HomeMy WebLinkAboutOakland Road PW Street File LEGEND .r
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CONFIDENTIAL
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I 249 OAKLAND ROAD
REVIEWED BY: SOUTH WINDSOR, CONNECTICUT
Groundwater&Environmental Services,Inc.
NORTH 425B HAYDEN STATION ROAD, WINDSOR, CT 06095
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Real E-state Appraisals LL.C.
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' Connecticut Massachusetts • Rhode Island
1999057 T.W HENRY
Real Estate Appraisals L.L.C. J
' Thomas W. Henry MAI
33 Wynding Hills Road, East Granby, CT 06026
(860) 651-4034 Fax#(860) 651-4049
' SELF-CONTAINED COMPLETE
REAL ESTATE APPRAISAL
' 19.48 Acres Residential Land w/Two Dwellings
90 and 100 Oakland Road
' South Windsor, CT
' CLIENT: Mr. Matthew Galligan, Town Manager
Town of South Windsor
' 1540 Sullivan Avenue
South Windsor, CT 06074
CLIENT FILE IDENTIFICATION: Christensen Property at 90 and 100 Oakland Road
' VALUATION DATE: June 9, 1999
' Connecticut • Massachusetts • Rhode Island
r,CT.W HENRY
Real Estate Appraisals L.L.C.
' Thomas W. Henry MAI
33 Wynding Hills Road, East Granby, CT 06026
' (860) 651-4034 Fax#(860) 651-4049
June 12, 1999
Mr. Matthew Galligan, Town Manager
' Town of South Windsor
1540 Sullivan Avenue
South Windsor, CT 06074
Re: Self Contained Appraisal Report
19.48 Acres Residential Land w/Two Dwellings
' 90 and 100 Oakland Road
South Windsor, CT
Owner of Record: Christensen Family Trust, Co-Trustees, Marilyn C. Pleasent and Jack Warner
' Christensen
Dear Mr. Galligan:
' This appraisal report is sent to you per the purchase order dated June 2 1999 a co of which is included in
pp p Y p p � copy
the Addenda of this report. I have inspected the subject property, 90 and 100 Oakland Road, South Windsor,
' CT and prepared a Self-Contained Complete Appraisal Report. The purpose of this report is to develop an
opinion of market value of the Fee Simple Estate "as is" as of June 9, 1999, the date of the inspection. This
' report is intended only for use in conjunction with purchase negotiations by the client the Town of South
Windsor and the town manager Matthew Galligan. This report is not intended for any other use nor is it the
intention of the appraiser for it to be used by anyone other than the stated client.
The subject property consists of 19.48 acres on the northern side of Oakland Road also known as Connecticut
Route 30 where it has 245 feet of road frontage. The property is just east of the center of Ellington where
' Route 194, Route 74, and Route 30 converge. The property contains two dwellings, a 1,257 SF, 1 % story
cape constructed in 1933, and a one story 468 SF cottage, constructed in 1930. Both are in average condition
and are currently rented to Christensen family members.
The land is an irregular shaped parcel with the Plum Gulley running through the center of it, where it has a
130 to 150 foot high ridge running from north to south along the western side. Through the center is the Plum
' Gulley Brook and the Plum Gulley, and then along the eastern side is more gentle slopes and feeder streams
running into the Plum Gulley Brook. The property is very limited in its development potential because of the
' gully, slopes, eight acres of wetlands, and limited access to the land that may be developable. The zoning is
rural residential and the public utilities include sewer and water, but they are not connected to the property.
T.W.Henry
2 Real Estate Appraisals L.L.C.
' Based upon the analysis presented in this report it is my opinion that the market value in terms of cash, or
on financing terms equivalent to cash, of the Fee Simple Estate in 90 and 100 Oakland Road, South
Windsor, CT, as of June 9, 1999 is $180,000
' OPINION of VALUE as of June 9, 1999, is:
' ONE HUNDRED EIGHTY THOUSAND DOLLARS ($180,000)
' Sincerely,
Thomas W. Henry, MAI
Managing Partner
1
' T.W.Henry
3 Real Estate Appraisals L.L.C.
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T.W.Henry
' 4 Real Estate Appraisals L.L.C.
SUMMARY OF SALIENT FACTS AND CONCLUSIONS
Property Location 90 and 100 Oakland Road
' South Windsor CT
County Hartford
' Owner of Record Christensen Family Trust, Co-Trustees, Marilyn C.
Pleasent and Jack Warner Christensen
Deed Reference Volume 636, Page 24
Dated: April 1, 1992
' Assessor's Map 51, Lot 29
Purpose of Appraisal Develop an opinion of market value in terms of cash
' or on financing terms equivalent to cash.
Intended Use/User Purchase negotiations by the Town of South Windsor.
' Property Rights Appraised Fee Simple Estate
' Zoning RR Rural Residential/AA30
Assessment & Tax Data $157,430 Current Tax Rate: 33.05 Mills
' Tax Burden $5,203
' Land Area 19.48 acres
' Improvements 1.5 story cape: 1,257 SF 1 story cottage: 468 SF
Year Built: 1933 Year Built: 1930
Condition: Average Condition: Fair
' Comments: Rented to family members
Highest and Best Use Low density residential
' VALUE OPINION BY:
' Cost Approach N/A
Sales Comparison Approach $180,000
' Income Approach N/A
VALUE CONCLUSIONS $180,000
Valuation Date June 9, 1999
T.W.Henry
5 Real Estate Appraisals L.L.C.
TABLE OF CONTENTS
SUMMARY OF SALIENT FACTS AND CONCLUSIONS........................................................ 5
' PHOTOGRAPHS OF SUBJECT
CERTIFICATION......................................................................................................................... 13
ASSUMPTIONS AND LIMITING CONDITIONS..................................................................... 14
MARKET VALUE DEFINITION................................................................................................ 16
' APPRAISAL DEVELOPMENT AND REPORTING PROCESS............................................... 17
IDENTIFICATION OF PROPERTY APPRAISED .................................................................... 18
COMMUNITYDATA.................................................................................................................. 19
' NEIGHBORHOOD DATA ..........................................................................................................20
' ECONOMIC CONDITIONS AND TRENDS..............................................................................21
ZONING .......................................................................................................................................22
ASSESSMENT AND TAX DATA..............................................................................................24
' SITE DESCRIPTION...................................................................................................................25
' BUILDING DESCRIPTION ........................................................................................................ 34
HIGHESTAND BEST USE......................................................................................................... 37
VALUATIONPREMISE............................................................................................................. 38
' SALES COMPARISON APPROACH......................................................................................... 39
RECONCILIATION AND FINAL VALUE ESTIMATE........................................................... 62
' T.W.Henry
6 Real Estate Appraisals L.L.C.
PHOTOGRAPHS OF SUBJECT PROPERTY TAKEN June 9, 1999
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' 1. Looking east along Oakland Road, Connecticut Route 30, subject is on the left.
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' 2. Looking west along Oakland, Connecticut Route 30, subject is on the right.
' T.W. Henry
7 Real Estate Appraisals L.L.C.
PHOTOGRAPHS OF SUBJECT PR
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3.
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From Oakland Road lookingBrook.
4. Looking
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T.W. Henry
• Real Estate Appraisals
PHOTOGRAPHS OF SUBJECT PROPERTY
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5. Looking at the front of the 1 /2 story cape dwelling.
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6. Looking at the rear of the 1 `/2 story cape dwelling.
1 T.W. Henry
9 Real Estate Appraisals L.L.C.
PHOTOGP—,kPHS OF SUBJECT PROPERTY
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7. Looking at the front of the I story cottage.
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Looking cottage.
T.W.Henry
10 Real Estate Appraisals L.L.C.
PHOTOGRAPHS OF SUBJECT PROPERTY
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9. Looking east at the storage shed.
77,
' to. Looking northerly along the western boundary with the Wapping Cemetery.
T.W. Henry
' 11 Real Estate Appraisals L.L.C.
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CERTIFICATION
I ' I,the undersigned, do hereby certify that,to the best of my knowledge and belief:
' 1. The statements of fact contained in this report are true and correct.
2. The report analyses, opinions, and conclusions are limited only by the reported assumptions and
limiting conditions, and are my personal, impartial,and unbiased professional analyses, opinions and
conclusions.
' 3. I have no present or prospective interest in the property that is the subject of this report, and no
personal interest with respect to the parties involved.
' 4. I have no bias with respect to the property that is the subject of this report or to the parties involved
with this assignment.
5. My engagement in this assignment was not contingent upon developing or reporting predetermined
results.
' 6. My compensation for completing this assignment is not contingent upon the development or reporting
of a predetermined value or direction in value that favors the cause of the client, the amount of the
' value opinion,the attainment of a stipulated result, or the occurrence of a subsequent event directly
related to the intended use of this appraisal.
' 7. My analyses, opinions, and conclusions were developed, and this report has been prepared, in
conformity with the Uniform Standards of Professional Appraisal Practice.
8. 1 have made a personal inspection of the property that is the subject of this report.
9. No one provided significant professional assistance to the person signing this report.
10. The reported analysis, opinions, and conclusions were developed, and this report has been prepared,
in conformity with the requirements of the Code of Professional Ethics and the Standards of
Professional Appraisal Practice of the Appraisal Institute
11. The use of this report is subject to the requirements of the Appraisal Institute relating to review by its
duly authorized representatives.
' 12. As of the date of this report, Thomas W. Henry, MAI has completed the requirements of the
continuing education program of the Appraisal Institute.
Thomas W. Henry, MAI
Managing-Partner- -- - - --- -- ----------- -- -- -- -
Connecticut General Certification November 1, 1990, License# 00000285
T.W.Henry
13 Real Estate Appraisals L.L.C.
ASSUMPTIONS AND LIMITING CONDITIONS
This appraisal report has been made with the following general assumptions:
' l. No responsibility is assumed for the legal description provided or for matters pertaining to legal or
title considerations. Title to the property is assumed to be good and marketable unless otherwise
stated.
2. The property is appraised free and clear of any or all liens or encumbrances unless otherwise stated.
3. Responsible ownership and competent property management are assumed.
' 4. The information furnished by others is believed to be reliable. However,no warranty is given for its
accuracy.
' 5. All engineering is assumed to be correct. The plot plans and illustrative material in this report are
included only to assist the reader in visualizing the property.
' 6. It is assumed that there are no hidden or unapparent conditions of the property, subsoil, or structures
that render it more or less valuable. No responsibility is assumed for such conditions or for arranging
' for engineering studies that may be required to discover them.
7. It is assumed that there is full compliance with all applicable federal, state and local environmental
regulations and laws unless noncompliance is stated, described and considered in the appraisal report.
' 8. It is assumed that the property conforms to all applicable zoning and use regulations, and restrictions
have been complied with,unless a nonconformity has been identified, described and considered in the
appraisal report.
' 9. It is assumed that all required licenses, certificates of occupancy, consents, other legislative or
administrative authority from any local, state,or national government or private entity or organization
have been or can be obtained or renewed for any use on which the value estimate contained in this
report is based.
10. It is assumed that the use of the land and improvements is confined within the boundaries or property
lines of the property described and that there is no encroachment or trespass unless noted in the report.
T.W.Henry
14 Real Estate Appraisals L.L.C.
11
ASSUMPTIONS AND LIMITING CONDITIONS
This appraisal report has been made with the following general limiting conditions:
' l. An allocation of the total value estimated in this report, between land and the improvements,applies
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only under the stated program of utilization. The separate allocations for land and buildings must not
be used in conjunction with any other appraisal and are invalid if so used.
2. Possession of this report, or a copy thereof, does not carry with it the right of publication.
3. The appraiser by reason of this appraisal, is not required to give further consultation or testimony or
' to be in attendance in court with reference to the property in question unless arrangements have been
previously made.
' 4. Neither all nor any part of the contents of this report (especially any conclusions as to value, the
identity of the appraiser, or the firm with which the appraiser is connected), shall be disseminated to
the public through advertising,public relations, news, sales, or other media without the prior written
' consent and approval of the appraiser.
5. Unless otherwise stated in this report,the existence of hazardous materials,which may or may not be
' present on the property, was not observed by the appraiser. The appraiser has no knowledge of the
existence of such materials on or in the property. The appraiser, however, is not qualified to detect
' such substances. The presence of substances such as asbestos, urea-formaldehyde form insulation,
and other potentially hazardous materials may affect the value of the property. The value estimated
is predicated on the assumption that there is no such material on or in the property that would cause
a loss in value. No responsibility is assumed for such conditions or for any expertise or engineering
knowledge required to discover them. The client is urged to retain an expert in this field, if desired.
' 6. The Americans with Disabilities Act(ADA)became effective January 26, 1992. The appraiser has
not made a specific compliance survey or analysis of the property to determine whether or not it is in
conformity with the various detailed requirements of ADA. It is possible that a compliance survey
of the property and a detailed analysis of the requirements of the ADA would reveal that the property
is not in compliance with one or more of the requirements of the act. If so, this fact could have a
negative impact upon the value of the property. Since the appraiser has no direct evidence relating
to this issue,possible noncompliance with the requirements of ADA was not considered in estimating
the value of the property.
T.W.Henry
15 Real Estate Appraisals L.L.C.
MARKET VALUE DEFINITION
As defined in the Uniform Standards of Appraisal Practice,published by the Appraisal Standards Board 1999
Edition.
' The most probable rice which a property should bring in a competitive and open market under all
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conditions requisite to a fair sale, the buyer and seller each acting prudently, knowledgeably and
assuming the price is not affected by undue stimulus. Implicit in this definition is the consummation of
a sale as of a specified date and the passing of title from the seller to buyer under conditions whereby:
' 1. Buyer and Seller are typically motivated;
' 2. Both parties are well informed or well advised, and acting in what they consider their best interests;
3. A reasonable time is allowed for exposure in the open market;
' 4. Payment is made in terms of cash in U.S. dollars or in terms of financial arrangements comparable
thereto; and
5. The price represents a normal consideration for the property sold unaffected by special or creative
financing or sales concessions granted by anyone associated with the sale.
' DEFINITION OF FEE SIMPLE ESTATE
' The Dictionary of Real Estate Appraisal (Third Edition, 1993) defines a Fee Simple Estate as follows:
' Fee Simple Estate. Absolute ownership unencumbered by any other interest or estate, subject only to the
limitations imposed by the governmental powers of taxation, eminent domain,police power, and escheat.
r
' T.W.Henry
16 Real Estate Appraisals L.L.C.
SCOPE OF APPRAISAL DEVELOPMENT AND REPORTING PROCESS
The scope of this appraisal included an interior physical inspection of dwellings and an exterior inspection
' of the land by Thomas W. Henry. Research of town records including deed recordings and zoning
requirements was conducted. Research of the market area was performed for comparable sales, competition,
and overall area evaluation. Based on the findings of this research, a determination of highest and best use
for the subject was made and appropriate valuation methods were applied lied to arrive at a market value of the
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' Fee Simple Estate of the subjectproperty.
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' The appraisal problem for this subject is to identify the highest and best use of this parcel of land, in this
particular case there are a significant number of physical limitations that inhibit residential development.
' These limitations will be identified by the use of wetlands, aerial photos, and topographical maps, and soil
maps. The potential for a change in zoning to a commercial use, at least for the frontage of the parcel in this
busy section of Route 30 was considered, presented to the Zoning Board by the Town Manager and was
rejected. The Planning and Zoning Commission feel this is a residential strip and did not want to change the
character running along this area of Route 30, Oakland Road. Once the potential for residential development
has been clearly defined by the use of these tools,the sales of land with similar limitations will be developed
and compared to the subject to determine the market value.
No known environmental study has been done to determine to what extent, if any, soil contamination may
' have occurred at the property. This appraisal report and the value estimates contained herein assume no
potential liability resulting from any soil contamination due to the storage of hazardous waste material
including but not limited to agricultural chemicals, paint, solvents and/or chemical spills resulting from
' misuse of chemicals,that may have occurred on this property over the years. No evidence of contamination
or hazardous material used in the construction or maintenance of any improvements was observed on the day
' of inspection, unless otherwise noted within this report.
The appraiser is not qualified to detect such substances, including the existence of urea-formaldehyde,radon
' gas, foam insulation, asbestos, agricultural chemicals,paints, solvents,cleaning materials or other potentially
hazardous waste material that may have an effect on the value of the property being appraised.
No personal property, except that which is typically considered a part of realty, has been valued other than
those items which are specifically noted within the Building Description.
T.W.Henry
17 Real Estate Appraisals L.L.C.
IDENTIFICATION OF PROPERTY APPRAISED
The property being appraised is known as 90 and 100 Oakland Road, South Windsor, CT and is situated on
' the north side of Oakland Road aka CT Rte 30. The subject may be identified on the South Windsor Tax
Assessor's Map 51 as Lot 29. A copy of the legal description is included in the Addenda.
The current use of the subject property is two single family residences, which are currently rented to
Christensen family members and vacant land which is mostly wooded, steeper slopes and wetlands, currently
vacant and not in use.
' Sales History
Grantor Grantee Date Vol/Pg Price Deed
Type
Marion W. Christensen Family 4/1/99 636 $0 QC
Christensen Trust, Co-Trustees,
Marilyn C. Pleasant and
Jack Warner
' Christensen
' T.W.Henry
18 Real Estate Appraisals L.L.C.
COMMUNITY DATA
The town of South Windsor is located in the northeastern portion of Hartford County. South Windsor is
bordered by the town of East Windsor to the north,the towns of Ellington and Vernon(Tolland County)to
' the east, the towns of Manchester and East Hartford to the south, and the Connecticut River and the towns
of Windsor and Hartford to the west.
According to the final 1990 Census, South Windsor had a population of 22,090 people, which is an increase
of 4,892 people, or 28.45% from the 1980 Census population of 17,198 people. South Windsor had an
estimated 1995 population of 22,382 people with a median age of 36.5. As of 1994, South Windsor contained
an existing housing stock of 8,499 units, 86.7% of which were single-family, detached, dwellings. In 1994,
there were 467 residential sales in South Windsor,with an average price of$130,031 and a median price of
' $127,500.
South Windsor is accessed via John Fitch Boulevard, U.S. Route 5, which runs north through the western
section of the town and is connected to Interstate 91 by the Bissell Bridge (Interstate 291), and at Warehouse
Point in the town of East Windsor. Other major roads in South Windsor include Interstate 291, Route 30,
Route 74, and Route 194.
The physical character of the community is derived from a compatible mix of residential and industrial land
use. A large industrial corridor, comprised mostly of small to intermediate size light manufacturing and
' warehouse distribution companies, is conveniently located along John Fitch Boulevard, and along roads such
as Governor's Highway, Sullivan Avenue, and Nutmeg Road. The eastern section of the town is improved
with unobstructed residential neighborhoods.
Like most neighboring towns South Windsor has a full range of public services available. There is a full time
g g
' police force with over 30 officers, and a volunteer fire department. The school system contains four
elementary schools, one middle school and one high school. The town features four municipal parks and
covers 360 acres of area.
rThe town of South Windsor's major employers are Gerber Scientific, United Technologies, and Dynamic
Controls. A smaller percentage of general commercial and retail support uses are interspersed along John
Fitch Boulevard and Sullivan Avenue, with newer strip retail centers located near the center of town. There
are regional shopping malls located to the north in Enfield, at the Enfield Square Mall, and east in the town
of Manchester at the Buckland Hills Mall.
' T.W.Henry
19 Real Estate Appraisals L.L.C.
NEIGHBORHOOD DATA
' The subject neighborhood is located on the southeastern edge of South Windsor, approximately 1,000 feet
g PP Y
east of the center of South Windsor in the major intersection of Connecticut Route 30, Route 194, and
Route 74. It is approximately one mile west on Route 30 from the Manchester Town Line, and
approximately two miles from Interstate 84, and also approximately three miles from the Town of Vernon.
Route 30 is a major east, west route coming from East Hartford through South Windsor to Manchester and
' Vernon. Route 194 is a major north, south highway as is Route 74 going up to Ellington and Route 94
going northwesterly towards East Windsor. The immediate neighborhood includes small, older, residential
' developments. Along the western boundary of the subject is the Wapping Cemetery. The subject is well
located for access to retail shopping on a local basis in the center of South Windsor and for regional
shopping Buckland Hills and associated retail centers are only two miles away. Hartford and other major
' central Hartford county employment areas are easily accessed via Interstate 84, which is also two miles
from the subject.
' T.W.Henry
20 Real Estate Appraisals L.L.C.
ECONOMIC TRENDS
Rate Trends Appraisal Date Last Quarter Year E.nd ;Year Etrid
6/9/99 3/31/99 12/31/98 12/31/97
' Prime Rate 7.75% 7.75% 7.75% 8.50%
Federal Discount Rate 4.50% 4.50% 4.50% 5.00%
30-Year Treasury Bonds 5.99% 5.58% 5.08% 5.96%
ARM Index (1 Yr. Treas.) 5.08 4.75% 4.47% 5.55%
' High Yield Corporate Bonds Current Rate 12-Month High 12—Month Low
g P g
' BB/Ba C 9.93% 10.81% 8.22%
Commercial Mortgage 8.00% to 10.00% Loan to Value 65% to 80%
i
Rate Range Ratio Range
Economic Trends
National The U.S. economy continues to grow. The Dow Jones Industrial Average has
consistently set new record closing amounts in 1999,topping 11,000 recently.National
unemployment rates and inflation rates continue to be near their lowest levels in many
' years. Long term bonds continue to creep higher as the stock market has been mostly
down over the last month. The Federal Reserve Board of Governors have recently
hinted at a possible rise in interest rates to hedge against inflation.
' Regional Connecticut's economy is growing along with the nation's. The state's unemployment
rate is lower than the national average, and Connecticut continues to have the highest
' per-capita income of any State in the nation. The recent announcement of the merger
between Fleet Bank and Bankboston is expected to cost at least 5,000 jobs in New
England.
' Local Economically, as of April, 1999 Windsor had a labor force of 14 409 people, and an
p p p
unemployment rate of 2.6%. The town's unemployment rate is lower than the
Hartford Labor Market Area's unemployment rate of 3.1%, lower than the State of
Connecticut's (unadjusted) unemployment rate of 3.1%, and lower than the United
States' (unadjusted)unemployment rate of 4.1% during the same month.
Property Type The subject property type, which is low-density rural residential land is generally in
' high demand for large parcels for nice homes to be placed them upon throughout the
central and northern Hartford County area. The subject is more unique for this type
of property than most because it is located in a much more dense area being on a major
highway and being located near a regional mall. This location near all of the facilities
and a large open parcel is an advantage. However, the parcel does not allow easy
development of most of it, nor does it have easy access to the buildable areas away
from the highway—This limits any kind of residential development near the front,---
which is less desirable than those parcels which allow development of a dwelling near
the center,where there is buffer from the urban areas.
' T.W.Henry
21 Real Estate Appraisals L.L.C.
ZONING
1
The property being appraised is situated within the RR, Rural Residential on the frontage and AA30 for most
tof the rear portion.
Permitted uses within an RR Zoning District within the town of South Windsor include the following:
' Dwellings for one family;home occupations with restrictions • agricultural, forest truck or
g Y p � ), g � forestry, nursery
gardening, including greenhouses incidental thereto,but not including commercial kennels,veterinary
i ' kennels or animal boarding homes; livery or boarding stables or veterinary hospitals. Expressly
prohibited is the keeping of swine and animals raised for pelts, except for domestic use.
Permitted uses within an AA30 Zoning District within the town of South Windsor include the following:
' One family dwellings
Area, dimensional and bulk requirements within the RR Zoning and AA30 Districts within the town of South
Windsor, as they apply to the property being appraised, are as follows:
' RR AA30
Minimum Lot Area 40,000 SF 30,000 SF
' Minimum Lot Width 175 ft. 150 ft.
' Minimum Lot Depth 200 ft. 150 ft.
tMinimum Front Yard 50 ft. 50 ft.
Minimum Side Yard 20 ft. 20 ft.
Minimum Rear Yard 50 ft. 50 ft.
' Maximum Lot Coverage 10% 15%
Maximum Building Height 2.5 stories or 30 ft. 2.5 stories or 30 ft.
The subject property does conform to current Zoning Regulations.
' T.W.Henry
22 Real Estate Appraisals L.L.C.
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ASSESSMENT AND TAX DATA
The property being appraised is assessed on the 10/1/1998 Grand List as follows:
1.5 story dwelling $34,650
' .92 acre lot $31,500
1 story cottage $20,900
.92 acre lot $31,500
tSite Improvements $ 2,140
17.64 acres land $36,740
' TOTAL ASSESSMENT $157,340
' Current Tax Rate 33.05 Mills
Total Tax Burden $5,203
The above assessments represent 70%of the October 1, 1994 market value for the dwellings and lots and 70%
' of the 1994 agricultural use value for the land. The property is assessed under the Connecticut Public Act
490,which is an agricultural assessment,which provides tax relief for rural properties. The property has been
in the hands of the same owner in excess of 10 years, which exceeds the period in which penalties can be
' assessed for changing the use of a property within this program.
' T.W.Henry
24 Real Estate Appraisals L.L.C.
SITE DESCRIPTION
The subject property consists of 19.48 acres of land situated on the north side of Oakland Road also known
' as Connecticut Route 30 where it has 245 feet of frontage. The site terrain at the street is steep and slopes
upward from an elevation of approximately 103 feet to an elevation of 120 feet in a distance of approximately
130 feet, which is the location of the two dwelling sites. The property is very irregular in shape and is
' primarily the boundaries of the Plum Gulley, which runs north to south through the central portion of the
property. Along the western side of the property is a ridge that at its highest point is 153 feet, but is generally
' around 130 feet in elevation and drops to the center of the gully to an elevation of 101 feet. From the center
of the gully the land rises east less steeply to an elevation of approximately 120 feet. The base or bottom of
the gully at its widest point is approximately 200 feet, at its narrowest it is approximately 100 feet wide. This
' area has Plum Gulley Brook running through the center of it,plus it is also fed by three other feeder brooks
and is drainage for the surrounding area. The soils are primarily wetland soils. There are 8 acres of wetlands
which is a Saco silt loam, 0-3% slopes, with Class VII soil. Additional wetland soil and poor quality soil is
Tisbury silt loam, comprising another 3 acres, and Manchester loamy sand on the slopes of 3-15%which is
a Class IV soil is very subject to erosion,take up about 6 acres. There are small portions of Narragansett silt
loam and Enfield silt loam which is a well drained Class II soil with 3-8% slopes that has some residential
' building potential. But,these areas cannot be accessed without crossing the gully from the subject property
or crossing more than one or two other parcels that have no existing access, so these areas are currently not
accessible. The southwestern side of the property has the most usable area,which includes the dwelling sites
' and a gently sloping area, which consists of approximately 5 acres.
' Site Improvements include: Gravel driveway to the existing dwellings and small garage.
UTILITIES Tel& Elect Water Sewer Gas
' PUBLIC Yes Yes Yes No
Utilities: Public utilities include telephone, electric, water, and sewer. The water and sewer are in the street,
but are not connected to the property.
' Easements and Restrictions include: Typical easements and restrictions as of record. Inaddition yp in a
' Quitclaim Deed of Marion W. Christensen to Marilyn C. Pleasent and Jack Warner Christensen as co-trustees
under the Christensen family trust. There was a life estate held by Marion W. Christensen, she is deceased,
thus extinguishing the life estate interests.
' Flood Zone and Wetlands: The subject property is located within a Zone X (area of minimal flooding) on
FIRM Community Panel Number 0036 0005 B, effective May 17, 1988. The subject property is not located
' in a federally designed flood hazard area, but approximately 8 acres is encumbered by the presence of
wetlands.
' Environmental Issues: There was one underground heating oil tank identified and associated with the 1 '/2
story cape dwelling. It was reported by the granddaughter of the owner that the tank is believed to have been
the original, installed in 1933. At this time, she knew of no evidence that it was leaking. On the date of
4— inspection there were no other apparent violations of any environmental regulations.__ _
' T.W.Henry
25 Real Estate Appraisals L.L.C.
1
SUBJECT SITE PLAN
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T.W.Henry
' 26 Real Estate Appraisals L.L.C.
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T.W.Henry
1 29 Real Estate Appraisals L.L.C.
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EXPLANATION OF SOIL TYPES
The subject property is listed on Sheet 27 of the Hartford County Soil Map. According to this map, the
' subject site contains five different soil types. The approximate acreage of the subject site containing each soil
type, and an explanation of each soil type classification and their capability index are explained below.
' - °o slopes. This it i s maim for forestunimprovedsture and
8 acres SbA - Saco silt loam, 0 3 / s p s so is y , pasture,
wildlife because it is very poorly drained and frequently flooded. Unimproved pastures furnish some grazing
in dry seasons. Drainage is generally not practical because of frequent flooding and the lack of suitable
outlets. (Capability unit VIw.)
' 3 acres NaB2 -Narragansett silt loam 3-8% slopes. This soil is a shallower solum and is more draughty than
the Narragansett silt loam 3-8%. The thickness of the mantle silt is generally less than 18 inches, it ranges
' from 10-20 inches. This soil is used for the same as the Narragansett silt loam 3-8%, but has a lower yield
and is well suited to cultivated crops and is well suited to urban uses. Capability unit is IIe.
' I acre EsB2 - Enfield silt loam eroded, 3%to 8% slopes. This soil is moderately permeable and has a high
moisture holding capacity. It is easy to work and responds well to management. There is some risk of erosion
even on gentle slopes. It is not a fertile soil, but its favorable physical properties make it responsive to
' fertilizers and other management. An excellent soil for community development. Capability unit is IIs.
6 acres MhC - Manchester Loamy Sand, 3% to 15% slopes. This is a gravely loamy soil that absorbs
moisture rapidly. The soil is very droughty and is largely scrubby forest and or is idle. This is not poorly
suited for agricultural use and subject to erosion. Capability Unit IVs.
' 3 acres TsA- Tisbury silt loam, 0%to 3% slopes. This soil is moderately permeable with high a moisture
holding content. There is a seasonal high water table and the lower subsoil is waterlogged in wet seasons
' restricting internal drainage. This soil can be drained and if drained is well suited to agricultural use.
Capability Unit IIw
CAPABILITY GROUPS OF SOILS
The capability classification is a grouping of soils that shows in a general way how suitable they are for most
' kinds of farming. It is a practical grouping based on limitations of the soils, the risk of damage when they
are used, and the way they respond to treatment.
' In this system, all kinds of soils are grouped at three levels. The capability class, subclass and unit. The eight
capability classes in the broadest grouping are designated by I through VIII. In Class I are soils that have few
' limitations, the widest range of use and the least risk of damage when they are used. The soils in the other
classes have progressively greater natural limitations. In Class VIII are soils and land forms so rough, shallow
or otherwise limited that they do not produce worthwhile yields of crops, forage or wood products. The
following are the capability classes
' T.W.Henry
32 Real Estate Appraisals L.L.C.
Class I: Soils that have slight limitations that restrict their use.
Class II: Soils that have moderate limitations that reduce the choice of plants or that require moderate
cultivation practices.
' Class III: Soils that have severe limitations that reduce the choice of plants or that require special
conservation practices or both.
' Class IV: Soils that have verysevere limitations that reduce the choice of plants or that require very
P q Y
' careful management or both.
Class V: Soils that are not likely to erode but have other limitations impractical to remove that limit their
' use.
Class VI: Soils that have severe limitations that make them generally unsuitable for cultivation.
1 Class VII: Soils that have very severe limitations that make them unsuitable for cultivation.
' Class VIII: Soils in miscellaneous areas have limitations that nearly preclude their use for commercial crop
production.
' The subclasses indicate major kinds of limitations within the classes but in most of the classes there can be
up to four subclasses. The subclasses are indicated by adding a small "e", "wit, "s", or "c" to the class
numeral. For example, IIe - the letter "e" shows that the main limitation is a risk of erosion unless close-
growing crop plant cover is maintained; "w" means that water on or in the soil will interfere with plant growth
or cultivation(in some soils the wetness can be partly corrected by artificial drainage); "s" shows that the soil
' is limited mainly because it is shallow, draughty or stony; and "c" appears in only some parts of the country
indicating that the chief limitation is climate that is too cold or too dry. The "c" is primarily used in the
northern parts of the United States with limited growing seasons.
r
' T.W.Henry
33 Real Estate Appraisals L.L.C.
BUILDING DESCRIPTION
The subject building consists of two dwellings and a small storage shed. There is a 1%2 story cape-style
' dwelling,which is 1,257 SF with 8 rooms, constructed in 1933 and a 1 story cottage with 468 SF constructed
in 1930. The details of these buildings are as follows:
Construction Details 1.5 Story Cape Dwelling 1,257 SF
Foundation Poured concrete on concrete footings
Type of Construction Wood Frame
Basement Full
' Exterior Walls Wood shingles
Roof Asphalt shingle in average condition
Floors Hardwood and vinyl on the V floor, 2nd floor is exposed subflooring
' Heating,Ventilating&
Air Conditioning Only heated with oil fired steam heat
Main Electrical Service 60 amp glass fuses
' Lavatory Facilities 1 3-fixture small bathroom with stall shower
Interior Finish & Layout Good with 3 bedrooms, lavatory,living room&kitchen on the Pt floor,
on the 2❑d floor are 3 bedrooms
' Additional Features None
Personal Property No personal property, including inventory supplies, or equipment is
included in this appraisal.
' Overall Condition Average older home being maintained,but no upgrading or changes in
the quality or condition of the finish since construction.
' Comments Average quality home lacking the modernamenities ofmultiple
' bathrooms, larger bathrooms, and modern kitchen typical of today's
homes.
' T.W.Henry
34 Real Estate Appraisals L.L.C.
Construction Details 1 Story Cottage 468 SF
Foundation Poured concrete on concrete footings
Type of Construction Wood Frame
t Basement Full
Exterior Walls Wood siding
Roof Asphalt shingle in only fair condition
' Floors Carpet covered sub-flooring
Heating, Ventilating&
Air Conditioning A propane gas fired hot water and a wood fired area furnace
' Main Electrical Service 100 amp breaker box
Lavatory Facilities A 3 fixture bathroom
Interior Finish & Layout Large kitchen, living room area and 1 enclosed bedroom
tAdditional Features None
Personal Property No personal property, including inventory supplies, or equipment is
' included in this appraisal.
Overall Condition Average this cottage was built in 1930 and appears to contain the
' original fixtures, bathroom construction is simple with limited finish.
Comments Maintained in average quality,but does not meet the expected standards
' of today.
T.W.Henry
35 Real Estate Appraisals L.L.C.
1
BUILDING SKETCH
I
N
m
it Not to Scale
N �
M
36 ❑
' 14SFR+
26 24
Cape
19
17
150'
akland Road
t xi
t . .
1
T.W.Henry
' 36 Real Estate Appraisals L.L.C.
HIGHEST AND BEST USE
Highest and Best Use, as defined in The Dictionary of Real Estate Appraisal ', is:
' The reasonably probable and legal use of vacant land or an improved property,which is physically possible,
appropriately supported, financially feasible, and that results in the highest value. The four criteria the highest
' and best use must meet are legal permissibility, physical possibility, financial feasibility, and maximum
profitability.
As if Vacant: Among all reasonable, alternative uses,the use that yields the highest present land value, after
' payments as made for labor, capital, and coordination. The use of a property based on the assumption that
the parcel of land is vacant or can be made vacant by demolishing any improvements.
' The subject property contains 19.48 acres with two older dwellings located near the center of South Windsor.
The land is primarily consumed by the Plum Gulley, a large gorge. It has a very limited access to any usable
land.
' Legally Permissible: Residential development under the rural residential standards, which is 1 acre per
dwelling lot and the AA30 standards which is 30,000 SF per lot.
' Physically Possible: Significant physical limitations would prevent residential development beyond one or
two more dwellings to the existing site.
' FinanciallyFeasible: Would be to renovate the existing dwelling or add one or two dwellings as rear lots
g g g
' as would be allowed by zoning regulations. A second feasibility would be to sever the front southern portion
of the parcel to be used for residential development and maintain the rear as open space possibly for gifting
for tax benefits.
' Maximally Profitable: Would be to develop the southern portion to its maximum one to two house lots and
donate for tax benefits the remaining land for open space.
' Based on these facts, it is my opinion that the Highest and Best Use "as if vacant" of 90 and 100 Oakland
Road, South Windsor, CT, as of June 9, 1999, is low-density residential development and open space.
' "The Dictionary of Real Estate Appraisal," Third Edition, (Illinois), American Institute of Real
Estate Appraisers, 1993),p. 171.
' T.W.Henry
37 Real Estate Appraisals L.L.C.
VALUATION PREMISE
There are three generally recognized approaches to value,which may be used in estimating the value of real
' estate.
' COST APPROACH-Approach through which an appraiser derives a value indication of the fee simple
interest in a property by estimating the current cost to construct a reproduction of, or replacement for,
t the existing structure; deducting for all evidence of accrued depreciation from the cost new of the
reproduction or replacement structure, and adding the estimated land value plus an entrepreneurial profit.
Adjustments may be made to the indicated fee simple value of the subject property to reflect the value
' indication of the property interest being appraised.
The older dwellings and lack of any other buildings on the subject make the cost approach not applicable in
' this case.
' SALES COMPARISON APPROACH - An approach in appraisal analysis which is based on the
proposition that an informed purchaser would pay no more for a property than the cost of acquiring an
existing property with the same utility. This approach is applicable when an active market provides a
' sufficient quantity of reliable data which can be verified from authoritative sources. The Sales
Comparison Approach is relatively unreliable in an inactive market or in estimating the value of
properties for which no real comparable sales data are available. It is also questionable when sales data
' cannot be verified with principals to the transactions.
' The sales comparison approach will be developed comparing the subject property to other parcels of limited
use and low-density residential development.
INCOME APPROACH-That procedure in appraisal analysis which converts anticipated benefits(dollar
' income or amenities) to be derived from ownership of property into a value estimate. The Income
Approach is widely applied in appraising income-producing properties. Anticipated future income
and/or reversions are discounted to a present worth figure through the capitalization process.
' The property does not generate an income stream sufficient to be valued rendering it not applicable to the
evaluation of the subject property.
' T.W.Henry
38 Real Estate Appraisals L.L.C.
SALES COMPARISON APPROACH
' Introduction
I ' The Sales Comparison Approach is based upon the Principal of Substitution, which states that a property
buyer will pay no more for a property than the price of acquiring an equally desirable substitute in the open
market. In the development of the Sales Comparison Approach, I have gathered data on sales of similar
' properties in the competing market area. These sale properties were analyzed to determine an indicated unit
price for the property being appraised. The appropriate unit of comparison in the appraisal of 90 and 100
Oakland Road, South Windsor, CT,is "$/acre" for the land and price per dwelling and lot for the dwellings..
In the analysis of the comparable sale properties, comparisons were made for differences noted between the
' sale properties and the property being appraised. These differences include location, type and age of
improvements, size, condition, functional utility and other factors which influence value. In instances where
the sale property is superior to the subject, a downward adjustment is made to the comparable sale price. In
instances where the sale property is inferior, an upward adjustment is made to the comparable sale price.
In the development of the Sales Comparison Approach, I have examined sales which occurred since January
' 1997 within the towns that represent a similar market area. Four single family dwelling sales and four limited
use land sales have been chosen for analysis in this report based upon their degree of comparability to the
subject. Each sale has been described individually, then arranged on the Sales Analysis Grid to assist in
' comparison of the various attributes of each property, followed by a comparison of each sale to the subject.
' T.W.Henry
39 Real Estate Appraisals L.L.C.
DWELLING SALES LOCATION MAP -South Windsor
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T.W.Henry
' 40 Real Estate Appraisals L.L.C.
SINGLE FAMILY DWELLING SALE 1
' Location: 292 Avery Street Sale Date: November 18, 1999
South Windsor, CT Vol. 1046 Pg. 276
' Grantor: Mary R. McCarthy Map 41, Lot 94 Age: 1957
Grantee: Joseph N. & Cindy A. Zone: A20 Area: 1,216 SF
' Carbone Site Area: 0.51 acres 6-rm, 3 bdr, 1 b
Sale Price: $ 118,000 Sale Price/SF: $97 Financing: Washington Mutual
Amount: $100,000
Rate: 7.75% 30 yrs
Verification: MLS and Land
' records June/l 1/1999
Comments: Well maintained raised ranch, modern kitchen, and one car garage underneath the dwelling.
Located on busy Avery Street just one half mile from Route 30 and 184 interchange and regional malls.
t
.,J
ti
DATE TAKEN: June 11, 1999
PHOTO: Looking east from Avery Street.
' T.W. Henry
41 Real Estate Appraisals L.L.C.
SINGLE FAMILY DWELLING SALE 2
' Location: 229 Foster Road Sale Date: March 31, 1999
South Windsor, CT Vol. 1072 Pg. 178
' Grantor: Jean E. Wetherell & Map 62, Lot 21 Age: 1950
Nancy Morline Zone: RR Area: 1,176 SF
Grantee: Nichole R. Morin Site Area: 1.4 acres 5-rm, 2 bdr, lb
Sale Price: $ 115,000 Sale Price/SF: $98 Financing: World Savings Bank
Amount: $80,000
Rate: not disclosed 30 yrs
Verification: MLS and Land
records June/11/1999
Comments: 1.4 story cape in good condition on a large lot, two car attached garage. Located in older strip
development three quarters of a mile from Route 30 and approximately three miles from an I84 interchange.
Q - -
-�� m P m _ 9
1
DATE TAKEN: June 11, 1999
PHOTO: Looking west from Foster Road.
T.W.Henry
' 42 Real Estate Appraisals L.L.C.
i
SINGLE FAMILY DWELLING SALE 3
1 Location: 520 Deming Street Sale Date: March 1, 1999
1 South Windsor, CT Vol. 1065 Pg. 242
Grantor: Radiomen Scott Hill Map 39, Lot 28 Age: 1951
Grantee: Matthew T. & Amy Zone: AA30 Area: 1,232 SF
1 D. Brown Site Area: 0.51 acres 5-rm, 2 bdr, 1 b
Sale Price: $ 112,000 Sale Price/SF: $91 Financing: American Eagle
1 Federal Credit Union
Amount: $106,400
Rate: not disclosed 30 yrs
1 Verification: MLS and Land
records June/11/1999
Comments: Average quality dwelling in less densely developed area of Deming Street. Approximately one
quarter mile from Route 30 and one mile from an I-84 interchange and the regional malls.
i
1
N
1
ti
1 v
i
1
1
1 DATE TAKEN: June 11, 1999
PHOTO: Looping north from Deming Street.
1 T.W. Henry
43 Real Estate Appraisals L.L.C.
SINGLE FAMILY DWELLING SALE 4
Location: 50 Highland Drive Sale Date: January 5, 1999
South Windsor, CT Vol. 1056 Pg. 82
Grantor: Helen M. Norman Map 80, Lot 49 Age: 1959
Grantee: Curtis S. & Jennifer Zone: A20 Area: 1,050 SF
' S. Brey Site Area: 0.45 acres 5-rm, 3 bdr, 1.5b
Sale Price: $ 103,000 Sale Price/SF: $98 Financing: Old Kent Mtg Co.
' Amount: $102,761
Rate: Nor disclosed 30 yrs
Verification: MLS and Land
records June/I1/1999
Comments: Well located in older neighborhood approximately one and half miles from Route 30 , I-84 and
regional malls. Older house in need of upgrading. One car attached garage.
i
i s
DATE TAKEN: June 11, 1999
PHOTO: Looking west from Highland Drive Street.
' T.W. Henry
44 Real Estate Appraisals L.L.C.
1
SOUTH WINDSOR DWELLING SALES
' 90 and 100 Oakland Road, South Windsor, CT
Sales Arranged in Descending Order by Sale Price.
I!
SALE SITE DWELLING ROOM COUNT SALE
' SALE# ADDRESS DATE ACRES STYLE AGE SIZE SF TR/BR/BTH GARAGE PRICE $/SF
1 292 Avery Street 18-Nov-98 0.51 Raised Ranch 1957 1,216 6/ 3/ 1 lUNDER $ 118,000 $', 97
' 2 229 Foster Road 31-Mar-99 1.4 1.4 sty Cape 1950 1,176 5/ 2/ 1 2 ATTCH $ 115,000 $'', 98
3 520 Deming Street 1-Mar-99 0.51 Colonial 1951 1,232 5/ 2/ 1 lATTCH $ 112,000 $I 91
4 50 Highland Drive 5-Jan-99 0.45 Ranch 1959 1,050 5/ 3/ 1.5 lATTCH $ 103,000 $ 98
tSUBJECT
90& 100 Oakland Road 19.48 1.4 Sty Cape 1933 1,257 8/ 6/ 1 Barn
Cottage 1930 468 3/ 1/ 1
T.W.Heniry
45 Real Estate Apprasials LLC
1 �
Contributory Value Analysis,Dwellings and lot
' The subject at 90 Oakland Road was constructed in 1933 and basically unchanged from that time. This
dwelling is 1,257 SF and in average condition. It is in need of complete remodeling and modernization of
' the kitchen and bathroom. The 100 Oakland Road dwelling is a 468 SF cottage constructed in 1930. This
dwelling is in average condition. The interior is in need of complete renovation and the kitchen and bathroom
need modernization. These two dwellings are allotted separate 0.92 acre lots by the assessor but are actually
tvery close together and could not be separated. Four sales of smaller older dwellings that are located similar
to the subject were selected as comparison to the subject dwellings and to aid in a contributory value estimate
' of the dwellings. These sales will be used as the best available indicators of value for the subject dwellings
and site.
As compared to 90 Oakland Road the 1.4 story cape. Four sales were selected,from South Windsor,ranging
from 1,050 SF to 1,232 SF. They occurred from November of 1998 to March of 1999. Sale 3 is nearest the
' subject on Deming Street approximately one mile southeast. Sales 1 and 4 are also nearby,to the northeast.
Sale 2 is the farthest away to the northwest. Sales 1 and 2 are superior in quality and condition. Sales 3 and
' 4 are most similar to the subject in quality and condition. All of the sales are similar in size, location and age.
There were no sales found to be comparable to the cottage.
' The sale prices ranged from $103,000 to $118,000 presenting a very consistent value for older smaller
dwellings in South Windsor. Sale 3 is the most comparable in size, location, and age, indicating a value for
the subject dwelling and a lot of$112,000.
' A contributory value for the cottage can be developed b extracting a lot value of$40 000 from the Cape
g p Y g � p
' dwelling, resulting in a per SF contributory value of the dwelling only of$57 rounded to $60. The$60/SF
times the 468 SF cottage yields a contributory value of$28,080 rounded to $28,000.
' Based on these comparisons the contributory value of the 90 and 100 Oakland Road is $140,000 with 0.92
acres and shed.
1
t T.W.Henry
46 Real Estate Appraisals L.L.C.
LAND SALES LOCATION MAP East Windsor
PO BOX 883•MADISON,CT 06443 Ott` Q
,LLjrTS RESERVED. REPRODUCTION IN WHOLE OR IN PART BY D �—
ANY MEANS IS STRICTLY PROHIBITED. I L K v M EL Ft0sE
COPYRIGHT 1998 r( F rxORSH �� h MELROSE Rp
MELROSE ¢v
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T.W.Henry
' 48 Real Estate Appraisals L.L.C.
LAND SALES LOCATION MAP Marlborough
MARLBOROUGH LEGEND u
CONN ECTICUT MAJOR HIGHWAY
' ........ PAYED ROAD
HARBOR PUBLICATIONS,INC. UNPAVED ROAD'
MAIL-A-MAP STREET MAPS FOOTPATH / FQ
PO BOX 883•MADISON.CT 06443 «- .—, - RAILROAD
ALL RIGHTS RESERVED.REPRODUCTION IN WHOLE OR W PART BY ANY —• •— SHORELINE
LEANS IS STRICTLY PROHIBRED. j SCHOOL
COPYRIGHT 1888 Y PLACE OF WORSHIP �(L.,�'� R 94
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T.W.Henry
' 49 Real Estate Appraisals L.L.C.
LAND SALES LOCATION MAP Suffield
0 Hi/l 400 feet on each side of street
• o�' r �; �y(t1�x My� I+l G 287' (1)Along Main Street north from
ld Y V •r underpass to the water lower at
' V i0 p IW Fuller's Corner and northeast on
r a -0 ° X y Mapleton Ave.to Thompsonville Rd.
IU }• O N 7 (2)Along Hill Street north from
3 co�Sow a "� I OQ
N C� No.1060 to Spruce Street.
T
u'
First
�1 �'• 3 r. •._ c.or..yy .p` Taste F.5 B.
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��o�ntr 168 / r, e. y
st
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s porr3M en•3_ . \ �( v 0
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--.. .. PAVED ROAD .V "/ �P .`fob _ '4.`I
UH.AVED nOAG � 187 ) � � < to r 3�
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r e a
T.W.Henry
' 50 Real Estate Appraisals L.L.C.
AGRICULTURE/RESIDENTIAL LAND SALE 1 ID #47201409
' 309 Scantic Road Grantor: Estate of James D'Anc n oa
' East Windsor, CT Grantee: Sandra and Edmund LaFlamme
Hartford County Property ID: Assessor's Map 39, Block 34, Lot 55
' Date: March 12, 1998 Volume 201, Page 409
Sale Price: $169,000 Sale Price/Acre: $3,177
Zone Minimum Maximum lot Minimum
' lot coverage street frontage
A-1 35,000 SF N/A 175 Feet
' Site: 53.2 acres The site is rolling with 3 to 8% slopes and irregular in shape. There are 240' of frontage on
east side of Scantic Road. The site is approximately 1,800 feet deep. The eastern boundary is the Scantic
River where it is in the flood plain and there is a conservation easement to East Windsor on 5.5 acres. There
are 30%wetlands. Approximately 15 acres are open tillage in front of the parcel. The rear i
pp y p g p s wooded. Soil
types are mostly Enfield silt loam and Terrace Escarpment, 0 to 8% slopes. Utilities available include
telephone and electric.
Improvements: None
Financing:
Financing: Mortgagee: 1 st Pioneer Farm Credit Amount: $106,000 Rate: not disclosed
Terms: Extended as a portion of an existing line of credit. The Grantor gave second mortgage for$69,000.
' No terms were disclosed.
Verified With: Lender, ls`Pioneer Farm Credit, by Thomas W. Henry, on October 13, 1998.
' Comments: The property was purchased for expansion of horse training and riding business. An arena and
stable has been built on the land.
t T.W.Henry
51 Real Estate Appraisals L.L.C.
Sale 1
' Agriculture/Residential Land
309 Scantic Road M"r~ y, ' not wSC"je�
err.
East Windsor, CT i�� »•� \
1,$
Ile
o *�t
doj
M yr/ �� ✓�
I
777' ✓ ?�
1-0
M
rP .Pub i-
titi �
' DATE TAKEN: October 99 1998
' PHOTO: Looking east at the sale from Scantic Road.
T.W. Henry
' 52 Real Estate Appraisals L.L.C.
LIMITED USE RESIDENTIAL LAND SALE 2 ID # 79122198
Isleib Road Grantor: S&K Development Corp
' Marlborough, CT Grantee: East Glastonbury Fish and Game Assoc.
Hartford County Property ID: Assessor's Map 2 Block 1, Lot 40
Recording Date: April 9, 1998 Volume 122, Page 198
Sale Price: $92,500 Sale Price/Acre: $1,521
' Zone Minimum Maximum lot Minimum
lot coverage street frontage
R 80,000 SF 20% 200 Feet
' Site: 60.8 acres this property is located in Marlborough on the Glastonbury town line. The access is from
p p Y g Y
Isleib Road via a 80' by 190' owned access, also by an abandon town road that currently is not passable.
Approximately 30% of the soils are Charlton stony loams, Gloucester sandy loams 8 to 35% slopes. The
remaining 70% are mostly 0 to 15% slope and wetland soils of Leicester Whitman complex and Acton Stony
' loam through the center and along Dickinson Creek. The entrance to the property is approximately 600' in
elevation that drops rapidly to approximately 540'then rises sharply to the west to approximately 700'then
drops off sharply again before the end of the parcel.
' Financing:
' Mortgagee: Liberty Bank Amount: $92,500 Rate: 9%
' Terms: Ten year loan. The Fish and Game Association pledged additional land for the mortgage to get 100%
financing and gave the bank automatic withdrawal of the payment from their checking account.
' Percent Loan to Sale Price: 100%
Verified With: Donald Peruta Loan Officer Liberty Bank, by T. W. Henry, on May 6, 1998
' Comments: Purchased for recreation by fish and game to add to existing land in Glastonbury and
Marlborough. Residential development is severely limited because of access, slope and wetlands.
T.W.Henry
53 Real Estate Appraisals L.L.C.
Sale 2
Limited Use Residential Land
Isleib Road
Marlborough, CT
i
TOWN OF GLASTONBURY
TOWN OF MARLBOROUGH
h
as p yO
b'Y 80/
Cu :?W not to scale
v..
ot
\ o
Atrb/le
Road
MI
DATE TAKEN: May 5, 1998
' PHOTO: Looking east along the access from Isleib Road
T.W. Henry
' 54 Real Estate Appraisals L.L.C.
RESIDENTIAL LAND SALE 3 ID #47197314
Tromle Road Grantor: Sophia, Claudia and Marco D'Occhio
Y
East Windsor, CT Grantee: Steven and Loretta Palauskas
Hartford County Property ID: Assessor's Map 29, Block 20, Lot 41
Date: July 15, 1997 Volume 197, Page 314
' Sale Price: $85,000 Sale Price/Acre: $2,695
' Zone: A-1, Agricultural. 35,000 SF minimum lot area, with a minimum road frontage of 175'.
Site: 31.54 acres. The site slopes down from the road and then becomes generally level and irregular in
' shape. Utilities available include telephone and electric service and public sewer. Public water is not
available. The site contains 27 F of frontage,which is not contiguous. 17 P of the frontage is located at the
' north eastern corner and 100' of frontage is located 200' south of that frontage. Approximately 50% of the
site is wetlands. Approximately 15 acres was overgrown pasture which has been reclaimed by the grantee.
' Financing:
Mortgagee: Seller Amount: $80,000 Rate: 8.5%
I ' Terms: Thirty year amortization with a two year balloon.
Percent Loan to Sale Price: 94%
Verified With: Grantee Steven Palauskas, by Thomas W. Henry, on December 4, 1997.
Comments: The property was purchased for one dwelling site and limited agricultural use.
' T.W.Henry
55 Real Estate Appraisals L.L.C.
Sale 3
! Residential Land
Tromley Road
East Windsor, CT
! N
1,730'
W t P
! I not to scale
yam � 4 4
! W /
v,t
! T�
Land Ule vmboi o��
!
Tillage or Cropland T P a
Pasture TP
Tillable Pasture W
Woodland Wt
Wetland FS
! Farm Stead
Phclps Road
!
t -
C
�N
E TAKEN: June 9
DATE , 1999
PHOTO: Looking westerly at the new entrance to the property.
T.W. Henry
56 Real Estate Appraisals L.L.C.
RESIDENTIAL/AGRICULTURAL LAND SALE 4 ID # 139284733
245 Newgate Road Grantor: Jacob Sabas
' Suffield Grantee: Richard& Melanie Gemme
Hartford County Property ID: Assessor's Map 6, Block, 10 Lot 31
' Recording Date: May 27, 1998 Volume 284, Page 733
iF�—P—rice-- $75,000 1 Sale Price/Acre: $2,412
' Zone Minimum Maximum lot Minimum
lot coverage street frontage
' Residential R90 905000 SF 5% 200 Feet
' Site: 31.1 acres, this site is generally rectangular in shape with 800 feet of frontage on the west side of
Newgate Road. The front 6 acres are slightly below grade, but generally level with Enfield and Broadbrook
silt loams 0-3% slopes with some 3-8% slopes. To the west of that there are approximately 10 acres of
' Ludlow Watchaug very stony loam which is 8-15%slope, very poor quality soil with limited use of any kind
and the remaining 15 acres are wetland,peat and muck soils. Services include telephone and electric.
' Financing:
11 Mortgagee: Grantor Amount: $34,000 Rate: 5%
' Terms: This is a 5 year loan with a balloon payment at the end of the term.
' Percent Loan to Sale Price: 45%
Verified With: Grantee, by T.W. Henry, on November 12, 1998
Comments: Grantee purchased this site for his residence and to do some farming and house his horses. He
is in the landscaping business.
' T.W.Henry
57 Real Estate Appraisals L.L.C.
1
Sale 4
1 Residential/Agricultural Land
245 Newgate Road
Suffield, CT 915'
415' N
1
�v
0
a
1 I 0
AG. 00 Cxp
� 3
Not to Sca�P
i
t
1 �1,340' — — ;_.Suffield.
r
East Granby
i
1
i
1
1
1
i
1
DATE TAKEN: November 9, 1998
1 PHOTO: Looking west across the parcel from Newgate Road.
T.W. Henry
1 58 Real Estate Appraisals L.L.C.
SALES ANALYSIS GRID
90 and 100 Oakland Road, South Windsor
t Sales Arranged in Descending Order by Sale
SALE SALE
SALE # TOWN ADDRESS DATE ACRES PRICE PRl
' 1 East Windsor 390 Scantic Road 12-Mar-98 53.2 $169,000
2 Marlborough Islieb Road 9-Apr-98 60.8 $92,500
3 East Windsor Tromely Road 15-Jul-97 31.54 $85,000
' 4 Suffield 245 Newgate Road 27-May-98 31.1 $75,000
SUBJECT South Windsor 90& 100 Oakland Road 18.56
t SALES ADJUSTMENT GRID
SALE# 1 2 3 4
SALE DATE 12-Mar-98 9-Apr-98 9-Apr-98 27-May-98
' ACRES 53.20 60.80 31.54 31.10
PRICE/ACR $3,177 $1,521 $2,695 $2,412
' ADJUSTMENTS — — — —
LOCATION
SIZE _ _
QUALITY ($1,000) $500 ($500) ($500)
BUILDINGS
TIME
OTHER
INDICATED
$/ACRE $2,177 1 $2,021 $2,195 $1,912
' ADJUSTED SALES ARRANGED IN DESCENDING ORDER BY INDICATED VALUE
' INDICATED $/ACRE
SALES# VALUE VALUE/ACRE
3 $40,739 $2,195
1 $40,400 $2,177
2 $37,517 $2,021
4 $35,479 $1,912 59
SALES COMPARISON APPROACH
1
The subject property consists of 19.48 acres of land with 0.92 acres allocated to the two dwellings. The site
' terrain at the street is steep and slopes upward. The land area not allocated to buildings is very irregular in
shape and is primarily the boundaries of the Plum Gulley, which runs north to south through the central
portion of the property. The soils are primarily wetland soils. There are small portions of well drained soils
' with 3-8% slopes that have some residential building potential. But,these areas are not located in an area that
can be accessed without crossing the gully from the subject property or from crossing more than one or two
other parcels with no existing access, so these areas are currently not accessible. The southwestern side of
' the property has the most usable area, which includes the dwelling sites and a gently sloping area, which
consists of approximately 5 acres. Limited use residential land sales from northern Hartford county have been
' selected to compare to the subject. These sales are similar sized parcels that represent the similar limitations
to residential development as does the subject.
' Sales Analysis
' Sale 1, 309 Scantic Road, East Windsor,with 53.2 acres, selling in March of 1998 for $169,000, or$3,177
per acre. The location is similar to the subject. The soil, and terrain are superior to the subject with more
usable land near the frontage, approximately 15 acres. The buyer intends to use this for a horse riding stable.
' The percentage of usable land on the sale(28%)is similar to the subject's(25%). Overall the subject property
is inferior to the sale requiring a minus adjustment of$1,000 per acre.
' Sale 2, Isleib Road, Marlborough had 60.8 acres, selling in April 1998 for$92,500, or$1,521 per acre. This
parcel is located on the Marlborough/Glastonbury line near the eastern edge of Hebron. The property has 80'
of road frontage which has questionable access because of the terrain. There is a stream running through the
' parcel just as the subject. The terrain is similar. This sale is similar to the subject but is inferior because it
has more usable land requiring a plus $500 adjustment.
' Sale 3, Tromely Road, East Windsor, with 31.54 acres, sold in July 1997 for $85,000, or $2,695 per acre.
This is a large house lot with limited or no potential for another house site. This sale did have some open land
' that could be farmed or used for livestock, requiring a minus adjustment of$500.
Sale 4,245 Newgate Road, Suffield sold in May, 1998 with 31.1 acres for$75,000 which is $2,412 per acre.
' This is a smaller property, but only has 5 usable acres out of the total 31.1. It is superior to the subject in
terms of usability because of the significant amount of road frontage and access. The sale is superior to the
subject because of better quality land requiring a minus $500 per acre adjustment.
Conclusion
' Sales 1 through 4 yielding an adjusted range of$1,912 to $2,195 per acre represent the value range of the
g Y g J g p P
subject. The subject has more limitations than all the sales except Sale 2. A value at the lower end of the
range of-$2,000-per-acreis-deemed appropriate for-the-subject..This-yields-a-value-of-$2-,000 per acre-times -- ----
18.56 acres or $37,120 rounded to $40,000.
T.W.Henry
' 60 Real Estate Appraisals L.L.C.
1
Based on the estimated contributory value of the subject dwellings and site of$140,000 plus the contributory
' value of the land of$40,000, the value is $180,000.
Based on the Sales Comparison Approach it is my opinion that the market value in terms of cash or on
' financing terms equivalent to cash of the Fee Simple Estate of 90 and 100 Oakland Road, South Windsor, CT,
as of June 9, 1999, is $180,000.
OPINION of VALUE VIA THE SALES COMPARISON APPROACH as of June 9 1999 is:
' ONE HUNDRED EIGHTY THOUSAND DOLLARS ($ 180,000)
T.W.Henry
61 Real Estate Appraisals L.L.C.
RECONCILIATION AND FINAL VALUE ESTIMATE
ESTIMATED VALUES:
' Cost Approach N/A
' Sales Comparison Approach $180,000
' Income Approach N/A
The three approaches to value were considered for valuation of the subject. The Cost and Income Approaches
' to value were inappropriate for use with vacant land. The Sales Comparison Approach was developed using
sales similar to the subject in use, location, quality and other attributes. The sales were recent and verified.
As a result the Sales Comparison Approach is deemed a reliable indicator of value for the subject.
' The market value opinion is based on an exposure time to the market of 6 to 12 months which is typical of
current market conditions and property type.
' Based on this analysis,it is my opinion that the market value in terms of cash or on financing terms equivalent
to cash of the of the Fee Simple Estate of 90 and 100 Oakland Road, South Windsor CT, as of June 9, 1999,
' is $180,000.
' OPINION of VALUE, as of June 9, 1999, is:
' ONE HUNDRED EIGHTY THOUSAND DOLLARS ($ 180,000)
T.W.Henry
62 Real Estate Appraisals L.L.C.
ADDENDA
Legal Description
Engagement Letter
Appraiser qualifications
T.W.Henry
' 63 Real Estate Appraisals L.L.C.
1
' Volume 636 Page N° 024
i
!
QUIT CLAIM DEED
TO ALL PEOPLE TO WHOM THESE PRESENTS SHALL CONE, GREETING:
KNOW YE, THAT I, MARION W. CHRISTENSEN of the Town of South
Windsor, County of Hartford and State of Connecticut, (hereinaf-
ter referred to as the "Releasor")
! For the consideration of LOVE AND AFFECTION
Received 'to my full satisfaction of MARILYN C. PLEASENT of the
Town of South Windsor, County of Hartford and State of Connecti-
cut and JACK WARNER CHRISTENSEN of the Town of Marshfield, County
of Plymouth and Commonwealth of Massachusetts, AS CO-TRUSTEES
UNDER THE CHRISTENSEN FAMILY TRUST, DATED /IIR/LCIt o? , 1992
(hereinafter referred to as the "Releasees") do remise, release,
and forever QIIIT-CLAIM unto the said MARILYN C. PLEASENT and JACK
WARNER CHRISTENSEN, AS CO-TRUSTEES UNDER THE CHRISTENSEN FAMILY
TRUST and unto their heirs and assigns forever, all the right,
title, interest, claim and demand whatsoever as I the said Relea-
sor have or ought to have in or to all that certain piece or
parcel of land, with the buildings and all other improvements
thereon, situated in the Town of South Windsor, County of Hart-
ford and State of Connecticut, known as 100 Oakland Road, and
being more particularly bounded and described on SCHEDULE A
attached hereto and made a part hereof.
I, MARION W. CHRISTENSEN, THE RELEASOR HEREIN, HEREBY RESERVE A
LIFE USE WITH RESPECT TO THE ABOVE-DESCRIBED PREMISES. SAID LIFE
' USE SHALL SOONER TERMINATE IN THE EVENT THAT I CEASE TO OCCUPY
SAID PREMISES AS MY PRINCIPAL PLACE OF RESIDENCE FOR 180 CONSECU-
TIVE DAYS.
With respect to said LIFE USE, the Releasor herein agrees to pay
for all maintenance and repairs, water and sewer charges, insur-
ance charges, and taxes relating to said premises. If, at any
time, the Releasor herein is institutionalized in a nursing home
or medical institution and requires care for which payment could
be made by the Medicaid program, then her right of use of the
' premises shall not include the right to collect rent therefrom.
The Releasor herein reserves the power to appoint the premises,
or any portion thereof, outright or upon trusts, conditions, or
limitations, to any one or more of his issue, siblings of the
Releasor herein, or the spouses or surviving spouses of any of
' the foregoing persons, with the term "issue" being deemed to
include persons who have been adopted according to law or born
out of wedlock. This power shall be exercisable during the said
y Releasor's lifetime by a deed making express reference to this
power and executed and recorded prior to said Releasor's death,
or after said Releasor's death by a provision of said Releasor's
will or any codicil thereto making express reference to this
power. No exercise of this power shall be deemed to release said
Releasor's life estate unless such a release is explicitly made.
The exercise of this power shall not exhaust it, and unless the
power is exercised by will or codicil, the deed recorded last
shall control as to any ambiguities or inconsistencies. Unless
written notice is recorded on the South Windsor Land Records
within three (3) months after said Releasor's death, of the
pendency of proceedings instituted for the probate of said Relea-
sor's will and codicil, if any, setting forth the court in which
CONVEYANCE TAXRECENED
' STATE S`_IOCAI$ NO X i
q I
TOWN G..ERK Or SOUTH W NMR 4
III ���`""`" •"_"-- _.v.."-- "_ - f
' Volume 636 Page N° 025
F
said proceedings were instituted and the docket number, it shall
will orbe l s iely presumed that this power was not exercised by
o .
TO H]►v8 AND TO HOLD the premises, with all the appurtenances,
unto them the said Releasees, their heirs and assigns forever, so
that neither I the Releasor nor my heirs nor any other person
under me or them shall hereafter have any claim, right or title `
in or to the premises, or any part thereof, but therefrom I am
and they are by .these presents forever barred and excluded. {
IN WITNESS wHE EOF, I have hereunto set my hand and seal this ±
02_3_ day of /01alz , 1992.
' Signed, Sealed and Delivered ►
in
nn)the Presence of;
GCAGnnE .iu�S,c,E r On W. Christensen ! .-
STATE OF CONNECTICUT:
ss. South Windsor � 1992 d:COUNTY OF HARTFORD
On this thee_,-day of
' Cummings, the undersigned officer 1992, before me, Harold R.
CHRISTENSEN, known to me to be theersonally appeared MARION W:
scribed to the within instrument and erson whose name is sub-
acknowledged that she exe-
t.'
cuted the same for the purposes therein contained.
' In witness whereof I have hereunto set m hand.
' H of R. Cumm ngs
ommissioner of the Superior
Grantee Address: .`
100 Oakland Road }°c
South Windsor, CT 06074 I �'
t.
i A,
d.
f L
f
f �
Volume 636 Page N° 026
SCHEDULE A
Those two (2) certain lots of land situated in the Town of South 1
Windsor, County of Hartford and State of Connecticut, 'bounded and
described as follows, to wit:
FIRST PIECE:
NORTHERLY: by land now or formerly of The Manchester
Trust Company; by land now or formerly of
Frank Moore and by land now or formerly of
William H. Felt, in part by each;
EASTERLY: by land now or formerly of said Frank Moore;
by land now or formerly of said William H.
Felt; and by land now or formerly of Donald
C. Johnson, in part by each;
SOUTHERLY: by land now or formerly of said William H.
Felt; by land now or formerly of said
Donald C. Johnson; and the Highway; and
WESTERLY: by land now or formerly of said Donald C.
Johnson, containing twenty-four (24) acres,
more or less.
SECOND PIECE:
NORTHERLY: by-land now or formerly of George Alfred Frink;
EASTERLY: by land now or formerly of George Alfred Frink;
} by land of the heirs of property now or
formerly of Donald Johnson and by land now or
formerly of.George Alfred Frink, in part by
tS each;
SOUTHERLY: by the Highway; and
i
WESTERLY: by land now or formerly of George Alfred Frink.
i
I EXCEPTING FROM THE PARCELS ABOVE DESCRIBED, premises deeded to
the Wapping Cemetary Association, Inc. by Quit-Claim Deed of Jack
Warner Christensen dated March 24, 1981, and recorded in Volume
{ 296 at Page 60 of the South Windsor Land Records; and Quit-Claim
° Deed of Marion W. Christensen dated February 26, 1981, and re-
corded in Volume 296 at Page 62 of the South Windsor Land Re-
cords.
And being the same premises described in Quit-Claim Deed dated
January 13, 1972 and recorded in Volume 182 at Page 121 of the
South Windsor Land Records, excepting, however, the premises
conveyed to the Wapping Cemetary Association, Inc., as described
above.
RECEIVED FOR RECORD: to 30 p M
DATE I 1992TIM f
TONlN CL �XT 'Ioml 1 I f,SOR.CTASSISTANT LEF R
k'
i
i
PURCHASE ORDER
1 IMPORTANT TOWN OF SOUTH WINDSOR A2 52424
SEND INVOICES
DUPucATE To-� FINANCE DEPARTMENT THIS NUMBER MUST APPEAR
THERWISE PAYMENT 1540 SULLIVAN AVENUE ON ALL INVOICES.PACKAGES.
ILL BE DELAYED SOUTH WINDSOR, CT.06074 CONTAINERS.CORRESPONDENCE
TEL:(860)644-2511 • FAX:(860)644-3781 AND SHIPPING PAPERS.
DATE APPROPRIATION AND EXPENDITURE CODING
�I ORIGINAL F1 CONFIRMING REQUIRED
I / 604 4100 4133 450 $2,000.00
DRDER 6�2�gg VENDOR Al l�
ATE NO. DEPT.
VENDOR: SHIP PREPAID TO:
T. W. Henry MAI (_ L x
33 Wynding Hill Rd.
East Granby, CT 06026
STOCK RECEIVED
NO. DESCRIPTION OF GOODS QR,SEk�VICF:S QltAN71TY UNIT CQS! Tt>TAL owrE
Appraisal for Christensen Property at
90 Oakland Road 2,000.00
INSTRUCTIONS AND CONDITIONS
1. The Town is exempt from state sales and federal excise taxes.
'2. Prepay All Transportation Charges.
3. Invoice each purchase order separately, including purchase order shown above.
4. Substitutions on this order will not be acceptable without our prior approval.
5. Material shipped will be subject to our inspection, approval, rejection and return if not in compliance with specifications.
6.Seller agrees to comply with all applicable federal,state laws and regulations relating to the manufacture,sale,or use of the products or services purchased.
1
' BY FINANCE DEPARTM4NT
BY BY
DEPARTME TOWN N
VENDOR/CONTRACTOR - White RECEIVING COPY Pink DEPARTMENT COPY - Yellow FINANCE COC Y - Gold
i
QUALIFICATIONS OF THOMAS W. HENRY MAI
EDUCATION
• University of Connecticut, Storrs, CT
IBachelor of Science, 1975 -Agricultural Economics and Managerial Finance
PROFESSIONAL CREDENTIALS
I • MAI (Member Appraisal Institute) Designation, December, 1992, #9769
• SRPA(Senior Real Property Appraiser) Designation, 1985
I • Continuing Education Certified to December 31, 2002
• Connecticut Certified General Appraiser#0000285, expiration date April 30, 1999.
• Massachusetts Certified General Real Estate Appraiser 93792,
I expiration date September 30. 2000.
• Rhode Island Certified General Appraiser#A00673G, expiration Date October 18, 2000
• Registered National Certification for Federally Insured Institutions
IPROFESSIONAL AFFILIATIONS
• MAI Experience Review Committee, 1993 to present
• Ethics and Standards Review Committee, 1991 to present
• SRPA Experience Review Committee, 1989 to present.
• Society of Real Estate Appraisers Chapter 123 -Board of Directors, 1978-1982.
I • National Subcommittee for the preparation of Uniform Standards of Appraisal Practice- 1986 to 1988.
EMPLOYMENT HISTORY
• Established T.W. Henry Real Estate Appraisals L.L.C. April 1994. Managing Partner
• Senior Commercial Appraiser, George J. O'Connell Real Estate Appraisals from 1989 to April 1994.
Responsible for Commercial Appraisal Department, appraisal and quality control.
• Senior Bank Appraiser, Farm Credit Banks of Springfield, 1982-1988,Agawam, Massachusetts
• Senior Loan Officer/Senior Appraiser Branch Manager, Middletown Farm Credit Association 1977-
1982, Middletown,N.Y.
• Loan Officer/Appraiser, Southern New England Farm Credit Association 1975-1977, South Deerfield,
I MA.
EXPERIENCE
• Appraising since 1975. Experience includes the appraisal of a wide variety of land including
commercial and residential subdivisions, office,retail, industrial property, as well as many types of
agricultural land and processing facilities in Connecticut and throughout the northeast.
• Appraisal experience from 1989 to the present includes appraisal of commercial, industrial,
Iagricultural,retail and other type investment properties throughout central and eastern Connecticut.
i
QUALIFICATIONS OF THOMAS W. HENRY MAI
EXPERIENCE Continued
' • Appraisal experience from 1977 to 1987 included loan workouts, borrower negotiations and
management of bank-owned properties as a loan officer and appraiser. Experience
was obtained in depressed real estate markets.
• I have prepared appraisals for the following Government Agencies: Connecticut Department of
' transportation, Department of Housing, Department of Environmental Protection, Connecticut
Resource Recovery Authority, Resolution Trust Corporation, (FDIC) Federal Deposit Insurance
Corporation, United States Department of Agriculture, Forest Service Common Wealth of
I,
Massachusetts Department of Food and Agriculture.
• I have prepared appraisals for use with eminent domain,foreclosures,bankruptcies,estate settlements,
' assessment of damages, financing, deficiency judgements,proposed sale, proposed purchase,partial
interest and conservation easements.
' • Appraisal experience has been attained in New York,New Jersey,New England, Florida, Mississippi,
Alabama, and Pennsylvania.
' PROPERTY TYPES APPRAISED
• Commercial investment properties including retail strip centers from 50,000 SF to 60,000 SF; office
buildings ranging in size from 2,000 SF to 100,000 SF; industrial buildings from 10,000 SF to
' 250,000 SF; apartments from four families to 300 units; condominiums, residential subdivisions,
commercial and industrial subdivisions; agricultural land, horse stables, agricultural production and
storage facilities such as juice concentrating plants, dairy processing plants, controlled atmosphere
fruit storage,produce storage, lobster pounds, wineries and dock facilities.
' COURT EXPERIENCE
• Federal Bankruptcy Court, Federal Court, Connecticut Superior Courts at Hartford County, Hartford-
New Britain, Rockville, Middlesex. Testified pertaining to foreclosure, deficiency judgements,
' assignment of rents, divorce proceedings, eminent domain,real estate tax appeals.
LECTURING
' • Farm Credit Banks of Springfield:three four-day seminars on intermediate, introductory and advanced
level appraisal skills 1984-1988.
• State of New York Assessor's Association: one day seminar on appraisal of agricultural property.
' • St. Johnsbury, Vermont : one day seminar on appraisal of timber land seminar.
• Watertown,New York: two day intermediate appraisal seminar.
• Bridgeton,New Jersey: two day appraisal seminar on blueberries and fruit crop properties.
• Clifton,New Jersey: Greenhouse nursery property appraisals -two day seminar.
• Hophauge,New York: Vineyard Appraisal Seminar
APPRAISAL LICENSES
' THOMAS W. HENRY
860 6514034
STATE WOO 4,12,99
DEPARTMENT OF CONSUMER PROTECTION
165 CAPITOL AVE•,HARTFORD CT06106-1630 !
REAL ESTATE APPRAISAL COMMISSION
Be it known that
THOMAS W HFNRY
33 WYNDING HYLL:: RD
' E GRANBY CT 06026 i
Has satisified the valifi ,a,t ns es required by law and' is hereby I
designate,, a lI
STATE CERTIFIED GENERAL 'REAL: ESTATE APPRAISER '
I
I �
Certification Number: 00000285
Effective Date: 5/O1/99 James T ,Fleming
Expiration Date: 4/30/00 i; nee
INS
COMMONWEALTH OF MASSACHUSETTS
DIVISION OF REGISTRATION
OF REAL E.SL{{TATE., APPRAISERS
C E R T G E N 1SSRUE6_THTS LICENSE TO P R A S
' THOMAS W.- HENRY : r
: 4 z •u, I �
33 WYNDING.. HILLS' RD
EAST GRANBY CT '06026-963
3792 09/30/00 457945
' Mate of g4obe �zlnnb anb FrDTlibettte Plantations
Department of�Iusiness Frgulution
Pibision of?aicensing nnit QTomumer f roteetion
gent I.t praisers a$edion
233 Fichmonb,$t., SuRt 230
11robiaence, F.�_ 02903-4239
A
AT
(9jerfi iea C�EYCEx�YC X?Xt Bx
Cerj&7,ation No. A006730 7his nrilikation Espira on October 18, 2000
' (In accordance with 75the V,Chapter 20.7 of the General Laws of Rhode Island relating to Real Estate App-itrs)
Pursuant to vatedouthority and having repdvedfull poyment of the required Jet,the Director ofthe Department of Business
Regulation has lkensedIctriUled
THOMAS N. HRNRY
The person named herein may engage in the budness of oppraisal prod"".provided he shall in all respects mgform to the
provisions of77tk V,Chapter 20.7 of the General Laws of Rhode Island 1987,as amended,and the rule and regulations issued
under authority/hereof inning n �,.w.. s R s R RR and ending ncr..w.� s R Irma unless this license is
suspended,m lunt med fo the Department :din,
period.
1 ........................................................................ .................... �.! ..................
Chairman,Real Estale Appraisers Board Director of Business Regulation
"JE� -�
STATE OF CONNECTICUT e�NNECi�C`r
DEPARTMENT OF TRANSPORTATION a°
A
°w TR.Miy, 24 WOLCOTT HILL ROAD, P.O. DRAWER A
WETHERSFIELD, CONNECTICUT 06109-0801
Phone : 566-4798
January 5, 1990
1
Mr. Michael J. Gantick
Town Engineer
Town of South Windsor
1540 Sullivan Avenue f
South Windsor, CT 06074
Town of So.Yfndw
PoSlic Y:o�ks
Dot
Dear Mr. Gantick:
Subject: Town of South Windsor L 9
Route 30 (Oakland Street)
Highway Line Establishment
This is in reply to your December 21, 1989 letter to me pertaining
to information at the Oakland Street-Deming Street intersection.
We have sent your letter to Mr. David La Bossiere, of the Office
of Rights of Way, for reply. He is Chief of Property Management and Excess
Property and is in a better position to research any records the Department
of Transportation files for this area.
He will be responding to you directly.
If my office can be of any further assistance in this matter,
please feel free to contact Mr. John Puglisi at 566-3682.
Very truly yours,
VJohn R. You
Assistant District Engineer-Surveys
Bureau of Highways
An Equal Opportunity Employer
S O*N st4(
C U �� 07- -au v/JW/
a
w` 1540 SULLIVAN AVENUE • SOUTH WINDSOR, CONN. 06074
fit' AREA CODE 203/644-2511 SOR•CO
` -- - - December 21, 1989
Mr. John R. Young
Bureau of Highways
S-tate of Connecticut
Department of Transportation
24 Wolcott Hill Road
P.O. Drawer A
Wethersfield, CT 06109-0801
RE: Town of South Windsor, Route 30 (Oakland Street)
Highway Line Establishment
Dear Mr. Young:
Thank you for the information supplied with your August 17, 1989
letter and for the additional information supplied by Mr. John
Puglesi of your staff . The Town of South Windsor cannot locate
any records that show whether or not the State of Connecticut has
ever deeded back any of the ROW associated with the "old State
Highway" after Route 30 was realigned in this area (Intersection
of Deming and Oakland) .
We would appreciate receiving written confirmation of the fact
that the State has or has not deeded this land back to an
individual or individuals . If you have any questions, please
contact Mr. Jerry C. Iazzetta, Town Engineer, on 644-2511,
Extension 245 . Thank you again for your efforts in this matter.
Very truly yours,
2L
Michael . Gantick
Town Engineer
MJG/jsv
cc: Jean E. Zurbrigen, Town Manager
Jerry C. Iazzetta, Town Engineer
SOW N Sf4�
C ' U
1540 SULLIVAN AVENUE . SOUTH WINDSOR, CT 06074
SOR•C�r� AREA CODE 203/644-2511 FAX 203/644-3781
JEAN E. ZURBRIGEN
Town Manager
June 20, 1994
Mr. & Mrs . Kevin Paris
382 Oakland Road
South Windsor, CT 06074
Dear Mr. & Mrs . Paris :
With regard to the two telephone poles in front of your
house which were damaged in car accidents, I hope you do not
think this is one more attempt to delay resolution; however,
Mr. Walter Szymanski of Northeast Utilities is following up
on this at our request and will respond as soon as possible.
Please be assured that if we have not heard from him within
one week, we will be in touch with him again in order to get
this too lengthy problem resolved.
Very truly yours,
�AV•v
�an E . Zurb ge
Z_��
JEZ :sas _
c : Richard Ryan, Mayor --
Michael Gantick, Dir. of Public Works
Walter Szymanski, Consultant
Customer Engineering & Marketing Services
Northeast Utilities �3 i.__►.4
P. 0. Box 1232 cy
Enfield, CT 06083-1232
C J U N 2 2
/�V
bw �.
�pW N Sf4
1540 SULLIVAN AVENUE SOUTH WINDSOR, CONN. 06074
G
R•Cn� AREA CODE 203/644.2511
�d50
Public Works June 12, 1975
Mr. Norman Petersen
440 Deming Street i
South Windsor, Connecticut 06074
Dear Mr. Petersen:
I have reviewed your plans for the proposed brook relocation
on your property on Oakland Road.
I find the technical aspects of this relocation to be
satisfactory, and your erosion and sedimentation control
methods to be adequate.
If your proposed method for relocating this brook is carefully
followed, I feel the relocation can be accomplished with no
detrimental affect to the brook itself, or adjoining public,
or private, lands.
Very truly yours,
TOWN OF SOUTH WINDSOR
Emil W. Lucek
Director of Public Works
EWL:p rb