2023-01-08 Madsen Joshua & Kari-Appraisal":: : ' l Im
FOR
CITY OF
BLAIR, NEBRASKA
RE:
HOLLOW ROAD PROJECT
JOSHUA AND KARI MADSEN
2320 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 163
Total Lot Size —1.9 Acres (82,764 SF)
Taking — .15 Acre (6,534 SF)
2320 Hollow Road, Blair, Nebraska
January 8, 2023
Fee Simple
One -Story House
$6,534
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
Ail 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 a one-story 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 9, 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 has a total of 1.9 Acres or 82,764 SF. The lot slopes to the street.
PROPOSED TAKING
The proposed taking is a 33' wide strip of land adjacent to the north side of Hollow Road
that runs the width of the lot. The total taking contains .15 Acre or 6,534 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 @h of $3.21/SF with
an arithmetic average of $2.59/SF.
Placing most weight on comparable sales #5, and #6, and adjusting for total lot size, the
subject has a called value of $1.00/SF.
Value of Subject Taking; 6,534 SF @ $1.00/SF = $6,534
Value Called $6,534
Damage to remainder called = $0
Total Value of Taking = $6,534
Russ Nelsen,
Certified Appraiser
Nelsen Appraisal Services, Inc.
4 1 Page
ADDENDUM
12/7/2022 rs
ParcellD:
890040943
Map Number
890040943
State Geo Code
2371-14-0-02371-000-0943
Cadastral #
TL163
Photo #1 Photo #2 Photo #3 Sketch #1
Images
Current Owner:
MADSEN, JOSHUA R & KARI J
2320 HOLLOW RD
BLAIR, NE 68008
Situs Address:
2320 HOLLOW RD BLAIR
Tax District:
208
School District:
BLAIR SCHOOL 1, 89-0001
Account Type:
Residential
Legal Description:
14 18 11 BC TL 163 14-18-11 114 PC 163
Lot Width:
N/A
Lot Depth:
N/A
Total Lot Size:
1.90 acres
Year Total Land Outbuilding Dwellina
2022 $273,895 $44,230 $0 $229,665
2021 $256,495 $44,230 $0 $212,265
Yearly Tax Information
Year Amount L'evv
2022 $5,051.36 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
Sale Date Sale Price Book & Page Grantor
02/13/2020 $285,000.00 2020 / 630 FREDERICK, ANNETTE R
1 890040943
12/7/2022
Status: Improved Location: Urban
Property Class: Residential City Size: 5,001-12,000
Zonina: N/A Lot Size. 1.00-1.99 ac.
Land Information
Lot Width jftl Lot Depth (ftl Description Lot Size
0.00 0.00 1.90 acres
Zonina:
N/A
Year Built:
1995
Exterior:
100% Frame, Siding, Vinyl
Bedrooms:
3
Plumbing Fixtures:
8
Basement Size:
1,729 sq. ft
Building Size:
1,745 sq, ft
Quality:
Average +
Description
CONCRETE DRIVE
PATIO
SINGLE 1/S FIRE PL
Raised Slab Porch with Roof
Raised Slab Porch with Roof
WOOD DECK
Condition:
Average - Good
Style.
100% One Story
Bathrooms:
2.00
Heating/Co
100% Warmed & Cooled Air
Min Finish:
0 sq. ft
Part Finish:
0 sq. ft
Garage 1:
Attached Garage(SF)
Garage 1 Size:
744 sq. ft
Ur
is Value
517 $3,085
290 $1,570
1 $5,730
121 $4,880
144 $5,690
154 $4,080
Image not found. Image not found.'
2 890040943
I
O
N
w
N
CD
O
U1
O
0)
X
r-
0
rn
w
M,
m 0--o
0
w.
Ln
0
z
0
m
'a Ln
CD
o
CD
01
CD
0
3
20221206143347287,pdf
imap://russ%40nebrealty%2Ecom@outlook.oftiu,
TAX LOT 163 ROW AQUISITION
JOSHUA R & KAKI J MADSEN
1" PINCH TOP PIPE
721,24'(M)
A'
i12" REBAR
5/8" REBAR W/1-1/4" YPC
"SURVEY MARKER LS 760"
SW COR. NEI/4, SW 1/4
SEC. 14-T18N-RI lE
TAX LOT
163
1-1/2" PINCH TOP PIPE
S89"33'28"E
190.84'(M)190.43'(R)
SOUTH LINE OF TAX LOT 163 AND
SOUTH LINE OF NE1/M, SWIM, SEC.14-18-11
TAX LOT
IS8
1/2" REBAR
SE COR. NEI/4, SW 1/4
SEC. 14-T I BN-R I IE
VICINITY SKETCH
WASHINGTON COUNTY
N13BRASKA
RIIE
LEGCND
LEGAL DESCRIPTION:
MUNONIUNT PUU14D
MONUMBNTSIir
"`YI" "tlP1
THE SOUTH 33.00 FEET OF TAX LOT 163, LOCATED IN THE
Mcul.AT orowr
NI 1,111ASU11RDDN'TANCB
— — — —
NORTHEAST QUARTER OF THE SOUTHWEST QUARTER OF
R ]MCORDDiSTANCIi GRAPHIC SCALE
stvN4lsec l4
SECTION 14 TOWNSHIP 18 NORTH, RANGE 11 EAST, OF THE
m ACQUISITIONARM , 1, r, 41,
will mi'l
6TH PRINCIPAL MERIDIAN, WASHING TON COUNTY, NEBRASKA.
CONTAINING 0.16 ACRES, MORE OR LESS,
NOTE: ALL BEARINGS ARE ASSUMED,
DATE
10121 020
l'-
,CALR
I"= I
DRAWN
TEP
ton Nu.
In
2U1597
nun Dons:
BLAIR 119
J10 rn71�li1:ORn nntrllP
800,723,856Y
138LUWONK
K.r
simm I nir 1
numo. an,h" NE 402.034,3680
000000 wAv,l-s-m
p,umv"¢yuor:»2.m. cat m a�a Ba�,v nose nave ewwr�a�nW luv2owr,00 uum<r2.aay,m rm22na2D3 ss au.
A -C I A 12/6/2022, 3:00 PM