2023-01-08 Christiansen Jeffrey-Appraisalm
CITY OF
BLAIR, NEBRASKA
RE:
HOLLOW ROAD PROJECT
JEFFREY CHRISTIANSEN
2226 HOLLOW ROAD
BLAIR, NEBRASKA
RUSS NELSEN
NELSEN APPRAISAL SERVICES, INC
710 South 19t" Street
Blair, NE 68008
SUMMARY OF SALIENT FACTS
Property
Size
Date of Appraisal
Property Rights
Improvements
Estimate of Value of Taking
TAX LOT 162
Total Lot Size — 2.02 Acres (87,991 SF)
Taking — 3,485 SF
2226 Hollow Road, Blair, Nebraska
January 8, 2023
Fee Simple
One-Stoiy House and Outbuilding
$3,485
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 taldng 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 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 has a total of 2.02 Acres or 87,991 SF. The lot has a slight slope 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. Tlie total taking contains 3,485 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 $2.39/SF.
Placing most weight on comparable sales #5 and #6, with adjustments for size, the subject
has a called value of $1.00/SF.
Value of Subject Taking: 3,485 SF @ $1.00/SF = $3,485
Value Called $3,485
Damage to remainder called = $0
Total Value of Taking = $3,485
Russ Nelsen,
Certified Appraiser
Nelsen Appraisal Services, Inc.
4 1 Page
ADDENDUM
N
12/7/2022
ParcellD:
890040936
Map Number
890040936
State Geo Code
2371-14-0-02371-000-0936
Cadastral #
TL162
Photo #1 Photo 2 Photo #3 Photo #4 Ph to #5 Photo #6 Sketc 1
Imaaes
Current Owner:
CHRISTIANSEN, JEFFREY E
2226 HOLLOW RD
BLAIR, NE 68008
Situs Address:
2226 HOLLOW RD BLAIR
Tax District:
208
School District:
BLAIR SCHOOL 1, 89-0001
Account Type:
Residential
Legal Description:
14 18 11 BC TL 162 14-18-11 114 PC 116
Lot Width:
N/A
Lot Depth:
N/A
Total Lot Size:
2.02 acres
Year Total Land
2022 $283,440 $44,865
2021 $266,780 $44,865
■Yearly Tax Information
IYear Amount 'Lev
I 2022 $308.50 1.950857
No previous sales information is available (for the past 5 years).
Idin Dwellina
$16,435 $222,140
$16,435 $205,480
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 890040936
12/7/2022
Status: Improved
Property Class: Residential
onin : N/A
Location: Urban
City Size: 5,001-12,000
Lot Size: 2.00-4.99 ac.
Lot Width (ftl Lot Depth (ftl Description Lot Size
0.00 0.00 2.02 acres
Zonin
N/A
Year Built:
1877
Exterior:
100% Frame, Siding, Vinyl
Bedrooms:
3
Plumbing Fixtures:
` 11
Basement Size:
1,815 sq. ft
Building Size:
2,085 sq. ft
Quality:
Average
Zonin
N/A
Year Built:
0
Exterior:
N/A
Bedrooms:
0
Plumbing Fixtures:
` 0
Basement Size:
0 sq. ft
Building'Size:
0 sq. ft
Desc
CONCRETE DRIVE
ASPHALT DRIVE
CONCRETE DRIVE
WOOD DECK
WOOD DECK
WOOD DECK
PATIO
Condition:
Good - Very Good
Style:.
59% 1 1/2 Story Finished 41%
One Story
Bathrooms:
1.00
Heatina/Cooling:
100% Warmed & Cooled Air
Min Finish:
0 sq. ft
Part Finish:
1,064 sq. ft
Garage 1:
Basement Garage, Single (#)
Garage 1 Size:
1 sq. ft
alit
Condition:
N/A
$, tvle:
N/A
Bathrooms:
0.00
Heating/Cooling:
Min Finish:
0 sq. ft
Part Finish:
0 sq. ft
n Units
Value
945
$4,375
740
$1,700
480
$2,905
364
$5,650
28
$1,365
25
$1,255
49
$285
2 890040936
12/7/2022
Descri
OPEN POLE, NO -FL
OLD BLDG COST -RA
OLD BLDG COST -RA
WD EQUIP SHED -FL
Units Ye
360
360
288
1,575
lilt cost
$840
$380
$605
$14,610
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3 890040936
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20221206143347287,pdf
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1
TAX LOT 162 ROW AQUISITION
JEFFREY E CHRISTIANSEN
5/8" REEAR W/1-1/4" YPC
"SURVEY MARKER LS 760"
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TAX LOT
162
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SOUTH LINE OF TAX LOT 162 AND
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SEC. 14- I't SN-It I I E
THE SOUTH 33.00 FEET OF TAX LOT 162, LOCATED IN THE
N01311IEAST QUARTER OF THE SOUTHWEST QUARTER OF
SECTION 14 TOWNSHIP 10 NORTH, RANGC 11 CAST, OF THE
6TH PRINCIPAL MERIDIAN, WASHINGTON COUNTY, NEBRASKA.
CONTAINING 0.00 ACRES, MORE OR LESS,
1 of 14 12/6/2022, 3:00 PN
TL 162