33. Use the following instructions to determine the value of the subject property: a. Calculate the price per square foot of land area and use that as the basis of the analysis. b. Do not use percentage or dollar adjustments. Use qualitative analysis to show if the comparable is superior or inferior to the subject. c. Assume the prices are increasing. d. Assume that the East Side of town is inferior to the West Side. e. Assume that more access points are better than less access points. f. Assume that higher zoning numbers indicate that the owner has more latitude and greater utility of the site. g. Assume that in this market, larger parcel sizes mean a lower price per square foot. Comparable 2 123 Eunice Lane Co-op # 29761 $350,000 $3.48 Address Data source Sale price Price per square foot Rights transferred Financing Conditions of sale Date of sale Topography Location Access Visibility Flood area Road frontage Average depth Size (square feet) Size (acres) Zoning Utilities Other factors Indicated value per sq. ft. Comparable Land Analysis (Qualitative Analysis) Subject Comparable 1 123 Nicole Street 505 Jeanine Drive N/A Co-op #29761 $0 $560,960 $0 $2.61 fee simple fee simple assume cash cash sale arm's-length arm's-length current 12 months ago level level West Side East Side 1 point 2 points avg./industrial equal 0.00% 166 341 981 630 162,818 215,000 3.7378 4.936 Industrial 13S Industrial 135 all public all public none none fee simple cash sale arm's length 18 months ago level West Side 2 points superior 0.00% 305 330 100,500 2.301 Industrial 145 all public none 0.00% 33. Use the following instructions to determine the value of the subject property: a. Calculate the price per square foot of land area and use that as the basis of the analysis. b. Do not use percentage or dollar adjustments. Use qualitative analysis to show if the comparable is superior or inferior to the subject. c. Assume the prices are increasing. d. Assume that the East Side of town is inferior to the West Side. e. Assume that more access points are better than less access points. f. Assume that higher zoning numbers indicate that the owner has more latitude and greater utility of the site. g. Assume that in this market, larger parcel sizes mean a lower price per square foot. Comparable 2 123 Eunice Lane Co-op # 29761 $350,000 $3.48 Address Data source Sale price Price per square foot Rights transferred Financing Conditions of sale Date of sale Topography Location Access Visibility Flood area Road frontage Average depth Size (square feet) Size (acres) Zoning Utilities Other factors Indicated value per sq. ft. Comparable Land Analysis (Qualitative Analysis) Subject Comparable 1 123 Nicole Street 505 Jeanine Drive N/A Co-op #29761 $0 $560,960 $0 $2.61 fee simple fee simple assume cash cash sale arm's-length arm's-length current 12 months ago level level West Side East Side 1 point 2 points avg./industrial equal 0.00% 166 341 981 630 162,818 215,000 3.7378 4.936 Industrial 13S Industrial 135 all public all public none none fee simple cash sale arm's length 18 months ago level West Side 2 points superior 0.00% 305 330 100,500 2.301 Industrial 145 all public none 0.00%
