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9786-1 <br /> <br />TABLE OF CONTENTS <br /> <br />TEM_ PAGE NO. <br />LETTER OF TRANSMITTAL ........................................................................................ i-ii <br />CERTIFICATION ......................................................................................................... <br />SUMMARY OF SALIENT FACTS AND CONCLUSIONS ..............................................iv <br />TABLE OF CONTENTS ................................................................................................ v <br />SUBJECT PHOTOGRAPHS ......................................................................................... vi <br />SUBJECT LOCATION MAP ........................................................................................ vii <br />SUBJECT PLAT MAP ................................................................................................. viii <br />SUBJECT ZONING MAP ................................................. ix <br />TAKING DIAGRAM ..................................................................................................... x <br />SCOPE OF THE APPRAISAL ........................................................................................ 1 <br />DATE OF APPRAISAL .................................................................................................. 2 <br />PURPOSE AND FUNCTION OF APPRAISAL ............................................................... 3 <br />PROPERTY RIGHTS APPRAISED .................................................................................. 3 <br />ENVIRONMENTAL CONSIDERATIONS ...................................................................... 3 <br />MARKET VALUE DEFINED .......................................................................................... 4 <br />AREA AND NEIGHBORHOOD DATA ......................................................................... 5 <br />LEGAL DESCRIPTION ................................................................................................. 9 <br />ZONING ..................................................................................................................... 9 <br />APPRAISAL PROCEDURES AND TECHNIQUES ............... ~ ........................................ 11 <br /> <br /> BEFORE VALUE ......................................................................................................... 12 <br /> APPRAISAL PROCEDURES AND TECHNIQUES .................................................. 12 <br /> DESCRIPTION OF THE LAND PARCEL ............................................................... 13 <br /> HIGHEST AND BEST USE ................................................................................... 14 <br /> SALES COMPARISON APPROACH TO VALUE ................................................... 16 <br /> COMPARABLE LAND SALES LOCATION MAP ................................................... 27 <br /> DEVELOPMENT APPROACH TO VALUE ............................................................ 34 <br /> CORRELATION AND FINAL ESTIMATE OF VALUE ............................................ 45 <br /> DESCRIPTION OF TAKING ....................................................................................... 46 <br /> AFTER VALUE ........................................................................................................... 48 <br /> <br /> DESCRIPTION OF THE LAND PARCEL, AFTER TAKING ..................................... 48 <br /> HIGHEST AND BEST USE ................................................................................... 49 <br /> <br />Patchin & Associates, Inc. <br /> Valuation Consultant, <br /> <br /> <br />