HomeMy Public PortalAbout1972.12.04 Appraisal City Property UP Railroad to CemetaryAppraisal
of
CITY OF MC CALL PROPERTY
in
McCall
Valley County
Idaho
Owner
City of McCall
by
Wayne F. Harper
Rt. 3, Box 53
Emmett, Idaho
Telephone 365-2511
WAYNE F. HARPER
APPRAISER
RT. #3, BOX 53 EMMETT, IDAHO 83617
AREA CODE 208 365-2511
December 4, 1972
Mr. Burton Walker
McCall
Idaho
Dear Mr. Walker:
Pursuant to your request that an appraisal be prepared on the property
owned by the City of McCall, Valley County, Idaho, I present to you
the following report.
It was necessary to make an inspection of the property which was done
on November 6, 1972, and also to inspect those sales used in the
comparison.
The appraisal was prepared as though the property was held in "Fee
Simple" title and free from liens and encumbrances.
This letter is to become a portion of the total report.
It is my opinion that the most probable market value of the property
as of December 4, 1972 is THIRTY-SIX THOUSAND FIFTY DOLLARS ($36,050).
Thanks for the opportunity to serve you.
Respectfully submitted,
Wayn F. Harper,
App aiser
Rt. 3, Box 53
Emmett, Idaho
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INDEX
Page
Identification of Property .. .. . . . 1
Type of Property 1
Purpose of Appraisal 1
Definition of Market Value . . . . . . . .- . 1
Area Data and Neighborhood 2
Legal Description 4
Site Drawing 5
Photos of Subject 6
Site Description and History 7
Highest and Best Use 8
Zoning ...... 8
Comparable. Sales 9
Final Estimate 10
Certificate of Appraisal . . 11
Contingent and Limiting Conditions 12
Qualifications of the Appraiser 13
IDENTIFICATION OF PROPERTY
Unimproved tract of land adjoining the Union Pacific Railroad
and South of and adjoining the,McCall Cemetary.
TYPE OF PROPERTY
Rolling and timbered.
PURPOSE OF APPRAISAL
To estimate the most probable market value of the subject pro-
perty. The appraisal is made as though the property title is held
in "Fee Simple" and free from liens and encumbrances. Inspection
of the property was made on November 6, 1972.
DEFINITION OF MARKET VALUE
Market Value:*
As used in this report Market Value is defined as:
The highest price estimated interms of money which a property
will bring if exposed for sale in the open market allowing a reason-
able time to find a purchaser who buys with knowledge of all the uses
to which it is adapted and for which it is capable of being used.
Frequently it is referred to as the price at which a willing -
seller would sell and a willing -buyer would buy, neither being under
abnormal pressure.
*Appraisal of Real Estate
AREA DATA
The area is best described as being that part of Southwestern
Idaho' that is .the water shed of the Payette River. It -extends up
.river from Emmett, Idaho and covers the entire water shed.
ECONOMICS
The greatest income is derived from forest products. Tourism
and agriculture are. also large 'producers.
UTILITIES
Electricity and telephone with the villages and. towns having
public water and sewer.•
TRANSPORTATION
Northwest stages, Charter air travel, Union Pacific Railroad
ROADS
The area is traversed by Highway 55 and most of the major county
roads are surfaced.
SCHOOLS
The area is proud of their schools. Bus transportation is
common in the area.
CLIMATE
-Short summers.and long winters with temperatures running down
to 309 below zero. Snow is .the thing in winter.
RECREATION
The area is known for its recreation both., in winter and summer.
GROWTH
The area has shown rapid growth as indicated by the'increase in.
numbers ofsmall parcels of land changing hands. This is recreation
growth and will continue. This type of growth will increase the tax
base as well as increase theeconomics of the -area.
NEIGHBORHOOD DATA
The entire village of McCall, Idaho is considered as one neigh-
borhood. There isn't sufficient evidence whichwouldcause one to
separate the various parts into divisions. Economically there is
one area which is ahead of the others and. that is the. Lake Shore and
it should be remembered. Ethnic groups if any live in harmony with
the community.
The economy of the neighborhood is built up :around the lumber
industry and recreation.
Schools are near new and are adequate to the needs. The indi-
cation is that they will be increased as the need arises.
The city government is adequate under the laws of the state for
this class of =village.
Utilities common to comfortable living are available throughout
the neighborhood.
LEGAL DESCRIPTION
All of that part of .the SW4NW4 West of R.R.R/W Sec. 16, T18N R 3 E.B.M.
Carl Brown to the City of McCall, Idaho
Recorded in Book 16, Page 613 of Valley County Records.
This property was donated 'to.the city and apparently no .survey
was made to, establish the corners, and as so often happened, the
parties concerned estimated their location. In this case the city ,
began placing graves on the highest knoll and thus established a
cemetary and so platted it around the early graves. During the summer
of 1972 the property to the North was sold and surveyed which brought
about the discovery of the errors in locating the cemetary as well as
one other property.
The total land: owned by city not used as cemetary is 15.8 acres.
The total land considered in this appraisal is 10.3 acres.
This land has been exempt from taxes; therefore no reference is
'made to the assessed valuations.
(State of Idaho to Brown File, 1936. 17-497. Was sold to
Brown in Sept. 1919)
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SITE DESCRIPTION AND HISTORY
Carl Brown purchased the subject lands from the State of Idaho
in September, 1919. The „deed was recorded in February, 1936 Book 17,
Page 497. This established that the State was the sole owner of the
property when the Chinaman was buried on it before 1913. The oldest
marked grave .I was.. able: to quickly locate was.: established in 1913.
The State owned the land and probably at the time of sale to Carl
Brown was unaware that a cemetary existed. .on it, and therefore sold
it to Brown. Brown probably knew of it and may have had the intention
of giving the land to the City for such purposes but failed to so
state. Also all of the cemetary does not exist within the boundaries
of the land given by Brown to the .City :but over in private property
to the North.
The land now described will be for that portion given to the
City not now used by the cemetary proper.
There is 15.8 acres of land South of the cemetary which has
roads and wastes to cut it down to 10.3 acres useable. See drawing -
pages 5 and 6. Part of the waste, by reducing some of the roads, could
become useable for some purpose.
The land is bounded on the East by the Union Pacific, Railroad
R/W. The land is rolling to steep and timber covered.
City water is piped across the property. City sewer is not now
available but is not ruled out.
The Subject is within the City Limits.
All utilities common to comfortable living are available to Subject.
HIGHEST AND BEST USE
Due to the proximity of the R.R. R/W and the fact that a siding
could be had, the reasonable reaction would be to put the R.R. to work.
This would be practical if the property were nearer to being level.
The highest and best use is not industrial but nearer multi -family
residential coupled with recreation. The use of the multi -family
only refers to the density of population to one acre, and therefore
many units to the acre. The cemetary is .thought by some to influence
the value but this is not seen in the market.
The highest and best use in an unrestricted market is that of
multi -family residential. (Apartments, condominiums)
The most economic use is. for cemetary because the present ceme-
tary will not be useable too much longer and then the district would
be forced to go elsewhere. The city (district) has the property and
therefore its use should remain so.
ZONING: Industrial
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COMPARABLE SALES
The Zoning states that the property should be used for industrial
purposes. The economic climate in the city neighborhood would indicate
that the property would find .faster acceptance in the market as a type
of residential or commercial and that this use would probably return
as high a value.
Keith Elliott purchased 24 acres for $6,400 on which to build a
house, within city and on city water and sewer, covered with trees,.
brushy and steep. This sale indicated $2,840 per acre.
Lots of five acres are being offered on the market for $2,000
per acre. These overlook the sewer lagoon, are timbercovered,, with
city water and sewer available. These are farther from the center
of town and schools.
One acre and smaller lots on Forest Street which is good resi-
dential street are selling for as high as $5,000'each. These are in
a better location than the Subject and smaller parcels.
Based on these: sales and offerings, the Subject property in five
acre lots would have a value of $3,500 per acre for the useable.
10.3 acres X $3,500 $36,050
In discussing the problem of the cemetary with those in the lower
valleys who have been in the private cemetary or lands dedicated -to
cemetary use, they state that more people have gone under than have
made a go of it. The requirements placed on such an operation are
not such as to be very attractive. .
One of these stated that the price of the land is a problem but
he paid $1,000 per acre and that was too much. Asked if he would
have been in a better position at a lower land price, he stated between
$500 and $750 per acre.
Based on these figures, the'land if dedicated for cemetary uses
only the useable 10.3 acres X $750 would indicate that value. $7,725.
The use of any other approach would not be advisable in this
case as we are dealing only with bare land.
FINAL ESTIMATE
My final estimate of value is based on the findings of bare land.
Unrestricted
Restricted
$36,050
$ 7,725
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CERTIFICATE OF APPRAISAL
Certification:
I hereby certify that I have no interest, present
or contemplated, in the property and that neither
the employment to make the appraisal, nor the com-
pensation is contingent on the value of the pro-
perty. I certify that I have personally inspected
the property and that according to my knowledge
and: belief, all statements and information in this
report are true and correct, subject to the under-
lying assumptions and contingent conditions.
Based upon the information contained in this re-
port and upon my general experience as an appraiser,
it is my opinion that the Market Value as defined
herein of this property, as of December 4, 1972,
is THIRTY-SIX THOUSAND FIFTY DOLLARS ($36,050)..
Wayne . Harper /
Appra ser
CONTINGENT AND LIMITING CONDITIONS
The legal descriptions furnished me are assumed to be correct.
I assume no responsibility for matters legal in character,
nor do I render any opinion as to the title, which is assumed
to be good. All existing liens and encumbrances have been
disregarded and the properties appraised as though free and
clear under responsible ownership and competent management.
The sketches in this report are included to assist the reader
in visualizing locations. I have made no survey of the .
properties and assume no responsibility for accuracy.
Possession of this report, or a copy thereof, does not carry
with it the right of publication, nor may it be used for any
purpose by any but the client without the previous written
consent of the appraiser and/or the client.
I am not required to give testimony or attendance in court
by reason of this appraisal, with reference to the property
in question, unless arrangements have been previously made
therefore.
I have no present or contemplated interest in the -properties
appraised.
Thisappraisal has been made in accordance with the Code of
Ethics of the American Institute of Real Estate Appraisers.
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QUALIFICATIONS OF THE APPRAISER
APPRAISAL EXPERIENCE:
State of Idaho.
1964 to date. Highway Department condemnation appraisals of farms,
subdivisions, residences,, commercial property (unimproved & improved),
and industrial property. These have ranged from small take to the
figure of $100,000 in take alone..
City of Boise, Idaho
The Redevelopment Agency which is charged with the redevelopment
of Boise City core area (HUD), acquisition appraisals of total
properties within the first phase for court if not purchased.
Fish and Game Department
Department of the State of Idaho, acquisition of river lands for
geese nesting grounds.
Bureau of Land Management
Acquisition of lands for R/W into a. remote area.
Lending Institutions
Continental Life & Accident, First Federal Savings & Loan, Provident
Savings & Loan, First Security Bank of Idaho (Emmett, Idaho), Idaho
First National Bank, Veterans Administration, and Federal Home
LoanBankBoard. These are in the most part residences and
commercial valuations used by the client to determine the extent
of a total mortgage available to the property.
Private Parties
The experience here .is varied being from residences to cattle
ranches and commercial properties. Considerable work has been
done in the field of recreation both for the developer and the
individual buyer.
Court Experience
I have been qualified in State district courts in the counties of
Ada', Canyon, Payette, and Gooding.
I have been qualified in Federal Court.
Miscellaneous
The University of Idaho has given its. endorsement to the Real Estate
Commission for me to teach their course of appraisal under the Adult
Education program.
Education
Graduate of the University of Idaho, 1936.
Completed and passed courses offered by the American Institute of
Real Estate Appraisers:
Course 1, Seattle,Washington, 1964, Introduction to Appraisal
Course 2, Seattle, Washington, 1965, Commercial Properties
Course 3, Seattle, Washington, 1966,Urban Properties
Course 4, Granby, Colorado, 1967, Cattle Ranches & Grazing Lands
Attended a seminar on Recreation Lands at Tahoe, Nevada in 1967.
Completed and passed course offered by. the Society of Real
Estate Appraisers:
Course 201, Santa Clara, California, 1972, Income Properties
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