HomeMy Public PortalAbout1976.08.16 Tinsley Property Land AppraisalPERC H. SHELTON. REALTOR
Ci 14 of McCall
McCall, Idaho
�l2£Lt012 �
REAL ESTATE AGENCY — RESORT PROPERTY OUR SPECIALTY
P.O, BOX R
MCCALL, IDAHO 83638
Gentlemen: Re: Charles Tinsley Property
DIAL LOCAL 4-2323
L.D. 208.634.2323
Aug. 16, 1976
It is my opinion that the Tinsley property has an actual cash value at the
'35,000.00
present time of:
This appraisal is based upon the recent comparable sales of homes and property
in the same area.
Sincere l,r yours
l/
GGt�
Perc`H. Shelton
APPRAISAL REPORT
OF
CHARLES.TINSLEY PROPERTY .
FOR
MR. DONALD BOOS, MAYOR
CITY OF Mc CALL
McCALL, IDAHO 83638
BY
IDAHO LAND & APPRAISAL SERVICE
P. 0. BOX 1603
BOISE, IDAHO 83701
June 29, 1970
Mr. Donald Boos, Mayor
City of McCall
City Hall
McCall, Idaho 83638
Dear Mr. Boos:
In accordance with your request and for the purpose
of estimating the market value of that property owned
by Charles Tinsley which is adjacent to the McCall Golf
Course and bordering .on Davis Avenue on the west and
the Lick Creek road, or the road to Yellow Pine on the
north. I have made a complete field examination to-
gether with the investigation and analysis of all pertinent
data which is compiled in the following evaluation report.
Subject to the assumptions and limiting conditions
set out hereafter and attached to this appraisal, I do
hereby certify that I have inspected the property appraised,
that I have no present or contemplated future interest
therein, the fee received for this appraisal is in no way
contingent with the value reported, and that no important
factors affecting the value of this property were knowingly
overlooked or withheld.
I further certify that this report has been prepared
in conformity with the recognized standards of appraisal
procedures and ethics, that to the best of my knowledge
and belief the statements and opinions contained herein
are correct as set forth, and in my opinion the maximum
market value of subject property as of June 29, 1970 is
TWENTY-ONE THOUSAND FIVE HUNDRED DOLLARS ($21,500). You
will note that I say maximum as one parcel to include any
increment due to plottage or the consolidation of the lots
contained in this property, a separate and different''.break-
down is made wherein separate parcels might be set out.
1/1s
Respectfully submitted,
IDAHO LAND & APPRAISAL SERVICE
14,k,
Harley
Idaho Land & Appraisal Service
P. 0. Box 1603
Boise, Idaho 83701
McDowell APP aiser
Telephone: (208) 344-2547
TABLE OF CONTENTS
Page No.
Title Page •
Letter of Transmittal
Table of Contents
Orientation Map
Summary of Conclusions
Assumptions and Limiting Conditions
A. GENERAL DATA
Purpose of Appraisal 1
Market Value Defined -- r 1
Location ^rrr-^^ 1
History 1
Market and Shopping Areas--r----*-r 1
Economy r- 2
Local Amenities •" 2
Climate r 2
Elevation r-rrr-r 3
Transportation r.rrrrr^ 3
Utilities r -^rrr-,r-„-^ 3
Recreation rr-.r-- 3
Real Estate Marketing Conditions 4
B. PROPERTY DATA
Ownership r -r+-r 4
Legal Description ---r ^'"`T'^„-, 4
Location - rrrrr. 5
Neighborhood Trends -rr 5
Assessed Value and Taxes rrt,rrrrrc'•rrrrr 5
Site Description rrr,,,,,,,-,,,„ 6
Improvement Description rrrrrrr^r.r-- 6
Highest and Best Use rrrrr-r^ ^,-rrr--rr.-•-�--^ 7
C. EVALUATION
Market Data Approach
Site 7
Improvements ^^rrry 9
Grand Total Value rrr-•rrrrrrrrrr,^---,-. 9
Final Estimate 9
ADDENDA
Subject Map
Comparable Sales Map
Comparable Sales
Qualifications of Appraiser
r
1
ORIENTATION MAP
PAYETTE LAKE'
i1
f
lAcCALL AIRPORT
aV
Subject Property
McCALL,IDAHO
1967
SUMMARY OF CONCLUSIONS
Owner of Record:
Location:
Taxes:
Frontage:
Highest and Best Use:
Total Land Value:
(Entire plot)
Improvement Value:
(Salvage only)
Total Property Value:
Charles Tinsley
Lots 1 and 14, Block 8 and
Lots 1, 2 and 3, Block 9,
Davis Beach Subdivision to the
City of McCall
Land and Improvements - 1969
$207.00
Davis Avenue - 200 feet
Road to Yellow Pine - 100 feet
Potential commercial and
recreation development
$20,500
$1,000
$21,500
ASSUMPTIONS AND LIMITING CONDITIONS
This appraisal is subject to the following:
, 1. The legal description furnished is assumed to be
correct.
2. The property is appraised as though free and clear
of any encumbrances.
3. No survey of the property was made and no liability
is assumed in connection with such matters.
4. Information as .furnished by others is assumed to be
reliable but no responsibility is assumed for its
accuracy.
5. The 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 applicant
without the previous written consent of the appraiser
and the applicant and then only with the proper
qualifications.
6. The segregation of land and improvements, the difference
in value on separate lots as compared to total tract
does apply under the assumed program of utilization
which takes into account the entire potential for
commercial and recreation and are not valid if used
for continued.: residential.
7. It is further assumed that the vacated street bordering
Lots 1, 2 and 3 of Block 9 would offer no access to
Lots 2 and 3 or with the omission of Lot 1.
ANALYSIS AND CONCLUSIONS
A. GENERAL DATA
PURPOSE OF APPRAISAL
The purpose of this appraisal is to estimate the
market value of the fee simple interest of the land
and improvements of the following described property
as of June 29, 1970.
MARKET VALUE DEFINED
The market value as set out herein is described
as that price estimated in terms of money that a property
will bring if exposed for sale on the open market, allowing
a reasonable time to find a buyer who buys with the know-
ledge of the uses to which the property is adapted and
capable of being used.
LOCATION
The subject property is located just north of the
McCall Golf Course, within the city limits of McCall,
Idaho on the east area of Payette Lake. McCall is the
largest town in Valley County and lies 27 miles north of
the county seat, Cascade.
HISTORY
McCall's early history saw it as a shopping center
and way station for travelers to and from the gold mines
in the Warren area to the north. Upon the expiration of
these mines the city's livelihood evolved almost entirely
around forest management and lumber.
Through the years Payette Lake has been known for its
beauty and serenity, appealing to those who were interested
in summer calm and relaxation. In the more recent years,
through the increased demand for recreational areas, the
McCall -Payette Lake area has capitalized on this need and
are .developing towards an expanded resort area which is
very attractive to tourists and vacationers alike.
MARKET AND SHOPPING AREAS
The major shopping center for the area is McCall
which supports a year-round population of approximately
2,000 people. This will fluctuate, depending upon the
season of the year, and will reach an excess of 10,000.
The city's shopping and business district is quite
adequate for a city of this size, and capable of
providing year-round daily needs for the full time
residents. Other small towns in the area, of lesser
importance, are Cascade and Donnelly to the south,
and New Meadows and Riggins to the west and north.
For a larger variety of goods and services Boise,
the capital and largest city of Idaho, is located 105
miles to the south. Here, with a population approaching
100,000 a body can enjoy all the amenities that are
common to large cities.
ECONOMY
The local economy revolves around the production,
management and harvesting of the large quantity of
forest lands which encompass the area. The basis of
this economy is :the local sawmill which provides jobs
for approximately 90 men. In addition to this there
is a large employment in the falling, bucking and
hauling of the logs and the shipping of the finished
product. Also oriented to forestry and a big contri-
butor to the local economy is the United States Govern-
ment Forest Service. Located in McCall is the head-
quarters for the Payette National Forest which encompasses
some 2,500,000 acres, and provides jobs for approximately
300 people during the summer fire season.
More recently the area has been developing its
recreational potential which, in a short time, should
surpass its present lumbering economy. This transition
is quite evident by the new construction in the down-
town area and around the Lake shore.
LOCAL AMENITIES
The community enjoys a good school system with grade
and high schools being in McCall and junior high provided
in the community of Donnelly, 12 miles to the south.
The city supports a modern, 21-bed hospital, and a local
police and fire department. The community has a good
selection of variety stores and markets, plus it has a
number of churches of different denominations.
CLIMATE
The climate for the area can be described as having
4 distinct seasons with an average annual temperature of
48 degrees. The summers, are generally sunny and clear
with very few cloudy, overcast days, and winters are
2
generally cold and receive heavy snowfall. The area
receives approximately 28 inches of precipitation
annually, coming primarily in the winter in the form
of snow, and killing frosts can be expected any time
during the year, however, most generally 60 days is
considered to be the average growing frost free season.
Bolstered by the cool summers and by the winter
snowfall, the McCall area is ideal for year-round
recreation.
ELEVATION
The average elevation of the town of McCall is
5,030 feet above sea level. From this point to the
north the elevation increases to an excess of 8,700
feet. To the south, in the Boise Valley, elevations
of 2,400 to 2,600 feet are found.
TRANSPORTATION
The main source of transportation to the community
is via State Highway 15 which runs in a northerly and
southerly direction between Boise and McCall, connecting
with U. S. Highway 95 13 miles north of McCall, at New
Meadows. This is a paved, all -season, high speed road.
McCall has available to it once -a -day bus service,
every -other -day rail freight service, and daily truck
service by 2 trucking companies. The community enjoys
an airport with 5.,200 feet of runway, with the closest
daily commercial flights being at Boise where daily
schedulings with United and Air West are provided.
UTILITIES
The community is supplied electricity by the Idaho
Power Company and telephone service by Idaho Telephone
Company. Most recently McCall has constructed a new
sewer system which is available to its residents within
the city limits. The city also has its own domestic
water supply. All of the utilities have been examined
and have been found to be adequate for a city of this
size.
RECREATION
The Payette Lake -McCall area provides a large
variety for sportsmen and outdoor recreationalists.
For the fisherman the area provides large quantities
of steelhead, salmon, native trout, and crappie.
Whereas the hunter has an annual season on large herds
of deer and elk, and geese, ducks, grouse, quail, and
chuckers .
Available to 'the outdoor recreationalist is snow
skiing, snowmobiling, boating, water skiing, hiking,
golfing, swimming, camping, horseback riding, and just
wide open spaces for fun and relaxation.
As can be noted above, the Payette Lake -McCall
area is well adapted for year-round recreation which,
from all recent indications, is experiencing a steady
growth which should continue or increase to the future.
REAL ESTATE MARKETING CONDITIONS
The McCall -Payette Lake real'estate market, like
all other recreational areas, has experienced a large
appreciation in land value over the recent years.
This trend is not only true with summer home sites, but
has also been carried over into the commercial district
of McCall to satisfy the increasing demand for goods
and services. This can readily be seen in the downtown
area where, over the past 5 years, new construction has
and is changing the city's appearance.
With, the growing population and the increase in'
leisure time the demand for outdoor recreation will
always bring a high value on any property that is
oriented to these uses. Therefore, it is easy to assume
that a,community, such as McCall, which has all the
amenities to attract year-round recreation seekers,
should prosper and advance well into the future.
B . PROPERTY DATA
OWNERSHIP
The subject property is presently under the ownership
of Charles Tinsley and includes Lots 1 and 14, Block 8 and
Lots 1, 2 and 3, Block 9, Davis Beach Subdivision to the
City of McCall, and have been owned by Mr. Tinsley for
some time. He and his wife do reside on the property.
LEGAL DESCRIPTION
Lots 1 and 14, Block 8; Lots 1, 2 and.3,
Block 9, Davis Beach Subdivision to the
City of McCall.
4
LOCATION
The subject property is located on the west side
of Davis Avenue, on the south side of the road to
Yellow Pine, is joined on the south side at Lots 1, 2
and 3 of Block 9 by the McCall City Golf Course.
NEIGHBORHOOD TRENDS
It should be noted that in this particular vicinity
there was, until 1968, a 9-hole golf course which has
always been quite an addition and attraction to the
recreational facilities in the area, it has been a constant
source of revenue to the city. However, over a period
even beginning two years prior to that time, the city
started to develop and to create an 18-hole golf course.
This was completed and is now in a fine state of condition,
it does increase by almost one-half the traffic which can
use it, and the revenues are materially higher than before.
It has been a recent policy to improve.this facility by
adding water, a contemplated new club house and other
facilities are in progress, and such facilities do:.enhance
all the property in this area. This, of course, is in
addition to a more heavy concentration of people in the
adjacent or that State Park to the north, as well as
Lakeview Village which is an operating trailer and summer
resident facility which in all causes a great deal of
traffic through the area.
Because of these interests, the concentration of
population and traffic has increased materially, thus
the use has changed from that of an average residential
area to a use now which is changing and has a potential
for .light commercial or recreational development property.
This is all combined with the possibility in fact
that lumbering and mill processing may be secondary to
recreation within a reasonable time.
ASSESSED VALUE AND TAXES
According to information received from the Valley
County Assessor and Treasurer's office, the subject
property had during 1969 the tax on land and improvements
of $207.00*.
*This excluded any personal property.
SITE DESCRIPTION
The land contained herein includes Lot 1, Block 8
that fronts 100 feet on Davis Avenue and 50 feet on the
road to Yellow Pine. This is a corner lot, it is the
center of traffic going to the east arm of the Lake as
well as to the above mentioned State Park and Lakeview
Village, also is immediately adjacent to all other devel-
opment in the golf course area.
Lot 14, Block 8 is immediately adjacent to the east
of Lot 1, is 50 feet on the road to Yellow Pine, is 100
feet deep, an inside lot.
Lot 1, Block 9 fronts 100 feet on Davis Avenue, is
immediately south of Lot 1, Block 8, this joins the golf
course facility on the south side for 50 feet although
this side is a vacated street and according to the opinion
I now have would have access only from the Davis Avenue
side.
Lot 2, Block 9 borders Lot 1 on the east for 100
feet, also has 50 feet of frontage on the vacated street
which now constitutes golf club property.
Lot.3, Block 9 borders on Lot 2 on the east for 100
feet, has 50 feet of frontage on the old vacated street,
now golf course property.
All of the above are located in Davis Beach Subdivision
to the City of McCall, all have regular topography, have
considerable natural mountain shrubs, coniferous timber of
no merchantable quality but of considerable value for local
atmosphere. There would be no particular site improvement
needed here except that gravelling and other surfacing that
would be necessary for commercial use.
IMPROVEMENT DESCRIPTION
There is located upon the subject property an old
building which was formerly rented but which is now in
a very poor state of repair and is used only for storage,
There would be nothing of value here, it is doubtful if
it could be salvaged out for the materials.
There is located on this property an attractive frame
dwelling which has been recently covered with aluminum
siding, has concrete block foundation, aluminum sheet roof,
circulating oil heat throughout the house, no central
heating system, 3 bedrooms, cabinets metal in the kitchen,
asbestos tile on the floor in the bathroom and kitchen, wall
to wall carpeting in the living room, knotty pine finish in
the living room, celotex tile ceiling, average plumbing and
electrical fixtures throughout. The original construction
was 1940, there have been additions made on, primarily
in 1955 and there are actually, in the complete structure,
some 1800 square feet of which about 600 square feet are
Unfinished. That is, these have not been finished for
complete decoration and a portion of the facility could
be used for rental with a separate entrance.
There is an adequate garage of frame construction
adjacent the house.
This building has been used primarily as a single
family residence to date.
HIGHEST AND BEST USE
Due to the close proximity of the golf course, the
frontage on Davis Avenue which is a primary arterial
road extending to the State Park, Lakeview Village, and
to the east arm of the Lake, also 'due to the fact this
is in the area of any proposed recreation, condominium
or future development, it is felt that this residential
utility is practically nil. Therefore, it is my opinion
that commercial use such as small grocery or service
station, (it should be noted that McCall at this time
is actually saturated with these 2 facilities in the
downtown area and areas to the south and west, however,
here where you have a great deal of traffic, there is
not an up-to-date modern facility of this nature and
the demands of the area could well support one) however,
it is my thought further that connection .in use for
recreation or golf course utility would be foremost.
C. EVALUATION
MARKET DATA APPROACH
Site
In estimating the market value of the site the
market data approach was used. This approach is the
process of comparing recent sales with the site that is
being appraised, and through the process of factoring
for time, location, corner influence and size, as well
as access, an estimated value is obtained. In developing
this approach the appraiser found a number of sales in the
area, some of which do not have direct comprability, some
of which do have comparability but are not of recent enough
date to be entirely adequate. A complete breakdown of
these sales will be made and can be found in the Addenda.
The appraiser has made an adjustment and a factor
for each sale and taken into account all the factors
that are necessary to coordinate this particular trans-
action with the fair market value of the subject property.
Size is a very necessary adjustment where unit values
will increase or decrease, depending upon the location as
well as the economic area which can be put into use.
In this instance I was particularly requested to
evaluate the property on a separate lot basis as well
as a plottage or combined basis and I have done this
as follows,:
1. Lot 1, Block 8, fronting on both Davis Avenue
and the Yellow Pine road (50 feet on Yellow Pine
road) has an ideal site to command and centralize
traffic. However, the size is not adequate for
highest and best use. I have put this lot out
separately and as one lot
2. Lot 14, Block 8, would be an inside lot except
for 50 feet of frontage on the Yellow Pine road,
again would not be adequate for any commercial
or recreational use and being an inside lot,
would have only that value which is afforded by
the local facilities and traffic pattern
$5,000
$3,500
It is my opinion that the combination of Lots 1
and 14, allowing 100 foot of frontage on Davis Avenue,
100 foot of frontage on Yellow Pine road, would be
adequate for some small commercial development, therefore,
it would have an appreciated value. It.is my opinion the
combined plottage value of Lots 1 and 14 $11,000
Now considering the 3 south lots:
1. Lot 1, Block 9 is the most westerly and that
which borders 100 feet on Davis Avenue, and,
again, would not be adequate for any commercial
development or not adequate for a valuable
development to the golf course although it joins
it on the south side (of the lot), my value.
would be $4,000
2. Lot 2, this again, being an inside lot with
no direct access and only value as to being
in a neighborhood and combined with another
lot
$2,000
Lot.3, another inside lot with no access,..
.unless acquired by adjacent property$1., 500
Now if lots
opment and being
the present golf
Davis Avenue, it
1, 2, and 3 were combined for devel-
immediately adjacent to the north of
course with access of 100 feet from
would have a value of
The total combined market value in two units,
as one unit including all 5 lots
or
$ 9,500
$20,500
Improvements
Under the market data approach the only improvement
value here would be the possible salvage of the residence
itself. Although this is quite a livable unit within
itself, for the highest and best use it would be out of
place. The most expensive and one of the most attractive
recent improvements would be the aluminum siding which
cost over $3,000, however, I am advised by. movers that
this has very little or no value as it can not be readily
restored and put in place as an existing utility.
Therefore, it is my opinion that the total value of the
improvements for salvage would be
$ 1,000
Grand Total Value
All real property as one unit or 2
separate units as above $20,500
Improvements - $ 1', 000
Total Value all Property $21,500
FINAL ESTIMATE
Estimated Land Value $20,500
Estimated Improvement Value ' `
Total Estimated Value of Property
$21,5.00
ADDENDA
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SALES MAP
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1
" C O M P A R A B L E S A L E S
1 . S e l l e r : M r s . N e d M c V e y
B u y e r : D o n B o o s
D a t e : A u g u s t 2 , 1 9 6 6
A r e a : 2 L o t s - d e s c r i b e d a s L o t s 6 a n d 7 ,
B l o c k 1 0 , b e i n g 1 0 0 f e e t o n D a v i s
A v e n u e d i r e c t l y w e s t o f L o t 1 o n
S u b j e c t P r o p e r t y , a n d 1 1 5 f e e t
f r o n t a g e o n 3 r d S t r e e t , b e i n g
d i r e c t l y p a r a l l e l w i t h t h e s o u t h
b o u n d a r y o f S u b j e c t P r o p e r t y L o t s
1 , 2 a n d 3 .
P r i c e : $ 5 , 0 0 0
L e g a l D e s c r i p t i o n : D a v i s S u b d i v i s i o n t o t h e
C i t y o f M c C a l l , L o t s 6 a n d 7 ,
B l o c k 1 0
R e m a r k s : T h i s p r o p e r t y i s l o c a t e d d i r e c t l y
a c r o s s t h e s t r e e t f r o m s u b j e c t
p r o p e r t y . I t d o e s n o t l i e q u i t e
a s w e l l f o r u s e i n i n c l u s i o n w i t h
t h e c i t y g o l f c o u r s e , h o w e v e r , t h e y
h a v e g o o d t o p o g r a p h y , h a s . g o o d e x p o s u r e
t o a l l t h e t r a f f i c o n D a v i s A v e n u e , a n d
i t i s m y o p i n i o n t h a t t h i s b e i n g p u r -
c h a s e d i n 1 9 6 6 , s o m e 4 y e a r s a g o , h a d
n o t r e a l i z e d i t s p o t e n t i a l a n d a t t h i s
t i m e t h i s p r o p e r t y w o u l d f a c t o r u p a n d
b e w o r t h $ 9 , 0 0 0 , - h a v i n g c o r n e r i n f l u e n c e
a n d a c c e s s f o r t h e f u l l e x p o s u r e o n b o t h
D a v i s a n d T h i r d S t r e e t .
2 . S e l l e r : V a u g h n J a s p e r
B u y e r : L e e P a r k i n s o n
D a t e : A u g u s t , 1 9 6 8
A r e a : L o t 6 t r i - E h t 8 0 f e e t o f f r o n t a g e o n Y e l l o w
P i n e r o a d , t h e e a s t e r l y 3 0 f e e t b e i n g
o n l y 5 0 f e e t i n d e p t h a n d i s d i r e c t l y
t o t h e n o r t h e a s t o f S u b j e c t P r o p e r t y .
T h e w e s t e r l y l o t b e i n g 1 0 0 f e e t i n d e p t h .
P r i c e : $ 1 1 , 5 0 0
B r e a k d o w n : I m p r o v e m e n t s $ 9 , 0 0 0
L o t 2 , 5 0 0
L e g a l D e s c r i p t i o n : L o t 6 , B l o c k 5 , D a v i s S u b d i v i s i o n
t o t h e C i t y o f M c C a l l
R e m a r k s : T h i s p r o p e r t y w a s s o l d s o m e 2 y e a r s a g o .
I t i s a c r o s s t h e Y e l l o w P i n e r o a d , i t i s
a n a r e a d e v o t e d p r i m a r i l y t o r e s i d e n t i a l
w h i c h i s m a i n t a i n i n g i t s u s e a t t h i s t i m e
f o r t h a t p u r p o s e a n d i t d o e s r e f l e c t
g e n e r a l v a l u e j u s t o u t s i d e t h e a r e a . I
p e r s o n a l l y a p p r a i s e d t h e p r o p e r t y . a t t h e
2. Remarks:
time of the sale, gone over the improvements
fully. It contains an adequate home, some
800 square feet with adjacent garage and
also small guest house.
3. Seller: Ray Dunn
Buyer: Reverend Holmund
Date: July, 1967
Area: 2 Lots - 50 foot of frontage each with
one part of a lot having 20 feet of
frontage on Yellow Pine road adjacent
sale number 2. Along with 3 lots facing
to the north with limited or practically
no access to a closed street. The entire
parcel of land being of native upland
forage, each lot 100 feet in depth.
Price: $14,300
Breakdown: Improvements -
one and one-half story
residence and garage - $6,500
Back Lots with no access
or very little access
and requirement through
the frontage,.3 lots @ - $600/each
Fringe lots on Yellow
Pine road, 2 full 50
feet @ $2,500; 1 (westerly)
20 feet @ $1,000 --
Total frontage lots -- $6,000
Legal Description: Immediately adjacent to sale number 2
and being in Blocks 4 and 5 of Davis Beach
.Subdivision to the City of McCall.
4. Seller: Oscar Downend
Buyer: Lenn Cruse
Date: August, 1969
Area: 2 Lots with very little access or located
on a closed street going off from Davis
Avenue which would actually be an extension
of First Street. They are adjacent the
owned property of the purchaser, they have
a rough topography, no frontage to an open
street and are isolated.
Price: $1,200
Breakdown: 2 lots 100 feet deep
with 50 foot frontage
each on a closed or
unusable street --- $600/ea.
Legal Description: Block 3, east of Davis Avenue on
Davis Beach Subdivision to the City of
McCall.
Remarks.: This is property that is somewhat woodland,
rough,with no access that was .purchased by
the owner for future extension and development
and to eliminfite nuisance value and to more
4. Remarks: or less illustrate the value of lots
located of this nature without access.
5. As a further justification of value in this
instance one might note 9 lots that were offered
for sale at auction by the city of McCall in the
Fairway Subdivision. Each lot being 100 feet
fronting on the golf course with 100 feet fronting
on Fairway Drive to the south, having city water,
city sewer, gravelled street and snow removal
privileges. These were offered and have been sold
(except for 3 remaining) at $4,500 each. This shows
value in the area for residential potential. It
also shows areas in this vicinity which has been
enhanced and is now creating a greater use by the
general area of the golf course and prospective
future development. All lots 120 feet in depth.
It should be noted that industrial and commercial
lots in downtown McCall, where traffic is heavy, are
selling for $300 per front foot on streets that are
more or less secondary. On streets where they have
high traffic, sales have been up to $650 per front
foot.
To more or less generalize the commercial trend
in downtown McCall, the following sales are given and
offered, not as a comparable, but to show that there
is a demand and that the traffic in such property is
active and could be acclimated in connection with
adjacent facilities.
6. Seller:
Buyer:
Date:
Area:
Price:
Leonard Ackert
McCall Village
1967 •
2 Lots (30 x 122)
$14,000
Breakdown:
Front Ft. 601 @ $213
Square Ft. 7,320 @ $1.75
Improvements $1,200
Legal Description:
McCall Original Townsite
Block 3, Lots.3 and 4
Remarks: This sale is on the south side of
Lenora Street between 2nd and 3rd.
The improvement located on the property
was an older residence which was moved
off. In this instance the City of McCall
was interested in obtaining .it and this
did enhance the value byvirtue-_of its
adjacency.
7. Seller:
Buyer:
Date:
Area:
Price:
Grace Hoff
Gem State Telephone Co.
1965
2 Lots (30 x 122)
$11,500
Breakdown:
Front Ft. 60' @ $198
Square Ft. 7,320 @ $1.57
Improvement no value
Legal Description:
McCall Original Townsite
Block 1, Lots 15 and 16
Remarks: This sale is on the north side of Lenora
Street between 1st and 2nd. This sale
had an old residence which did not
contribute any value to the land.
To more or less correlate or summarize the values set
out here, it is obvious that the small tracts of land with
no adjacent attraction would not command for any purpose
a value in excess of $2,000. Further, a lot with no access
and one which has highest and best use only for a cabin site
in this vicinity has value between $600 and $1,000.1
It is further obvious that lots as far back as 1966
with frontage on a traffic street did command a value of
$5,000 for an area 100 feet by 115 feet.
It is further noted that residential lots where you
have the attraction of the golf course, could go in the
vicinity of $4,500 as a reasonable and actual market value.
Therefore, it is concluded that the value set out
hereinbefore would constitute market value as of this
date either as one unit or 2 unit tracts, or separately.
APPRAISER'S QUALIFICATIONS
1. Born and raised on ranch in Western Colorado.
2. Graduate of Colorado State University at Fort Collins, Colorado
with Bachelor of Science Degree in Range Management, Forestry
and Land Economics and associated Engineering subjects.
3. Worked on Masters Degree in Forestry, Range and associated Land
Economics and Engineering subjects at Utah State University.
4. Employed by Bureau of Land Management (former Taylor Grazing
Service), 1938-39, Elko County, Nevada on Range Survey, Land
Classification and Utilization study.
5. Employed by Bureau of Land Management, 1939-46, on Range
Examination and Management. In charge of all appraisals in Idaho
for the Department of Interior (Federal Range).
6. 1946-50, Director of Valuations for Idaho, employing some 96
appraisers throughout Idaho. In charge of setting up valuation.
standards, appraisal methods, training and supervising personnel
for all types of property appraisals throughout Idaho.
7. 1951 started business of Idaho Land &Appraisal Service as
Manager -Owner which is operated tb appraise all types of
property, for range and land consultant work, map making, and
testimony in court as expert appraisers.
8. Appraised almost every major ranch in Idaho, Eastern and Central
Oregon, Nevada, Western Wyoming and Utah for loans, sales or
range qualifications.
9. Made appraisals for easement for transmission distribution lines
for Idaho Power Company, Pacific Northwest Power Company,
Washington Water Power Company, Wendover Electric, as well as
Pacific Northwest Gas Company, Salt Lake Pipeline Company, and
various small electrical and liquid distribution companies.
10. Have appraised ranches, industrial and commercial properties
for loans, estates, taxation purposes, purchases and sales for
land owners throughout the states mentioned above.
11. Since 1938 have testified in the Federal Courts in Oregon, Idaho,
Nevada and Utah, as well as the District Courts in these states,
concerning matters of eminent domain, condemnation, real estate
misrepresentation, tax values, loan values, sales and estates
where testimony was required as to value onall types of property.
12. Testified before the Federal Power Commission in Washington, D.C.
on land evaluation and taxation allocations.
13. Made appraisals on evaluation of property for the Department
of Interior, Department of Agriculture, Bureau of Aeronautics
(particularly with reference to easement and overhead rights,
as well as ground fee and easement), State of Idaho, City of
Boise, as well as several other municipalities, several counties
in Eastern Oregon and counties throughout Idaho.
14. Made appraisals, particularly for loan purposes, for the
American National Insurance Company, Mutual of New York,
Connecticut Mutual Insurance Co., New York Life Insurance Co.,
Utah Mortgage Loan Corporation, Boise Loan & Realty, Glenns
Ferry Bank, Ltd., Idaho First National Bank in Boise, as
well as fee appraisals for all purposes for attorneys, real
estate brokers and individuals throughout all the areas
mentioned previously.
15. I am a member of the American Society of Appraisers and the
American Society of Range Management as well as a licensed
real estate broker in both Idaho and Oregon.
\/(4‘ L(A.
Harley M. McDowell, Appraiser