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1999-01-19 Great plains communicationsDuplicate Affidavits of this Publication County Court El Clerk of Dist. Court ■ C ounty ■ S ec. AFFIDAVIT OF PRINTER STATE O F ss. Washington County, Max }�...Rh,Q4des ............... first duly sworn, deposes and says that he is the publisher of TIIE being by me PRISE, a legal weekly newspaper printed and published at Blair, in ENTER- Washing- ton County, Nebr, and of general circulation in said County and State, that said newspaper has a bona fide circulation of more than 300 copies weekly, in said County; and, has been published in said County for more than 52 successive weeks prior to the first publication of the attached notice that the attached notice was published in said newspaper for ....... Two ' week being the issues of, consecutive .... ...... SP -Pt ember ... 1.Q.... 19 98 September 17 ................ ............................... . 19 ...... or ........................................ I..... 19 ...... �l�iibblish 's Signet ue Subscribed in my Presence and sworn to before me 41 this .... 17 .. day of Se p t e mbe r 19.. 98 u a 'dJ Com r f Nov 20 c c7 P � •� y ......s :....... Printers Fees For Publishing This Notice t y Public Preparation of Aff $ 47.88 davit and Billing ..... -- ....... ................................... Notary Fees .... ............. ............................... $ ---- Copy .................... ............................... $ _— $ Total ...................$ 47 _ R LE __ NOTICE gLp ,THENCE ®RT20 THE STATE OF NEBRASKA EAST LINE OF NORTHEAST CORNER THEREOF;. THENCE WEST p THE NORTH SS. LINE OF LOTS 16, 17, 18, 19 AND 20 TO THE EAST RICE DEDICATED 15T14 STREET; THENCE Washington County, SOUTIi ALONG 'I- STREET RIGHT OF 15TH THE HT OF WAY OF STATE Mark NORTH RIG ......................:.:................ ........... Rhoades STREET; THENCE EAST ALONG THE .................... .......................... being by me NORTH RIGHT OF WAY OF STATE first du sworn, deposes and says that he is the publisher of THE ENTER_ STREET To THE POINT NINF PRISE a legal weekly newspaper printed and published at Blair ng_ , in Washi BEGINNING tonCOUn[ A P PR O XIM A TEL Y' CT B BEGINNING AT HE y. Nebr. and of general circulation in said County and State; that said SOUTHEAST CORNER OF BLOCK 16 newspaper has a bona fide circulation of more than 300 copies weekly, in said ORIGINAL TOwNSITE OF BLAIR, County; and, has been published in said County for more than 52 successive THENCE LINE OF AL 16 TTO HE EAST THE weeks prior to the first publication of the attached notice, that the attached NORTHEAST CORNER OF THE SOUTH notice was published in said newspaper for ............................. consecutive HALF OF BLOCK 16; THENCE EAST TO week being the issues of. THE NORTHWEST CORNER OF THE SOUTH HALF OF BLOCK 17; THENCE SOUTH ALONG THE WEST LINE OF BLOCK 17 TO THE SOUTHWEST CORNER THEREOF; THENCE WEST ALONG THE NORTH RIGHT OF WAY OF STATE STREET TO THE POINT OF BEGINNING, APPROXIMATELY 8,000 SQ. FT., reserving unto the Grantor an_ easement for the construction, repair and maintenance of all utilities located in said right of Way. The real estate is being sold to Great Plains Communications, Inc., a Nebraska Corporation, pursuant to the terms and conditions of an Agreement between Great Plains Communications, Inc. and the City of Blair. The purchase rice for the real estate is the sum of $21,000. The specific terms and conditions of the Agreement are .... De c.. ....3 .......................... 19 ..... � ....................... 19 9 8 ......Dec . 17 ....................... 19 98 .................. ............................... 19...... .......................... 19 ...... .::. ...t :.. .............al... Publisher's Signature `�— of th available C ty public erk of the i City of B aie Subscribed to my presence and sworn to before me Nebraska, during regular business h s hall h The sale consummated u -' 17 sa) s of the ass s� t ' • y his .................day of ...................... D e. `... ........................... t . , 19.9 8 within th (30) day' P p of such Ordin " }�� remo nstrance i filed with the A'\, LZAGENERAL NOTARY-State of Nebra:. .- Clerk against such sale sigcd�yPr Aga PEGGY L. HIPNAR (2 4`- V �f A equal in number c / ? * . electors r M Comm. Ex �� he Y P. No (30%) of the electors of si . 20, 20r ` Notary Public the last regular election a Printers Fees For Publishing g This Notice .... ............................... $ 91.8 Preparation of Affidavit an Billing . d Bill Published in the n ............. ..............................$ December 3, 10 & 17, 19 `4 Notary Fees ................................................... ............................... $ Copy............................................................. ............................... $ Total ...................$ 91-84 CITY OF BLAIR, NEBRASKA Phone 402-426-4191 RECEIVED ,O F: ADDRESS CITY, STATE, ZIP CODE THANK YOU -..KEEP -THIS COPY FOR YOUR RECORDS. 3958 RECEIVED BY R-ONT NE 60025 Duplicate Affidavits of this Pu blication have bee fil In the office of: S ounty Court A Clerk of Dist • L j County Clerk Q Sec. State 0 AFFIDAVIT OF PRINTER STATE OF NEBRASKA ss. Washington County, Mark Rhoades .. ............................... ..... being by me fast d ul .............................. y sworn, deposes and says that he is the publisher of THE ENTER_ PRISE, a legal weekly newspaper printed and published at Blair, in Washing- ton County, Nebr. and ofgeneral circulation in said County and State; that said newspaper has a bona fide circulation of more than 300 copies weekly, in said County; and, has been published in said County for more than 52 successive weeks prior to the first publication of the attached notice, that the attached notice was published in said newspaper for ..... h r e e week being the issues of, consecutive December 19, 19 .... 9 6 December 26, 96 .......... ............................... . 19 ..... ....January 2 � ................. 19 .... .. , 9 .................. ............................... 19 ...... .* ..'19 g, Publisher's • S1 • ature •"• " " "' Subscribed in my presence and sworn to before me this ..... 2nd .... day .... o .......... ............................... ..., 191Z III GENERAL NOTARY-State of Nebraska PEGGY L. HIPNAR My Comm. Exp. Nov, 20, 1998 — �.lp��'• �'� otary Public Printers Fees For Publishing This Notice Pre paration of Affid .... ............................... $ 4 0.5 avit and Billing ............. ............................... $ C NotaryFees ................................................... ............................... opy $ ............................................................. ............................... $ Total ...................$ 40.52 TO BE FILED WITH REGISTER OF DEEDS Real Estate Transfer This Statement is Confidential —for Tax Officials Only e Read Instructions on reverse side ft I ntt UEEU WILL NUT BE RECORDED UNLESS THIS STATEMENT IS SIGNED AND LINES 1 -25 ARE ACCURATELY COMPLETED 1 County Name 2 County Number 3 Date of Sale Deed Washington (1) ❑ Single Family Mo. �_ Day _J-9— . �2 79cl _ Day -J-9- — 5 Grantor's Name, Address, and Telephone (Please Print) 6 Grantee's Name, Address, and Telephone (Please Print) Grantor's Name (Seller) Grantee's Name (Buyer) CITY OF BLAIR, NEBRASKA GREAT PLAINS COMMUNICATIONS, INC. Street or Other Mailing Address - Street or Other Mailing Address 218 S. 16TH STREET P.O. BOX 500 City State 7p Code City State Zap Code BLAIR, NE 68008 BLAIR NE 68008 Telephone Number Telephone Number (403 426 -4191 (888) 343 -801 t PROPERTY CLASSIFICATION NUMBER. Check one box In categories A and B. Check C also if property is mobile home. (A) Status (B) Property Type (C) (1)❑ Improved (1) ❑ Single Family (4) ❑ Industrial (6) ❑ Recreational (a) Mineral Interests 9) State Assessed ❑ ( ❑ (1) ❑Mobile Home (2)® Unimproved (2) ❑ Mutd (5) ❑ Agricultural m ❑ Mineral Interests - Producing (10) ❑Exempt (3)0 IOLL (3) Commercial Nonproducing 8 Type of Deed ❑ Warranty ❑ Sheriff ❑ Executor ❑ Mineral ❑ Cemetery 19 Federal Employer Identification or Social Security Number(s) of Grantee(s) (if more than two, attach list) © Quit Claim ❑ Conservator ❑ Partition ❑ Trust ❑ Other 10 Type of Transfer ® Sale ❑ Auction ❑ Gift ❑ Exchange ❑ Foreclosure ❑ Satisfaction of Contract ❑ life Estate ❑ Other (explain) 11 Ownership Transferred in Full (f No, explain division) 12 Was real estate purchased for same use? (rf No, state intended use) ® YES ❑ NO K] YES ❑ NO 13 Was sale between relatives? (If Yes, check appropriate box) ❑ YES Q NO ❑ Spouse ® Parents and Child ❑ Family Corporation or Partnership ❑ Grandparents and Grandchild ❑ Brothers and Sisters ❑ Aunt or Uncle to Niece or Nephew ❑ Other 14 If the read estate was transferred for nominal consideration, what is the current market 15 Was mortgage assumed? If Yes, state amount and irderest rate. value? ❑ YES ❑ NO $ % 16 Does this conveyance divide a current parcel of land? 17 Was sale through a real estate agent? (rf Yes, name of agent) ❑ YES ONO DYES ® NO 18 Address of Property 19 Name and Address of Person to Whom Tax Statement Should be Sent GREAT PLAINS COMMUNICATIONS, INC. P.O. BOX 500 BLAIR, NE 68008 20 Legal Description SEE EXHIBIT "A" ATTACHED HERETO AND BY THIS REFERENCE MADE A PART HEREOF 21 If agricultural, list total number of acres 22 Total purchase price, including any liabilities assumed .................... ............................... 22 $ 21,000 00 23 Was nonreai roe Included in purchase? $ p p rty � p ❑YES ❑ NO (if Yes, enter amount and attach itemized list) ... 23 24 Adjusted purchase price paid for real estate line 22 minus line 23 .......... ............................... 24 21,000 00 Under penalties of law, I declare that I have examined this statement and that it is, to the best of my knowledge and belief, true and correct, and that I am duly authorized to sign this statement. 25 L Print or Type Name of Grantee or Authorized Representative Telephone Number L r Signature of Grantee or Authorized Representative Title Date REGISTER OF DEEDS' USE ONLY FOR NDR USE ONL 26 Date Deed Recorded 27 Value of Stamp or Exempt Number 28 Deed Book 29 Deed Page 30 Mo. Day Yr. $ Nebraska Department of Revenue Forth No. 2- 146-67 Rev. 9-94 Authorized by Sections 76- 214, 77 -1327, R.R.S. 1943 Supersedes 2 -146-67 Rev. 11.92 NEBRASKA DEPARTMENTOF REVENUE — White Copy COUNTY ASSESSOR — Canary and Pink Copies GRANTEE — Goldenrod Copy EXHIBIT "A" TRACT A : BEGINNING AT THE SOUTHEAST CORNER OF LOT 20, BLOCK 17, ORIGINAL TOWNSITE OF BLAIR, THENCE NORTH ALONG THE EAST LINE OF LOT 20 TO THE NORTHEAST CORNER THEREOF; THENCE WEST ALONG THE NORTH LINE OF LOTS 16, 17, 18, 19 AND 20 TO THE EAST RIGHT OF WAY OF DEDICATED 15 STREET; THENCE SOUTH ALONG THE EAST RIGHT OF WAY OF 15 STREET TO THE NORTH RIGHT OF WAY OF STATE STREET; THENCE EAST ALONG THE NORTH RIGHT OF WAY OF STATE STREET TO THE POINT OF BEGINNING, CONTAINING APPROXIMATELY 12,000 SQ. FT.; AND TRACT B : BEGINNING AT THE SOUTHEAST CORNER OF BLOCK 16. ORIGINAL TOWNSITE OF BLAIR, THENCE NORTH ALONG THE EAST LINE OF BLOCK 16 TO THE NORTHEAST CORNER OF THE SOUTH HALF OF BLOCK 16; THENCE EAST TO THE NORTHWEST CORNER OF THE SOUTH HALF OF BLOCK 17; THENCE SOUTH ALONG THE WEST LINE OF BLOCK 17 TO THE SOUTHWEST CORNER THEREOF; THENCE WEST ALONG THE NORTH RIGHT OF WAY OF STATE STREET TO THE POINT OF BEGINNING. CONTAINING APPROXIMATELY 8,000 SQ. FT., a ORDINANCE NO. 17A2 AN ORDINANCE PROVIDING FOR THE SALE AND EXCHANGE OF THE SOUTH 50 FEET OF TAX LOT 232 IN SECTION 7, TOWNSHIP 18 NORTH, RANGE 12 EAST OF THE 6TH P.M., WASHINGTON COUNTY, NEBRASKA, TO P & W, INC., PROVIDING FOR THE TERMS AND CONDITIONS OF SAID SALE, RE- PEALING ALL ORDINANCES OR PARTS OF ORDINANCES IN CONFLICT HERE- WITH, AND PROVIDING WHEN THIS ORDINANCE SHALL BE IN FULL FORCE AND EFFECT. BE IT ORDAINED BY THE MAYOR AND CITY COUNCIL OF THE CITY OF BLAIR, NEBRASKA. SECTION 1. That the City of Blair agrees to deed and con- vey, free and clear of all encumbrances, the real estate de- scribed as the South 50 feet of Tax Lot 232 in Section 7, Town- ship 18 North, Range 12 East of the 6th P.M., Washington County, Nebraska, to P & W, Inc. for and consideration of P & W, Inc. conveying good and fee simple title, free and clear of all encum- brances, to the City of Blair, Nebraska, a Municipal Corporation, of the real estate described as Lots 16, 17, 18, 19, and 20 in Block 17 in the City of Blair, Washington County, Nebraska. SECTION 2. The conveyance shall be pursuant to the terms and conditions of the proposed agreement attached hereto and marked Exhibit "A." SECTION 3. That the Mayor and City Clerk of the City of Blair, Nebraska, are hereby authorized and directed to execute any and all necessary documents to effectuate such conveyance. SECTION 4. All ordinances or parts of ordinances in con- flict herewith are hereby repealed. SECTION 5. This ordinance shall be in full force and effect from and following the passage and publication hereof as required by 1 aw. PASSED AND APPROVED this 10th day of December, 1996. MICHAEL A. MINES, MAYOR ATTEST: ALICE I. DIEDRICHSEN, CITY CLERK (SEAL) STATE OF NEBRASKA ) )ss WASHINGTON COUNTY ) ALICE I. DIEDRICHSEN, hereby certifies that she is the duly appointed, qualified and acting City Clerk of the City of Blair, Nebraska, and that the above and foregoing Ordinance was passed and approved at a regular meeting of the Mayor and City Council of said City held on the 10th day of December, 1996. ALICE I. DIEDRICHSEN, CITY CLERK I This agreement made and entered into this 6th of February, 1997, by and between City of Blair, Nebraska, herei- nafter referred to as "Lessor," and P & W, Inc., hereinafter referred to as "Lessee." WITNESSETH: Lessor has this day leased unto the Lessee the following described premises, to -wit: Lots 16, 17, 18, 19, and 20 in Block 17 in the City of Blair, Washington County, Nebraska. from the 1st day of February, 1997, to the 31st day of August, 1997, for the sum of $100.00 which shall, be paid upon execution of the lease. Lessee covenants that it will not use the premises for any illegal purpose nor will it permit the same to be used for unlaw- ful purposes, business or purposes whatsoever. It will not permit any nuisance whatever on said premises and upon termina- tion return possession of the premises to the Lessor in as good of condition as it now exists accept for ordinary wear and decay, and the Lessor or its agents may enter at any reasonable time after notice to use same or for any necessary purposes. The Lessee shall be liable for and shall pay to the Lessor any damag- es caused by the Lessee for its noncompliance with any of the covenants herein. The Lessee hereby agrees to save harmless and indemnify the Lessor from any and all causes of action, claims, liabilities, damages, or any other losses as a result of its occupation and possession of the premises or as a result of its conduct or actions or the conduct and actions of its guests or invitees. This indemnification shall include but not be limited to costs, attorney fees, and any and all other expenses in addition to any direct monetary, incidental, or consequential damages, either direct or indirect. The Lessee further hereby agrees to obtain and maintain liability insurance against any claims or losses which may occur on the property during the term of this lease and shall list the Lessor as additional insured. A certificate evidencing such liability insurance in the face amount of not less than one million dollars shall be presented to the Lessor within five (5) days of the execution of this lease. The Lessee hereby gives the Lessor a lien upon any and all property of the Lessee upon said premises, to be enforced in like manner as a chattel mortgage, whether exempt from execution or not, for all rent due or to become due by virtue of this lease. It is agreed by and between the parties that the Lessee may assign this lease upon approval of the Lessor which approval will not be unreason- ably withheld. Any subsequent assignee shall be bound by all of the terms and conditions herein contained. In the event of such assignment., the Lessee shall remain liable for all sums due under this lease, and all other Lessee duties and obligations. If the Lessee places or stores any environmental hazardous materials on the premises during its occupancy thereof, the Lessee shall be fully responsible for removal and clean up there- of, and for any environmental claims or liabilities caused by them during the term of this lease. This lease may be amended only by an agreement in writing signed by both parties hereto. This lease shall be binding upon the successors and assigns of both parties hereto. ATTEST: Alice I. Aiedrichsen, City Clerk City of Blair, Nebraska By lchael A. Mines, Mayor P & W. Inc., a Nebraska Corporation, Lessee is 'duly authorized officer. STATE OF NEBRASKA ) )ss WASHINGTON COUNTY ) Before me, the undersigned a Notary Public, duly commis- sioned and qualified for in said county, personally came Michael A. Mines, Mayor of the City of Blair, Nebraska, Lessor, to me known to be the identical person whose name is affixed to the foregoing agreement and acknowledged the execution thereof to be his voluntary act and deed. WITNESS my hand and seal this _ day of February, 1997. STATE OF NEBRASKA ) )ss WASHINGTON COUNTY ) Before me a Not y Public qualified for said county, per- sonally came ,r duly authorized officer of P & W, Inc., a Nebraska Corporation, Lessee, known to me to be the identical person who signed the foregoing instrument and acknowl- edged the execution thereof to be his /her voluntary act and deed. WITNESS my hand and seal this ®� day of February, 1997. T = I •�V• R� -' ERAL NOYARMUte d Mebmiks a6o��__ i' AGREEMENT This Agreement made this day of December, between the City of Blair, Nebraska, a Municipal hereinafter referred to as "Blair," and P & W, Inc., referred to as "P & W." WITNESSETH: 1996, by and Corporation, hereinafter Blair agrees to sell and convey to P & W by Quit Claim Deed, free and clear of all encumbrances except easements and restric- tions of record, the following described real estate, to wit: The South Cr feet € T 232 ' ec � 7 Town � ,"1., ".: z ..� v O t 1+'�, `n' in S t1,,. t 18 North, Range 12 East of the 6th P.M., Washington County, Nebraska, and P & W agrees to purchase said property on the following terms and conditions, to -wit: The consideration therefor shall be that P & W will deed or cause to have conveyed to the City of Blair, by warranty deed good and fee simple marketable title, free and clear of all encumbrances except easements and restrictions of record, the following described real estate, to -wit: Lots 16, 17, 18, 19, and 20 in Block 17 in the City of Blair, Washington County, Nebraska. Closing of the transaction shall be on or before forty -five (45) days following passage of an ordinance by the City of Blair approving the sale herein. It is understood and agreed by and between the parties hereto that P & W shall receive possession of the premises upon closing. Blair shall not be responsible for payment of any real estate taxes assessed against the premises. P & W shall be responsible for and shall pay any and all taxes assessed against the premises including but not limited to any assessments made for any year or partial year during which the City owned the premises, but which are levied as a result of this transaction. P & W shall pay all of the 1996 taxes on Lots 16, 17, 18, 19, and 20 in Block 17 in the City of Blair, Washington County, Nebraska, and will further provide the City of Blair with a title insurance commitment to said real estate. The cost of said title insurance shall be paid by P & W. P & W shall be responsible for all costs to survey the real estate being conveyed to them. r' In the event P & W requests, Blair shall provide to P & W a title insurance commitment to said premises showing good and marketable fee simple title in it for conveyance to P & W. The cost of such title insurance shall be paid solely by P & W. Blair specifically makes no warranties or representations as to the condition of the premises nor their usability as may be intended by P & W. P & W is purchasing the premises "as is ". P & W has made an inspection of the property and is familiar with the condition thereof and is not relying upon any representations made with reference thereto by Blair except those set forth herein. P & W represents, warrants, covenants, and guarantees there are and have been no environmental hazards, underground fuel tanks, asbestos, PCBs, or other toxic materials on the premises. This agreement shall be subject to the filing of any remon- strance pursuant to Nebraska Statutes against the exchange of this property by Blair wherein such remonstrance would be deemed to be valid and which would prohibit, pursuant to the statutes of the State of Nebraska, the conveyance of the property by the City of Blair. In the event of such remonstrance, the purchase price shall be returned to P & W. Under no other circumstance shall P & W be entitled to a refund of the purchase price. This agreement executed the date first aforesaid shall be binding upon the assigns and successors of all parties hereto. P & W, Inc. I s duly authorized officer. ATTEST: a �• fJ Alice I. Diedrichsen, City Clerk City of Blair, Nebraska Y Michael A. Mines, Mayor AC RD CERTIFICATE LIABILITY ', DATE (MM /DDNY) \ ANDIW 1 02/14/97 PRODUCER THIS CERTIFICATE IS ISSUED AS A MATTER OF INFORMATION ONLY AND CONFERS NO RIGHTS UPON THE CERTIFICATE Blair Insurance Agency HOLDER. THIS CERTIFICATE DOES NOT AMEND, EXTEND OR 1529 Lincoln Street ALTER THE COVERAGE AFFORDED BY THE POLICIES BELOW. Blair NE 68008 COMPANIES AFFORDING COVERAGE Blair Insurance /Commercial Lns COMPANY Phone No. 402-426-4888 FaxNo.402- 426 -4875 A Tri -State Insurance INSURED COMPANY B P & W, Inc. COMPANY Bob Warren & Ed Prussa p > Hwy #75, Box 150 - C Herman NE 68029 COMPANY D COVERAGES THIS IS TO CERTIFY THAT THE POLICIES OF INSURANCE LISTED BELOW HAVE BEEN ISSUED TO THE INSURED NAMED ABOVE FOR THE POLICY PERIOD INDICATED, NOTWITHSTANDING ANY REQUIREMENT, TERM OR CONDITION OF ANY CONTRACT OR OTHER DOCUMENT WITH RESPECT TO WHICH THIS CERTIFICATE MAY BE ISSUED OR MAY PERTAIN, THE INSURANCE AFFORDED BY THE POLICIES DESCRIBED HEREIN IS SUBJECT TO ALL THE TERMS, EXCLUSIONS AND CONDITIONS OF SUCH POLICIES. LIMITS SHOWN MAY HAVE BEEN REDUCED BY PAID CLAIMS. LTR TYPE OF INSURANCE POLICY NUMBER POLICY EFFECTIVE DATE (MM /DD/YY) POLICY EXPIRATION DATE (MM /DD/YY) LIMITS GENERAL LIABILITY GENERALAGGREGA "rE $ 10000000 X PRODUCTS - COMP /OPAGG $ 1000000 A COMMERCIAL GENERAL LIABILITY CLAIMS MADE X OCCUR 8010933 -2 01/02/97 01/02/98 PERSONAL & ADV INJURY $ 500000 EACH OCCURRENCE $ 500000 OWNER'S & CONTRACTOR'S PROT FIRE DAMAGE (Any one fire) $ Excluded MED EXP (Any one person) $ 5000 AUTOMOBILE LIABILITY ANY AUTO COMBINED SINGLE LIMIT $ ALL OWNED AUTOS SCHEDULED AUTOS BODILY INJURY (Per person) $ HIRED AUTOS NON -OWNED AUTOS BODILY INJURY (Per accident) $ PROPERTY DAMAGE $ GARAGE LIABILITY AUTO ONLY - FA ACCIDENT $ ANYAUTO OTHER THAN AUTO ONLY: EACH ACCIDENT $ AGGREGATE $ EXCESS LIABILITY EACH OCCURRENCE $ 1000000 A X UMBRELLA FORM 8111660 01/02/97 01/02/98 AGGREGATE $ 1000000 OTHER THAN UMBRELLA FORM $ WORKERS COMPENSATION AND EMPLOYERS' LIABILITY TORY AT TS O ER EL EP,rH ACCIDENT $ THE PROPRIETOR/ INCL PARTNERS /EXECUTIVE EL DISEASE - POLICY LIMIT $ OFFICERS ARE: EXCL EL DISEASE - EA EMPLOYEE $ OTHER A Commercial Applica 8010933 -2 01/02/97 01/02/98 DESCRIPTION OF OPERATIONS /LOCATIONSNEHICLES /SPECIAL ITEMS CERTIFICATE HOLDER CANCELLATION BLAIR -1 SHOULD ANY OF E ABOVE DESCRIBED POLICIES BE CANCELLED BEFORE THE EXPIRATION DATE THE F, THE ISSUING COMPANY WILL ENDEAVOR TO MAIL City of Blair Rod Storm 3O DAYS WRITTE N NOTI HE CERTIFICATE HOLDER NAMED TO THE LEFT, 218 S. 16th BUT FAILURE TO MAIL SUC ICE SHALL IMPO OBLIGATION OR LIABILITY Blair NE 68008 OFANY KIND UPON TH O NY,ITSAGE O RESENTAT S. AUTHORIZED REPRES TI ACORD 25 -S (1/95) Blair Insurance /Co ercia Lns ©ACORD CORPORATION 1988 THIS AGREEMENT made this � �� day of November, 1998, by and between the City of Blair, Nebraska, a Municipal Corporation, hereinafter referred to as "Seller ", and Great Plains Communications, Inc., a Nebraska Corporation, hereinafter referred to as "Buyer ". WITNESSETH: Seller agrees to sell and convey to the Buyer by Quit Claim Deed, free and clear of all encumbrances except easements and restrictions of record, the following described real estate, to -wit: TRACT A: BEGINNING AT THE SOUTHEAST CORNER OF LOT 20, BLOCK 17, ORIGINAL, TOWNSITE OF BLAIR, THENCE NORTH ALONG THE EAST LINE OF LOT 20 TO THE NORTHEAST CORNER THEREOF; THENCE WEST ALONG THE NORTH LINE OF LOTS 16, 17, 18, 19 AND 20 TO THE EAST RIGHT OF WAY OF DEDICATED 15' STREET; THENCE SOUTH ALONG THE EAST RIGHT OF WAY OF 15 STREET TO THE NORTH RIGHT OF WAY OF STATE STREET; THENCE EAST ALONG THE NORTH RIGHT OF WAY OF STATE STREET TO THE POINT OF BEGINNING, CONTAINING APPROXIMATELY 12,000 SQ. FT.; AND TRACT B : BEGINNING AT THE SOUTHEAST CORNER OF BLOCK 16, ORIGINAL TOWNSITE OF BLAIR, THENCE NORTH ALONG THE EAST LINE OF BLOCK 16 TO THE NORTHEAST CORNER OF THE SOUTH HALF OF BLOCK 16; THENCE EAST TO THE NORTHWEST CORNER OF THE SOUTH HALF OF BLOCK 17; THENCE SOUTH ALONG THE WEST LINE OF BLOCK 17 TO THE SOUTHWEST CORNER THEREOF; THENCE WEST ALONG THE NORTH RIGHT OF WAY OF STATE STREET TO THE POINT OF BEGINNING, CONTAINING APPROXIMATELY 8,000 SQ. FT. the said Buyer agrees to purchase said property on the following terms and conditions, to -wit: The purchase price therefor is agreed to be the sum of $21,000.00, which shall be paid in cash at the time of closing. Closing of the transaction shall be on or before forty -five (45) days following passage of an ordinance by the City of Blair approving the sale herein. It is understood and agreed by and between the parties hereto that Buyer shall receive possession of the premises upon closing. The City of Blair hereby specifically reserves an easement over and across said right of way for any storm sewer or any other utilities on said real estate. The Buyer shall have the right to move and reconstruct said storm sewer or other utilities to any location on said real estate provided same is at the Buyer's sole expense and pursuant to the Seller's specifications. The Seller shall not be responsible for payment of any real estate taxes assessed against the premises. The Buyer shall be responsible for and shall pay any and all taxes assessed against the premises including but not limited to any assessments made for any year or partial year during which the City owned the premises, but which are levied as a result of this transaction. The Seller shall not have any obligation or liability to provide a survey of the premises. In the event the Buyer requests, Seller shall provide to the Buyer a title insurance commitment to said premises showing fee simple title in Seller, subject to any easements and restrictions of record, for conveyance to said Buyer. The cost of such title insurance shall be paid solely by the Buyer. The Seller specifically makes no warranties or representations as to the condition of the premises nor their usability as may be intended by the Buyer. The Buyer is purchasing the premises "as is ". The Buyer has made an inspection of the property and is familiar with the condition thereof and is not relying upon any representations made with reference thereto by the Seller except those set forth herein. This Agreement shall be subject to the filing of any remonstrance pursuant to Nebraska Statutes against the sale of this property by Blair wherein such remonstrance would be deemed to be valid and which would prohibit, pursuant to the statutes of the State of Nebraska, the conveyance of the property by the City of Blair. In the event of such remonstrance, the purchase price shall be returned to the Buyer. Under no other circumstance shall the Buyer be entitled to a refund of the purchase price. This Agreement shall be binding upon and inure to the benefit of the parties hereto, their assigns and successors in interest. CITY OF BLAIR, NEBRASKA MICHAEL A. MINES, MAYOR ATTEST: BRENDA R. TAYLOR, CITY CLERK GREAT PLAINS CO g CATIONS, INC. BY STATE OF NEBRASKA ) ) :ss: WASHINGTON COUNTY ) On this �V day of November, 1998, before me, the undersigned a Notary Public, duly commissioned and qualified for in said county, personally came Michael A. Mines, Mayor of the City of Blair, Nebraska, Seller, to me known to be the identical person whose name is affixed to the foregoing agreement and acknowledged the execution thereof to be his voluntary act and deed. WITNESS my hand and Notarial Seal the day and year last above written. LOGEENERALN07A�SY- Siatsci ^b s'aa D ENDA R : _C MyComm.Ea Ju NOTARY PUBLIC STATE OF NEBRASKA ) ) :SS: WASHINGTON COUNTY ) On this ,,3mk day of November, 1998, before me, the undersigned a Notary Public, duly commissioned and qualified for in said county, personally came e- duly authorized officer of Great Plains Communications, Inc., a Nebraska corporation, Buyer, to me known to be the identical person whose name is affixed to the foregoing agreement and acknowledged the execution thereof to be his/her voluntary act and deed. WITNESS my hand and Notarial Seal the day and year last above written. __ �E�ERRL NQTA�Y Sf 7Apr.23,2001 bras M. AEN NOTARY PUBLIC My Comm. Exp. AN ORDINANCE PROVIDING FOR THE SALE OF TWO TRACTS OF LAND DESCRIBED AS FOLLOWS: TRACT A: BEGINNING AT THE SOUTHEAST CORNER OF LOT 20, BLOCK 17, ORIGINAL TOWNSITE OF BLAIR, THENCE NORTH ALONG THE EAST LINE OF LOT 20 TO THE NORTHEAST CORNER THEREOF; THENCE WEST ALONG THE NORTH LINE OF LOTS 16, 17, 18, 19 AND 20 TO THE EAST RIGHT OF WAY OF DEDICATED 15 STREET; THENCE SOUTH ALONG THE EAST RIGHT OF WAY OF 15 STREET TO THE NORTH RIGHT OF WAY OF STATE STREET; THENCE EAST ALONG THE NORTH RIGHT OF WAY OF STATE STREET TO THE POINT OF BEGINNING, CONTAINING APPROX AATELY 12,000 SQ. FT.; TRACT B : BEGINNING AT THE SOUTHEAST CORNER OF BLOCK 16, ORIGINAL TOWNSITE OF BLAIR, THENCE NORTH ALONG THE EAST LINE OF BLOCK 16 TO THE NORTHEAST CORNER OF THE SOUTH HALF OF BLOCK 16; THENCE EAST TO THE NORTHWEST CORNER OF THE SOUTH HALF OF BLOCK 17; THENCE SOUTH ALONG THE WEST LINE OF BLOCK 17 TO THE SOUTHWEST CORNER THEREOF; THENCE WEST ALONG THE NORTH RIGHT OF WAY OF STATE STREET TO THE POINT OF BEGINNING, CONTAINING APPROXIMATELY 8,000 SQ. FT., PROVIDING FOR THE TERMS AND CONDITIONS OF SAID SALE, REPEALING ALL ORDINANCES OR PARTS OF ORDINANCES IN CONFLICT HEREWITH AND PROVIDING WHEN THIS ORDINANCE SHALL BE IN FULL FORCE AND EFFECT. • ' • • l • • • - 61 M 1 2 , 1 •. • SECTION 1. That the City of Blair agrees to transfer and quitclaim unto Great Plains Communications, Inc., all of the City's right, title, and interest in and to two tracts of real estate described as follows: "Tract A : Beginning at the Southeast corner of Lot 20, Block 17, Original Townsite of Blair, thence North along the East line of Lot 20 to the Northeast corner thereof; thence West along the North line of Lots 16, 17, 18, 19 and 20 to the east right of way of dedicated 15 Street; thence South along the East right of way of 15 Street to the North right of way of State Street; thence East along the North right of way of State Street to the point of Beginning, containing approximately 12,000 sq. fl.; Tract B : Beginning at the Southeast corner of Block 16, original Townsite of Blair, thence North along the East line of Block 16 to the Northeast corner of the South -1- half of Block 16; thence East to the Northwest corner of the South half of Block 17; thence south along the West line of Block 17 to the Southwest corner thereof; thence Nest along the North right of way of State Street to the point of beginning, containing approximately 8,000 sq. ft. SECTION 2. The conveyance of the tracts of real estate described in Section 1, hereinabove, shall be pursuant to the terms and conditions of the proposed agreement attached hereto and marked Exhibit "A". SECTION 3. That the Mayor and City Clerk of the City of Blair, Nebraska, are hereby authorized and directed to execute and deliver any and all necessary documents or quitclaim deeds to effectuate such conveyance of real estate. SECTION 4. All ordinances or parts of ordinances in conflict herewith are hereby repealed. SECTION 5. This ordinance shall be in full force and effect from and following the passage and publication hereof as required by law. PASSED AND APPROVED THIS 10th day of November, 1998. CITY OF BLAIR, NEBRASKA MIdIAEL A. MINE , MAYOR ATTEST: o"t BRENDA R. TAYLOR, CIT CLERK (SEAL) N STATE OF NEBRASKA ) )ss WASHINGTON COUNTY ) BRENDA R. TAYLOR, hereby certifies that she is the duly appointed, qualified and acting City Clerk of the City of Blair, Nebraska, and that the above and foregoing Ordinance was passed and approved at a regular meeting of the Mayor and City Council of said City held on the 10th day of November, 1998. v° )� ' �` �_ tom.. � --- BRENDA R. TAYLOR, CITY CLERK -3- 1635 Front 5treet ® P.O. Box 500 ® BlaIr, Nebraska 68008 ® 402A26-951 1 September 24, 1998 To: City Clerk City of Blair 218 South 16 Street Blair, NE 68008 Re: Real Estate Bid Great Plains Communications, Inc. hereby offers (Twenty one thousand dollars ($21,00.00) for the following described real estate to wit: Tract A : Beginning at the Southeast corner of Lot 20, Block 17, Original Townsite of Blair, thence North along the East line of Lot 20 to the Northeast corner thereof; thence West along the North line of Lots 16, 17, 18, 19 and 20 to the east right of way of dedicated 15 Street; thence South along the East right of way of 15 Street to the North right of way of State Street; thence East along the North right of way of State Street to the point of beginning, containing approximate 12,000 sq. ft. Tract B : Beginning at the Southeast corner of Block 16, original Townsite of Blair, thence North along the East line of Block 16 to the Northeast corner of South half of Block 16; thence East to the Northwest corner of the South half of Block 17; thence South along the West line of Block 17 to the Southwest corner thereof; thence West along the North right of way of State Street to the point of beginning, containing approximately 8,000 sq. ft. If you have any questions regarding our offer, please do not hesitate to contact us. A urs very trul man . Nelson This is a proposal for the sale of the real estate described as Tract A and Tract B as the enclosed notice describes. I offer a total bid of $10,000.00 for both tracts. Thank you. Kevin Christoffersen Christoffersen Drywall Notice is hereby given that the City of Blair is offering for sale the real estate described as follows: Tract A : Beginning at the Southeast corner of Lot 20, Block 17, Original Townsite of Blair, thence North along the East line of Lot 20 to the Northeast corner thereof; thence West along the North line of Lots 16, 17, 18, 19 and 20 to the east right of way of dedicated 15 Street; thence South along the East right of way of 15 Street to the North right of way of State Street; thence East along the North right of way of State Street to the point of beginning, containing approximate 12,000 sq. ft. Tract : Beginning at the Southeast corner of Block 16, original Townsite of Blair, thence North along the East line of Block 16 to the Northeast corner of the South half of Block 16; thence East to the Northwest corner of the South half of Block 17; thence South along the West line of Block 17 to the Southwest corner thereof; thence West along the North right of way of State Street to the point of beginning, containing approximately 8,000 sq. ft. All proposals may be subject to further negotiations and the City may reject any or all proposals with or without cause. Sale of property by the City does not guarantee particular use under the City's Zoning ordinance. The property is zoned A/ML and any use will require a special use permit as per City Zoning Regulations. Sealed proposals should be filed with the City Clerk, 218 S. 16 Street, Blair, Nebraska 68008 on or before 2:00 o'clock P.M. on Monday, September 28, 1998. All sales approved by the City shall be pursuant to the terms and conditions of our agreement on file with the City Clerk and available for public inspection during regular business hours. For additional information, please contact Rodney A. Storm, City Administrator, 218 S. 16 Street, Blair, Nebraska 68008 or (402) 426 -4191. A. That part of dedicated 14 Street lying South of the South right -of -way of State Street and North of the South line of Blocks 23 and 24, original townsite of Blair. B. Beginning at the Southeast corner of Lot 20, Block 17, original townsite of Blair, thence North along the East line of Lot 20 to the Northeast corner thereof; thence West along the North line of Lots 16,17,18,19 and 20 to the East right -of —way of dedicated 15 Street; thence South along the East right -of -way of 15 Street to the North right -of -way of State Street; thence East along the North right -of -way of State Street to the point of beginning. C. Beginning at the Southeast corner of Block 16, original townsite of Blair, thence North along the East line of Block 16 to the Northeast corner of the South half of Block 16; thence East to the Northwest corner of the South half of Block 17; thence South along the West line of Block 17 to the Southwest corner thereof; thence West along the North right -of -way of State Street to the point of beginning. B -C. Beginning at the Southeast corner of Lot 20, Block 17, original townsite of Blair; thence North along the East line of Lot 20 to the Northeast corner thereof; thence West along the North line of Lots 16, 17, 18, 19, and 20 in Block 17 and Westerly extension thereof to the Northeast corner of Lot 30 in Block 16; thence South along the East line of Lot 30 to the Southeast corner thereof; thence East along the North right -of -way of State Street to the point of beginning. HOME Real Estate PO Box 572 Blair, NE 68008 Neal Snith Con -E -Co 237 North 13 Street Blair, NE 68008 Kevin Christofferson 2251 Colfax Street Blair, NE 68008 Blair Real Estate 1765 Washington Street Blair, NE 68008 Pat Mallette Real Estate RR1 Box 268A South Highway 30 Blair, NE 68008 John Erickson PO Box 610 Blair, NE 68008 Patty Plugge Gateway Development 1526 Washington Street Blair, NE 68008 Century 21 Sternberg & Assoc. 1449 Washington Street Blair, NE 68008 Washington County Real Estate 710 South 19 Street Blair, NE 68008 Ray Preister Great Plains Communications 1635 Front Street Blair, NE 68008 COMPLETE SELF - CONTAINED 10 ffi •. CITY OF BLAIR, NEBRASKA RE: VACANT LOTS ON STATE STREET BLAIR, NEBRASKA RUSS NELSEN NELSEN APPRAISAL SERVICES, INC 710 South 19 St. Blair, NE 68008 i To: Rod Storm RE: Vacant Lots I have made an investigation and appraisal of the fee simple interest in the real property known as: located at: and submit our findings in this report. The purpose of the appraisal is to express an opinion as of September 9, 1998, of the fair market value of the real property, assuming it to be vacant and available for sale on the open market. The function of our appraisal is to estimate market value. Fair Market Value is defined as the estimated amount at which the property might be expected to exchange between a willing buyer and a willing seller, neither being under compulsion, each having reasonable knowledge of all relevant facts, with equity to both. The land, land improvements, and building have been valued as if offered in the open market for a reasonable period of time in which to find a buyer. We have assumed the property to be available for a development to its highest and best use, free and clear of all liens and encumbrances. Fee Simple Interest is defined as an absolute fee, free of limitations to any particular class of heirs or restrictions, but subject to the limitations of eminent domain, escheat, police power, and taxation. Our report consists of: A narrative report containing descriptions of the property appraised, the valuation techniques used, and a statement of the conclusion of value. Exhibits consisting of: Plat, photographs, identifying land description, building sketch (if applicable), assumptions and limiting conditions, and certificate of appraiser. I appraised on the real estate including land, land improvements, buildings, fixed building service equipment and carpeting. Excluded were furnishings, equipment, inventory and movable or personal property. I have not investigated the title to or any liabilities against the property appraised. Respectfully submitted, Russ Nelsen Nelsen Appraisal Services, Inc. THE APPRAISER CERTIFIES AND AGREES THAT; 1. The appraiser has no personal or contemplated future interest in the property appraised; and neither the employment to make the appraisal, nor the compensation for it, is contingent upon the appraised value of the property. 2. The appraiser has no personal interest or bias with respect to the subject matter of the appraisal report or the participants to the sale. The "Estimate of Market Value" in the appraisal report is not based in whole or in part upon the race, color, or national origin of the prospective owners or occupants of the properties in the vicinity of the property appraised. 3. The appraiser has personally inspected the property, both inside and out, and has had an exterior inspection of all comparable properties listed in the report. To the best of the appraisers knowledge and belief, all statements and information in this report are true and correct, and the appraiser has not withheld any significant information. 4. All contingent and limiting conditions are contained herein (imposed by the terms of the assignment or by the undersigned affecting the analysis, opinions, and conclusions contained in the report.) 5. This appraisal report has been made in conformity with and is subject to the requirements of the Code of Professional Ethics and Standards of Professional Conduct of the Appraiser Organizations with which the appraiser is affiliated and satisfies Federal Regulation 323.4 set forth by the FDIC regarding the 14 points required by this regulation. 6. All conclusions and opinions concerning the real estate that are set forth in the appraisal report were prepared by the appraiser whose signature appears on the appraisal report, unless indicated as "Review Appraiser". No change of any item in the appraisal report shall be made by anyone other than the appraiser, and the appraiser shall have no responsibility for any such change. Property Tract 1 - Parcel A " 2 - Parcel B " 3 - Parcel C " 4- Parcel B &C Location State Street, Blair, NE Client City of Blair Date of Appraisal September 9, 1998 Property Rights Fee Simple Area of Site Tract 1 - Parcel A/6,400 sf 2 - Parcel B /12,000 sf " 3 - Parcel C /8,000 sf 4 - Parcel B & C /20,000 sf Zoning Manufacturing /Light Industrial Estimate of Value Tract 1 - Parcel A /$14,000 2 - Parcel B/$22,800 " 3 - Parcel C /$15,600 64 4 - Parcel B & C/$33,000 1 • I , The effective date of this appraisal is September 9, 1998. The date of inspection is September 9, 1998. W . IRA The purpose of this appraisal is to establish an accurate and defensible market value. This estimate will be of fee simple title of the subject property. This appraisal is of the real property only. W tkel R Wd t �� 1' The property rights appraised are the fee simple title to the land and improvements which comprise the subject property. 1 IU 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. The objective of the appraisal is to estimate the market value of the subject property land and improvements to the land as described in this report. 1 0110 • • HK""V' "W WWWR N, The most probable price in terms of money which a property should bring in a competitive and open market under all conditions requisite to a fair sale, the buyer and seller, each acting prudently, knowledgeably and assuming the price is not affected by undue stimulus. Implicit in this definition is the consummation of a sale as of a specified date and the passing of title from seller to buyer under conditions whereby: 1. Buyer and seller are typically motivated. 2. Both parties are well informed or well advised, and each acting in what they consider their own best interest. 3. A reasonable time is allowed for exposure in the open market. 4. Payment is made in cash or its equivalent. 5. Financing, if any, is on terms generally available in the community at the specified date and typical for the property type in its locale. 6. The price represents a normal consideration for the property sold unaffected by special financing amounts and /or terms, services, fees, costs, or credits incurred in the transaction. Source: Byrl N. Boyce, Real Estate Appraisal Terminology - Revised Edition (Ballinger Publishing Company, Cambridge, Massachusetts, First Printing 1981), pp. 160 -161. 10 Ell .114 4 Dy I 10rez 0 105 1i Estimated marketing time for properties like the subject in this area of Washington county is 60 -190 days. This is based on sales throughout Washington County, Nebraska. G ST AND BEST USE The definition of the highest and best use, as defined in the first edition of Real Estate Appraisal Terminology, published in 1975, by the American Institute of Real Estate Appraisers and the society of Real Estate Appraisers, on page 107 is stated as follows: "That reasonable and probable use that will support the highest and present value, as defined, as of the effective date of the appraisal. Alternatively, that use from among reasonable, probable, and legal alternative uses, found to be physically possible, appropriately supported, financially feasible, and which results in highest land value. " The definition immediately above applies specifically to the highest and best use of land. It is to be recognized that in cases where a site has existing improvements on it, the highest and best use may very well be determined to be different from the existing use. The existing use will continue, however, unless and until land value in its' highest and best use exceeds the total value of the property in its' existing use. An analysis of the highest and best use of the subject property requires application of the principles inherent in the concept of highest and best use, employing a two part methodology. Initially, the site is analyzed as if vacant. Those probable uses are compared as to their legal, physical, and economic viability in order to deduce that use which will provide for the highest land value. Subsequent to the aforementioned analysis, the subject property is then considered, taking into account existing improvements, and their impact to determine the highest and best use of the subject property as improved. The highest and best use for the subject property is commercial development. ZONING AND UTELITEES All of the parcels are zoned manufacturing and light industrial. All normally expected utilities are available to the parcels, including water, sewer, power, and natural gas. Anticipation: Market value is the present worth of all the anticipated future benefits to be derived from the property. The benefits may be in the form of an income stream or amenities. Balance: The principle of balance has dual significance. When applied to an individual property, maximum market value is reached when the four agents of production -- labor, coordination or management, capital, and land -- attain a state of equilibrium. Balance works in conjunction with the principles of contribution, increasing and decreasing returns, and surplus productivity. When applied to a neighborhood, the principle indicates that market value is reached when the complementary uses of land attain an equilibrium. When the principle of balance is applied to a neighborhood, it works in conjunction with the principle of competition. Change: Market value is never constant because economic, social and government forces are at work to change the property and its environment. Because change is continuous, the estimate of market value is valid only on the day it is made. The principle of change works in conjunction with the principle of anticipation. Competition: This principle states that when profits are being make, competition is created. This tends to dissipate excess profit, although some may remain and contribute to increased land value. Conformity: This principle states maximum market value is reached when a reasonable degree of economic and social homogeneity is expected in foreseeable future. Conformity works in conjunction with the principles of progression and regression. Consistent Use: Property must be valued with a single use for the entire property. It is improper to value a property on the basis of one use for the land and another use for the improvements. When a parcel is ready for a higher use, the improvements may still have a long physical life, but their economic life may have terminated or be negative. Consistent Use: Property must be valued with a single use for the entire property. It is improper to value a property on the basis of one use for the land and another use for the improvements. When a parcel is ready for a higher use, the improvements may still have a long physical life, but their economic life may have terminated or be negative. Contribution: The value of an agent of production (or a property component) depends upon its contribution to the whole. In other words, cost does not necessarily equal value. The principle of contribution works in conjunction with the principles of balance, increasing the decreasing returns, and surplus productivity. Increasing and Decreasing Returns: This refers to the inter - relationship between cost, price and volume of goods of services produced. Volume should be increased to the point where marginal cost equals marginal revenue. At this point maximum return is obtained and competition is reduced. Substitution: A property's market value tends to be set by the cost of acquiring an equally desirable and valuable substitute property, assuming that no costly delay is encountered in making the substitution. This principle serves as the basis of the three approaches to value -cost, comparative sales and income. Legal: See attached. Location: The subject lots are located between le and 15 h on State Street. Improvements: None 1 ' I U I • Par cel A - This is a rectangular shaped tract of unimproved land. It is located at the south end of le street near the north side of Blair. It is presently part of 14' street. It is 80' x 80' or 6,400 square feet. Most of the lot is concrete and presently used for a driveway to Concrete Equipment Company. Parcel B - This is a rectangular shaped tract of unimproved land adjacent to the north side of State Street between le and 15 street. Part of the tract is abandoned rail road right of way and part is unimproved city lots. It is 100' 120' or 12,000 square feet. Parcel C - This is a rectangular shaped tract of unimproved land adjacent to the north side of State Street between 14' and 15' street. This tract is abandoned railroad right of way. It is 80' x 100' or 8,000 square feet. Blair is a city of approximately 7000 people and lies in the east part of Washington County near the Missouri River. It is within 20 miles of north Omaha and a major airport. Blair is served by four major highways and in addition is within 20 miles of two major Interstate systems. A new bridge links Nebraska and Iowa along Highway 30. A modern rail system runs though Blair as well as different spurs. The Missouri River provides for waterway transportation and shipping. Therefore, Blair is a convenient location for commercial based operations. Farming and related industries are the main enterprises in the county. Areas that are not conducive to farming are used for pasture and residential acreage development, especially in the south on half of the county. Quarrying is important, especially along the river between Blair and Fort Calhoun. Washington County is located in east central Nebraska along the Missouri River which borders the county on the east. Burt County is to the north, Dodge County to the west and Douglas County is to the south. The county has a land area of approximately 387 square miles or 247,680 acres. Blair is the county seat which is located along the Missouri River. An appraisal is an estimate of value; it is an opinion of value. Its accuracy depends on the basic competence and integrity of the appraiser and on the soundness and skill by which the appraiser processes the data. Its worth is influenced by the availability of pertinent data. The professional appraiser seeks current facts and the appraiser seeks to be practical. The appraiser's opinion must be without bias. As with other types of "markets" the real property appraiser does not make the market, but rather interprets the market. The three traditional approaches to value, namely the Cost Approach, the Income Capitalization Approach, and the Sales Comparison Approach, each discussed separately below, are all comparative approaches in that the basic data comes from direct and indirect comparisons in the market and the appraiser's judgment which is based on market experience. The cost approach, the cost to reproduce the property at the date of the appraisal, less an appropriate allowance for depreciation (physical deterioration, functional obsolescence, and external obsolescence) is made by market comparisons of cost and depreciation. The cost approach tends to set the upper limit of value. In the income capitalization approach, the future operation experience is estimated from comparable market data. Gross rental schedules, vacancy and collection losses, fixed expenses, operating expenses, and reserves for replacements are estimated and result in an estimate of value by a capitalization process. The capitalization rate (interest rate and recapture rate) is based on demonstrated rates found in the market. The method and technique of capitalization is determined by the nature of the property in the market. In the sales comparison approach, the subject property is compared to sales of similar properties. The sales are analyzed to bring out similar characteristics to common denominators. Such common denominators may include number of units, number of rooms, square feet, front feet, or a gross rent multiplier. Where necessary, adjustments are made to allow for difference of date of sale, location, size of property, condition of property, and other factors. COST APPROACH Under the "principle of substitution ", a prudent buyer will not pay more for a property than it would cost to build another property of equal utility assuming no unreasonable delays. Various cost indexes applicable are studied and adjusted to local construction costs. These building costs have been calculated on a square foot basis, and include basic field costs (material and labor), site grading, excavation, contractor's profit, architect's fees, insurance and interim financing. Included in the estimated cost of reproduction of the improvements are the structural components plus all mechanical and electrical systems which are an integral part of the structure. Where applicable, this includes heating, ventilating, cooling, sprinklers, and security equipment. Primary reference used was the Marshall Swift Cost Handbook and local contractors were consulted to arrive at a more precise square foot cost. Depreciation is a loss from the upper limit of value. It is an effect caused by deterioration and /or obsolescence. There are five general methods of estimating accrued depreciation, they are: (1) the capitalized income method, (2) the market method, (3) the straight -line method (also referred to as the age -life method, (4) the engineering method, and (5) the breakdown method. The first two are indirect methods while the last three are direct methods. The capitalized income method borrows from the Income Capitalization Approach and the deprecation estimate of the Cost Approach is the by- product. The method implies that the deterioration and obsolescence reduce the quality, quantity, and projected duration of the net income and reduce the indication of value by the Income Capitalization Approach and such indication becomes the basis for the estimate of depreciation in the Cost Approach. This is appropriately handled by a capitalization process within the Cost Approach or less directly in the Reconciliation of Value Indications. The market method is based on consideration of sales prices. Percentages of depreciation as established in the market place may be applied to reproduction cost. Again this borrowing from the Sales Comparison Approach may be appropriately handled in the Cost Approach or in the Reconciliation. The straight -line method estimated the effective age of the improvements, the remaining economic life, and takes the ratio between the number of years of effective age to the total of the effective age and remaining economic life. The engineering method, in effect, applies age -life methods to the individual parts of the structure. The breakdown method separates the various component parts of depreciation into (a) physical deterioration (physical deterioration curable, physical deterioration curable but not yet cured, and physical deterioration incurable), (b) functional obsolescence (curable and incurable), and (c) external (environmental) obsolescence (usually considered incurable). The appraiser has considered deprecation of the subject property's improvements by the breakdown method borrowing from the capitalized income method to measure portions of obsolescence. Land value of the subject property is estimated by comparison to other similar land sales. In using the comparison approach, the appraiser estimates the price that the land will bring in a sale based on similar market transactions. These sales are then analyzed to bring out similar characteristics to common denominators. Adjustments are then made to allow for differences in time of sale, size of property, location, topography, zoning, access, etc. Because there are no improvements on the subject property, the replacement cost approach will not be developed. One approach considered in the valuation of properties is the income approach. This approach involves the relationship of anticipated cash flow to value. As a result, this approach is applicable to income producing properties such as farms and ranches. The income approach is utilized routinely in the appraisal of these properties. The income approach involves the conversion of anticipated future benefits into value. The income approach measures the quality, quantity and durability of an income stream. The most important economic principle is the principle of anticipation. The principle of anticipation states that value is created by the anticipation of future benefits. Other principles to be considered are: CHANGE SUBSTITUTION INCREASING /DECREASING RETURNS EXTERNALITIES HIGHEST AND BEST USE Logic indicates that an informed purchaser will not pay more for a property than the cost of obtaining a return of the same amount on another property having the same risk and amenities. The method most commonly applied to rural properties is the direct capitalization approach. This procedure is "straight forward" in that you divide the anticipated net income by the appropriate capitalization rate to obtain an indication of value. The challenge to this approach is developing a realistic anticipation of income based on market data and obtaining a rate which is supported by the market. Direct capitalization assumes that the anticipated income will continue in perpetuity. STEPS IN THE INCOME APPROACH Over the years, a fairly standard routine has developed for application of the Income Capitalization Approach to rural properties. The steps are as follows: 1. Develop a model as to the typical operation in the area 2. Project the gross income for the property being analyzed 3. Project expenses for the property being analyzed 4. Develop an income stream for each property based on the model 5. Develop an indication of the capitalization rate 6. Use appropriate technique to estimate value W 1 0 1 Once an income model has been developed for an area, it should be applied consistently to all properties being analyzed. This analysis should provide a range in income based on differences in the size and quality of the tracts. In direct capitalization, these income streams are divided by the sale price to obtain an indication of the rate of return being accepted by a typical buyer. ' I IF. 0 1 W91 Once we have derived the appropriate capitalization rate from the market, and developed a typical income stream for the subject property, it is a relatively simple calculation to estimate the value of the subject property. At this point, we divide the anticipated income from the subject property by the market derived capitalization rate to obtain our value estimate. Because the subject parcels are not income producing properties the income approach to value is not applicable and will not be developed. The procedure of the Sales Comparison Approach arrives at an estimate of value by comparing the subject property to sales of similar properties. Under the "principle of substitution ", a prudent person will not pay more to buy or rent a property than it will cost them to buy or rent an equally desirable substitute with common denominators. Such common denominators may include a site, square feet, front feet, and acres. The subject property being appraised is compared and rated with other like properties for which market data is available. The appraiser assembles the pertinent facts about the comparable property. The major points of comparison are: (1) time, (2) location, (3) physical characteristics, and (4) economic characteristics. A sale of a property that is an exact duplicate of the subject property would be an important indication of value. In actual practice, no two properties are exactly alike. Therefore, potentially comparable sales must be assigned some common denominator for comparison with the subject property. The sales with the greatest degree of comparability are adjusted for the differences between the subject property. For example, if the comparable property sold two years ago and prices had gone up 5 %, then the sale price of the comparable would be increased by 5 % to give the indication of value for the subject. If the comparable property was in a better location than the subject and this difference is estimated at 5 %, then the sale price of the comparable would be decrease by 5 % to give the indication of value for the subject. The adjustments for different physical and economic characteristics are handled in the same manner. Adjustments may be by percentages or by amounts or both. Often, it is advisable to include additional sales that may not be ideal but do show upper and lower limits of value and do demonstrate a thorough study of the market. For some types of properties, sales many years old are of value and, in some instances, sales many miles distant can be significant. Closely comparable properties are sought first, but less comparable examples can build a pattern where the probable market price of the subject property may fit. The appropriate common denominator is considered to be the value per acre in applying the Sales Comparison Approach to the subject property in the appraisal. There were few "land only" sales found with similar amenities in Blair that are felt to applicable to the subject. The following were used to develop land values for the subject. SALE NUMBER 1 Instrument: Warranty Deed Location: Adjacent to Parcel B Legal Description: Lots 21 -25, Block 17, City of Blair Date of Sale: February, 1995 Grantor: Hahn Grantee: Christopherson Zoning: RMH Land Size: 120' x 100' (12,000 so Sale Price: $34,000 (less $12,000 = $22,000) Price per SF: $2.33/sf (effective as if vacant = $1.83 /sf Financing: Cash equvilant Confirmed by: Court House, 1 Buyer Remarks: This sale is very comparable to the subject parcels in most regards, but the sale did include an old house that the buyer considered to have a value of $12,000. Instrument: Warranty Deed Location: Same block as parcel C Legal Description: Lot 28, Block 16, City of Blair Date of Sale: August, 1994 Grantor: Tyson Inc. Grantee: Mathiesen Grain Zoning: ML Land Size: 2,400 sf Sale Price: $3,000 Price per SF: $1.25 /sf Financing: Cash Confirmed by: Court House Remarks: This is a sale nearly adjacent to the subject and comparable in most regards. SALE NUMBER 3 Instrument: Warranty Deed Location: 17 & State Street Legal Description: Lots 18, 19, 20, Block 15, City of Blair Date of Sale: July, 1998 Grantor: Kuhr Grantee: Hoffscheider Zoning: ML Land Size: 2,400 sf Sale Price: $16,000 (less $8,000 = $8,000) Price per SF: $6.66/sf (effective as if vacant $3.33) Financing: Cash Equivalent Confirmed by: Court House Remarks: This is a recent sale of similar used land. Location is considered equal. Improvements have an estimated value of $8,000. SALE NUMBER 4 Instrument: Warranty Deed Location: North 16 h Street Legal Description: Part of lots 16, 17, 18, 19, Block 36, City of Blair Date of Sale: November 1993 Grantor: Arndt Grantee: Jipp Zoning: Central Business District Land Size: 2,400 sf Sale Price: $10,000 Price per SF: $4.16 /sf Financing: Cash Equivalent Confirmed by: Court House Remarks: This is a sale of a vacant lot near the down town business district of Blair. Location is superior to the subject, and it is a dated sale. The foregoing sales range in size from a low of 2,400 square feet to a high of 12,000 square feet with a arithmetic mean of 480 square feet. The sales also range in price from a low of $1.25 per square foot to a high of $4.16 per square foot with a arithmetic mean of $2.64 per square foot. In addition to the foregoing sales the following residential lot sales in older areas of Blair were considered. Location Size Price Price /sf 1. Lot 11, Block 69 8,400 sf $10,000 $1.19 /sf 2. Lot 7, Block 16 8,400 sf $9,000 $1.07 /sf (Dexters Addition) 3. Lot 7, Block 16 8,400 sf $9,000 $1.07 /sf (Dexters Addition) This sales are dated but are similar in many regards. These additional sales are considered in the final value. MARKET APPROACH ADJUSTMENT TABLE (6,400 square feet) # Sale Price Site Size Price /sf Sale Date Time Site Size lmprovemen s Location Adj/Price 1 22,000 12,000 1.83 2 -95 = +,25 +,25 = 2.33 2 3,000 2,400 1.25 8 -94 = -.25 +.25 = 1.25 3 8,000 2,400 3.33 7 -98 = -.25 +.25 = 3.33 4 10,000 2,400 4.16 11 -93 = -.25 +.25 -2.25 1.91 5 Weighted Average Adjusted Value Market Approach Value Called $2.21 /sf $2.20 /sf Called $14,000 # Sale Price Site Size price /sf Sale Date Time Site Size hnprovemeni s Location Adj /Price 1 22,000 12,000 1.83 2 -95 = _ _ = 1.83 2 3,000 2,400 1.25 8 -94 = -.25 = = 1.00 3 8,000 2,400 3.33 7 -98 = -.25 = = 3.08 4 10,000 2,400 4.16 11 -93 = - = -2.25 1.66 5 Weighted Average Adjusted Value Market Approach Value Called $1.89 /sf $1.90 /sf 12,000 SF @ $1/90 = $22,800 Called $22,800 MARKET APPROACH ADJUSTMENT TABLE (8,000 square feet) # Sale Price Site Size price /sf 3ale Date Time Site Size Improvemen s Location Adj/Price 1 22,000 12,000 1.83 2 -95 = +.15 = = 1.98 2 3,000 2,400 1.25 8 -94 = -.20 = = 1.05 3 1 8,000 2.400 3.33 7 -98 = -.20 = = 3.13 4 10,000 2,400 4.16 11 -93 = -.20 = -2.25 1.71 5 Weighted Average Adjusted Value $1.97 /sf Market Approach Value Called = $1.95 /sf 8,000 sf @ $1.95 = $15,600 Called $15,600 ru 1 ;• a 1 # Sale Price Site Size price /sf We Date Time Site Size hnp --e, Location Adj/Price 1 22,000 12,000 1.83 2 -95 = -.25 = = 1.58 2 3,000 2,400 1.25 8 -94 = -50 = _ .75 3 8,000 2,400 3.33 7 -98 = -50 = = 2.83 4 10,000 2,400 4.16 1 11 -93 = -50 1 -2.25 1 1.41 5 Weighted Average Adjusted Value = $1.64 /sf Market Approach Value Called = $1.65 /sf 20,000 sf @ $1.65 = $33,000 Called $33,000 No sales are ideal but sales 1, 2, and 3 are similar in location. The improvements on sales #1 and #3 were accounted for before the adjustments were made. Consideration was also given to the three additional lot sales. Some of the sales are dated but it was not felt necessary to adjust for time as values have not significantly changed for this type of property over the last few years. Replacement Cost Approach Income Approach Market Approach $ Not developed $ Not developed Tract 1 - $14,000 Tract 2 - $22,800 Tract 3 - $15,600 Tract 4 - $33,000 The Cost Approach is not developed for reasons stated. The Income Approach is not developed for reasons stated. The Market Approach is the best estimate of value when good data is available and this information can be reduced to common unite of measurement. In this case, price per square foot applicable means of comparison. This approach tends to reflect value as actual transactions from the market place. All of the weight was placed on this approach in determining the final estimate of value for the subject. (Value assumes marketing time of 120 days.) Russ Nelsen Certified Appraiser Nelsen Appraisal Services, Inc. FA 11�1 64 z- A. That part of dedicated 14 Street lying South of the South right -of -way of State Street and North of the South line of Blocks 23 and 24, original townsite of Blair. B. Beginning at the Southeast corner of Lot 20, Block 17, original townsite of Blair, thence North along the East line of Lot 20 to the Northeast corner thereof; thence West along the North line of Lots 16,17,18,19 and 20 to the East right -of —way of dedicated 15 Street; thence South along the East right -of -way of 15 Street to the North right-of-way of State Street; thence East along the North right -of -way of State Street to the point of beginning. C. Beginning at the Southeast corner of Block 16, original townsite of Blair, thence North along the East line of Block 16 to the Northeast corner of the South half of Block 16; thence East to the Northwest corner of the South half of Block 17; thence South along the West line of Block 17 to the Southwest corner thereof; thence West along the North right -of -way of State .Street to the point of beginning. B -C. Beginning at the Southeast corner of Lot 20, Block 17, original townsite of Blair; thence North along the East line of Lot 20 to the Northeast corner thereof; thence West along the North line of Lots 16, 17, 18, 19, and 20 in Block 17 and Westerly extension thereof to the Northeast corner of Lot 30 in Block 16; thence South along the East line of Lot 30 to the Southeast corner thereof; thence East along the North right -of -way of State Street to the point of beginning. PHOTOGRAPH Borrower /Client Property Address City county State Zip Code Lender Parcel A Parcel B Form LPICPDC — "TOTAL 2000 for Windows" appraisal software by a la mode, inc. —1- 800 - ALAMODE 1 /• U � ul t ^ lKl Nd IVIUISrIOlrrl ' ti •� I 11r gVOU A111 /1(17 •� • •,• 1 • is r 1�� no 1 1C aK I 1 Am pq ` I M �i 1 T Ill ~ tic ttvgU A1111107 •..... . ►_ 1 Nj i AS 1111 a•••..• �,•� r 15 1111 i -� 15 ilil —� /, /• % ! t IS M I .— 1+..•�•"• • IN +i 1S 11L1 ..�. W k < nrTuL► 1�• — — tA j Ill 1 �. 15 1111 r •- x , V nv Ili ►1 " n N 4 o uQ 7 0 H 's i1Tsi — I �° sluw A I lu 1 �- i .�.• .. — < 11191 + 1• ( A, a N nV 11111 j nll 4 w , 1111► Is ofill fill A ®. —. - --- r�. SITU 1• 1 1111 t {�� u / v j % T AV VIOL 1S 11 IOt " z is SiF it • — s ONii is IYI, j ( � I � �- �is lll/f.1 15 duct i Wall _7 o ° J 1JVY1 u Il ►d r is 11111 Is fit I I -1- tr /��,h r •' o "� = :tYa:r.:.ir�r�.e�_... _. 1S Illil 1 Itl OVW A111t107 AY liltl l� H1/r .� i . 1 I'S ► +u tP • r • tl %so U 1 r 1s ;.0 1 49 WOO lot ! a 1s N 1x • 1 / i _ a J /E i t I1..H'.Elu ^ 1•L y .._. _.... ........� i 55.0 90.9 � 25 1 ' : I � ` �� L. •4 0. 1 4-c .14F an �c. 47 I.C'CATICN MAPS ----- BLAIR, NEBRh-SKA IUAi OODOt \ ` MAININC1oN Ptate• m COUOtAs OMAHA N fAUN01 II fAA1I CATS n NEBRASKA y OIOt ti I• )ONNSON N(YAMA Y PAMNtl I IICV.10sON Ilmiuercr -- --------- - - - - -- APPRAISAL AND REPORT IDENTIFICATION 'this Appraisal conforms to of Iho fulluwimg delimitiuns: Complete Appralsal 'tile act or process of estimatinu value, or our estimate of value, pemlunnud without Invoking tile Departure Provlslum. Unllod Appralsal Tile actor process of estimating value, or an estimation of value, per Jul med under and Iusulthmg frorin hlvoklIlU the Depailure I'lovlslum. this hepurl is mm of the following types: ❑ Sell Conlahied Repot A wmillen report prepared under Standards ilule 2 -2(A) of a complete or limited appraisal peilummed under Standard 1. El Summary flepurt A written repurt prepared under Standards Mule 2 -2(U) of a complete or limited appraisal perfumed under Slandald 1. ❑ Ileshluted Repurl A written repurt prepared under Slandards Itulo 2 -2(C) of a complete or limited applalsal petlummed under Standard 1. Comments oil Appraisal and Report itleulifiealion Note any depailures hum Standards Rules 1- 2,1- 5,1 -4, plus any USPAI'- Ielatud Issues iequhinU disclusuie: Tms re is In tended only fur use In tno lld a y e lendin This re port Is nvl lnlendutl any oilier use. I'tnIli r, Ilse apprdscr yr limn assumes no obit anon, liability yr ac countablllt y lv any!1ILI pally. if Ihis re fort is placed It l hands or an yon e but the uIli 1,_cllenl shall rllahe such rlamty aware or III n Asstllll and 111110111 Ilrlsem Appralsal Scrvh:es, hie. Muss nclsen GG 020 276 ruin 10 1 —'10 IAL 2UUO ful Windows' appiaisai sullvrne by a 11 Ink muc.— I -0U0 ALAMME DEFINITION OF MARKET VALUE: The most probable price which a property should bring in a compeODve and open market under all conditions requisite to a fair sale, the buyer and seller, each acting ptudenty, knowledgeably and assuming rile price Is not affected by undue slimuius, Implicit In Oils definhion is the consummation of a sale as of a specified date and One passing of bw from seller to buyer under conditions whereby: (1) buyer and seller are typically motivated; (2) both patties are won informed or well advised, and each acting In what Ire considers his own best Interest (3) a reasonable fimo Is allowed for exposure In Um open maikeG (4) payment Is made In terns of cash In U.S. dollars or In terns of financial arrangements comparable Minoru; and (5) Ore price represents One normal consideration for Ore property sold unaffected by special or creative financing or sales concessions" granted by anyone associated with Ole sale. "Adjustments to rite compatables must be made for special or ceative financing or sales concessions. No adjusb cents are necessary for Uuse costs which are normally paid by sellers as a result of tradition or law In a market area; Onese costs are really Identifiable since rile seller pays these costs In virtually an sales transactions. Special or creative financing adjustments can be made to One comparable properly by comparlsohs to financing terms offered by a Udrd parry Insglugonal tender Dial Is not already Involved In Ole properly or transaction. Any adjusbnenl should not be calculated on a mechanical dollar for dollar cost of the financing or concession but rile dollar amount of any adjustment should approximate Ole market's reaction to file financing or concessions based on Ole appraiser's judgement STATEMENT OF LIMITING CONDITIONS AND APPRAISER'S CERTIFICATION CONTINGENT AND LIMITING CONDITIONS: The appraiser's centificaUon gnat appears in Die appraisal report is subject to Ole following conditions: 1. The appraiser will not be responsible for mailers of a legal nature Ural affect eiDer Die properly being appraised or Oho Ddb to IL The appraiser assumes that Die Utlo Is good and marketable and, Dhcrefore, will not render any opinions about Die One. The papally Is appraised on the basis of It being under responsible ownership. 2. The appraiser has provided a sketch in Die appraisal report to show approximate dimensions of Die improvements and Die sketch Is included only to assist Die reader of tins report in visualizing Die properly and understanding the appraiser's determination of its size. 3. The appraiser has examined Die available flood maps Dial are provided by Ole federal Emergency Management Agency (or oUer data sources) and has noted In rile appraisal report wheUer rile subject site Is located in an IdenUlled Special flood flazaid Area. Because Ole appraiser Is not a surveyor, he or she makes no guarantees, express or implied, regarding Oils determination. 4. The appraiser will not give testimony or appear In cool because lie or she made an appraisal of Die properly in question, unless specilic arrangements to do so have been trade beforehand. 5. The appraiser has estimated rite value of rile land In Ole cost approach at Its highest and best use and One Improvements at Daft conbibutury value. These separate valuations of the land and Improvements must not be used In conjunction willi any oUer appraisal and are Invalid If May are so used. 6. The appraiser has noted hr tine appraisal report any adverse conditions (such as, needed mpahs, depteciagon, One presence of hazardous wastes, toxic substances, etc.) observed during Ore Inspection of Ole subject properly or Olaf he or she became aware of doing the normal research Involved hr performing Ole appraisal. Unless oUarwiso stated in Ole appraisal report, Ole appraiser has no knowledge of any hidden or unapparent conditions of the property or adverse environmental conditions (including ilia presence of hazardous wastes, toxic substances, etc.) Ural would make [lie properly more or less valdable, and has assumed Ural Orere are no such conditions and makes no guarantees or warranties, express or Implied, regarding One condition of Oa propety. The appraiser will not be responsible for any such conditions Ohat do exist or for any engineering or testing ghat might he equiied to discover wheHler such conditions exist. Because the appraiser Is 1101 an expert In Hie field of environnnadal hazards, the appraisal repot must not be co isklmed as an environmental assessment of the property. 7. The appraiser obtained the Information, estimates, and opinions Oral were expressed In the appraisal report from sources Olaf he or she considers to be reliable and believes gam to be hue and collect. The appralser does not assume responsibility for Ole accuracy of such Items that were furnished by other patties. 0. Tile appraiser will not disclose rime contents of Ore appraisal report except as provided for in the Unilmm Slaudaids of I'mfessionai Appraisal Practice. 9. The appraiser has based his or her appraisal report and valuallon conclusion for an appraisal ghat Is subject In saUslactory complofloh, repalis, or alletations on Ole assunnption Ural completion of tla improvements will be performed ht a workmanlike manner. 10. The appraiser roust provide his or her pilot written consent before Ole ender /climd specllled In Ole appraisal epu[ can dishibule Ito appraisal tepoht (including conclusions about Ole property value, Ole appraiser's Identity and professional designaliuns, and references io any professlonal appraisal organizations or Die film wil h which Die appraiser Is associated) to anyone other than Ole borrower; Die motgagco or Its successors and assigns; Ole mortgage Insurer, consultants; professional appraisal organizations; any state or federally approved financial Institution; or any depahhn oil, agency, or Inshummhtality of Ole United Slates or any state or Hie District of columbia; except Olaf ga ender /client may dishibuta the propaty deschgdiorh section of Ole report only k data collection or reporting service(s) witiaul having to obtain Ole appraiser's pilot written consent. The appraiser's written consent and approval must also be obtained before Die appraisal can be conveyed by anyone to Ole public Uuough advertising, public relations, news, sales, or oUer media. Further, Lhe appraiser or firm assh.uneS no obli.gal:ioil, liability or accooiiLabiliLy Lo any third party. If this report is placed in Lhe hands of anyone but We clienL, clienL sliall make such party aware of all Lhe assumpL and limiting conditions of We assignnienL. Freddie Mac Form 439 6.93 Page 1 of 2 Vanilla Mae Form lU04B 6 -93 Form ACTT -- 'TOTAL 2000' appraisal software by a la mode, Inc. -- 1- 000- ALAMODE APPRAISER'S CERTIFICATION: The Appraisercedifies and agrees that: 1. 1 have researched the subject market area and have selected a minimum of three recent sales of properties most similar and proximate to lie subject property for consideration in the sales comparison analysis and have made a dollar, adjustment when appropriate to reflect the market reaction to those items of signif cant v uiallon. N a significant hem In a comparable property is superior to, or more favorable than, the subject property, I have made a negative adjustment to reduce [lie adjusted sales price of the comparable and, h a significant hem In a comparable property is Irderor lo, or less favorable than the subject property, I have made z positive adjustment to increase the adjusted sales price of the comparable. 2. I have taken Into conskleralon the factors that have an impact on value in my development of the estimate of market value in the appraisal report. I have not Itowingly withheld any signhicard Information from the appraisal report and I believe, to the best of my knowledge, that all statements and information in the rppraisal report are true and correct, 3. I stated in the appraisal report only my own personal, unbiased, and professional analysis, opinions, and conclusions, which are subject only to the cbMingerd and limiting conditions specified in this form. 4. 1 have no present or prospective Interest in the property that is the subject to this report, and I have no present or prospective personal interest or bias whir inspect to the participants In the transaction. I did not base, either partially or completely, my analysis arid/or the estimate of market value in the appraisal report on the race, color, reli km, sex, handicap, familial status, or naflonal origin of either the prospective owners or occupants of the subject property or at the present owners or occupants of the propertes in the vicinity of the subject property. 5, 1 have no present or contemplated future interest in the subject property, and neither my current or future employment nor my compensation for performing this appraisal is contingent on the appraised value of the property. 6, 1 was not required to report a predetermined value or direction In value that favors the cause of the client or any related party, the amount of the value estimate, the attainment of a specific result, or the occurrence of a subsequent event In order to receive my compensation araVor employment for performing the appraisal. I did not base the appraisal report on a requested minimum valuation, a specific valuation, or lire need to approve a specific mortgage loan. 7. 1 performed this appraisal in conformity with the Uniform Standards of Professional Appraisal Practice that were adopted and promulgated by the Appraisal Standards Board of The Appraisal Foundation and that were in place as of tie effective dale of this appraisal, with the exception of IN departure provision of those Standards, which does not apply. I acknowledge that an estimate of a reasonable time for exposure in the open market is a condition in lie definition of market value aA fire estimate I developed is consistent with the marketing time noted in the neighborhood section of this report, unless I have otherwise slated in the rcconciliaton section. 8. 1 have personalty inspected the interior and exterior areas of the subject property and the exterior of all properties listed as comparables in [lie appraisal report. I further certify that I have noted any apparent or known adverse conditions in the subject Improvements, on the subject she, or on any she within the immediate vicinity of the subject property of which I am aware and have made adjustments for these adverse conditions in my analysis of the property value to the extent that I had market evidence to support them. I have also commented about than effect of the adverse conditions on the marketability of the subject property. 9. t personally prepared all conclusions and opinions about lire teal estate that were set forth in the appraisal report. If I relied on significant professional assistance from any Individual or Individuals in the performance of the appraisal or the preparation of file appraisal report, I have named such individual(s) and disclosed the specific tasks performed by them in the reconciliation section of this appraisal report. I certify that any individual so named is qualified to pedmnr the tasks. I have riot authorized anyone to make a change to any item in the report; therefore, 4 an unauthorized change is made to the appraisal report, 1 will take no responsibility for R. SUPERVISORY APPRAISER'S CERTIFICATION: If a supervisory appraiser signed the appraisal report, lie or she cedRies and agrees [hat: I directly supervise the appraiser who prepared the appraisal report, have reviewed the appraisal report, agree with the statements and conclusions of the appraset, agree to be bound by the appraiser's cedhicallons numbered 4 through 7 above, and am taking full responsibility for the appraisal and the appraisal report. ADDRESS OF PROPERTY APPRAISED: R /[Ic �Iz'rJe APPRAISER: SUPERVISORY APPRAISER (only If required): Signature: Signalme: Name: Russ Nelsen, cert. ap raiser Name: Date Signed: ,,V z q) Date Signed: Slate Certification #: CG 920 276 Stale Certification #: or State License #: or Slate License #: Slate: State: Expiration Date of Ceithicallon or License: 12/31/98 Expiration Date of CedRicaton or License: ❑ Did ❑ Did Not Inspect Property Freddie Mac Form 439 6 -93 Page 2 of 2 Fannie Mae Form 1004B 6.93 Form ACR — 1 10TAL 2000 for Windows' appraisal software by a la mode, inc. —1- 800- ALAMODE RUSS NELSEN RR42 Box 38 Blair, Nebraska 68008 (402) 426 -5828 - Home (402) 426 -8020 - Business PROFESSIONAL LICENSES Nebraska Appraiser's License, General Certification #CG 920276 Iowa Appraiser's License, General Certification #5066422249 Nebraska Beef Estate Broker License #801093 EDUCATION Dana College, Blair, NO Bachelor of Science in Business Administration, 1973. University of Nebraska at Omaha. Degree in Land Use Economics, 1979. Continuing Education (Broker and Appraisal), Nebraska Real Estate Commission. Various N.A.I.F.A., American Institute and S.R.A. seminars, including Uniform Standards of Professional Appraisal Practices. EXPEf11ENCE 1986 - Present Nelsen Appraisal Services, Inc. - President Appraisal area includes all of Nebraska and western Iowa. Ain presently on I IUD panel for Washington, Burt, Thurston, and Curving Counties. Oualified as export and furnished testimony in County and District Court. STAFF APPRAISER FOR: First Bank - Blair, Omaha, Nebraska Omaha Federal Credit Union - Blair, Nebraska Professional Mortgage Service - Plattsrnouth, Nebraska Washington County Bank - Blair, Nebraska PARTIAL LIST OF OTHER CLIENTS: Arlington State Bank - Arlington, Nebraska American Family Financial Services - Omaha, Nebraska Bank of Elkhorn - Elkhorn, Nebraska Bell Federal Credit Union - Omaha, Nebraska Commercial Federal Savings & Loan - Onnaha, Nebraska Conservative Savings Bank - Omaha, Nebraska C & W Railroad - Chicago, Illinois Douglas County Bank & Trust - Omaha, Nebraska Enterprise Bank - Omaha, Nebraska Farm Credit Services - Omaha, Nebraska First Mortgage Corp - 0maha, Nebraska First National Bank - Omaha, Nebraska First American Savings Bank - Omaha, Nebraska First Bank - Blair, Ornaha, Nebraska Fremont State Bank - Fremont, Nebraska Fort Calhoun Stale Bank -Fort Calhoun, Nebraska Lenders Service, Inc. - Pittsburgh, Pennsylvania Lincoln Federal Savings Bank - Fremont, Nebraska Norwest Bank - Omaha, Nebraska Omaha National Bank - Oniaha, Nebraska Omaha Slate Bank - Omaha, Nebraska Omaha Public Power District - Omaha, Nebraska Ottawa State Bank - Ottawa Iowa Packers National Bank - Omaha, Nebraska State of Nebraska Union Bank & Trust - Lincoln, Nebraska Washington County ATTORNEYS: Susan Anderson - Omaha, Nebraska Brown and Brown - Omaha, Nebraska Gregory Drew - Blair, Nebraska Tyler Gaines - Omalia, Nebraska William Gast - Omaha, Nebraska James Gotschall - Omaha, Nebraska Robert Hillis - Fremont, Nebraska Johnson and Mock - Blair, Nebraska Robert Mullin - Omalia, Nebraska Wyman Nelson - Blair, Nebraska John O'lianlon - Blair, Nebraska John Samson - Blair, Nebraska Jon Sedlacek - Blair, Nebraska Patrick Tripp - Ornaha, Nebraska STAIES APPRAISED IN: Alabama, Florida, Georgia, Illinois, Indiana, Iowa, Kansas, Minnesota, Mississippi, Missouri, Nebraska / -� �f7 L, F `� SS in ftF 1-0101 .931 0 , I S cIn Oro? 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