4. SR 09-25-1995 - Laserfiche WebLink

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Page 2 • The area considered within the study includes land located south of the junction of U.S. Highways #10 and #169, east of the Mississippi River, south to approximately the Kelly Farm, and east one-half to one mile from the U.S. Highway #10 right-of-way. Additionally, an area of District 1 located north of Sherburne County Road #12 and west of County Road #40 is included within the scope of this study. In the process of completing this project, I searched sale files within the Sherburne County Assessor's Office, and interviewed Mr. Jerry Kritzeck, Assistant Sherburne County Assessor, as well as several commercial real estate brokers familiar with the market along U.S. Highway #10 East. I reviewed over one hundred sale transactions, personally viewed over forty sites which sold, and also investigated several sites which are offered for sale. I interviewed the Anoka County Assessor, Champlin City Assessor, Anoka City Assessor, and a commercial appraiser in the Anoka County Assessor's Office. Based upon my investigations and analysis, I arrived at several • conclusions, which will be summarized following this letter. The data collected and investigated is accurate to the best of my knowledge, and I relied upon information provided by others in many cases. I am not a surveyor, and in some instances parcel sizes were estimated by myself based upon scaling and interpretation. In any case, I attempted to achieve a degree of reasonable accuracy in my analysis, to the point where any changes completed at a later date will have minor affect on the results of this study. To achieve a clear indicator of the effects of trunk water and sewer versus land without these benefits, a paired data analysis is typically performed. In this technique, sales data on nearly identical lots are analyzed to isolate a single characteristic's effect upon value. For instance, a lot next to water and sewer sells for a price, and a nearly identical lot without available water and sewer sells for another price. One could conclude, all other things being equal, that the difference in price is attributable to the presence of or lack of water and sewer. I utilized this general method in my analysis, but failed to find the perfect set of "matched pairs" to prove the value of water and sewer amenities.