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]ðF r:.ia No. 'L.OC.$9-OB96. Pac: if: I: LAND APPRAISAL REPORT Fie No. V"£.-0089-0896 ¡'\)I"i\)'fl~ DJ>...'J1.D 'rl!.LL!.;>""\SON Census Tract 104. 00 Map R&Jerce SA.'-; MA.=1.COS Property Address EASEME:IT A3;""<uONMENT MTJNICIPAL AIRPORT StJ3DIVISION City SAN MAH,COS County HAYS - State TX ~ c...'Óe 786,,'; . LegaiDescription 100.00 X 106.10 PAII.C=:L OUT OF RUN"rlAY NO.1 MUNICIPAL AIRPORT StJ3DIVISION Sale Price.s MA.=1.!<ET VAL Date at Sale 08 - a 5 - 9 6 Loan Term 'Irs. Property Rights Ap¡J(aised ~ ~ L-; Leasehold =:J De MiI1imis PUD Actual Real Estate Taxes S TBD ( 96) (yr) Loan charges to be paid by seller S N I A Otl1er sales concessions NONE - ~~qC~m DAVID WILLI~~SON, BY~~ & ASSOCIATES A~ess P.O. BOX 1433 SA.~ ~~=1.COS TX 78667-1433 Occupant VACA.'IT Appraiser DONALD W. GRAHAM , Instructions to Appraiser APPRAISE ~~=1.KET VALUE LocaOOn U Urban i . Suburban Rural Good Avg. Fajr Pocr Built Up COVer 75% [2] 25% to 75% 0 Under 25% Employmem Stability ì . ~ 0 Ii Growth Rate n Fully Dev. Ii Rapid ~ Steady 0 Slow Convenience to Employmem :- :g¡ 0 Ii Property Values L; Increasing [8J Stable I I Declining Convenience to Shopping . QSJ 0 Ii nar.<VSupply C Shortage ¡ZJ In Balance 0 Oversupply Convenience to ScOOoIs I . ~ 0 0 rketing TIme U Under 3 Mos. ~ 4-6 Mos. 0 Over 6 Mos. Adequacy at Public Transporta):¡n ;: [g] D U .sem Land Use 2Q.% 1 Family _% 2-4 Family 10% Apts. _% Condo -.1Q% Commercial Recreational Facilities ~ [g] U LJ ~%lndustiial-2.Q%Vacant _% AdequacyatUtilities: . ~ U I I :. Change in Presem Land Use n Not Likely D Likely (") ø Takú1g Place (-) Property Compatibùlty , ø I I Ii (-) From VACA."IT To MIXED USES Protection from Detr'¡f('~ntaJ CorriOOns :: ø D D Predominant Occupancy ~ Owner D Tenant ~% Vacant PoilCe and Fire Protecfun ; : Q;J D U Single Family Price Range S 45 , 000 to S 125 , a 0 a Predominant Value S 80 , 00 0 General Appearance at Properœs : i Q;J D D Single Family Age NEW yes. to ~ 'Irs. Predominant Age 15 yrs. AppeaJ to Market i ! Q;J D 0 Comments including those factors, favorable or unfavorable, affecting maIketability (e.g. public parks, schools, view, noise): TIlE StJ3JECT s--¿.IGHBOR..QOOD IS LOCATED APPROXIMAT~LY 2 MILES SOUTWrlEST OF THE SA.~ Mk~COS C~~RAL BUSINESS DISTRICT ~ITH ACCESS TO SUPPORT FACILITIES VIA IH 35 WONDER WORLD DR. A."ID HU'NTER ROAD. THE NEIGHBORHOOD CONSIST OF MIXED USES CONTROLLED BY LOCAL ZONING ORDINANCES. ACCESS IS CONSIDERED TO BE GOOD. Dimensions 100 x 106.10 = 10 , 610 Sq. Ft. or Acres CoG-ef Lot Zonù1g classification COMMERCIAL Present Improvements Q;J 00 D do rot ccriorm to roring regul2OOns Highe:.i and best use Q;J Presem use Other s Public Other (Describe) OFF SITE IMPROVEMENTS Topo SLIGHT SLOPE TO THE SOú~H I2ÇJ Street Access ~ PubrlC D Private Size SMALLER THAN TY?I eM TRACT I2ÇJ Surface ASPHALT . Shape ESSENTIALLY S UA.'Œ ~ Maimer-ance cgJ Public D Private Voew SURROUNDING PROP""RTIES I2ÇJ 0 Storm Sewer D CurbíGutter DraI~ APPEA.~S ADE UATE 0 Underground Elect. & Tel. Sidewalk Street L' hts Is the property Ioc4ted In a HUD IdentIfIed SpecfaJ fk¡o( Hazard Area?~ NoD Yes Comments (favoc;¡J¡je or ur-layoraQle including any apparent adverse easements, encroachments, or ot!1er adverse condit!ons): Th'"E StJ3JF.CT SITE IS A S~ALL PARCEL THAT SEPA?~TES LOT 27 FROM LOT 27A ~~ WAS THE SITE OF A S~ALL MUNICIPAL AIRPORT S£RVING AS THE ~'~~AY SITE. THE Rú~rlAY NO LONGER EXISTS AND IS CONSIDERED A ~~~LOC~-o TRACT THAT ADJOINS SEVERAL /ELOPED TRACTS T~~T F?O~IT IH 35. FEMA FLOOD MAP ~485505 0011D ZONE X 09-05-90. undersigned has recited three recem saJes at properties most similar and proximate to subject ånd has considered these in the markf'.t analysis. "ire ~ripOOo i"cludes a oollar d1Justment reflecting market reaction to those items at significant variation between the subject and comparable propertjes. If a sÇúlicart iem in the COO1paIable property is superb! to or more favorable than the subiect property, a minus (-) adjustment is made thus reducing the indkated value at subject. if a significart item in the COO1parable 5 iVe!br to or less favorable than the subject property, a plus (+) adjustment is made thus increasirg the i1di:æd value at the subject. ITEM SUBJECT PRCP!:iny COMPARA8LE NO.1 COMPARABlE NO. 2 COMPA.~ NO.3 Address 1627 W.HOPKINS STREET 110 HUNTER RIDGE RD. 114 h-m.~ER. RIDGE ROAD SA.~ ~~=1.COS SAN Mk=1.COS S~~ ~~~COS + - 1.0 MILES + - 1.5 MILES N.WEST + - 1.5 MILE /of~=1.KET VAL $ 10 800 11 000 S .36 .37 OHN":R INSPECT. MLS/REALTOR FILE/CAD DESCRIPTION DESCRIPTION i+'-ìS Must 08-05-96 06-05-96 01-31-96 , . MUNI.AP SU3DIV. J.M.VERAME~~I ' -1 750 RIDGE: -1 100 Hm.~£R'S RIDGE: -1 100 10610 S FT AVG 3. 00 ACRES AVG : -24 000 GOOD: -5 800 .69 M3.E/AVG -5 800 NONE NONE : NONE : POOR GOOD ' -7 500 -2 200 GOOD -2 200 , , , . , . , , , , , NONE CASH CASH CASH OONE: : OONE : '-""'.--.'. n+ 9100 n+1 9100 ..:~~:~::~~,:~~..~{;.:.(~:.c~n: .'.:.",:.: r?~~lt:.~~;(~ s 1 750 1 700 1 900 ADD~~UM. Comments and Conditions at Apprai:saJ: THIS APPRAISAL IS BASED ON AN AS IS VALUATION. THE SUBJF.CT IS VACA."J: LAND A.."ID DOES NOT GENERATE A RELIABLE INCOME STREAM IN ~~ICH TO CAPITALIZE THEREFORE ~~ INCOME APPROACH WAS - NOT tJJ:ILIZED. THE.?E A..~E NO IM?RO~S IN WHICH TO CONSIDER. THE COST APPROAC":1. AS A RESULT ONLY THE - SALES COMPARISON APPROACH WAS ú~ILIZED. FmlRectlociliafun: ALL THREE SALES WERE GI'/EN E UAL CONSID""RATION IN THE FINAL VALUE CONCI.tJSION AS THEY WERE - ALL LOCATED IN CLOSE PROXIMITY TO ~-~ Sú~~~CT A."ID WERE IMPACTED BY SIMI~=1. ECONOMIC FORCES AI WO~<. I E~n: THE ~(fl VALUE. AS DEFINED, OF SUSJECT PROPERTY AS OF AUGUST 5 , 19~ to be $ 1 700.00 J" ..- \,~- , DONALD W. GRA.q;,..."! , CCRA , CREA , CRA 0 Did 0 Did Not Pt?jsi:aBy Œpect Property Appraiser(s) . GIal1am &. Assocms, Inc. Form LNO - 'ToiAL 2Cœ /0( WtnOOws' appraisa scftwd(e by ala mOOe, Í"c. -1-800-AlAMCDE