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SUMMARY OF THE BASIS FOR JUST COMPENSATION (Continued) <br />Value of Parent Property, Before Taking: (Continued) <br />Sales Comparison Approach: (Continued) <br />Value as Improved: (Continued) <br />General location <br />Immediate environmental influences <br />Zoning <br />Vehicular and pedestrian access <br />Vehicular and pedestrian traffic <br />Building size /features <br />Building age and condition <br />Construction type and quality <br />Availability of public alley <br />Overall developability <br />Site frontage /depth ratio <br />Site prominence and exposure <br />Proximity to freeway <br />Building remodeling, if any <br />On -site parking capacity <br />Extent of other on -site improvements <br />As discussed in the previous land value analysis, a Relative Comparison Analysis (RCA) has <br />been conducted between the individual comparable improved properties and the subject <br />property. The RCA is a qualitative technique for analyzing comparable sales, and is a valuable <br />tool employed to illustrate whether the characteristics of a comparable property are inferior, <br />superior, or similar to those of the property under appraisement. <br />As stated, it is important to note that the above elements of comparability were not assigned <br />equal weight in malting the analysis of each property. The general location, immediate <br />environmental influences, land size, building size and features, building age /condition, as well <br />as site prominence /exposure were considered the most important factors in the subject case. <br />Overall marketability of each sale property was also considered. Marketability is the practical <br />aspect of selling a property in view of all the elements constituting value, and certain economic <br />and financing conditions prevailing as of the date of sale. The sale properties employed herein <br />are considered having generally similar marketability as the subject property. <br />Another important factor considered in analyzing the overall purchase price per square foot of <br />building area is that of the land /building area ratio. The sale properties have ratios ranging <br />between 6.84:1 and 12.50:1. The subiect nronerty has a ratio of 16.14:1. <br />All of the sale properties employed herein were considered helpfid in the valuation analysis of <br />the subject property. Following is a summary relating the overall comparability of the <br />individual sale properties to the subject site: <br />Continued .. . <br />75B -15 <br />