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SITE DESCRIPTION <br />Dimensions: Irregular; See Plat <br />Useable Site Size (est.): <br />SF: 32,670 <br />Acres: 0.75 <br />Non-Useable Site Size (est.): <br />SF: 70,567 <br />Acres: 1.62 <br />Gross Site Size (per county): <br />SF: 103,237 <br />Acres: 2.37 <br />Topography/Shape /Low: Nbstly Level/Very Irregular/Yes <br />Soil Conditions/Drainage: Assumed Stable in Upland Areas/Appears Average <br />Utilities: <br />Electricity/Gas Assumed Available <br />Water/Sanitary Sewer Assumed Available <br />Off-Site Improvements: <br />Street/Curb/Gutter:Bituminous/Concrete/Concrete <br />Sidemalk/Alley: Concrete/None <br />Street Lights: Standard <br />Storm Sewer: Storm <br />Access to Site: Assumed Average <br />Frontage: Joplin&Business Center Drive <br />Ingress/Egress: Average <br />Visibility/Exposure: <br />Above Average (although no direct frontage, the subject site has <br />visibility/exposure to US Highway 10) <br />Flood Hazard Zone:Appears No; See Flood IVlap <br />Apparent Easements: Typical Utility&Drainage, Access Easement <br />Encroachments/Conditions: None Apparent <br />Use: Commercial Land <br />Building Improvements: None <br />N: Commercial, US Highway 10 <br />Surrounding Uses: <br />S: Sherburne County Fairgrounds <br />E: Business Park <br />W: Commercial <br />Distance to Major Road: The subject is located 1 lot south of US Highway 10. <br />Comments:The subject is located just south of the US Highway 10/Joplin Street intersection. Although no direct <br />frontage,the site has visibility/exposure from US Highway 10. <br />Due to a recent road realignment project,the subject is very irregularly shaped and includes a large amount of <br />ROW, overhead powerline easement and low area. The useable site area is estimated to be around 0.75 acres or <br />32,670 SF. If found to be otherwise,value could differ. <br />The subject is city-owned. The owner is in the process of assembling the subject site with an adjacent property to <br />the north,which is state-owned. The city also indicated that adjacent strips of land located north of the site will likely <br />be vacated to the subject site in the future. Appraised value does not consider the future assemblage and/or <br />vacation. Appraised value reflects the subject site as-is. <br />Although no formal access easement exists,the gas station/c-store to the north has an access driveway across the <br />subject property. Not considered adverse. Value assumes the continuation of the existing access arrangement <br />now and into the future. <br />26 Nagell Appraisal&Consulting 1 952-544-8966 1 www.callnagell.com