2023-01-08 Andress Ryan & Tracy-AppraisalAPPRAISAL REPORT
CITY OF
BLAIR, NEBRASKA
RE:
HOLLOW ROAD PROJECT
RYAN AND TRACY ANDRESS
2460 HOLLOW ROAD
BLAIR, NEBRASKA
IC
RUSS NELSEN
NELSEN APPRAISAL SERVICES, INC
710 South 19g' Street
Blair, NE 68008
SUMMARY OF SALIENT FACTS
Property
Size
Location
Date of Appraisal
Property Rights
Improvements
Estimate of Value of Taking
TAX LOT 56
Total Lot Size — 5 Acres (217,800 SF)
Taking — .18 Acres (7,841 SF)
2460 Hollow Road, Blair, Nebraska
January 8, 2023
Fee Simple
One -Story House and Outbuilding
$7,057
1 I Page
EFFECTIVE DATE OF THE APPRAISAL
The effective date of this appraisal is January 8, 2023.
DATE OF INSPECTION
The date of inspection is January 8, 2023.
PURPOSE OF APPRAISAL
The purpose of this appraisal is to establish an accurate and defensible market value of the part
being taken. This estimate will be of fee simple title of the subject property. This appraisal is of the
part taken only. Per client instruction, an appraisal of the entire property was not made.
PROPERTY RIGHTS APPRAISED
The property rights appraised are the fee simple title to the land and improvements which
comprise the subject property.
DEFINITION OF FEE SIMPLE
An absolute fee; a fee without limitations to any particular class of heirs or restrictions, but
subject to the limitations of eminent domain, escheat, police power, and taxation. An inheritable
estate.
Source: Byrl N. Boyce, Real Estate Appraisal Terminology - Revised Edition (Ballinger Publishing
Company, Cambridge, Massachusetts, First Printing 1981), p. 102.
2 1 Page
IMPROVEMENTS
The lot that includes a partial taping includes a one-story house and outbuilding.
LEVEL OF INSPECTION
This appraiser inspected the subject lot and the comparable sales. No inspection was made
of the improvements on the lot. I met with the lot owner on January 10, 2023, per phone.
SUBJECT LOT
The subject has a total of 5 Acres and is a corner lot that is nearly street level.
PROPOSED TAKING
The proposed taking is a 33' wide strip of land adjacent to the north side of Hollow Road
which includes the entrance to the lot and contains .18 acres or 7,841 SF.
ESTIMATED VALUE OF TAKING
The following sales taken from the master report are used to establish the estimated value of
the taking.
Sale #2
Size
24,887 SF
Price/SF
$3.21/SF
Sale #4
Size
14,736 SF
Price/SF
$3.06/SF
Sale #5
Size
38,346 SF
Price/SF
$2.00/SF
Sale #6
Size
45,738 SF
Price/SF
$2.07/SF
3 1 Page
The foregoing comparable sales range in size from a low of 14,736 SF to a high of 45,738
SF with an arithmetic average of 30,927 SF.
They also range in price per square foot from a low of $2.00/SF to a high of $3.21/SF with
an arithmetic average of $2.59/SF.
Placing most weight on comparable sales #5 and #6, the subject has a called value of
$.90/SF.
Value of Subject Taking: 7,841 SF @ $.90/SF = $7,057
Value Called $7,057
Damage to remainder called = $0
Total Value of Taking = $7,057
Russ Nelsen,
Certified Appraiser
Nelsen Appraisal Services, Inc.
4 1 Page
ADDENDUM
12/7/2022
Parcel ID:
890040705
Map Number
890040705
State Geo Code
2371-14-0-02371-000-0705
Cadastral #
4TL56
Imaaes
Photo #1 Photo #2 Photo #3 Photo #4 Sketch #1
Current Owner:
ANDRESS, RYAN M & TRACY L
2460 HOLLOW RD
BLAIR, NE 68008
Situs Address:
2460 HOLLOW RD BLAIR
Tax District:
208
School District:
BLAIR SCHOOL 1, 89-0001
Account Type:
Residential
Legal Description:
14 18 11 BC TL 56 14-18-11 114 PC 56
Lot Width:
N/A
Lot Depth:
N/A
Total Lot Size:
5.00 acres
Year Total
Land
Outbuilding
Dwellina
2022 $213,360
$60,660
$10,925
$141,775
2021 $202,575
$60,660
$10,925
$130,990
Yearly Tax Information
Year Amount LM
2022 $3,934.94 1.950857
Description Rate
CO HIST SOCIETY 0.00279100
JAIL BOND FUND 0.01780300
BLAIR CITY 0.33748300
ESU 3
0.01500000
METRO TECH
- 0.09500000
BLAIR SCHOOL 1
0.99000000
NRD
0.03475800
COUNTY GENERAL
0.33479100
COUNTY AG
0.00355400
BLAIR SCHOOL 1 BOND
0.08759100
BLAIR AIRPORT
0.02858800
PUBLIC SAFETY COMMUN 0.00349800
1
890040705
12/7/2022
Status: Improved
Property Class: Residential
Zonina: N/A
Location: Urban
City Size: 5,001-12,000
Lot Size: 5.00-9.99 ac.
Lot Width (ftl Lot Depth (ftl Description Lot Size
0.00 0.00 5.00 acres
onin : N/A
Year Built: 1900
Exterior: 100% Frame, Siding, Vinyl
Bedrooms: 2
Plumbing Fixtures: 6
Basement Size: 0 sq. ft
Building Size: 1,316 sq. ft
Quality: Fair +
Condition:
Good - Very Good
Style:
100% One Story
Bathrooms:
1.00
Heating/Cooling_
100% Warmed & Cooled Air
Min Finish:
0 sq. ft
Part Finish:
0 sq. ft
Garage 1:
Detached Garage(SF)
Garage 1 Size:
720 sq, ft
Description Units Value
CONCRETE DRIVE 320 $2,045
WOOD DECK 168 $3,605
Raised Slab Porch with Roof 144 $4,720
WOOD DECK 364 $5,325
Description
Units Year Built
Cost
OLD BLDG COST —RA
704
$705
UTIL STORAGE —SHE
384
$1,230
OPEN POLE, NO- FL
704
$3,275
OPEN POLE, NO —FL
1,156
$4,210
LEAN TO ON —NEWER
340
$1,505
2 890040705
12/7/2022 9 Works
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LEGAL DESCRIPTION;
THE SOUTH 33.00 FEET OF TAX LOT 66, LOCATED IN THE
NORTHEAST QUARTER OF THE SOUTHWEST QUARTER OF
SECTION 14 TOWNSHIP 10 NORTH, RANGE 11 EAST, OF THE
BTH PRINCIPAL MERIDIAN, WASHINGTON COUNTY, NEBRASKA,
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8 of 14 12/6/2022, 3:00 PM
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