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9786-3 30 <br /> <br />AFTER VALUE <br /> <br />Sales Comparison Approach to Value <br />Explanation of Adjustments <br />The adjustments in the after condition are the same as in the before condition. The <br />subject loses 0.55 acres of land in the after condition. However, the taking is wetland <br />with little recreational or view appeal. In addition, the subject will lose the fee simple <br />rights to the existing Tyler Street road easement (approximately 0.49 acres). <br /> <br />None of the land to be taken adds to the appeal of the subject overall. As can be <br />observed by the comparable sales, overall size in rural residential lots has a limited <br />impact on value. <br /> <br />Analysis <br />The four lot sales indicate a value range from $35,150 to $37,107, with an average <br />indicated value of $35,961. <br /> <br />In the after condition, Sales #1 and #4 are still most similar size and amount of wetland. <br />As indicated in our analysis to this point, the difference from the before to the after <br />condition is the loss of .55 acres of wetland and the loss of fee simple rights to the land <br />underlying the easterly half of Tyler Street in front of the subject. Neither of these <br />changes will graphically impact the property, thus we would expect little or no change <br />in value. <br /> <br />Thus, in the after condition giving weight to Sales #1 and #4, we conclude to a value of <br />$36,000 for the subject land. <br /> <br />Correlation <br />We have valued only the subject's land in this analysis. The buildings are not believed <br />to be measurably impacted by the takings for the new street right-of-way. <br /> <br />In the before situation the subject's land value is estimated to be $36,000 on February <br />11, 1998. <br /> <br />THIRTY SIX THOUSAND DOLLARS <br /> <br />Patchin & Associates, Inc. <br /> <br />Valuation Consultants <br /> <br /> <br />