2023-01-08 Belles Edwin & Jackie- AppraisalIm
CITY OF
BLAIR, NEBRASKA
RE:
HOLLOW ROAD PROJECT
JACQUE & EDWIN BELLES
2215 HOLLOW ROAD
BLAIR, NEBRASKA
RUSS NELSEN
NELSEN APPRAISAL SERVICES, INC
710 South 19"' Street
Blair, NE 68008
SUMMARY OF SALIENT FACTS
Property
Size
Location
Date of Appraisal
Property Rights
Improvements
Estimate of Value of Taking
TAX LOT 72
Total Lot Size — .5 Acres (21,780 SF)
Taking — .02 Acre or 871 SF
2215 Hollow Road, Blair, Nebraska
January 8, 2023
Fee Simple
None
$2,178
1 1 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 taking includes the driveway to the home on Tax Lot 285.
There are no other improvements on Tax Lot 72.
LEVEL OF INSPECTION
This appraiser inspected the subject lot and the comparable sales. No inspection was made
of the improvements. I made several attempts to meet with the owner per phone and at the residence
but was unable to speak with the owners.
SUBJECT LOT
The subject lot is the driveway to the home on the adjacent lot. It has a total of .5 acres or
21,780 SF. It is street level.
PROPOSED TAKING
The proposed taking is 33' by 32.97' area adjacent to the south side of Hollow Road and
contains .02 acres or 871 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
Sale #7
Size
11,250 SF
Price/SF
$2.22/SF
3 1 Page
The foregoing comparable sales range in size from a low of 11,250 SF to a high of 45,738
SF with an arithmetic average of 26,991 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 $2.51/SF.
Placing nearly equal weight on comparable sales, the subject has a called value of $2.50/SF.
Value of Subject Taking: 871 SF @ $2.50/SF = $2,178
Value Called $2,178
Damage to remainder called = $0
Total Value of Taking = $2,178
Russ Nelsen,
Certified Appraiser
Nelsen Appraisal Services, Inc.
Page
ADDENDUM
12/7/2022
Parcel ID:
890019572
Map Number
890019572
State Geo Code
2371-14-0-02371-000-9572
Cadastral #
4TL72
Images
Photo #1 Photo #2 Photo #3 Sketch #1
Current Owner:
BELLES, JACQUE A & EDWIN S
2215 HOLLOW RD
BLAIR, NE 68008
Situs Address:
2215 HOLLOW RD BLAIR
Tax District:
208
School District:
BLAIR SCHOOL 1, 89-0001
Account Type:
Residential
Legal Description:
14 18 11 BC TLS 72 & 285 14-18-11 114 PC 4
Lot Width:
N/A
Lot Depth:
N/A
Total Lot Size:
7.35 acres
Year Total Land
2022 $224,060 $73,135
2021 $214,865 $73,135
Yearly Tax Information
Year Amount Levv
2022 $4,132.26 1.950857
No previous sales information is available (for the past 5 years).
Idina Dwellina
$24,305 $126,620
$24,305 $117,425
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 890019572
12/7/2032
~ Improved
Property Class: Residential
Zonina: N/A
Lot Width Lot Dept
N/A
Built:
1900Year
10O%Frame, Siding, Vinyl
Bedrooms:
2
Plumbina Fixtures:
Basement Size:
912xq. ft
Buildina Size:
1.536oq. ft
Quality: ` ^ �` `
/� �"� ' '
Average
Zonincr
N/A
Year Built:
0
N/A
Bedrooms:
0
Plumbina Fixtures:
Basement Size:
Osq. M
Buildina Size:^ `n�-
�����
` 0sq. &
Urban
City Size:`` ` ` ' ` 5.001-12.000
LotSize: 5.00-9.09ac.
9 Information
Description Lot Size
WET 7.35 acres
Average 'Good
ftle.
1O0%One Story
1.50
100%Warmed & Cooled Air
Min Finish:
0sq. #
Part Finish:
0oq. ft
Basement Garage, Single (#)
N/A
0.00
Min Finish:
Ooq, ft
Part Finish:,
0 sq. ft
Description
Units
Value I
CONCRETE DRIVE
480
$2,9051
SOLID WALL PORCH
90
$8,9851
Outbuilding
Data
Description
Units
Year Built
Cost
NAMEBRND-P0LE.0
4.050
1970
$24/010
OLD BLDGCOST-RA
280
$285
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