2023-01-08 West Paul-AppraisalAPPRAISAL REPORT
FOR
CITY OF
BLAIR, NEBRASKA
RE:
HOLLOW ROAD PROJECT
PAULA WEST
2362 HOLLOW ROAD
BLAIR, NEBRASKA
MIN
RUSS NELSEN
NELSEN APPRAISAL SERVICES, INC
710 South 19fl' Street
Blair, NE 68008
SUMMARY OF SALIENT FACTS
Property
Size
Location
Date of Appraisal
Property Rights
Improvements
Estimate of Value of Taking
TAX LOT 226
Total Lot Size — 36,155 SF
Taking — 3,920 SF
2362 Hollow Road, Blair, Nebraska
January 8, 2023
Fee Simple
One-Stoiy House
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 taping includes a one-stoiy house.
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 8, 2023.
It is unknown if any trees are to be removed. If that is the case, the owners to be
compensated per value of the trees.
SUBJECT LOT
The subject lot has a total of 3 6,15 5 SF. The lot has a slight slope to the street.
PROPOSED TAKING
The proposed taking is 33' wide strip of land adjacent to the north side of Hollow Road that
runs the width of the lot. The total taking contains .09 Acres or 3,920 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 97
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: 3,920 SF @ $2.50/SF = $9,800
Value Called $9,800
Damage to remainder called = $0
Total Value of Taking = $9,800
Russ Nelsen,
Certified Appraiser
Nelsen Appraisal Services, Inc.
Page
12/7/2022
Parcel ID:
890041153
Map Number
890041153
State Geo Code
2371-14-0-02371-000-1153
Cadastral #
TL226
Photo #1 Photo #2 Photo #3 Sketch 1
Images
Current Owner:
WEST, PAULA
2362 HOLLOW RD
BLAIR, NE 68008
Situs Address:
2362 HOLLOW RD BLAIR
Tax District:
208
School District:
BLAIR SCHOOL 1, 89-0001
Account Type:
Residential
Legal Description:
14 18 11 BC TL 226 14-18-11 114 PC 226
Lot Width:
N/A
Lot Depth:
N/A
Total Lot Size:
36154.80 sq ft
Year Total Land Outbuildina Dwellina
2022 $110,460 $35,385 $145 $74,9301
2021 $104,805 $35,385 $145 $69,2751
Yearly Tax Information 2022
Year Amount Levy I Description Rate
2022 $2,037.18 1.950857 I 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
No previous sales information is available (for the past 5 years).
1 890041153
12/7/2022
Status: Improved
Property Class: Residential
onin : N/A
Lot Width (ft)
Me]
onin :
N/A
Year Built:
0
Exterior:
N/A
Bedrooms:
0
PlumbingFixtures:
0
Basement Size:
0 sq. ft
Building Size:
0 sq. ft
1 11
onin :
N/A
Year Built:
1935
Exterior:
100% Frame, Siding, Wood
Bedrooms:
0
Plumbing Fixtures:
8
Basement Size:
0 sq. ft
Building Size:
942 sq. ft
Quality:
Fair +
Location: Urban
City Size: 5,001-12,000
Lot Size: 20,001 sq. ft. - .99 ac.
Description Lot Size
36154.80 sq ft
Quality:
Condition:
N/A
Style:
N/A
Bathrooms: '
-' 0.00
Heating/Cooling
Min Finish:
0 sq. ft
Part Finish:
0 sq. ft
Condition:
Average
Style:
100% One Story
Bathrooms:
0.00
Heating/CooliM
100% Warmed & Cooled Air
Min Finish:
0 sq. ft
Part Finish:
0 sq. ft
Garage 1:
Attached Garage(SF)
Garage 1 Size:
384 sq, ft
Description
Units
Value
YARD SHED
304
$6,165
YARD SHED
96
$1,945
PATIO
56
$300
CONCRETE DRIVE
400
$2,490
OPEN SLAB W/STEPS
120
$2,065
OPEN SLAB PORCH
20
$190
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TAX LOT 226 ROW AQUISITION
PAULA NEST
TAX LOT
224
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SEC. 14-T 18N-RI 1 E
LEGEND
MONUMENT PUU4U
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MACQUISITION AIIEA
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BLAIR 119 .
TAX LOT
226
S80'33'28"E
117.84'(M1
l 17.30'(M)117.1 O'(R)
SOUTH LINE OF TAX LOT 226 AND
SOUTH LINE OF NE1/4 SWIM SEC.14-18-11
VICINITY SKETCH
WASHINGTON COUNTY
NEBRASKA
RITE
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SWIMISEC I4
nY ifl I a91f1
LEGAL DESCRIPTION:
i
g
M
1/2" REBAR
1/2" REBAR
SE COR. NEI/4 SW1/4
SEC. 14-TISN-RILE
THE SOUTH 33.00 FEET OF TAX LOT 226, LOCATED IN THE
NORTHEAST QUARTER OF THE SOUTHWEST QUARTER OF
SECTION 14 TOWNSHIP 18 NORTH, RANGE 11 EAST, OF THE
5TH PRINCIPAL MERIDIAN, WASHINGTON COUNTY, NEBRASI<A,
CONTAINING 0.09 ACRES, MORE OR LESS,
P,sm.y40V01697,00•Ck!of NA llok'N Ro1 d RaNBswvlylbe'n4911SV•101fAtN Cele.rcnl.e.tp, en lawnwo0 oPN,
5 of 14 12/6/2022, 3:00 PM
TL 226