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Roundhouse Parking Lot sale and purchase-WF-R-7-18-2019    July 18, 2019    Elizabeth Hynes   67‐69 Old South Street  Northampton, MA  01060    Biapita LLC  47 Jackson Street  Holyoke, MA  01040    3‐5 Clarke Avenue, LLC  c/o Hampshire Property Management  PO Box 686  Northampton, MA  01061    Email letter (no hard copy) to: David Bloomberg‐ david@fierstkane.com; Elizabeth Hynes‐  erhynes32@yahoo.com; Rich Madowitz‐ rmm@hpmgnoho.com; Eric Suher‐ esuher@essports.com;  Gary Martinelli‐ Gary@gmartinellilaw.com    RE:   Purchase of land‐‐Roundhouse Parking Lot and New Haven & Northampton Canal Rail Trail     Sale of easement—Roundhouse Parking Lot    Dear Elizabeth, Rich, Eric, Gary, and David,    As you remember, we agreed when we met a few months ago that before we moved forward on our  purchase (by willing buyer/willing seller or by eminent domain taking) of the sliver of land we need to  expand the Roundhouse Parking Lot that we would explore selling you an easement for access across  the parking lot and, using a shared driveway, onto your property.    We just received that new appraisal. Attached is the appraisal we did last year of the land we need to  purchase and the appraisal we did this year of the easement you want to purchase.    Accordingly, contingent on final City Council approval and due diligence, this is an offer to:  1. Purchase the small slivers of land, as shown on a “Plan of Land in Northampton, Massachusetts,  Hampshire Registry, Prepared for Tighe & Bond, Inc., by Northeast Survey dated 6/15/2017 and      recorded at the Hampshire Registry of Deeds at Plan Book 241, Page 38 (1/5/2018) and related  construction and slope easements.  2. An offer to sell the access easements, including the loss of three parking spots, from Old South  Street to your property, subject to an analysis of on turning radius needs.  City purchase of land to expand parking lot           Parcel  Owner Address  Fee purchase Easements  Price*  Parcel B  Elizabeth Hynes  67 Old South St  430 square ft  40 sq. ft.  $5,000  Parcel C  Biapita, LLC  73 Old South St  891 square ft  181 sq. ft.  $8,000  Parcel D  3‐5 Clark Ave, LLC  3‐5 Clark Ave  105 square ft  918 sq. ft.  $1,000  SUBTOTAL  $14,000  1  City parking spot  easements per parking spot    $19,000  3  City parking spots Easements for 3 parking spots   SUBTOTAL  $57,000  *based on LandVest 5/14/19 (city purchase) and 7/17/2019 (city sale) appraisals    As you all requested, my office remains ready to recommend moving the existing Central Business District zoning line to the rear of the homes you own on Clarke Avenue to make it easier to attract new development. We can’t do that, of course, until we purchase the sliver of land we need since that could make the land we are buying more expensive, which wouldn’t be fair to us. We are ready to move forward based on the appraisals. If you are not ready to purchase the easements from us, we would just move forward on our purchase of land from you and could sell you easements as a later date. I look forward to working with you on this. Please let me know within a couple of weeks if you accept our offer or have any questions. Sincerely, Wayne Feiden, FAICP Director of Planning & Sustainability  REAL PROPERTY APPRAISAL Roundhouse Parking Lot OWNED BY: City of Northampton LOCATED AT: Off south Street City of Northampton, MA 01060 PREPARED FOR: Wayne Feiden, Director of Planning & Sustainability City of Northampton 210 Main Street, City Hall Northampton, MA 01060 PREPARED BY: Jay E. Closser, ASA LandVest, Inc. 445 Tully Road Orange, MA 01364-9641 REPORT DATE: July 17, 2019 EFFECTIVE VALUATION DATE: June 3, 2019 LV: #10563 1 July 17, 2019 Wayne Feiden, Director of Planning & Sustainability City of Northampton 210 Main Street, City Hall Northampton, MA 01060 RE: Roundhouse Parking Lot Dear Wayne: At your request, I have investigated the above-referenced properties in the City of Northampton in Hampshire County, MA, to develop an opinion of its market value of an individual parking space in the Roundhouse Parking Lot owned by the City of Northampton. You have asked for the current market value of an individual parking space in the Roundhouse Lot. The effective valuation date is June 3, 2019, the date of the property of my inspection of the property. The accompanying appraisal report, of which this letter of transmittal is an integral part, has been completed in conformity with the Uniform Standards of Professional Appraisal Practice (USPAP) of the Appraisal Foundation. The appraisal has been completed for Wayne Feiden, Director of Planning and Sustainability, City of Northampton, MA. Based on the analysis contained in this report, it is my opinion that a parking space at the Roundhouse Parking Lot, on the effective valuation date of this appraisal, was worth: $19,000   If you have any questions, please do not hesitate to call. Respectfully submitted, Jay E. Closser, Senior Advisor and Appraiser (MA Certified General License #730) 2 CERTIFICATE OF VALUE I hereby certify that, to the best of my knowledge and belief:  The statements of fact contained in this report are believed to be true and correct.  The reported analyses, opinions, and conclusions are limited only by the reported assumptions, limiting conditions and legal instructions, and are my personal, impartial, and unbiased professional analyses, opinions, and conclusions.  I have no present or prospective interest in the property that is the subject of this report, and no personal interest or bias with respect to the parties involved.  My engagement and compensation in this assignment were not contingent upon developing or reporting predetermined results.  My compensation for completing this assignment is not contingent upon the development or reporting of a predetermined value or direction in value that favors the cause of the client, the amount of the value opinion, the attainment of a stipulated result, or the occurrence of a subsequent event directly related to the intended use of this appraisal.  The appraisal was made and the appraisal report prepared in conformity with the requirements of the Uniform Standards of Professional Appraisal Practice (USPAP) of the Appraisal Foundation.  I formally inspected the property on June 3, 2019 which involved a hiking the property.  Jay Closser made a personal inspection of the appraised property that is the subject of this report and all the comparable sales used in developing the estimate of value.  Jay Closser appraised the property that is the subject of this appraisal in the past three years.  The use of this report is subject to the requirements of the Appraisal Institute relating to review by its duly authorized representatives.  No one provided significant professional assistance to the persons signing this report.  The following represents my opinion of the subject property’s market value on the effective valuation date: 3 By: Date: July 17, 2019 Jay E. Closser, ASA (MA General Appraiser’s License #730) 4 ASSUMPTIONS AND LIMITING CONDITIONS The certification of the appraiser(s) appearing in this appraisal report is (are) subject to the following assumptions and conditions, and to such other specific and limiting conditions as are set forth by the appraiser(s) in the report: Extraordinary Assumptions 1. I have utilized the Extraordinary Assumption that the subject property does not have any contamination or hazardous materials on site. Hypothetical Condition 1. I have not used any Hypothetical Conditions in this appraisal. Standard Limiting Conditions 1. The appraiser assumes no responsibility for matters of a legal nature affecting the property appraised or the title thereto, nor does the appraiser render any opinion as to the title, which is assumed to be good and marketable. The appraisal assumes the property is under responsible ownership. 2. Sketches, maps, plans and exhibits in the report may show approximate dimensions, and are included to assist the reader in visualizing the property. The appraiser has made no survey of the property. Data relative to size and area were taken from sources considered reliable. Except otherwise noted, it is assumed that no encroachments exist. 3. The appraiser, by reason of this appraisal, is not required to give further consultation, testimony, or attend court with reference to the property that is the subject of this appraisal, unless arrangements have otherwise been made. 4. The appraiser assumes there are no hidden or unapparent conditions of the property, subsoil, or structures which would render it more or less valuable. The appraiser assumes no responsibility for such conditions or for engineering which might be required to discover such factors. 5. Information, estimates, and opinions furnished to the appraiser and contained in the report, were obtained from sources considered reliable and believed to be true and correct. However, no responsibility for the accuracy of such items furnished can be assumed by the appraiser. 6. Neither all, nor any part of the content of the report, or copy thereof, including conclusions as to the property value, the identity of the appraiser, professional designations, reference to any professional appraisal organizations, or the firm with which the appraiser is connected, shall be used for any purposes by anyone but the client specified in the report, or professional appraisal organizations, without the previous written consent of the appraiser; nor shall it be conveyed by anyone to the public through advertising, public relations, news, sales, or other media, without the written consent and approval of the appraiser. The report will be subject to the Freedom of Information Act. 5 7. The date of value is expressed within this report. Any forecasts included in this report are based on existing market conditions and expectations. The appraiser takes no responsibility for any events, conditions, economic factors, physical factors, or other circumstances occurring after the date of value that would affect the opinions expressed in this report. 8. Except as otherwise noted, it is assumed that there are no encroachments, building violations, code violations, or zoning violations affecting the subject property. 9. Responsible ownership and competent property management are assumed. 10. It is assumed that there is full compliance with all applicable federal, state, and local environmental regulations and laws unless noncompliance is stated, defined, and considered in the appraisal report. 11. It is assumed that all applicable zoning and use regulations and restrictions have been complied with, unless a nonconformity has been stated, defined, and considered in the appraisal report. 6 SUMMARY OF SALIENT FACTS Location: Old South Street, City of Northampton, Hampshire County, Massachusetts Owner of Record: City of Northampton Subject Property: 157 parking spaces Deed Reference: N/A Effective Date of Value: June 3, 2019 Property Rights Appraised: The “as is” rights, title, and interests in the above- referenced properties Highest and Best Use: Vacant land Zoning: CB Legal Access: Old South Street Improvements: There are no improvements on the subject property Topography: Moderately sloping Waterbodies: None DEP Wetlands: None Floodplain: Not in 100-year floodplain Amenities: Downtown location Liabilities: None Type of Property: Surface parking lot Extraordinary Assumption: I have utilized an Extraordinary Assumption that the subject property does not have any contamination or hazardous materials on site. Hypothetical Condition: I have not utilized Hypothetical Conditions in this appraisal 7 I. SCOPE OF APPRAISAL & DEFINITIONS A. PURPOSE OF APPRAISAL The purpose of this appraisal is to provide an opinion of the market value of the Roundhouse Parking Lot on a per lot basis, as of June 3, 2019, the date of my inspection of the premises. B. CLIENT The clients of this appraisal are Wayne Feiden of the City of Northampton Office of Planning and Sustainability. C. INTENDED USE & USER The intended use is for to provide the market value of the premises for internal disposition purposes. The intended users are Wayne Feiden, the City of Northampton and its advisors. D. EFFECTIVE DATE OF VALUATION I inspected the property on June 3, 2019 which will serve as the effective valuation date of this appraisal. E. MARKET VALUE DEFINED In this appraisal, “market value” is defined by Title XI of the Federal Financial Institution Reform, Recovery, and Enforcement Act (FIRREA) of 1989, revised June 7, 1994, and amendments thereto, as follows: The most probable price which a property should bring in a competitive and open market under all conditions requisite to a fair sale, the buyer and seller each acting prudently and knowledgeably, and assuming the price is not affected by undue stimulus. Implicit in this definition are the consummation of a sale as of a specified date and the passing of title from seller to buyer under conditions whereby: (1) Buyer and seller are typically motivated; (2) Both parties are well informed or well advised, and acting in what they consider their own best interests; (3) A reasonable time is allowed for exposure in the open market; (4) Payment is made in terms of cash in U.S. dollars or in terms of financial arrangements comparable thereto; and (5) The price represents the normal consideration for the property sold unaffected by special or creative financing or sales concessions granted by anyone associated with the sale. 8 Source: Code of Federal Regulations, Vol. 55, No. 165, Page 34696, Aug. 24, 1990. F. APPRAISAL PROBLEM AND SCOPE OF INVESTIGATION AND ANALYSES APPRAISAL PROBLEM The appraisal problem to be resolved is to determine the value of the subject property based on highest and best use. The property is an operating surface, parking lot in the City of Northampton. SCOPE OF APPRAISAL AND ANALYSES In developing opinions of value of the defined subject property rights, a review and inspection of the subject property and the comparable sale properties have been made. Sales and property information were obtained by reviewing information published by the Massachusetts Multiple Listing Service (MLS-PIN); the Hampshire County Registry of Deeds, The Warren Publishing Company, LandVest, Inc.'s internal files and information provided by participants in the transactions. The City of Northampton provided income and expense information for the subject property. Mapping was provided by LandVest’s GIS Department utilizing public information and the survey of the property provided by my client. I have utilized the Income Approach to value the subject property. G. HIGHEST NAD BEST USE The highest and best use for the subject property is continued use as a surface parking lot. 10 VI. VALUATION A. VALUATION METHODOLOGY In the appraisal of real estate there are three recognized approaches to value. These are: (1) the Cost Approach; (2) the Income Approach; and (3) the Sales Comparison (Market) Approach. The Cost of Development, or Subdivision Approach, is a subset of the sales comparison or income approaches.  The Cost Approach is a method whereby the actual costs to build are considered, with deductions for all forms of physical and functional obsolescence, arriving at a depreciated building cost. This cost is added to the value of the land to arrive at a value via the cost approach. This approach is based on the theory that an informed buyer would not buy a property that it would cost less to build.  The Income Approach is based on the principle of anticipation which states that value is the present worth of the anticipated future benefits, or income to the property. The reliability of this approach is limited when it is applied to properties that are not usually bought and sold for their rental potential.  The Market Approach or Sales Comparison Approach is in which recent sales of comparable properties are analyzed and compared to the subject property with adjustments for perceived differences. The Market Approach is based on the theory of exchange which implies that a comparison of similar properties has been made by the potential purchaser, and that the purchaser would not pay more than the cost of acquiring a property with the same utility.  The Cost of Development Approach (or Subdivision Approach) is an income valuation technique applicable to multiple unit property, or property demonstrably capable of being divided into multiple retail units. This method seeks to simulate the criteria and actions of the likely market buyers of such property, i.e., developers. Projections of revenues and costs over the assumed sellout or absorption period are based on market indicated unit prices, costs and timing. An allowance for developer’s profit must be made to derive a credible indication of residual, “as-is” property value, which models the wholesale price of a property. In this appraisal I have used the Income Approach. (1) COST APPROACH TO VALUE The Cost Approach is not used; it is not suitable as a self-sufficient technique to value vacant land, nor relevant in this appraisal. 11 (2) SALES COMPARISON APPROACH (MARKET APPROACH) To use the market approach, sales must be found and verified that are comparable to the subject property being appraised. These sales must have occurred under normal market conditions and be relatively concurrent with the date of the appraisal. Adjustments are made to the comparable sales to compensate for differences with the subject property. Financing and time considerations are the first adjustments made as well as adjustments for conditions of sale. After adjusting for time and financing, physical adjustments are made for location, size, development potential or higher and better use, amenities and liabilities, capital improvements, access and special conditions. In quantitative adjustment, the final adjusted value is the product of the original unit price and the percentage adjustment for time and financing, multiplied by the total of the physical adjustments if applicable. In Qualitative analysis, plusses and minuses are applied for characteristics of the property that cannot be specifically quantified. Due to the absence of sales of comparable properties, I have not used the Market Approach. (3) INCOME APPROACH TO VALUE I have considered the Income Approach in this analysis. The subject property is an income producing property with 157 parking spaces in the Central Business District of the City of Northampton. I have utilized income and expenses provided by the City of Northampton. B. VALUATION: Income and Expense Summary: The Roundhouse Parking Lot has 157 parking spaces off Old South Street. The City currently charges $0.25 per hour per space (11 spaces currently are charged $0.75 per hour). The rate is considered low and was intended to encourage downtown shoppers and workers to utilize the space. The market rate for the lot is estimated to be $1.00 per hour. The parking lot generates about $500 per space per year in parking tickets, for a total of about $78,500. The lot is essentially full, with an estimated 85% occupancy rate (60% in the morning to 98%, afternoons and evenings). The lot operates from 8:00 AM through 6:00 PM (10 hours daily), 6 days a week. There is some potential to collect later into the evening. Maintenance costs $245 per space per year (based on total parking structure maintenance costs provided by the City of Northampton), for a total of about $38,465. Capital costs for the Roundhouse Parking Lot were estimated at $10 per space per year, for a total of $1,570 per year (paving replacement etc.). Please refer to the following table which shows the estimated income at Current Rates: 12 Current Rates Item # of spaces Current Rate (hourly) Potential Hours (daily) Potential Gross Income (daily) Potential Gross Income (annual) Occupancy Rate Actual Gross Income (@$0.25/hr) Parking Spaces: 146.00 $ 0.25 10.00 $ 365 $ 114,318 85% $ 97,170 11.00 $ 0.75 10.00 $ 83 $ 25,839 85% $ 21,963 Total: 157.00 Parking Ticket Income: $ 78,500 $ 78,500 Current (approx.) 10.00 $ 448 $ 218,657 85% $ 197,633 Gross Income: $ 197,633 Management / Insurance:5% $ 9,882 Expenses/space:$245 $ 38,465 Reserves/space:$10 $ 1,570 Expense subtotal: $ 49,917 $ 318 per space Net Income: $ 147,717 The rates at Roundhouse Parking Lot are below market and were intended to be that way to encourage downtown activity. Market rates are significantly higher and estimated at about $1.00 per hour, with upside potential. I have prepared the following pro-forma income and expense table based on Market Rates. Market Rates Item # of spaces Market Rate (hourly) Potential Hours (daily) Potential Gross Income (daily) Potential Gross Income (annual) Occupancy Rate Market Gross Income (@$1.00/hr) Parking Spaces: 146.00 $ 1.00 10.00 $ 1,460 $ 457,272 85% $ 388,681 11.00 $ 1.00 10.00 $ 110 $ 34,452 85% $ 29,284 Total: 157.00 Parking Ticket Income: $ - $ 78,500 $ 78,500 Market 10.00 $ 1,570 $ 570,224 85% $ 496,465 Gross Income: $ 496,465 Management / Insurance:5% $ 24,823 Expenses/space:$245 $ 38,465 Reserves/space:$10 $ 1,570 Expense subtotal: $ - $ 64,858 $ 413 per space Net Income: $ 431,607 To value the income stream I will use a discounted cash flow analysis. I will remove relevant expenses to arrive at net income. The net income will be discounted to the present using a discount rate. The income value in year six will be converted into a selling price using the appropriate capitalization rate for the property type. The selling price and the annual net income will be discounted to the present. The sum of all the discounted income will represent the current market value of the subject property by the Income Approach. 13 Discounted Cash Flow Analysis (1) Current Rates The current total estimated annual net income is $147,717, which is $941/space. This net income is based on the current parking rate $0.25 per hour per space for 146 spaces, plus $0.75 per hour for 11 spaces. Discount Rate The discount rate is that rate which, when applied to the projected periodic cash flows, converts those cash flows to their present value. It is equivalent to the internal rate of return (IRR) on either the equity or the entire property (free and clear of debt). The Appraisal Institute defines the IRR or Yield Rate as: The effective return on investment, as paid in dividends or interest. To discount the proceeds to the present I have utilized a discount rate of 10%. The discount rate is basically the rate of return that an investor must receive to justify the investment. It is also referred to as the capitalization rate, the hurdle rate, cost of capital - the discount rate is used in financial analysis as the interest rate for discounting expected future cash flows to adjust for risk and the time value of money. The discount rate reflects the risk of an investment: risky investments employ higher discount rates while safe investments use lower rates. For this report I have used an overall rate of 10% which includes risk and profit. Appreciation I have included an annual appreciation rate of 2.50% based on historic trends as well as current and anticipated market conditions in the subject area. Occupancy Rate I have used an annual occupancy rate of 85%. Property Management and Insurance Costs Property management and insurance costs have been estimated at 5% of gross revenues. I have deducted this from the effective gross income. Indirect Costs Expenses have been estimated at $245 per parking space for a total of $38,465. Reserves for replacement have been estimated at $10 per space. 14 Reversion at end of holding period The owner would sell the property at the end of the holding period. I will base the selling price on the income stream in year 6 and a capitalization rate of 10%. Final Value – Based on Current Income As the spreadsheet on the next page shows, after removing the relevant expenses in each year and discounting the proceeds of the harvests and the reversion of the remaining timber value in year 2024, the present value of the property is calculated at $1,567,042 or $1,570,000, rounded, which represents $10,000 per parking space. Please refer to our Discounted Cash Flow Analysis on the next page. Subject: Roundhouse Parking Lot - Current Rates18-Jul-19Property Address: Old South Road, Northampton, MA Effective Valuation Date: 03-Jun-19 Spaces $/SpaceMarket Value Estimate for: Parking Spaces 157.00 10,000$ Present Value of Land: $680,252 Reversion: $886,790Total Value Rounded: $1,570,000 Overall Rate of Return: 27.91% ASSUMPTIONS:# Units Income ItemTax Rate per $1,000 of Value @ Yr End -$ 157 @ $147,717 Total Annual Net IncomeMarket & Advertising Cost 0.00% @ $0 Appreciation 2.50% @ $0 Discount Rate 10.00% @ $0 @ $0 @ $0 YEAR:0 1.00 2.00 3.00 4.00 5.00 6.00 7.00 8.00 9.00 10.00 TOTALTotal Annual Net Income0 1.00 1.00 1.00 1.00 1.00 1.00 0.00 0.00 0.00 0.00 6.00 0 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00TOTAL SALES PER YEAR:0 1.00 1.00 1.00 1.00 1.00 1.00 0.00 0.00 0.00 0.00 6.00APPRECIATION:0.0% 2.5% 2.5% 2.5% 2.5% 2.5% 2.5% 2.5% 2.5% 2.5% 2.5%PROJECTED REVENUES ($000)Total Annual Net Income -$ 148$ 148$ 148$ 148$ 148$ 148$ -$ -$ -$ -$ 886$ Annual Appreciation-$ -$ 3.7 3.8 3.9 4.0 4.1 -$ -$ -$ -$ 19$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ TOTAL ANNUAL GROSS REVENUES ($000)-$ 148$ 151$ 155$ 159$ 163$ 167$ -$ -$ -$ -$ 906$ Ann. Gross Rev w/Appreciation148$ 151$ 155$ 159$ 163$ 167$ -$ -$ -$ -$ 944$ Cummulative Gross Revenues148$ 299$ 454$ 613$ 776$ 944$ 944$ 944$ 944$ 944$ 944$ Remaining Gross Retail Value906$ 780$ 650$ 510$ 360$ 210$ 50$ 170$ -$ -$ -$ -$ DIRECT COSTSRoad Construction:LengthUnit CostSewer Line Extension0.00$0-$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ Roadway0.00$350-$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ Driveway0.00$9-$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ Street Improvements $0 LS-$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ Site Preparation/Demolition0.00 $25,000 LS-$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ DIRECT SUBTOTAL-$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ INDIRECT COSTSMarketing & Advertising0.00% -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ Legal - Initial Approvals$0 -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ Legal - Lot Sales$0 -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ Land Use Change Tax- -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ Property Survey & Engineering Expenses$0 -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ Wetland Surveying and Soil Testing$0 -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ Utility Company Fee #Poles:- $0 -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ R.E. Taxes (Per $1000 of Market Value)-$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ Transfer Taxes0.00%-$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ Interest on Direct Costs0.00%-$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ Contingency(%Dir+Indir Costs)0.00%-$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ SUB-TOTAL-$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ Profit from Net Lot Sales @0.00%-$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ INDIRECT SUBTOTAL-$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ TOTAL EXPENSES ($000)-$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ NET INCOME ($000)-$ 148$ 151$ 155$ 159$ 163$ 167$ -$ -$ -$ -$ 944$ Discount Factor1.000 0.909 0.826 0.751 0.683 0.621 0.564 0.513 0.467 0.424 0.386 -$ 134$ 125$ 117$ 109$ 101$ 94$ -$ -$ -$ -$ >>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>> >>>>>>>>>> >>>>>>>> >>>>>>>>>>> >>>>>>>>>> >>>>>>>> >>>>>>>>>>>>>>>>>>> >>>>>>>>>>>>>>>>>>>>>>$680||||||||||||||||||||||||||||||||||||||||PRESENT VALUE OF INCOME STREAM 16 (2) Market Rates The Market based annual net income is $431,607, which is $2,749/space. This net income is based on the market estimated parking rate $1.00 per hour per space for 157 spaces. Discount Rate The discount rate is that rate which, when applied to the projected periodic cash flows, converts those cash flows to their present value. It is equivalent to the internal rate of return (IRR) on either the equity or the entire property (free and clear of debt). The Appraisal Institute defines the IRR or Yield Rate as: The effective return on investment, as paid in dividends or interest. To discount the proceeds to the present I have utilized a discount rate of 10%. The discount rate is basically the rate of return that an investor must receive to justify the investment. It is also referred to as the capitalization rate, the hurdle rate, cost of capital - the discount rate is used in financial analysis as the interest rate for discounting expected future cash flows to adjust for risk and the time value of money. The discount rate reflects the risk of an investment: risky investments employ higher discount rates while safe investments use lower rates. For this report I have used an overall rate of 10% which includes risk and profit. Appreciation I have included an annual appreciation rate of 2.50% based on historic trends as well as current and anticipated market conditions in the subject area. Occupancy Rate I have used an annual occupancy rate of 85%. Property Management and Insurance Costs Property management and insurance costs have been estimated at 5% of gross revenues. I have deducted this from the effective gross income. Indirect Costs Expenses have been estimated at $245 per parking space for a total of $38,465. Reserves for replacement have been estimated at $10 per space. Reversion at end of holding period The owner would sell the property at the end of the holding period. I will base the selling 17 price on the income stream in year 6 and a capitalization rate of 10%. Final Value – Based on Market Income As the spreadsheet on the next page shows, after removing the relevant expenses in each year and discounting the proceeds of the harvests and the reversion of the remaining timber value in year 2024, the present value of the property is calculated at $4,471,672 or $4,470,000, rounded, which represents $28,471 per parking space. Please refer to our Discounted Cash Flow Analysis on the next page. Subject: Roundhouse Parking Lot - Market Rates18-Jul-19Property Address: Old South Road, Northampton, MA Effective Valuation Date: 03-Jun-19 Spaces $/SpaceMarket Value Estimate for: Parking Spaces 157.00 28,471$ Present Value of Land: $1,880,599 Reversion: $2,591,073Total Value Rounded: $4,470,000 Overall Rate of Return: 26.37% ASSUMPTIONS:# Units Income ItemTax Rate per $1,000 of Value @ Yr End -$ 157 @ $431,607 Total Annual Net IncomeMarket & Advertising Cost 5.00% @ $0 Appreciation 2.50% @ $0 Discount Rate 10.00% @ $0 @ $0 @ $0 YEAR:0 1.00 2.00 3.00 4.00 5.00 6.00 7.00 8.00 9.00 10.00 TOTALTotal Annual Net Income0 1.00 1.00 1.00 1.00 1.00 1.00 0.00 0.00 0.00 0.00 6.00 0 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00TOTAL SALES PER YEAR:0 1.00 1.00 1.00 1.00 1.00 1.00 0.00 0.00 0.00 0.00 6.00APPRECIATION:0.0% 2.5% 2.5% 2.5% 2.5% 2.5% 2.5% 2.5% 2.5% 2.5% 2.5%PROJECTED REVENUES ($000)Total Annual Net Income -$ 432$ 432$ 432$ 432$ 432$ 432$ -$ -$ -$ -$ 2,590$ Annual Appreciation-$ -$ 11$ 11$ 11$ 12$ 12$ -$ -$ -$ -$ 57$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ TOTAL ANNUAL GROSS REVENUES ($000)-$ 432$ 442$ 453$ 465$ 476$ 488$ -$ -$ -$ -$ 2,646$ Ann. Gross Rev w/Appreciation432$ 442$ 453$ 465$ 476$ 488$ -$ -$ -$ -$ 2,757$ Cummulative Gross Revenues432$ 874$ 1,327$ 1,792$ 2,269$ 2,757$ 2,757$ 2,757$ 2,757$ 2,757$ 2,757$ Remaining Gross Retail Value2,646$ 2,280$ 1,890$ 1,480$ 1,050$ 600$ 130$ 500$ -$ -$ -$ -$ DIRECT COSTSRoad Construction:LengthUnit CostSewer Line Extension0.00$0-$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ Roadway0.00$350-$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ Driveway0.00$9-$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ Street Improvements $0 LS-$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ Site Preparation/Demolition0.00 $25,000 LS-$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ DIRECT SUBTOTAL-$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ INDIRECT COSTSMarketing & Advertising5.00% -$ 22$ 22$ 23$ 23$ 24$ 24$ -$ -$ -$ -$ 138$ Legal - Initial Approvals$0 -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ Legal - Lot Sales$0 -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ Land Use Change Tax- -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ Property Survey & Engineering Expenses$0 -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ Wetland Surveying and Soil Testing$0 -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ Utility Company Fee #Poles:- $0 -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ R.E. Taxes (Per $1000 of Market Value)-$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ Transfer Taxes0.00%-$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ Interest on Direct Costs0.00%-$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ Contingency(%Dir+Indir Costs)0.00%-$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ SUB-TOTAL-$ 22$ 22$ 23$ 23$ 24$ 24$ -$ -$ -$ -$ 138$ Profit from Net Lot Sales @0.00%-$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ INDIRECT SUBTOTAL-$ 22$ 23$ 24$ 26$ 26$ 28$ -$ -$ -$ -$ 149$ TOTAL EXPENSES ($000)-$ 22$ 23$ 24$ 26$ 26$ 28$ -$ -$ -$ -$ 149$ NET INCOME ($000)-$ 410$ 419$ 429$ 439$ 450$ 460$ -$ -$ -$ -$ 2,607$ Discount Factor1.000 0.909 0.826 0.751 0.683 0.621 0.564 0.513 0.467 0.424 0.386 -$ 373$ 346$ 322$ 300$ 279$ 260$ -$ -$ -$ -$ >>>>>>>>>>>>>>>>>>>>>>>>>>>> >>>>>>>> >>>>>>>>>> >>>>>>>> >>>>>>>>>>> >>>>>>>>>> >>>>>>>> >>>>>>>>>> >>>>>>>> >>>>>>>>>> >>>>>>>>>>$1,881||||||||||||||||||||||||||||||||||||||||PRESENT VALUE OF INCOME STREAM 19 (3) Blended Rates The Blended based annual net income starts at is $147,717, which is $941/space. This net income is based on the current parking rate $0.25 per hour per space for 157 spaces. I have increased this rate by 20% per year over the holding period. The net income in year 6 (2024) will be about $367,567, which is about $2,341 per space. Discount Rate The discount rate is that rate which, when applied to the projected periodic cash flows, converts those cash flows to their present value. It is equivalent to the internal rate of return (IRR) on either the equity or the entire property (free and clear of debt). The Appraisal Institute defines the IRR or Yield Rate as: The effective return on investment, as paid in dividends or interest. To discount the proceeds to the present I have utilized a discount rate of 10%. The discount rate is basically the rate of return that an investor must receive to justify the investment. It is also referred to as the capitalization rate, the hurdle rate, cost of capital - the discount rate is used in financial analysis as the interest rate for discounting expected future cash flows to adjust for risk and the time value of money. The discount rate reflects the risk of an investment: risky investments employ higher discount rates while safe investments use lower rates. For this report I have used an overall rate of 10% which includes risk and profit. Appreciation I have included an annual appreciation rate of 20% which would bring the rate up to market rates in six years. Occupancy Rate I have used an annual occupancy rate of 85%. Property Management and Insurance Costs Property management and insurance costs have been estimated at 5% of gross revenues. I have deducted this from the effective gross income. Indirect Costs Expenses have been estimated at $245 per parking space for a total of $38,465. Reserves for replacement have been estimated at $10 per space. 20 Reversion at end of holding period The owner would sell the property at the end of the holding period. I will base the selling price on the income stream in year 6 and a capitalization rate of 10%. Final Value – Based on Market Income As the spreadsheet on the next page shows, after removing the relevant expenses in each year and discounting the proceeds of the harvests and the reversion of the remaining timber value in year 2024, the present value of the property is calculated at $2,962,942 or $2,960,000, rounded, which represents $18,854 per parking space. Please refer to our Discounted Cash Flow Analysis on the next page. Subject: Roundhouse Parking Lot - Blended Rates18-Jul-19Property Address: Old South Road, Northampton, MA Effective Valuation Date: 03-Jun-19 Spaces $/SpaceMarket Value Estimate for: Parking Spaces 157.00 18,854$ Present Value of Land: $1,012,613 Reversion: $1,950,329Total Value Rounded: $2,960,000 Overall Rate of Return: 30.97% ASSUMPTIONS:# Units Income ItemTax Rate per $1,000 of Value @ Yr End -$ 157 @ $147,717 Total Annual Net IncomeMarket & Advertising Cost 0.00% @ $0 Appreciation 20.00% @ $0 Discount Rate 10.00% @ $0 @ $0 @ $0 YEAR:0 1.00 2.00 3.00 4.00 5.00 6.00 7.00 8.00 9.00 10.00 TOTALTotal Annual Net Income0 1.00 1.00 1.00 1.00 1.00 1.00 0.00 0.00 0.00 0.00 6.00 0 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00TOTAL SALES PER YEAR:0 1.00 1.00 1.00 1.00 1.00 1.00 0.00 0.00 0.00 0.00 6.00APPRECIATION:0.0% 20.0% 20.0% 20.0% 20.0% 20.0% 20.0% 20.0% 20.0% 20.0% 20.0%PROJECTED REVENUES ($000)Total Annual Net Income -$ 148$ 148$ 148$ 148$ 148$ 148$ -$ -$ -$ -$ 886$ Annual Appreciation-$ -$ 29.5 35.5 42.5 51.1 61.3 -$ -$ -$ -$ 220$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ TOTAL ANNUAL GROSS REVENUES ($000)-$ 148$ 177$ 213$ 255$ 306$ 368$ -$ -$ -$ -$ 1,106$ Ann. Gross Rev w/Appreciation148$ 177$ 213$ 255$ 306$ 368$ -$ -$ -$ -$ 1,467$ Cummulative Gross Revenues148$ 325$ 538$ 793$ 1,099$ 1,467$ 1,467$ 1,467$ 1,467$ 1,467$ 1,467$ Remaining Gross Retail Value1,106$ 1,180$ 1,240$ 1,280$ 1,280$ 1,230$ 1,110$ 440$ -$ -$ -$ -$ DIRECT COSTSRoad Construction:LengthUnit CostSewer Line Extension0.00$0-$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ Roadway0.00$350-$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ Driveway0.00$9-$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ Street Improvements $0 LS-$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ Site Preparation/Demolition0.00 $25,000 LS-$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ DIRECT SUBTOTAL-$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ INDIRECT COSTSMarketing & Advertising0.00% -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ Legal - Initial Approvals$0 -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ Legal - Lot Sales$0 -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ Land Use Change Tax- -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ Property Survey & Engineering Expenses$0 -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ Wetland Surveying and Soil Testing$0 -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ Utility Company Fee #Poles:- $0 -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ R.E. Taxes (Per $1000 of Market Value)-$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ Transfer Taxes0.00%-$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ Interest on Direct Costs0.00%-$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ Contingency(%Dir+Indir Costs)0.00%-$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ SUB-TOTAL-$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ Profit from Net Lot Sales @0.00%-$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ INDIRECT SUBTOTAL-$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ TOTAL EXPENSES ($000)-$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ -$ NET INCOME ($000)-$ 148$ 177$ 213$ 255$ 306$ 368$ -$ -$ -$ -$ 1,467$ Discount Factor1.000 0.909 0.826 0.751 0.683 0.621 0.564 0.513 0.467 0.424 0.386 -$ 134$ 146$ 160$ 174$ 190$ 207$ -$ -$ -$ -$ >>>>>>>>>>>>>>>>>>>>>>>>>>>> >>>>>>>> >>>>>>>>>> >>>>>>>> >>>>>>>>>>> >>>>>>>>>> >>>>>>>>>>> >>>>>>>>>> >>>>>>>> >>>>>>>>>> >>>>>>>>>>$1,013||||||||||||||||||||||||||||||||||||||||PRESENT VALUE OF INCOME STREAM 22 C. CORRELATION OF SUBJECT MARKET VALUE The Cost Approach was not considered applicable to the appraisal because the subject land is vacant. I did not utilize the Sales Comparison approach. I utilized the Income Approach in this appraisal to value the subject property based on current income and expenses, with consideration for market rates. I have developed values under three scenarios: (1) Current Rates at $0.25 per hour - $10,000 per space; (2) Market Rates at $1.00 per hour - $28,471 per space; and (3) Blended Rate starting at $0.25 in year 1 and increasing by 20% per year through year 6 to $0.75 per hour - $18,854 per space. Given that the lot currently charges $0.25 per hour, it is my opinion that the rate would be increased incrementally to get close to the market rate. This value is represented by the Scenario #3, the Blended Rate, which is $18,854, or $19,000 per space, rounded. In conclusion, it is my opinion that the market value a single parking space at Roundhouse Parking Lot, as of June 3, 2019, the effective date of this valuation, was: $19,000 per space 23 APPENDICES APPENDIX 1: Qualifications of Jay E. Closser, Senior Advisor 24 QUALIFICATIONS OF THE APPRAISER JAY E. CLOSSER, ASA Senior Advisor, Real Estate Consulting Group, LandVest, Inc. Jay E. Closser is a Senior Advisor with the Real Estate Consulting Group of LandVest, Inc., a broad-based real estate company involved in all aspects of land planning, real estate brokerage, consulting, development, and conservation planning. As Senior Advisor, he is responsible for residential and commercial appraisals, development feasibility studies, land use planning and design, and implementation of development projects. Prior to joining LandVest, Inc., Mr. Closser was the Principal of Temple Hill Associates, an appraisal firm owned by Mr. Closser. He was the Town Appraiser in Concord, MA, a position where he was responsible for the valuation of all real estate in the town for taxation purposes. Mr. Closser has lectured and published articles on the Valuation of Land under Conservation Restrictions. Mr. Closser received a Bachelor of Arts degree in English from Princeton University in 1975. He is a Certified General Appraiser with Massachusetts General License CG #730; Maine General License CG #1523; New Hampshire General License NHCG #779; and Vermont License CG #80-232. He is an affiliate of the Appraisal Institute. He is a Senior Member of the American Society of Appraisers. REAL PROPERTY APPRAISAL Map Parcel Assessed Acres Assessed Sq. Ft. Subject Acquisition Sq. Ft. Temp Disturbance Sq. Ft. Remaining Sq. Ft. 31D-226 A 1.39 60,723 2,362 60 58,361 31D-224- 1 B 0.35 15,115 430 40 14,685 31D-223- 1 C 0.50 21,693 891 181 20,802 31D-222 D 0.66 28,880 105 918 28,775 2.90 126,411 3,788 1,199 122,623 OWNED BY: Parcel A: Northampton Housing Authority Parcel B: Elizabeth Hynes Parcel C: Biapita LLC Parcel D: 3-5 Clark Avenue, LLC LOCATED AT: 49 Old South Street 67 Old South street 73 Old south Street 3-5 Clark Avenue City of Northampton, MA 01060 PREPARED FOR: Wayne Feiden, Director of Planning & Sustainability City of Northampton 210 Main Street, City Hall Northampton, MA 01060 PREPARED BY: Jay E. Closser, ASA LandVest, Inc. 445 Tully Road Orange, MA 01364-9641 REPORT DATE: July 17, 2018 EFFECTIVE VALUATION DATE: May 14, 2018 LV: #10345 1 July 17, 2018 Wayne Feiden, Director of Planning & Sustainability City of Northampton 210 Main Street, City Hall Northampton, MA 01060 RE: Vacant land in four parcels totaling 3,788 sq. ft. for acquisition; 1,199 sq. ft. of temporary disturbance for the New Haven and Northampton Canal Line; Owned by Northampton Housing Authority; Elizabeth Hynes; Biapita LLC; and 3-5 Clark Avenue, LLC. Dear Wayne: At your request, I have investigated the above-referenced properties in the City of Northampton in Hampshire County, MA, to develop an opinion of its market value of each acquisition and temporary taking as of May 14, 2018, the date of my inspection of the land. The subject property to be acquired is part of the Roundhouse Parking Expansion which involves moving the existing trail to the south onto the respective portions of the four ownerships. The land to be acquired is shown on a survey prepared on June 6, 2017 by Northeast Survey Consultants. The survey identifies the respective portions of the property to be acquired as Parcel A - 2,362 sq. ft.; Parcel B – 430 sq. ft.; Parcel C – 891 sq. ft.; and Parcel D 105 sq. ft. The temporary disturbances were provided by the Planning and Sustainability Office. The temporary disturbance or taking, affects all four Parcels: Parcel A – 60 sq. ft.; Parcel B – 40 sq. ft.; Parcel C – 181 sq. ft.; and Parcel D – 918 sq. ft. The subject of this appraisal is the northernmost portion of four improved parcels: Parcel A is part of 49 South Street, an improved parcel with 60,723 sq. ft.; Parcel B is part of 67 South Street, an improved parcel with 15,115 sq. ft.; Parcel C is a part of 73 South Street, an improved parcel with 21,693 sq. ft.; and Parcel D, which is a part of 3-5 Clark Avenue, an improved parcel with 28,880 sq. ft. In total, the proposed acquisition will encompass 3,788 sq. ft. The temporary disturbance will include a total of 1,199 sq. ft. The purpose of this appraisal is to estimate the market values of each acquisition and temporary taking. The effective valuation date is May 14, 2018, the date of the property of my inspection of the property. The accompanying appraisal report, of which this letter of transmittal is an integral part, has been completed in conformity with the Uniform Standards of Professional Appraisal Practice (USPAP) of the Appraisal Foundation. The appraisal has been completed for Wayne Feiden, Director of Planning and Sustainability, City of Northampton, MA. 2 Wayne Feiden July 17, 2018 - Page 2 – Based on the information and analysis is this report, the following represents my opinion of the value of the subject property as of the effective valuation date, May 14, 2018: Address Map Parcel Subject Acquisition Sq. Ft. Temp Disturbance Sq. Ft. Market Value of Acquistion Market Value of Temp Disturbance for 1 year 49 Old South Street 31D-226 A 2,362 60 19,000$ 48$ 67 Old South Street 31D-224- 1 B 430 40 5,000$ 48$ 73 Old South Street 31D-223- 1 C 891 181 8,000$ 163$ 3-5 Clark Avenue 31D-222 D 105 918 1,000$ 826$ 3,788 1,199 33,000$ 1,085$       If you have any questions, please do not hesitate to call.  Respectfully submitted,                                                  Jay E. Closser, Senior Advisor and Appraiser     (MA Certified General License #730) 3 TABLE OF CONTENTS    PART I: INTRODUCTION ...................................................................................................................................... 5  CERTIFICATE OF VALUE ............................................................................................................................................. 6  ASSUMPTIONS AND LIMITING CONDITIONS ............................................................................................................. 8  I. SCOPE OF APPRAISAL & DEFINITIONS ....................................................................................................... 12  A. PURPOSE OF APPRAISAL ................................................................................................................................ 12  B. CLIENT ........................................................................................................................................................... 12  C. INTENDED USE & USER .................................................................................................................................. 12  D. EFFECTIVE DATE OF VALUATION.................................................................................................................... 12  E. MARKET VALUE DEFINED ............................................................................................................................... 12  F. APPRAISAL PROBLEM AND SCOPE OF INVESTIGATION AND ANALYSES ......................................................... 13  G. COMPETENCY ................................................................................................................................................ 14  PART II: FACTUAL DATA ..................................................................................................................................... 15  II. IDENTIFICATION OF SUBJECT PROPERTY ................................................................................................... 15  A. ADDRESS AND ASSESSOR REFERENCE ........................................................................................................... 15  B. SUBJECT OWNERSHIP ‐ HISTORY OF TITLE AND USE AND LEGAL DESCRIPTION ............................................. 15  III. AREA, CITY AND NEIGHBORHOOD DATA ................................................................................................... 16  A. GENERAL OVERVIEW ‐ LOCATION .................................................................................................................. 16  B. REAL ESTATE MARKET.................................................................................................................................... 19  IV. PROPERTY DATA ...................................................................................................................................... 20  A. SITE DESCRIPTION .......................................................................................................................................... 20  B. IMPROVEMENTS ............................................................................................................................................ 21  C. USE HISTORY .................................................................................................................................................. 29  D. SALES HISTORY .............................................................................................................................................. 29  E. ASSESSMENT AND ANNUAL TAX LOAD .......................................................................................................... 29  F. LAND USE REGULATIONS ............................................................................................................................... 29  PART III: DATA ANALYSIS AND CONCLUSIONS BEFORE ACQUISITION ................................................................. 32  V.   HIGHEST AND BEST USE ANALYSIS BEFORE ACQUISITION ............................................................................. 32  VI.   VALUATION BEFORE PARTIAL ACQUISITION ................................................................................................ 34  A. VALUATION METHODOLOGY ......................................................................................................................... 34  B.   LAND VALUATION BEFORE PARTIAL ACQUISITION: ....................................................................................... 35  C. CORRELATION OF SUBJECT MARKET VALUE BEFORE ACQUISITION .............................................................. 41  PART IV: DATA ANALYSIS AND CONCLUSIONS AFTER ACQUISITION ................................................................... 42  VII.   HIGHEST AND BEST USE ANALYSIS AFTER ACQUISITION ............................................................................. 42  VIII.   VALUATION AFTER PARTIAL ACQUISITION ................................................................................................ 44  A. VALUATION METHODOLOGY ......................................................................................................................... 44  B.   LAND VALUATION AFTER PARTIAL ACQUISITION: ......................................................................................... 45  C. CORRELATION OF SUBJECT MARKET VALUE AFTER ACQUISITION ................................................................. 51  IX.   VALUATION OF TEMPORARY TAKING .......................................................................................................... 52  D. FINAL VALUE ESTIMATE TEMPORARY TAKING ............................................................................................... 53  4 PART V: EXHIBITS AND APPENDICES .................................................................................................................. 54  APPENDIX 1: ............................................................................................................................................................ 55  Legal Documents ................................................................................................................................................ 55  APPENDIX 2: ............................................................................................................................................................ 60  Plans, Surveys ..................................................................................................................................................... 60  APPENDIX 3: ............................................................................................................................................................ 61  Comparable Sales Detail .................................................................................................................................... 61  APPENDIX 4: .............................................................................................................................................................. 1  Qualifications of Jay E. Closser, Senior Advisor .................................................................................................... 1  5 PART I: INTRODUCTION 6 CERTIFICATE OF VALUE I hereby certify that, to the best of my knowledge and belief:  The statements of fact contained in this report are believed to be true and correct.  The reported analyses, opinions, and conclusions are limited only by the reported assumptions, limiting conditions and legal instructions, and are my personal, impartial, and unbiased professional analyses, opinions, and conclusions.  I have no present or prospective interest in the property that is the subject of this report, and no personal interest or bias with respect to the parties involved.  My engagement and compensation in this assignment were not contingent upon developing or reporting predetermined results.  My compensation for completing this assignment is not contingent upon the development or reporting of a predetermined value or direction in value that favors the cause of the client, the amount of the value opinion, the attainment of a stipulated result, or the occurrence of a subsequent event directly related to the intended use of this appraisal.  The appraisal was made and the appraisal report prepared in conformity with the requirements of the Uniform Standards of Professional Appraisal Practice (USPAP) of the Appraisal Foundation.  I formally inspected the property on May 14, 2018 which involved a hiking the property.  Jay Closser made a personal inspection of the appraised property that is the subject of this report and all the comparable sales used in developing the estimate of value.  Jay Closser has done no work on the property that is the subject of this appraisal in the past three years.  The use of this report is subject to the requirements of the Appraisal Institute relating to review by its duly authorized representatives.  No one provided significant professional assistance to the persons signing this report.  The following represents my opinion of the subject property’s market value on the effective valuation date: 7 Address Map Parcel Subject Acquisition Sq. Ft. Temp Disturbance Sq. Ft. Market Value of Acquistion Market Value of Temp Disturbance for 1 year 49 Old South Street 31D-226 A 2,362 60 19,000$ 48$ 67 Old South Street 31D-224- 1 B 430 40 5,000$ 48$ 73 Old South Street 31D-223- 1 C 891 181 8,000$ 163$ 3-5 Clark Avenue 31D-222 D 105 918 1,000$ 826$ 3,788 1,199 33,000$ 1,085$ By: Date: July 17, 2018 Jay E. Closser, ASA (MA General Appraiser’s License #730) 8 ASSUMPTIONS AND LIMITING CONDITIONS The certification of the appraiser(s) appearing in this appraisal report is (are) subject to the following assumptions and conditions, and to such other specific and limiting conditions as are set forth by the appraiser(s) in the report: Extraordinary Assumptions 1. I have utilized the Extraordinary Assumption that the subject property does not have any contamination or hazardous materials on site. Hypothetical Condition 1. I have not used any Hypothetical Conditions in this appraisal. Standard Limiting Conditions 1. The appraiser assumes no responsibility for matters of a legal nature affecting the property appraised or the title thereto, nor does the appraiser render any opinion as to the title, which is assumed to be good and marketable. The appraisal assumes the property is under responsible ownership. 2. Sketches, maps, plans and exhibits in the report may show approximate dimensions, and are included to assist the reader in visualizing the property. The appraiser has made no survey of the property. Data relative to size and area were taken from sources considered reliable. Except otherwise noted, it is assumed that no encroachments exist. 3. The appraiser, by reason of this appraisal, is not required to give further consultation, testimony, or attend court with reference to the property that is the subject of this appraisal, unless arrangements have otherwise been made. 4. The appraiser assumes there are no hidden or unapparent conditions of the property, subsoil, or structures which would render it more or less valuable. The appraiser assumes no responsibility for such conditions or for engineering which might be required to discover such factors. 5. Information, estimates, and opinions furnished to the appraiser and contained in the report, were obtained from sources considered reliable and believed to be true and correct. However, no responsibility for the accuracy of such items furnished can be assumed by the appraiser. 6. Neither all, nor any part of the content of the report, or copy thereof, including conclusions as to the property value, the identity of the appraiser, professional designations, reference to any professional appraisal organizations, or the firm with which the appraiser is connected, shall be used for any purposes by anyone but the client specified in the report, or professional appraisal organizations, without the previous written consent of the appraiser; nor shall it be conveyed by anyone to the public through 9 advertising, public relations, news, sales, or other media, without the written consent and approval of the appraiser. The report will be subject to the Freedom of Information Act. 7. The date of value is expressed within this report. Any forecasts included in this report are based on existing market conditions and expectations. The appraiser takes no responsibility for any events, conditions, economic factors, physical factors, or other circumstances occurring after the date of value that would affect the opinions expressed in this report. 8. Except as otherwise noted, it is assumed that there are no encroachments, building violations, code violations, or zoning violations affecting the subject property. 9. Responsible ownership and competent property management are assumed. 10. It is assumed that there is full compliance with all applicable federal, state, and local environmental regulations and laws unless noncompliance is stated, defined, and considered in the appraisal report. 11. It is assumed that all applicable zoning and use regulations and restrictions have been complied with, unless a nonconformity has been stated, defined, and considered in the appraisal report. 10 SUMMARY OF SALIENT FACTS Location: Parcel (A): 49 Old South Road; Parcel (B): 67 Old South Street; Parcel (C): 73 Old South Street; Parcel (D): 3-5 Clark Avenue; City of Northampton, Hampshire County, Massachusetts Owner of Record: (A) Northampton Housing Authority; (B) Elizabeth Hynes; (C) Biapita LLC; (D) 3-5 Clark Avenue, LLC Subject Property: (A) 2,362 sq. ft. acquisition; 60 sq. ft. temporary taking; (B) 430 sq. ft. acquisition; 40 sq. ft. temporary taking; (C) 891 sq. ft. acquisition; 181 temporary taking; (D) 105 sq. ft. acquisition; 918 temporary taking Deed Reference: (A) 1461-235; (B) 9490-156; (C) 8386-229; (D) 7405-175 Effective Date of Value: May 14, 2018 Property Rights Appraised: The “as is” rights, title, and interests in the above- referenced properties Highest and Best Use: Vacant land Zoning: GB; URB Legal Access: Old South Road Improvements: There are no improvements on the subject property Topography: Moderately sloping Waterbodies: None DEP Wetlands: None Floodplain: Not in 100-year floodplain Amenities: Downtown location Liabilities: None Type of Property: Portion of Larger, improved Parcels Extraordinary Assumption: I have utilized an Extraordinary Assumption that the 11 subject property does not have any contamination or hazardous materials on site. Hypothetical Condition: I have not utilized Hypothetical Conditions in this appraisal 12 I. SCOPE OF APPRAISAL & DEFINITIONS A. PURPOSE OF APPRAISAL The purpose of this appraisal is to provide an opinion of the market value as is of the subject properties, containing, in total, 3,788 sq. ft. of vacant land for acquisition and 1,199 sq. ft. of vacant land for a temporary taking, as of May 14, 2018, the date of my inspection of the premises. B. CLIENT The clients of this appraisal are Wayne Feiden of the City of Northampton Office of Planning and Sustainability. C. INTENDED USE & USER The intended use is for to provide the market value of the premises for acquisition and temporary taking. The intended users are Wayne Feiden, the City of Northampton and its advisors. D. EFFECTIVE DATE OF VALUATION I inspected the property on May 14, 2018which will serve as the effective valuation date of this appraisal. E. MARKET VALUE DEFINED In this appraisal, “market value” is defined by Title XI of the Federal Financial Institution Reform, Recovery, and Enforcement Act (FIRREA) of 1989, revised June 7, 1994, and amendments thereto, as follows: The most probable price which a property should bring in a competitive and open market under all conditions requisite to a fair sale, the buyer and seller each acting prudently and knowledgeably, and assuming the price is not affected by undue stimulus. Implicit in this definition are the consummation of a sale as of a specified date and the passing of title from seller to buyer under conditions whereby: (1) Buyer and seller are typically motivated; (2) Both parties are well informed or well advised, and acting in what they consider their own best interests; (3) A reasonable time is allowed for exposure in the open market; (4) Payment is made in terms of cash in U.S. dollars or in terms of financial arrangements comparable thereto; and (5) The price represents the normal consideration for the property sold unaffected by special or creative financing or sales concessions granted by anyone associated 13 with the sale. Source: Code of Federal Regulations, Vol. 55, No. 165, Page 34696, Aug. 24, 1990. F. APPRAISAL PROBLEM AND SCOPE OF INVESTIGATION AND ANALYSES APPRAISAL PROBLEM The appraisal problem to be resolved is to determine the value of the subject properties based on highest and best use. The subject properties are portions of Larger Parcels that are improved with residential apartments. The subject properties are unbuildable portions of these Larger Parcels. Access to the subject property is available from Old South Road, a paved public way in Northampton. SCOPE OF APPRAISAL AND ANALYSES In developing opinions of value of the defined subject property rights, a review and inspection of the subject property and the comparable sale properties have been made. Sales and property information were obtained by reviewing information published by the Massachusetts Multiple Listing Service (MLS-PIN); the Hampshire County Registry of Deeds, The Warren Publishing Company, LandVest, Inc.'s internal files and information provided by participants in the transactions. Sales activity was discussed with real estate professionals familiar with the area to determine the condition of the market and buyer's motivations. Mapping was provided by LandVest’s GIS Department utilizing public information and the survey of the property provided by my client. In this appraisal I have not valued the existing improvements of the Larger Parcels. The subject properties are slivers of excess land located on the northern portion of each Larger Parcel. The disposition of the subject properties will not affect the value of the improvements, which will be the same before and after the acquisition and temporary taking. The difference in value will be based on the land area acquired and the loss of use to the Remainder Property, if any, before and after the Acquisition and Temporary Disturbance. To value the subject land, I have reviewed land sales in Northampton and Florence and surrounding towns including South Hadley. The comparable sales were verified with the grantor or grantee, if they could be reached, by discussions with other people familiar with the transaction, and public records. I have utilized the Market Approach to value the acquisition. I have valued each Larger Parcels before and after the partial acquisition. I have valued the temporary taking based on the loss of beneficial use over the term of the temporary taking. 14 G. COMPETENCY The appraiser confirms that he: a) is a State Certified General Real Estate Appraiser in the Massachusetts where the property is located, and b) has, within the past 10 years, completed at least the minimum classroom hours of non-duplicative education prescribed for the certified general real property appraiser classification by the Appraisal Standards of the Appraisal Foundation. 15 PART II: FACTUAL DATA II. IDENTIFICATION OF SUBJECT PROPERTY A. ADDRESS AND ASSESSOR REFERENCE The subject properties are located at 49, 67, and 73 Old south Road, and 3-5 Clark avenue in Northampton, MA. The four properties are shown on the City of Northampton Assessors’ Map 31 D as Lots 226, 224, 223, and 222. B. SUBJECT OWNERSHIP - HISTORY OF TITLE AND USE AND LEGAL DESCRIPTION The estate to be appraised consists of the rights contained in the deeds through which the current owners acquired their interest in the property. As of the effective valuation date, title to the subject properties were vested in: (A) Northampton Housing Authority (B) Elizabeth Hynes (C) Biapita LLC (D) 3-5 Clark Avenue, LLC I was not provided with a Title Examination. Title to the subject properties is assumed to be clear and marketable. 16 III. AREA, CITY AND NEIGHBORHOOD DATA A. GENERAL OVERVIEW - LOCATION The city of Northampton is the county seat of Hampshire County, Massachusetts, United States. As of the 2010 census, the population of Northampton (including its outer villages, Florence and Leeds) was 28,549. Northampton is known as an academic, artistic, musical, and countercultural hub. It features a large politically liberal community along with numerous alternative health and intellectual organizations. Northampton is part of the Pioneer Valley and is one of the northernmost cities in the Knowledge Corridor—a cross-state cultural and economic partnership with other Connecticut River Valley cities and towns. Northampton is part of the Springfield Metropolitan Area, one of western Massachusetts's two separate metropolitan areas. It sits approximately 19 miles north of the city of Springfield. Northampton is home to Smith College, Northampton High School, Smith Vocational and Agricultural High School, and the Clarke Schools for Hearing and Speech. 19 B. REAL ESTATE MARKET Sales activity in Northampton has averaged about 424 transactions per year since 2012. The median sales price has ranged from $240,000 to $277,894, an average of $263,666. I have summarized the sales statistics in the following table: Northampton - all sales thru 4/1/2018 Average (excluding 2018) Year 2012 2013 2014 2015 2016 2017 2018 # Sales 375 399 391 438 464 474 134 424 Median Price $ 240,000 $ 255,000 $ 270,000 $ 264,100 $ 277,894 $275,000 $ 276,250 $ 263,666 Annual Change 6% 6% -2% 5% -1% 0% 3% Monthly 0.52% 0.49% -0.18% 0.44% -0.09% 0.04% The table shows that the sales activity increased from 375 sales in 2012 to 474 sales in 2017. Land Sales Land sales have been few in Northampton in recent years as few vacant lots are available, particularly in the downtown location. I reviewed land sales in Northampton and Florence and found 10 sales that have occurred since 2012. These sales involved unbuildable land as well as buildable land. The sales were located within the GB and URB zoning districts. The highest price was $268,000, which was paid for a 1.1-acre lot on Hatfield Street in the URB zone. The price represents about $5.59 per square foot. The lowest price was $11,000, which was paid for about 5.70 acres of backland on Coles Meadow Road. The price represents about $0.04 per square foot. Overall the range of sales showed prices ranging from $0.04 to $16.40 per square foot. Conclusion Sales activity has increased in recent years. The median price is up slightly from $240,000 in 2012 to $277,894 in 2016. Land sales have shown values ranging from $0.04 to $16.40 per square foot. 20 IV. PROPERTY DATA A. SITE DESCRIPTION The subject property is located off Old South Road and Clark Avenue in Northampton, MA. The subject is comprised of portions of four contiguous Larger Parcels under four separate ownerships. The subject land is vacant. The shape is irregular but can generally be described as four slivers of land on the northern edge of each ownership. The abutting property to the north is the City-owned Roundhouse Parking Lot. In total the subject properties contain about 3,788 sq. ft., which extends about 232 linear feet from east to west. The maximum width is about 30 linear feet. The temporary taking has not been delineated on the surveyed area. My client identified the respective amounts expected to be taken from each property but provided no term for the temporary disturbance. In total, the temporary taking amounts to about 1,199 square feet. The subject property of this appraisal is the northernmost portion of four improved Larger Parcels: Parcel A is part of 49 South Street, an improved parcel with 60,723 sq. ft.; Parcel B is part of 67 South Street, an improved parcel with 15,115 sq. ft.; Parcel C is a part of 73 South Street, an improved parcel with 21,693 sq. ft.; and Parcel D, which is a part of 3-5 Clark Avenue, an improved parcel with 28,880 sq. ft. Each of the Larger Parcels is a buildable lot with improvements. After the acquisition and during the temporary taking, the remaining land of the four Larger Parcels will, in each case, be sufficient to meet zoning requirements. I have been advised that none of the temporary takings affects the existing parking areas of the respective Larger Parcels. I was not provided with a plan showing the location of the temporary takings nor given an estimate of the term of the temporary taking. Legal Access The subject land is located to the rear of each property’s frontage on Old South Road and Clark Avenue. None of the subject properties *Parcels A, B, C, D) has frontage. All four Parcels are designated as “not a building lot” on the Northeast Survey Consultants survey plan. Physical Access Each of the four subject parcels is physically accessible through the adjacent city parking lot and from the existing trail that runs along the south side of the parking lot. Topography The topography of the property is gentle to the north, sloping to the south. Utilities All city utilities are available on Old South Street and Clark Avenue. 21 Conclusion The subject property is a sliver of sloping land containing about 3,788 square feet slated for acquisition, and 1,199 square feet required for a temporary taking to facilitate grading and construction. The land extends about 232 linear feet from east to west and has a maximum width of about 30 feet. The Larger Parcels are buildable lots with improvements. Each Larger Parcel will have sufficient land area to meet zoning after the acquisition and temporary taking. The buildings will not be affected by the acquisition and temporary taking. B. IMPROVEMENTS The subject property has no improvements. The Larger Parcels are improved. The property at 49 Old South Street is improved with a 7-story building owned by the Northampton Housing Authority. It contains 62 living units and was built in 1965. The property at 67 Old South Street is improved with a Colonial Style house with 2 living units that was built in 1900. It has a total of about 4,096 sq. ft. of living area. The property at 73 Old South Road is improved with a 5- unit Garden Apartment building that was built in 1900. Please refer to the Base Map Orthophotograph, Site Constraints, Floodplain Map, and Photographs on the following pages. <---Subject 25 (1) Subject (B, C, D) properties northern boundary along bike path, looking west (Jay Closser) 26 (2) Subject (A) abutting existing bike path looking east (Jay E. Closser) 27 (3) Subject (B, C, D) interior view looking west (Jay E. Closser) 28 (4) Looking east at northern subject boundary along existing bike path (Jay E. Closser) 29 C. USE HISTORY The properties are portions of improved parcels on Old South Road and Clark Avenue which have been used for residential purposes. D. SALES HISTORY I was unable to establish the price for 49 Old South Street. Assessment records cite Deed 1461-235 which is a Declaration of Trust dated 1947. The property at 67 Old South Street was purchased in 1998 for $175,000 as described in Deed Book 5553-332. 73 Old South Street was acquired for $340,000 in 2005 as described in Deed Book 8386-229. The property at 3-5 Clark avenue was acquired in 2003 for $400,000, described in Deed Book 7405-175. E. ASSESSMENT AND ANNUAL TAX LOAD Owner Address Map Deed Reference Date Sale Price Parcel Assessed Acres Land Value Land Value / SF Building Value Total Assessment Northampton Housing Authority 49 Old South Street 31D-226 1461-235 A 1.39 563,980$ 9.29$ 3,916,520$ 4,480,500$ Hynes, Elizabeth 67 Old South Street 31D-224- 1 5553-332; 9490-156 12/4/1998 175,000$ B 0.35 139,800$ 9.25$ 250,200$ 390,000$ Biapita LLC 73 Old South Street 31D-223- 1 8386-229 8/10/2005 340,000$ C 0.50 142,090$ 6.55$ 361,010$ 503,100$ 3-5 Clark Avenue, LLC C/O Hampshire Property Management 3-5 Clark Avenue 31D-222 7405-175 8/21/2003 400,000$ D 0.663 144,600$ 5.01$ 277,400$ 422,000$ Total: 2.90 990,470$ 7.84$ 4,805,130$ 5,795,600$ There is no separate assessment for the subject land of this appraisal. The overall annual taxes on 67 Old South Street are about $6,645; on 73 Old South Street, about $8,573; on 3-5 Clark avenue, about $7,191. The property at 49 Old South Street is owned by the Northampton Housing Authority and is exempt from taxation. The overall land assessment is $990,470. The average land assessment per square foot is about $7.84. F. LAND USE REGULATIONS Northampton Zoning The subject properties are in the Central Business (CB) and Urban Residence C (URC) zoning districts. The road frontage for each parcel is in the URC zone. The dimensional requirements for these zones are: 30 Central Business (CB) Minimum Lot Size: None Road Frontage: None Setbacks: Front yard 0-5’ The minimum height is 30 feet and the maximum is 70 feet. Urban Residence C (URC): Minimum Lot Size: 2,500 sq. ft. Road Frontage: 50 linear feet Depth: 75 feet Setbacks: Front yard 10’ Side yard 10’ (20’ if bldg. taller than 40’) Rear yard 20’ Open Space 30% min. The CB is for Central Business use. The URC zone is for urban residential and commercial uses. Other uses are permitted. Conclusion The subject property is located within the Central Business Zone and the Urban Residential Zone. The subject properties do not meet zoning requirements for building lots. The Larger Parcels all have sufficient land area and frontage to meet zoning requirements. After the acquisition, adequate land area and frontage will remain to meet zoning requirements. Please refer to Zoning Map on the following page: 32 PART III: DATA ANALYSIS AND CONCLUSIONS BEFORE ACQUISITION V. HIGHEST AND BEST USE ANALYSIS BEFORE ACQUISITION Highest and best use is defined as: The reasonably probable and legal use of vacant land or an improved property, which is physically possible, appropriately supported, financially feasible, and that results in the highest value. The four criteria the highest and best use must meet are legal permissibility, physical possibility, financial feasibility, and maximum productivity.1 The land to be acquired consists of small slivers of vacant land with no road frontage that are accessible through a parking lot and an existing trail. The properties are shown on a plan prepared by Northeast Survey Consultants as Parcel A with 2,362 sq. ft.; Parcel B with 430 sq. ft.; Parcel C with 891 sq. ft., and Parcel D with 105 sq. ft. The subject properties are portions of Larger Parcels: Parcel A is a 2,362-square foot portion of a 60,723-square foot improved lot at 49 Old South Road; Parcel B is a 430-square foot portion of a 15,115-square foot improved lot at 67 Old South Road; Parcel C is an 891-square foot portion of a 21,693-square foot improved lot at 73 Old South Road; and Parcel D is a 105-square foot portion of a 28,880-square foot improved lot at 3-5 Clark Avenue. After the acquisition the remaining land of each larger parcel will be sufficient to meet zoning requirements. In this analysis I have valued the land of each Larger Parcel before and after the partial acquisition. The improvements will not be affected by the acquisition or the temporary taking and have been excluded from this analysis. The difference between the before and after values is the value of the proposed acquisition. Legal Permissibility, Physical Possibility, Financial Feasibility, Maximally Productive Use Before Partial Acquisition The Larger Parcels are in downtown Northampton abutting the City of Northampton Roundhouse Parking Lot and the bike trail along the parking lot’s southern boundary. The purpose of the proposed acquisition is to expand the parking lot by moving the bike trail onto the acquired land. The Larger Parcels have adequate land area and frontage to meet zoning requirements for building lots. Based on the foregoing, if vacant, I believe the Larger Parcel land is suitable for development 1The Dictionary of Real Estate Appraisal (Appraisal Institute, Chicago, 1993, page 171.)   33 and that such use would be legally and physically possible. Land is in demand in Northampton. I have reviewed 10 sales and found prices ranging from $0.04 per square foot for wetland impacted backland, to $16.40 per sq. ft. for a basic-sized building lot. Based on the demand for land in Northampton, it is my opinion that sale of the Larger Parcel land, for development is the most financially feasible use that would also be maximally productive in the current market. As improved The Larger Parcels are all improved. Legally and Physically, each property meets zoning requirements. The market shows demand for dwelling units in downtown Northampton and it is my opinion that the current use of the Larger Parcels is financially feasible and the maximally productive use. For the purposes of this analysis, I have excluded the existing buildings from the valuation process. The existing buildings will remain after the proposed acquisition and will not be affected either positively or negatively by the proposed acquisition or temporary taking. I will value the Larger Parcels’ land as if vacant. In conclusion, it is my opinion that each Larger Parcels’ highest and best use, before the partial acquisition, if vacant, is to be sold for development. 34 VI. VALUATION BEFORE PARTIAL ACQUISITION A. VALUATION METHODOLOGY In the appraisal of real estate there are three recognized approaches to value. These are: (1) the Cost Approach; (2) the Income Approach; and (3) the Sales Comparison (Market) Approach. The Cost of Development, or Subdivision Approach, is a subset of the sales comparison or income approaches.  The Cost Approach is a method whereby the actual costs to build are considered, with deductions for all forms of physical and functional obsolescence, arriving at a depreciated building cost. This cost is added to the value of the land to arrive at a value via the cost approach. This approach is based on the theory that an informed buyer would not buy a property that it would cost less to build.  The Income Approach is based on the principle of anticipation which states that value is the present worth of the anticipated future benefits, or income to the property. The reliability of this approach is limited when it is applied to properties that are not usually bought and sold for their rental potential.  The Market Approach or Sales Comparison Approach is in which recent sales of comparable properties are analyzed and compared to the subject property with adjustments for perceived differences. The Market Approach is based on the theory of exchange which implies that a comparison of similar properties has been made by the potential purchaser, and that the purchaser would not pay more than the cost of acquiring a property with the same utility.  The Cost of Development Approach (or Subdivision Approach) is an income valuation technique applicable to multiple unit property, or property demonstrably capable of being divided into multiple retail units. This method seeks to simulate the criteria and actions of the likely market buyers of such property, i.e., developers. Projections of revenues and costs over the assumed sellout or absorption period are based on market indicated unit prices, costs and timing. An allowance for developer’s profit must be made to derive a credible indication of residual, “as-is” property value, which models the wholesale price of a property. In this appraisal I have used the Market Approach. (1) COST APPROACH TO VALUE The Cost Approach is not used; it is not suitable as a self-sufficient technique to value vacant land, nor relevant in this appraisal. 35 (2) SALES COMPARISON APPROACH (MARKET APPROACH) To use the market approach, sales must be found and verified that are comparable to the subject property being appraised. These sales must have occurred under normal market conditions and be relatively concurrent with the date of the appraisal. Adjustments are made to the comparable sales to compensate for differences with the subject property. Financing and time considerations are the first adjustments made as well as adjustments for conditions of sale. After adjusting for time and financing, physical adjustments are made for location, size, development potential or higher and better use, amenities and liabilities, capital improvements, access and special conditions. In quantitative adjustment, the final adjusted value is the product of the original unit price and the percentage adjustment for time and financing, multiplied by the total of the physical adjustments if applicable. In Qualitative analysis, plusses and minuses are applied for characteristics of the property that cannot be specifically quantified. In this appraisal, I have used qualitative and quantitative analysis. (3) INCOME APPROACH TO VALUE I have considered the Income Approach in this analysis. I have utilized the Income Approach to analyze the value of the temporary taking which will affect about 1,199 sq. ft. of land around the four subject parcels. The value of land for a temporary taking is best calculated utilizing a land rental rate or yield rate. I will address the temporary taking in the final section of this report. B. LAND VALUATION BEFORE PARTIAL ACQUISITION: Sales Comparison Approach In arriving at an opinion of value for the subject property, I have reviewed sales of vacant land. The sales are summarized and discussed in the following pages. Please refer to Sales Summary on the following pages. For Sales Details please refer to Appendix 3 (Please note that the Sales numbers are preceded by the LandVest Project number #10345 – therefore Sale #1, for example, is shown as #10345.01). Roundhouse Parking ExpansionSales SummaryId# Town Address Grantor Grantee Date Price Acres Square feet $/Sq. Ft. Frntge Zoning Map Use Comments1 NorthamptonRust Avenue, Lot #2Izer, Emily & Jenna Ober, Jeremy 07-Apr-16 $ 85,000 0.12 5,184 $ 16.40 55 URB 38A-153 Vacant; 1 lotBuilding lot near downtown. The buyer subsequently built a house on the premises which sold for $392,000 in 2017. The lot was split from a larger improved parcel.2 Northampton Fern Street Shea, DeborahMontgomery, Jesse 22-Jan-16 $ 92,000 0.13 5,663 $ 16.25 68URB 16B-27-1 Vacant; 1 lotSmall lot in established neighborhood near Look Park. The buyer built a new house which sold in March 2017 for $429,000.3FlorenceMaple Street, #74Maduka, ThankgodSeven Sisters Land, LLC 22-Jun-18 $ 170,000 0.34 14,810 $ 11.48 83 GB 23A-34Vacant; buildable lotOne of few remaining vacant lots in downtown Florence. The land is located within the General Business Zone.4 NorthamptonRust Avenue, Lot #2 Foster, MarionIzer, Emily & Jenna 09-Mar-16 $ 50,000 0.12 5,184 $ 9.65 55 URB 38A-153 Vacant; 1 lotBuilding lot near downtown. This property was resold in April 2016 for $85,000 to a builder who subsequently built a house on the premises which sold for $392,000 in 2017. The lot was split from a larger improved parcel.5 NorthamptonHatfield Street, #68McCutcheon, DavidL. P. Sudette Builder, Inc. 01-Oct-14 $ 268,000 1.10 47,916 $ 5.59 122 URB18C-45, 180, 181, 182Vacant; multi-unit potentialParcel of improved land purchased for redevelopment. This parcel is comprised of four lots. The buyer was a builder who has built multi-family dwellings on the property.6 Florence Juniper St.Connor, Kathleen M.Tal-Baker, Maya & Brien 05-Aug-16 $ 22,500 0.11 4,792 $ 4.70 50 URB 16B-21-1Vacant; marginal lotMarginal lot near Look Park and a bike path. The land is located between Bridge and Fern Street. Buyer has built a house which sold for $180,000 in May 2017.7 NorthamptonRiverside Drive Perrault, PhilipLane, Alexander & Zaman, Syeda 24-Apr-16 $ 18,500 0.28 12,197 $ 1.52 375 URB 30B-68Vacant; unbuildableUnbuildable land on Riverside Drive. The lot is improved with a dilapidated barn that the buyers repaired. The land is not suitable for building.8 NorthamptonColes Meadow RoadGoodale, Helen N. Kors, Sven 31-Jul-12 $ 11,000 5.70 248,292 $ 0.04 0 RR WSP 8-44-1Vacant; unbuildableWooded land with wet areas to the rear and along the frontage. The land has about 92 linear feet of frontage on Coles Meadow Road. The land was sold separately from the house in front. The allocated price for the backland was $11,000.May 14, 20181LandVest, Inc. 37 Discussion of Sales The 8 sales shown above include vacant land that was purchased for use in Northampton. The per square foot prices range from $0.04 to $16.40. Sales Comparison – 49 Old South Street (land only) In the final analysis I have utilized Sales #1, #2, #3, #4, #5, #6 and #7. I excluded Sale #8, which is an older sale. Adjustments I have made both quantitative adjustments and qualitative adjustments. The quantitative adjustments are derived from paired sales or discussions with contractors, etc., and are expressed as a percentage of the sale price. The qualitative adjustments are primarily based on judgment. They are expressed as a + (plus) or a - (minus). In the adjustment table I will tally the qualitative adjustments at the bottom of the page. The magnitude of the adjustment will be slight, moderate, or significant. A slight adjustment would be indicated by one plus or minus; moderate would be two pluses or minuses; and significant would have three. I will consider and discuss the qualitative adjustments after I have used the quantitative adjustments to calculate the adjusted price. The unit of comparison is price per square foot. Market Conditions I adjusted for market conditions at the rate of +2% per year since 2015. Conclusion After adjustments the Sale per square foot prices range varies from $1.58 to $17.08. The average of these five sales is $9.66 per square foot and the median is $9.71 per square foot. I have considered all sales and given the most weight to Sales #3 and #5. Based on this analysis, it is my opinion that the subject property was worth $8.00 per square foot, for a total of $485,781 or $486,000, rounded. At $8 per square foot, the subject property value falls within the unadjusted and the adjusted range of the selected sales. In conclusion, it’s my opinion that the value of the Subject Property’s 60,723± sq. ft., as of the effective valuation date of this appraisal, via sales comparison, is $486,000. 38 Sales Comparison – 67 Old South Street (land only) In the final analysis I have utilized Sales #1, #2, #3, #4, #5, #6 and #7. I excluded Sale #8, which is an older sale. Adjustments I have made both quantitative adjustments and qualitative adjustments. The quantitative adjustments are derived from paired sales or discussions with contractors, etc., and are expressed as a percentage of the sale price. The qualitative adjustments are primarily based on judgment. They are expressed as a + (plus) or a - (minus). In the adjustment table I will tally the qualitative adjustments at the bottom of the page. The magnitude of the adjustment will be slight, moderate, or significant. A slight adjustment would be indicated by one plus or minus; moderate would be two pluses or minuses; and significant would have three. I will consider and discuss the qualitative adjustments after I have used the quantitative adjustments to calculate the adjusted price. The unit of comparison is price per square foot. Market Conditions I adjusted for market conditions at the rate of +2% per year since 2015. Conclusion After adjustments the Sale per square foot prices range varies from $1.58 to $17.08. The average of these five sales is $9.66 per square foot and the median is $9.71 per square foot. I have considered all sales and given the most weight to Sale #3. Based on this analysis, it is my opinion that the subject property was worth $12.00 per square foot, for a total of $181,384 or $181,000, rounded. At $12 per square foot, the subject property value falls within the unadjusted and the adjusted range of the selected sales. In conclusion, it’s my opinion that the value of the Subject Property’s 15,115± sq. ft., as of the effective valuation date of this appraisal, via sales comparison, is $181,000. Sales Comparison – 73 Old South Street (land only) In the final analysis I have utilized Sales #1, #2, #3, #4, #5, #6 and #7. I excluded Sale #8, which is an older sale. 39 Adjustments I have made both quantitative adjustments and qualitative adjustments. The quantitative adjustments are derived from paired sales or discussions with contractors, etc., and are expressed as a percentage of the sale price. The qualitative adjustments are primarily based on judgment. They are expressed as a + (plus) or a - (minus). In the adjustment table I will tally the qualitative adjustments at the bottom of the page. The magnitude of the adjustment will be slight, moderate, or significant. A slight adjustment would be indicated by one plus or minus; moderate would be two pluses or minuses; and significant would have three. I will consider and discuss the qualitative adjustments after I have used the quantitative adjustments to calculate the adjusted price. The unit of comparison is price per square foot. Market Conditions I adjusted for market conditions at the rate of +2% per year since 2015. Conclusion After adjustments the Sale per square foot prices range varies from $1.58 to $17.08. The average of these five sales is $9.66 per square foot and the median is $9.71 per square foot. I have considered all sales and given the most weight to Sale #3 and Sale #5. Based on this analysis, it is my opinion that the subject property was worth $9.00 per square foot, for a total of $195,236 or $195,000, rounded. At $9 per square foot, the subject property value falls within the unadjusted and the adjusted range of the selected sales. In conclusion, it’s my opinion that the value of the Subject Property’s 21,693± sq. ft., as of the effective valuation date of this appraisal, via sales comparison, is $195,000. Sales Comparison – 3-5 Clark Avenue (land only) In the final analysis I have utilized Sales #1, #2, #3, #4, #5, #6 and #7. I excluded Sale #8, which is an older sale. Adjustments I have made both quantitative adjustments and qualitative adjustments. The quantitative adjustments are derived from paired sales or discussions with contractors, etc., and are expressed as a percentage of the sale price. The qualitative adjustments are primarily based on judgment. They are expressed as a + (plus) or a - (minus). In the adjustment 40 table I will tally the qualitative adjustments at the bottom of the page. The magnitude of the adjustment will be slight, moderate, or significant. A slight adjustment would be indicated by one plus or minus; moderate would be two pluses or minuses; and significant would have three. I will consider and discuss the qualitative adjustments after I have used the quantitative adjustments to calculate the adjusted price. The unit of comparison is price per square foot. Market Conditions I adjusted for market conditions at the rate of +2% per year since 2015. Conclusion After adjustments the Sale per square foot prices range varies from $1.58 to $17.08. The average of these five sales is $9.66 per square foot and the median is $9.71 per square foot. I have considered all sales and given the most weight to Sale #3 and Sale #5. Based on this analysis, it is my opinion that the subject property was worth $9.00 per square foot, for a total of $259,923 or $260,000, rounded. At $9 per square foot, the subject property value falls within the unadjusted and the adjusted range of the selected sales. In conclusion, it’s my opinion that the value of the Subject Property’s 28,880± sq. ft., as of the effective valuation date of this appraisal, via sales comparison, is $260,000. Parcel A Larger Parcel Before Partial AcquisitionRoundhouse Parking Lot ExpansionSale adjustmentITEM SubjectSale #1 Adj Sale #2 Adj Sale #3 Adj Sale #4 Adj Sale #5 Adj Sale #6 Adj Sale #7 Adj OwnerNorthampton Housing Authority Ober MontgomerySeven Sisters Land, LLC IzerL. P. Sudette Bubilder, Inc. Tal-Baker LaneAddress49 Old South Road, Northampton, MARust Avenue, Northampton, MA Fern Street, Northampton, MA Maple Street, #74, Florence, MA Rust Avenue, Northampton, MA Hatfield Street, #68, Northampton, MA Juniper Street, Northampton, MA Riverside Drive, Northampton, MA Sales Price N/A $85,000 $89,000 $170,000 $50,000 $268,000 $22,500 $18,500 Price/Sq. Ft. $16.40 $15.72 $11.48 $9.65 $5.59 $4.70 $1.52 VALUE ADJUSTMENTS Description DescriptionDescriptionDescriptionDescriptionDescriptionDescriptionDescriptionConditions of SaleNone knownNone knownNone knownNone knownNone knownNone knownNone knownDate of Sale/Time5/14/20184/7/2016 $ 0.68 1/22/2016 $ 0.73 1/22/2018 $ 0.52 3/9/2016 $ 0.06 10/1/2014 $ 0.37 8/5/2016 $ 0.16 4/24/2016 $ 0.06 LocationDowntownNear downtown Look ParkFlorenceNear downtownNear downtownFlorenceFlorenceImprovements None None None None None None None None Square feet 60,723 5,184 5,663 14,810 5,184 47,916 4,792 12,196 Frontage 355 55 68 83 55 122 50 50 ViewAvgAvgAvgAvgAvgAvgAvgAvgUseLand onlyVacant Vacant VacantVacantVacantVacantVacantSpecial Conditions: NoneNone None None None None None None Total Quantitative Adj. $ 0.68 $ 0.73 $ 0.52 $ 0.06 $ 0.37 $ 0.16 $ 0.06 Total Value: $17.08 $16.45 $12.00 $9.71 $5.97 $4.85 $1.58 May 14, 2016LandVest, Inc. Parcel B Larger ParcelBefore Partial AcquisitionRoundhouse Parking ExpansionSale Adj.ITEM SubjectSale #1 Adj Sale #2 Adj Sale #3 Adj Sale #4 Adj Sale #5 Adj Sale #6 Adj Sale #7 Adj OwnerHynes, Elizabeth OberMontgomerySeven Sisters Land, LLCIzerL. P. Sudette Bubilder, Inc.Tal-BakerLaneAddress67 Old South Street, Northampton, MARust Avenue, Northampton, MA Fern Street, Northampton, MA Maple Street, #74, Florence, MA Rust Avenue, Northampton, MA Hatfield Street, #68, Northampton, MA Juniper Street, Northampton, MA Riverside Drive, Northampton, MA Sales PriceN/A$85,000 $89,000 $170,000 $50,000 $268,000 $22,500 $18,500 Price/Sq. Ft. $16.40 $15.72 $11.48 $9.65 $5.59 $4.70 $1.52 VALUE ADJUSTMENTS Description DescriptionDescriptionDescriptionDescriptionDescriptionDescriptionDescriptionConditions of SaleNone knownNone knownNone knownNone knownNone knownNone knownNone knownDate of Sale/Time5/14/20184/7/2016 $ 0.68 1/22/2016 $ 0.73 1/22/2018 $ 0.52 3/9/2016 $ 0.06 10/1/2014 $ 0.37 8/5/2016 $ 0.16 4/24/2016 $ 0.06 LocationDowntownNear downtown Look ParkFlorenceNear downtownNear downtownFlorenceFlorenceImprovements None None None None None None None None Square feet 15,115 5,184 5,663 14,810 $ - 5,184 $ - 47,916 $ - 4,792 $ - 12,196 $ - Frontage 121 55 68 83 55 122 50 375 ViewAvgAvgAvgAvgAvgAvgAvgAvgUseLand onlyVacant Vacant VacantVacantVacantVacantVacantSpecial Conditions:NoneNone None None None None None None Total Quantitative Adj. $ 0.68 $ 0.73 $ 0.52 $ 0.06 $ 0.37 $ 0.16 $ 0.06 Total Qualititative Adj. Total Value: $17.08 $16.45 $12.00 $9.71 $5.97 $4.85 $1.58 May 14, 2018LandVest, Inc. Parcel C Larger ParcelBefore Partial AcquisitionRoundhouse Parking ExpansionSale Adj.ITEM SubjectSale #1 Adj Sale #2 Adj Sale #3 Adj Sale #4 Adj Sale #5 Adj Sale #6 Adj Sale #7 Adj OwnerBiapita LLC OberMontgomerySeven Sisters Land, LLCIzerL. P. Sudette Bubilder, Inc.Tal-BakerLaneAddress73 Old South Street, Northampton, MARust Avenue, Northampton, MA Fern Street, Northampton, MA Maple Street, #74, Florence, MA Rust Avenue, Northampton, MA Hatfield Street, #68, Northampton, MA Juniper Street, Northampton, MA Riverside Drive, Northampton, MA Sales PriceN/A$85,000 $89,000 $170,000 $50,000 $268,000 $22,500 $18,500 Price/Sq. Ft. $16.40 $15.72 $11.48 $9.65 $5.59 $4.70 $1.52 VALUE ADJUSTMENTS Description DescriptionDescriptionDescriptionDescriptionDescriptionDescriptionDescriptionConditions of SaleNone knownNone knownNone knownNone knownNone knownNone knownNone knownDate of Sale/Time5/14/20184/7/2016 $ 0.68 1/22/2016 $ 0.73 1/22/2018 $ 0.52 3/9/2016 $ 0.06 10/1/2014 $ 0.37 8/5/2016 $ 0.16 4/24/2016 $ 0.06 LocationDowntownNear downtown Look ParkFlorenceNear downtownNear downtownFlorenceFlorenceImprovements None None None None None None None None Square feet 21,693 5,184 5,663 14,810 $ - 5,184 $ - 47,916 $ - 4,792 $ - 12,196 $ - Frontage 70 55 68 83 55 122 50 375 ViewAvgAvgAvgAvgAvgAvgAvgAvgUseLand onlyVacant Vacant VacantVacantVacantVacantVacantSpecial Conditions:NoneNone None None None None None None Total Quantitative Adj. $ 0.68 $ 0.73 $ 0.52 $ 0.06 $ 0.37 $ 0.16 $ 0.06 Total Value: $17.08 $16.45 $12.00 $9.71 $5.97 $4.85 $1.58 May 14, 2018LandVest, Inc Parcel D Larger ParcelBefore Partial AcquisitionRoundhouse Parking ExpansionSale Adj.ITEM SubjectSale #1 Adj Sale #2 Adj Sale #3 Adj Sale #4 Adj Sale #5 Adj Sale #6 Adj Sale #7 Adj Owner3-5 Clark Avenue, LLC Ober MontgomerySeven Sisters Land, LLC IzerL. P. Sudette Bubilder, Inc. Tal-Baker LaneAddress3-5 Clark Avenue, Northampton, MARust Avenue, Northampton, MA Fern Street, Northampton, MA Maple Street, #74, Florence, MA Rust Avenue, Northampton, MA Hatfield Street, #68, Northampton, MA Juniper Street, Northampton, MA Riverside Drive, Northampton, MA Sales PriceN/A$85,000 $89,000 $170,000 $50,000 $268,000 $22,500 $18,500 Price/Sq. Ft. $16.40 $15.72 $11.48 $9.65 $5.59 $4.70 $1.52 VALUE ADJUSTMENTS Description DescriptionDescriptionDescriptionDescriptionDescriptionDescriptionDescriptionConditions of SaleNone knownNone knownNone knownNone knownNone knownNone knownNone knownDate of Sale/Time5/14/20184/7/2016 $ 0.68 1/22/2016 $ 0.73 1/22/2018 $ 0.52 3/9/2016 $ 0.06 10/1/2014 $ 0.37 8/5/2016 $ 0.16 4/24/2016 $ 0.06 LocationDowntownNear downtown Look ParkFlorenceNear downtownNear downtownFlorenceFlorenceImprovements None None None None None None None None Square feet 28,880 5,184 5,663 14,810 $ - 5,184 $ - 47,916 $ - 4,792 $ - 12,196 $ - Frontage 84 55 68 83 55 122 50 375 ViewAvgAvgAvgAvgAvgAvgAvgAvgUseLand onlyVacant Vacant VacantVacantVacantVacantVacantSpecial Conditions:NoneNone None None None None None None Total Quantitative Adj. $ 0.68 $ 0.73 $ 0.52 $ 0.06 $ 0.37 $ 0.16 $ 0.06 Total Value: $17.08 $16.45 $12.00 $9.71 $5.97 $4.85 $1.58 May 14, 2018LandVest, Inc. 41 C. CORRELATION OF SUBJECT MARKET VALUE BEFORE ACQUISITION The Cost Approach was not considered applicable to the appraisal because the subject land is vacant. I did not utilize the income approach. The Sales Comparison Approach reflects the actions of knowledgeable buyers and sellers in the real estate market. I utilized seven sales in the final analysis to value the four Larger Parcels. In conclusion, it is my opinion that the market value of the four Larger Parcels (land only), before the partial acquisition, as of May 14, 2018, the effective date of this valuation, was: Address Map Parcel Assessed Acres Assessed Sq. Ft. Land Market Value Before partial acquisition 49 Old South Street 31D-226 A 1.39 60,723 486,000$ 67 Old South Street 31D-224- 1B0.35 15,115 181,000$ 73 Old South Street 31D-223- 1C0.50 21,693 195,000$ 3-5 Clark Avenue 31D-222 D 0.66 28,880 260,000$ 2.90 126,411 1,122,000$ The aggregate final value is $1,122,000, which is about $8.88 per sq. ft. of total land area. 42 PART IV: DATA ANALYSIS AND CONCLUSIONS AFTER ACQUISITION VII. HIGHEST AND BEST USE ANALYSIS AFTER ACQUISITION Highest and best use is defined as: The reasonably probable and legal use of vacant land or an improved property, which is physically possible, appropriately supported, financially feasible, and that results in the highest value. The four criteria the highest and best use must meet are legal permissibility, physical possibility, financial feasibility, and maximum productivity.2 The land to be acquired consist of small slivers of vacant land with no road frontage that are accessible through a parking lot and an existing trail. The properties are shown on a plan prepared by Northeast Survey Consultants as Parcel A with 2,362 sq. ft.; Parcel B with 430 sq. ft.; Parcel C with 891 sq. ft., and Parcel D with 105 sq. ft. After the acquisition of Parcel A, the Remainder Parcel at 49 Old South Road will contain 58,361 sq. ft. After the acquisition of Parcel B, the Remainder Parcel at 67 Old South Road will contain 14,685 sq. ft. After the acquisition of Parcel C, the Remainder Parcel at 73 Old South Road will contain 20,802 sq. ft. After the acquisition of Parcel D, the Remainder Parcel at 3-5 Clark Avenue will contain 28,775 sq. ft. After the acquisition the land area of each Remainder Parcel will be sufficient to meet zoning requirements. In this analysis I have valued the land of each Remainder Parcel before and after the partial acquisition. The improvements will not be affected by the acquisition or the temporary taking and have been excluded from this analysis. The difference between the before and after values is the value of the proposed acquisition. Legal Permissibility, Physical Possibility, Financial Feasibility, Maximally Productive Use After Partial Acquisition The Remainder Parcels are in downtown Northampton abutting the City of Northampton Roundhouse Parking Lot and the bike trail along the parking lot’s southern boundary. The purpose of the proposed acquisition is to expand the parking lot by moving the bike trail onto the acquired land. The Remainder Parcels have adequate land area and frontage to meet zoning requirements for building lots. Based on the foregoing, if vacant, I believe the Remainder Parcels land would be suitable for 2The Dictionary of Real Estate Appraisal (Appraisal Institute, Chicago, 1993, page 171.)   43 development and that such use would be legally and physically possible. Land is in demand in Northampton. I have reviewed 10 sales and found prices ranging from $0.04 per square foot for wetland impacted backland, to $16.40 per sq. ft. for a basic-sized building lot. Based on the demand for land in Northampton, it is my opinion that sale of the Remainder Parcels land for development is the most financially feasible use that would also be maximally productive in the current market. As improved The Larger Parcels are all improved. Legally and Physically, each property meets zoning requirements. The market shows demand for dwelling units in downtown Northampton and it is my opinion that the current use of the Larger Parcels is financially feasible and the maximally productive use. For the purposes of this analysis, I have excluded the existing buildings from the valuation process. The existing buildings will remain after the proposed acquisition and will not be affected either positively or negatively by the proposed acquisition or temporary taking. I will value the Larger Parcel land as if vacant. In conclusion, it is my opinion that each Larger Parcel’s highest and best use after the partial acquisition, if vacant, is to be sold for development. 44 VIII. VALUATION AFTER PARTIAL ACQUISITION A. VALUATION METHODOLOGY In the appraisal of real estate there are three recognized approaches to value. These are: (1) the Cost Approach; (2) the Income Approach; and (3) the Sales Comparison (Market) Approach. The Cost of Development, or Subdivision Approach, is a subset of the sales comparison or income approaches.  The Cost Approach is a method whereby the actual costs to build are considered, with deductions for all forms of physical and functional obsolescence, arriving at a depreciated building cost. This cost is added to the value of the land to arrive at a value via the cost approach. This approach is based on the theory that an informed buyer would not buy a property that it would cost less to build.  The Income Approach is based on the principle of anticipation which states that value is the present worth of the anticipated future benefits, or income to the property. The reliability of this approach is limited when it is applied to properties that are not usually bought and sold for their rental potential.  The Market Approach or Sales Comparison Approach is a method in which sales of comparable properties are analyzed and compared to the subject property with adjustments for perceived differences. The market approach is based on the theory of exchange which implies that a comparison of similar properties has been made by the potential purchaser, and that the purchaser would not pay more than the cost of acquiring a property with the same utility.  The Cost of Development Approach (or Subdivision Approach) is an income valuation technique applicable to multiple unit property, or property demonstrably capable of being divided into multiple retail units. This method seeks to simulate the criteria and actions of the likely market buyers of such property, i.e., developers. Projections of revenues and costs over the assumed sellout or absorption period are based on market indicated unit prices, costs and timing. An allowance for developer’s profit must be made to derive a credible indication of residual, “as-is” property value, which models the wholesale price of a property. In this appraisal I have used the Market Approach. (1) COST APPROACH TO VALUE The Cost Approach is not used; it is not suitable as a self-sufficient technique to value vacant land, nor relevant in this appraisal. 45 (2) SALES COMPARISON APPROACH (MARKET APPROACH) To use the market approach, sales must be found and verified that are comparable to the subject property being appraised. These sales must have occurred under normal market conditions and be relatively concurrent with the date of the appraisal. Adjustments are made to the comparable sales to compensate for differences with the subject property. Financing and time considerations are the first adjustments made as well as adjustments for conditions of sale. After adjusting for time and financing, physical adjustments are made for location, size, development potential or higher and better use, amenities and liabilities, capital improvements, access and special conditions. In quantitative adjustment, the final adjusted value is the product of the original unit price and the percentage adjustment for time and financing, multiplied by the total of the physical adjustments if applicable. In Qualitative analysis, plusses and minuses are applied for characteristics of the property that cannot be specifically quantified. In this appraisal, I have used qualitative and quantitative analysis. (3) INCOME APPROACH TO VALUE I have considered the Income Approach in this analysis. I have utilized the Income Approach to analyze the value of the temporary taking which will affect about 1,199 sq. ft. of land around the four subject parcels. The value of land for a temporary taking is calculated utilizing a land rental rate or an appropriate rate of return applied over the term of the taking. I will address the temporary taking in the final section of this report. B. LAND VALUATION AFTER PARTIAL ACQUISITION: Sales Comparison Approach In arriving at an opinion of value for the subject property, I have reviewed sales of vacant land. The sales are summarized and discussed in the following pages. Please refer to Sales Summary on the following pages. For Sales Details please refer to Appendix 3 (Please note that the Sales numbers are preceded by the LandVest Project number #10345 – therefore Sale #1, for example, is shown as #10345.01). Roundhouse Parking ExpansionSales SummaryId# Town Address Grantor Grantee Date Price Acres Square feet $/Sq. Ft. Frntge Zoning Map Use Comments1 NorthamptonRust Avenue, Lot #2Izer, Emily & Jenna Ober, Jeremy 07-Apr-16 $ 85,000 0.12 5,184 $ 16.40 55 URB 38A-153 Vacant; 1 lotBuilding lot near downtown. The buyer subsequently built a house on the premises which sold for $392,000 in 2017. The lot was split from a larger improved parcel.2 Northampton Fern Street Shea, DeborahMontgomery, Jesse 22-Jan-16 $ 92,000 0.13 5,663 $ 16.25 68URB 16B-27-1 Vacant; 1 lotSmall lot in established neighborhood near Look Park. The buyer built a new house which sold in March 2017 for $429,000.3FlorenceMaple Street, #74Maduka, ThankgodSeven Sisters Land, LLC 22-Jun-18 $ 170,000 0.34 14,810 $ 11.48 83 GB 23A-34Vacant; buildable lotOne of few remaining vacant lots in downtown Florence. The land is located within the General Business Zone.4 NorthamptonRust Avenue, Lot #2 Foster, MarionIzer, Emily & Jenna 09-Mar-16 $ 50,000 0.12 5,184 $ 9.65 55 URB 38A-153 Vacant; 1 lotBuilding lot near downtown. This property was resold in April 2016 for $85,000 to a builder who subsequently built a house on the premises which sold for $392,000 in 2017. The lot was split from a larger improved parcel.5 NorthamptonHatfield Street, #68McCutcheon, DavidL. P. Sudette Builder, Inc. 01-Oct-14 $ 268,000 1.10 47,916 $ 5.59 122 URB18C-45, 180, 181, 182Vacant; multi-unit potentialParcel of improved land purchased for redevelopment. This parcel is comprised of four lots. The buyer was a builder who has built multi-family dwellings on the property.6 Florence Juniper St.Connor, Kathleen M.Tal-Baker, Maya & Brien 05-Aug-16 $ 22,500 0.11 4,792 $ 4.70 50 URB 16B-21-1Vacant; marginal lotMarginal lot near Look Park and a bike path. The land is located between Bridge and Fern Street. Buyer has built a house which sold for $180,000 in May 2017.7 NorthamptonRiverside Drive Perrault, PhilipLane, Alexander & Zaman, Syeda 24-Apr-16 $ 18,500 0.28 12,197 $ 1.52 375 URB 30B-68Vacant; unbuildableUnbuildable land on Riverside Drive. The lot is improved with a dilapidated barn that the buyers repaired. The land is not suitable for building.8 NorthamptonColes Meadow RoadGoodale, Helen N. Kors, Sven 31-Jul-12 $ 11,000 5.70 248,292 $ 0.04 0 RR WSP 8-44-1Vacant; unbuildableWooded land with wet areas to the rear and along the frontage. The land has about 92 linear feet of frontage on Coles Meadow Road. The land was sold separately from the house in front. The allocated price for the backland was $11,000.May 14, 20181LandVest, Inc. 47 Discussion of Sales The 8 sales shown above include vacant land that was purchased for use in Northampton. The per square foot prices range from $0.04 to $16.40. Sales Comparison – 49 Old South Street (land only) In the final analysis I have utilized Sales #1, #2, #3, #4, #5, #6 and #7. I excluded Sale #8, which is an older sale. Adjustments I have made both quantitative adjustments and qualitative adjustments. The quantitative adjustments are derived from paired sales or discussions with contractors, etc., and are expressed as a percentage of the sale price. The qualitative adjustments are primarily based on judgment. They are expressed as a + (plus) or a - (minus). In the adjustment table I will tally the qualitative adjustments at the bottom of the page. The magnitude of the adjustment will be slight, moderate, or significant. A slight adjustment would be indicated by one plus or minus; moderate would be two pluses or minuses; and significant would have three. I will consider and discuss the qualitative adjustments after I have used the quantitative adjustments to calculate the adjusted price. The unit of comparison is price per square foot. Market Conditions I adjusted for market conditions at the rate of +2% per year since 2015. Conclusion After adjustments the Sale per square foot prices range varies from $1.58 to $17.08. The average of these five sales is $9.66 per square foot and the median is $9.71 per square foot. I have considered all sales and given the most weight to Sales #3 and #5. Based on this analysis, it is my opinion that the subject property was worth $8.00 per square foot, for a total of $466,885 or $467,000, rounded. At $8 per square foot, the subject property value falls within the unadjusted and the adjusted range of the selected sales. In conclusion, it’s my opinion that the value of the Subject Property’s 58,361± sq. ft., as of the effective valuation date of this appraisal, via sales comparison, is $467,000. 48 Sales Comparison – 67 Old South Street (land only) In the final analysis I have utilized Sales #1, #2, #3, #4, #5, #6 and #7. I excluded Sale #8, which is an older sale. Adjustments I have made both quantitative adjustments and qualitative adjustments. The quantitative adjustments are derived from paired sales or discussions with contractors, etc., and are expressed as a percentage of the sale price. The qualitative adjustments are primarily based on judgment. They are expressed as a + (plus) or a - (minus). In the adjustment table I will tally the qualitative adjustments at the bottom of the page. The magnitude of the adjustment will be slight, moderate, or significant. A slight adjustment would be indicated by one plus or minus; moderate would be two pluses or minuses; and significant would have three. I will consider and discuss the qualitative adjustments after I have used the quantitative adjustments to calculate the adjusted price. The unit of comparison is price per square foot. Market Conditions I adjusted for market conditions at the rate of +2% per year since 2015. Conclusion After adjustments the Sale per square foot prices range varies from $1.58 to $17.08. The average of these five sales is $9.66 per square foot and the median is $9.71 per square foot. I have considered all sales and given the most weight to Sale #3. Based on this analysis, it is my opinion that the subject property was worth $12.00 per square foot, for a total of $176,224 or $176,000, rounded. At $12 per square foot, the subject property value falls within the unadjusted and the adjusted range of the selected sales. In conclusion, it’s my opinion that the value of the Subject Property’s 14,685± sq. ft., as of the effective valuation date of this appraisal, via sales comparison, is $176,000. Sales Comparison – 73 Old South Street (land only) In the final analysis I have utilized Sales #1, #2, #3, #4, #5, #6 and #7. I excluded Sale #8, which is an older sale. 49 Adjustments I have made both quantitative adjustments and qualitative adjustments. The quantitative adjustments are derived from paired sales or discussions with contractors, etc., and are expressed as a percentage of the sale price. The qualitative adjustments are primarily based on judgment. They are expressed as a + (plus) or a - (minus). In the adjustment table I will tally the qualitative adjustments at the bottom of the page. The magnitude of the adjustment will be slight, moderate, or significant. A slight adjustment would be indicated by one plus or minus; moderate would be two pluses or minuses; and significant would have three. I will consider and discuss the qualitative adjustments after I have used the quantitative adjustments to calculate the adjusted price. The unit of comparison is price per square foot. Market Conditions I adjusted for market conditions at the rate of +2% per year since 2015. Conclusion After adjustments the Sale per square foot prices range varies from $1.58 to $17.08. The average of these five sales is $9.66 per square foot and the median is $9.71 per square foot. I have considered all sales and given the most weight to Sale #3 and Sale #5. Based on this analysis, it is my opinion that the subject property was worth $9.00 per square foot, for a total of $187,217 or $187,000, rounded. At $9 per square foot, the subject property value falls within the unadjusted and the adjusted range of the selected sales. In conclusion, it’s my opinion that the value of the Subject Property’s 20,802± sq. ft., as of the effective valuation date of this appraisal, via sales comparison, is $187,000. Sales Comparison – 3-5 Clark Avenue (land only) In the final analysis I have utilized Sales #1, #2, #3, #4, #5, #6 and #7. I excluded Sale #8, which is an older sale. Adjustments I have made both quantitative adjustments and qualitative adjustments. The quantitative adjustments are derived from paired sales or discussions with contractors, etc., and are expressed as a percentage of the sale price. The qualitative adjustments are primarily based on judgment. They are expressed as a + (plus) or a - (minus). In the adjustment 50 table I will tally the qualitative adjustments at the bottom of the page. The magnitude of the adjustment will be slight, moderate, or significant. A slight adjustment would be indicated by one plus or minus; moderate would be two pluses or minuses; and significant would have three. I will consider and discuss the qualitative adjustments after I have used the quantitative adjustments to calculate the adjusted price. The unit of comparison is price per square foot. Market Conditions I adjusted for market conditions at the rate of +2% per year since 2015. Conclusion After adjustments the Sale per square foot prices range varies from $1.58 to $17.08. The average of these five sales is $9.66 per square foot and the median is $9.71 per square foot. I have considered all sales and given the most weight to Sale #3 and Sale #5. Based on this analysis, it is my opinion that the subject property was worth $9.00 per square foot, for a total of $258,978 or $259,000, rounded. At $9 per square foot, the subject property value falls within the unadjusted and the adjusted range of the selected sales. In conclusion, it’s my opinion that the value of the Subject Property’s 28,775± sq. ft., as of the effective valuation date of this appraisal, via sales comparison, is $259,000. Parcel A Larger ParcelAfter AcquisitionRoundhouse Parking ExpansionSale Adj.ITEM SubjectSale #1 Adj Sale #2 Adj Sale #3 Adj Sale #4 Adj Sale #5 Adj Sale #6 Adj Sale #7 Adj OwnerNorthampton Housing Authority Ober MontgomerySeven Sisters Land, LLC IzerL. P. Sudette Bubilder, Inc. Tal-Baker LaneAddress49 Old South Road, Northampton, MARust Avenue, Northampton, MA Fern Street, Northampton, MA Maple Street, #74, Florence, MA Rust Avenue, Northampton, MA Hatfield Street, #68, Northampton, MA Juniper Street, Northampton, MA Riverside Drive, Northampton, MA Sales PriceN/A$85,000 $89,000 $170,000 $50,000 $268,000 $22,500 $18,500 Price/Sq. Ft. $16.40 $15.72 $11.48 $9.65 $5.59 $4.70 $1.52 VALUE ADJUSTMENTS Description DescriptionDescriptionDescriptionDescriptionDescriptionDescriptionDescriptionConditions of SaleNone knownNone knownNone knownNone knownNone knownNone knownNone knownDate of Sale/Time5/14/20184/7/2016 $ 0.68 1/22/2016 $ 0.73 1/22/2018 $ 0.52 3/9/2016 $ 0.06 10/1/2014 $ 0.37 8/5/2016 $ 0.16 4/24/2016 $ 0.06 LocationDowntownNear downtown Look ParkFlorenceNear downtownNear downtownFlorenceFlorenceImprovements None None None None None None None None Square feet 58,361 5,184 5,663 14,810 $ - 5,184 $ - 47,916 $ - 4,792 $ - 12,196 $ - Frontage 355 55 68 83 55 122 50 50 ViewAvgAvgAvgAvgAvgAvgAvgAvgUseLand onlyVacant Vacant VacantVacantVacantVacantVacantSpecial Conditions:NoneNone None None None None None None Total Quantitative Adj. $ 0.68 $ 0.73 $ 0.52 $ 0.06 $ 0.37 $ 0.16 $ 0.06 Total Value: $17.08 $16.45 $12.00 $9.71 $5.97 $4.85 $1.58 May 14, 2018LandVest, Inc. Parcel B Larger ParcelAfter Partial AcquisitionRoundhouse Parking ExpansionSale adj.ITEM SubjectSale #1 Adj Sale #2 Adj Sale #3 Adj Sale #4 Adj Sale #5 Adj Sale #6 Adj Sale #7 Adj OwnerHynes, Elizabeth OberMontgomerySeven Sisters Land, LLCIzerL. P. Sudette Bubilder, Inc.Tal-BakerLaneAddress67 Old South Street, Northampton, MARust Avenue, Northampton, MA Fern Street, Northampton, MA Maple Street, #74, Florence, MA Rust Avenue, Northampton, MA Hatfield Street, #68, Northampton, MA Juniper Street, Northampton, MA Riverside Drive, Northampton, MA Sales PriceN/A$85,000 $89,000 $170,000 $50,000 $268,000 $22,500 $18,500 Price/Sq. Ft. $16.40 $15.72 $11.48 $9.65 $5.59 $4.70 $1.52 VALUE ADJUSTMENTS Description DescriptionDescriptionDescriptionDescriptionDescriptionDescriptionDescriptionConditions of SaleNone knownNone knownNone knownNone knownNone knownNone knownNone knownDate of Sale/Time5/14/20184/7/2016 $ 0.68 1/22/2016 $ 0.73 1/22/2018 $ 0.52 3/9/2016 $ 0.06 10/1/2014 $ 0.37 8/5/2016 $ 0.16 4/24/2016 $ 0.06 LocationDowntownNear downtown Look ParkFlorenceNear downtownNear downtownFlorenceFlorenceImprovements None None None None None None None None Square feet 14,685 5,184 5,663 14,810 $ - 5,184 $ - 47,916 $ - 4,792 $ - 12,196 $ - Frontage 121 55 68 83 55 122 50 375 ViewAvgAvgAvgAvgAvgAvgAvgAvgUseLand onlyVacant Vacant VacantVacantVacantVacantVacantSpecial Conditions:NoneNone None None None None None None Total Quantitative Adj. $ 0.68 $ 0.73 $ 0.52 $ 0.06 $ 0.37 $ 0.16 $ 0.06 Total Value: $17.08 $16.45 $12.00 $9.71 $5.97 $4.85 $1.58 May 14, 2018LandVest, Inc. Parcel C Larger ParcelAfter Partial AcquisitionRoundhouse Parking ExpansionSale Adj.ITEM SubjectSale #1 Adj Sale #2 Adj Sale #3 Adj Sale #4 Adj Sale #5 Adj Sale #6 Adj Sale #7 Adj OwnerBiapita LLC OberMontgomerySeven Sisters Land, LLCIzerL. P. Sudette Bubilder, Inc.Tal-BakerLaneAddress73 Old South Street, Northampton, MARust Avenue, Northampton, MA Fern Street, Northampton, MA Maple Street, #74, Florence, MA Rust Avenue, Northampton, MA Hatfield Street, #68, Northampton, MA Juniper Street, Northampton, MA Riverside Drive, Northampton, MA Sales PriceN/A$85,000 $89,000 $170,000 $50,000 $268,000 $22,500 $18,500 Price/Sq. Ft. $16.40 $15.72 $11.48 $9.65 $5.59 $4.70 $1.52 VALUE ADJUSTMENTS Description DescriptionDescriptionDescriptionDescriptionDescriptionDescriptionDescriptionConditions of SaleNone knownNone knownNone knownNone knownNone knownNone knownNone knownDate of Sale/Time5/14/20184/7/2016 $ 0.68 1/22/2016 $ 0.73 1/22/2018 $ 0.52 3/9/2016 $ 0.06 10/1/2014 $ 0.37 8/5/2016 $ 0.16 4/24/2016 $ 0.06 LocationDowntownNear downtown Look ParkFlorenceNear downtownNear downtownFlorenceFlorenceImprovements None None None None None None None None Square feet 20,802 5,184 5,663 14,810 $ - 5,184 $ - 47,916 $ - 4,792 $ - 12,196 $ - Frontage 70 55 68 83 55 122 50 375 ViewAvgAvgAvgAvgAvgAvgAvgAvgUseLand onlyVacant Vacant VacantVacantVacantVacantVacantSpecial Conditions:NoneNone None None None None None None Total Quantitative Adj. $ 0.68 $ 0.73 $ 0.52 $ 0.06 $ 0.37 $ 0.16 $ 0.06 Total Value: $17.08 $16.45 $12.00 $9.71 $5.97 $4.85 $1.58 May 14, 2018LandVest, Inc. Parcel D Larger ParcelAfter AcquisitionRoundhouse Parking ExpansionSale Adk.ITEM SubjectSale #1 Adj Sale #2 Adj Sale #3 Adj Sale #4 Adj Sale #5 Adj Sale #6 Adj Sale #7 Adj Owner3-5 Clark Avenue, LLC Ober MontgomerySeven Sisters Land, LLC IzerL. P. Sudette Bubilder, Inc. Tal-Baker LaneAddress3-5 Clark Avenue, Northampton, MARust Avenue, Northampton, MA Fern Street, Northampton, MA Maple Street, #74, Florence, MA Rust Avenue, Northampton, MA Hatfield Street, #68, Northampton, MA Juniper Street, Northampton, MA Riverside Drive, Northampton, MA Sales Price N/A $85,000 $89,000 $170,000 $50,000 $268,000 $22,500 $18,500 Price/Sq. Ft. $16.40 $15.72 $11.48 $9.65 $5.59 $4.70 $1.52 VALUE ADJUSTMENTS Description Description Description Description DescriptionDescriptionDescriptionDescriptionConditions of SaleNone knownNone knownNone knownNone knownNone knownNone knownNone knownDate of Sale/Time5/14/20184/7/2016 $ 0.68 1/22/2016 $ 0.73 1/22/2018 $ 0.52 3/9/2016 $ 0.06 10/1/2014 $ 0.37 8/5/2016 $ 0.16 4/24/2016 $ 0.06 LocationDowntownNear downtown Look ParkFlorenceNear downtownNear downtownFlorenceFlorenceImprovements None None None None None None None None Square feet 28,775 5,184 5,663 14,810 $ - 5,184 $ - 47,916 $ - 4,792 $ - 12,196 $ - Frontage 84 55 68 83 55 122 50 375 ViewAvgAvgAvgAvgAvgAvgAvgAvgUseLand onlyVacant Vacant VacantVacantVacantVacantVacantSpecial Conditions: NoneNone None None None None None None Total Quantitative Adj. $ 0.68 $ 0.73 $ 0.52 $ 0.06 $ 0.37 $ 0.16 $ 0.06 Total Value: $17.08 $16.45 $12.00 $9.71 $5.97 $4.85 $1.58 51 C. CORRELATION OF SUBJECT MARKET VALUE AFTER ACQUISITION The Cost Approach was not considered applicable to the appraisal because the subject land is vacant. I did not utilize the income approach. The Sales Comparison Approach reflects the actions of knowledgeable buyers and sellers in the real estate market. I utilized seven sales in the final analysis to value the four Larger Parcels. In conclusion, it is my opinion that the market value of the four Remainder Parcels (land only), after the partial acquisition, as of May 14, 2018, the effective date of this valuation, was: Address Map Parcel Subject Acquisition Sq. Ft. Remaining acres Remaining Sq. Ft. Land Market Value After partial acquisition 49 Old South Street 31D-226 A 2,362 1.34 58,361 467,000$ 67 Old South Street 31D-224- 1 B 430 0.34 14,685 176,000$ 73 Old South Street 31D-223- 1 C 891 0.48 20,802 187,000$ 3-5 Clark Avenue 31D-222 D 105 0.66 28,775 259,000$ 3,788 2.82 122,623 1,089,000$ The aggregate final value is $1,089,000, which is about $8.61 per sq. ft. of total land area. 52 IX. VALUATION OF TEMPORARY TAKING Description of Temporary Taking The subject property to be acquired is part of the Roundhouse Parking Expansion which involves moving the existing trail to the south onto the respective portions of the four ownerships. The temporary disturbances were provided by the Planning and Sustainability Office. The temporary disturbance or taking, affects all four Parcels: Parcel A – 60 sq. ft.; Parcel B – 40 sq. ft.; Parcel C – 181 sq. ft.; and Parcel D – 918 sq. ft. The temporary taking is the northernmost portion of four improved parcels: Parcel A is part of 49 South Street, an improved parcel with 60,723 sq. ft.; Parcel B is part of 67 South Street, an improved parcel with 15,115 sq. ft.; Parcel C is a part of 73 South Street, an improved parcel with 21,693 sq. ft.; and Parcel D, which is a part of 3-5 Clark Avenue, an improved parcel with 28,880 sq. ft. The temporary disturbance will include a total of 1,199 sq. ft. The purpose of this appraisal is to estimate the market values of each temporary taking. Value Considerations of Temporary Taking The value of a temporary taking is based on the difference between the value of the property before the taking and the diminution in value during the taking. Temporary takings can result when a condemner acquires a permanent property right and a temporary easement beyond the permanent property right for construction of a proposed public improvement. When the construction of the public property is complete, the construction easement is extinguished and the unencumbered fee interest in the land reverts to the owner. The compensation resulting from a temporary taking is usually the calculated based on the economic rent of the affected area for the term of the easement. In the absence of comparable rental data, the appropriate rate of return must be estimated and applied to the fee value of the temporary taking before the acquisition and to then adjust the fee value of the Temporary Taking based on the loss of use for the term of the Temporary Taking. The term of the taking has not been established. For the purposes of this analysis I have assumed that the Temporary Taking will have a term of 1 year. The fee value of the Temporary Taking land (part of the respective Larger Parcels) is shown in the previous section of this appraisal as: Parcel A - $8.00 per sq. ft.; Parcel B - $11.97 per sq. ft.; Parcel C - $8.99 per sq. ft.; and Parcel D - $9.00 per sq. ft. Based on a 10% annual rate of return, I have estimated the value of the Temporary Takings as shown in the table on the following page: 53 Temporary Taking Sq. ft. $/Sq. ft. of Fee Interest Fee Value before temporary acquisition Rate of Return Yield for 1 year Value of Temporary Taking for 1 year Parcel A 60 8.00 $ 480 10% $ 48.02 $ 48 Parcel B 40 $ 11.97 $ 479 10% $ 47.90 $ 48 Parcel C 181 $ 8.99 $ 1,627 10% $ 162.70 $ 163 Parcel D 918 $ 9.00 $ 8,264 10% $ 826.45 $ 826 Totals: 1,199 $ 10,851 $ 1,085 Temporary Taking As the table show, the total value of the Temporary Taking is $1,085. This represents the value of the loss of beneficial use of the Temporary Taking for one year. Typically, in this type of analysis, discounting of the final proceeds is required. However, in this case, the amount of rent is small and the duration of the term is only one year rendering the discount insignificant. D. FINAL VALUE ESTIMATE TEMPORARY TAKING My review of the local real estate market found no comparable rental properties. In their absence I have estimated a reasonable annual rate of return at 10% which I have applied to the fee value of the land proposed for Temporary Taking. Assuming the Temporary Taking will last for a duration of one year, I have estimated that the market value is: $1,085 54 PART V: EXHIBITS AND APPENDICES APPENDIX 1: Legal Documents APPENDIX 2: Plans, Survey APPENDIX 3: Comparable Sales Details and Maps APPENDIX 4: Qualifications of Jay E. Closser, ASA 55 APPENDIX 1: Legal Documents 56 Deed Book 1461, Page 235 Northampton, MA : Commercial Property Record Card [ Back to Search Results ][ Start a New Search ][ Help with Printing ] Search For Properties Parcel ID Name Street Name 31D-226 Search Reset Parcel ID Card Routing No Location Zoning State Class Acres 31D-226-001 1 49 OLD SOUTH ST 970 - n/a 1.394 Living Units 62 Owner Information Northampton Housing Authority Deed Information Book/Page:0 Deed Date:n/a Building Information Building No:1 Year Built:1965 No of Units:62 Structure Type:Apartment - High Rise Grade:B Identical Units:1 Valuation Land:$563,980 Building:$3,916,520 Total:$4,480,500 Net Assessment:$4,480,500 Property Picture [ No Picture Available ] Sales History Book/Page Date Price Type Validity Out Building Information Structure Code Width Lgth/SqFt Year RCNLD Exterior/Interior Information Levels Size Use Type Ext. Walls Const. Type Partitions Heating A/C Plumbing Condition Func. Utility Unadj. RCNLD 01-01 1x6800 Apartment Brk/Conc Blk Fire Resist Normal Hot Air Unit Normal Normal Normal 267810 02-07 1x6800 Apartment Brk/Conc Blk Fire Resist Normal Hot Air Unit Normal Normal Normal 1038220 Building Sketch Page 1 of 2Northampton, MA : Commercial Property Record Card 7/12/2018http://www.northampton.univers-clt.com/view_property_C.php?account_no=31D-226-001... Notice The information delivered through this on-line database is provided in the spirit of open access to government information and is intended as an enhanced service and convenience for citizens of Northampton, MA. The providers of this database: CLT, Big Room Studios, and Northampton, MA assume no liability for any error or omission in the information provided here. Currently All Values Are Finalized For Fiscal Yr 2017. Comments regarding this service should be directed to: jsarafin@northamptonassessor.us Page 2 of 2Northampton, MA : Commercial Property Record Card 7/12/2018http://www.northampton.univers-clt.com/view_property_C.php?account_no=31D-226-001... 57 Deed Book 5553, Page 332 Northampton, MA : Residential Property Record Card [ Back to Search Results ][ Start a New Search ][ Help with Printing ] Search For Properties Parcel ID Name Street Name 31D-224 Search Reset Parcel ID Card Map-Block-Lot Location Zoning State Class Acres 31D-224-001 1 67 OLD SOUTH ST 104 - n/a 0.347 Owner Information Hynes Elizabeth 69 Old South St Northampton MA 01060 Deed Information Book/Page:9490/156 Sale Date:2008/05/20 Dwelling Information Living Units:2 Style:Col/Gam Story Height:2 Exterior Wall:Frame Attic Living:Unfin Basement:Full Year Built:1900 Ground Floor Area:2080 Unfinished BSMT Area:1760 Fin BSMT Living:0 Tot Living Area:4096 Rec Room:0 x 0 Tot Rooms:14 Bedrooms:9 Full Baths:3 Half Baths:0 Mas Fire Place 0 Frame Fire Place 0 Heating Type:Basic Valuation Land:$139,800 Building:$250,200 Total:$390,000 Property Picture Sales History Document No Date Price Type Validity n/a 1998/12/01 $175,000 Land + Bldg N Permit History Date Purpose Price 2008/10/16 NEW WINDOWS $800 2008/08/19 10 X 9 POOL DEC $5,000 Out Building Information Type Qty Year Size1 Size2 Page 1 of 2Northampton, MA : Residential Property Record Card 7/12/2018http://www.northampton.univers-clt.com/view_property_R.php?account_no=31D-224-001... Building Sketch Notice The information delivered through this on-line database is provided in the spirit of open access to government information and is intended as an enhanced service and convenience for citizens of Northampton, MA. The providers of this database: CLT, Big Room Studios, and Northampton, MA assume no liability for any error or omission in the information provided here. Currently All Values Are Finalized For Fiscal Yr 2017. Comments regarding this service should be directed to: jsarafin@northamptonassessor.us Page 2 of 2Northampton, MA : Residential Property Record Card 7/12/2018http://www.northampton.univers-clt.com/view_property_R.php?account_no=31D-224-001... 58 Deed Book 8386, Page 229 Northampton, MA : Commercial Property Record Card [ Back to Search Results ][ Start a New Search ][ Help with Printing ] Search For Properties Parcel ID Name Street Name 31D-223 Search Reset Parcel ID Card Routing No Location Zoning State Class Acres 31D-223-001 1 73 OLD SOUTH ST 111 - n/a 0.498 Living Units 5 Owner Information Biapita Llc Deed Information Book/Page:8386/229 Deed Date:2005/08/10 Building Information Building No:1 Year Built:1900 No of Units:5 Structure Type:Apartment - Garden Grade:C+ Identical Units:1 Valuation Land:$142,090 Building:$361,010 Total:$503,100 Net Assessment:$503,100 Property Picture Sales History Book/Page Date Price Type Validity n/a 2005/08/10 $340,000 Land + Bldg 0 Out Building Information Structure Code Width Lgth/SqFt Year RCNLD Exterior/Interior Information Levels Size Use Type Ext. Walls Const. Type Partitions Heating A/C Plumbing Condition Func. Utility Unadj. RCNLD B1-B1 1x2268 Support Area Wood Joist Normal None None Normal Normal Normal 16860 01-01 1x2268 Apartment Frame Wood Joist Normal Hw/Steam None Normal Normal Normal 53430 02-02 1x2268 Apartment Frame Wood Joist Normal Hw/Steam None Normal Normal Normal 51410 Building Sketch Page 1 of 2Northampton, MA : Commercial Property Record Card 7/12/2018http://www.northampton.univers-clt.com/view_property_C.php?account_no=31D-223-001... Notice The information delivered through this on-line database is provided in the spirit of open access to government information and is intended as an enhanced service and convenience for citizens of Northampton, MA. The providers of this database: CLT, Big Room Studios, and Northampton, MA assume no liability for any error or omission in the information provided here. Currently All Values Are Finalized For Fiscal Yr 2017. Comments regarding this service should be directed to: jsarafin@northamptonassessor.us Page 2 of 2Northampton, MA : Commercial Property Record Card 7/12/2018http://www.northampton.univers-clt.com/view_property_C.php?account_no=31D-223-001... 59 Deed Book 7405, Page 175 Northampton, MA : Residential Property Record Card [ Back to Search Results ][ Start a New Search ][ Help with Printing ] Search For Properties Parcel ID Name Street Name 31D-222 Search Reset Parcel ID Card Map-Block-Lot Location Zoning State Class Acres 31D-222-001 1 3 CLARK AVE 104 - n/a 0.663 Owner Information 3-5 Clarke Avenue Llc C/O Hampshire Property Mngt P O Box 686 Northampton MA 01061 Deed Information Book/Page:7405/175 Sale Date:2003/08/21 Dwelling Information Living Units:2 Style:Col/Gam Story Height:2 Exterior Wall:Frame Attic Living:Unfin Basement:Full Year Built:1900 Ground Floor Area:1984 Unfinished BSMT Area:2084 Fin BSMT Living:0 Tot Living Area:3808 Rec Room:0 x 0 Tot Rooms:14 Bedrooms:6 Full Baths:2 Half Baths:0 Mas Fire Place 2 / 2 Frame Fire Place 0 Heating Type:Basic Valuation Land:$144,600 Building:$277,400 Total:$422,000 Property Picture Sales History Document No Date Price Type Validity n/a 2003/08/21 $400,000 Land + Bldg 0 Permit History Date Purpose Price 2007/04/18 NEW REAR DECK $4,000 Out Building Information Type Qty Year Size1 Size2 Building Sketch Page 1 of 2Northampton, MA : Residential Property Record Card 7/12/2018http://www.northampton.univers-clt.com/view_property_R.php?account_no=31D-222-001... Notice The information delivered through this on-line database is provided in the spirit of open access to government information and is intended as an enhanced service and convenience for citizens of Northampton, MA. The providers of this database: CLT, Big Room Studios, and Northampton, MA assume no liability for any error or omission in the information provided here. Currently All Values Are Finalized For Fiscal Yr 2017. Comments regarding this service should be directed to: jsarafin@northamptonassessor.us Page 2 of 2Northampton, MA : Residential Property Record Card 7/12/2018http://www.northampton.univers-clt.com/view_property_R.php?account_no=31D-222-001... 60 APPENDIX 2: Plans, Surveys 61 APPENDIX 3: Comparable Sales Detail Sale #10345.01 Address:Rust Avenue, Lot #2 Town:Northampton County:Hampshire Deed:12239-56 Price:$85,000 Date:4/7/2016 Grantor:Izer, Emily & Jenna Grantee:Ober, Jeremy Improvement:None GLA: Use:Vacant; 1 lot $/GLA: Map/Lot:38A-153 Acres:0.12 Frontage:55 Utilities:e/t/s/w $/acre:$714,286 Amenities:None Liabilities:None Topography:Gentle Verification:MLS/ Public record Soil:Sandy Comments:Building lot near downtown. The buyer subsequently built a house on the premises which sold for $392,000 in 2017. The lot was split from a larger improved parcel. Zoning:URB Market Data - 1 Sale #10345.02 Address:Fern Street Town:Northampton County:Hampshire Deed:12182-164 Price:$92,000 Date:1/22/2016 Grantor:Shea, Deborah Grantee:Montgomery, Jesse Improvement:None GLA: Use:Vacant; one lot $/GLA: Map/Lot:16B-27-1 Acres:0.13 Frontage:68 Utilities:e/t/s/w $/acre:$707,692 Amenities:None Liabilities:None Topography:Gentle Verification:MLS/ Public record Soil:Sandy Comments:Small lot in established neighborhood near Look Park. The buyer built a new house which sold in March 2017 for $429,000. Zoning:URB Market Data - 2 Sale #10345.03 Address:Maple Street, #74 Town:Florence County:Hampshire Deed:12989-125 Price:$170,000 Date:6/22/2018 Grantor:Maduka, Thankgod Grantee:Seven Sisters Land, LLC Improvement:None GLA: Use:Vacant; buildable $/GLA: Map/Lot:23A-34 Acres:0.34 Frontage:83 Utilities:e/t/s/w $/acre:$500,000 Amenities:None Liabilities:None Topography:Gentle Verification:Selling broker Soil:Sandy Comments:One of few remaining vacant lots in downtown Florence. The land is located within the General Business Zone. Zoning:GB Market Data - 3 Sale #10345.04 Address:Rust Avenue, Lot #2 Town:Northampton County:Hampshire Deed:12215-347 Price:$50,000 Date:3/9/2016 Grantor:Foster, Marion Grantee:Izer, Emily & Jenna Improvement:None GLA: Use:Vacant; 1 lot $/GLA: Map/Lot:38A-153 Acres:0.12 Frontage:55 Utilities:e/t/s/w $/acre:$420,168 Amenities:None Liabilities:None Topography:Gentle Verification:MLS/ Public record Soil:Sandy Comments:Building lot near downtown. This property was resold in April 2016 for $85,000 to a builder who subsequently built a house on the premises which sold for $392,000 in 2017. The lot was split from a larger improved parcel. Zoning:URB Market Data - 4 Sale #10345.05 Address:Hatfield Street, #68 Town:Northampton County:Hampshire Deed:11767-101 Price:$268,000 Date:10/1/2014 Grantor:McCutcheon, David Grantee:L. P. Sudette Buildiner, Inc. Improvement:Old house GLA: Use:Vacant; multi-unit potential $/GLA: Map/Lot:18C-45, 180, 18 Acres:1.10 Frontage:122 Utilities:e/t/s/w $/acre:$243,636 Amenities:None Liabilities:None Topography:Gentle Verification:Selling broker Soil:Sandy Comments:Parcel of improved land purchased for redevelopment. This parcel is comprised of four lots. The buyer was a builder who has built multi-family dwellings on the property. Zoning:URB Market Data - 5 140 125133.28 73.26 24 40.5 83.27 145.86 125 132 70 103 70 186 150 396 150 80 380 61.91 30 20 149.8 100 417.23 350 158.48 418 180.96 167.47 30 20 2020 20 30 100 836.28 92.1 359.42 161.2 92.1 72 394.5 100.5 417.3 30 90 31.62 100 302020 100 20 202020 30.8520 202030 2020 30 20140.48 149.48 20 20 113.49 131.48 122.48 20 20 30 84.84 379.28 100 10020 20 30 20 30 20 748.12 30 59.2 338.6 93.3 150.6 140.2 100 404 124.84 20 30.1 2030 30 70 20 20 20 151.84 50 100 208 100 113.46 100 109.33 150 110 100150 29.15 10 20 2030 20 30.1 100 441.6 121.1 368.84 348.3 152.9 116.97 99.49 124.11 75 104.5 100 191 78.8 176.5 198.94 71.85 85.66 238 218.22 139 155 118 106 737.5 300 242 813.1 460.1 529 420 851.13 734 857 424 525 85 112.5 211.74 109.36 10275 100.21 130.58 185.95 54.53 165.64 32.87 75 50 105 100 100 100 139.7 64.67 120 140 151.6 151 150 132.11 170 167.4 73.7 32 151 75 206.5 9575 9575 75 95 95 759.16 190 379.9 95 95 75 75 95 140 151 229.7 140 75 151 190.7 82 92.5 85 110 325.6 73.75 158.2 152.7 66 70.3 154.22 75 179 122.6 200 200 519.96 157.80 125 125 102.95 65 65 125 125 70.02 100 225 70.01 172 65 125 65 65 125 426.21 519.20 65 77.48 65 200 125 125 28.91 12192.99 65.16 213.84 585 100 65 65 125 183.5 9575 385 386.5 95 75 95 155.5 87 169.5 137 86 86 160 92.9 105.67 237 220 150 295.8 150 185.2 140 124 256 256 160.0 256 154.25 46.38 50.78 96.00 150 15075 150 45.2 112.5 150 112.5 150 150 110 172 246.06 160.30 156.40 246.06 165 80 161.2 100 89.03 308.49 178.72 124.12 38.83 55.13 124.12 89.03 38.83 55.13178.72 292.51 100.01 231.29 739.29 739.29 720 116.52 410 82.4 113.72 132 60 104 700 650 70 108 103 70 80 97 117.2 103.4 103.4 31.83 22 22 32.89 110.4 21.93 172.6 30.1 98.4 36.34 100 92.8 20 20 20 100.09 90 100 15.7 90.49 100 100 121.1 30.1 37.12 147.7 110 97 113.9 97.25 100 108.7 75 65 107 597 65 65 100 98.7 101.5 100 65 160 84.15 82.75 84.55 133.9 264 90 100.5 150 155 278 199 294.5 93.5 114.8 100.1 516 154 75 75 81.29 100 80.67 111.01 100 75 75 100 100 110.5 101 45 132 100 100 75 48.85 10590 140 100 100 100 100 75 100 100 92.85 91.9 103.6 166.7 75 150 85 136.5 148.1 124 10264.5 28 102 95 75 75 75 75 75 155.7 84.34 133 42.56 90.8 8055.2 93.57 195.36 65 143.5 122 103.67 75 191.9 65 65 65 65 98.5 100 65 88.9165 98.5 65 67 12 56.3488.91 80 92 113.47104.05 67.26 254.94 148 112.5 207.79 95 95 72.7 85 75 85 75 85 90 86.6 90 94.74 108.8 85 184.90 1405570 65.91 124 75 131.8 110 49 128.67 495.5 133.41 92.5 15 429.6 128.53 131.87 140.2 128.50 429.6 394.5 100 118.8 132 118.8 181.01 83.47 265.32 495.5 83.47 35.38 207.6 18.2953.81296.20 174.86 22 32.9 22 22 22 100 164.6 20 20 100 95.60 147 120 65 75 75 140 229.9 67 95.45 84.6 140 100 379.9 100 134 100 202.00 172.00 50.80 160.89 117.00 204.49 119.22 55.00160.89 188.03 70.69 82.91 86.13 92.44 34.35 96.45 65.00 66.25 92.22 191.18 42.38 136.66 85.33 136.66 85.33 50.7550.75 117.26117.2641.48 81.66 71.0771.07 164.09 155.98 82.43 92.03 105.32 108.03 48.7986.1792.4692.46 134.96 13.29 18C-025 18C-026 18C-027 18C-029 18C-030 18C-031 18C-033 18C-034 18C-035 18C-036 18C-037 18C-038 18C-048 18C-049 18C-052 18C-053 18C-056 18C-057 18C-058 18C-059 18C-060 18C-062 18C-063 18C-064 18C-065 18C-066 18C-067 18C-068 18C-069 18C-070 18C-071 18C-072 18C-073 18C-074 18C-075 18C-076 18C-077 18C-078 18C-079 18C-080 18C-081 18C-082 18C-083 18C-084 18C-085 18C-086 18C-08718C-08818C-089 18C-090 18C-09118C-092 18C-093 18C-09418C-095 18C-096 18C-097 18C-098 18C-099 18C-100 18C-101 18C-102 18C-103 18C-104 18C-105 18C-106 18C-107 18C-108 18C-109 18C-110 18C-112 18C-113 18C-114 18C-115 18C-11618C-117 18C-118 18C-11918C-120 18C-121 18C-122 18C-123 18C-124 18C-12518C-126 18C-127 18C-13018C-131 18C-132 18C-133 18C-134 18C-135 18C-136 18C-137 18C-138 18C-139 18C-140 18C-14218C-143 18C-14418C-14518C-146 18C-147 18C-148 18C-149 18C-15018C-151 18C-152 18C-153 18C-15418C-155 18C-156 18C-15718C-158 18C-159 18C-160 18C-161 18C-162 18C-163 18C-16418C-16518C-16618C-16718C-16818C-16918C-17018C-171 18C-17218C-17318C-17418C-175 18C-176 18D-009 18D-038 18C-050 18C-054 18C-055 24A-001 24A-010 24A-019 24A-041 24A-04324A-249 24B-079 24A-224 18C-040 18C-041 18C-042 18C-177 18C-028 999-998 17D-009 18C-043 18C-044 18C-046 18C-047 18C-178 999-998 18C-180 18C-182 18C-181 18C-045 999-998 18 -018 18 -024 18 -033 18 -034 18C-006 18C-008 18C-010 18C-011 18C-012 18C-013 18C-014 18C-015 18C-023 18C-024 18C-039 18 -013 18C-003 18C-016 999-998 18C-141 18 -001 18C-032 18C-002 18C-004 18C-005 18C-009 18 -030 18 -031 18 -032 18 -015 999-998 18 -025 18C-017 18C-018 18C-019 18C-020 18C-021 18C-022 18D-001 18C-051 Zoning: URC Zoning: URC Zoning: SC Zoning: SR Zoning: SR Zoning: HB Zoning: RR Zoning: RR Zoning: RR Zoning: URBCRABAPPLELNASPENLNDOGWOODLN HATFIELDSTHAMPS H I R E HTS ASPENLN SHALLOWBROOKDRCRABAP P LE LN UNKN O W NHATFIELD STGOLDENCHAINL ND O G W O O D L N GLEASONRD B R IDG E R D BUTTERNUT LN FRANCIS STFIRETHORNLN ALLISO N S T JACKSON STBLACKBERRYLN COOKEAVE Map SheetNorthampton Zoning Map 18C 13 08 03 51 52 3534 27 28 36 49 37 29 20 26 50 14 48 21 53 40 02 09 06 07 19 04 05 01 33 45 46 4742 43 4441 39 12 15 11 18 22 32 25 10 11A 11C 38A 31A 24A 16A 22B 30A 10B 39A 23B 16B 30B 15B 23A 31B 32A 17A 17B 25A 38B 24B 38C 31C 24C 30D30C 17D 12C 23C22D 38D 31D 24D 32C 23D 18D16D16C 10D 17C 25C 18C property line dimension lot numbermap number 99C-999 488.32 135 291.08 150.79 107.6 84.32 89.97 71.2 66 376.17 89.98 68 68 75 136.18 227.53 "A" Street"B" Streetwww.NorthamptonMA.gov e-mail: CityGIS@NorthamptonMA.gov 0 10050Meters 0 100 200 300 400 50050 Feet Assessor lines revision date: 01 January 2018 Projection: Massachusetts State Plane (NAD83)These maps are not intended for use in conveyances and they contain errors and discrepancies. Individuals requiring an authoritative property boundary or other location must retain the services of a professional land surveyor.E Sale #10345.06 Address:Juniper Street Town:Florence County:Hampshire Deed:12363-60 Price:$22,500 Date:8/5/2016 Grantor:Connor, Kathleen M. Grantee:Tal-Baker, Maya & Brien Improvement:None GLA: Use:Vacant; marginal lot $/GLA: Map/Lot:16B-21-1 Acres:0.11 Frontage:50 Utilities:e/t/s/w $/acre:$204,545 Amenities:None Liabilities:None Topography:Gentle slope Verification:MLS / Public record Soil:Sandy Comments:Marginal lot near Look Park and a bike path. The land is located between Bridge and Fern Street. Buyer has built a house which sold for $180,000 in May 2017. Zoning:URB Market Data - 6 Sale #10345.07 Address:Riverside Drive Town:Northampton County:Hampshire Deed:12251-3 Price:$18,500 Date:4/24/2016 Grantor:Perrault, Philip Grantee:Lane, Alexander & Zaman, Sye Improvement:Old barn NV GLA:432 Use:Vacant; unbuildable $/GLA:$43 Map/Lot:30B-68 Acres:0.28 Frontage:375 Utilities:None applicab $/acre:$66,071 Amenities:None Liabilities:Shape Topography:Steep Verification:MLS / Public record Soil:Sandy Comments:Unbuidlable land on Riverside Drive. The lot is improved with a dilapidated barn that the buyers repaired. The land is not suitable for building. Zoning:URB Market Data - 7 67.3 166.3 264 107.25 160 198 198185 198 277.2 104.94139.94 140.9 75 40 100 422.0560.6 100 87.78 290.03251.1 17.48 47.5 165 149 47.1 69.5 148.5 147.93 90 130 71.28 75 140 75 148.5 148.9 249.2 70.3 167 165.74 247.5 150 149 79.2 75 158.4 74.25 445.5 107.25 100 100 172.25 178.68 462 87.78 132 462 56.78 88.42 132 72.6 165 165.66 148 147.93 66 72 86.4685.8 184.8 99 168.96 165.56 156.3 112.2 148.5 165 165 174.0772.6 174.07176.7 169.12 171.6 174.07 174.24 126.06 99 152.46 87.12 99284.46 169.02 142.56 106.26 138.6 82.5 188.7 142.56 70.62 280.5 132 132 139.9 132.8 20 490 151.48 204 250 229 165.51 100 101.00 103.70 68.00 66.17 113.59 73.75 56.65 117.07 132.84 281.50 187.00 24.50 110.00 80 244.09 83.00 54.55 235.70 86.14 85.00 102.50 58.00 310 295 266.2 347.6 370.29 110 132 370.29154.00 122.8 125 125 80 46 100113 122.8 495 74.2 205 150 87.78 178.68 132 142.56 442.1 441.38 125 100 165 129100 13040 55 87.8 75.5148.5 166 165 152 2222 190 225 72 11.5 215 250 181 130 291 319.5 163.6 157.64 165 314.5 110.8 142.56 106.2651.15 51.15 256.74 165 170.28 132 100.4 128 78.8183 94.1 55 148 415.5 25.7 335 359 192.1177 75.8 104.499 100 9224 150 50103.82 191.08 303.5 141.3 250.3 60.8 209.9 43.1 20 92 125.4 163.6 242 57 88 89.7 201.3 114.1 195.07 127 150 154.16 40 100 135 70 70 118 70 391.48 70 165 90 88.22 232 64.3770.00 30 35.74 17.3 234 146 30.5 11.4 34.81 144.5 54 144.5 172.90 107.10 160.00 45.00 265.60 281.43281.43 22.93 30.00 140.59 27.6922.67 73.26 123.10 6.4416.75 88.03 110.59 15.68 114.82 60.12 12.89 120.44 145.18 142.36 140.38 120.87 422.75 128.41 120.54 210.31 20.73 59.16 70.00 82.89 142.80 172.70 70.00 492.75 340.00 340.00 147.95 147.95 133.84 164.74 89.00 133.4769.89 133.84 164.74 60 60.5 60.6 12 52 80.00 101.81 158.00 40 301 173 118 70 186 89 120.93 144.5 198 210 82.5 107.25 213.78 164.99 20.9 43.2 139.94 52.3 109.56 66 10040 59.7 75 115.5 60.3 100 63.97 74.2 148.5 6682.5 156 75 166.89 142.56 77.55 74.25 107.25 74.25 74.25 74.25 99 60 99 90.75 375 91.9 132 165 165 165 71.94 56.78 143.88 87.1 91.9 143.88 82.5 82.5 109.8 82.575 97.56 62.0447.52 194.7 66 76.56 84.75 80.75 38 22 80.8 229 90 99 68.9 117.2 68 83 50 202.4 94.87 100 99 80 80 96.40 82.4 152.31 111111 117 130 73 360 4840109.6 75 87.5 72.6 39.2 1140 139 93.06 21.3 405.4 90 60 90 100 185.46 140.3 132 76.1 100 100 104.2 50 249.5 50 50 51.25102.03 62.41 123.45 114 86.6 241 140 50 130.9 24.6 105 70 113.3 70 90 6183.52 85.25 120 79 101.26 7.55 122.60 203.05 120.31 149.43 60.55 19.56 79.00 78.91 40.00 40.00 370.00 157.03 107.58 111.89 80.00 59.68 78.06 78.06 136.40 71.12 132.00 132.00 100 82.5 70 165 50 99.5 60.5 77.55 60 99 71.94 165 214.5 120 150.4 119.99 174.1 100.03 108.3 150 50 60 87 70 89 58 54 179.49 70 148.2 130 76.95 94.87 132 90.75 95 199.43 75 101.5 61.4 148.99 65.65 64.71 73.50 73.50 171.23 60.01 46.07 218.46 194.77 194.77 131.92 57.58 50.00 85.0053.2853.28 85.0085.00 111.57 113.67 98.54 235.55 80.00 101.81 236.19 170.00 255.00 236.19 170.00 158.00 40 335 80 25 80 278 262.61 105.00 146.81 75.00 127 105.00 146.81 282.39 275.00 300.00 8 23C-030 23D-040 23D-04223D-04423D-045 23D-046 23D-04723D-06823D-06923D-070 23D-071 23D-07223D-073 23D-074 23D-075 23D-076 23D-077 23D-078 23D-079 23D-080 24C-042 30A-033 30A-03430A-035 30A-036 30A-037 30A-038 30A-039 30A-040 30A-041 30A-042 30A-049 30A-050 30A-052 30A-054 30A-055 30A-056 30A-057 30A-058 30A-060 30A-089 30B-001 30B-002 30B-003 30B-004 30B-005 30B-006 30B-007 30B-008 30B-009 30B-011 30B-012 30B-014 30B-016 30B-017 30B-018 30B-019 30B-020 30A-032 30B-024 30B-025 30B-026 30B-027 30B-028 30B-029 30B-030 30B-031 30B-032 30B-033 30B-034 30B-035 30B-036 30B-037 30B-039 30B-040 30B-041 30B-042 30B-043 30B-044 30B-045 30B-046 30B-047 30B-048 30B-049 30B-050 30B-051 30B-052 30B-053 30B-054 30B-055 30B-056 30B-057 30B-058 30B-059 30B-060 30B-061 30B-062 30B-063 30B-064 30B-065 30B-066 30B-067 30B-068 30B-069 30B-071 30B-072 30B-073 30B-074 30B-075 30B-076 30B-077 30B-078 30B-079 30B-080 30B-081 30B-082 30B-083 30B-084 30B-085 30B-087 30B-088 30B-089 30B-090 30B-091 30B-092 30B-093 30B-094 30B-095 30B-096 30B-097 30B-098 30B-103 30B-104 30B-105 30B-106 30B-107 30B-108 30B-109 30B-110 30B-111 30B-112 30B-113 30B-114 30B-115 30B-116 30B-117 30B-118 30B-119 30B-120 30B-121 30B-122 30B-123 30B-124 30C-067 30D-002 30D-007 30D-008 30D-015 31A-104 31A-314 31A-315 31A-316 31A-330 31C-001 30B-013 30B-125 30B-099 30B-100 30B-102 30B-101 23D-194 30B-015 30B-021 30B-022 30B-038 30B-010 30B-126 30B-023 999-998 999-998 30B-127 xxx-xxx 30B-128 30B-129 Zoning: SC Zoning: SC Zoning: SC Zoning: OI Zoning: URA Zoning: FFR Zoning: FFR Zoning: SR Zoning: URB WARD AVEMAPLEWOOD TERRVERNON STWOOD AVE N O R W O O D A V E L A D D A V E FEDERAL ST CLEMENT STNORWOOD AVE RIVERSIDE DR LI B E R T Y S T WARN ER ST HINCKLEY STMILTONSTKEAR N E Y F I E L D Map SheetNorthampton Zoning Map 30B 13 08 03 51 52 3534 27 28 36 49 37 29 20 26 50 14 48 21 53 40 02 09 06 07 19 04 05 01 33 45 46 4742 43 4441 39 12 15 11 18 22 32 25 10 11A 11C 38A 31A 24A 16A 22B 30A 10B 17A 39A 23B 16B15B 23A 31B 32A 17B 25A 38B 24B 38C 31C 24C 18C 30D30C 17D 12C 23C22D 38D 31D 24D 32C 23D 18D16D16C 10D 17C 25C30B property line dimension lot numbermap number 99C-999 488.32 135 291.08 150.79 107.6 84.32 89.97 71.2 66 376.17 89.98 68 68 75 136.18 227.53 "A" Street"B" Streetwww.NorthamptonMA.gov e-mail: CityGIS@NorthamptonMA.gov 0 10050Meters 0 100 200 300 400 50050 Feet Assessor lines revision date: 01 January 2018 Projection: Massachusetts State Plane (NAD83)These maps are not intended for use in conveyances and they contain errors and discrepancies. Individuals requiring an authoritative property boundary or other location must retain the services of a professional land surveyor.E Sale #10345.08 Address:Coles Meadow Road Town:Northampton County:Hampshire Deed:10993-44; 11031-262 Price:$11,000 Date:7/31/2012 Grantor:Goodale, Helen N. Grantee:Kors, Sven Improvement:None GLA: Use:Vacant: non-buildable $/GLA: Map/Lot:8-44-1 Acres:5.70 Frontage:0 Utilities:N/A $/acre:$1,930 Amenities:None Liabilities:Access Topography:Gentle Verification:Selling broker Soil:Sandy Comments:Wooded land with wet areas to the rear and along the frontage. The land has about 92 linear feet of frontage on Coles Meadow Road. The land was sold separately from the house in front. The allocated price for the backland was $11,000. Zoning:RR WSP Market Data - 8 173.13378.48167.31369.46115.15102.3124582.46225249.50612950700800226.84160.46220240240220116.2484.88223.67620565.12739.80872600948.51959.49200307582.1581.46132.66157.59105.9196.88110.0759.37200219.21897.6255160264.2621077.05212.7389.37152.43178.87275.22275204.8459.78490465335.82225.51158.57297.07150302.77250118.62287.3616010016014.81149.258.71125130135.696501095100203751951902402029015070441.4914604452785.54217517381941364501650845218.34367.89431.9919817401360160092400135348138.07202.41238.21200214613.54958200238.63162.69311.75400119.8617288.2668.99238.841.4927.5200418.20495.23320291.4554.65135.36125.08583.80583.80125.08135.36390.00390.00170.00170.00202.27202.27462.29527.57521.34388.78696.01339.71339.71493.66493.66216.90216.90674.28239106155.47391.39360.00125.80189.80363.36363.36957.39130.38130.3895.9195.91203.71203.71200.00200.00549590.590.390.590.190.2159.8169.8151.1140.43139.5136.5125.1124.9413.50285.85224.57198.16200.20224.57451.49450.00872.00200.20198.16394.74394.74471.3193.00268.00116.96383.66897.621281.28670.00515.00228.89156.17100200.84194.30155.70170180154.17203.39175929696198251.41359.7817540017589.3712096125520.4905302016013070225.885105.15135104.26165175214132106.91185100.48605100200122.94135.63257.71125.81100.58909090909063.03186.9736.26221.74113.714.48605238.840.10286.93115162.0048.00209.95229.20258.70197.25422.50422.50197.25239.2726.93136.59261.92172.07324.60700294.08115125113.00360.00391.39409.70370.00362.41281.14360.0047914282026.93136.59261.9236.5671.5384.8842.5359.27132.2224.00203.7726.2456.0243.6640.6935.1922.0825.6824.3630.8032.6934.5170.85154.9940.52225.35450.00820.88854.71582.15261.93209.5591.58172.68109.7127.9703 -01203 -01908 -00608 -00708 -00808 -01108 -03808 -05008 -05208 -05313 -06308 -05113 -04713-06208 -00908 -01208 -01308 -01408 -01508 -01608 -01708 -01808 -01908 -06808 -02103 -00808 -00208 -02408 -02508 -02608 -02708 -02808 -02908 -03008 -03108 -03208 -03408 -04108 -04208 -04308 -04408 -04508 -04608 -02308 -06208 -04008 -05803 -00708 -00108 -00308 -00408 -07008 -03608 -06508 -05508 -03708 -05908 -05408 -06308 -06108 -06708 -057999-99813 -09713 -09813 -00113 -10113 -10008 -03508 -03308 -00507 -03508 -02208 -06413 -073999-99808 -049999-998999-998999-998999-998Zoning: SCZoning: SCZoning: FFRing: FFRZoning: FFRing: FFRoning: FFRZoning: SRZoning: OIZoning: HBZoning: RRZoning: RRZoning: WSPZoning: SCZoning: WSPZoning: WSPC OLESM EADOW R D UNKNOWN(LAURELPARK)NORTHKINGST-RT5&10NORTHAMPTONST(LAURELPHAVENAVE(LAUR E L PARK)UNKNOWN(LAURELPARK)SCOTTAVE(LAURELPARK)HEADINGAVE(LAURELPARKI-91THECIRCLE(LAURELPARK)I-91SPRINGFIELDST(LAURELPALLENRDEMBURYLN(LAURELPARK)I-91ASHBURYAVE(LAURELPARKCLARKAVE(LAURELPARK)BAKERST(LAURELPARK)ALLENRDALLEN RDTRINITYCIR(LAURELPARKLAU R E LPARKI-91THELA N E (LAUREL PARK)I-91I-91I-91Map SheetNorthampton Zoning Map08130351 52353427 28364937292026501448215340020906 071904 05013345 46 4742 43 444139121511182232251011A11C38A31A24A16A22B30A10B39A23B16B30B15B23A31B 32A17A 17B25A38B24B38C31C24C18C30D30C17D12C23C22D38D31D24D32C23D18D16D16C10D17C25C08property line dimensionlot numbermap number99C-999488.32135291.08150.79107.684.3289.9771.266376.1789.98686875136.18227.53"A" Street"B" Streetwww.NorthamptonMA.gov e-mail: CityGIS@NorthamptonMA.gov010050Meters0 100 200 300 400 50050FeetAssessor lines revision date: 01 January 2018Projection: Massachusetts State Plane (NAD83)These maps are not intended for use in conveyances and they contain errors and discrepancies. Individuals requiring an authoritative property boundary or other location must retain the services of a professional land surveyor.E Qualifications 1 APPENDIX 4: Qualifications of Jay E. Closser, Senior Advisor Qualifications 2 QUALIFICATIONS OF THE APPRAISER JAY E. CLOSSER, ASA Senior Advisor, Real Estate Consulting Group, LandVest, Inc. Jay E. Closser is a Senior Advisor with the Real Estate Consulting Group of LandVest, Inc., a broad-based real estate company involved in all aspects of land planning, real estate brokerage, consulting, development, and conservation planning. As Senior Advisor, he is responsible for residential and commercial appraisals, development feasibility studies, land use planning and design, and implementation of development projects. Prior to joining LandVest, Inc., Mr. Closser was the Principal of Temple Hill Associates, an appraisal firm owned by Mr. Closser. He was the Town Appraiser in Concord, MA, a position where he was responsible for the valuation of all real estate in the town for taxation purposes. Mr. Closser has lectured and published articles on the Valuation of Land under Conservation Restrictions. Mr. Closser received a Bachelor of Arts degree in English from Princeton University in 1975. He is a Certified General Appraiser with Massachusetts General License CG #730; Maine General License CG #1523; New Hampshire General License NHCG #779; New York General License #46-42271; and Vermont License CG #80-232. He is a practicing affiliate of the Appraisal Institute. He is a Senior Member of the American Society of Appraisers.