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Subject Market Overview —continued <br /> Parcel 3A <br /> Dimensions: N/A-See Drawing <br /> Gross Site Size(per drawing*): SF: 28,500 <br /> Acres: 0.65 <br /> Topography/Shape/Low: Mostly Level/Mostly Rectangular/None Noted <br /> Soil Conditions/Drainage: Assumed Stable in Upland Areas/Appears Average <br /> Utilities: <br /> Electricity/Gas Available <br /> Water/Sanitary Sewer Available <br /> Off-Site Improvements: <br /> Street/Curb/Gutter: Bituminous/Concrete(Joplin Street) <br /> Sidewalk/Alley: Yes/None <br /> Street Lights: Standard <br /> Storm Sewer: Storm Sewer <br /> Access to Site: From Driveway Easement off of Business Center Drive NW <br /> Frontage: Very Limited Due to Shape;Joplin St&Bussiness Ctr Dr Nw <br /> Ingress/Egress. Average <br /> Visibility/Exposure: Average <br /> Flood Hazard Zone: Appears No; See Flood Map <br /> Apparent Easements: Typical Utility&Drainage <br /> Encroachments/Conditions: None Apparent <br /> Use: Remnant Land <br /> Building Improvements: None <br /> N: Remnant Land, US Highway 10 <br /> Surrounding Uses: S: Vacant Land, Sherburne County Fairgrounds <br /> E: Commercial <br /> W: Commercial <br /> Distance to Major Road: The subject is located at the southeast corner of the US Highway <br /> 10/Joplin Street intersection. <br /> Comments:The subject is located in a commercial district that sits at the southeast corner of the Highway 10/Joplin <br /> Street intersection. Nearby commercial uses include liquor store,gas station/c-store, retail strip center and office. <br /> The subject site appears to be an old street right of way that resulted from a road realignment project in the area. Per <br /> survey,the total size for Parcel 3 is 1.29 acres. Appraiser estimates that Parcel 3A represents just over 50%of Parcel <br /> 3's total site size or 28,500 SF. If site size is found to be otherwise,value could differ. The site appears to be accessible <br /> via driveway easement. However,due to shape, the property does not appear to be buildable on a stand-alone basis. <br /> The adjacent properties to the south are city-owned. The city would like to assemble with the subject property(and <br /> Parcel 1)in order to make a larger, more useable site. Appraised value does not consider potential assemblage. <br /> Appraised value reflects the subject site as-is. <br /> No other apparent unusual conditions, adverse easements or encroachments are noted. <br /> 22 Nagell Appraisal&Consulting 1 952-544-8966 1 www.callnagell.com <br />