5%
TIME ADJUSTED
SALE PRICE:
$89,570
$107,900
$94,000
$78,000
TIME ADJ. SALE
PRICE/SQ. FT.:
$95.90
$116.65
$100.64
$116.07
TYPE OF BLDG: Rambler Rambler Rambler Rambler Rambler
1sT FLR AREA: 939 934 925 934 672
GROSS $30
BLDGAREA:
939
934
925
934
672
$8,010
QUALITY: Average-Above Av . Similar Similar Similar Inferior $3,000
AGE: 1956 1953 1954 1954 1949
CONDITION: Average Similar Superior ($8,000) Superior ($5,000) Similar
1ST FLR RMS: 5 5 5 5 4
2ND FLR RMS: 0 0 0 0 0
BED ROOMS: 3 3 3 3 2
BATHS: FULL: 1 1 1 1 1
3/4: 0 0 1 ($2,500) 0 0
1/2-1/4: 0 0 0 0 -poor ($500)
BASEMENT AREA: Full Full Full Full Full
FIN. BSMT. AREA: 469 280-poor $1,500 740 ($1,300) 467 269 $1,000
WALKOUT: No No No No No
FIREPLACES: 0 0 0 0 0
HEAT/COOLING: FA/AC FA/AC FA/AC FA/AC FA/AC
GARAGE: TYPE
AREA SQ FT: 1 car detached
396 2 car detached
440 ($1,500) 2 car detached
480 ($1,500) 2 car detached
484 ($1,500) 1 car detached
280
DECK: None None 215 ($1,000) 182 ($900) None
PORCHES: None None GLP - 150
($2,200)
None
None
LOT SIZE SQ FT: 66 x 132 75 x 133 ($2 ooo) 75 x 132 ($2,000) 75 x 133 ($2,000) 75 x 134 ($2 ooo)
LOCATION: Next to 77th St. wall 1 lot north of
wall 1 lot north of
wall Average Next to wall &
city garage $2,000
OTHER:
ET ADJUSTMENT: ($2,000) ($18,500) ($9,400) $11,510
SALE PRICE: $87,600 $89,400 $84,600 $89 00
SALE s FT: $93.29 $95.21 $90.10 $95.31
Indicated Value As Of January 2,1997:
11 $87,000 $92.65 Per Sq Ft 11
? 0
SUBJECT PROPERTY
OWNER Pam Hastings
ADDRESS 7221 Russell Avenue South
PID# 32-028-24-14-0034
1997 EMV $87,000
Story Height 1.25 Year Built 1950
Ground Floor Area 777 sq. ft Gross Building Area 969 sq. ft.
Fireplaces 0
Central Air Conditioning Yes
Bathrooms 1/0/0
Finished Bsmt. Area 389 sq.ft.
Garage 1 car detached
Porches / Decks
Other / Comments The basement is complete except for floor covering and painting
the walls.
Lot Size 75 x 134
1?
•
t_
1=
Comparable Sales
COMPARABLE # 1
RICHFIELD
6716 RUSSELL AVE. S.
COMPARABLE #2
RICHFIELD
6809 KNOX AVE. S.
/f)
Lai.
Comparable Sales
•
COMPARABLE #3
RICHFIELD
7400 RUSSELL AVE. S.
•
•
COMPARABLE #4
RICHFIELD
7401 RUSSELL AVE. S.
i9
SALES COMPARISON/ADJUSTMENT GRID
P, I:
PID #•
SALE DATE:
SALE PRICE:
TEWE ADJUSTMENT:
TIME ADJUSTED
SALE PRICE:
TIME ADJ. SALE
PRICE/SQ. FT.:
TYPE OF BLDG:
1ST FLR AREA:
GROSS $2:
BLDG AREA:
FLR RMS:
FLR RMS:
EMENT AREA:
BSMT. AREA:
GARAGE:TYPE
AREA SO FT:
SIZE SO FT:
ADJUSTMENT.
SALE PRICE:
SALE I SO Fl:
SUBJECT COMPARABLE #1 COMPARABLE #2 COMPARABLE #3 COMPARABLE #4
7221 Russell Ave. S.
Richfield 6716 Russell Ave. S.
Richfield 6809 Knox Ave. S.
Richfield 7400 Russell Ave. S.
Richfield 7401 Russell Ave. S.
Richfield
32-028-24-14-0034 29-028-24-41-0098 28-028-24-34-0113 32-028-24-41-0025 32-028-24-41-0028
12/92 8/96 2/96 6/96 5/96
$75,600 $89,750 $90,000 $93,200 $89,900
$89,750 $90,000 $93,200 $89,900
$96.51 $96.05 $97.08 $93.65
Expansion Expansion Expansion E anion Expansion
777 744 750 768 768
969 930 937 960 960
Average Similar Similar Similar Similar
1950 1940 $2,000 1942 $1,500 1950 1950
Good Inferior $3,000 Inferior $3,000 Inferior $3,000 Inferior $5,000
4 4 4 4 4
1 2 1 1 1
3 3 3 3 3
1 1 1 1 1
0 0 0 0 0
0 0 0 0 0
Full Full Full Full Full
389 (partial finish 0 $1,000 375 ($1,000) 384 ($1,ooo) 384 ($1,000)
NO No No No No
0 0 0 0 0
FA/AC FA/No AC $1,000 FA/AC Gravity/No AC $3,000 Gravity/No AC $3,000
1 car detached
352 1 car detached
352 1 car detached
220 1 car detached
352 1 car detached
308
None None None None None
None None None None None
75 x 134 50 x 127 $2,000 50 x 135 $2,000 46 x 134 $2,000 46 x 134 $2,ooo
Average Similar Similar Similar Similar
$9,000 $5,500 $7,000 $9,000
$98,800 $95,500 $100,200 $98 00
$101.96 $98.56 $103.41 $102.06
Indicated Value As Of January 2,1997:
wo
Ilyp
SUBJECT PROPERTY
OWNER Judy Sarff
ADDRESS 6745 Elliot Avenue South
PID# 26-028-24-31-0082
1997 EMV $109,000
Story Height 1.25 Year Built 1948
Ground Floor Area 1148 sq. ft Gross Building Area 1390 sq. ft.
Fireplaces 1
Central Air Conditioning Yes
Bathrooms 1/1/0
Finished Bsmt. Area 275 sq.ft.
Garage 2 car detached
Porches / Decks Deck - 412 sq. ft.
Other / Comments The basement and 3/4 bath are both poor quality.
Lot Size 70 x 131
a?
Comparable Sales
? r
COMPARABLE #I
RICHFIELD
6714 ELLIOT AVE. S.
0
COMPARABLE #2
RICHFIELD
6745 11TH AVE. S.
,;A
Comparable Sales
COMPARABLE #3
RICHFIELD
6610 COLUMBUS AVE. S.
•
•
COMPARABLE #4
RICHFIELD
6615 5TH AVE. S.
A3
SALES COMPARISON/ADJUSTMENT GRID
,E DATE:
E PRICE:
E ADJUSTMENT:
E ADJUSTED
X PRICE:
EADJ. SALE
:FJSQ. FT.:
'E OF BLDG:
FLR AREA:
)SS $3(
)G AREA:
1ST FLR RMS:
2ND FLR RMS:
BED ROOMS:
BATHS: FU
11/2-1/4:
EMENT AREA:
BSMT. AREA:
TYPE
FT:
SIZE SO FT:
SALE PRICE:
SALE / SO FT:
E SUBJECT COMPARABLE #1 COMPARABLE #2 COMPARABLE #3 COMPARABLE #4
6745 Elliot Ave. S.
Richfield 6714 Elliot Ave. S.
Richfield 6745 11th Ave. S.
Richfield 6610 Columbus Ave. S.
Richfield 6615 5th Ave. S.
Richfield
26-028-24-31-0082 26-028-24-31-0060 26-028-24-31-0114 26-028-24-32-0005 27-028-24-41-0021
7/95 7/95 9/96 11/96
$114,200 $103,000 $109,750 $112,000
3.0% 3.0%
$117,626 $106,090 $109;750 $112,000
$95.86 $85.63 $95.27 $88.47
Expansion E anion Expansion Expansion E anion
1,148 982 1,017 944 1,028
1,390 1,227 $4,890 1,239 $4,530 1,152 $7,140 1,266 $3,720
Average -Above Avg. Similar Similar Similar Similar
1948 1947 1949 1950 1960 ($Z500)
Average Superior ($15,000) Similar Superior ($10,000) Superior ($5,000)
6 5 4 5
1 2 2 1 2
3 3 4 3 4
1 1 1 1 1
1- poor 0 $1,000 1 ($1,500) 1 ($1,500) 0 $1,000
0
0
0
0
0 --
80% Full Full Full Full
275 -poor 295 ($700) 619 ($2,300) 472 ($1,5oo) 514 ($1,700)
No No No No No
1 2(1 -minimal) ($5oo) 1 2 ($2,000) 2 ($2,000)
FA/AC FA/AC FA/AC FA/AC FA/AC
2 car detached
990 1 car attached
280 $5,000 2 car detached
400 $4,500 1 car detached
280 $5,500 2 oar detached
440 $4,500
412 160 $1,200 None $2,000 None $2,000 None $2,000
None GLP - 110 ($1,600) GLP - 132 ($2,000) None None
70 x 131 75 x 130 70 x 130 78 x 131 50 x 134 $2,000
Average Similar Similar Similar Inferior - Next
to apt. building $5,000
$5710) $5,230 $360 $7,020
$111,900 $111,300 $109,400 $119,000
$80.50 $80.07 $78.71 $85.61
Indicated Value As Of January 2,1997:
II $111,000 . $79.86 Per So Ft II
44
•
SUBJECT PROPERTY
OWNER Mark Norgaard
ADDRESS 6621 Lynwood Boulevard
PID# 28-028-24-41-0029
1997 EMV $187,000
Story Height 1.75 Year Built 1937
Ground Floor Area 1196 sq. ft Gross Building Area 1843 sq. ft.
Fireplaces 2
Central Air Conditioning Yes
Bathrooms 1/1/1
Finished Bsmt. Area 287 sq.ft.
Garage 4 car detached
Porches / Decks Enclosed Porch - 240 sq. ft.
Other / Comments The 3/4 bath is poor q uality.
Lot Size 66 x 256
Comparable Sales
•
COMPARABLE #I
RICHFIELD
6657 LYNWOOD BLVD.
•
•
COMPARABLE #2
RICHFIELD
6632 LYNWOOD BLVD.
A69
•
•
Comparable Sales
COMPARABLE #4
RICHFIELD
7200 OAK GROVE BLVD.
aV
COMPARABLE #3
RICHFIELD
7056 OAK GROVE BLVD.
SALES COMPARISON/ADJUSTMENT GRID
ALE DATE:
ALE PRICE:
WE ADJUSTMENT:
THE ADJUSTED
ALE PRICE:
M ADJ. SALE
RICE/SQ. FT.:
'YPE OF BLDG:
ST FLR AREA:
:ROSS $4(
ILDG AREA:
1ST FLR RMS:
2ND FLR RMS:
BED ROOMS:
BATHS: FU
ikSEMENT AREA:
N. BSMT. AREA:
ALKOUT:
TYPE
FT:
SIZE SO FT:
ADJUSTMENT,
SALE PRICE:
SUBJECT COMPARABLE #1 1 1 COMPARABLE #2 COMPARABLE #3 COMPARABLE' #4
6621 Lynwood Blvd
Richfield 6657 Lynwood Blvd.
Richfield 6632 Lynwood Blvd.
Richfield 7056 Oak Grove Blvd.
Richfield 7200 Oak Grove Blvd.
Richfield
28-028-24-41-0029 28-028-24-41-0033 28-028-24-42-0073 3-028-24-11-0037 33-028-24-14-0113
2/89 10/96 3/94 8/94 6/94
$157,000 $175,000 $181,500 $211,650 $165,000
10.0% 8.0% 8.5%
$175,000 $199,650 $228,582 $179,025
$78.30 $105.92 $133.83 $125.10
Expansion Expansion Expansion Expansion Expansion
1,196 1,495 1,359 1,062 1,041
1,843 2,235 ($15,680) 1,885 ($1,680) 1,708 $5,400 11431 $16,480
Above Average Similar Similar Superior ($15,000) Similar
1937 1948 ($1,500) 1936 1941 1941
Good Inferior - Dated $20,000 Similar Similar Similar
4 5 5 3 4
3 3 2 4 3
3 4 3 4 2
1 2 ($3,000) 2 ($3,000) 1 1
1-poor 0 $1,000 0 $1,000 0 $1,000 0 $1,000
1 0 $1,500 0 $1,500 .1 1
80% Full Fu11 Full 70%
287 448 ($800) 543 ($1,300) 318 0 $1,400
No Yes ($2,000) No No No
2 2 2 2 1 $2,000
FA/AC FA/AC FA/AC FA/AC FA/AC
4 car detached
1,008 2 car tuckunder
442(tandem) $4,000 2 car detached
360 $3,000 2 car attached
400 $2,000 2 car detached
672 $2,000
None None None None 881 ($4,400)
GLP - 240 None $3,600 GLP - 400 ($2,400) GLP -108 $2,000 GLP - 72 $800•
66 x 256 52 x 203 $5,ooo 90 x 121 $5,000 20,080 ($10,000) 72 x 196 $5,000
Good Similar Similar Superior ($20,000) Superior ($20,000)
$12,120 $2,120 ($34,600) $4,280
$187,100 $201,800 $194,000 $183,300
$101.52 $109.50 $105.26 $99.46
Indicated Value As Of January 2,1997:
II $187,000 $101.47 Per Sq Ft
,RS
SUBJECT PROPERTY
OWNER Fred Wroge
ADDRESS 124 70th Street East
PID# 27-028-24-43-0011
1997 EMV $134,000
Story Height Rambler Year Built 1950
Ground Floor Area 1305 sq. ft Gross Building Area 1305 sq. ft.
Fireplaces 3
Central Air Conditioning Yes
Bathrooms 1 /1 /0
Finished Bsmt. Area 822 sq.ft.
Garage 2 car attached
Porches / Decks Enclosed Porch - 288 sq. ft.
Other / Comments The subject has a pool.
Lot Size 97 x 175
A9
COMPARABLE SALES
COMPARABLE # 1
RICHFIELD
6245 WASHBURN AVE. S.
COMPARABLE #3
RICHFIELD
6520 5TH AVE. S.
W
COMPARABLE #2
RICHFIELD
6441 5TH AVE. S.
COMPARABLE #4
RICHFIELD
7209 GARFIELD AVE. S.
SALES COMPARISON/ADJUSTMENT GRID
SUBJECT COMPARABLE #1 COMPARABLE #2 COMPARABLE #3 COMPARABLE #4
DRESS: 124 70th St E.
Richfield 6245 Washburn Ave. S.
Richfield 6441 5th Ave. S.
Richfield 6520 5th Ave. S.
Richfield 7209 Garfield Ave. S.
Richfield
PID #: 27-028-24-43-0011 29-028-24-12-0092 27-028-24-14-0008 27-028-24-14-0039 34-028-24-23-0083
SALE DATE: 6/96 4/96 3/96 10/96
SALE PRICE: $125,000 $133,000 $144,000 $114,900
TIME ADJUSTMENT:
TIME ADJUSTED
SALE PRICE:
$125,000
$133,000
$144,000
$114,900
TEWE ADJ. SALE
PRICE/SQ. FT.:
$103.14
$91.47
$110.60
$103.89
TYPE OF BLDG: Rambler Rambler Rambler Rambler Rambler
1ST FLR AREA: 1,305 1,212 1,454 1,302 1,106
GROSS
BLDGAREA: $30
1,305
1,212
$2,790
1,454
($4,470)
1,302
1,106
$5,970
QUALITY: Above Average Inferior $4,000 Similar Similar Inferior $4,000
AGE: 1950 1950 1956 ($1,200) 1955 ($1,000) 1955 ($1,000)
CONDITION: Good Similar Similar Similar Similar
1ST FLR RMS: 5 5 6 4 5
2ND FLR RMS: 0 0 0 0 0
BED ROOMS: 2 3 3 2 2
BATHS: FULL: 1 1 1 1 1
3/4: 1 1 0 $2,500 1 1
1/2-1/4: 0 0 1 ($1,500) 0 0
BASEMENT AREA: 90% Full 90% Full Full
FIN. BSMT. AREA: 822 364 $2,500 654 $1,000 651 $1,000 663 $1,000
WALKOUT: NO No None Yes ($2,000) None
FIREPLACES: 3 2 $1,000 2 $1,000 2 $1,000 1 $1,000
HEAT/COOLING: FA/AC FA/AC FA/AC FA/AC FA/AC
GARAGE: TYPE
AREA SQ FT: 2 car attached
483 2 car tuckunder
475 $2,000 2 car attached
440 2 car attached
432 2 car detached
440 $1,000
DECK: None 324 ($3,500) None 312 ($2,000) 112 ($600)
PORCHES: GLP - 288 (good) None $8,600 None $8,600 None $8,600 GLP -164 $4,000
LOT SIZE SQ FT: 97 X IT, 70 X 135 $3,000 80 X 121 $3,000 75 X 137 $3,Ooo 50 X 128 $5,000
LOCATION: Average Superior ($2,000) Superior ($2,000) Superior - Pond ($10,000) Superior ($2,000)
OTHER: Pool Pool No Pool No Pool No Pool
NET ADJUSTMENT: $18,390 $6,930 ($1,400) $18370
SALE PRICE: $143,400 $139,900 $142,600 $133,300
SALE / SQ FT: $109.89 $107.20 $109.27 $102.15
Indicated Value As Of January 2,1997:
II $138.000 $105.75 Per Sq Ft II
J/
•
•
Deck - 512 sci. ft.
Lot Size 75 x 134
SUBJECT PROPERTY
OWNER Patti Brune
Story Height 1.5 Year Built 1947
Ground Floor Area 840 sq. ft Gross Building Area 1260 sq. ft.
ADDRESS 7432 2nd Avenue South
PID# 34-028-24-42-0022
1997 EMV $101,100
Fireplaces 1
Central Air Conditioning Yes
Bathrooms " 1/0/1
Finished Bsmt. Area 420 sq.ft.
Garage 1 car detached
Porches / Decks
Other / Comments
•
•
•
Comparable Sales
a
KL
COMPARABLE #I
RICHFIELD
7438 3RD AVE. S.
COMPARABLE #2
RICHFIELD
7433 3RD AVE. S.
33
Comparable Sales
I•
COMPARABLE #3
RICHFIELD
6305 WENTWORTH AVE. S.
COMPARABLE #4
RICHFIELD
7501 PILLSBURY AVE. S.
SALES COMPARISON/ADJUSTMENT GRID
SUBJECT COMPARABLE #1 COMPARABLE #2 COMPARABLE #3 COMPARABLE #4
RESS: 7432 2nd Ave. S.
Richfield 7438 3rd Ave. S.
Richfield 7433 3rd Ave. S.
Richfield 6305 Wentworth Ave. S.
Richfield 7501 Pillsbury Ave. S.
Richfield
PID 0: 34-028-24-42-0022 34-028-24-42-0007 34-028-24-41-0085 27-028-24-21-0059 34-028-24-31-0095
SALE DATE: 8/96 7/95 10/96 7/95
SALE PRICE: $97,450 $92,000 $99,500 $105,200
TLME ADJUSTMENT: 3.0% 3.0%
TIME ADJUSTED
SALE PRICE:
$97,450
$94,760
$99,500
$108,356
TIME ADJ. SALE
PRICUSQ. FT.:
$92.81
$87.74
$78.97
$84.65
TYPE OF BLDG: Expansion Expansion Expansion Expansion Expansion
1ST FLR AREA: 840 840 864 840 864
GROSS $25
BLDGAREA:
1,260
1,050
$5,250
1,080
$4,500
1,260
1,280
($2,500)
QUALITY: Average Similar Similar Similar Superior
AGE: 1947 1948 1950 1941 $1,200 1947
CONDITION: Average Similar Similar Similar Superior ($5,000)
1 ST FLR RMS: 4 5 5 5 4
2ND FLR RMS: 2 Unfinished $3,000 Unfinished $3,000 2 2
BED ROOMS: 4 2 2 4 3
BATHS: FULL: 1 1 1 1 1
3/4: 0 1- 001' ($100) 0 0 0
1/2-1/4: 1 0 $1,500 0 $1,500 0 $1,500 1
BASEMENT AREA: Full Full Full Full Full
FIN. BSMT. AREA: 420 420 518 ($500) 0 $2,100 0 $2,100
WALKOUT: NO No No No No
FIREPLACES: 1 1 2 ($2,000) 1 0 $2,000
HEAT/COOLING: FA/AC FA/AC FA/No AC Gravity/No AC $3,000 FA/No AC $1,000
GARAGE: TYPE
AREA SQ FT: 1 car detached
280 1 car detached
280 1 car detached
364 1 car detached
240 1 car detached
280
DECK: 512 None $2,500 None $2,500 None $2,500 240 $1,300
PORCHES: None GLP -156 ($2,300) None GLP - 80 ($1,200) None
LOT SIZE SQ FT: 75 x 134 75 x 134 79 x 135 75 x 135 74 x 134
LOCATION: Average Similar Similar Similar Similar
OTHER-
ADJUSTMENT: $9,850 $9,000 $9,100 ($1,100)
SALE PRICE:
; $107,300 $103,800 $108,600 $107,300
. SALE / s FT: $85.16 $82.38 $86.19 $85.16
Indicated Value As Of January 2,1997:
35
•
SUBJECT PROPERTY
OWNER
ADDRESS
PID# 32-0
1997 EMV
Story Height
Ground Floor Area
Sheila Hedy
7320 Queen Avenue South
28-24-14-0081
$72,000
Rambler Year Built 1949
768 sq. ft Gross Building Area 768 sq. ft.
Fireplaces 0
Central Air Conditioning No
Bathrooms 1/0/0
Finished Bsmt. Area 0 sq.ft.
Garage 1 car detached
Porches / Decks
Other / Comments The subiect has no basement.
Lot Size 75 x 134
1?P
COMPARABLE SALES
COMPARABLE #1
RICHFIELD
7238 PENN AVE. S.
•
COMPARABLE #2
RICHFIELD
7201 QUEEN AVE. S.
COMPARABLE #3
RICHFIELD
7408 SHERIDAN AVE. S.
67
SALES COMPARISON/ADJUSTMENT GRID
SUBJECT COMPARABLE #1 COMPARABLE #2 COMPARABLE 43 COMPARABLE #4
DRESS: 7320 Queen Ave. S.
Richfield 7238 Penn Ave. S.
Richfield 7201 Queen Ave. S.
Richfield 7408 Sheridan Ave. S.
Richfield 7220 Upton Ave. S.
Richfield
PIED #: 32-028-24-14-0081 32-028-24-14-0012 32-028-24-14-0021 32-028-24-41-0010 32-028-24-13-0022
SALE DATE: 6/86 9/96 10/95 9/96 12/95
SALE PRICE: $56,200 $78,000 $73,000 $88,000 $88,500
TIME ADJUSTMENT:
TIME ADJUSTED
SALE PRICE:
$78,000
$73,000
$88,000
$88,500
TRUE ADJ. SALE
PRICFJSQ. FT.:
$86.67
$102.53
$90.53
$78.46
TYPE OF BLDG: Rambler Rambler Rambler Rambler Rambler
1ST FLR AREA: 768 900 712 972 1,128
GROSS $25
BLDG AREA:
768
900
($3,300)
712
$1,400
972
($5,100)
1,128
($9,000)
QUALITY: Average Similar Similar Similar Similar
AGE: 1949 1946 1946 1949 1948
CONDITION: Avera Superior ($5,000) Similar Superior ($5,000) Superior ($3,000
)
1ST FLR RMS: 4 4 4 6 8 _
2ND FLR RMS: 0 0 0 0 0
BED ROOMS: 2 2 2 3 3
BATHS: FULL: 1 1 1 1 1
3/4: 0 0 0 0 0
1/2-1/4: 0 0 0 0 0
BASEMENT AREA: None None None None None
FIN. BSMT. AREA: 0 0 0 0 0
WALKOUT: No No No No No
FIREPLACES: 0 0 0 1 ($2,000) 0
HEAT/COOLING: FA/No AC Hot Water/No AC $1,000 FA/No AC Hot Water/No AC $1,000 FA/No AC
GARAGE: TYPE
AREA SQ FT: 1 car detached
320 2 car detached
480 ($1,500) 2 car detached
480 ($1,500) 1 car attached
264 ($500) -Tear attached
312 ($500)
DECK: None None 224 ($1,100) None 140 ($700
PORCHES: None None None None None
LOT SIZE SQ FT: 75 x 134 75 x 116 71 x 133 75 x 134 75 x 134
LOCATION: Average Inferior - Busy St. $5,000 Similar Similar Similar
OTHER:
NET ADJUSTMENT: ($3,800) ($1,200) ($11,600) ($13,200)
SALE PRICE: $74,200 $71,800 $76,400 $75,300
SALE i SO FT: $96.61 $93.49 $99.48 $98.05
Indicated Value As Of January 2,1997:
05 Per So Ft
3n'
r-J
SUBJECT PROPERTY
OWNER Ronald and Margaret Glaub
ADDRESS 720912th Avenue South
PID# 35-028-24-13-0127
1997 EMV $91,000
Story Height Rambler Year Built 1955
Ground Floor Area 1103 sq. ft Gross Building Area 1103 sq. ft.
Fireplaces 0
Central Air Conditioning Yes
Bathrooms 1/0/0
Finished Bsmt. Area 552 sq.ft.
Garage 2 car detached
Porches / Decks
Other / Comments Basement finish is poor quality.
Lot Size 65 x 131
A
Comparable Sales
? 0
COMPARABLE #I
RICHFIELD
7340 13TH AVE. S.
COMPARABLE 42
RICHFIELD
7235 16TH AVE. S.
0
•
•
Comparable Sales
COMPARABLE #3
RICHFIELD
6904 11TH AVE. S.
COMPARABLE #4
RICHFIELD
7501 12TH AVE. S.
SALES COMPARISON/ADJUSTMENT GRID
4
4
I
SUBJECT COMPARABLE #1 COMPARABLE #2 COMPARABLE #3 COMPARABLE #4
DRESS: 720912th Ave. S.
Richfield 7340 13th Ave. S.
Richfield 7235 16th Ave. S.
Richfield 6904 11th Ave. S.
Richfield 7501 12th Ave. S.
Richfield
Pp
ID #:
35-028-24-13-0127
35-028-24-13-0101
35-028-24-14-0045
26-028-24-34-0051
35-028-24-42-0042
sALE DATE: 9/96 6/95 4/96 4/96
SALE PRICE: $95,000 $90,200 $99,900 $89,000
TEWE ADJUST1VIEr T: 3.5%
TIME ADJUSTED
SALE PRICE:
$95,000
$93,357
$99,900
$89,000
TRUE ADJ. SALE
PIUCFrSQ. FT.:
$86.13
$91.71
$106.73
$96.22
TYPE OF BLDG: Rambler Rambler Rambler Rambler Rambler
1ST FLR AREA: 1,103 1,103 1,018 936 925
GROSS $30
BLDG AREA:
1,103
1,103
1,018
$2,550
936
$5,010
925
$5,340
QUALITY: Average - Above Avg. Similar Similar Similar Similar
AGE: 1955 1955 1958 1959 1953
CONDITION: Average Similar Similar Superior ($5,000) Similar
1 ST FLR RMS: 6 6 5 5 5
2ND FLR RMS: 0 0 0 0 0
BED ROOMS: 3 3 3 3 3
BATHS: FULL: 1 1 1 1 1
3/4: 0 0 0 0 0
1/2-1/4: 0 0 0 0 0
BASEMENT AREA: Full Full Full Full Full
FIN. BSMT. AREA: 552 - poor 552 ($1,000) 509 ($1,000) 468' ($80o) 463 ($800)
WALKOUT: No No No No No
FIREPLACES: 0 0 0 0 0
HEAT/COOLING: FA/AC FA/AC FA/AC FA/AC FA/No AC $1,000
GARAGE: TYPE
AREA SQ FT: 2 car detached
528 2 car detached
440 2 car detached
528 2 car detached
440 1 car detached
280 $2,000
DECK: None None None None None
PORCHES: None None None None None
LOT SIZE SQ FT: 65 x 131 64 x 131 60 x 133 50 x 132 $1,500 72 x 131 ($1,500)
LOCATION: Fair - 12th Ave. Superior -
less traffic
($1,000) Superior -
less traffic
($1,000) Superior -
less traffic
($1,000) Similar
OTHER:
ET ADJUSTMENT: ($2,000) $550 $290 $6,040
J SALE PRICE: $93,000 $93,900 $99,600 $95,000
SALE / SQ FT: $84.32 $85.13 $90.30 $86.13
Indicated Value As Of January 2,1997:
Q
v?
SUBJECT PROPERTY
OWNER Jerome Lee
ADDRESS 6304 Washburn Avenue South
PI D# 29-028-24-12-0110
1997 EMV $105,000
Story Height Rambler Year Built 1957
Ground Floor Area 1245 sq. ft Gross Building Area 1245 sq. ft.
Fireplaces 2
Central Air Conditioning Yes
Bathrooms 1/0/1
Finished Bsmt. Area 498 sq.ft.
Garage 1 car attached
Porches / Decks
Other / Comments 1/2 bath is poor quality
Lot Size 70 x 133
43
COMPARABLE SALES
COMPARABLE # 1
RICHFIELD
6314 WASHBURN AVE. S.
COMPARABLE #3
RICHFIELD
6327 VINCENT AVE. S.
SALES' COMPARISON/ADJUSTMENT GRID
SUBJECT COMPARABLE #1 COMPARABLE #2 COMPARABLE #3 COMPARABLE #4
DRESS: 6304 Washburn Ave. S.
Richfield 6314 Washburn Ave. S.
Richfield 6404 Washburn Ave. S.
Richfield 6327 Vincent Ave. S.
Richfield 6314 Vincent Ave. S.
Richfield
PID #: 29-028-24-12-0110 29-028-24-12-0112 29-028-24-13-0013 29-028-24-12-0055 29-028-24-12-0080
SALE DATE: 7/96 7/96 11/96 12/96
SALE PRICE: $122,000 $110,000 $114,000 $127,000
TEWE ADJUSTAWNT:
TIME ADJUSTED
SALE PRICE:
$122,000
$110,000
$114,000
$127,000
TEWE ADJ. SALE
PRICE/SQ. FT.:
$95.02
$95.49
$101.60
$108.18
TYPE OF BLDG: Rambler Rambler Rambler Rambler Rambler
1ST FLR AREA: 1,245 1,284 1,152 1,122 1,174
GROSS $25
BLDG AREA:
1,245
1,284
($975)
1,152
$2,325
1,122
$3,075
1,174
$1,775
QUALITY: Average - Above Avg. Similar Similar Similar Similar
AGE: 1957 1957 1955 1956 1956
CONDITION: Avera a Superior ($5,000) Superior ($5,000) Superior ($5,000) Superior ($5,000)
1 ST FLR RMS: 5 5 5 5 5
2ND FLR RMS: 0 0 0 0 0
BED ROOMS: 3 2 3 2 3
BATHS: FULL: 1 1 1 1 1
3/4: 0 1 ($2,500) 1 - poor ($1,000) 1 ($2,500) 1 ($2,500)
1/2-1/4: 1 - poor 0 $500 0 $500 0 $500 0 $500
BASEMENT AREA: Full Full 90% Full Full
FIN. BSMT. AREA: 498 642 ($1,000) 518 337 $1,000 704 ($1,500)
WALKOUT: Norte None None None None
FIREPLACES: 2 2 2 2 2
HEAT/COOLING: FA/AC FA/AC FA/NoAC $1,000 FA/AC FA/AC
GARAGE: TYPE
AREA SQ FT: 1 car attached
315 1 car attached
396 1 car attached
240 I car attached
240 1 car attached
315
DECK: None None None None 84 ($600)
PORCHES: None GLP - 180 ($3,500) GLP - 40 ($800) GLP - 180 ($3,500) GLP - 196 ($3,500)
LOT SIZE SQ FT: 70 x 133 70 x 133 66 x 133 70 x 135 70 x 135
LOCATION: Average Similar Similar Similar Similar
OTHER:
ET ADJUSTMENT: ($12,475) ($2,975) ($6,425) ($10,825)
J SALE PRICE: $109,500 $107,000 $107,600 $116,200
SALE / SQ FT: $87.95 $85.94 $86.43 $93.33
Indicated Value As Of January 2,1997:
L9
SUBJECT PROPERTY
OWNER Edwin Andersen
ADDRESS 723915th Avenue South
PI D# 35-028-24-13-0033
1997 EMV $97,000
Story Height Rambler Year Built 1957
Ground Floor Area 1145 sq. ft Gross Building Area 1145 sq. ft.
Fireplaces 1
Central Air Conditioning Yes
Bathrooms 1/0/1
Finished Bsmt. Area 573 sq.ft.
Garage 2 car detached
Porches / Decks
Other / Comments
Lot Size 60 x 132
Comparable Sales
COMPARABLE #I
RICHFIELD
7231 13TH AVE. S.
? 0
COMPARABLE #2
RICHFIELD
7214 16TH AVE. S.
K?
Comparable Sales
? 0
•
COMPARABLE #4
RICHFIELD
7044 16TH AVE. S.
COMPARABLE #3
RICHFIELD
7238 17TH AVE. S.
SALES COMPARISON/ADJUSTMENT GRID
DATE:
PRICE:
ADJUSTMENT:
;ADJUSTED
; PRICE:
ADJ. SALE
JSO. FT.:
OF BLDG:
FLR AREA:
)SS $2.
GAREA:
:VPI U111VP1:
ST FLR RMS:
ND FLR RMS:
EMENT AREA:
BSMT. AREA:
GARAGE: TYPE
AREA SO FT:
SIZE SO FT:
SALE PRICE:
SALE / SO FT:
SUBJECT COMPARABLE #1 COMPARABLE #2 COMPARABLE #3 11 COMPARABLE #4
723915th Ave. S.
Richfield 7231 13th Ave. S.
Richfield 721416th Ave. S.
Richfield 723817th Ave. S.
Richfield 7044 16th Ave. S.
Richfield
35-028-24-13-0033 35-028-24-13-0072 35-028-24-14-0051 35-028-24-14-0026 35-028-24-11-0067
4/96 6/96 11/95 1/96
$110,000 $100,000 $101,900 $100,000
$110,000 $100,000 $101,900 $100,000
$96.07 $97.56 $97.98 $93.20
Rambler Rambler Rambler Rambler Rambler
1,145 1,145 1,025 1,040 1,073
1,145 1,145 1,025 $3,000 1,040 $2,625 1,073 $1,800
Average - Above Avg. Similar Similar Similar Similar
1957 1958 1957 1954 1956
Averse Similar Similar Similar Similar
6 6 5 5 5
0 0 0 0 0
3 3 3 3 3
1 1 1 1 1
0 0 0 1 ($2,500) 1 ($2,500)
1 1 0 $1,500 0 $1,500 0 $1,500
Full Full Full Full Full
573 573 513 520 0 $3,500
None None None None None
1 2 ($2,000) 0 $2,000 0 $2,000 2 ($2,000)
FA/AC FA/NoAC $1,000 FA/AC FA/AC FA/AC
2 car detached
440 2 car detached
440 2 car detached
484 2 car detached
484 2 car detached
400
None None 271 ($2,000) None None
None None None None None
60 x 132 75 x 133 ($1,5oo) 60 x 133 60 x 133 59 x 132
Average Similar Similar Similar Similar
($2,500) $4,500 $3,625 $2,300
$107,500 $104,500 $105,500 $102,300
$93.89 $91.27 $92.14 $89.34
Indicated Value As Of January 2,1997: LACO_
$105,000 $91.70 Per Sq Ft II
Ln
SUBJECT PROPERTY
OWNER Kevin Killian
ADDRESS 7009 5th Avenue South
PID# 34-028-24-11-0085
1997 EMV $102,000
Story Height Rambler Year Built 1953
Ground Floor Area 1259 sq. ft Gross Building Area 1259 sq. ft.
Fireplaces 2
Central Air Conditioning Yes
Bathrooms 1/1/0
Finished Bsmt. Area 566. sq.ft.
Garage None
Porches / Decks Carport - 288 sq. ft./Deck -112 sq. ft.
Other / Comments
Lot Size 62 x 144
•
•
Comparable Sales
COMPARABLE #1
RICHFIELD
7444 5TH AVE. S.
COMPARABLE #2
RICHFIELD
7216 3RD AVE. S.
k5/
0
•
Comparable Sales
i
COMPARABLE #3
RICHFIELD
7245 4TH AVE. S.
•
COMPARABLE #4
RICHFIELD
,7208 PARK AVE. S.
63
SALES COMPARISON/ADJUSTMENT GRID
D #:
%LE DATE:
1LE PRICE:
M ADJUSTMENT:
ME ADJUSTED
1LE PRICE:
l1TE ADJ. SALE
:ICE/SQ. FT.:
t'PE OF BLDG:
T FLR AREA:
[LOSS $2:
:.DG AREA:
1ST FLR RMS:
2ND FLR RMS:
BED ROOMS:
BATHS: FU
1,SEMENT AREA:
N. BSMT. AREA:
ALKOUT:
sARAGE:TYPE
AREA SO FT:
SIZE SQ FT:
SALE PRICE:
SUBJECT 7 1 COMPARABLE #1 COMPARABLE #2 COMPARABLE #3 COMPARABLE #4
7009 5th Ave. S.
Richfield 7444 5th Ave. S.
Richfield 7216 3rd Ave. S.
Richfield 7245 4th Ave. S.
Richfield 7208 Park Ave. S.
Richfield
34-028-24-11-0085 34-028-24-41-0041 34-028-24-13-0141 34-028-24-14-0009 35-028-24-23-0090
4/86 5/95 8/96 11/95 9/95
$84,500 $106,000 $108,250 $106,000 $103,200
4.0% 1.5%
$110,240 $108,250 $106,000 $104,748
$99.86 $106.65 $93.64 $103.92
Rambler Rambler Rambler Rambler Rambler
1,259 1,104 1,015 1,132 1,008
1,259 1,104 $3,875 1,015 $6,100 1,132 $3,175 1,008 $6,275
Average - Above Avg. Similar Similar Similar Similar
1953 1956 1954 1964 ($2,200> 1952
Average Superior ($5,000) Superior ($3,000) Superior ($3,000) Superior ($5,000)
7 5 5 5 5
0 0 0 0 0
4 3 3 3 3
1 1 1 1 1
1 1 1 1 _1
0 0 0 0 0
90% Full 90% Full Full
567 552 548 340 $1,200 604
Yes No $1,000 No $1,000 No $1,000 No $1,000
2 2 0 $3,000 0 $3,000 0 $3,000
FA/AC FA/AC FA/AC FA/AC FA/AC
None 2 car detached
440 ($4,000) 2 car detached
440 ($4,000) 2 car attached
440 ($5,000) 2 car detached
576 ($5,000)
112 None $600 305 ($1,200) None $600 None $600
OP - 288 (fair) None $1,000 None $1,000 GLP - 96 ($1,000) None $1,000
62 x 144 60 x 134 50 x 127 60 x 134 75 x 133
Average Similar Similar Similar Similar
($2,525) $2,900 ($2,225) $1,875
$107,700 $111,200 7037 $106,600
$85.54 $88.32 $82.45 $84.67
Indicated Value As Of January 2,1997
LACO_BWADMME.WK3
$105,000 $83.40 Per Sq Ft
X53
•
SUBJECT PROPERTY
OWNER Ethel Jallen
ADDRESS 7345 10th Avenue South
PID# 35-028-24-24-0041
1997 EMV $74,000
Story Height Rambler Year Built 1952
Ground Floor Area 814 sq. ft Gross Building Area 814 sq. ft.
Fireplaces 0
Central Air Conditioning Yes
Bathrooms 1/0/0
Finished Bsmt. Area 0 sq.ft.
Garage 2 car detached
Porches / Decks
Other / Comments The subject has no basement.
Lot Size 72 x 134
t5t?
•
•
•
COMPARABLE #I
RICHFIELD
7333 10TH AVE. S.
COMPARABLE #t2
RICHFIELD
733210TH AVE. S.
S5
Comparable Sales
Comparable Sales
•
COMPARABLE #3
RICHFIELD
6433 18TH AVE. S.
•
it
0 -1
COMPARABLE #4
RICHFIELD
7309 10TH AVE. S.
k5o
SALES COMPARISON/ADJUSTMENT GRID
SUBJECT COMPARABLE#1 COMPARABLE #2 COMPARABLE #3 COMPARABLE #4
DRESS:
4
-
7345 10th Ave. S.
Richfield
1
7333 10th Ave. S.
Richfield
7332 10th Ave. S.
Richfield
6433 18th Ave. S.
Richfield
7309 10th Ave. S.
Richfield
PID #: 35-028-24-24-0041 35-028-24-24-0043 35-028-24-24-0086 26-028-24-14-0073 35-028-24-24-0047
SALE DATE: 3/97 6/96 6/96 10/94
SALE PRICE: $85,000 $86,900 $77,900 $74,000
TnWE AD.IUST EN -1.0% 7.0%
TIME ADJUSTED '
SALE PRICE:
$84,150
$86,900
$77,900
$79,180
TIME ADJ. SALE
P$ICFJSQ. FT.:
$103.38
$68.86
$75.48
$84.78
TYPE OF BLDG: Rambler Rambler Rambler Rambler Rambler
1 ST FLR AREA: 814 814 1,262 1,032 934
GROSS S25
BLDG AREA:
814
814
1,262
($11,200)
1,032
($5,450)
934
($3,000)
QUALI'J•Y Average Similar Similar Similar Similar
AGE: 1952 1952 1952 1953 1952
CONDITION: Average Similar Similar Similar Similar
1ST FLR RM$: 5 4 6 5 6
2ND FLR RMS: 0 0 0 0 0
BED ROOMS: 2 2 3 3 2
BATHS: FULL: ! 1 1 1 1 1
3/a: 0 0 0 0 0
112-1/4:'r 0 0 0 1
($1,500)
O
BASEMENT AREA: None None None None None
FIN. BSMX. AREA: 0 0 0 0 0
WALKOUT: No No No No No
FIREPLACES: 0 0 0 0 0
HEAT/CODLING: FA/AC FA/AC FA/No AC $1,000 FA/AC FA/No AC $1,000
GARAGE: ;TYPE
AREA SQ FT: 2 detached car
720 2 car detached
400
$1,500 2 car detached
572
$800 2 car detached
672 1 car detached
360
$1,800
DECK: None None 160 ($800) None None
PORCHES: None SCP -162(poor) ($800) None None None
LOT SIZE SQ FT: 72 x 134 75 x 134 75 x 134 75 x 132 75 x 134
LOCATION: Average Similar Similar Inferior $5,000 Similar
OTHER
MAC Soundproof ($3,000)
NET ADJUSTMENT :%v'r.:'.,;n,>.•z $700 ($10,200) ($4,950) $200
SALE PRICE:
GLSaLE?l :' .:.<,•:'•<:•.••>,: ` r' ° `'
::.:.,•.. t,•r a.,. r :::
?.... "......... ,.•,••,,,;s: $84,900
$104.30 $76.700
$94.23 $73,000
$89.68 $79,000
$97.05
Indicated Value As Of January 2,1997:
%57
•
r
SUBJECT PROPERTY
OWNER Lawrence Wozniczka
ADDRESS 6744 Wentworth Avenue South
PID# 27-028-24-31-0015
1997 EMV $124,000
Story Height 2 Year Built 1957
Ground Floor Area 1026 sq. ft Gross Building Area 2014
Fireplaces 2
Central Air Conditioning No
Bathrooms 1/1/1
Finished Bsmt. Area 308 sq.ft.
Garage 2 car detached
Porches / Decks
Other / Comments
Lot Size
ft.
58 x 134
Comparable Sales
is
•
COMPARABLE #I
RICHFIELD
6644 KNOX AVE. S.
Irv
•
COMPARABLE #2
RICHFIELD
7015 KNOX AVE. S.
k59
COMPARABLE 43
RICHFIELD
6844 IRVING AVE. S.
COMPARABLE #4
RICHFIELD
6726 PILLSBURY AVE. S.
/
SALES COMPARISON/ADJUSTMENT GRID
SUBJECT COMPARABLE #1 COMPARABLE 92 COMPARABLE #3 COMPARABLE 44
DRESS:
is 6744 Wentworth Ave. S.
Richfield 6644 Knox Ave. S.
Richfield 7015 Knox Ave. S.
Richfield 6844 Irving Ave. S.
Richfield 6726 Pillsbury Ave. S.
Richfield
PID 9: 27-028-24-31-0015 28-028-24-31-0050 33-028-24-21-0045 28-028-24-34-0108 27-028-24-31-0021
SALE DATE: 9/96 10/95 7/96 3/93
SALE PRICE: $164,900 $158,000 $130,000 $158,500
TEUE ADJUSTMENT: 4.5% 10.0%
TIME ADJUSTED
SALE PRICE:
$164,900
$165,110
$130,000
$174,350
TEWE ADJ: SALE
PRICE/% FT.:
$85.53 --
$87.64
$81.25
$77.49
TYPE OF BLDG: . 2 Sto 2 Story 2 Story 2 Sto 2 Story
1 ST FLR AREA: 1,026 1,064 1,172 832 1,125
GROSS >< $30
BLDG AREA:
2,014
1,928
$2,580
1,884
$3,900
1,600
$12,420
2,250
($7,080)
QUALM: Average - Above Avg. Similar Similar Similar Superior ($10,000)
AGE: 1957 1961 1959 1963 1957
CONDITION: Avera a Similar Similar Similar Similar
1 ST FLR RMS: 3 3 3 3 3
2ND FLR RNIS- 4 4 3 4 3
BED ROOMS: 4 4 3 4 3
BATHS: FULL:`' ,' 1 1 1 1 1
3/4: 1 1 1 0 $2,500 1
1/2-1/4: 1 0 $1,500 1 1 2 ($1,500)
BASEMENT AREA': Full Full Full Full Full
M. BSMT. AREA: ' 308 532 ($1,500) 351 416 ($70o) 450 - good ($2,500)
WALKOUT: None None None None None
FHZEPLACES: 2 2 2 0 $4,000 2
BEAT/COOLING: FA/NoAC FA/AC ($1,000) FA/AC ($1,000) FA/NoAC FA/AC ($1,000
GARAGE:' TYPE
AREA SQ FT: 2 car detached
440 2 car detached
440 2 car attached
380 ($1,000) 2 car detached
400 2 car attached
500 ($2,000)
DECK: None None None None None
PORCHES: None None None None GLP-30/OP-120 ($1,500)
LOT SIZE SQ FT: 58 x 134 56 x 135 60 x 135 66x 135 x$2,000) 69 x 130
LOCATION: Average Superior - Near
Park ($10,000) Superior ($5,000) Superior ($5,000) Similar
OTHER
E
a... ....`%r •:::::::.k % •:az
<a ($8,420) ($3,100) $11,220 ($25,580)
$156,50
0
$162 000
$141 00
$148 00
, h h.•... >
>:L:: :{•> $77.71 $80.44
$70.11
$73.88 71
Indicated Value As Of January 2,1997:
&I