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2010-03-02 schulz & chapmanqS- Vv r C LC) i <' S'Aj X60 �,� � ��s��' -ems � m Amen in carer to um oat;, or on the front if space permits. nplete d. reverse 1. Article Addressed to: Olga Schulz & Kathleen Chapman P.O. Box 41 L ogan, 1A 51546 A. Received by (Please Print Clearly) I B. Date of X 0 Agent C- LA ITULL kgrAdldre D. Is delivery a dress diffirent from item 1? ❑ Yes If YES, enter delivery address below: ❑ No 3. Service Type >< Mail ❑ Express Mail 1771 Registered eturn Receipt for Merchandise ❑ Insured Mail ❑ C.O.D. 4. Restricted Delivery? (Extra Fee) ❑ Yes 2. Article Number (Copy from service label) PS Form 3811, July 1999 Domestic Return Receipt 102595-00-M-0952 WIFIRT"W-dwalvi Postage Certified Fee Return Receipt Fee Postmark (Endorsement Required) Here Restricted Delivery Fee (Endorsement Required) Total Postage & Fees $ � & Kathleen Chapman ------------- orPoBoxNo. —1 ---------------------- ---------------------------- Box 41 ... a'n' ......... I' A ------- 5 ... 1'5"'4 --- 6 -------------------------------------- nplete d. reverse 1. Article Addressed to: Olga Schulz & Kathleen Chapman P.O. Box 41 L ogan, 1A 51546 A. Received by (Please Print Clearly) I B. Date of X 0 Agent C- LA ITULL kgrAdldre D. Is delivery a dress diffirent from item 1? ❑ Yes If YES, enter delivery address below: ❑ No 3. Service Type >< Mail ❑ Express Mail 1771 Registered eturn Receipt for Merchandise ❑ Insured Mail ❑ C.O.D. 4. Restricted Delivery? (Extra Fee) ❑ Yes 2. Article Number (Copy from service label) PS Form 3811, July 1999 Domestic Return Receipt 102595-00-M-0952 WIFIRT"W-dwalvi TAX RECEIPT :E S HOIER WASHINGTON COUNTY TREASURER` Parcel # 890044170 Roll Year 2008 Receipt No. 2008 - 0002555 Legal BC LOT 4 & W23.1" LOT 3 BLK 45 114 Date of Payment: 03/02/2010 PC 2 Type of Tax: REAL 1709 WASHINGTON ST BLA Tax Due 12/30/2008 TAX DISTRICT 208 Original Tax 1108.38 Delinquent TAX RATE 2.117977 Tax Before Credit 1108.38 1st Half 05/01/2009 VALUE 54,550 Homestead Credit 0.00 2nd Half 09/01/2009 Late Filing Fee: RENEE CHECK PAID BY: ADAIR ASSET MANAGEMENT Receipt voided until final payment of any check or draft tendered. Payment FULL SCHULZ, OLGA & Installment 1,108.38 CHAPMAN, KATHLEEN ANNETTE FRES Interest 103.95 NUMBER 2498, 252 TRAIL Advertising 5.00 LOGAN, IA 51546 -0000 Penalty Crt /Warrant Fee 10.00 TOTAL COLLECTED 1,227.33 COMMENTS Tax Sale Number 2010070 RECEIPT CITY OF BLAIR, NEBRASKA ` 26575 CUSTOMER # 652 WASHINGTON COUNTY TREASURER INVOICE # REFERENCE GL ACCOUNT # NET TAX PMT TAX ON 1709 WASHINGTON ST 01- 010 -5258 1735.28 CHECK DATE 3/12/13 CHECK # 26575 ' TOTAL: * *1,735.28 1. Article Addressed to: 011a 5 CKLJ ?- t NIAMIAX 4 O A. Received by (Please Print Clearly) I B., Date of Delivery C. Signature r �' l El Agent `�� ,lm'?(f) Y}_ ❑ Ad dressee D. Is delivery address different from item 1? 11 Yes If YES, enter delivery address below: ❑ No t 3. Service Type ertified Mail ❑ Express Mail ❑ Registered eturn Receipt for Merchandise i ❑ Insured Mail ❑ C.O.D. I{ 4. Restricted Delivery? (Extra Fee) ❑ Yes 2. Article Number (Copy from service label) 7001 1140 0002 8767 9601 I PS Form 3811 July 1999 Domestic Return Receipt 102595 - 00 - - 0952 I: J. WASHINGTON COUNTY TREASURER P.O. BOX 348 BLAIR, NEBRASKA 68008 PHONE (402)426-6888 FAX (402)426-6880 MARJORIE S. HOIER COUNTY TREASURER DATE li - � 1 4 - - 05 MERRI F. HIGHTREE DEPUTY COUNTY TREASURER ENCLOSED PLEASE FIND THE TAX SALE PAPERS THAT WERE ORIGINALLY ISSUED WHEN A TAX SALE WAS PURCHASED ON YOUR PROPERTY. NOW THAT THIS TAX SALE HAS BEEN REDEEMED, WE ARE FORWARDING THESE RECEIPTS TO YOU, MARJORIE S. HOIER CO. TREASURER 'A'( SERVICE REQUESTED 'X Al if '- 10-070 PIT 01,u SCIMIZ '� Kathleen Annette Fres chapiliall 21 S 16th St Blair, NE 68008 ; 03954961 MA R 08 2013 A JJ--03R.A� MA I L ED F R 0 M Z G 0 DE 681 ... ..... ... 43051.fdb PROFESSIONAL FORMS, INC. 1- 800 - 537 -0245 I0 ❑ OCCUPANCY GRANTED ❑ CONDITIONAL OCCUPANCY GRANTED NOTES/REMARKS: DATE OF INSPECTION MADE: TIME FAXED OPPD\BURT REA TO CONNECT SERVICE: Duplicate Affidavits of this Publication have been filed in the office of County Clerk ❑ Clerk of Dist. Court❑ County Cleric ❑ Sec_ State ❑ AFFIDAVIT OF 1"'R1INTFRAf. STATE OF NEBRASKA WASIE NGTON COUNTY Marls Rhoades Being by me first duly sworn, deposes and says that he is the publisher of THE PILOT - TI2IBUNE, a legal weekly newspaper printed and published at Blair, in Washington County, Nebraska 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 1 consecutive week:( s) being the issues o£ Subscribed in my prescncc, and sworn to before me iris 31 da of March, 2009. Printers Fee For Publishing This Notice Preparation of Affidavit and Billing Notary Fees Copy 25% discount for minutes e ' r \Iv rt� u R t� •c J IS.6qlLT O co M i < O� cV r A N �O \Iv rt� u R t� •c J IS.6qlLT O co M i < O� cV r e • pw M" r e' ,c o i v J t• fir. 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'� �� : 0 •aauolssiwwoD 'SM3 - d NV 'H 'M IiEH AR3 (3 Pau-M}91 aq )snuff joaaaqj s}asd pue saa}aui ny •sutem 2utdde; aaopq aauotsstumroo aa;eM of uoquz) dd 031L o; paatnbea raglmj aae &agy •auop St pursl std ;o 3Ia0m aaages aauE;sut Aaaea pue gaea m `aat; ;o s� iauotsstunzroa as ;Em ;E MUS anEal pule 'spaeo asag; ;o auo ;no iitj o3 paainbaa an saagmmld •aag;oue dq peaeldaa st aa;am auo uagm `SButpeaa Mau Se Ilan SE pIo aetB o; paalnbaa aae saaqumld - woo siq; ;o apis aaglo uo 3tut ut umj2Lrp ;o saaam Sq °(2utplmq 30 qa ;ails 2ut�lEUr) gaaod ;ou `�utpltnq jo aauaoa q;tei ur 3ul4 xoq do ;s puE sdE; ;o uot;Eaol a ;Eaipui o; peatnbaa an saaqumld -- - -- — - ------- - - - - -- (uBis) sjegwnld leeowaJ ;o asne3 'Ja}ayy (ejogm) padde; uteW -- - --- 6ulpear - -- - - -- - - -_- (app) polle;suo 69 - 6I - JJ - u ., . pupi ' . *;S Uo�ButgseM JILT (ssaappa) „ 3SROHN ME) �' SZSI2i0`I3 2iI'd'Ig 1N3WiSVd34 NgJL dM i I ig j o A4 0 ie2 E fQqk r,,-O -e P L� i a M w � 11 Ar 1 ' - V P ' S Ll-!; 0 L IL It 1729 ti U 17,1'1 f r� � w n O O - A n 0 O 7.3 -�o t o cn S 0 E co.: - O' l� r JaaalS 3OOWVlV — 'oui ' @pow el e Aq ajemIjos lesieAde ,SmopulM Jo} ]Viol — 9XbOldl wjo j LEGAL DESCRIPTION: All of Lots 4 and 5 and all of Lot 3, except the Easterly 1 inch thereof, all lying in _ Block 45, Original Townsite, City of Blair, Washington County, Nebraska and more particularly described as follows: 3 6 From a star - drilled hole found at the Northwest Corner of Block 45, Original Building Property Townsite, City of Blair, Washington County, Nebraska; thence N 89 0 46'57" E Line Line (assumed bearing) along the Northerly Line of said Block 45 a distance of 240.23 feet 3 �, to the Northwest Corner of Lot 5 in said Block 45 and the Point of Beginning; thence - - - - - _ continuing N 89 0 46'57" E along said northerly block line a distance of 71.98 feet to a point 1 inch westerly of the Northeast Corner of Lot 3 in said Block 45; thence S 00'11'38" E parallel to and 1 inch westerly of the Easterly Line of said Lot 3 a Insert "B" distance of 99.99 feet to a point on the Southerly Line of said Lot 3; thence S 89 °47'20" W - along the Southerly Line of Lots 3, 4 and 5 in said Block 45 a distance of 71.95 feet to the Southwest Corner of said Lot 5; thence N 00 °12'40" W along the Westerly Line of said Lot 5 a distance of 99.99 feet to the Point of Beginninq and containin4 0.17 acres, more or less. - - - WASHINGTON oo.6s N 89 °46'57" ` ssumed- 360.0'(P) See (� 1- 1 J 7 CD Nz I I I I I I I I I I I o I 29 1 30 T 8 16 1.; 1 1 =: 1 1 9 12:0 1 21 1 1 2` ! 24 1 20 t7 I 1 I I e I I I I I ! I ( I I I I (P) I I I I ! I I I I I &P) 24.0' !_ 359.92'(C) 360.0'(P) S 89 0 47'43" W 519.92' ye, 124.02' (Pro.) 360.34'(C & Pro.) 80.0'(P) (C) 24.02'T (P) 7,1 Sq. Ft,P (Pro.) (Pro.)! I ! 1240.23'(C & Pro.) ! I I I (Pj i I I I 240.0' (P) I (P) I I 1 24.0' I L j 06 1 ! 2 I W .4 1 ?:" I I 1:% 111 1 w= 9 I 8 I 7 a �:. rn ! �i 0) I I o N �° I I I I I co I (P) I I I I I I I I I I I I I 24 0 ' I I (Pro.) 1 1 I I 240.0'(P) I I 1 240.10'(C & Pro.) - i lk j 24.01 -! !_' �- " -1 ,-,,J I (J�ic ttsJ! °47'20" " tx �- - o Oo rn ry S 89 W 360.15'(C) CD Nz I I I I I I I I I I I o I 29 1 30 T 8 16 1.; 1 1 =: 1 1 9 12:0 1 21 1 1 2` ! 24 1 20 t7 I 1 I I e I I I I I ! I ( I I I I (P) I I I I ! I I I I I &P) 24.0' !_ 359.92'(C) 360.0'(P) S 89 0 47'43" W 519.92' ye, 124.02' (Pro.) (M) 71.92'(D) I (C) 0.17 Ac �b LU (P) (P) 7,1 Sq. Ft,P (Pro.) 5 I 4 3g ; I rn 0 (P) I I 1 24.0' 1 71.95'1 / I (Pro.) 24.01' 06 U Insert "B" o N I I I I I I I I I I I I d I I 26 1 27 1 28 1 2.19 1 2 U 0 I I I ! oI ( I I I I I I ! (P) 24.0' LINCOLN 80.0'(C &P) E � W co F LL.I W W co NEW= SURVEYOR'S CERTIFICATION: I hereby certify that the survey shown and described hereon was made under my direct supervision and that I am a duly Registered Land Surveyor under the laws of the State of Nebraska. 6 D Richard L. Hansen \��,, Registered Land Surveyor ��` \-AND Registration No. LS -382 Date: December 28, 2007 '4Q..' �L Client: City of Blair = rn RICHARD LEE Job No.: 07 -151 = wl: HANSEN STREET -- 360.0'(P) 36_0..34'(C & Pro.)\ 24.0' " S "� 24.0' 60.0'(P) (P) ! ! (P) ! I� I I al 5 1 14 2 1 °I °I I I I N 2 P O 0_ O O Q Vc 0. CO O CD N z I ( I co I ! 1 I I ! I I 1 b 1 6 1 17 29 1 30 ? °° �I (P) I I (P) I 60.0'(P) 24.0' ._ 24.0' G S 89 °47'43" W 360.04'(C) n 360.0'(P) o STREET - - o O p CJ a r 00 O z r Center of Alley On West Line of Block 76 I-- w co i F�- w co c�'• 1-5-382 LEGEND SCALE: 1 INCH= 60 FEET d Star- drilled Hole Found ❑ 3/4" Open -top Pipe Found Star - drilled Hole Set 5/8" x 24" Rebar With Plastic Cap Stamped RLS -382 Set O Computed Corner (Not Set) (D) Deeded Distance (M) Measured Distance (C) Computed Distance (P) Platted Distance (Pro.) Prorated Distance :t Building o Set 9.00' Offset \ v Line �- 9,00' °' co 60 3 CD Property 0.25 Property Building Line (71.95' Property Line Line Buildin g Line w Q Line 0 89• 3 �j Star - drilled Hole Set - - - - -_ m m °' 519'x 24' Rebar With Plastic \ Insert "B" Insert "A" i O Computed LEGAL DESCRIPTION: All of Lots 4 and 5 and all of Lot 3, except the Easterly 1 inch thereof, all lying in Block 45, Original Townsite, City of Blair, Washington County, Nebraska and more particularly described as follows: From a star - drilled hole found at the Northwest Corner of Block 45, Original Townsite, City of Blair, Washington County, Nebraska; thence N 89 E (assumed bearing) along the Northerly Line of said Block 45 a distance of 240.23 feet to the Northwest Corner of Lot 5 in said Block 45 and the Point of Beginning; thence continuing N 89 0 46'57" E along said northerly block line a distance of 71.98 feet to a point 1 inch westerly of the Northeast Corner of Lot 3 in said Block 45; thence S 00 0 11'38" E parallel to and 1 inch westerly of the Easterly Line of said Lot 3 a distance of 99.99 feet to a point on the Southerly Line of said Lot 3; thence S 89 0 47'20" W along the Southerly Line of Lots 3, 4 and 5 in said Block 45 a distance of 71.95 feet to the Southwest Corner of said Lot 5; thence N 00 0 12'40" W along the Westerly Line of said Lot 5 a distance of 99.99 feet to the Point of Beginning and containing 0.17 acres, more or less. WASHINGTON 800.68' N 89 0 46'57" E (Assumed Bearing) 360.0'(P) See � Offset 360.34'(C & Pro.) Insert "A "�/ q8.1� 3 '(C) 80.0'(P) r24.02 ,--� - 1 �„ - I - T - x" 4.02' 80.0'(0 &P) I I 1240.23'(C & Pro.) I I 71.98'(C) ` ! (Pro.) I I I 240.0'(P) I I ( 71.92'(D) (P) I I 1 I 0.17 Ac` � w W v a I I I I I ! I I I�� 0 7,195 Sq. Ftav A xs I W Moir _ t r :ate - rn ,_T a v w 2 I Ia,o,.1 .< I °l is I 1r I I l` s I I 1 7 �s 6r�5 1 3 rn I S I I I I I I I 1 ��,�I g I Co I (P) I I I I I I I I I I (P) U) 1 24.0' I 1 1 240.0'(P) I ! I I 1 24.0' I I & Pro.) I 1 1 240.10'(C & Pro.) I i 171.95'1 1 24.001 _ I U 01' L„ 1 L ' i 1 „ I 4 U S 89 °47'20" VF _ N ��E • o rn T N 360.15'(C) �� _ _ N ° o F_ T N a T -7 I` T � i �l I T I n e rt 'B" I l- -1 N l S - I I I z W I I W I I I I I I I I I I 1 1 I ! W I I W �a I I I I I I I I I I I 1 I I al ti 8 1 29 1 30 T o s6 1 I f 1 18 1 9 1- 0 1 ¢ I� <_ ! F. I 24 - 4 I . =7 I C I �.; I ='� 1 w„ ` I sJ r O z I 1 I C7 I° I I I I I 1 I I ! I ! ► I I ° o Lij I I W I I I I I I ! I I I I I I I r W I 1 (P) I ! I I I I ! I I I ! I 1 1 24.0' 80.o'(c &P) _ I. P) 24.0' L- ^_ L - I - J_^ 1 L- .--L I - L' �. '� 359.92'(C) 360.0'(P) SURVEYOR'S CERTIFICATION: I hereby certify that the survey shown and described hereon was made under my direct supervision and that I am a duly Registered Land Surveyor under the laws of the State of Nebraska. O Richard L. Hansen Registered Land Surveyor j- AND�``'� Registration No. LS -382 Date: December 28, 2007 �L Client: City of Blair =( f): P ICHAPD LEE .� Job No.: 07 -151 HANSEN STREET L5 -382 360.0'(P) r 360.34'(C & Pro.) 24� ^� S- "_T 24.0' 60.0'(P) I (P) I Ia I I Q-I 2 1 .l °I Ir I I 1 I ! I N M � �/2 ��- -J Opd O O Q 1)c °� b 7 o O rN N O N N O I �� \ �' Q N N z ! ! I rA ! ! I X161 I .l f 2 1 2 310 �1 Io I I °I � (P) I ! (P) 1 60.0'(P) 24.0' I �- „_l 24.0` S 89 47 43 W S 89 °47'43" W 519 92' I 360.04'(C) 360.0'(P) - - - - LINCOLN -STREET--- O c� o o - r coo 0== ZQ - r - Center of Alley On West Line of Block 76 I l-- w co 60 0 60 Feet LEGEND SCALE: 1 INCH = 60 FEET O Star - drilled Hole Found w Q 3/4" Open -top Pipe Found Star - drilled Hole Set 519'x 24' Rebar With Plastic CA Cap Stamped RLS -382 Set i O Computed Corner (Not Set) (D) Deeded Distance (M) Measured Distance (C) Computed Distance (P) Platted Distance (Pro.) Prorated Distance R ^" m � y U • � 'ar O Pw N a-'' cl d Q) tp U v p �\ ® tij ° �.✓ Q •s+ m cd O O w 6 •bAO U 10 = cd cl aA ® � °3 o V) ma UU v [ ® ate' Z Cd Qn cl co cd $. o O h+ �• 7 to N p U r. o ^" Q, "U o .� m o ••, ° in U pa o � kn 4, d W o ° ,� as �° eq 0 on a y a •� N H cd U, N as s �y (, Ld . 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A Z 'b 44 a) -rq 'O a) a-) U a) H ro I.4 rn a u -� •� H U A ` `I U ro U) N •r +) aU 0 Ea UUU U) 4 i.1. O w w, O O .y P� 00 O O N N m LL r-I O O E l0 Q d' m �A Ln V d Q O C :E m m 4 to Y d J O E N N L qA N N L U L CL R t V c vi G L f6 L O L a� E a� L m v > O O L ca O O t CL 4- O O U N i O v • Q dl C O O N - C 4- qA L vi O V) N � O O a qD 4-- C . 4_A Ln . L O O Q U L . bD �e c c� ar E L- 0 a. L O u B +j c i d W O r 4 E N w N L � 4� ar � C 4 Ln U c m O 4- .p ' —A Ln cn N � c L G 0, ft3 � O > 4. RS O > 4® M v A UJ L J; L N L � V 4-+ ca U COMPLETE SELF - CONTAINED APPRAISAL REPORT FOR CITY OF BLAIR, NEBRASKA RE: SCHULZ BUILDING AND LOT 1711 WASHINGTON STREET BLAIR, NEBRASKA am RUSS NELSEN NELSEN APPRAISAL SERVICES, INC 710 South 19 Street Blair, NE 68008 CERTIFICATION OF APPRAISER I, Russ Nelsen do hereby certify that, to the best of our knowledge and belief: 1. The statements of fact contained in this Complete Self- Contained Appraisal Report are true and correct. 2. The reported analysis, opinions, and conclusions are limited only by the reported assumptions and limiting conditions, where applicable, and are my personal, unbiased professional analysis, opinions, and conclusions. 3. I have no present or prospective interest in the property that is the subject of this report, and I have no personal interest or bias with respect to parties involved. 4. My compensation is not contingent upon the reporting of a predetermined value or direction in value that favors the cause of the client, the amount of the value estimate, the attainment of a stipulated result, or the occurrence of a subsequent event. My analysis, opinions and conclusions were developed, and this report has been prepared in conformity with the Uniform Appraisal Standards for Federal Land Acquisitions and Code of Professional Ethics and the Standards of Professional Appraisal Practice of the Appraisal Institute. 6. No one provided significant professional assistance to the undersigned. 7. I have made a personal inspection of the land of the subject property and that the property owner or his/her designated representative was given the opportunity to accompany the appraiser on the property inspection. I observed the grounds and parking area on the subject property. 8. Russ Nelsen currently holds a General Certified Appraisers in Nebraska and Iowa. Russ Nelsen Date General Certified Appraiser State of Nebraska CG 920 276 State of Iowa 506642249 LETTER OF TRANSMITTAL To: City of Blair, Nebraska RE: Schulz Building and Lot I have made an investigation and appraisal of the fee simple interest in the real property located at: 1711 Washington Street, Nebraska and submit our findings in this report. The purpose of the appraisal is to express an opinion as of October 25, 2007 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 o£ 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. Property - A — 2 story commercial building B — Unimproved Lot Location - 171 Washington Street, Blair, Nebraska Client City of Blair, Nebraska Date of Appraisal - October 25, 2007 Property Rights - Fee Simple Area of Site - A — 4,708 SF B — 2,400 SF Area of Building - A — 1st Floor —1,663 SF /2" Floor —1,680 SF B — n/a Zoning - Central Business District Estimate of Value - A - $43,200 B - $15,600 Total $58,800 MARKETING TIME AND EXPOSURE TIME ESTIMATE On September 16, 1992, the Appraisal Standards Board of the Appraisal Foundation issued advisory opinions on Uniform Standards of Professional Appraisal Practice (USPAP) for the referenced times. Generally, Exposure Time relates to what has occurred and is currently occurring in the market, while Marking Time is a projection of what is likely to occur in the market. These references are consistent with the appraisal of any property where we as appraisers look at what has, is and will most likely occur in issuing an opinion of value for a property. Both time periods are a function of price, time, use, and the cost and availability of funds. The primary difference between the two time periods is that for marketing time we also consider anticipated changes in market condition (trends). Assisting us in marketing estimates for the two time periods are verification of sales data such as days on the market for properties, both listed and sold, along with interviews of market participants. Understanding buyers' and sellers' motivations (financial assumptions) is primary for reasonably priced property as well as considering who the most likely purchaser will be, and how financing impacts their buying decision. Properties like the subject in Blair have varying marketing times with an estimate of marketing for the subject to be three to six months. SCOPE OF APPRAISAL The scope of work (as defined in USPAP) is the amount and type of information researched and the analysis applied in an assignment. Scope of work includes, but is not limited to, the following: a. the degree to which the property is inspected or identified; b. the extent of research into physical or economic factors that could affect the property; c. the extent of data research; and d. the type and extent of analysis applied to arrive at opinions or conclusion. The amount and type of information researched and the analysis applied in this assignment conforms with the expectations of participants in this market for the same or similar appraisal services and is what the appraiser's peer's actions would be in performing the same or a similar assignment in compliance with the Uniform Standard of Professional Appraisal Practice. The appraisal is based on the information gathered by the appraiser from public records, other identified sources, inspection of the subject property and neighborhood, and selection of comparable sales, listings, and /or rentals within the subject market area. The sources and data are considered to be reliable. The extent of the analysis applied to this assignment may be further imparted within the report, the Appraiser's Certification below and /or any other Statement of Limiting Conditions when Applicable. The data and information collected, verified and analyzed in this appraisal is considered to be all information necessary to solve the problem in the assignment. The methods and techniques employed to develop problem - solution indicators in the analysis of data and information is considered to be sufficient to develop a credible opinion of value. j , UNDERLYING ASSUMPTIONS AND LIMITING CONDITIONS Identification of the Property. The legal description provided to the appraisals is presumed to be correct, but it has not been confirmed by a survey. The appraisers assume no responsibility for such a survey, or for encroachments that might be revealed thereby. The appraiser renders no opinion of a legal nature, such as to the ownership of the property or condition of title. The appraisers assume the title to the property to be marketable; that the property is an unencumbered fee; and that the property does not exist in violation of any applicable codes, ordinances, statutes, or other governmental regulations. Non Apparent Conditions. The appraisers assume that there are no hidden or non- apparent conditions of the property, subsoil, or otherwise comparable property. The appraiser assume no responsibility for such conditions or for engineering which might be required to discover such things. Existence of Hazardous Materials. Unless otherwise stated in this report, the existence of hazardous materials, which may or may not be present on the property, was not observed by the appraisers. The appraisers have no knowledge of the existence of such materials on or in the property. The appraisers, however, are not qualified to detect such substances. The presence of substances such as asbestos, urea - formaldehyde foam insulation, radon gas, or other potentially hazardous materials may affect the value of the property. The value estimate is predicated on the assumption that there is no such material on or in the property that would cause a loss in value. No responsibility is assumed for any such conditions, or for any expertise or engineering knowledge required to discover them. The client is urged to retain an expert in this field, if desired. Information and Data. The information and data supplied by others to the appraisers, which has been considered by the appraiser in the valuation, is from sources believed to be reliable, but no further responsibility is assumed for its accuracy. Sketches and Maps. Any sketches included in the report are only for the purpose of aiding the reader in visualizing the property and are not based on survey. Sizes and dimensions not shown should not be scaled from the sketches. EFFECTIVE DATE OF THE APPRAISAL The effective date of this appraisal is October 25, 2007. DATE OF INSPECTION The date of inspection is October 25, 2007. PURPOSE OF APPRAISAL 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. PROPERTY RIGHTS APPRAISED The property rights appraised are the fee simple title to the land and improvements, which t 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 Terminolo - Revised Edition (Ballinger Publishing Company, Cambridge, Massachusetts, First Printing 1981), p. 102. OBJECT OF THE APPRAISAL 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. DEFINITION OF MARKET VALUE 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 Terminolo - Revised Edition (Ballinger Publishing Company, Cambridge, Massachusetts, First Printing 1981), pp. 160 -161. HIGHEST 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 retail commercial, office space, or a public parking lot. ZONING AND UTILITIES The subject lots are all zoned central business district. The improvements do conform to present zoning guidelines. All normally expected utilities are available to the site including public water, sewer, power and natural gas. ECONOMIC PRINCIPLES CONSIDERED 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 made, 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. Contribution: The value of an agent of production (or a property component) depends upon its t 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. TAXES AND ASSESSED VALUE A B Taxes $8,400 $167.64 Assessed Value $52,735 $1,052.42 These values are as reported by the Washington County Assessor's Office. They are stated for reference only and do not effect the final value estimate in this report. PROPERTY DESCRIPTION Legal: A — Lot 4 and West 23.1' Lot 3, Block 45 B — Lot 5, Block 45, all in the City of Blair, Nebraska Location: The subject is located at 1711 Washington Street, City of Blair, Nebraska. Site: A — This is a street level lot that has 2,400 SF and is rectangular in shape. B — This is a street level rectangular shaped lot that has a total of 4,700 SF. Both lots are adjacent to the south side of Washington Street and are also bordered by a public alley to the south which provides access to the back of all of the lots. Improvements: A — This lot is improved with a two story brick structure that was built in 1896 according to county records. The first floor has 1,663 SF and the second floor has 1,680 SF. The building has a 100 %basement, that is unfinished and has a brick floor. The main level has some partitioning. The second level has been used as an apartment but current zoning regulations do not allow for residential units under the subject zoning. The condition of the improvements is rated fair. Quality of construction is average and typical for this type of commercial construction in downtown Blair. The second level was not inspected as it was accessible at the time of the inspection. It is presumed that the second level is similar in condition to the main level. The condition of the plumbing and electrical is unknown, a bathroom area is only partitioned. The electrical service is from an old fuse box. All of the interior finish is dated. Most floors are wood. All wall coverings are in a dated or worn state. The exterior is brick and stucco. The condition of the roof is unknown. The second level is considered storage. The building suffers from functional obsolescence of 20% and physical depreciation estimated at 60 %. B — There are no improvements on this lot. COUNTY DATA As per county records, the ownership record is as follows: A — Olga Schulz and Kathleen Chapman B — Eldor J. & Lois J. Schulz COUNTY DATA 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. The Blair area has shown recent strong growth of its residential and commercial market. Strong expansion of the commercial market has been evident over the past one year. This is due mainly to the proximity to the Cargill Corn Milling Plant and the Omaha metropolitan area. VALUATION PROCESS 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 F all comparative approaches. Their basic data comes from direct and indirect comparisons in the market, and the appraiser's judgement, 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. 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: LAND TRANSACTION - NUMBER 1 Instrument: Warranty Deed Location: 12' and Washington Street, Blair, NE Legal Description: PT Lots 1 -15, Block 33, TL 273, 12- 18 -11, City of Blair Date of Sale: 4 -26 -07 Grantor: Rosterman Estate Grantee: Village Development Zoning: Land Size: Sale Price: Price Per SF: Financing: Confirmed by: Central Business District 50,442 SF $376,500 $7.46/SF Cash Equivalent Court House Remarks: This site was purchased for a proposed Walgreen's store. It required some site prep. It is located near downtown Blair. LAND TRANSACTION- NUMBER 2 Instrument: Warranty Deed Location: 10 and Washington Street, Blair Legal Description: Lot 4, 5 and 6, Block 84, City of Blair Date of Sale: August, 1994 Grantor: Boehnke /Campbell Grantee: Casey's Zoning: Highway Commercial Land Size: 18,000 SF Sale Price: $72,500 Price Per SF: $4.03 /SF Financing: t Cash Equivalent Confirmed by: Court House Remarks: This is a sale of Highway 30 frontage property near the east side of Blair. It is nearly street level. It was purchased for the present Casey's General Store. LAND TRANSACTION - NUMBER 3 Instrument: Warranty Deed Location: 19 and Washington Street, Blair Legal Description: Lots 1, 2, 3 and PT Lot 12, Block 43 Date of Sale: September, 1999 Grantor: Adair Grantee: Glasford Enterprises Zoning: Central Business District Land Size: 21,850 SF Sale Price: $181,000 Price Per SF: $8.28/SF Financing: Cash Equivalent Confirmed by: Court House Remarks: This is a dated sale of a corner lot with good highway access near the center of Blair. It was purchased for a fast food restaurant. LAND TRANSACTION- NUMBER 4 Instrument: Location: Legal Description: Date of Sale: Grantor: Grantee: Zoning: Land Size: Sale Price: Warranty Deed 1114 Washington Street, Blair Lots 1 -8, (PT) Block 32 and TL 141, 238 in 12- 18 -11, City of Blair 1 -19 -07 Wang O'Reilly Automotive Central Business District 45,442 SF $185,000 Price Per SF: $4.07 /SF Financing: Cash Equivalent Confirmed by: Court House Remarks: This is a recent sale of a vacant lot adjacent to Highway 30 /Washington Street that was purchased for a new automotive store. LAND TRANSACTION - NUMBER 5 Instrument: Warranty Deed Location: 16 and Washington Street, Blair Legal Description: Part of lots 16, 17, 18 and 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: $181,000 Price Per SF: $4.16 /SF Financing: Cash Equivalent Confirmed by: Court House Remarks: This is a dated sale of a small size tract located in the down town business district. It is just off Washington Street but does have similar locational appeal. It is considered a good sale, even though it is very dated. LOT SALES SUBJ A - 4.708 SF B - 2.400 SF uJ1. Sale # Sale Price /SF Site Size SF Sale Date Time Size TLn(-.at ccess Adjusted Price 1 7.46 50,442 4 -07 = +.50 = = 7.96 2 4.03 18,000 8 -94 +1.50 +.30 = = 5.83 3 8.28 21,850 9 -99 +1.30 +.30 -2.50 = 7.38 4 4.07 45,442 1 -07 = +.50 +.40 = 5.97 5 4.16 2,400 11 -93 +1.50 = _ = 5.66 Adjusted Value Low = $5.66 /acre Adjusted Value High = $7.96 /acre Average Adjusted Value = $6.56 /acre The foregoing sales range in size from a low of 2,400 square feet to a high of 50,442 square feet with an arithmetic mean of 27,627 square feet. The sales also range in adjusted price from a low of $5.66 per square foot to a high of 7.96 per square foot with an arithmetic mean of $6.56 per square foot. Based on these sales the land value is called at $6.50 /SF None of the foregoing sales are ideal. These sales all represent vacant lot sales along Highway 30 /Washington Street or near the subject. Most comparable sales are larger in size to the subject but are the best comps available in Blair. Bracketing of size and price per SF was achieved. Based on these sales, the subject sites have a called value as follows: A — 4,708 SF @ $6.50 = $30,602 B — 2,400 SF @ $6.50 = $15,600 COST APPROACH - A The value estimate under this approach consists of the estimated construction cost of the improvements plus the land value. The various cost indexes applicable to the subject property and improvements have been studied, correlated and adjusted to local construction costs. These costs have been calculated on a square foot basis, and include basic field costs (material and labor), excavation, contractor's profit, insurance and interior financing. Included in the estimated cost of the reproduction of the building are the structural components, including site preparation, plus all mechanical and electrical systems, which are an integral part of the structure. These include heating, ventilating and air conditioning equipment. The Marshall Swift Valuation Quarterly was the main cost index used for this report. Contractor's estimates were also used to help develop a replacement cost value. F Estimated Physical Value: Gross Building Area — 3,343 SF Building — 3,343 SF @ $46.80 = $156,452 Basement —1,663 SF @ $12.50 = $20,788 Total $117,240 Less Depreciation Physical — (65 %) $115,206 Functional — (20 %) $35,448 Economic — (0 %) $ Total $150,654 $ 26,586 Add For: Site Prep $2,000 Land Value $30,602 $59,188 A — Cost Approach Called $59,200 B —Not Developed INCOME APPROACH 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 SELECTING CAPITALIZATION RATE 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. CAPITALIZING THE NET INCOME 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 similar 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. Net Income divided by Rate equals Value A — The market rent for the subject in its present condition is estimated as follows: Main Floor —1,663 SF @ $3.25 = $5,405 Less: Vacancy (10 %) $ 500 Management (5 %) 0 Taxes $1,052 Insurance and Reserve for repair (15 %) $750 $2,302 $3,103 The capitalization rate estimated from the market with consideration to present interest rates is called at 10.50 %. NOI divided by Rate = Value 3,103 divided by. 1050 = $29,552 A — Income Approach Called = $30,000 B — The Income Approach is not applicable for this parcel SALES COMPARISON APPROACH 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. The following sales are used to develop the sales comparison approach. IMPROVED SALE NUMBER 1 Instrument: Warranty Deed Location: 1569 Washington Street, Blair, NE Legal Description: PT Lot 15, Block 47 Date of Sale: September, 2005 Grantor: Blair Telephone Grantee: KML Properties Sale Price: $117,000 Verified by: Court House SF Basis of Building Area: $69.64/SF Size of Lot: 980 SF Gross Building Area: 1,680 SF Street and Utilities: Public Zoning: Central Business District Financing: Cash Equivalent Remarks: This is an older 2 story building in downtown Blair, that was used as an office for an attorney. It was in much superior condition at the time of sale. IMPROVED SALE NUMBER 2 Instrument: Warranty Deed Location: 1600 Washington Street, Blair, NE Legal Description: Lots 28, 29 & 30, Block 37, City of Blair Date of Sale: May, 2005 Grantor: Fraternal Order of the Eagles Grantee: Denny Hall Sale Price: $165,000 Verified by: Court House SF Basis of Building Area: $22.92/SF Size of Lot: 7,200 SF Gross Building Area: 7,182 SF + 4,800 SF basement Street and Utilities: Public Zoning: Central Business District Financing: Cash Equivalent Remarks: This is a sale of a large older building that was in fair to average condition at the time of sale. It was remodeled and is now a Mexican Restaurant. It had an unfinished 2 " level for storage. IMPROVED SALE NUMBER 3 Instrument: Warranty Deed Legal Description: Lot 15, Block 46, City of Blair Date of Sale: September, 2002 Grantor: Warren Grantee: Hilger Sale Price: $85,000 Verified by: Court House Size of Land: 2,400 SF Building Size: 2,400 SF Price /SF: 35.42/SF Street and Utilities: Public Zoning: Central Business District Highest and Best Use: Retail Commercial Financing: Cash Equivalent Remarks: This is a sale of a downtown commercial building. The condition is rated average. It has a small lot and public parking is limited. It was in superior condition at the time of the sale. The second level was partially finished. Instrument: Warranty Deed Location: 1740 Washington Street Date of Sale: 5 -4 -07 Grantor: Taylor Grantee: Noteboom Sale Price: $57,500 Verified by: Court House Building Size: 2,152 SF Price /SF: $26.72/SF Lot Size: $2,400 SF Street and Utilities: Public Zoning: Central Business District Highest and Best Use: Retail Commercial Financing: Cash Equivalent Remarks: This is a sale of a small building across the street from the subject. It was in superior condition at the time of sale. It has a full basement. IMPROVED SALE NUMBER 5 Instrument: Warranty Deed Location: 1654 Washington Street, Blair Date of Sale: 4 -13 -07 Grantor: Smith Grantee: Knapp Sale Price: $50,000 Verified by: Court House Building Size: 1,651 SF Price /SF: 30.28/SF Lot Size: 2,400 SF Street and Utilities: Public Zoning: Central Business District Highest and Best Use: Retail Commercial Financing: Cash Equivalent Remarks: This is a sale of a downtown commercial building that is one story with a full unfinished basement. It had been recently updated and is in superior condition to the subject. MARKET APPROACH ADJUSTMENTS TABLE Main Level —103 Lot - 4,708 u 7t Sale Price I Size Size -SF Site Size -SF Sale Date Time B g' Size Site Size Condition Location Adjusted Price 1 69.64 1,680 980 9 -05 +2 = +5 -30 = 46.64 2 22.92 7,182 7,200 4 -05 +2 -5 -5 -3 = 11.92 3 35.42 2,400 2,400 9 -02 +4 -1 +3 -15 = 26.42 4 26.72 2,152 2,400 5 -07 = -1 +3 -5 = 23.72 5 30.28 1,651 2,400 4 -07 = -1 +3 -10 = 22.28 AVERAGE ADJUSTED VALUE = $26.20/SF MARKET APPROACH VALUE CALLED = $26.00 1,663 SF @ $26 = 43,238 Market Approach Value - Parcel A called $43,200 COMMENTS ON COMPARABLE SALES As is typical for properties like the subject in Blair, there are no ideal sales available. All of the buildings were in better condition at the time of sale. Bracketing of value, lot size, and building size was achieved. All of the comparable sales are located on Washington Street and are very near the subject. A typical number of total adjustments were needed, the largest being for condition. After the appropriate adjustments were made, nearly equal weight was placed on all sales. A Market Approach called = $43,200 B — Market Approach Value = $15,600 (see Cost Approach) SUMMARY AND RECONCILIATION OF VALUE INDICATORS A B Replacement Cost Approach $59,200 Not Developed Income Approach $30,000 Not Developed Market Approach $43,200 $15,600 None of the approaches are considered primary and each have some disadvantages. Each approach is considered to lend some weight to the final value estimate and obviously the approaches support one another. The Cost Approach is handicapped by the difficulty in estimating depreciation because of the excessive degree , and the lack of ideal land comparable and the fact that this approach typically sets the upper limit of value. The Income Approach is considered to be an accurate indication of value, as one of the primary motivation for ownership of commercial- industrial properties. As the leases and income were estimated from the market, as was the Capitalization rate, this approach is handicapped as well as the fact that properties like the subject are typically owner occupied. The Sales Comparison Approach has the advantage of several sales, however, wide adjustments has to be made because no sales were exactly like the subject. The sales however were felt to mostly accurately represent value for the subject property. Because actual sales represent market transaction, slightly more weight was placed on the market approach for Parcel A. The Sales Comparison Approach is the only applicable approach to value for Parcel B. With consideration to all three approaches but all weight being placed on the market approach. I estimate the value of the subject property as of October 25, 2007 to be as follows: A — 2 lots with improvements - $43,200 B — Lot $15,600 Total $58,800 ($58,800) Russ Nelsen, Certified Appraiser Nelsen Appraisal Services, Inc. : -�_� � Pa e #4 PHOTOGRAPH ADDENDUM Borrower Client Property Address r im Blair County Nebraska State NE Zip Code :nder Front Back Form LPIC4X6 — "TOTAL for Windows" appraisal software by a la mode, inc. —1- 800 - ALAMODE The table following is the appraisal process we follow in developing opinion of a defined standard of value of an interest in real estate. It is presented here to assist the reader gain a better understanding of the necessary steps undertaken in forming a supportable opinion of value, as defined. . Deflnit<o6 of the Problem IdentiRcatlon of the Client intended use of appraisal Identification of real estate Identltication of property rights Purpose of appraisal •Definition -of value Effective date of Appralsalfreport Description of scope of appraisal Assumptions and limiting conditions Prellmlna'ry Analysis and Plan: Data Selection and Collection Market Analysis Sub ect Property Competitive Properties General & Immediate Market Area: Demand Components Supply Components Trends Forecasts Property Analysis: Skelimprovements Size Age and Condition Locaflon• Legal (Title, Use) Comparison Analysis: Sales Rentals Costs Elements of Comparison Units of Comparison Hf hest and Best Use 0 inibn Land-as If Vacant and Available Property as Improved (Existing or Proposed) Existing Use of the Real Estate Use of Real Estate Reflected.in the Appraisal Development of indicators of Land Value As Defined Sales Comparison —App roach Subdivision Development•. • Ana is Ground Rcrit ' Ca blizatton Land Residual Techn l ue Extraction Technl ue Allocation Techni' ue Develo went of Indicators of Im roved Pro a Value As Defined Cast roach . 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