Section Two: Photographs, Neighborhood, Site, and Improvement Analysis

Page 2 - Photographs of the Subject Property: One or two color photographs will be sufficient when appraising vacant land. On improved properties, a color photograph identifying each significant improvement will be included. Items in the part acquired or bisected by the new right of way line must be photographed. It is essential that photographs clearly show each improvement within the area to be acquired. Each photograph of an improvement should provide support of the appraiser's assessment of the improvement's condition. This page may be repeated to accommodate additional photographs. These additional pages will be numbered sequentially (i.e., 2.1, 2.2, etc.).
The description of the whole property should follow the picture pages and be numbered according to the instructions. The subject property should be discussed in a narrative manner. Analysis of the whole property will include area, neighborhood, site, improvement, maps, and sketches.
  • Area and Neighborhood Analysis: Neighborhood boundaries may be identified by significant arterial or geographical limitations shown in a boundary map. A brief narrative discussion may be included.
    • The following is an example of how the information may be presented. The tables are included to assist in visualization of the required information. The format may vary but the content must remain unabridged.
      Table 4-2. Economic Trends
      Location
      Urban
      Suburban
      Rural
      Development Stage
      Over 75%
      25 - 75%
      Under 25%
      Growth Rate
      Rapid
      Steady
      Slow
      Property Values
      Increasing
      Stable
      Declining
    • A brief narrative discussion should include social, economic, governmental, and environmental factors and provide support for the information presented.
  • Site Analysis: The description of the site should follow the area map and be numbered according to the instructions. The site may be presented in a table format or discussed in a narrative manner. The following features should be discussed.
    • Size: Square feet, acres, or typical units.
    • Drainage: Adequacy of current site drainage.
    • Frontage: Approximate frontages in linear feet and the street name. Frontages and street names should be listed in order of significance.
    • Topography: Slope, direction, and desirability for use.
    • Shape: Identify geometric configuration and desirability.
    • Zoning: Type of zoning and description.
    • Taxes &Year: Current tax amount due and year.
    • Assessed Value: Assessed value for year previously identified.
  • Utility Services:
    • Type of Service: Available to site or distance to nearest service access point.
    • Provider: Name(s) of the service provider.
    • Location of service connections (gas, water, sewer, septic, electricity).
  • Give a description of each item:
    • Legal Description: A general description of the whole property should include information as contained in the most recent conveyance. Examples are lot and block, grant and township, or abstract identification.
    • Five-Year Sales History: Identify any transactions involving the subject property during the previous five years. Identification should include county record page, date of sale and parties involved.
    • Location: Arterial linkage, distance to schools, shopping, employment centers, etc.
    • Current Roadway Design: Existing surface type, lane delineation, drainage, and existing access.
    • Soil/Subsoil Conditions: Type of soil, desirability for development, suitability for use.
    • Flood Plain: Flood zone determination, F.E.M.A. map (number), date of the map, and effect on development.
    • Easements: Discussion of all easements including those having an adverse effect on development or use.
    • Encroachments/Restrictions: Identify and describe each item including deed restrictions.
    • Surrounding Land Usage: Identify and describe surrounding land uses and any effect on the subject property.
    • A whole property sketch showing perimeters and approximate improvement location must be included. This page should follow the narrative discussion and be numbered sequentially.
  • Improvement Analysis: This portion is designed to provide a clear and detailed description of each improvement on the subject parcel. Improvements not effected by the acquisition may be discussed in a brief narrative format. Those improvements effected by the proposed right of way line should be discussed in detail and have a separate analysis page and be numbered sequentially. This page may be treated as an “Appraiser’s Checklist” with concise comments rather than a lengthy narrative format. The appraiser is required to identify and describe the type, condition and functional use of each of the following items:
    • Improvement being described: Identify by name, type, design, or characteristics.
    • Square Footage/Size: Approximate square footage of this improvement
    • Year Built: Year improvement was built and discussion of any renovations.
    • Foundation: Type and material.
    • Frame: Type and material.
    • Exterior Walls: Type and material.
    • Roofing: Type, material, age, and condition.
    • Interior Partitions: Type and material.
    • Ceilings: Type and material.
    • Floor Coverings: Type, material, age, and condition.
    • Fire Protection: Type of installed devices and actuated systems.
    • Plumbing: Sufficiency and adequacy (location of meter connection)
    • Electrical: Sufficiency and adequacy (location of meter connection)
    • AC/Heating: Number of units, design, capacity, age, and condition.
    • Doors: Type and material.
    • Windows: Type and material.
    • Kitchen Features: Typical and atypical features.
    • Restroom/Bath Features: Typical and atypical features.
    • Additional/Special Features or Amenities: Amenities within this improvement.
    • Project Amenities: Amenities enjoyed by the whole property, such as a walk-in cooler.
    • Security: Type of installed devices and actuated systems.
    • Detailed Unit Breakdown: For multi-unit building, list unit configuration and counts.
    • Parking Area: Type, construction, space count, type of parking space and ratio.
    • Site Improvements: Appurtenances to this improvement.
    • Physical Condition: Overall appearance of improvement including deferred maintenance.
    • Functional Use: Overall desirability of improvement including super-adequacy, if any.
    • Utilities: Location on or to the property; sufficiency of utilities for highest and best use (location of septic tank / lines).
The appraiser’s statement as to which improvements, if any, are not being appraised because they have been declared as personal property should be noted in this section (see discussion in
Chapter 3, Section 2, Legal Instructions - Personalty and Realty
).
The conformity of the improvements to the current Americans with Disabilities Act (ADA) should be discussed.
  • Attach Improvements Sketch with Dimensions. An interior floor plan sketch is required for any improvement located in the proposed right of way line or bisected by the proposed right of way line. In the case of improvements affected by the acquisition, distances from both the existing and new right of way lines must be detailed in the sketch. In the case of bisected improvements, the right of way line must be shown at the point of bisection.