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ATTACHMENT <br />All of the properties surveyed are located within the immediate and general subject <br />market area. The properties contain dwellings ranging in size from 1,235 to 1,358 <br />square feet of living area, and were originally constructed between 1918 and 1954. The <br />floor plans range from 3 bedrooms/1 bathroom to 4 bedrooms/2 bathrooms. The <br />parcels range in size from 5,112 to 7,239 square feet of land area. <br />After viewing each of the sale properties, and verifying details of the various <br />transactions, the primary unit of analysis employed herein is the overall purchase price. <br />Two other factors developed from the residential sale properties were utilized as <br />secondary units of analysis; they are the (1) overall purchase price per square foot of <br />land area, and (2) overall purchase price per square foot of building area. <br />The overall purchase prices range from $405,000 to $530,000. The purchase prices <br />produce a range of value of $58.71 to $86.60 per square foot of land area, and $320.41 <br />to $424.34 per square foot of dwelling area. <br />The land/building area ratio was also considered in the analysis of the improved <br />residential sale properties when compared to the subject property. The subject <br />property has a ratio of 5.00:1. As can be noted, the land/building area ratios of the sale <br />properties range from 4.09:1 to 5.51:1. <br />All of the sales employed herein conveyed title to the fee simple interest, and represent <br />arm's-length transactions. Financing terms of each sale were typical of the subject <br />market area. Adjustments are not warranted for property rights conveyed, conditions of <br />sale, or financing terms. <br />Certain of the sale properties considered extended over a time period back to the <br />second quarter of 2016. The time frame permitted the development of a rather <br />comprehensive real estate market profile. The improved sale properties employed in <br />this study are set forth in chronological order, and took place between May, 2016 and <br />October, 2016. Inasmuch as the sales took place during stable market conditions, <br />adjustments for same are not warranted. <br />After viewing each of the sale properties, and obtaining certain information pertinent to <br />value, the appraiser analyzed the various elements of comparability for each sale <br />property which, among others, include the following: <br />General location. <br />Immediate environmental influences <br />Zoning. <br />Land size and configuration. <br />Dwelling age and condition. <br />Type/capacity of on-site parking. <br />Vehicular and pedestrian access. <br />Topography, view amenity. <br />Dwelling size. <br />No. of bedrooms/bathrooms. <br />Construction quality. <br />Extent of on-site improvements. <br />A Relative Comparison Analysis (RCA) has been conducted between the individual <br />comparable properties and the subject property. The RCA is a qualitative technique for <br />analyzing comparable sales, and is a valuable tool employed to illustrate whether the <br />75F-28 <br />