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HomeMy WebLinkAboutStory Mansion AppraisalSUMMARY APPRAISAL REPORT OF: A 2.147 ACRE SITE IMPROVED WITH A 9,594 SF HISTORIC MANSION AND A 4,680 SF CARRIAGE HOUSE AT 811 SOUTH WILLSON AVENUE BOZEMAN, MONTANA PREPARED FOR: Chris Kukulski City Manager City of Bozeman 121 North Rouse Street Bozeman, Montana 59771 MARKET VALUE AS OF: January 30, 2014 PREPARED BY: Sandra S. Kennedy & Elliott M. Clark, MAI Clark Real Estate Appraisal 6477 US Highway 93 South, #509 Whitefish, Montana 59937 (406) 862-8151 Clark Real Estate Appraisal (14-006es) (01/30/2014) 2 6477 US Highway 93 South, # 509 Whitefish, Montana 59937 LETTER OF TRANSMITTAL March 17, 2014 Mr. Chris Kukulski City Manager City of Bozeman 121 North Rouse Street Bozeman, Montana 59771 Re: Summary Appraisal Report of a 2.147 Acre Site Improved with a 9,594 square foot Historic Mansion and a 4,680 square foot Carriage House at 811 South Willson Avenue, Bozeman, Montana Dear Mr. Kukulski: In compliance with your request Sandra Kennedy of Clark Real Estate Appraisal viewed the subject property on January 23rd, 2014, accompanied by Sid Bush, City of Bozeman Facilities Services Technician. Additionally, Sandra Kennedy and Elliott M. Clark viewed the subject property on January 30th, 2014, again accompanied by Mr. Bush. Applicable information regarding zoning was reviewed and trends in real estate activity in the area and throughout the state were researched and analyzed. We conducted a search for comparable sales. The visual inspection, review, searches, and analyses were made in order to prepare the attached summary appraisal report. There are three approaches to value in the appraisal of real property. They are the Cost, Sales Comparison and Income Approaches. All three approaches and their applicability will be discussed in greater detail in the Scope of the Appraisal section of this report. The value of the encumbered fee simple interest in the subject property is determined in this report. The opinions of value were developed after a thorough study of available market data and other data felt to be pertinent to this appraisal. The attached summary appraisal report exhibits the factual data found and reasoning used in forming our opinion of value. The value is based on the assumption that all necessary governmental approvals have been obtained and will be maintained and that the property owners will exhibit sound management and sales practices. Telephone (406) 862 -8151  www.clarkappraisal.us  FAX (406) 862 -8394 Clark Real Estate Appraisal (14-006es) (01/30/2014) 3 We were not provided with soil studies for the subject property. We assume that the soils are capable of supporting construction similar to that in the neighborhood without unusual soil preparation. We certify that, to the best of our knowledge and belief, the statements and opinions contained in this appraisal report are full, true and correct. We certify that we have no interest in the subject property and that neither the employment to prepare this appraisal nor the compensation received is contingent upon the value estimate of the property. This appraisal assignment was not made nor was the appraisal rendered on the basis of requested minimum valuations or specific valua tions. This appraisal is subject to the attached Certification of Appraisal and Statement of Limiting Conditions. We further certify that this appraisal was made in conformity with the requirements of the Code of Professional Ethics of the Appraisal Instit ute and the Uniform Standards of Professional Appraisal Practice of the Appraisal Foundation (USPAP). Respectfully submitted, Elliott M. Clark, MAI Montana Certified General Real Estate Appraiser REA-RAG-LIC-683 Sandra S. Kennedy Montana Certified General Real Estate Appraiser REA-RAG-LIC-758 14-006es Telephone (406) 862 -8151  www.clarkappraisal.us  FAX (406) 862 -8394 Clark Real Estate Appraisal (14-006es) (01/30/2014) 4 TABLE OF CONTENTS CERTIFICATION OF APPRAISAL ...................................................................................................... 6 GENERAL ASSUMPTIONS & LIMITING CONDITIONS ................................................................ 8 SCOPE OF THE APPRAISAL.............................................................................................................. 10 IDENTIFICATION OF THE SUBJECT PROPERTY ....................................................................... 14 DATE OF INSPECTION ....................................................................................................................... 14 EFFECTIVE DATE OF MARKET VALUE ........................................................................................ 14 PROPERTY RIGHTS APPRAISED .................................................................................................... 14 PURPOSE OF THE APPRAISAL ........................................................................................................ 15 INTENDED USE OF THE APPRAISAL ............................................................................................. 15 CLIENT & INTENDED USER(S) OF THE APPRAISAL ................................................................. 15 DEFINITION OF MARKET VALUE .................................................................................................. 15 HISTORY OF SUBJECT PROPERTY & STATEMENT OF OWNERSHIP .................................. 16 PROPERTY DESCRIPTION ................................................................................................................ 20 A. GENERAL SITE DESCRIPTION ...................................................................................................................... 20 B. ACCESS & PARKING ...................................................................................................................................... 23 C. ZONING ............................................................................................................................................................ 24 D. ASSESSMENT/PROPERTY TAXES ................................................................................................................ 28 E. IMPROVEMENTS ............................................................................................................................................ 28 F. EASEMENTS, BUFFERS, RESTRICTIONS, AND ENCROACHMENTS ........................................................ 32 G. TOPOGRAPHY, VEGETATION, & ENVIRONMENTAL CONSIDERATIONS ............................................. 34 H. UTILITIES ........................................................................................................................................................ 34 I. PUBLIC SAFETY AND SERVICES ................................................................................................................... 34 J. HISTORIC SIGNIFICANCE .............................................................................................................................. 34 K. SITE SUITABILITY .......................................................................................................................................... 35 SUBJECT PHOTOGRAPHS ................................................................................................................. 41 SUBJECT MARKET ANALYSIS-HISTORIC HOMES IN MONTANA ......................................... 62 MONTANA HISTORIC MANSIONS PHOTOGRAPHS ................................................................... 65 SWOT ANALYSIS ................................................................................................................................. 74 HIGHEST AND BEST USE................................................................................................................... 75 CONSIDERATION OF FOUR PROPOSALS ..................................................................................... 82 THE APPRAISAL PROCESS ............................................................................................................... 83 COST APPROACH ................................................................................................................................................ 84 SALES COMPARISON APPROACH .................................................................................................................... 97 RECONCILIATION OF VALUE INDICATIONS ............................................................................................... 112 QUALIFICATIONS OF THE APPRAISER ...................................................................................... 113 APPRAISERS LICENSES ................................................................................................................................... 116 ADDENDUM ........................................................................................................................................ 117 NATIONAL ECONOMIC DATA ........................................................................................................................ 118 STATE ECONOMIC DATA ................................................................................................................................ 118 GALLATIN COUNTY DATA ............................................................................................................................. 119 CITY OF BOZEMAN DATA ............................................................................................................................... 122 ENGAGEMENT LETTER ................................................................................................................................... 128 SUBJECT DEED.................................................................................................................................................. 134 REFERENCES ..................................................................................................................................................... 135 Clark Real Estate Appraisal (14-006es) (01/30/2014) 5 SUMMARY OF SALIENT DATA AND CONCLUSIONS IDENTIFICATION OF CLIENT/INTENDED USE Clients/Intended Users City of Bozeman Purpose/Intended Use Estimate Market Value for possible marketing purposes Property Owner City of Bozeman SUBJECT PROPERTY Property Addresses 811 South Willson Avenue, Bozeman, Montana Site Size(s) 2.147 Acres (As Assembled) Description of Improvements See Property Description Assessor Number(s) 000RGH4399 and 00RGH62664 Census Tract 30 031 0011.02 Flood Zone Area of Minimal Flood Risk (Map Panel 30031C0816D – Dated 09/02/2011) Zoning R-1 Residential Single-Household Low Density HIGHEST AND BEST USE(S) As If Vacant Residential Subdivision Development As Improved Single Family Residence DATES, VALUE CONCLUSION(S) AND ASSIGNMENT CONDITION(S) Report Date March 17, 2014 Inspection Date(s) January 23, 2014 and January 30, 2014 Effective Date of Value(s) January 30, 2014 Property Rights Appraised Encumbered Fee Simple Interest Estimate of Market Value $1,540,000 Extraordinary Assumption(s) See Scope of Work Hypothetical Condition(s) None MARKETING TIME The appraised value is based upon an approximately 9 to 12 month marketing period. Marketing time is addressed in detail in the Subject Market Analysis portion of this report. APPRAISER INFORMATION Appraiser(s) Sandra Kennedy & Elliott M. Clark, MAI Clark Real Estate Appraisal (14-006es) (01/30/2014) 6 CERTIFICATION OF APPRAISAL We certify that, to the best of our knowledge and belief,  The statements of fact contained in this report are true and correct.  The reported analyses, opinions, and conclusions are limited only by the reported assumptions and limiting conditions and are our unbiased professional analyses, opinions, and conclusions.  Elliott M. Clark, MAI and Sandra S. Kennedy have no present or prospective interest in the property that is the subject of this report and no personal interest with respect to the parties involved.  We have not performed services as appraisers regarding the property that is the subject of this report within the three -year period immediately preceding acceptance of this assignment.  We have no bias with respect to the property that is the subject of this report or to the parties involved with this assignment.  Our engagement in this assignment was not contingent upon developing or reporting predetermined results.  The compensation for completing this assignment is not contingent upon the development or reporting of a predetermined values or directions in value that favor the cause of the client, the amounts of the value opinions, the attainment of stipulated results, or the occurrence of a subsequent event directly related to the intended use of this appraisal.  Our analyses, opinions, and conclusions were developed, and this report has been prepared, in conformity with the requirements of the Uniform Standards of Professional Appraisal Practice.  Sandra S. Kennedy and Elliott M. Clark both viewed the subject property.  No one provided significant real property appraisal assistance to the persons signing this certification. Clark Real Estate Appraisal (14-006es) (01/30/2014) 7  The reported analyses, opinions and conclusions were developed, and this report has been prepared, in conformity with the Code of Professional Ethics and Standards of Professional Appraisal Practice of the Appraisal Institute.  The use of this report is subject to the requirements of the Appraisal Institute relating to review by its duly authorized representatives.  As of the date of this report Elliott M. Clark, MAI completed the co ntinuing education requirements of the Appraisal Institute.  As of the date of the report, Sandra S. Kennedy, has completed the Standards and Ethics Education Requirement of the Appraisal Institute for Associate Members. ___________________________________ Dated Signed: March 17, 2014 Date Signed: March 17, 2014 Elliott M. Clark, MAI Sandra S. Kennedy MT REA-RAG-LIC-683 MT REA-RAG-LIC-758 Clark Real Estate Appraisal (14-006es) (01/30/2014) 8 GENERAL ASSUMPTIONS & LIMITING CONDITIONS The appraisal is subject to the following conditions and to such other specific and limiting conditions as are set forth in the appraisal report. 1. The legal description and site size are from the most recently recorded deed(s) or plat(s) and are assumed to be correct. 2. The appraisers assume no responsibility for matters legal in character, nor do they render any opinion as to title, which is assumed to be marketable. All existing liens, encumbrances and assessments have been disregarded and the property is appraised as though free and clear under responsible ownership and competent management. 3. Any sketches included in this report indicate approximate dimensions and are included to assist the reader in visualizing the property. 4. The appraisers have not made a survey, engineering study or soil analysis of the property and assume no responsibility in connection with such matters or for engineering, which might be required to discover such factors. 5. Unless otherwise noted herein, it is assumed that there are no encroachments, zoning violations or restrictions existing in or on the subject property. 6. Information, estimates and opinions contained in this report are obtained from sources considered reliable and believed to be true and correct; however, no liability for them can be assumed by the appraisers. 7. The appraisers are not required to give testimony or attendance in court by reason of this appraisal, with reference to the properties in question, unless arrangements have been made previously therefore. 8. The division of the land and improvements (if applicable) as valued herein is applicable only under the program of utilization shown. These separate valuations are invalidated by any other application. 9. On all appraisals, subject to satisfactory completion, repairs or alterations, the appraisal report and value conclusion are contingent upon completion of the improvements in a workmanlike manner. 10. Disclosure of the contents of this appraisal report is governed by the By-Laws and Regulations of the Appraisal Institute. Except as hereinafter provided, the party for whom this appraisal report was prepared may distribute copies of this report, in its entirety, to such third parties as may be selected by the party for whom this appraisal report was prepared; howev er, selected portions of this appraisal report shall not be given to third parties without prior written consent of the signatory of this appraisal report. Further, neither all nor any part of this appraisal report Clark Real Estate Appraisal (14-006es) (01/30/2014) 9 shall be disseminated to the general public by the use of advertising media, public relations media, sales media or other media for public communication without the prior written consent of the signatory of this appraisal report. 11. The Americans with Disabilities Act (ADA) became effective Januar y 26, 1992. The appraiser has not made a specific compliance survey and analysis of the subject property to determine whether or not it is in conformity with the various detailed requirements of the ADA. It is possible that a compliance survey of the prop erty together with a detailed analysis of the requirements of the ADA could reveal that the property is not in compliance with one or more of the requirements of the act. If so, this fact could have a negative effect upon the value of the property. Since the appraisers have no direct evidence relating to this issue, we did not consider possible noncompliance with the requirements of ADA in estimating the value of the property. 12. The appraisers are not experts at the identification of environmental hazards. This assignment does not cover the presence or absence of such substances. Any visually detected or obviously known environmental problems affecting the property will be reported and their impact on the value will be discussed. 13. This appraisal assignment was not made nor was the appraisal rendered on the basis of a requested minimum valuation, specific valuation, or an amount, which would result in approval of a loan. 14. The appraisers are not building inspectors and this report is not a building inspectio n. Any obvious defects are noted; however, this report is not to be relied upon for detection of unseen defects. 15. This appraisal was prepared for the client and the intended user named in this report. The analysis and conclusions included in the report are based upon a specific Scope of Work determined by the client and the appraisers and are not valid for any other purpose or for any other user. Clark Real Estate Appraisal (14-006es) (01/30/2014) 10 SCOPE OF THE APPRAISAL The appraisers were asked to determine the value of the encumbered fee simple interest in the subject property. Information about the subject property has been collected and analyzed in this report and a narrative appraisal report for the subject property has been prepared. The scope of the appraisal requires compliance with the Unifor m Standards of Professional Appraisal Practice promulgated by the Appraisal Standards Board of the Appraisal Foundation and the Guide Notes to the Standards of Professional Appraisal Practice adopted by the Appraisal Institute. The standards contain binding requirements and specific guidelines that deal with the procedures to be followed in developing an appraisal, analysis, or opinion. The Uniform Standards set the requirements to communicate the appraiser’s analyses, opinions and conclusions in a manner that will be meaningful and not misleading in the marketplace. Scope of Property Viewing Sandra Kennedy and Elliott M. Clark, MAI viewed the subject property. They were accompanied by Christopher Clark of Clark Real Estate Appraisal and Sid Bush of the Cit y of Bozeman. The interior and exterior of the building were viewed. The interior configurations are approximate representations based upon a portion of the building plans provided by Comma -Q Architecture, Inc. via the City of Bozeman. Scope of Research The history of ownership, historical uses, and current use were researched via the City of Bozeman and the records of Gallatin County, Montana. Area trends in development were researched. Comparable market data was obtained through a combination of research by our firm; personal inspections by our firm; state-wide databases; public record; and area realtors, appraisers, developers, and property owners. Every effort was made to verify details of transactions with a party involved in the transaction or a knowledgeable third party. Montana is a non-disclosure state and realty transfer sales price information is not available via public record. We researched the subject property history and discovered over 300 related documents just within the City of Bozeman website. It is beyond the scope of this appraisal to review each document. The addendum to this appraisal includes a summary of all documents and sources relied upon for this report. The subject property is not encumbered with a long term lease. It is an income producing property and we requested and received operating income and expense information for the subject property. We have considered this information in the highest and best use section of this report. Because the subject is a historic property, additional research steps were required. Based on the article “The Costs and Benefits of Historic Properties” written by Judith Reynolds, MAI, and included in The Appraisal Journal, Spring 2006, there are nine questions to consider in the appraisal of historic properties. These and the applicability of the considerations are included on the table on the following page. Clark Real Estate Appraisal (14-006es) (01/30/2014) 11 Historic Properties Considerations Consideration Applicability What is the significance of this property to the history of the United States and/or its region, community or neighborhood and is its significance architectural, cultural or related to a historical figure or event? The Story Mansion is historically significant to the City of Bozeman and the State of Montana as it represents one of the finest surviving examples of turn- of-the century regional architecture. Further, it was built by Nelson Story, a notable pioneer best known as the first man to drive cattle from Texas to Montana. What designations does the property have or is it eligible for in recognition of its significance? The Story Mansion is listed on the National Register of Historic Places. Is the property solitary, or is it one of a grouping of historic properties? The Story Mansion is located within the Bon Ton Historic District and is the most prominent example of a group of homes built during the late 1800s and early 1900s. Is the property eligible for historic rehabilitation tax credits or other tax credits? If owned by a private entity, the Story Mansion may qualify for rehabilitation tax credits. Tax credits are addressed in detail in the Market Analysis section of this report. Is the property eligible for grants, low-interest loans, or other benefits? Potential sources of funding are included in the Subject Market Analysis section of this report. Will the rehabilitated property benefit from heritage tourism? Some potential uses of the Story Mansion would likely benefit from heritage tourism. These uses were not determined to be the Highest and Best Use of the subject property. Is the property encumbered by, or eligible for, a preservation easement? The Story Mansion is encumbered by a 50-year conservation easement between the City of Bozeman and the Montana State Historic Preservation Office. The conservation easement was granted as a condition of the eligibility of the City of Bozeman (Grantor) for financial assistance from the Montana State Historic Preservation Office (Grantee). The easement is discussed in detail in Property Description section of this report. For what adaptive uses is the property suitable? As currently allowed by a Conditional Use Per mit, the Story Mansion may be used as a Community Center. However, if renovated and permitted, the property is suitable for a number of uses, from a single-family residence to lodging to a professional building to a public facility. The CUP is discussed in detail in the Property Description section of this report. What extraordinary costs of rehabilitation or operation should be considered? While some restoration has been completed, there is extensive physical depreciation (functional obsolescence and deferred maintenance) that will require remediation prior to most uses. Completed restoration and costs are discussed in the History of the Subject section of this report. Rehabilitation estimates are discussed in the Highest and Best Use and Cost Approach sections of this report. Clark Real Estate Appraisal (14-006es) (01/30/2014) 12 Extraordinary Assumption The value in this appraisal is based upon the extraordinary assumption that the costs for renovation of the primary residence would not exceed that estimated by the appraisers. Significant variation in the renovation costs may impact the subject property value. Hypothetical Conditions None Highest & Best Use Our opinion of the highest and best use for the subject property was developed using the research collected relative to the subject property, area development trends, and demographics. The information collected is considered comprehensive and provided a credible basis for carefully considered analyses. We have based the highest and best use analysis on the zoning, conditional use restrictions and encumbrances by easement that are currently in place. It was beyond the scope of this appraisal report to prepare a feasibility analysis for every type of proposal that has been submitted to the City. Additionally, it was not possible to prepare a credible feasibility analysis for each proposal submitted to the city because the proposals do not include sufficient details regarding costs for each proposed use. The appraisal process presented was based upon the highest and best use conclusion for the subject property. Appraisal Process The subject property consists of 2 parcels, both of which are owned by the City of Bozeman. The parcels are being utilized as assembled. For these reasons, we have provided the value of the subject property as assembled. There are three recognized approaches in the valuation of real property. They are: the Cost, Sales Comparison and Income Approaches. The Sales Comparison Approach provides the most credible indication of value for vacant land when there are comparable sales available. Based upon our analysis there were sufficient comparables and sufficient additional market data available to prepare a credible Sales Comparison Analysis for the subject site as if vacant. All three approaches were considered for the valuation of the subject property as improved. The income producing potential for the subject property is addressed in the Highest and Best Use section of this report. Based upon our analysis the Income Approach is not applicable to the valuation of the subject property. The Cost Approach and Sales Comparison Approach were developed to value the encumbered fee simple interest in the subject property as improved. The value indications from these two approaches were reconciled for a final value conclusion of the encumbered fee simple interest in the subject property. Environmental The appraisers do not possess the requisite expertise and experience with respect to the detection and measurement of hazardous substances, unstable soils, or freshwater wetlands. Therefore, this assignment does not cover the presence or absence of such su bstances as discussed in the Limiting Conditions section of this report. However, any visual or obviously known problems affecting the property will be reported and their impact on the value will be discussed. Clark Real Estate Appraisal (14-006es) (01/30/2014) 13 General Data Sources Individuals and offices consulted in order to complete this appraisal include the following:  Various Departments of the City of Bozeman and Gallatin County  Various Departments of Other Montana Counties  Montana Department of Revenue  Various Montana Area Multiple Listing Services including, Northwest, Southwest, Butte, Billings, Missoula, Great Falls and Helena  Various Area Real Estate Agents, Real Estate Appraisers, Property Managers, Property Owners, Tenants and Builders  Various Managers of Historic Properties throughout Montana Specific data sources are noted in the body of the report where appropriate. Clark Real Estate Appraisal (14-006es) (01/30/2014) 14 IDENTIFICATION OF THE SUBJECT PROPERTY The address of the subject property is 811 South Willson Avenue, Bozeman, Montana. The property is located within of the city l imits of Bozeman. The assessor numbers for the subject are included in the Summary of Salient Data and Conclusions portion of this report. A copy of the most recent deed is included in the Addendum portion of this report. The legal descriptions included in the most recently recorded deed for the subject property have changed since the most recent transfer. A copy of the most recent subject property plat is included in the Property Description section of this report. DATE OF INSPECTION January 30, 2014 EFFECTIVE DATE OF MARKET VALUE January 30, 2014 PROPERTY RIGHTS APPRAISED Fee simple is the greatest right and title, which an individual can hold in real property. The fee simple interest is defined in the Appraisal of Real Estate, 13th Edition, on page 114 as follows: “Absolute ownership unencumbered by any other interest or estate, subject only to the limitations imposed by the governmental powers of taxation, eminent domain, police power, escheat.” The subject property is encumbered by a conservation easement. The encumbered fee simple interest for the subject property is provided in this report. The leased fee interest is an ownership interest held by a landlord with the rights of use and occupancy conveyed by lease to others. There are no leases in place for the subject buildings. For that reason no leased fee estate currently exists for the subject property. Clark Real Estate Appraisal (14-006es) (01/30/2014) 15 PURPOSE OF THE APPRAISAL The purpose of this appraisal is to estimate the market value of the encumbered fee simple interest in the subject property, as of January 30, 2014. INTENDED USE OF THE APPRAISAL It is understood that the intended use of this appraisal is for potential marketing and sale of the subject property. CLIENT & INTENDED USER(S) OF THE APPRAISAL This report was prepared for the City of Bozeman, the client. No additional third parties can rely upon this report without the express written consent from both the appraisers and the client. DEFINITION OF MARKET VALUE Market value is defined in the following manner: "The most probable price which a property should bring in a competitive and open market under all conditions requisite to a fair sale, the buyer and seller, each acting prudently, knowledgeably and assuming the price is not affected by undue stimulus."1 Implicit in this definition is the consummation of a sale as of a specified date and the passing of title from seller to buyer under conditions whereby: (1) buyer and seller are typically motivated; (2) both parties are well informed or well advised, and each acting in what he considers his own best interest; (3) a reasonable time is allowed for exposure in the open market; (4) payment is made in terms of cash in US dollars or in terms of financial arrangements comparable thereto; and (5) the price represents the normal consideration for the property sold unaffected by special or creative financing or sales concessions granted by anyone associated with the sale. 1 Office of the Comptroller of the Currency - Comptroller's Manual for National Banks, March 1990, 12CFR, parts 34. Clark Real Estate Appraisal (14-006es) (01/30/2014) 16 HISTORY OF SUBJECT PROPERTY & STATEMENT OF OWNERSHIP Ownership History The subject property is owned by The City of Bozeman. The most recent transfer of the subject property was from Montana Alpha Building Association of Sigma Alpha Epsilon, Inc. via Warranty Deed recorded on April 18, 2003 with the Gallatin County Clerk and Recorder’s Office as Document #2104950. A table with a history of recorded changes affecting the subject property since it was purchased by the City of Bozeman is presented below. Based on our research of the City of Bozeman documents, the city paid $1,316,489 for subject property in 2003. Use History The subject property was built in 1910 by Nelson Story for the T.B. Story family’s use as a family residence. The subject property was sold to Sigma Alpha Epsilon fraternity in 1922. The fraternity sold the subject property to the City of Bozeman in 2003. After purchasing the subject property the City began renovations in 2004. Ren ovations to portions of the subject improvements were completed in 2009. The grounds and improvements were made Assessor # Recording Date Document Type Document #Seller/Grantor Buyer/Grantee Legal Total Acres Various (26 Lots-Block 3) 4/18/2003 Warranty Deed 2104950 Montana Alpha Building Association of Sigma Alpha Epsilon, Inc. The City of Bozeman Lots 1-26 of Block 3 of Butte Addition to the City of Bozeman, Gallatin County, Montana 2.147 acres (26 city lots as assembled) 000RGH4399 9/19/2005 Amended Plat of original 26 lots in Block 3 2202418 City of Bozeman N/A Lot 1A of Amended Lots 1-26, Block 3 of Butte Addition to the City of Bozeman, Gallatin County, Montana 2.147 acres as assembled (26 lots were re-platted to be one lot) 000RGH4399 7/21/2009 Conditions of Approval for a Conditional Use Permit for use of 1st floor of Story Mansion as a Community Center- (Application Z-09022 in City of Bozeman Dept of Planning & Community Development) 2337320 City of Bozeman N/A Lot 1A of Amended Lots 1-26, Block 3 of Butte Addition to the City of Bozeman, Gallatin County, Montana 2.147 acres 000RGH4399 7/31/2009 T.B. Story Mansion & Carriage House Conservation Easement Agreement for Save America's Treasures Grant No 30-04-ML-0046 2338483 City of Bozeman Montana State Historic Preservation Office Lot 1A, Block 3 of Amended Butte Addition to the City of Bozeman, Gallatin County, Montana 2.147 acres 000RGH4399 & 00RGH62664 12/29/2009 Amended Plat of Lot 1A to create Lots 1A-1 & 1A-2 2350319 City of Bozeman N/A Lots 1A-1 & 1A-2 of Amended Lot 1A, Block 3 of Butte Addition to the City of Bozeman, Gallatin County, Montana 1.0381 + 1.1092 = 2.147 acres as assembled (One lot re-platted to now be 2 lots) 000RGH62664 12/21/2009 Commission Resolution No. 4227 - Lot 1A-2 is declared to be Public Park Land 2349815 City of Bozeman N/A Lot 1A-2, Block 3 of Butte Addition to the City of Bozeman, Gallatin County, Montana 1.1092 acres (The portion of subject that was declared public park) History of Property since Last Transfer Clark Real Estate Appraisal (14-006es) (01/30/2014) 17 available for rent by the public beginning in August 2009. Also in 2009, the city designated Lot 1A-2 as public parkland and encumbered the 1 st floor and basement of the subject residence with a Conservation Easement for use as a community center. The Conservation Easement will be discussed in more detail in the Property Description section of this report. (Source: The T.B. Story Mansion Architectural Assessment, 2003, Comma-Q Architecture, Pages 113-114; Document link provided to the appraisers by the client). Based on our research, there have been a number of sources of funding for the renovation of the subject property. Details of sources of income and the expenditures made since purchase are provided in the table below. Based on our research, the total investment in the subject property as of January 2010 was approximately $3,600,000. We located several newspaper articles from 2012 th at referenced total expenditures of $3,700,000. We have appraised the subject for less than the 2003 sale price plus renovation costs to date. Restoration costs involved with historic properties do not always equate Date Description Details Source of Funding Designation Use Amount Funded by Other Sources Amount Spent by City Total 2003 City Purchases from SAE Fraternity City of Bozeman General Fund $1,316,489 Windows $297,000 Exterior Stabilization $497,000 2004 City of Bozeman obtains Save America's Treasures (SAT) matching grant for Story Mansion (Conservation Easement required) National Park Service Basement and First Floor Renovation for use as Community Center $493,840 2008 City of Bozeman matching funds to meet requirments for receiving the Save America's Treasures Grant City of Bozeman General Fund Basement and First Floor Renovation for use as Community Center $450,000 2009 City General Fund to be reimbursed by Public Fundraising City of Bozeman General Fund Basement and First Floor Renovation for use as Community Center $391,222 2009 National Trust for Historic Preservation Grant Federal Funds $7,000 2009 HB645 Historic Preservation Grant State Funds Insulation $24,334 2009 Main Floor and Basement Completed 2010 New Roof,some new siding, windows, gutter repairs, and re- painting required due to Hail Damage Hazard Insurance Hazard Insurance 2004-2010 Donations to City for Story Mansion City/Donations $5,935 Unknown Dates Other Grants State and County Funds $5,000 Unknown Dates Other Additional Expenditures City of Bozeman City of Bozeman $113,016 $1,330,109 $2,270,727 $3,600,836Total Investments in the Subject Property through January 2010 Source: City of Bozeman Commission Memorandum Data February 7, 2011 Max Baucus and Conrad Burns successfully obtain HUD grant for exterior paint, windows & structural stabilization of the Story Mansion and carriage house 2004 U.S. Department of Housing & Urban Development Clark Real Estate Appraisal (14-006es) (01/30/2014) 18 to a commensurate increase in market value. This is addressed in the Subject Market Analysis portion of this report. Marketing History According to City Ordinances, there are restrictions and requirements related to the transfer of City properties. These requirements are discussed in the Pr operty Description, which addresses “Easements, Buffers, Restrictions and Encroachments”. Based on our research, the subject has not been marketed on the area MLS since it was purchased. The City of Bozeman published a request for proposals in the spri ng of 2011 and again in the spring of 2013. In both cases, the RFP was advertised in the Bozeman Daily Chronicle multiple times and was uploaded to the Bids/Projects page of the city of Bozeman website. A table with a history of the RFPs and the submitted proposals is on the following page. Clark Real Estate Appraisal (14-006es) (01/30/2014) 19 We have not appraised the subject based on the hypothetical use of any of the proposed projects. It is beyond the Scope of this report to have done so since we were not provided with details of renovation or projected income and expenses for each project. DateOrganization/Submitting EntityDocument Description Amount of Proposal or Buy/Sell Related Fiscal Conditions Explanation of Proposed Price Mar-11 City of Bozeman RFP A Request for Proposals is approved by City Commission Jul-11 Exergy Development Group, LLC Buy/Sell Lot 1A-1 and improvements as encumbered with Conservation Easement for continued use as Community Center with reversion to city if buyer fails to restore the property. Closing was set for June 30, 2012 or sooner. The Buyer offered $1,000 in earnest money but eventually defaulted on the agreement. $391,222 The suggested price of $391,222 represented the amount of general fund money that the city spent in 2009 on renovating the mansion's first floor that was not covered by federal grant or city matching funds. Apr-13 City of Bozeman City Commission voted unanimously to find Exergy Friends of the Story in default of its agreement to purchase the Story Mansion. N/A May-13 City of Bozeman RFP A Request for Proposals is approved by Commissioners and advertised in Bozeman Daily Chronicle legal section multiple times and uploaded to City of Bozeman website N/A N/A Proposal 1A City gifts the Story Mansion for use as a Fine Arts Museum and Carriage House as an office for Museum Gift by City None offered Proposal 1B If not gifted, Offer to Purchase based on Grant Funding $400,000 Grant Money waiting to be released for acquisition. Renovation money to be raised. None offered Aug-13 The Montana Center for Civics Engagement Proposal 2 Use not specified $400,000 Renovation money to be raised. Deposit of the title with the Montana History Foundation to be held in trust. City would provide grounds maintenance. None offered Aug-13 Story Mansion Inn Group Proposal 3 17 overnight guest rooms in Mansion, wine bar and limited dining for guests and general public; 6 overnight guest rooms and meeting room in Carriage House $500,000 and possibly up to $900,000 Initial Payment of $500,000 upon closing and any renovation costs above $1,100,000 would be deducted from the remaining $400,000 City recovers a portion of the initial investment, achieves public relations success and diminishes future risk. City keeps the open space on the city block. Aug-13 Tree of Life Ministries Proposal 4 The Portal School of Creativity and Innovation Fair Market Value (anticipated by bidder to be $2,600,000) None Intent is to recognize the original investment to purchase ($1,316,489) and the restoration investments ($1,300,000 estimated by Tree of Life). Source: City Commission Report from November 12, 2013 Bozeman Art Museum Aug-13 by City of Bozeman History of Marketing and Request for Proposals Clark Real Estate Appraisal (14-006es) (01/30/2014) 20 PROPERTY DESCRIPTION A. GENERAL SITE DESCRIPTION The subject is comprised of two lots that total 2.147 acres as assembled and together cover one city block. Lot 1A-1 totals 1.0381 Acres and is improved with a historic 3 story single-family residential home and a carriage house/barn. Lot 1A-2 is 1.1092 acres in size, is unimproved and has been dedicated as parkland. The subject property is located within the city limits of Bozeman in an area known as the Bon Ton Historic District. The subject is bounded by College Street to the north, Willson Avenue to the east, Harrison Avenue to the south and Grand Avenue to the west. The subject property is identified as follows: Exhibits relative to the subject property and improvements follow. Subject Property Plat Map Lot Legal Assestment Code Status Size in Acres 1 Lot 1A-1 of Amended Lot 1A of Block 3 of Butte Addition, City of Bozeman, County of Gallatin, Montana 00RGH4399 Improved 1.0381 2 Lot 1A-2 of Amended Lot 1A of Block 3 of Butte Addition, City of Bozeman, County of Gallatin, Montana 00RGH62664 Dedicated Park 1.1092 2.1473 811 S Willson Avenue Section 18, Township 02 South, Range 06 East Bozeman, Montana Total Land Clark Real Estate Appraisal (14-006es) (01/30/2014) 21 Subject Property Zoomed In View of Amended Lots 1A-1 and 1A-2 of Block 3 of Butte Addition to the City of Bozeman Clark Real Estate Appraisal (14-006es) (01/30/2014) 22 Subject Property Portion of Montana Cadastral Map (Boundary lines are approximate) Aerial View Zoomed Out Subject Lot 1A-2 Subject Lot 1A-1 Subject Clark Real Estate Appraisal (14-006es) (01/30/2014) 23 Subject Property Site Plan from 2008 Renovation Project B. ACCESS & PARKING There are two 20 foot wide paved driveways providing vehicular access to the subject property from Grand Avenue. The driveways access an asphalt paved parking lot which includes 11 parking spaces, one of which is handicapped accessible. Parking appears adequate for the subject improvements. Clark Real Estate Appraisal (14-006es) (01/30/2014) 24 C. ZONING The subject property is located within the R-1, Residential Single-Household Low Density District. The district is described in the table below: In addition to the primary allowable uses, a Conditional Use Permit (CUP) is approved for the subject property. This CUP allows the subject to be utilized as a community center. A community center, as defined in Section 18.80.620 of the Bozeman Municipal Code (BMC), is “a building or portion of a building used for nonprofit cultural, educational, recreational, religious or social activities which is open to the public or a designated part of the public, usually owned and operated by a public or nonprofit group or agency”. The CUP also allowed an a dditional access to the subject from Grand Avenue and the improvement of the existing parking area. Intent of the District “to provide for primarily single-household residential development and related uses within the city at urban densities,and to provide for such community facilities and services as will serve the area’s residents while respecting the residential character and quality of the area." Primary Allowable Uses Single-household dwellings, Community residential facilities with eight or fewer residents, Essential Services - Type 1(such as water and sanitary sewer distribution and collection lines), Family day care home, Group day care home, Group living, Public and private parks, Manufactured homes on permanent foundations, and Townhomes when utilized to satisfy the requirements of Affordable Housing. Conditional Uses Accessory dwelling units,bed and breakfast,community center,Cooperative housing,day care center, extended stay lodging, golf course, and uses approved as part of a PUD per article 20 of this chapter. Minimum Floor Area That area required by the city’s adopted International Building Codes. Minimum Lot Coverage Area no more than 40% of the lot area for single-household dwellings, no more than 50% of the lot area for townhomes and no more than 60% for any principal and accessory buildings used to satisfy the Affordable Housing criteria. Minimum Lot Area 5,000 square feet for single-household dwellings; however, if satisfying Affordable Housing the requirement is 2,700 square feet for single-household and 2,500 square feet for townhomes. It is recognized these are minimums and that lots may need to be larger than the minimum to comply with other standards in the regulations. Minimum Lot Width Ranges from 30 to 50 feet with a wider allowances for single-household and smaller widths allowable for Affordable Housing single-household dwellings and townhomes. Minimum Yard Requirement Front yard:ranges from 15 to 25 feet and is based on the adjacent street type (arterial,collector or local). Rear yards: required to be at least 20 feet, but may be 25 feet when adjacent to an arterial street. Side yards: required to be 5 feet or 0 for interior townhomes. All vehicle entrances,oriented to the street,into garages shall be no closer than 20 feet to a property line. Maximum Building Heights Based on roof pitch and ranges from 24 to 36 feet. Garages Required to be subordinate to the dwelling and shall not obscure the entrance to the dwelling. Minimum Density Five dwellings per net acre. Off Street Parking Requirement The number of spaces required is dependent upon the unit type and number of bedrooms (from 1 to 4) or is based on the number of residents in the case of a group residence or the conditional use if approved for a CUP R1-Residential Single-Household Low Denisty District Clark Real Estate Appraisal (14-006es) (01/30/2014) 25 The subject is restricted by the location within the Neighborhood Conservation Overlay District. The intent and purpose of the Neighborhood Conservation Overlay District is to: “stimulate the restoration and rehabilitation of structures and all other elements contributing to the character and fabric of established residential neighborhoods and commercial or industrial areas.” The subject property is additionally located within the Bon Ton Historic District. The Bon Ton Historic District is one of ten historic districts within the Neighborhood Conservation Overlay District. All ten of the historic districts are listed on the National Register of Historic Places. (Only nine of the districts are depicted on the Neighborhood Conservation Overlay map because the Montana State University District was recently added.) The Bon Ton District is roughly bounded by Olive Street, Willson Avenue, Cleveland Street an d 4th Avenue. It was added to the National Register of Historic Places on October 23, 1987. Any property located within the Neighborhood Conservation Overlay district requires a Certificate of Appropriateness by the City of Bozeman design review board for all new construction, alteration to existing structures, movement of structures into or out of the neighborhood , or demolition of structures unless specifically exempted. Properties that are exempt from this requirement include those which are listed on the National Register of Historic Places. Since the subject is located within the Bon Ton Historic District, it is considered to be listed on the National Register of Historic Places and any changes to the subject property are allowable only by approval of the National Park Service. Any changes to structures listed on the National Register of Historic Places are based on The Secretary of the Interior’s Standards for the Treatment of Historic Properties. The Standards are included in the addendum of this report and the Standards and the Guidelines can be found at the National Park Service website: (Guidelines for Preserving, Rehabilitating, Restoring, and Reconstructing Historic Buildings) http://www.nps.gov/tps/standards/rehabilitation/sustainability-guidelines.pdf Additionally, the subject is encumbered by a Conservation Easement that is discussed more thoroughly in the Easement Section of this portion of the report. This Conservation Easement is the result of a condition of the grant by the National Park Service. The Conservation Easement requires compliance with the preservation guidelines of The Secretary of the Interior’s Standards for the Treatment of Historic Properties. These guidelines pre-empt the City of Bozeman’s Certificate of Appropriateness standards and Design Guidelines for Historic Preservation. A portion of the zoning map with the subject indicated is presented on the following page. Clark Real Estate Appraisal (14-006es) (01/30/2014) 26 City of Bozeman Zoning Map with Subject Property Outlined in Red Neighborhood Conservation Overlay Map with Historic Preservation Districts Subject Subject Clark Real Estate Appraisal (14-006es) (01/30/2014) 27 City of Bozeman Parks Map – Subject Property Outlined in Red and Park located in Lot 1A-2 is indicated in darker green City of Bozeman Lighting District Map Subject Property located in Willson Ave District 295 Subject Subject Clark Real Estate Appraisal (14-006es) (01/30/2014) 28 D. ASSESSMENT/PROPERTY TAXES The subject is owned by the City of Bozeman. The City of Bozeman is exempt from paying real property taxes. If the subject were sold to a private owner/entity, the subject would be taxed based on its assessed value. E. IMPROVEMENTS The subject improvements include a 3-story single family residence with a 2-story carriage house/barn which were constructed from 1908 through 1910 and were partially renovated from 2004 through 2009. The main house roof and carriage house roof were completely replaced in 2010 as a result of hail storm damage. The subject main house totals approximately 9,594 square feet above grade with a 3,375 square foot basement. The carriage house totals approximately 4,680 square feet on two floors. The table below provides a detail of the square footage for each floor of each improvement. The square foot estimates were provided to the appraisers by Comma-Q Architecture, Inc., architects for the client. The estimates were based on plans created by the architects in the assessment of the property in 2003 and the renovation of the property in 2008. We have relied upon these square footage estimates in this report. Details of the improvements and renovations to the impr ovements are presented in the following pages of this report. Square Footage Story Residence 1st Floor - Community Center 3,304 2nd Floor - Vacant/Requires Deferred Maintenance 3,450 3rd Floor - Vacant/Requires Deferred Maintenance 2,840 Above Grade SF 9,594 Basement - Community Center*1,166 Basement - Unfinished/Mechanical*2,209 Total SF of Story Mansion 12,969 Carriage House 1st Floor - Finished*1,487 1st Floor - Storage*873 2nd Floor - Unfinished Storage 2,320 Total SF of Carriage House 4,680 at 811 Willson Avenue, Bozeman, MT Improvements Source: Comma Q Architects; *Estimated breakdown by Appraisers Clark Real Estate Appraisal (14-006es) (01/30/2014) 29 Story Mansion - Main House Exterior The subject main house is of wood frame construction. The roof is a multi-gabled style with cedar shake shingles. It includes a turret on the front (east) side with two dormers and additional dormers on the south and west sides. According to Exhibit A of the Conservation Easement between the City of Bozeman and the Montana State Historic Preservation Office, “the mansion exterior features a broad range of stylistic influences in addition to Queen Anne architecture, including Tudor Revival and to a lesser extent Craftsman details.” (Conservation Easement Agreement, Gallatin County Clerk & Recorder, Document 2338483) Exterior walls are brick on the main floor, cedar shingles on the 2 nd floor and stucco with half- timber accents on the 3rd floor. The east side provides a large main floor entry. Additional entries include:  a Porte Cochére entry on the north side ;  a rear entry to a hallway and prep kitchen on the northwest side;  a rear entry access stairwell to the basement on the southwest side ;  a solarium entry on the south side; and  a handicapped ramp along the south side of the subject accessing a wrap -around porch to the front and the solarium entry points. There is a second-floor balcony on the east side off of the master bedroom and a second-floor balcony on the west side off of a secondary bedroom. The main house includes copper gutters and downspouts. There are a number of window styles in the main house, including multi-pane transom windows, double-hung semi-circular windows, and diamond paned fixed windows. Portions of the subject have been renovated since 2003. Renovations to the exterior include:  new copper gutters, downspouts and dry wells;  removal of lead paint and application of new non-toxic paint;  masonry work on foundation;  improvements to woodwork on porches;  the addition of a wheelchair access ramp;  new wood window casings were constructed and wherever possible window glass was reclaimed. (The majority of the glass window panes in the main house are original but some replacement glass was required after the hail storm of 2010.);  a new roof was added in 2010 after the hail storm. Interior Main Floor & Basement The subject basement foundation and crawl space below the porch are constructed of 18 - to 20- inch-thick stone masonry walls. The basement fl oor is 6- to 8-inch-thick slab on grade. (Source: Comma-Q Architectural Assessment, Page 49) The main floor includes a front entry foyer, a side entry, a dining room, living room, prep-kitchen, library, office, rear entry hallway and solarium. Clark Real Estate Appraisal (14-006es) (01/30/2014) 30 The basement includes a men’s restroom, a women’s restroom, a coat room, a storage closet, a mechanical room, a rear exit and additional non -renovated storage areas. The entire main floor and portions of the basement were renovated for use as a community center between 2004 and 2009. Renovations to basement and main include:  an addition to the basement and main floor on the west side of the house provided a basement stairwell entry and a main floor storage area and bathroom ;  addition of public men’s and women’s restroom s in the basement;  energy efficient HVAC system and an air circulation system ;  new electrical;  new plumbing;  updated wood flooring, some of which was reclaimed wood and some new period flooring to match original flooring;  refinished wood wainscoting on the first floor walls;  renovated prep kitchen with metal derryboard walls and vinyl flooring;  new period type wallpaper in living room, dining room, office and library;  doors and trim are either reproduction period doors or reclaimed doors throughout the basement and 1st floor;  glycol fire suppression sprinkler system installed on the main floor and in the basement ;  restoration of original lighting fixtures and new fixtures where required;  hot water radiant heat ceiling panels were added in the solarium;  insulation of exterior walls;  fireplaces in the living room and office have been closed off. It is possible that the fireplaces could be utilized again, but they are not currently functional ;  reinforced structural components. Interior 2nd & 3rd Floors The 2nd and 3rd floors of the subject residence are not currently used for the Community Center and these levels are in disrepair. Bathrooms on the 2nd floor are no longer in use and water lines to them have been capped. At the top of the 2nd floor stairwell landing there is a temporary wall and entry door leading into the 2nd floor foyer. The 2nd floor is partitioned into 9 rooms based upon prior use as a residence and fraternity house. The rooms on the 2nd floor include: a foyer, a master bedroom with study, a master bathroom, 6 smaller bedrooms , two additional bathrooms and a stairwell to the 3rd floor. The master bedroom includes a fireplace and a d ressing room. The 3rd floor is partitioned into 6 rooms based upon the prior use as a residence and fraternity house. The rooms on the 3rd floor include: a main room (originally designed as a ballroom) and 5 smaller rooms. Although the 2nd and 3rd floor are not renovated for use, some updates were made to these floors for efficiency of maintenance. Clark Real Estate Appraisal (14-006es) (01/30/2014) 31 Updates to the 2 nd and 3rd floors include:  a glycol fire suppression system;  reinforced structural components on 2 nd floor;  insulated exterior walls;  ceiling-mounted gas space heaters added in various locations;  doors removed to provide adequate air circulation. Quality and Condition The overall quality of construction of the main residence is considered to be excellent. The overall condition of the renovated 1st floor and renovated areas of the basement is considered to be excellent. The overall condition of the areas of the basement that are not renovated and the 2 nd and 3rd floors is considered to be poor. Carriage House/Barn Exterior Construction of the carriage house/barn was completed in 1910. The carriage house is 2-story, wood frame construction with a gambrel style, cedar shake roof including two dormers on the north side and two on the south side. The main floor is approximatel y 2,360 square feet and the 2nd floor is 2,320 square feet in size. Exterior walls are brick and cedar shingles on the main floor, and stucco with half-timber accents on the 2nd floor. The building was originally designed as a carriage house with a hay loft. The main floor was converted for use as a living area during the years the subject property was used as a fraternity residence. Portions of the carriage house have been updated since 2003. Renovations to the exterior include of the Carriage House include:  new copper gutters, downspouts and dry wells;  removal of lead paint and application of non-toxic paint;  a new cedar shake roof, replaced after 2010 hail storm . Interior Main Floor Carriage House: We estimate approximately one-third of the main floor of the carriage house includes unfinished storage area. The remaining main floor is finished area and includes: an open area; 4 smaller rooms that were previously used for bedrooms when occupied by the fraternity; and a bathroom with two stalls, two showers and two sinks. Interior finishes include carpet and vinyl flooring, gypsum board walls and acoustic tile ceilings with fluorescent lighting. The 2nd floor was originally a hay loft and has not been significantly modified. The 2nd floor has exposed roof timber trusses. There are two stairwell accesses to the 2 nd floor hay loft. One access is from the unfinished storage area and the second is from the northeast corner of the carriage house. Clark Real Estate Appraisal (14-006es) (01/30/2014) 32 Quality and Condition The overall quality of construction of the carriage house is considered good. The overall condition of the carriage house is considered to be fair on the 1st floor and poor on the second floor. Site Improvements Site improvements include an asphalt paved circular driveway and parking lot with entry and exit to Grand Avenue. The parking lot includes 11 parking spaces including 1 handicapped accessible space. The subject is serviced by a city water and sewer and also includes 2 private wells for site irrigation. Improvement Exhibits Architectural plans were prepared by Comma Q Architecture, Inc. in 2003 for an Architectural Assessment of the subject property. Additional architectural plans were prepared by Comma Q. Architecture in 2008 for a renovation project for the subject property. Both sets of plans were relied upon for architectural details and square footages utilized in this report. Portions of both architectural plans are included on the following pages as report exhibits. Photographs of the subject improvements are included at the end of this section of the report. F. EASEMENTS, BUFFERS, RESTRICTIONS, AND ENCROACHMENTS Appraisers do not prepare thorough title searches in normal course of business. We were not provided with a title report for the subject property. The most significant easement for the subject property is a Conservation Easement between the City of Bozeman and the Montana State Historic Preservation Office. The easement encumbers the portion of the subject property identified as Lot 1A, Block 3 of Amended Butte Addition. The easement is entitled T.B. Story Mansion and Carriage House Conservation Easement Agreement for Save America’s Treasures Grant No. 30-04-ML-0046. The easement is dated May 26, 2009 and was recorded on July 31, 2009 at the Gallatin Clerk and Recorder’s Office as Document #2338483. According to the document, “the purpose of the easement is the preservation of the Story Mansion and carriage house property, a one-block City of Bozeman site, which includes two buildings, that is culturally, historically and architecturally significant.” The conservation easement was granted as a condition of the eligibility of the City of Bozeman (Grantor) for financial assistance from the National Park Service. The consideration for the easement was a $493,839 grant to the City of Bozeman from the National Park Service of the United States Department of the Interior. Listed below are the conditions of the easement that, in our opinion, impact market value:  the conservation easement is for a period of 50 years;  no construction, alteration, or remodeling of the subject property will be allowed without the approval of the Grantee and will be based on the Secretary of the Interior’s Standards for the Treatment of Historic Properties preservation guidelines. A written narrative, with architectural plans, indicating the original character-defining elements of the subject property at the time the grant was created and is to be kept with the Grantee for reference purposes for the duration of the easement; Clark Real Estate Appraisal (14-006es) (01/30/2014) 33  the Grantor agrees to provide public access to view the grant-assisted work or features no less than 12 days a year on an equitably spaced basis. The dates and times that the subject property will be open to the public must be annually published and provided to the Grantee. A nondiscriminatory admission fee, comparable to fees charged at similar facilities in the area, is permitted;  the Grantor agrees that the Grantee, its employees, agents and designees shall have the right to inspect the Subject Property at all reasonable times, with twenty-four hours written notice, in order to ascertain whether the conditions of this easement agreement are being observed;  the Conservation Easement shall run with the land and be binding on the Grantor, its successors and assigns. Reference to the easement must be inserted in any deed or other legal instrument by which the Grantor divests itself of either the fee simple title or other lesser estate in the Subject Property. (Source: T.B. Story Mansion and Carriage House Conservation Easement Agreement for Save America’s Treasures Grant No. 30—4-ML-0046) A copy of the Conservation Easement is retained in the appraisal work file. As noted, the subject property is currently owned by the City of Bozeman. Based on Chapter 2.05 of the Bozeman Municipal Code, there are additional restrictions in place related to the transfer and sale of the subject property. The following ordinances are of particular significance:  Bozeman Municipal Code 2.05.030.D states that “if the City owns property containing a historically significant building or monument, the City may sell or give the property to nonprofit organizations or groups that agree to restore or preserve the property. The contract for the transfer of the property must contain a provision that: 1) requires the property to be preserved in its present or restored state upon any subsequent transfer; and 2) provides for the reversion of the property to the City for noncompliance with co nditions attached to the transfer”;  Bozeman Municipal Code 2.05.040 indicates “when the City Commission, after public hearing, has determined by a two-thirds vote of all the members that any real property owned by the city is not needed for public use, or that the public interest may be furthered, the City may sell such property by bid, auction with reserve, or negotiated sale or exchange, subject, where appropriate, to a minimum price established through an appraisal that certifies the value of such property. Notice of sale, exchange, or auction shall be published as provided in MCA 7-1-4127. The city may terminate the sale procedures used at any time and may reinitiate the same or different procedures at a later date.”;  Bozeman Municipal Code 2.05.050.A states that “Except as provided in Section 2.05.030 D, a sale under this part must be for cash or on terms that the City Commission may approve, provided that at least 20% of the purchase price is paid in cash. All deferred payments on the purchase price of any property sold must bear interest at a market rate, payable annually, and may be extended over a period of not more than five years ”. And 2.05.050.B states that “Subject to Section 2.05.030.D, a sale may not be made for less than 90% of the appraised value”. (Source: Commission Memorandum, February 7, 2011 and Bozeman Municipal Code.) Clark Real Estate Appraisal (14-006es) (01/30/2014) 34 Based on the most recently recorded plat of the subject, there is a utility easement along the east boundary of Lot 1A-2, beginning 83.94 feet south of the n ortheast corner of the lot. The utility easement is trapezoidal in shape and is approximately 3,600 square feet in size. It is assumed that any additional utility easements are located in the street rights -of-way. We did not locate any additional easements, buffers, restrictions, or encroachments associated with the subject property. If there are additional easements, buffers, restrictions, or encroachments in place that the appraisers are not aware of the value indicated in this report could be affected. G. TOPOGRAPHY, VEGETATION, & ENVIRONMENTAL CONSIDERATIONS We have not been provided with an environmental audit for the subject property and assume there are no toxic materials or groundwater contamination of the property. We assume that drainage has been adequately engineered for the site and improvements. We have not been provided with a soil study for the subject site. We assume the soil can accommodate the type of construction typically seen in the subject area. The subject topography is generally level. The subject property includes mature landscaping with mature cottonwoods, firs and shrubs. The site also includes annual and perennial beds that were covered with snow when viewed by the appraisers. Images available to the appraisers online indicate the perennial and annual beds to be elaborate and well maintained. According to the Federal Emergency Management Flood Zone Map the subject property is located in an area of minimal flood risk. This is shown on floo d map 30031C0816D dated September 2, 2011. A copy of a portion of the City of Bozeman GIS map link to the FEMA map is included in this section of this report. H. UTILITIES The subject property has access to electricity, natural gas, telephone, internet, city water and sewer and includes two private wells for site irrigation. I. PUBLIC SAFETY AND SERVICES Police and Fire services are provided by the City of Bozeman. J. HISTORIC SIGNIFICANCE The subject property is historically significant. It was designed by the Helena architect, C.S. Haire and represents Queen Anne architecture from the early 1900s. It is located on a full city block, which is very rare, and may be one of only three remaining in the state. The subject was built by Nelson Story, an entrepreneur and cattle rancher. He is known for his 1866 cattle drive of 1,000 Texas Longhorns from Texas to Montana along the Bozeman Trail – a first in cattle drives. Nelson Story built the mansion along Willson for his son, T. Byron Story, and his son’s family. Nelson Story was a successful businessman and became Bozeman’s first millionaire. His son, T. Byron Story was also a local businessman, with interest in cattle, gold, sheep and wheat. The subject is located within the Bon Ton Historic District. As part of this district, it was added to the National Register of Historic Places in October 1987. It is also listed on the Montana State Register of Historic Places. Clark Real Estate Appraisal (14-006es) (01/30/2014) 35 As a property that has historic significance, certain restrictions apply to the subject. These were discussed in prior sections of the Property Description including Zoning and Easements, Buffers, Restrictions and Encroachments. K. SITE SUITABILITY The subject site is well suited for the subject improvements. Property suitability i s further addressed in the Subject Market Analysis portion of this report. Additional exhibits relative to the subject property follow. First Floor of the Subject Residence (Community Center) Clark Real Estate Appraisal (14-006es) (01/30/2014) 36 Second Floor of Subject Residence Clark Real Estate Appraisal (14-006es) (01/30/2014) 37 Third Floor of the Subject Residence Clark Real Estate Appraisal (14-006es) (01/30/2014) 38 Basement of the Subject Residence (Community Center) Clark Real Estate Appraisal (14-006es) (01/30/2014) 39 Main Floor of the Carriage House Second Floor of the Carriage House Clark Real Estate Appraisal (14-006es) (01/30/2014) 40 FLOOD MAP Clark Real Estate Appraisal (14-006es) (01/30/2014) 41 SUBJECT PHOTOGRAPHS Front entry of subject property from Willson Ave View of subject from southeast View of subject from south View of subject from southwest View of subject from northwest View of Porte Cochére Clark Real Estate Appraisal (14-006es) (01/30/2014) 42 ADDITIONAL PHOTOGRAPHS Basement entrance on west side addition Entrance to subject addition on west side View of carriage house from north View of carriage house from southwest View of carriage house from southeast View facing east on College Ave Clark Real Estate Appraisal (14-006es) (01/30/2014) 43 ADDITIONAL PHOTOGRAPHS View facing west on College Ave View facing north on Willson Ave View facing south on Willson Ave View facing west on Harrison Ave View facing south on Grand Ave View facing north on Grand Ave Clark Real Estate Appraisal (14-006es) (01/30/2014) 44 ADDITIONAL PHOTOGRAPHS Foyer North Entry of Foyer Foyer Entry from East Front Door Foyer Living Room Living Room Fireplace Clark Real Estate Appraisal (14-006es) (01/30/2014) 45 ADDITIONAL PHOTOGRAPHS Living Room Living Room Dining Room Dining Room Cabinetry Dining Room Solarium Clark Real Estate Appraisal (14-006es) (01/30/2014) 46 ADDITIONAL PHOTOGRAPHS First Floor Restroom First Floor Office First Floor Office First Floor Library First Floor Library First Floor Prep Kitchen Clark Real Estate Appraisal (14-006es) (01/30/2014) 47 ADDITIONAL PHOTOGRAPHS First Floor Prep Kitchen Basement Stairway Basement Stairway Basement Hallway Basement Men’s Restroom Basement Women’s Restroom Clark Real Estate Appraisal (14-006es) (01/30/2014) 48 ADDITIONAL PHOTOGRAPHS Basement Storage Basement Storage Basement Mechanical Basement Mechanical Basement Mechanical Basement Storage Clark Real Estate Appraisal (14-006es) (01/30/2014) 49 ADDITIONAL PHOTOGRAPHS Basement Sump Pump Stairway to Second Floor Stairway to Second Floor Second Floor Landing Second Floor Foyer Second Floor Foyer Clark Real Estate Appraisal (14-006es) (01/30/2014) 50 ADDITIONAL PHOTOGRAPHS Second Floor Bedroom Second Floor Study Sink in Second Floor Study View of Second Floor Balcony from Study Second Floor Master Bedroom Second Floor Master Bedroom Clark Real Estate Appraisal (14-006es) (01/30/2014) 51 ADDITIONAL PHOTOGRAPHS Second Floor Master Bedroom Second Floor Master Bathroom Second Floor Bedroom Second Floor Bedroom Second Floor Bedroom Second Floor Bathroom Clark Real Estate Appraisal (14-006es) (01/30/2014) 52 ADDITIONAL PHOTOGRAPHS Second Floor Bathroom Second Floor Bathroom Second Floor Hallway Second Floor Bathroom Second Floor Bedroom Stairway to Third Floor Clark Real Estate Appraisal (14-006es) (01/30/2014) 53 ADDITIONAL PHOTOGRAPHS Stairway to Third Floor Third Floor Landing Third Floor Ballroom Third Floor Ballroom Third Floor Ballroom Third Floor Storage Clark Real Estate Appraisal (14-006es) (01/30/2014) 54 ADDITIONAL PHOTOGRAPHS Third Floor Storage Third Floor Storage Carriage House Entry Carriage House Storage Carriage House Storage Carriage House Open Area Clark Real Estate Appraisal (14-006es) (01/30/2014) 55 ADDITIONAL PHOTOGRAPHS Carriage House Open Area Carriage House Open Area Carriage House Ancillary Room Carriage House Ancillary Room Carriage House Ancillary Room Stairway to Carriage House Loft Clark Real Estate Appraisal (14-006es) (01/30/2014) 56 ADDITIONAL PHOTOGRAPHS Carriage House Loft Carriage House Loft Carriage House Loft Carriage House Loft Carriage House Loft Carriage House Loft Clark Real Estate Appraisal (14-006es) (01/30/2014) 57 ADDITIONAL PHOTOGRAPHS Irrigation Well (Southwest Quadrant) Irrigation Well (Northwest Quadrant) Parking Lot Storm Drain Parking Area Lighting Clark Real Estate Appraisal (14-006es) (01/30/2014) 58 PRESERVATION / RESTORATION PHOTOGRAPHS Floor Register Solid Wood Panel Doors Scone Decorative Tile Library Cabinetry Radiator Clark Real Estate Appraisal (14-006es) (01/30/2014) 59 PRESERVATION / RESTORATION PHOTOGRAPHS Fireplace Heated Bench Light Fixtures Story Children Growth Records Copper Downspout Outdoor Light Fixture Clark Real Estate Appraisal (14-006es) (01/30/2014) 60 REPRESENTATIVE DEFERRED MAINTENANCE Ceiling Damage in 2nd Floor of Story Mansion Wall Damage in 2nd Floor of Story Mansion Light Fixture in Story Mansion Master Bathroom of Story Mansion Temporary Heating 2nd Floor of Story Mansion Exterior Wall on Carriage House Clark Real Estate Appraisal (14-006es) (01/30/2014) 61 REPRESENTATIVE DEFERRED MAINTENANCE Window Sill on front of Story Mansion Porch Ceiling on Story Mansion Clark Real Estate Appraisal (14-006es) (01/30/2014) 62 SUBJECT MARKET ANALYSIS-HISTORIC HOMES IN MONTANA SUBJECT PROPERTY ANALYSIS General Property Description: A complete property description detailing physical attributes, legal restrictions and historic significance is included in a prior section of this report. The subject was constructed as a single family residence with a carriage house in 1910. The subject is located within the Bon Ton Historic District, which is located on the National Register of Historic Places and surrounded by other historic homes along Willson Avenue in Bozeman, Montana. The improvements are located on a full city block, a portion of which has been dedicated as a city park. The subject property is encumbered with a Conservation Easement. Analysis of Properties Identified as Historic Mansions in Montana The subject is one of a number of properties identified as historic mansions in the state. We located five additional properties also identified as Historic Mansions in Montana. We interviewed the staff of each of these five historic mansions regarding details of their history and use. Sarah Nucci is Curator of History at the Montana Historical Society and holds a bachelor’s degree in Historic Preservation from Mary Washington College, the oldest degree of its kind in the United States. Ms. Nucci, who has oversight of the Original Governor’s Mansion (OGM) in Helena, indicated her opinion regarding house mansions as follows: “Historic House Museums are rarely, unless George Washington lived there, money makers. Weddings and special events are there, but house museum admission isn’t a money maker. In addition, there is a stress to get repeat visitors, as sites like the OGM are not designed to have changing exhibits and you’ll likely only have repeats when guests are in town. I do suggest considering an adaptive re-use goal for the site. In the years before restoration of the OGM, the state used the building as an office for the Centennial Territorial offices. We have several B&B’s on Ewing as well, and although lovely I don’t know how financially sound they are. There are lots of other uses as well. Columbus Hospital in Great Falls is now a small business shopping center that also has a housing facility in the back. There are plenty of offices in historic homes, I read about an old armory in Vermont that is being turned into a hotel. Hotels, housing, restaurants, and shops are all functional for the space. Community spaces are popular options as well. There are lots of other options that can be done besides the historic house museum.” Ms. Nucci also indicated that, “It has only been in the last 10 years that the OGM has even charged admission into the house. I know that we wouldn’t be able to pay both tour guides and have heat and light in the house based on attendance to the site, let alone address any ongoing maintenance and repair issues that arise. We do have fundraisers done by the Original Governor’s Mansion Restoration Society (OGMRS) to pay for ongoing restoration of the interior of the site. They currently host a Gala, Secret Garden Tour, Halloween Walking Tour and the Holiday Home Tour.” Clark Real Estate Appraisal (14-006es) (01/30/2014) 63 According to Ms. Nucci, the OGM has not had a public restroom, but plans are underway to renovate it to include a public restroom in the near future. At that time, the state will be able to allow events, such as wedding parties, to be held at the OGM. Based on our interviews with a staff member from the historic house mansions identified in Montana, we prepared the following table. In the following pages, we have included pictures of the mansions and a discussion of the difference between the subject a nd other historic mansions in the state. Clark Real Estate Appraisal (14-006es) (01/30/2014) 64 Name Address City Year Built Size Lot Size Use Ownership Adult Admission & Event Pricing Historic & Unique Attributes Preservation Moss Mansion 914 Division St Billings 1903 3 stories, 10,800 sf plus a full finished basement - 13,000 sf total. Includes 28 rooms. 1.463 Acres (more than 1/2 a City Block) Museum & Community Center (Facility Rental, Primarily Grounds, Spring - Fall) Owned by City & State; Operated by Billings Preservation Society $7.00/Adult for Tour Preston Boyd Moss, constructed for his family. Added to the National Register of Historic Places in 1982. Unique in that all of the Moss family belongings have been preserved, including furniture, clothing, documents, etc. No major renovation. It has always been maintained & preserved. A new boiler put in a few years ago and heat registers added in servants quarters. Floors refinished in the past year. Copper King Mansion 219 West Granite St Butte 1880 3 Stories, 10,868 sf plus basement, 34 Rooms, 11 bedrooms, 5 bathrooms 0.318 Acres B&B and Tours, and Private event rental Privately owned by Erin Sigal & John Thompson (siblings) Owned by the Cote Family since 1950's $10.00/Adult for Tour & $500 - main floor event rental William Andrews Clark, banker and entreprenuer (one of the 3 Copper Kings), built the Copper King Mansion for his family. It was added to the National Register of Historic Places in 1970. Receieved a Historic Preservation Grant in 2011 to install a new boiler, add rain gutters, build a new porch and paint the entire exterior. New roof, new carpets in past 20 years. Daly Mansion 251 Eastside Highway Hamilton 1886 3 Stories, 24,000 sf plus basement. Includes 50 rooms, 25 bedrooms, 15 bathrooms & 7 fire places. 50 Acres (27 acres are Arboretum and Garden) Museum & private event facility, leased to and operated by the Daly Mansion Preservation Trust (DMPT). State owned since 1986 when it was purchased through the Montata Estate Tax Forgiveness Act. Currently, under the umbrella of University of Montana, the Mansion recieves no funding for operations, with the exception of payment for insurance. $9.00/Tour & Various Event charges from $200/meetin g to $3,200/wedd ing The existing Chaffin homestead was purchased by Marcus Daly, one of the 3 Copper Kings, for a summer residence in 1886. The original homestead was remodeled several times between 1886 and 1910. Added to the National Register of Historic Places in 1987 as "Riverside" the name by which the Daly's referred to the property. In the past decade, approximately $1,340,000 in Federal Funding was provided (part from Save America's Treasures Grant) and $772,000 from private individuals and foundations for preservation of the property. The Executive Director indicated that almost $6,000,000 in Grants and Donations has been invested in the restoration of the Daly Mansion since its purchase. Original Governor's Mansion 304 North Ewing Helena 1888 3 stories, Queen Anne Style, 9,500 sf, 18 rooms total, 7 bedrooms, 2.5 bathrooms, 7 Fireplaces. 1.042 Acre House Museum - not currently an event center but looking into that for future. Currently none of the bathrooms accessible to the public are plumbed for use. State owned since 1913. Administered by the Montana Historical Society $8.00/Adult for Tour Built by entrepreneur William Chessman as a private residence. Acquired by the State of Montana in 1913 to serve as its first official governor's residence. Housed 9 first families until 1959. It was added to the National Register of Historic Places in 1970 as "Former Montana Executive Mansion". Restoration began in 1969 with the support of the City of Helena. Conrad Mansion Woodland Ave Kalispell 1895 3 Stories, 13,000 sf, 26 rooms, 3 bathrooms, 8 fireplaces. 3 acres House Museum & event center Donated to the City of Kalispell in 1974 by Katherine Conrad, daughter of Charles Conrad. Operated by the Conrad Mansion Foundation and fully self- supported by event fundraising. $10.00/Adult for Tour and $500 to $1,000 for Wedding/ Event rental Built by Charles E. Conrad, businessman and founder city of Kalispell. Designed by Spokane Architect, Kirtland Cutter. Added to the National Register of Historic Places in 1975. According to Ex. Director, when purchased the Conrad Mansion was in need of some attention from some years of neglect. Initial repairs were required and city paid for these- the amount invested is unknown. In recent years, several Montana HB465 grants were received totaling $521,046. One of the grants was to repair and stabilize the foundation. Historic Mansions in Montana Clark Real Estate Appraisal (14-006es) (01/30/2014) 65 MONTANA HISTORIC MANSIONS PHOTOGRAPHS Moss Mansion – Billings Copper King Mansion - Butte Marcus Daly Mansion - Hamilton Original Governor’s Mansion – Helena Conrad Mansion - Kalispell Clark Real Estate Appraisal (14-006es) (01/30/2014) 66 Our research indicates that:  the most notable historic house mansions have been used as a house museum, or a museum/event center or as a bed & breakfast/event center;  of the 5 house mansions identified, 4 are owned by their respective cities or by the state and 1 is privately owned and operated as a bed and breakfast;  of the 4 house mansions that are owned by a city or the state, all were purchased or donated to the city or state prior to 1986, which is when the Daly Mansion was purchased through the Montana Estate Tax Forgiveness Act;  three of the house museums are operated by non -profits and are self-supporting, but these are also rented for wedding and social events. The subject differs from the typical house mansions in the state in that:  the subject was not donated to the city or state but was purchased in 2003;  the subject was in need of extensive renovation to ensure its preservation, whereas the majority of the house mansions were in better repair at the time they were donated and the upkeep of them has been continued since they were donated ;  the subject is not operated by a non-profit that holds fundraising events and has a dedicated executive director seeking private funding;  the subject is encumbered by a conservation easement that requires approval for any renovations or alterations and al so requires the subject be open to the public at least 12 days per year (approximately once per month). Historic Preservation Easements We have researched Historic Preservation Easements and sought sales of historic homes with similar Conservation Easements. Although they may exist, they are not common in Montana, even among historic homes that are listed on the National Register of Hi storic Places. We did not locate any sales of similar historic properties encumbered with Conservation Easements similar t o the subject in Montana. For this reason, it was necessary to use alternative sources to determine whether or not the easement on the subject property impacts marketability. We prepared a search for peer reviewed articles published that address impact on value due to Historic Preservation Easements. A table with the articles we relied on to research this topic is on the following page. Clark Real Estate Appraisal (14-006es) (01/30/2014) 67 Additionally, we interviewed Pete Brown, Historic Architectural Specialist with the Montana State Historical Preservation Office in Helena. According to Mr. Brown, he knows of no other residential properties comparable to the Story Mansion that have similar preservation easements. Most preservation easements were with regard only to renovations and alterations rather than requiring public access. We also interviewed Judith Reynolds, MAI, who has written articles and a book addressing Historic Preservation Easements. According to Ms. Reynolds, although she indicated she had heard of conservation easements that required the entrusted property be open to the pu blic, the more common historic preservation easement is for preservation of the historic improvement. According to Ms. Reynolds, easements like the subject Conservation Easement do diminish the Author(s)Title Source Summary of Article Huso, Deborah R. "This Old Write-Off"Valuation, published by The Appraisal Institute, Third Quarter, 2012; Volume 17, Number Three In the 1990s and early 2000s many non-profit organizations were promoting façade easements for historic properties and claiming the IRS had a 10 to 15 percent rule for determining diminution of value in historic preservation easement properties; however, there was no such rule and IRS eventually commissioned market studies in major cities where easements were being established. The studies showed 3 to 5 percent reduction in values, but not 10 to 15 percent. Valuation Staff Writers "The Case that Started it All: Internal Revenue Service Vs. Simmons" Valuation, published by The Appraisal Institute, Third Quarter, 2012; Volume 17, Number Three The Internal Revenue Vs. Dorothy Simmons, is a landmark case that determined that there was no 10 to 15 rule for determining diminution of value in historic preservation easement properties. The case started when façade easements were granted by Dorothy Simmons on two historic row houses to a local nonprofit that held the easements. In 2006, the IRS denied the deductions taken ($162,500 and $93,000). In 2009, the U.S. Tax Court ruled that there was only a 5% loss in value, entitling deductions of $56,250 and $42,250, respectively. Valuation Staff Writers "Evasive Actions"Valuation, published by The Appraisal Institute, Third Quarter, 2012; Volume 17, Number Three IRS compliant appraisals for tax deductions for historic easements requires a significant body of market evidence. Tamara Papas, SRA, Of Pinnacle Performance, Inc., who specializes in historic preservation easement valuation in Washington, D.C. says that "in some cases an easement can actually add value to a property. You need four or five comps on both sides." Reynold, Judith, MAI "The Costs & Benefits of Historic Properties" The Appraisal Journal, Spring 2006 Article examines 9 questions that should be asked by an appraiser regarding historic properties and the valuation of them in order to isolate any special costs and benefits that accrue to the property, including those related to Conservation Easements. Kilpatrick, John A. & Adams, Victoria B. "Preservation Easements"The Journal of Wealth Management, Summer 2008 The authors cite the benefits of historic preservation easements but also discuss the requirements by the IRS for an appraisal that provides market support of the diminution in value. They also cite the negative impacts of historic preservation easements such as 1) the possible additional maintenance costs and 2) the owner gives up the legal right to re-develop the property to its possible highest and best use and must accept the permitted use(s) of the historic easement. Summary of Articles Referenced Related to Valuation of Historic Conservation Easements Clark Real Estate Appraisal (14-006es) (01/30/2014) 68 fee simple bundle of rights and it is reasonable to expect ma rket participants to consider that there would be at least 5% diminution in value. A ruling by the U.S. Tax Court, noted in the prior table, indicates that a 5% loss in value was also reasonable for a façade easement. Based on the data available to the appraisers, we estimate the subject Conservation Easement would indicate a diminution in value of 5%. Analysis of Return on Renovation/Restoration Dollars for Historic Properties Our research indicates that restoration costs of historic properties do not always equate to a commensurate increase in market value. The table below provides details of 2 closed properties and 1 listed property that have been renovated. The data above indicates a gain of between 6% and a loss of more than 26% on the overall total investment. Additionally, we interviewed realtors who indicated that the cost of restoration was not always realized at time of sale. We discuss, in the Forecast of Competitive Supply that follows in this section, an active listing in Bozeman that has been historically renovated and has been marketed for a number of years at a price that is well above market. POTENTIAL PURCHASERS OR USERS OF THE SUBJECT PROPERTY Potential purchasers of the subject would be preservation minded individuals or entities interested in owning a historic residence that would be open to the public at least 12 days per year and includes as an amenity a 1-acre city park. Additionally, it would be a n individual or group willing to renovate the remainder of the property, including the 2 nd and 3rd floors of the subject main residence and the carriage house main floor. It is important to note that three of the four closed comparable sales of historic properties that we located were purchased with the intent of use as private residences. When the City most recently solicited proposals, four organizations responded. The table on the following page summarizes the four interested organizations and their proposals (Source: City of Bozeman). Comp #Address Prior Sale Prior Sale Price Renovation Details Estimated Renovation Cost Recent Sale Date Recent Sale/List Price Gain/(Loss) Percentage Gain or Loss on total investment 2 504 S Willson Ave, Bozeman 8/12/2009 $900,000 Complete Historic Renovation $1,000,000 7/10/2012 $1,400,000 ($500,000)-26.32% 3 1330 Gerald Ave, Missoula 9/19/2008 $862,000 Renovations included new wiring, new HVAC, asbestos mitigation, plumbing, insulation throughout home, plaster and updated kitchen and bathrooms. $200,000 8/31/2012 $1,125,000 $63,000 5.93% A1 1003 2nd Avenue NW, Great Falls 6/5/2008 $305,000 Prior to being purchased this property had been vacant for a while and been neglected and was in disrepair. Current owners purchased for a B&B andrenovated kitchen, bath, and a number of additional projects. They did much of the repair and renovation themselves. Owner's hope to break even on the renovation expense, but they did most of the labor on projects.ACTIVE*$395,000 Unknown N/A ACTIVE Return on Renovation Investment Clark Real Estate Appraisal (14-006es) (01/30/2014) 69 According to our research, if the subject is sold to an owner in the private sector, the owner may be eligible for tax benefits based on the subject’s inclusion in the National Register o f Historic Places. The subject is currently owned by the City of Bozeman and such a credit is not available. The table below indicates some of the possible sources of tax incentives. The Montana Historic Preservation website provides additional details of the federal and state tax credits. This information is presented below: Federal Tax Credit The Federal Historic Preservation Tax Incentives Program encourages private sector rehabilitation of historic buildings and is one of the Nation's most successful and cost -effective community revitalization programs. It generates jobs and creates moderate and low-income housing in historic buildings. Funding Source Contact Information Federal Tax Credit http://www.nps.gov/history/hps/tps/tax State of Montana Tax Credit http://data.opi.mt.gov/bills/mca/15/31/15-31-151.htm Local Government Initiatives Various Tax Increment Financing Specific to Various Cities in Montana Special Districts for Business Improvement, Parking & Other Infrastructure Specific to Various Cities in Montana Local Mill Levy Specific to Various Cities in Montana Tax Incentive Tools Clark Real Estate Appraisal (14-006es) (01/30/2014) 70  In general, a tax credit is a dollar-for-dollar reduction in the amount of taxes owe d.  The amount of credit under this program equals 20% of the qualifying costs of rehabilitation.  Private residences do not quality for this program. Eligible properties must have an income producing use upon project completion. Income producing properties are typically commercial, business, and rental properties.  A project must be “substantial” in that qualifying rehabilitation expenses must exceed the greater of $5,000 or the adjusted basis of the building.  A building needs to be certified as a historic structure by the National Park Service.  Rehabilitation work has to meet the Secretary of the Interior’s Standards for Rehabilitation as determined by the National Park Service.  The federal credit can be put towards one year of back taxes and claimed incrementally over a period of 20 years.  The National Park Service administers the tax credit program at the national level; The State Historic Preservation Office (SHPO) serves as liaison between the applicant and NPS. For further information on the program visit http://www.nps.gov/history/hps/tps/tax. The amount of tax savings is dependent upon rehabilitation and restoration costs. State of Montana Tax Credit The State of Montana also has a rehabilitation tax credit program that piggybacks the federal program. If a Montana tax payer is certified for the federal credit that person (or entity) also meets the qualifications to claim the Montana credit. Successful applicants to this program will earn a state income tax credit equal to 25% of their federal credit (5% of the qualified costs associated with rehabilitation). The amount of tax savings a buyer would receive is dependent upon rehabilitation and restoration costs. For further information on the state tax credit visit: http://data.opi. mt.gov/bills/mca/15/31/15-31-151.htm In some markets, these tax credits are marketable, but they are not typically marketa ble at 100% of the tax credit value. In markets where these are recognized, we understand that the tax credits may be marketable from 70% to 80% of the total tax credit value. State Tax Abatement Programs In addition, Montana historic properties that meet certain criteria established by a review process may receive a tax abatement during the construction period, not to exceed 12 months, and for up to 5 years following completion of the construction. The tax abatement is limited to 100% of the increase in taxable value caused by the rehabilitation, restoration, expansion, or new construction. The total amount of estimated taxes when rehabilitated is reduced by the estimated taxes had the building not been rehabilitated and this provides estimated tax sa vings. Information on this program is available on the following website: http://leg.mt.gov/bills/mca/15/24/15 -24-1603.htm Additional Sources of Funding The Montana State Historic Preservation Office (SHPO) provides a document with additional funding sources available on the SHPO website at http://mhs.mt.gov/shpo/HPFunding.pdf. This document includes descriptions of funding sources and programs that are available to assist historic preservation projects. Clark Real Estate Appraisal (14-006es) (01/30/2014) 71 In some cases the suggested sources are not necessarily focused on historic preservation but may be used for projects that have mul tiple objectives. The various funding sources are organized by federal, state and foundation sources. The tables are presented below and on the following page. Funding Source Eligibility Requirements Potential Dollar Amount(s)Notes Contact Information Federal Grants Various Various Over 1,000 grant programs providing access to approximately $400 billion in annual awards. www.grants.gov US Department of Commerce, Economic Development Administration Governments, Indian Tribes, Economic Development Districts, Non-Profits, Universities, & Other Higher Education $25,000 to $2,000,000 www.eda.gov Institute of Museum & Library Services Museums & Libraries Up to $150,000 www.imls.gov National Endowment for the Humanities 501(c)(3)Various www.new.gov/grants National Endowment for the Arts Museums & Other Exhibiting Organizations $5,000 to $200,000 www.nea.gov Preserve America (National Park Service) Historic Preservation Officers (State, Tribal) & Designated Communities $30,000 to $250,000 www.preserveamerica.gov Save America's Treasures (National Park Service) Not Available in FY 2012 www.nps.gov/history/hps/treasures USDA Rural Development Various - See Website Various - See Website www.rurdev.usda.gov Montana Department of Commerce, Community Development Block Grants Incorporated Cities, Towns, Counties & Consolidated City- County Governments $20,000 to $450,000 (406) 841-2777 Montana Department of Transportation, Community Transportation Enhancement Program Local & Tribal Governments Various www.mdt.mt.gov/business/ctep Montana Arts Council, Montana Cultural Trust: Culture and Aesthetics Grant Program Various Various - See Website www.art.mt.gov/about/about_culturalgrants.asp State Historic Preservation Office, Montana Historical Society, Montana Preserve America Not Available in FY 2012 www.mhs.mt.gov/shpo/preserveamerica State Historic Preservation Office, Montana Historical Society, Rural Property Brick and Mortar Grant Not Available in FY 2012 www.mhs.mt.gov/shpo Montana Department of Commerce, Special Events Grants Program Montana Non-Profit Entity, City, County, or Tribal Government $2,500 to $80,000 www.travelmontana.mt.gov Montana Department of Commerce, Tourism Infrastructure Program Grant Non-Profit Organizations & Communities Up to $20,000 www.travelmontana.mt.gov Federal & State Grant Information Funding Source Contact Information 3 Rivers Communications www3rivers.net Ash Gove Charitable Foundation (913) 451-8900 Browning-Kimball Foundation (406) 454-1433 Butte Citizens for Preservation and Revitalization www.butteepr.org/grants.htm The Foster Foundation info@thefosterfoundation.org Humanities Montana info@humanitiesmontana.org J.M. Kaplan Fund www.jmkfund.org Jerry Metcalf Foundation www.jerrymetcalffoundation.org Lower Flathead Valley Community Foundation, Inc.www.lfvct.info M.J. Murdock Charitable Trust www.murdock-trust.org MDU Resources Foundation http://www.mdu.com/coprorateresponsibility/foundation Montana Historical Foundation mthistory.org Montana Preservation Alliance, Montana's Endangered Industrial Architecture Grant http:/www.preservemontana.org National Trust for Historic Preservation www.preservationnation.org/mpo Town Pump Charitable Foundation www.townpump.com/index.aspx/coporate/community_giving 2010 Tourism Cares Worldwide Grant Program www.tourismcares.org Foundations & Organizations Offering Grant Dollars Clark Real Estate Appraisal (14-006es) (01/30/2014) 72 Federal and State tax credits are dependent on whether an owner is a private or non -profit entity. The amount of the credit is based on the cost of rehabilitation. It is unknown whether any of the tax credits, abatements or grant opportunities will be applicable and how their possible availability may impact value. Such opportunities are more related to an investment value, one that is for a specific investor or class of investors, rather than market value. We have not adjusted the market value that considers these factors but have provided this information as a service to the client. Potential users of the subject property would be individuals or groups seeking to rent a unique and historic venue for the purpose of a family gathering, a wedding, a social event or a professional organization meeting place. If the subject were sold and t he use changed from Community Center to another use, such as lodging or single family residence, potential users may change or expand. DEMAND FROM PURCHASERS Demand noted in prior years for historical residences can shed light on future demand. The past sales activity of historical residences in the greater Bozeman market area is included on the table on the following page. The chart above represents the Inferred Demand which is based on historical demand for similar properties in prior years, based on data from the Southwest Montana Multiple Listing Service. Montana is a non-disclosure state and not every sale transfers via the area MLS; however, the MLS data is considered to provide an accurate depiction of general trends in real estate trans fers. The data in the chart above is based on properties located within the city limits of Bozeman, constructed prior to 1931, and with at least 2,500 square feet of finished space above grade. There have been 36 sales meeting this criteria over the past decade. This indicates historical demand for somewhat similar properties in the subject market area has been approximately 3.6 properties per year for the past 10 years. The median size of the finished area above grade for these properties was 3,059 square feet and the median price was $157 per square foot. Thirty-four of the properties were located on lots that were less than 1 acre in size and 2 of the properties were located on lots between 1.1 and 5.9 acres in size. 5 6 5 1 2 1 4 2 6 4 $144 $180 $207 $147 $199 $132 $168 $118 $196 $281 $0 $50 $100 $150 $200 $250 $300 0 5 10 Av e r a g e P r i c e P e r S F Nu m b e r o f S a l e s p e r Y e a r Period (Years) Prior Sales of Historic Homes in City of Bozeman Number of Sales per Year Average Price Per SF Source: SW Montana MLS Market Clark Real Estate Appraisal (14-006es) (01/30/2014) 73 Data indicates that prices have been trending upward since 2011 but the annual number of sales has been a statistically small number (less than 30 sales per year). Caution must be used with small data sets since they are subject to data-specific influences that can skew averages. This does not mean that prices are not trending upward, but asserting a specific quantitative market conditions adjustment based on the changes in price per square foot of a few sales may be erroneous. It is appropriate to place more emphasis upon larger data sets, such as single -family residential sales in the Bozeman market. In the Residential Home Sales of the Bozeman Economic Data that is presented in the addendum of this re port, we have noted a more modest increase of 9% from 2012 to 2013. FORECAST OF COMPETITIVE SUPPLY As of the effective date, there was 1 active listing of a historical property in the City of Bozeman with more than 2,500 square finished above grade. In overall size, it is much smaller than the subject property and does not include an accessory building. The property is a 2-story, residence located in the Bon Ton Historic district. According to the listing agent, the property was constructed in 1910 but has been completely renovated since it was purchased privately in 2004. Historic preservation techniques were used in the renovation and updates include: new electrical service, wiring, and museum-quality low-voltage lighting throughout, new windows, new plumbing, new hot water HVAC system, refurbished hardwood floors, new roof, trim and siding. The residence is 2,536 square feet in size with a 1,268 square foot unfinished basement. It includes 8 rooms, 3 of which are bedrooms and 2 bathrooms. Based on our interview of the listing realtor, the owner has spared no expense to restore and preserve the historic features of this property. The quality and condition of this property are both considered excellent. This property is listed for $1,475,000 or $582 per square foot. This is more than double the average price per square foot of other historic properties sold in Bozeman in 2013. The active listing is somewhat smaller in size than the subject property. This property has been listed nine times since 20 09 for list prices ranging from $1,395,000 to $1,475,000. The number of days on market for each listing ranged from 67 to 225 days and total 1,273 cumulative days as of the effective date of this report. The number of days on market would likely suggest that this active listing is priced above market. INTERACTION OF SUPPLY AND DEMAND Based upon the average annual demand of 3.6 properties per year for the last 10 years, there is less than a 1 year supply of historic residences available for sale in the Bozeman market area. The list price per square foot of the one active listing is 207% higher than the 2013 average price per square foot of $281. Based on the average number of sales (3.6) and the number of active listings (1), the demand is higher than the supply ; however, market data also indicates that motivated sellers must provide a reasonable market price in order to attract a buyer. FORECAST OF MARKETING AND EXPOSURE TIME The average marketing time for similar properties in the subject mar ket area was 202 DOM over the past decade. The average marketing time in 2013 was 348 days. In order for the subject property to sell in a reasonable time a competitive price is necessary. The values indicated in this report are based upon a 9 to 12 month marketing time for the subject property. The exposure time for the subject property is also estimated to be between 9 to 12 months. Clark Real Estate Appraisal (14-006es) (01/30/2014) 74 SWOT ANALYSIS Strengths  The subject is a unique, historic mansion.  The subject has been renovated to very high, historic preservation standards on the exterior and has been partially renovated on the interior.  The subject is located on one full city block in the Bon Ton Historic District.  The subject is recognized on the National Register of Historic Places.  The subject includes a park amenity.  Historic preservation guidelines of the Secretary of Interior will help preserve the subject. Weaknesses  The subject renovation is incomplete and the exact cost to cure is unknown.  Maintenance costs for large, historic properties may be substantial.  Income derived from a house mansion/community center does not typically represent the highest and best use of a historic home. Opportunities  Limited marketing through Requests for Proposals has produced 4 parties interested in the purchase or gifting of the Story Mansion.  A variety of grant funding opportunities may be available to the owner or a future buyer based on money spent on further preservation.  Tax credits may be available to a future buyer if the buyer is a private individual or entity and the use of the subject is income producing.  The City of Bozeman has the authority to revoke the Conditional Use Permit that is in place and possibly to allow for a different use other than a Community Center. Threats  The cost to cure and the commitment to restore the property based on historic preservation guidelines may be a deterrent to some prospective buyers.  The Conservation Easement that requires the owner to open the subject to the public at least 12 times per year may be a deterrent to some prospective buyers. Clark Real Estate Appraisal (14-006es) (01/30/2014) 75 HIGHEST AND BEST USE The four basic economic principles of supply and demand, substitution, balance and conformity are considered to be the basic tools of analyzing the relationship between economic trends and an appraisal. Market forces create market value. For this reason, the analysis of highest and best use is very important. When the purpose of an appraisal is to estimate market value, a highest and best use analysis identifies the most profitable, competitive use for which a property can be used. It is important to recognize the possibility that the Highest and Best Use of the land could differ from the Highest and Best Use of the property. This occurs when a site has existing improvements and the Highest and Best Use of the land differs from the current use. Often, the current property use will continue until the value of the land, under its Highest and Best Use, less existing improvement demolition costs, exceeds the total value of the property in its present use. The Highest and Best Use analyses and conclusions are included on the following page. According to The Appraisal of Real Estate - Thirteenth Edition by the Appraisal Institute, Highest and Best Use is defined as follows: "Highest and best use is the reasonably probable and legal use of vacant land or an improved property that is legally permissible, physically possible, appropriately supported, and financially feasible and that results in the highest value." The analysis for Highest and Best Use considers first the reasonably probable uses of a sit e that can be legally undertaken. The final Highest and Best Use determination is based on the following four criteria:  Legally Permissible: The availability of land for a particular use in terms of existing regulations and restrictions, deed restrictions, lease encumbrances, or any other legally binding codes, restrictions, regulations, or interests.  Physically Possible: The physical adaptability of the site for a particular use.  Financially Feasible: All uses that are legally permissible and physically possible that are likely to produce an income, or return, equal or greater than the amount needed to satisfy operating expenses, financial obligations, and capital amortization are considered to be financially feasible.  Maximally Productive: Of the financially feasible uses, the use that produces the highest net return or the highest present worth. Clark Real Estate Appraisal (14-006es) (01/30/2014) 76 AS IF VACANT Legally Permissible The subject property is located within the R-1, Residential Low Density Zoning District. Within this zoning district, permitted uses include single -family dwellings, community residential facilities with eight or fewer residents, essential services for water and sanitary sewer lines, family day care homes, group day care homes, group living, public and private parks, manufactured homes on a permanent foundation, and townhomes when utilized to satisfy the requirements of Affordable Housing. In addition to the primary allowable uses, a Conditional Use Pe rmit (CUP) was approved by the City of Bozeman that allows use of the subject property as a Community Center. Lo t 1A-2 is 1.1092 acres in size and is dedicated as parkland and as such, may not be developed. The subject property as improved is encumbered by a Conservation Easement; however, the easement is based on the existence of the improvements; therefore, since this analysis is related to the Highest and Best Use As If Vacant, we have not considered the Conservation Easement in the As If Vacant analysis. Physically Possible The subject is comprised of two lots that total 2.147 acres as assembled and are located on a full city block. The topography of the subject is level. Utilities are available to the property and there is access to city water and sewer, as well as two private wells for irrigation of the subject property. There is sufficient area for any of the allowable uses. The subject has good access from Grand Avenue on the subject west boundary. As noted above, only Lot 1A-1 may be developed. Financially Feasible The subject site is located in an area of other historic homes. Single -family residential development is feasible. Nearby lot sizes range from 0.14 to 0.38 acre. Since these are all considerably smaller in size than the subject Lot 1A-1, the subject would likely be purchased for residential subdivision development as approximately 4 lots. Maximally Productive Based upon this analysis of the legally permissible, physically possible and financially feasible uses of the subject property, the maximally productive highest and best use as if vacant of Lot 1A - 1 is residential subdivision development and of Lot 1A-2 is parkland. AS IMPROVED Legally Permissible The allowable uses in the R-1 zoning district and the CUP were discussed above. In addition to the allowable uses, the subject is also encumbered by a Conservation Easement with approximately 45 years remaining that requires that any alterations or renovations meet certain historic preservation standards. The Conservation Easement also requires that the subject be open at least 12 days per year to the public, with equitably spaced timing, and that those dates be made available to the public. This encumbrance does not preclude any of the allowable uses, but it does diminish the fee simple bundle of rights and would likely reduce the number of market participants and negatively impact market value . Clark Real Estate Appraisal (14-006es) (01/30/2014) 77 Physically Possible The subject is comprised of two lots that total 2.147 acres as assembled and which are located on a full city block. The topography of the subject property is level. Lot 1A-1 of the subject is 1.0378 is improved with a historic residence and a carriage house. The residence was renovated and converted to Community Center. Lot 1A-2 of the subject is 1.1092 acres in size and is dedicated as parkland. There is sufficient area for the improvements on Lot 1A-1. The subject property has good visibility from all sides. The subject has good access from Grand Avenue on the subject west boundary. Financially Feasible The subject is located in a neighborhood of historic homes that are predominantly utilized as sin gle family residences. The subject property has been utilized as a community center. A legally permissible alternative use is a Bed and Breakfast. We have analyzed the financial feasibility of all three uses in the following paragraphs. Community Center As noted the subject property is being utilized as community center. We were provided by the subject property owner with the income and expense information for 2009 through 2013. The information provided to us is included in the Addendum portion of this re port. The income and expense data from the City does not include any consideration for property insurance or any overhead expenses for staff time allotted to facilities maintenance, park maintenance, or administration. Even without accounting for the administrative and maintenance staff, the net operating income is negative for the Community Center. This analysis indicates that continued use as a community center is not financially feasible. This conclusion is supported by our research of properties identified as Historic Mansions in Montana. Bed & Breakfast According to our research, Bed and Breakfast use is common for historic homes in the state. This is also a conditional use under the R-1 zoning district. For these reasons and in order to identify the highest and best use of the subject as improved, we have analyzed the subject property as a bed and breakfast using income approach techniques. Cost of Renovation: In order to prepare this analysis we first determined a reasonable cost to update the prep kitchen to a commercial kitchen and renovate the 2 nd and 3rd floors of the subject main residence. Our projections of the necessary r enovation for subject for use as a B&B would include renovating 6 bedrooms with adjoining bathrooms on the 2nd floor and renovation of the 3rd floor for use as the owner/manager’s quarters to include 2 bedrooms, a bathroom, a kitchen and living area. Effective Gross Income $25,000 Less Estimated Expenses $26,000 Net Operating Income ($1,000) Analysis of Subject as Community Center Based on 2014 Forecast Clark Real Estate Appraisal (14-006es) (01/30/2014) 78 We located two cost comparables and one projected cost comparable. The table below indicates the properties we relied on for this analysis.  The first property considered is the renovation of the subject main floor and basement for use as a Community Center.  The second is the projected cost for renovation of the Borden Hotel in Whitehall. The Borden Hotel was purchased by the Jefferson Local Development Corporation in February 2010 for $20,000. As of December 2011 the Borden Hotel was listed on the National Register of Historic places. It is to be renovated by a combination of public and private funds in 2014. The main floor will consist of office and retail space and the upper floor will consist of 7 apartments. The Borden had significant water damage on the upper floor prior to being purchased. It is in need of extensive renovation. Was this published somewhere – We need to make sure we are not violating client confidentiality  The last property we considered is the 2010 renovation of the historic Sears Building in Butte. The Sears Lofts Building is located in the Butte -Anaconda National Historic Landmark District, the nation’s largest historic district. The five -story building is approximately 55,000 square feet in size. It was purchased in 2006 by a former resident of the area for $10,000. The first floor was renovated for use as a food market and additional commercial space. The upper floors were developed as 34 a partment units. Most of the apartments include 1 and 2 bedroom units which range in size from 674 square feet to 1,049 square feet. There are also three “penthouse” units with over 1,500 square feet each. The apartment units in the Sears Lofts Building inc lude hardwood flooring, granite countertops and maple cabinets. We have accorded most weight on the cost to renovate the subject main floor and basement, with secondary emphasis on the two remaining cost comparables. Based on this data, a reasonable cost estimate is $200 per square foot, which would also cover the cost to update the prep kitchen to a commercial type kitchen. Based on the size of the 2nd and 3rd floors, the cost of renovation would likely be $1,258,000 (6,290 square feet X $200/sf). As a Check of Reasonableness, we have included the 2009 Estimate of the Cost to Renovate the 2nd floor and 3rd floors as presented by the City in the “Story Mansion and Carriage House Condition Report as of January 27, 2011”. Project Name - Building Location Renovation Completion Adaptive Re-Use Renovation Cost Size in SF Renovation Cost/SF Subject Story Mansion, (Main & Basement)Bozeman 2009 Community Center $1,335,062 4,470 $299 Borden Hotel (Est. Cost to Renovate)Whitehall 2014 Commercial Main & Apartments Upper $1,444,000 13,000 $111 Historic Sears Lofts Building Butte 2010 Retail Main, Upper 4 Floors - Apartments $8,000,000 55,000 $145 $145.45 $185.07 Analysis of Cost to Renovate Subject 2nd & 3rd Floors Median Average Clark Real Estate Appraisal (14-006es) (01/30/2014) 79 Based on this 2009 forecast as adjusted for inflation at 2% annually, a cost of $233 per square foot is indicated ($1,462,682/6,290 SF). The total is higher than we have used in our estimate but some costs estimated by the city would not necessarily be required of a bed and breakfast and some costs required of a bed and breakfast would not necessarily be required of the city. Examples include: 1) an elevator and stair tower are estimated at $665,337, but a B&B would not necessarily include the same; 2) the 3rd floor finishes are not included in the city’s estimate but some renovation of the 3rd floor would be required for the owner/manager quarters. Average Daily Rate: In order to analyze the subject as a Bed & Breakfast establishment, we had to determine a reasonable average daily rate (ADR). We have located four Bed & Breakfast rates for historic homes in the state. All four are located on the National Register of Historic Places. The Collins Mansion is listed individually, while the remaining three are listed within a historic district. The table below indicates the estimated average nightly rate based on rate ranges for these four establishments. The subject is most similar in location to the Voss Inn and Lehrkind Mansion. Situated along South Willson Avenue, between the Central Business District (CBD) of Bozeman and the MSU campus, the subject is superior in location to all but the Voss Inn. Like the subject, The Voss Inn is located along South Willson near Bozeman’s CBD; however, it was most recently renovated in Description 2009 Estimate 2010 2011 2012 2013 2014 Estimate at 2.0% Inflation Structural Upgrades for 2nd & 3rd Floor - selective demolition, and new wood access stairway with metal handrails from 1st to 3rd Level, reconfiguring partitions at the new stairway $128,680 $131,254 $133,879 $136,556 $139,287 $142,073 Elevator & Stair Tower $602,616 $614,668 $626,962 $639,501 $652,291 $665,337 Parking Lot upgrades for 20 additional spaces to meet code for added usable square footage $63,500 $64,770 $66,065 $67,387 $68,734 $70,109 2nd Floor Interior Finish Proposals for office space, bathroom, restoration of doors, reconfigure fire system, reconfigure hot water heating system lines, electrical and lighting upgrades (low estimate) $530,000 $540,600 $551,412 $562,440 $573,689 $585,163 Total Estimated $1,324,796 $1,462,682 Estimate for Cost to Renovate 2nd & 3rd Floors Source: Story Mansion & Carriage House Conditon Report as of January 27, 2011 Name Location/Historic District Quality/ Condition Rate Range Est. Avg. Daily Rate (ADR) Copper King Inn Butte-Anaconda Historic District Exc/Gd $85 -$135 $120 Collins Mansion Collins Mansion - Great Falls Exc/Gd $89-$135 $120 Voss Inn Bozeman - Bon Ton Historic District Exc/Avg $120-$140 $130 Lehrkind Mansion Bozeman - Brewery Historic District Exc/Gd $119 - $239 $190 Subject Bozeman - Bon Ton Historic District Exc/Exc $140 - $250 $200 B & B Estimated Average Daily Rate Clark Real Estate Appraisal (14-006es) (01/30/2014) 80 1984 and is considered inferior based on condition to the renovated areas of the subject property. In our opinion, it would not command the same rates as the subject as renovated. Based on this data, a reasonable ADR is estimated at $200/room/night. Gross Revenue Multiplier Analysis for a B&B: A form of income analysis often used for Bed & Breakfast facilities is a gross revenue multiplier (GRM). According to Don Lindner, MAI and president of Coastal Realty Consultants in Savannah, Georgia, “B&B sales (in Savannah) in general have sold for 3.5 times room revenue.” Savannah has a thriving tourism economy and has many historic B&Bs. We located two Montana properties for GRM analysis. The Collins Mansion is a 5 room B & B that is an active listing in Great Falls. The listing agent has had a number of interested parties and she believes it is priced competitively. The sale price will likely be less than the list price, but based on the fact it is priced competitively, we have adjusted the list downward by only 5%. We estimated room revenues at $262,800 (6 rooms X $120/night X 365 days per year). The Voss Inn, located in the Bon Ton Historic District along South Willson in Bozeman has been marketed a number of times since 2007, originally for $1,700,000. It was listed most recently from June 2012 through October 2012 for $895,000. Since it has been listed a number times over the course of the past 7 years and was most recently marketed for 142 days, we have adjusted the list price downward by 15%. We have put most emphasis on the Voss Inn located in Bozeman; however, the subject as renovated would likely indicate a slightly higher GRM. Based on this data, a GRM of 3.0 is reasonable. The estimated room revenue is $438,000 (6 rooms X $200 ADR X 365 days ) X 3.0 GRM = $1,314,000. The indicated value of $1,314,000 less the estimated $1,258,000 cost to renovate, is positive - indicating that the project is financially feasible. This analysis provides an indication of a residual value of the property of $56,000. Single Family Residence We located a number of sales of similar properties in population centers of Montana. All were purchased for residential use. These sales were utilized to develop a Sales Comparison Approach to determine the value of the subject property. The value indication from the Sales Comparison Approach for the subject property as a single family residence far exceed the residual value indication for the subject property if utilized as a Bed and Breakfast. Conclusion Based upon our research and the analyses presented the financially feasible use of the subject property is as a single family residence. B&B Name Location List Price Adj. List Est. Room Revenue GRM Collins Mansion Great Falls, MT $445,000 $422,750 $262,800 1.61 Voss Inn Bozeman, MT $895,000 $760,750 $284,700 2.67 Typical B&B Savannah, GA 3.50 GRM Analysis Clark Real Estate Appraisal (14-006es) (01/30/2014) 81 Maximally Productive Based upon this analysis of the legally permissible, physically possible and financially feasible uses of the subject property, the maximally productive highest and best use is for a sin gle family residence. Clark Real Estate Appraisal (14-006es) (01/30/2014) 82 CONSIDERATION OF FOUR PROPOSALS The City of Bozeman release d a Request for Proposals in 2013. The table below indicates the proposals received by the city as of August 2013 and their zoning implications. We have not examined the financial feasibility of the subject based on the hypothetical use of any of the proposed projects. It is beyond the Scope of this report to have done so since we were not provided with details of renovation costs or projected income and expenses for each project. Clark Real Estate Appraisal (14-006es) (01/30/2014) 83 THE APPRAISAL PROCESS In the foregoing sections of this report, we have examined and discussed the subject property. To arrive at an estimate of market value for the subject property, it is necessary to collect and analyze all available data in the market, which might tend to indicate the value of the subject property. The subject property must be compared to similar properties that can be constructed, purchased, or from which a similar monetary return may be received. In the remainder of this report we develop the Cost Approach and the Sales Comparison Approach. Although the subject does produce some income, it is not enough to cover expenses and it is not currently encumbered with a long term lease; therefore, the Income Approach is not applicable to the valuation of the subject property. The value indications are reconciled for a final value conclusion of the fee simple interest as encumbered by the Conservation Easement. APPROACHES IN THE VALUATION OF REAL PROPERTY The three recognized approaches in the valuation of real property are Sales Comparison, Cost Approach and Income Capitalization. According to The Appraisal of Real Estate - Thirteenth Edition by the Appraisal Institute, the approaches are defined as follow s: Cost Approach A set of procedures through which a value indication is derived for the fee simple interest in a property by estimating the current cost to construct a reproduction of (or replacement for) the existing structure, including an entrepreneur ial incentive; deducting depreciation from the total cost; and adding the estimated land value. Adjustments may then be made to the indicated fee simple value of the subject property to reflect the value of the property interest being appraised. Sales Comparison Approach The process of deriving a value conclusion for the subject property by comparing similar properties that have recently sold; identifying appropriate units of comparison and making adjustments to the sales prices (or unit prices) of the c omparables based on the relevant, market-derived elements of comparison. The Sales Comparison Approach may be used to value improved properties, vacant land or land being considered as though vacant when an adequate supply of comparables sales is available. Income Capitalization Approach An appraiser analyzes a property's capacity to generate future benefits and capitalizes the income into an indication of present value. The principal of anticipation is fundamental to the approach. Techniques and procedures from this approach are used to analyze comparable sales data and to measure obsolescence in the Cost Approach. Each of the three approaches to value requires data collection from the market and each are governed equally by the principle of substitution. This principle holds "when several similar or commensurate commodities, goods or services are available, the one with the lowest price will attract the greatest demand and widest distribution”. (Source: The Appraisal of Real Estate – Thirteenth Edition by the Appraisal Institute) Clark Real Estate Appraisal (14-006es) (01/30/2014) 84 COST APPROACH The Cost Approach to value reflects the actions of market participants relative to cost. Older properties may exhibit physical and/or functional deficiencies that affect value. For this reason, the Cost Approach is most applicable to new or proposed construction. The Cost Approach i s often the only credible approach when there are few sales and little income data available. It is also useful as a check of reasonableness. The first step in the Cost Approach is to estimate the value of the subject site as if vacant. The next step is to estimate the cost new of the existing improvements. The third step is to determine depreciation for the subject improvements and to subtract the depreciation from the cost new. The final step is to add the site value to the improvement cost less dep reciation. Clark Real Estate Appraisal (14-006es) (01/30/2014) 85 LAND VALUE ESTIMATE We searched the city of Bozeman market for sales of vacant sites suitable for residential and/or community center use. We located 4 closed sales in the city of Bozeman that are considered appropriate comparables for the subject site as if vacant. Due to the limited market data it was necessary to use 1 land sale that sold more than 2 years ago. The unit of comparison used in thi s analysis is the price per lot. This is the unit of comparison used by most market participa nts for purchases of similar sites. The sales are described on the table below: A complete description of each sale is included in the comparable land sale write -ups provided in this section of this report. A map depicting the location of the subject and comparables is below. Comp #Address Area Acres Size in SF Sales Price Sale Date Price/Acre 1 NHN Mathew Bird Circle Bozeman 0.332 14,462 $163,000 10/17/2013 $490,964 2 NHN Vaquero Parkway Bozeman 3.023 131,678 $400,000 9/19/2013 $132,319 3 NHN Fowler Avenue Bozeman 0.804 35,022 $189,000 5/9/2013 $235,075 4 2103 Lomas Drive Bozeman 0.570 24,829 $250,000 6/1/2011 $438,596 SUMMARY OF LAND COMPARABLES FOR 2.147 ACRE ASSEMBLAGE AT 811 S WILLSON AVE, BOZEMAN, MT Subject Comp 3 Comp 2 Comp 1 Comp 4 Clark Real Estate Appraisal (14-006es) (01/30/2014) 86 LAND SALE 1 Location City/State County Assessor Number(s) Zoning Size: Acres Square Feet Gross or Net Date of Sale Sale Price Less Improvements Adjusted Sale Price SW MT MLS # Price Per Acre $490,964 Price per Square Foot Price per Lot $163,000 Price per Front Foot Grantor Palmer Property Holdings, LLC Grantee Recording Data Warranty Deed #2465973D Marketing Time 110 Financing/Conditions Cash Equivalent Verified By Legal Description Lot 93 of West Meadow Subdivision, Phase 3, City of Bozeman, Gallatin County, Montana Intended Use Section/Township/Range S19-T02S-R06E Access Mathew Bird Circle Traffic Count Topography Level Lot Dimensions Flood Plain FEMA Map #30031C0818D Dated 09/02/2011, Zone X, Minimal Flood Risk Highest & Best Use at Sale Shape Irregular Improvements Frontage (Feet)N/A View Similar Properties, Mountains Value of Improvements Utilities Utilities to Lot: City Water & Sewer, Nat. Gas, Telephone, Electricity, Internet Miscellaneous Verified by SK Report File # COMPARABLE SALE INFORMATION Gross October 17, 2013 $163,000 $11.27 N/A Bozeman, MT Gallatin 0.332 14,462 00RGG51601 R-1, Residential Single- Household, Low Density NHN Mathew Bird Circle 14-006es Residential Irregular Residential Development Not available PROPERTY DETAILS None N/A $0 TRANSFER INFORMATION Days on Market Daniel P. Wetstein and Kathleen F. Wetstein $163,000 Jim Appleby - 406-579-0839 Carol Lister - 406-581-9376 ANALYSIS OF SALE 191046 Clark Real Estate Appraisal (14-006es) (01/30/2014) 87 LAND SALE 2 Location City/State County Assessor Number(s) Zoning Size: Acres (Rounded) Square Feet Gross or Net Date of Sale Sale Price Less Improvements Adjusted Sale Price SW MT MLS # Price Per Acre $132,319 Price per Square Foot Price per Lot $400,000 Price per Front Foot Grantor Holyoke V, Inc.Grantee Recording Data Warranty Deed #2463205 Marketing Time 1207 Financing/Conditions Cash Verified By Legal Description Lot 9 of Block 8, The Crossing at Baxter Meadows, Gallatin County, MT Intended Use Section/Township/Range S03-T02S-R05E Access Vaquero Parkway Traffic Count Topography Level Lot Dimensions Flood Plain Not in Flood Plain Highest & Best Use at Sale Shape Irregular Improvements Frontage (Feet)331.5 View Similar Properties, Mountains Value of Improvements Utilities Utilities to Lot: City Water & Sewer, Nat. Gas, Telephone, Electricity, Internet Miscellaneous Verified by SK Report File # $0 TRANSFER INFORMATION Shining Mountain Lutheran Church $400,000 Jason Bayse, 406-581-7653 and appraiser's files ANALYSIS OF SALE N/A 14-006es Seller marketed to buyer as a Community Center lot under preliminary plat Irregular Residential Development Not available PROPERTY DETAILS None N/A $3.04 $1,207 Bozeman, MT Gallatin 3.023 131,678 00RGG65789 R3 - Residential Medium Density COMPARABLE SALE INFORMATION Gross September 19, 2013 $400,000 Corner of Vaquero Parkway and Davis Lane Clark Real Estate Appraisal (14-006es) (01/30/2014) 88 LAND SALE 3 Location City/State County Assessor Number(s) Zoning Size: Acres Square Feet Gross or Net Date of Sale Sale Price Less Improvements Adjusted Sale Price SW MT MLS # Price Per Acre $235,075 Price per Square Foot Price per Lot $189,000 Price per Front Foot Grantor Glacier Bank - REO Grantee Recording Data Warranty Deed #2448884 Marketing Time 63 Financing/Conditions Cash Verified By Legal Description Lot 19 in Block 1 of the Final Plat of Fowler Place Subdivision, City of Bozeman, Gallatin County, Montana Intended Use Section/Township/Range S18-T02S-R06E Access Christopher Way Traffic Count Topography Level Lot Dimensions Flood Plain FEMA Map #30031C0812D Dated 09/02/2011, Zone X, Minimal Flood Risk Highest & Best Use at Sale Shape Irregular Improvements Frontage (Feet)N/A View Interior Views Value of Improvements Utilities Utilities to Lot: City Water & Sewer, Nat. Gas, Telephone, Electricity, Internet Miscellaneous Verified by SK Report File # COMPARABLE SALE INFORMATION Gross May 9, 2013 $189,000 $5.40 N/A Bozeman, MT Gallatin 0.804 35,022 000RGG7987 R-1, Residential Single- Household, Low Density NHN Fowler Avenue 14-006es Residential Development, possible multi-lot development Irregular Residential Development Not available PROPERTY DETAILS None N/A $0 TRANSFER INFORMATION Days on Market Highfive Bozeman II LLC $189,000 Mark Dobrenski - 406-599-2175 ANALYSIS OF SALE 187647 Clark Real Estate Appraisal (14-006es) (01/30/2014) 89 LAND SALE 4 Location City/State County Assessor Number(s) Zoning Size: Acres Square Feet Gross or Net Date of Sale Sale Price Less Improvements Adjusted Sale Price SW MT MLS # Price Per Acre $438,596 Price per Square Foot Price per Lot $250,000 Price per Front Foot Grantor Robert B. Ogle a/k/a Robert E. Ogle Grantee Recording Data Warranty Deed #2389769 Marketing Time 0 Financing/Conditions Cash Verified By Legal Description Lot 23A of Graf's Second Subdivision to the City of Bozeman, Gallatin County, Montana Intended Use Section/Township/Range S18-T02S-R06E Access Lomas Drive Traffic Count Topography Slightly Sloped Lot Dimensions Flood Plain FEMA Map #30031C0817D Dated 09/02/2011, Zone X, Minimal Flood Risk Highest & Best Use at Sale Shape Irregular Improvements Frontage (Feet)N/A View Similar Properties, Mountains, City Value of Improvements Utilities Utilities to Lot: City Water & Sewer, Nat. Gas, Telephone, Electricity, Internet Miscellaneous Verified by SK Report File # $0 TRANSFER INFORMATION Days on Market Timothy Jon Horton and Laura Nordlund Horton, Trustees of the Timothy Jon Horton and Laura Nordlund Horton Revocable Living Trust dated February 16, 2010 $250,000 Penny Ogle - 406-595-7767 ANALYSIS OF SALE 176019 Originally platted as Lots 23 and 24, now amended as Lot 23A 14-006es Residential Irregular Residential Development Not available PROPERTY DETAILS None COMPARABLE SALE INFORMATION Gross N/A June 1, 2011 $250,000 $10.07 N/A Bozeman, MT Gallatin 0.570 24,829 000RGG3016 R-1, Residential Single- Household, Low Density 2103 Lomas Drive Clark Real Estate Appraisal (14-006es) (01/30/2014) 90 Comparison Sales Analysis Grid for Subject Site as if Vacant Adjustments have been considered for differences between the comparable sales and the subject site. Any adjustments made are noted on the spreadsheet below; DESCRIPTION SUBJECT SALE 1 SALE 2 SALE 3 SALE 4 ADDRESS 811 S Willson Ave NHN Mathew Bird Circle NHN Vaquero Parkway NHN Fowler Ave 2103 Lomas Drive LOCATION Bozeman Bozeman Bozeman Bozeman Bozeman SALES PRICE $163,000 $400,000 $189,000 $250,000 LISTING ADJUSTMENT IMPROVEMENTS BUYER EXPENDITURES DEMOLITION ENVIRONMENTAL OTHER LEGAL/ZONING ADJUSTED PRICE $163,000 $400,000 $189,000 $250,000 PROPERTY RIGHTS Fee Simple Fee Simple Fee Simple Fee Simple Fee Simple PROPERTY RIGHTS ADJUSTMENT ADJUSTED PRICE $163,000 $400,000 $189,000 $250,000 FINANCING Market Market Market Market Market FINANCING ADJUSTMENT ADJUSTED PRICE $163,000 $400,000 $189,000 $250,000 CONDITIONS OF SALE ADJUSTMENT Market Market Market REO Market ADJUSTMENT $56,700 ADJUSTED PRICE $163,000 $400,000 $245,700 $250,000 DATE OF SALE 10/17/13 09/19/13 05/09/13 06/01/11 MARKET CONDITIONS FACTOR 1.00 1.00 1.00 1.00 ADJUSTED PRICE PER LOT $163,000 $400,000 $245,700 $250,000 APPROXIMATE SIZE IN ACRES 2.147 0.332 3.023 0.804 0.570 ADJUSTED SALES PRICE PER LOT $163,000 $400,000 $245,700 $250,000 RANKING BASED ON: LOCATION Similar Similar Similar Similar VIEW Similar Similar Similar Superior SHAPE AND TOPOGRAPHY Similar Similar Similar Similar ZONING Similar Similar Similar Similar PARK AMENITY Inferior Similar Inferior Inferior UTILITIES Similar Similar Similar Similar SIZE Smaller Larger Smaller Smaller ADJUSTED SALES PRICE PER LOT $163,000 $400,000 $245,700 $250,000 RANKING COMPARED TO SUBJECT Slightly Inferior & Smaller Similar & Larger Slightly Inferior & Smaller Similar & Smaller 811 SOUTH WILLSON AVENUE, BOZEMAN, MONTANA COMPARABLE SALES ANALYSIS FOR 2.147 ACRES LOCATED AT Clark Real Estate Appraisal (14-006es) (01/30/2014) 91 Discussion of Differences: Buyer Expenditures, Property Rights, and Financing: According to our research no adjustment was necessary in these categories for the comparable sales. Conditions of Sale: Sale 3 is an REO sale. Research indicates that non-REO land sales of comparable properties ranged from 4% to 137% more than REO land sales. These statistics indicate a median of 48% more for non-REO land sales. We have made a conservative upward adjustment of 30% to Sale 3 for this difference. Market Conditions: All of the land sales closed in 2011 or 2013. Based upon our analysis, market conditions for vacant residential parcels in Bozeman were similar on the effective date of this report as on the closing dates of the comparables and no adjustment is necessary in this category. Discussion of Rankings: Location: We were unable to locate any recent vacant residential land sales within a historic district in Bozeman. Therefore, there is not sufficient market data to determine the impact on vacant land value for location within a historic district. The subject and all of the comparables are located in the city limits of Bozeman and are considered similar. View: Land Sale 4 is located on a lot overlooking the city. This is considered superior based on view. The views from the subject and remaining comparables result in similar marketability. Shape/Topography: The shapes and topographies of the subject and comparables result in similar marketability. Zoning: The subject is located in R-1, Residential Low Density zoning district with an additional CUP that allows for use as a Community Center. All of the comparables are located in residential zoning districts that allow for single family residential development. Sale 3 is located in an R-3, Residential Medium Density zoning district and, based on a PUD subdivision plat, it was designated as a Community Center lot. Based upon the highest and best use analysis of the subject and comparables, zoning is similar. Park Amenity: The subject includes a 1.1092 acre park along South Willson and College Avenue. We located no sales that included a park amenity. All of the sales are within a mile of a park and Land Sale 3 is adjacent to the Gallatin Regional Park . Based on its proximity to a park, Land Sale 3 is considered similar to the subject based on park a menity. The remaining Sales are not adjacent to a park and they are considered inferior based on park amenity. A map of the City of Bozeman Parks with the Subject and Comparable locations is provided on the following page. Clark Real Estate Appraisal (14-006es) (01/30/2014) 92 Utilities: The subject and comparables all have similar access to necessary utilities. Size: The subject is bracketed by the comparables based on lot size. B ased upon our analysis of the available market data, the price per lot varies relative to total lot size. For this reason, size is considered in the final reconciliation. Reconciliation of Sales Comparison Approach for the Subject Site As If Vacant The adjusted sales based on price per lot range from $163,000 to $400,000. Most weight is accorded Sale 3, which is closest in size to the subject and is also designated as a Community Center lot in the subdivision PUD. Secondary and equal weight is accorded the 3 remaining Comparable Land Sales. Based on this analysis, a price per lot of $350,000 is reasonable and supported by the data. $350,000 Subject Land Sale 2 Land Sale 4 Land Sale 3 Land Sale 1 Clark Real Estate Appraisal (14-006es) (01/30/2014) 93 COST ESTIMATE FOR IMPROVEMENTS The next step in the Cost Approach is to estimate the cost new of the improvements , minus depreciation, and add the estimated land value. The cost is based on an estimate derived from the Marshall Valuation Service, a recognized national cost estimating service. The comparative -unit method (utilizing the calculator method) is used to estimate the replacemen t cost for the subject improvements. All applicable depreciation must be calculated and subtracted from the cost new. It is important to note that our analysis is based upon replacement costs and not reproduction costs. We estimated the base cost for the subject main residence using the indicated cost for a High Value Residence, Class ‘D’, Type V. We estimated the basement finished area separately from the unfinished area. We considered the finished area as high value finish. We estimated the base cost of the shell of the carriage house (considered an accessory building) using a blended rate for a high value two story stable and a very good q uality guest house. These two base costs were nearly the same. We estimated the cost of the interior finish o f the carriage house based on the lowest cost interior office/apartment. We estimated the base cost for the 2nd floor of the carriage house and the main floor storage area of the carriage house separately using the indicated cost for a Class D, hayloft. In addition, when required, adjustments were made to the indicated base cost for construction characteristics and current and local cost differences. 2nd & 3rd Floors: We applied a cost of $292.27 to the overall subject square footage above grade. We have deducted the cost to renovate to bring the subject to a completed condition that would be required for a single family residence . The cost to renovate the 2nd and 3rd floors was discussed in the Highest and Best Use section of this report when the feasibility of a Bed and Breakfast was analyzed. Based on the feasibility analysis we determined a reasonable cost estimate to renovate the 2nd and 3rd floors and update the kitchen from prep to residential was $200 per square foot applied to the square footage of the 2nd and 3rd floors. Based on the size of the 2nd and 3rd floors, the cost of renovation would likely be $1,258,000 (6,290 square feet X $200/sf). Depreciation: Depreciation is defined as a loss in value of any kind. There are three categories of depreciation. These are Physical Depreciation, Functional Depreciation and External (or Economic) Depreciation. The subject was constructed 1910. There is some physical depreciation present due to the age of the subject and there is some functional obsolescence (in addition to the condition of the 2 nd and 3rd floors). We estimated depreciation from all sources for each of the comparable sales used in the Sales Comparison Approach of this report. There was not sufficient market data available to extract the amount of each specific source of depreciation. We verified each of the sales with the listing agent for the sale. We verified contributory site values with listing agents. Improved Sale 3 contributory lot value was based on a recently sold Clark Real Estate Appraisal (14-006es) (01/30/2014) 94 similar sized lot in the same historic neighborhood as Sale 3. That lot sold for $325,000 with an improvement and the improvement was subsequently demolished. The overall market extracted depreciation is presented below. The indicated depreciation from all sources for the comparables ranges from 37% to 66%. We have accorded approximately equal weight to all of the Improved Sales. We have selected an overall depreciation rate of 50% for use in the Cost Approach for the subject property. COST APPROACH CONCLUSION The Cost Approach analysis for the subject property is presented on the following page. Sale 1 Sale 2 Sale 3 Sale 4 502 S Grand 504 S Willson 1330 Gerald Ave 105 N Excelsior Bozeman Bozeman Missoula Butte Sale Price $1,800,000 $1,400,000 $1,125,000 $409,500 Less Value of Land -$300,000 -$325,000 -$325,000 -$40,950 Less Value of FF&E $0 $0 $0 $0 Depreciated Cost of Improvements $1,500,000 $1,075,000 $800,000 $368,550 Cost of Improvements As If New $2,390,000 $1,830,000 $1,730,000 $1,080,000 Less Depreciated Cost of Improvements -$1,500,000 -$1,075,000 -$800,000 -$368,550 Total Depreciation in Dollars $890,000 $755,000 $930,000 $711,450 Total Depreciation Percentage 37%41%54%66% Year Constructed/Year Renovated 1904 / 1999 1886 / 2007 1918 / 2009 1898 / Unknown Market Extracted Depreciation from All Sources from Improved Sales Clark Real Estate Appraisal (14-006es) (01/30/2014) 95 BASE COST MAIN RESIDENCE HIGH VALUE RESIDENCE, SEC 12, PAGE 27 CLASS D, TYPE V $292.27 WALL HEIGHT MULTIPLIER, SEC 12, PAGE 24 1.000 CURRENT COST MULTIPLIER, SEC 99, PAGE 3 1.060 LOCAL COST MULTIPLIER, SEC 99, PAGE 8 0.970 ADJUSTED BASE COST $300.51 HIGH VALUE RESIDENCE, SEC 12, PAGE 26 BASEMENT - CLASS D, HIGH VALUE FINISH $89.27 CURRENT COST MULTIPLIER, SEC 99, PAGE 3 1.060 LOCAL COST MULTIPLIER, SEC 99, PAGE 8 0.970 ADJUSTED BASE COST $91.79 HIGH VALUE RESIDENCE, SEC 12, PAGE 26 BASEMENT - CLASS D, UNFINISHED/MECHANICAL $19.64 CURRENT COST MULTIPLIER, SEC 99, PAGE 3 1.060 LOCAL COST MULTIPLIER, SEC 99, PAGE 8 0.970 ADJUSTED BASE COST $20.19 CARRIAGE HOUSE CLASS D, SHELL OF ACCESSORY BUILDING CARRIAGE HOUSE SEC 17, PAGE 36 & SEC 12, PAGE 29 - 40% FOR SHELL CLASS D, VERY GOOD SHELL OF CARRIAGE HOUSE $51.20 CURRENT COST MULTIPLIER, SEC 99, PAGE 3 1.060 LOCAL COST MULTIPLIER, SEC 99, PAGE 8 0.970 ADJUSTED BASE COST $52.64 CLASS D, INTERIOR OF CARRIAGE HOUSE - SEC 12, PAGE 13 CLASS D, LOWEST COST INTERIOR OFFICE-APARTMENT $47.29 CURRENT COST MULTIPLIER, SEC 99, PAGE 3 1.060 LOCAL COST MULTIPLIER, SEC 99, PAGE 8 0.970 ADJUSTED BASE COST $48.62 CLASS D, HAYLOFT AREA, SEC 17, PAGE 30 CLASS D, HAYLOFT AREA $12.23 CURRENT COST MULTIPLIER, SEC 99, PAGE 3 1.060 LOCAL COST MULTIPLIER, SEC 99, PAGE 8 0.970 ADJUSTED BASE COST $12.57 COST ANALYSIS 811 SOUTH WILLSON AVENUE, BOZEMAN MONTANA Clark Real Estate Appraisal (14-006es) (01/30/2014) 96 The indicated value for the subject property from the Cost Approach as rounded is $1,530,000. COST ANALYSIS ABOVE GRADE RESIDENCE - EXCELLENT 9,594 @ $300.51 …………..$2,883,093 ADJUSTMENT FOR LOW COST INTERIOR OF 2ND & 3RD FLOORS OF RESIDENCE 6,290 @ -$200.00 …………..-$1,258,000 BASEMENT RESIDENCE - FINISHED 1,166 @ $91.79 …………..$107,027 BASEMENT RESIDENCE - UNFINISHED 2,209 @ $20.19 …………..$44,600 FIRE SUPRESSION SYSTEM - RESIDENCE Lump Sum ………………………….…………..$47,000 PORCHES, BALCONIES & PORTE COCHERE - RESIDENCE Lump Sum ………………………….…………..$60,000 ASSESSORY BUILDING - SHELL CARRIAGE HOUSE 4,680 @ $52.64 …………..$246,355 APARTMENT/OFFICE - CARRIAGE HOUSE 1,487 @ $48.62 …………..$72,298 2ND FLOOR HAYLOFT - CARRIAGE HOUSE 2,320 @ $12.57 …………..$29,162 ASSESSORY BUILDING - CARRIAGE HOUSE MAIN FLOOR STORAGE 873 @ $12.57 …………..$10,974 SITE IMPROVEMENTS & LANDSCAPING Lump Sum ………………………….…………..$50,000 COST NEW $2,292,509 ENTREPRENEURIAL INCENTIVE @ 10% $229,251 TOTAL COST NEW OF CURRENT IMPROVEMENTS $2,521,760 LESS OBSERVED DEPRECIATION ESTIMATED TOTAL DEPRECIATION FROM ALL SOURCES 50.0%of adjusted cost $1,260,880 TOTAL DEPRECIATED IMPROVEMENT COST $1,260,880 ADD LAND VALUE $350,000 $1,610,880 LESS ADJUSTMENT FOR CONSERVATION EASEMENT ENCUMBRANCE -$80,544 INDICATED VALUE FROM COST APPROACH $1,530,336 ROUNDED TO $1,530,000 Clark Real Estate Appraisal (14-006es) (01/30/2014) 97 SALES COMPARISON APPROACH The Sales Comparison Approach reflects the actions of market participants in purchasing historic residences similar to the subject property as improved. We located only 2 sales in the immediate subject market area. For this reason it was necessary to expand our search to other cities in Montana. We located 4 sales and one active listing of historic residential properties that compare relatively well with the subject property. These comparables are included on the table below; The comparables are described in detail in this portion of this report. Photographs of the comparables are included. A map indicating the locations of the comparables in relation to the subject property is below. Map of Improved Sales Comp #Type Address Area Sale/List Price Building Size in SF Price/SF Sale Date 1 Residential 502 S Grand Ave Bozeman $1,800,000 5,411 $332.66 11/1/2013 2 Residential 504 S Willson Ave Bozeman $1,400,000 4,501 $311.04 7/10/2012 3 Residential 1330 Gerald Ave Missoula $1,125,000 4,128 $272.53 8/31/2012 4 Bed & Breakfast/ Boarding House 105 N Excelsior Ave Butte $409,500 7,812 $52.42 5/27/2009 A1 Bed & Breakfast 1003 2nd Ave NW Great Falls $445,000 5,653 $78.72 ACTIVE SUMMARY OF COMPARABLE IMPROVED SALES FOR 2.147 ACRES AS ASSEMBLED AT 811 S WILLSON AVE, BOZEMAN, MT Subject Comp 1 Comp 2 Comp 3 Listing 1 Comp 4 Clark Real Estate Appraisal (14-006es) (01/30/2014) 98 IMPROVED SALE 1 Location City/State County Assessor Number Zoning Historic Significance Conservation Easement Site Size: Acres Square Feet Building SF Above Grade Date of Sale Sales Price MLS # Grantor Thomas E. Bitnar and Randle Robinson Bitnar Grantee Recording Data Warranty Deed #2467200D Marketing Time 244 Financing/Conditions Cash Verified By Legal Description North 20 ft of Lot 18 and Lots 19-20 in Block 5 of Fairview Addition to Bozeman, Gallatin County, Montana Intended Use Section/Township/Range S07-T02S-R06E Building SF Above Grade 5,411 5,411 Basement Area 1,935 (Finished)Sales Price $1,800,000 # of Bedrooms 4 Less Site Value* $200,000 # of Bathrooms 4.5 Value of Improvements $1,600,000 Construction Wood Framed, Exterior Brick Sales Price Per Square Foot $332.66 Quality Excellent Price of Improvements Per SF $295.69 Condition Excellent Year Built/Age 1904 / 109 Years / Renovated 1999 Number of Levels 3 + Basement Functional Plan/Layout Yes HVAC/Heating/Cooling Gas Radiant Hot Water Outbuildings None Garage Carport Access City Street Appliances Average Utilities Electricity, Telephone, Natural Gas, Internet, City Water & Sewer Site Topography Level Water Frontage None Seller Concession $2,200 (Radon Mitigation) Miscellaneous List Price: $1,850,000 * Estimated by Appraiser 14-006es Notes COMPARABLE SALE INFORMATION CRMX-188 LLC Mike Basile - 406-579-6530 Bozeman MT November 1, 2013 $1,800,000 Improvement Size - SF Report File 10,803 Gallatin 502 S Grand Ave DESCRIPTION OF IMPROVEMENTS ANALYSIS OF SALE Days on Market 187957 000RGH4670 5,411 R-1, Residential Single-Household, Low Density Residential 0.248 Listed on State and National Register of Historic Places via Bon Ton Historic District None TRANSFER INFORMATION Clark Real Estate Appraisal (14-006es) (01/30/2014) 99 502 South Grand Avenue ADDITIONAL PHOTOGRAPHS Foyer Living Room / Dining Room Bedroom Bathroom Scrollwork Patio Clark Real Estate Appraisal (14-006es) (01/30/2014) 100 IMPROVED SALE 2 Location City/State County Assessor Number Zoning Historic Significance Conservation Easement Site Size: Acres Square Feet Building SF Above Grade Date of Sale Sales Price MLS # Grantor David Ronsen and Michelle C Ronsen Grantee Recording Data Warranty Deed #2420550D Marketing Time 532 Financing/Conditions Cash Verified By Legal Description Lots 16, 17, 18, 19 and 20 in Block 6 of the Fairview Addition to the City of Bozeman, Gallatin County, Montana Intended Use Section/Township/Range S07-T02S-R06E Building SF Above Grade 4,501 4,501 Basement Area 1,293 (Unfinished)Sales Price $1,400,000 # of Bedrooms 4 Less Site Value* $275,000 # of Bathrooms 3.5 Value of Improvements $1,125,000 Construction Wood Framed Sales Price Per Square Foot $311.04 Quality Excellent Price of Improvements Per SF $249.94 Condition Excellent Year Built/Age 1886 / 126 Years / Remodeled 2007 Number of Levels 3 + Basement Functional Plan/Layout Yes HVAC/Heating/Cooling Gas Radiant Hot Water Outbuildings None Garage 2-Car Detached Access City Street Appliances Excellent Utilities Electricity, Telephone, Natural Gas, Internet, City Water & Sewer Site Topography Level Water Frontage None Seller Concession $9,450 (Fireplace Repair) Miscellaneous List Price: $1,650,000 COMPARABLE SALE INFORMATION Amy L. Andrews, Trustee of the Christopher J. Andrews and Amy L. Andrews Revocable Living Trust, Dated May 4, 2009 Denise Andres - 406-556-5065 Bozeman MT July 10, 2012 $1,400,000 Improvement Size - SF 24,002 Gallatin 504 S Willson Notes 000RGH5314 4,501 R-1, Residential Single-Household, Low Density, Bon Ton Historic District Residential 0.551 Listed on State and National Register of Historic via Bon Ton Historic District None TRANSFER INFORMATION DESCRIPTION OF IMPROVEMENTS ANALYSIS OF SALE Days on Market 172149 Clark Real Estate Appraisal (14-006es) (01/30/2014) 101 504 South Willson ADDITIONAL PHOTOGRAPHS Living Room Dining Room Kitchen Bedroom Bathroom Den Clark Real Estate Appraisal (14-006es) (01/30/2014) 102 IMPROVED SALE 3 Location City/State County Assessor Number Zoning Historic Significance Conservation Easement Site Size: Acres Square Feet Building SF Above Grade Date of Sale Sales Price MLS # Grantor Terry G. Whatley and Margery M. Whatley Grantee Recording Data Warranty Deed #201217029 Marketing Time 103 Financing/Conditions Cash Verified By Legal Description Lot 4 in Block 26 in Hammond Addition No. 3 to the City of Missoula, Missoula County, Montana Intended Use Section/Township/Range S27-T13N-R19W Building SF Above Grade 4,128 4,128 Basement Area 2,244 (Unfinished)Sales Price $1,125,000 # of Bedrooms 5 Less Site Value* $325,000 # of Bathrooms 2.5 Value of Improvements $800,000 Construction Wood Framed, Masonry/Brick Exterior Sales Price Per Square Foot $272.53 Quality Excellent Price of Improvements Per SF $193.80 Condition Excellent Year Built/Age 1918 / 94 Years / Renovated 2009 Number of Levels 2 + Basement (Unfinished) + Attic (Unfinished) Functional Plan/Layout Yes HVAC/Heating/Cooling Gas Radiant Hot Water Outbuildings None Garage 2-Car Detached Access City Street Appliances Excellent Utilities Electricity, Telephone, Natural Gas, Internet, City Water & Sewer Site Topography Level Seller Concession None Water Frontage None Miscellaneous List Price: $1,280,000 * Estimated by Appraiser 14-006es 1330 Gerald Ave DESCRIPTION OF IMPROVEMENTS ANALYSIS OF SALE Days on Market 20123416 0001336600 4,128 R5.4, Residential (1 Detached Dwelling per 5,400 sf) Residential 0.53 Listed on State and National Register of Historic Places via the University Historic District None TRANSFER INFORMATION Notes COMPARABLE SALE INFORMATION Anne E. Timmons Jeremy Williams - 406-532-7919 Missoula MT August 31, 2012 $1,125,000 Improvement Size - SF Report File 23,087 Missoula Clark Real Estate Appraisal (14-006es) (01/30/2014) 103 1330 Gerald Avenue ADDITIONAL PHOTOGRAPHS Foyer Dining Room Kitchen Living Room Bathroom Stairway Clark Real Estate Appraisal (14-006es) (01/30/2014) 104 IMPROVED SALE 4 Location City/State County Assessor Number Zoning Historic Significance Conservation Easement Site Size: Acres Square Feet Building SF Above Grade Date of Sale Sales Price MLS # Grantor Chad L. Tipton and Shannon Tipton Grantee Recording Data Warranty Deed #629769 Marketing Time 485 Financing/Conditions Conventional Verified By Legal Description Lot 1 and East 40 feet of Lot 2 in Block 3 of Excelsior Addition to City and County of Butte Silver Bow, Montana Intended Use Section/Township/Range S14-T03N-R08W Building SF Above Grade 7,812 7,812 Basement Area 3,255 (Unfinished)Sales Price $409,500 # of Bedrooms 9 Less Site Value* $40,950 # of Bathrooms 7.5 Value of Improvements $368,550 Construction Wood Framed, Exterior Brick Sales Price Per Square Foot $52.42 Quality Excellent Price of Improvements Per SF $47.18 Condition Good Year Built/Age 1898 / 111 Years Number of Levels 3 + Basement Functional Plan/Layout Yes HVAC/Heating/Cooling Gas Radiant Hot Water Outbuildings None Garage None Access City Street Appliances Excellent / Historic Utilities Electricity, Telephone, Natural Gas, Internet, City Water & Sewer Site Topography Level Seller Concession None Water Frontage None Miscellaneous List Price: $449,000 * Estimated by Appraiser 14-006es 105 N Excelsior Ave DESCRIPTION OF IMPROVEMENTS ANALYSIS OF SALE Days on Market 90538 0001430410 7,812 R-3, Multi-Family Residential Bed & Breakfast / Boarding House 0.23 Listed on State and National Register of Historic Places via the Butte-Anaconda National Historic Landmark district None TRANSFER INFORMATION Notes COMPARABLE SALE INFORMATION MJG Properties, LLC Sheri Broudy - 406-490-4069 Butte MT May 27, 2009 $409,500 Improvement Size - SF Report File 10,019 Silver Bow Clark Real Estate Appraisal (14-006es) (01/30/2014) 105 105 N Excelsior Ave ADDITIONAL PHOTOGRAPHS Front Entry Living Room Kitchen Kitchen Bathroom Stairway Clark Real Estate Appraisal (14-006es) (01/30/2014) 106 IMPROVED LISTING 1 Location City/State County Assessor Number Zoning Historic Significance Conservation Easement Site Size: Acres Square Feet Build SF Above Grade Date of Sale Asking Price MLS # Grantor (Current Owner)Samuel J., Sr. and Andrea L. Gouchenour Grantee Recording Data N/A Marketing Time (as of report effective date) 50 Financing/Conditions N/A Verified By Legal Description Lots 12, 13 and 14 of Block 28 of the West Great Falls Addition to the City of Great Falls, Cascade County, Montana Intended Use Section/Township/Range S03-T20N-R03E Building SF Above Grade 5,653 5,653 Basement Area 2347 (Unfinished)Asking Price $445,000 # of Bedrooms 8 Less Site Value* $60,000 # of Bathrooms 7 Furniture, Fixtures and Equipment*$50,000 Construction Wood Framed, Exterior Masonry Value of Improvements $335,000 Quality Excellent Sales Price Per Square Foot $78.72 Condition Very Good Price of Improvements Per SF $59.26 Year Built/Age 1891 / 123 Years / Renovated 2009 Number of Levels 3 + Basement Functional Plan/Layout Yes HVAC/Heating/Cooling Gas Radiant Hot Water Outbuildings None Garage None Access City Street Appliances Average Utilities Electricity, Telephone, Natural Gas, Internet, City Water & Sewer Site Topography Level Water Frontage None Seller Concession None Miscellaneous Prior Sale 6/5/2008, $305,000 * Estimated by Appraiser 14-006es Notes: Currently operated as Bed and Breakfast; 5 rooms with nightly rates $89 to $135. 0001828100 5,653 R-3, Residential Single-Household, High Density Bed and Breakfast 0.502 Listed on State and National Register of Historic Places, National Register Reference #80002402 None TRANSFER INFORMATION DESCRIPTION OF IMPROVEMENTS ANALYSIS OF SALE Days on Market 13-2496 COMPARABLE SALE INFORMATION N/A Kerry McInerney - 406-868-4324 Great Falls MT Active $445,000 Improvement Size - SF Report File 21,867 Cascade 1003 2nd Avenue NW Clark Real Estate Appraisal (14-006es) (01/30/2014) 107 1003 2nd Ave Northwest ADDITIONAL PHOTOGRAPHS Foyer Living Room Dining Room Kitchen Bedroom Bathroom Clark Real Estate Appraisal (14-006es) (01/30/2014) 108 SALES COMPARISON ANALYSIS A sales comparison analysis for the subject property utilizing the comparables presented is below. The sales comparison addresses the subject residence finished area. Separate adjustments will be made to account for the carriage house, the conse rvation easement and the unfinished area above grade in the main residence. DESCRIPTION SUBJECT SALE 1 SALE 2 SALE 3 SALE 4 LISTING 1 IDENTIFICATION 811 N Willson 502 S Grand 504 S Willson 1330 Gerald 105 N Excelsior 1003 2nd Ave NW LOCATION Bozeman Bozeman Bozeman Missoula Butte Great Falls SALE OR LIST PRICE $1,800,000 $1,400,000 $1,125,000 $409,500 $445,000 ADJUSTMENT FOR FF&E -$50,000 ADJUSTED PRICE $1,800,000 $1,400,000 $1,125,000 $409,500 $395,000 LISTING ADJUSTMENT -$39,500 SELLER CONCESSIONS -$2,200 -$9,450 BUYER EXPENDITURES DEMOLITION ENVIRONMENTAL OTHER LEGAL/ZONING ADJUSTED PRICE $1,797,800 $1,390,550 $1,125,000 $409,500 $355,500 PROPERTY RIGHTS Fee Simple Fee Simple Fee Simple Fee Simple Fee Simple Fee Simple PROPERTY RIGHTS ADJUSTMENT ADJUSTED PRICE $1,797,800 $1,390,550 $1,125,000 $409,500 $355,500 FINANCING Market Market Market Market Market Market FINANCING ADJUSTMENT ADJUSTED PRICE $1,797,800 $1,390,550 $1,125,000 $409,500 $355,500 CONDITIONS OF SALE Market Market Market Market Market Market CONDITIONS OF SALE ADJUSTMENT ADJUSTED PRICE OF IMPROVEMENTS $1,797,800 $1,390,550 $1,125,000 $409,500 $355,500 DATE OF SALE 11/01/13 07/10/12 08/31/12 05/27/09 ACTIVE MARKET CONDITIONS FACTOR 1.00 1.09 1.08 1.00 1.00 ADJUSTED PRICE $1,797,800 $1,515,700 $1,215,000 $409,500 $355,500 FINISHED AREA ABOVE GRADE 3,304 5,411 4,501 4,128 7,812 5,653 ADJUSTMENT FOR: LOCATION/SITE $150,000 $75,000 $25,000 $309,000 $290,000 FINISHED SQUARE FOOTAGE ABOVE GRADE ($158,000)($90,000)($62,000)($338,000)($176,000) BASEMENT FINISHED SQUARE FOOTAGE ($38,000)$58,000 $58,000 $58,000 $58,000 ADJUSTED PRICE $1,751,800 $1,558,700 $1,236,000 $438,500 $527,500 ADJUSTED SALES PRICE PER SQUARE FOOT $324 $346 $299 $56 $93 RANKINGS FOR: QUALITY Excellent Similar Similar Similar Similar Similar CONDITION/AGE Excellent Similar Similar Similar Inferior Inferior OVERALL RANKING COMPARED TO SUBJECT Similar Similar Similar Inferior Inferior ADJUSTED PRICE PER SQUARE FOOT $324 $346 $299 $56 $93 AS OF JANUARY 30, 2014 AT 811 SOUTH WILLSON AVE, BOZEMAN, MONTANA SALES COMPARISON ANALYSIS GRID FOR A HISTORIC PROPERTY Clark Real Estate Appraisal (14-006es) (01/30/2014) 109 Discussion of Adjustments: Furniture, Fixtures & Equipment: According to the listing agent, Active Listing 1, a bed and breakfast, includes FF&E with an estimated value of $50,000. A downward adjustment in this amount was made to Active Listing 1 to account for this . Listing Adjustment: Based on market data, sale prices are typically less than list prices. The percentage of Sale to List for the Improved Sales 1, 2, 3 and 4 range from 84.7% to 97.3% and average 90.3%. Based on this market evidence, Active Listing 1 was adjusted downward by 10% to account for the high likelihood that it will not sell for full list price. Seller Concessions: Sales 1 and 2 required downward adjustments for Seller Concessions. Sale 1 was adjusted downward by $2,200 for radon mitigation and Sale 2 was adjusted downward by $9,450 for fireplace repairs. Buyer Expenditures, Property Rights, Financing and Conditions of Sale: No adjustments were considered necessary in these categories for the comparables. Market Conditions: Improved Sales closed from 2009 through 2013 in Bozeman, Missoula and Butte markets. Sale 1 closed in Bozeman in the past 6 months and no market adjustment was considered necessary. Sale 2 closed in Bozeman in 2012. Based on changes in market conditions in Bozeman, an upward adjustment of 9% was required for Sale 2. Sale 3 closed in 2012 in Missoula. Based on changes in market conditions in Missoula since 2012, an upward adjustment of 8% was required for Sale 3. Sale 4 closed in 2009 i n Butte. The median price of single family home sales in Butte has been relatively stable since 2009 and no adjustment was necessary to Sale 4 for changes in market conditions. Location/Site: The adjustments in this category reflect the differences between the contributory land values of the comparables and the subject site value as if vacant. This adjustment takes into consideration all differences in the site and location. The table below indicates the adjustment made for differences in location and site to each of the comparables and the active listing. Finished Square Footage Above-Grade: The comparables vary in size compared to the subject. Based on the differences in size, an adjustment of $75 per square foot was made to each of the Comparables to reflect this difference. The table presented on the following page indicates the adjustment made to each of the comparables and the active listing for differences in finished square footage above grade. Subject (As Assembled)Sale 1 Sale 2 Sale 3 Sale 4 Active 1 Size 2.147 0.248 0.551 0.530 0.230 0.502 Subject Land Value $350,000 $350,000 $350,000 $350,000 $350,000 $350,000 Est. Land Value of Comp $200,000 $275,000 $325,000 $40,950 $60,000 Adjustment $150,000 $75,000 $25,000 $309,050 $290,000 Adjustment Rounded $150,000 $75,000 $25,000 $309,000 $290,000 Site Value Adjustment Clark Real Estate Appraisal (14-006es) (01/30/2014) 110 Basement Finished Square Footage: The comparables all include basements; however, only the subject and Sale 1 include a finished basement area. An adjustment of $50 per square foot was applied to the difference between the subject finished square footage and each of the comparables to account for differences in size of finished basement. The table below indicates the adjustments made. Discussion of Rankings: Quality: The subject and comparables are all historic homes with turn of the century architecture. The subject and comparables are considered similar based on quality. Condition/Age: Age and condition are typically interrelated and the overall condition is reflective of the effective age. The overall condition of Improved Sale s 1, 2, 3 are considered similar to the subject. Sale 4 and Active Listing 1 are considered inferior to the subject based on condition. SALES COMPARISON APPROACH RECONCILIATION The closed sales provided indications of $324, $346, $299 and $56 per square foot respectively. Sales 1 and 2 are located in the same historic district as the subject. Sale 3 is located in the University Historic District in Missoula. All are considered of similar quality and condition. Approximately equal weight is accorded Sales 1, 2 and 3. No weight is accorded Sale 4 and Active Listing 1 as they are considered inferior to the subject based on condition. Also, based upon our analysis of the contributory site values for Sale 4 and Active Listing1 they are likely located in areas that exhibit external obsolescence. We have accorded approximately equal weight to Sales 1, 2 and 3, indicating a price of $325 per square foot for the subject property (rounded). This is reasonable and well supported by the available market data. Based on this, the value indicated for the finished areas of the subject residence is $1,073,800(3,304 SF X $325/SF). Contributory Value of 2nd & 3rd Floor Shell: In addition to the main floor and basement finished areas of the main residence , the exterior shell of the 2 nd and 3rd floors of the main house must be considered. This estimate is based on the depreciated cost analysis from the Cost Approach. A table detailing this adjustment is on the following page. Subject Sale 1 Sale 2 Sale 3 Sale 4 Active 1 Finished Square Footage Above Grade 3,304 5,411 4,501 4,128 7,812 5,653 Difference in Subject & Comparables in SF Comp SF - Subject SF 2,107 1,197 824 4,508 2,349 Adjustment ($158,025)($89,775)($61,800)($338,100)($176,175) Rounded ($158,000)($90,000)($62,000)($338,000)($176,000) Above Grade Finished Square Footage Adjustment Subject Sale 1 Sale 2 Sale 3 Sale 4 Active 1 Basement Finished Square Footage 1,166 1,935 0 0 0 0 Difference in Subject & Comparables in SF Comp SF - Subject SF 769 (1,166) (1,166) (1,166) (1,166) Adjustment ($38,450)$58,300 $58,300 $58,300 $58,300 Rounded ($38,000)$58,000 $58,000 $58,000 $58,000 Basement Finished Square Footage Adjustment Clark Real Estate Appraisal (14-006es) (01/30/2014) 111 Based on an estimated cost of $55 per square, $345,950 is an appropriate adjustment for the 2nd and 3rd floor exterior shell of the main residence. Contributory Value of Carriage House: In addition to the 2nd and 3rd floor exterior shell adjustment, we also must consider a contributory value for the carriage h ouse. We have relied upon the depreciated cost as estimated in the Cost Approach for this adjustment . We have determined this to be $200,000 as presented in the table below. Diminution in Value for Conservation Easement : Last, we must also consider the diminution in value due to the Conservation Easement. This was discussed in the Market Analysis section of this report and was determined to be 5%. Conclusion: Based on this analysis, the indication of the value of the encumbered fee simple interest in the subject property from the Sales Comparison Approach is below; 3,304 SF X $325/SF $1,073.800 Exterior Shell of 2nd & 3rd Floor $ 345,950 Carriage House $ 200,000 $1,619,750 Less 5% for Conservation Easement $ 80,988 Value Indicated $1,538,762 Rounded To $1,540,000 Cost New/SF $300.51 Less Cost to Finish Interior $200.00 Exterior Cost $100.51 Plus Entreprenuerial Incentive $10.05 Cost New Exterior $110.56 Less Depreciation @ 50%$55.28 Rounded $55.00 SF of Exterior 2nd & 3rd Floors 6,290 Total for Exterior 2nd & 3rd Floors $345,950 2nd & 3rd Floor Shell Exterior Adjustment SHELL OF CARRIAGE HOUSE 4,680 @ $52.64 $246,355 APARTMENT/OFFICE - CARRIAGE HOUSE 1,487 @ $48.62 $72,298 2ND FLOOR HAYLOFT - CARRIAGE HOUSE 2,320 @ $12.57 $29,162 CARRIAGE HOUSE MAIN FLOOR STORAGE 873 @ $12.57 $10,974 $358,789 ENTREPRENURIAL INCENTIVE @ 10%$35,879 $394,668 DEPRECIATION @ 50%$197,334 $197,334 $200,000 Contributory Value of Carriage House As Rounded Clark Real Estate Appraisal (14-006es) (01/30/2014) 112 RECONCILIATION OF VALUE INDICATIONS The value indications for the Encumbered Fee Simple Interest in the subject property are indicated below; Cost Approach The Cost Approach is typically most applicable for proposed, new or relatively new properties. This approach can also provide some insight into value when there are few sales or lease comparables available. The Cost Approach can also be used as a check of reasonableness, which is how we have relied upon it in this report. Sales Comparison Approach The Sales Comparison Approach was developed using the best comparables available in the greater subject market area. In this case we considered sales of historic mansions in urban areas throughout the state. The sales provide indications of the actions of market participants relative to purchases of similar properties in the immediate and greater subject market area. The comparables provide credible information regarding the actions of market participants with regar d to historic residential properties. Quantitative and qualitative adjustments were necessary for differences between the subject and comparables. The adjustments were considered necessary and appropriate . This approach is accorded all weight. Income Approach The subject property in as is condition was not considered an income producing property since the net revenue for the current use was less than zero. The Income Approach was not applicable to the valuation of the subject property. Omitting this approach does not impact the credibility o f this report. Conclusion All weight is placed on the Sales Comparison. The Cost Approach provides a check of reasonableness. After careful consideration, the encumbered fee simple interest in the subject property, in as is condition, as of January 30, 2014 is: $1,540,000 Encumbered Fee Simple Interest Cost Approach $1,530,000 Sales Comparison Approach $1,540,000 Income Capitalization Approach Not Developed Clark Real Estate Appraisal (14-006es) (01/30/2014) 113 QUALIFICATIONS OF THE APPRAISER ELLIOTT (ELLIE) M. CLARK, MAI PROFESSIONAL DESIGNATIONS MAI Designated Member of the Appraisal Institute (2004) FORMAL EDUCATION College of Charleston, Charleston, SC Bachelor of Science – Geology (1985) REAL ESTATE EDUCATION Appraisal Institute 1990 - Basic Valuation Procedures 1990 - Real Estate Principles 1992 - Capitalization Theory and Technique 1994 - Advanced Income Capitalization 2001 - Highest and Best Use and Market Analysis 2001 - Advanced Sales Comparison and Cost Approaches 2002 - Standards of Professional Practice, Part A 2002 - Standards of Professional Practice, Part B 2002 - Report Writing and Valuation Analysis 2002 - Advanced Applications 2003 - Comprehensive Exam 2003 - Separating Real & Personal Property from Intangible Business Assets 2004 - Demonstration Appraisal 2006 - 7 Hour National USPAP Update Course 2006 - Business Practices and Ethics 2008 - 7 Hour National USPAP Update Course 2010 - 7 Hour National USPAP Update Course 2012 – 7 Hour National USPAP Update Course 2012 – Fundamentals of Separating Real Property, Personal Property and Intangible Business Assets 2012 – Valuation of Conservation Easements 2014 – 7 Hour National USPAP Update Course Institute of Financial Education 1985 - Real Estate Law I 1986 - Real Estate Law II IAAO 1991 - Standards of Practice and Professional Ethics Citadel Evening College 1993 - Residential Appraisal Reports Using URAR Form William H. Sharp & Associates 1995 - The Home Inspection Trident Technical College Clark Real Estate Appraisal (14-006es) (01/30/2014) 114 1997 - Uniform Standards of Appraisal Historic Preservation Consulting 1998 - Appraising Historic Property The Beckman Company 2004 - The Technical Inspection of Real Estate WORK EXPERIENCE 2003 - Present Clark Real Estate Appraisal – Owner/Commercial Real Estate Appraiser 1995 - 2003 Sass, Herrin & Associates, Inc. – Commercial Real Estate Appraiser 1990 - 1995 Charleston County Assessor’s Office – Sr. Staff Real Estate Appraiser 1986 - 1989 First Sun Capital Corporation - Mortgage Loan Officer 1985 - 1986 First National Bank of Atlanta - Mortgage Loan Processor 1984 - 1985 South Carolina Federal Savings Bank - Mortgage Loan Processor STATE LICENSES/CERTIFICATIONS Montana State Certified General Real Estate Appraiser - REA-RAG-LIC-683 APPRAISAL SEMINARS ATTENDED 2000 – JT&T Seminars: Financial Calculator HP -12C 2000 – Appraisal Institute: Highest and Best Use Applications 2004 – Appraisal Institute: Evaluating Commercial Construction 2005 – Appraisal Institute: Scope of Work: Expanding Your Range of Services 2006 – Appraisal Institute: Subdivision Valuation 2006 – Appraisal Institute: Appraising from Blueprints and Specifications 2006 – Appraisal Institute: Uniform Appraisal Standards for Federal Land Acquisitions 2007 – Appraisal Institute: Analyzing Commercial Lease Clauses 2007 – Appraisal Institute: Condominiums, Co-ops, and PUDs 2008 – Appraisal Institute: Spotlight on USPAP 2008 – Appraisal Institute: Quality Assurance in Residential Appraisals: Risky Appraisals = Risky Loans 2008 – Appraisal Institute: Office Building Valuation: A Contemporary Perspective 2009 – Appraisal Institute: Appraisal Curriculum Overview (2-Day General) 2010 – Appraisal Institute: Hotel Appraising – New Techniques for Today’s Uncertain Times 2010 – Appraisal Institute: The Discounted Cash Flow Model: Concepts, Issues & Applications 2011 – Appraisal Institute: Understanding & Using Investor Surveys Effectively 2011 – Appraisal Institute: Advanced Spreadsheet Modeling for Valuation Applications 2012 – Appraisal Institute: Appraising the Appraisal: Appraisal Review -General 2013 – Appraisal Institute: Business Practices and Ethics PARTIAL LIST OF CLIENTS Glacier Bank Rocky Mountain Bank State of Montana Department of Natural Resources Montana Department of Transportation United Stated Department of Interior Clark Real Estate Appraisal (14-006es) (01/30/2014) 115 SANDRA S. KENNEDY FORMAL EDUCATION University of Montana at Western, Dillon, MT Bachelor of Science in Business, Magna cum Laude REAL ESTATE EDUCATION Appraisal Institute Course 110 – Appraisal Principles, 2004 Course 120 – Appraisal Procedures, 2004 Course 410 – 15- Hour National USPAP Course, 2004 Course 203R- Residential Report Writing & Case Studies, 2006 Course - National Uniform Standards of Professional Appraisal Practice Update V.06, 2006 Course 320 – Basic Income Capitalization, 2006 Course 540 – Report Writing and Valuation, 2007 Course 510 – Advanced Income Capitalization, 2007 Course - National Uniform Standards of Professional Appraisal Practice Update, 2008 Course N400G - General Appraiser Market Analysis and Highest and Best Use, 2009 Course 420 – Online Business Practices & Ethics-2009 Course - National Uniform Standards of Professional Appraisal Practice Update, 2010 Course 503GD-Advanced Concepts & Case Studies, 2011 Course - National Uniform Standards of Professional Appraisal Practice Update, 2012 Course – Comprehensive Review of Appraisal Concepts, 2013 Comprehensive Exams Passed: Modules I, II, III and IV, 2013 Course - National Uniform Standards of Professional Appraisal Practice Update, 2014 SEMINARS & WEBINARS 2004 – Webinar: Appraising the Appraisal 2005 – Seminar: The Professional’s Guide to the Uniform Re sidential Appraisal Report 2008 – Seminar: Spotlight on USPAP: Hypothetical Conditions and Extraordinary Assumptions 2010 – ABA/AI Telephone Briefing, Appraisal Review: Sales Comparison Approach 2010 – ABA/AI Telephone Briefing, Appraisal Review: Income Capitalization Approach 2011 – Seminar: The Uniform Appraisal Dataset from Fannie Mae and Freddie Mac 2011 – Webinar: Understanding the Interagency Appraisal and Evaluation Guidelines 2011 – ABA/AI Telephone Briefing: 1004MC Form: Issues and Solutions 2012 – Seminar: Appraising the Appraisal: Appraisal Review- General 2013 – Montana Economic Outlook Seminar 2013 – Seminar 112: Practical Regression Using Microsoft Excel WORK EXPERIENCE 2008-Present Clark Real Estate Appraisal, Inc. – Montana Certified General Appraiser 2004 – 2008 Clark Real Estate Appraisal, Inc. – Real Estate Appraiser Trainee 2003 – 2004 General Contractor for personal residence 2002 – 2004 Carroll College – Director of Planned Giving 1994 – 2002 Carroll College – Director of Development 1990 – 1992 Western Washington University – Director of Annual Giving 1987 – 1990 University of Montana at Western – Alumni & Development Program Coordinator STATE LICENSES/CERTIFICATIONS Montana Certified General Real Estate Appraiser REA-RAG-LIC-758 Clark Real Estate Appraisal (14-006es) (01/30/2014) 116 APPRAISERS LICENSES Clark Real Estate Appraisal (14-006es) (01/30/2014) 117 ADDENDUM Clark Real Estate Appraisal (14-006es) (01/30/2014) 118 NATIONAL ECONOMIC DATA Real GDP increased 3.2% in the fourth quarter of 2013 after increasing 4.1% in the third quarter of 2013 based to the estimate released by the Bureau of Economic Analysis of the US Department of Commerce (BEA). According to the BEA, the slowdown in real GDP growth mainly reflected a slowdown in inventory investment. A decrease in federal government spending was also cited as a factor. The full effects of the federal government shutdown in October could not be quantified; however, BEA estimated that the effects of the reduction in hours worked by federal employees reduced GDP growth by 0.3%. Accelerating net exports and increases in consumer spending served as offsetting factors to the downturn in GDP growth for the fourth quarter of 2013. Overall the national economy appears to be slowly improving. STATE ECONOMIC DATA Montana is the 44th most populous state in the US. 2010 US Census data estimated a population of 989,415 indicating a growth in population of 9.7% from 2000 to 2010. The US Census Bureau estimates that the population of Montana in 2013 was 1,005,292. This estimate shows a 1.6% increase since the last census in 2010. The state economy is diverse with a wide variety of industries. The top five employment categories in the state are;  Trade, Transportation, and Utilities  Government (Federal, State, & Local)  Education & Health Services  Healthcare & Social Assistance  Leisure & Hospitality These industries employ from 11% to 16% of the workforce in Montana per category. The remaining categories employ less than 10% each. According the University of Montana Bureau of Economic Re search estimates, the state economy grew by about 2.7 percent, as measured by inflation-adjusted nonfarm earnings, in 2013. The long term outlook for Montana is for continued growth as economic activity accelerates in most areas of the state. Clark Real Estate Appraisal (14-006es) (01/30/2014) 119 GALLATIN COUNTY DATA The subject property is located in Gallatin County which is in the southwestern quadrant of the state. The total area of the county is approximately 2,632 square miles, of which 2,606 square miles is land and 26 square miles is water. The county was established in 1873 and attained its present boundaries in 1978. The county seat is Bozeman, which is in the northern portion of the county. A map of Montana with counties identified is below and a map of Gallatin County is on the following page. Geographical Information Counties adjacent to Gallatin County are Madison County to the west, Jefferson County to the northwest, Broadwater County to the north, Meagher County to the northeast, Park County to the east, Park and Teton Counties, Wyoming to the southeast, and Freemont County, Idaho to the southwest. The Gallatin National Forest and Yellowstone National Park are national protected areas located in Gallatin County. City and Communities Bozeman, Belgrade and Three Forks are incorporated cities in Gallatin County. The incorporated towns in Gallatin County are Manhattan and West Yellowstone. County population centers include: Amsterdam-Churchill, Big Sky, Four Corners and Willow Creek. Communities include Gallatin Gateway, Logan and Maudlow. Population Gallatin County is the 4th most populous county in Montana. The 2012 county population estimate from the US Census Bureau was 91,377. The population increased a total of 32% or 3.2% per year between 2000 and 2010. The Environmental Systems Research Institute (ESRI) forecast for 2012 was 91,667 and for 2015 it is 106,595. Subject County Clark Real Estate Appraisal (14-006es) (01/30/2014) 120 Income According ESRI forecasts the median household annual income in 2013 for Gallatin County was $51,952, which is higher than the 2013 ERSI estimated median household income for Montana in of $44,613. According to the American Community Survey data in 2009, the most recent year for which data is available, 14.1% of the Gallatin County population was below the poverty line. This is equal to the estimated 14.1% poverty rate for the State of Montana. Employment According to ESRI there were 48,573 residents of Gallatin County over 16 years of age in the workforce. Of these, 95.6% were employed in Gallatin County. The county unemployment rate (non-seasonally adjusted) per the Montana Department of Labor and Industry as of December 2012 was 4.9%. This is below the December 2012 unemployment rate for the state of 5.7%. According to ESRI, approximately 49.6% of the workforce in Gallatin County is employed in service industries (education services, lodging, health services, professional services, etc.). The next largest employment categories are retail trade, construction and manufacturing with 12.1%, 9.8%, and 5.7% of the workforce respectively. The remaining categories of agriculture/mining, transportation, communication, utilities and wholesale trade each employ less than 4.0% of the workforce per category. Montana State University is the major employer in Gallatin County. The top 20 private employers in Gallatin County are listed in the table to the left. Real Estate According to the ESRI estimate there were 43,880 housing units in Gallatin County in 2013 and 50.2% are owner occupied. The 2010 Census indicated 42,289 housing units and a home ownership rate of 52.7%. According to the American Community Survey (ACS) data from 2005 -2009, which is the most recent data available, approximately 59.8% of the homes in Gallatin County were single family detached; approximately 31.2% were multi-family type units; and approximately 9% were mobile homes. Business Name Number of Employees Albertson's 100-249 Bozeman Deaconess Hospital 1000-4999 Community Food Co-Op 100-249 Costco 100-249 First Security Bank 100-249 Gibson Guitar 100-249 Kenyon Noble Lumber & Hardware 100-249 Lowes 100-249 Martel Construction 100-249 McDonalds 100-249 Murdoch's Ranch & Home Supply 100-249 Reach Inc.100-249 Ressler Motor 100-249 Right Now Technologies 500-999 Rosauers 100-249 Target 100-249 Town & Country Foods 100-249 Town Pump Convenience Stores 100-249 Wal Mart 250-499 Zoot Enterprises 100-249 Top 20 Private Employers in Gallatin County Based on 2nd quarter 2011 Data: Source: Montana Department of Labor and Industry Clark Real Estate Appraisal (14-006es) (01/30/2014) 121 Montana is a nondisclosure state which means that property sales prices are not public record. There are few succinct sources of realty transfer data available. Historical data on home sales volume and median price for Gallatin County from city-data.com is included in the chart on the right. This data indicates that the median home sale price for Gallatin County was approximately $260,000 in the 4th quarter of 2013. This is the approaching the high point for the study period, which was in the 1st two quarters of 2008. According ERSI housing data, the median price of homes in Gallatin County is $266,200. Based on the city-data.com chart, the number of sales per quarter has declined in the 4th quarter of 2013, (the most recent quarter for which data was available). Historically, seasonal fluctuations in volume have been typical for the Gallatin County market and the 1st and 4th quarters of each year are often the lower in sales volume than 2nd and 3rd quarters. Education & Healthcare There are multiple elementary schools, middle schools and high schools in the various population centers of Gallatin County. Montana State University is located in Gallatin County in the city of Bozeman. MSU is the largest university in the state with a total enrollment above 15,000 (head count) in the fall of 2013. In addition to the Bozeman Deaconess Hospital there are numerous medical clinics located in the various population centers of Gallatin County. Linkages & Transportation US Interstate 90 extends east to west through Gallatin County straddling the city of Bozeman. US Highway 191 extends north to south connecting Bozeman with Big Sky and West Yellowstone to the south. Airports in Gallatin County include Bozeman Yellowstone International Airport near the city of Belgrade and Gallatin County Airport at Progreba Field, located near the city of Three Forks. Montana Rail Link, a privately held, Class II railroad, traverses east to west alongside US Interstate 90. County Data Conclusion The population of Gallatin County has increased considerably since 2000. The county provides a variety of employment opportunities including Montana State University, Bozeman Deaconess Hospital and RightNow Technologies. The county unemployment rate is lo wer than that of the state and the nation. The economy and the real estate market have remained relati vely stable since 2010. Overall, the economy of Gallatin County is considered stable due to the influence of the university and proximity to Yellowstone National Park and other recreational opportunities. Clark Real Estate Appraisal (14-006es) (01/30/2014) 122 CITY OF BOZEMAN DATA The city of Bozeman is located in southwest Montana and is the county seat of Gallatin County. The city was platted in August 1864 and was incorporated in April 1883. The city is named after John M. Bozeman, who established the Bozeman Trail and was a key founder of the city. Population and Income Based on ESRI, the 2013 estimated population of the city of Bozeman was 38,358. The 2010 Census indicated a population of 37,280, which is a 26.0% increase from the 2000 population of 29,510. The forecast for 2018 indicates a population of 40,466. The Bozeman population makes up approximately 41.5% of the total Gallatin County population. According to ESRI estimates, the median household income for residents in the city of Bozeman in 2013 was $42,674, which was lower than the median household income of $44,613 in Montana and lower than $51,314 for all U.S. households. The forecast for 2018 is for a median household income of $52,364 in the city of Bozeman. Employment According to the ACS 2005-2009 estimate, there were 22,628 employed in the Bozeman Work Force over the age of 16. Employment by specific industry is indicated in the following table. Agricultural/Mining 1.6% Construction 10.8% Manufacturing 4.6% Wholesale Trade 1.8% Retail Trade 15.2% Transportation/Utilities 1.9% Information 1.6% Finance/Insurance/Real Este 5.9% Professional/Scientific/Technical 8.6% Educational Services 14.96% Public Administration 2.4%% Health Care/Social Assistance 7.7% Accommodation/Food Services 10.8% Arts/Entertainment/Recreation 3.8% Other Services 8.4% Two of Bozeman’s largest employers are Montana State University and Bozeman Deaconess Hospital. MSU employs over 3,500 individuals that equates to over 2,700 full time equivalents. Montana State University recently announced plans to grow enrollment by 2,000 students in the near term. Bozeman Deaconess Hospital is the larges t private employer with over 1,400 employees, of which 821 are full-time employees. In addition, there are at least eight companies which are engaged in research or production of laser optic equipment, over a dozen bio -tech companies, and several large nationally-known high-tech companies, including Oracle Corporation, Ligocyte Pharmaceutical, Bacterin International, and ILX Lightwave Corporation. Clark Real Estate Appraisal (14-006es) (01/30/2014) 123 Other nationally-known companies based in Bozeman include Gibson Guitar Corporation, Mystery Ranch Backpacks and Simms Fishing Products. Commercial Real Estate Properties improved with general office, medical office or retail space are located throughout the Bozeman area. Retail hubs include the CBD of Bozeman along Main Street, 7 th Avenue and 19th Avenue from Main Street and north to Interstate 90. Commercial construction has increased in recent years along Main Street and 19 th Avenue. There is some vacant retail and office space but vacancy rates are relatively low and occupancy rates are estimated to be at 85% to 95%. Historic commercial sales in the city of Bozeman that were marketed on the area MLS are presented on the table below: Based upon our research, on average there were 33 sales of commercial properties per year in the city of Bozeman throughout the past 10 years. The most recent annual sales volume is 23% higher than 2012 and shows sustained growth since 2009. We identified 58 active listings of commercial properties in the city of Bozeman and 6 pending commercial sales. This indicates approximately a 2 year supply of commercial properties in the Bozeman market area. Residential Real Estate According to ERSI 20123 estimates, there are 18,057 housing units and 16,322 households in Bozeman. The ERSI forecast for 2018 indicates 19,552 housing units and 17,396 households. Based on 2013 estimates 38% are owner occupied, 52.4% are rented, and 9.6% are vacant. As of 2009, the ASC Survey indicates approximately 43% of these are detached single-family homes, 5% are mobile homes, and the remainder are comprised of multi-family units. Montana is a nondisclosure state which means that property sales prices are not public record. There are few succinct sources of realty transfer data available. According to the 2013 ESRI estimates, the median home value in Bozeman was $221,611, compared with $169,649 for Montana and $177,257 for the United States. The median home value in Bozeman is projected to increase to $260,398 by 2018, reflecting a 3.28% annual increase. 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 10 Year Total Business with Land and Building 1 1 Commercial Condos 9 9 24 22 11 6 5 3 17 16 122 Comm/Ind. Subdivision Lot 17 6 5 0 0 0 0 0 0 0 28 Commercial Land & Building 9 25 10 10 6 7 10 12 10 18 117 Vacant Commercial Land 6 19 10 5 3 1 1 7 8 60 Grand Total 41 59 49 38 20 13 16 16 34 42 328 City of Bozeman Commercial Sales on Area MLS in Past 10 Years Source: SW MT MLS as of December 2013 Clark Real Estate Appraisal (14-006es) (01/30/2014) 124 According to our research on the area MLS, the median single family home price in Bozeman increased from $254,500 in 2012 to $277,710 in 2013, indicating a 9.12% increase. Historical data on home sales volume and the median price of home sales in Bozeman from city-data.com is included in the table to the left. This information indicates that the median sale price of homes in Bozeman was approximately $280,000 in the 4th quarter of 2013. This is higher than the median price at any time during the study period (2008 forward). According to this data, the sales volume has ranged from 175 to 405 per quarter in the past year. Seasonal fluctuations in sales volume are common. At $280,000, the median home price is unaffordable for families with a median household income of $42,674. This conclusion is based upon a 10% down payment with a 30 year mortgage at a rate of 5%. (PI payment of $1,353; $42,674/12 = $3,556; $1,353/$3,556 = 38.04% of gross pay without taxes and insurance). The table below provides the historical residential building permit activity. Permit activity in 2013 indicates substantial growth in single- and multi-family development. 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 Total 2013 Percentage Decade Percentage Single Family 260 265 257 214 93 71 144 160 146 205 1,815 32.64%37.04% Duplex/TH 214 204 121 151 65 12 24 12 14 4 821 0.64%16.76% Multi-Family 400 486 292 391 84 99 40 27 11 419 2,249 66.72%45.90% Manufactured 7 0 0 8 0 0 0 0 0 0 15 0.00%0.31% Total 881 955 670 764 242 182 208 199 171 628 4,900 100.00%100.00% Residential Building Permit Activity in Bozeman Source: City of Bozeman Planning Department Clark Real Estate Appraisal (14-006es) (01/30/2014) 125 The chart below indicates the number of lot sales and average prices over the past 4 years. There was a sharp increase in the number of sales in 2012 and a modest increase in 2013. In 2012, the average lot price dipped in part due to the number of builders purchasing bulk sales of lots. There are 117 active listings of similar type lots on MLS as of the effective date of this report, with an average asking price of $90,982. Based on our interviews of market participants, the area MLS has typically carried 200 to 300 lot listings in recent years. Recreation Bozeman is located in an area that provides outdoor enthusiasts with an abundance of opportunity for recreational activities. It is located approximately 4 miles southwest of the Missouri River Headwaters State Park and approximately 90 miles north of Yellowstone National Park. Blue -ribbon trout fishing is available on the Gallatin, the Madison and Yellowstone Rivers. It sits at an elevation of 4,793 feet with numerous mountain ranges surrounding it for hiking, backpacking and mountain biking in the summer. Downhill skiing is available just 16 miles northeast of Bozeman at Bridger Bowl Ski Resort. Big Sky Resort and Moonlight Basin offer additional downhill options and are just 50 miles southwest of Bozeman. Bozeman also supports over 40 public parks, many of them dog- friendly, while others feature tennis, ice skating and playground equipment. The city also includes many streets with biking lanes and a variety of trails throughout the city. In addition to all that Montana State University provides, Bozeman also offers many venues for events. The Emerson Center for the Arts and Culture is a primary venue for plays, music productions and movies. The Museum of the Rockies was created in 1957 a s the gift from Butte physician Caroline McGill and is a part of Montana State University and an affiliate institution of the Smithsonian. It is Montana's premier natural and cultural history museum and houses permanent exhibits on dinosaurs, geology and Montana history, as well as a planetarium and a living history farm. Paleontologist Jack Horner is the museum's curator of paleontology and brought national notice to the museum for his fossil discoveries in the 1980s. 90 70 189 209 117 $56,748 $64,488 $45,164 $61,673 $90,982 $0 $10,000 $20,000 $30,000 $40,000 $50,000 $60,000 $70,000 $80,000 $90,000 $100,000 0 25 50 75 100 125 150 175 200 225 Nu m b e r o f H o m e S i t e s S o l d Period Single Family Lots Sales in the City of Bozeman on Lots Less than 0.5 Acres in Size Lot Sales Volume Average Lot Sales Price Clark Real Estate Appraisal (14-006es) (01/30/2014) 126 Education & Healthcare Bozeman is home to Montana State University, a major research institution with an enrollment of 15,294 students in Fall of 2013. The Bozeman School District operates one high school-Bozeman High School; two middle schools—Chief Joseph Middle School and Sacajawea Mi ddle School; and seven elementary schools – Emily Dickinson Elementary School, Hawthorne Elementary School, Hyalite Elementary School, Irving Elementary School, Longfellow Elementary School, Morning Star Elementary School, Whittier Elementary School and Meadowlark Elementary School. Bozeman Deaconess Hospital is an 86 bed acute care hospital with over 150 physicians on medical staff. Additionally there are a variety of clinics and healthcare professionals located in Bozeman that are not associated with the Bozeman Deaconess Healthcare group. Linkages & Transportation Bozeman is intersected by US Interstate Highway 90. A new interchange is proposed for construction on the northwest side of the city that would provide better access to Bozeman Yellowstone International Airport. Funding has been set aside and the project is set to begin in 2013 and be completed by 2015. Bozeman is also a primary rail link, serving east-to-west rail traffic. Streamline bus service offers fare free public transportation throughout the Bozeman area and seasonally to Bridger Bowl Ski area. It also connects with the Skyline bus system that offers transportation to Big Sky. Bozeman Conclusion Bozeman’s population is growing and housing lots are being acquired at a pace not seen in the past several years. The overall economy of the area remained relatively stable during the economic downturn due to the influence of the University and technology companies in the area. The real estate market did decline during the recession, but has started to rebound in the past two years. Future growth and expansion are considered likely in both the short and long term. Clark Real Estate Appraisal (14-006es) (01/30/2014) 127 City of Bozeman Map Subject Clark Real Estate Appraisal (14-006es) (01/30/2014) 128 ENGAGEMENT LETTER (Page 1 of 6) Clark Real Estate Appraisal (14-006es) (01/30/2014) 129 (Page 2 of 6) Clark Real Estate Appraisal (14-006es) (01/30/2014) 130 (Page 3 of 6) Clark Real Estate Appraisal (14-006es) (01/30/2014) 131 (Page 4 of 6) Clark Real Estate Appraisal (14-006es) (01/30/2014) 132 (Page 5 of 6) Clark Real Estate Appraisal (14-006es) (01/30/2014) 133 (Page 6 of 6) Clark Real Estate Appraisal (14-006es) (01/30/2014) 134 SUBJECT DEED Clark Real Estate Appraisal (14-006es) (01/30/2014) 135 REFERENCES “Bozeman City Commission Votes Unanimously to Pursue Sale of Story Mansion.” bozemandailychronical.com. The Bozeman Daily Chronicle, August 2, 2011. Bergsman, Steve. “B & B& B: Bed and Breakfast and Beyond”, Valuation, 1st Quarter 2013. Bristor, Allyson C. City of Bozeman Commission Memorandum: Story Mansion Community Center CUP/COA/DEV - #Z-09022, April 13, 2009. “City Commission Votes to Keep the Mansion with Conditions.” friendsofthestory.org. Exergy Friends of the Story Mansion, February 7, 2011. “City of Bozeman Commission Resolution No. 4227 (Public Parkland Declaration).” The City of Bozeman, December 14, 2009. “City of Bozeman, Montana Request for Proposals to Purchase or Obtain by Gift the Story Mansion.” The City of Bozeman, May 23, 2013. “City of Bozeman Ordinance No. 1821: Purchase and Sale Agreement”, April, 2012. “City to Get Appraisal on Story Mansion.” bozemandailychronicle.com. The Bozeman Daily Chronicle, November 12, 2013. Comma-Q Architecture, Inc. The Historic T.B. Story Mansion, Architectural Assessment. Bozeman, Montana, August 2003. Higgins, Adrian. “Perfect Harmony.” Valuation Insights & Perspectives, First Quarter 2000. Huso, Deborah R., “This Old Write Off.” Valuation, 3rd Quarter, 2012, Kilpatrick, John A., and Adams, Victoria B. “Preservation Easements.” The Journal of Wealth Management, Summer 2008. Kukulski, Chris. City of Bozeman Commission Memorandum: Set a clear direction for the future of the Story Mansion, February 7, 2011. Kukulski, Chris. City of Bozeman Commission Memorandum: Consider proposals received for the Story Mansion and associated property and authorize the City Manager to move forward with the preferred proposal, November 12, 2013 “Montana House Bill 645 Historic Preservation Competitive Grant P rogram.” recovery.mt.gov/commerce/hpg/default.mcpx. 2009 Reynolds, Judith, MAI. “The Costs and Benefits of Historic Properties.” The Appraisal Journal, Spring 2006. Clark Real Estate Appraisal (14-006es) (01/30/2014) 136 Reynolds, Judith, MAI. LaCrosse WI: March 4, 2014. Interview. Story Mansion Proposal: “Bozeman Art Museum”, 2013. Story Mansion Proposal: “The Montana Center for Civics Engagement at the Story Mansion”, 2013. Story Mansion Proposal: “The Story Mansion Inn Project”, 2013. Story Mansion Proposal: “Tree of Life Ministries and the Portal School of Creativity and Innovation”, 2013. “Story Mansion to Get Facelift.” bozemandailychronicle.com. The Bozeman Daily Chronicle, April 13, 2005. T.B. Story Mansion and Carriage House Conservation Easement Agreement for Save America’s Treasures Grant No. 30-04-ML-0046, Gallatin Clerk and Recorder’s Office, Document # 2338483, July 31, 2009. Clark Real Estate Appraisal (14-006es) (01/30/2014) 137 The Secretary of the Interior’s Standards for the Treatment of Historical Properties Standards for Preservation 1. A property will be used as it was historically, or be given a new use that maximizes the retention of distinctive materials, features, spaces, and spatial relationships. Where a treatment and use have not been identified, a property will be protected and, if necessary, stabilized until additional work may be undertaken. 2. The historic character of a property will be retained and preserved. The replacement of intact or repairable historic materials or alteration of features, spaces, and spatial relationships that characterize a property will be avoided. 3. Each property will be recognized as a physical record of its time, place, and use. Work needed to stabilize, consolidate, and conserve existing historic materials and features will be physically and visually compatible, identifiable upon close inspection, and properly documented for future research. 4. Changes to a property that have acquired historic significance in their own right will be retained and preserved. 5. Distinctive materials, features, finishes, and construction techniques or examples of craftsmanship that characterize a property will be preserved. 6. The existing condition of historic features will be evaluated to determine the appropriate level of intervention needed. Where the severity of deterioration requires repair or limited replacement of a distinctive feature, the new material will match the old in composition, design, color, and texture. 7. Chemical or physical treatments, if appropriate, will be undertaken using the gentlest means possible. Treatments that cause damage to historic materials will not be used. 8. Archeological resources will be protected and preserved in place. If such resources must be disturbed, mitigation measures will be undertaken. Standards for Rehabilitation 1. A property will be used as it was historically or be given a new use that requires minimal change to its distinctive materials, features, spaces, and spatial relationships. 2. The historic character of a property will be retained and preserved. The removal of distinctive materials or alteration of features, spaces, and spatial relationships that characterize a property will be avoided. 3. Each property will be recognized as a physical record of its time, place, and use. Changes that create a false sense of historical development, such as adding conjectural features or elements from other historic properties, will not be undertaken. 4. Changes to a property that have acquired historic significance in their own right will be retained and preserved. 5. Distinctive materials, features, finishes, and construction techniques or examples of craftsmanship that characterize a property will be preserved. 6. Deteriorated historic features will be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature will match the old in design, color, texture, and, where possible, materials. Replacement of missing features will be substantiated by documentary and physical evidence. Clark Real Estate Appraisal (14-006es) (01/30/2014) 138 7. Chemical or physical treatments, if appropriate, will be undertaken using the gentlest means possible. Treatments that cause damage to historic materials will not be used. 8. Archeological resources will be protected and preserved in place. If such resources must be disturbed, mitigation measures will be undertaken. 9. New additions, exterior alterations, or related new construction will not destroy historic materials, features, and spatial relationships that characterize the property. The new work shall be differentiated from the old and will be compatible with the historic materials, features, size, scale and proportion, and massing to protect the integrity of the property and its environment. 10. New additions and adjacent or related new construction will be undertaken in a such a manner that, if removed in the future, the essential form and integrity of the historic property and its environment would be unimpaired. Standards for Restoration 1. A property will be used as it was historically or be given a new use which reflects the property's restoration period. 2. Materials and features from the restoration period will be retained and preserved. The removal of materials or alteration of features, spaces, and spatial relationships that characterize the period will not be undertaken. 3. Each property will be recognized as a physical record of its time, place, and use. Work needed to stabilize, consolidate and conserve materials and features from the restoration period will be physically and visually compatible, identifiable upon close inspection, and properly documented for future research. 4. Materials, features, spaces, and finishes that characterize other historical periods will be documented prior to their alteration or removal. 5. Distinctive materials, features, finishes, and construction techniques or examples of craftsmanship that characterize the restoration period will be preserved. 6. Deteriorated features from the restoration period will be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature will match the old in design, color, texture, and, where possible, materials. 7. Replacement of missing features from the restoration period will be substantiated by documentary and physical evidence. A false sense of history will not be created by adding conjectural features, features from other properties, or by combining features that never existed together historically. 8. Chemical or physical treatments, if appropriate, will be undertaken using the gentlest means possible. Treatments that cause damage to historic materials will not be used. 9. Archeological resources affected by a project will be protected and preserved in place. If such resources must be disturbed, mitigation measures will be undertaken. 10. Designs that were never executed historically will not be constructed. Standards of Reconstruction 1. Reconstruction will be used to depict vanished or non-surviving portions of a property when documentary and physical evidence is available to permit accurate reconstruction with minimal conjecture, and such reconstruction is essential to the public understanding of the property. Clark Real Estate Appraisal (14-006es) (01/30/2014) 139 2. Reconstruction of a landscape, building, structure, or object in its historic location will be preceded by a thorough archeological investigation to identify and evaluate those features and artifacts which are essential to an accurate reconstruction. If such resources must be disturbed, mitigation measures will be undertaken. 3. Reconstruction will include measures to preserve any remaining historic materials, features, and spatial relationships. 4. Reconstruction will be based on the accurate duplication of historic features and elements substantiated by documentary or physical evidence rather than on conjectural designs or the availability of different features from other historic properties. A reconstructed property will re-create the appearance of the non-surviving historic property in materials, design, color, and texture. 5. A reconstruction will be clearly identified as a contemporary re -creation. 6. Designs that were never executed historically will not be constructed. http://www.nps.gov/hps/tps/standguide/ Clark Real Estate Appraisal (14-006es) (01/30/2014) 140 Architects Confirmation of Square Foot Estimates for Story Mansion as of 2008 Renovation From: Ashley Flynn [aflynn@BOZEMAN.NET] Sent: Thursday, February 13, 2014 11:11 AM To: Sandra Kennedy Subject: FW: Story Mansion drawings of 2008 renovation Attachments: Story Mansion Site Plan and Floor Plans.pdf Sandra, Please find the attached drawings you requested. From: Kim Everts [mailto:kim@commaq.com] Sent: Thursday, February 13, 2014 11:10 AM To: Ashley Flynn Cc: Ben Lloyd Subject: Story Mansion drawings of 2008 renovation Ashley, Attached are site and floor plan pdf drawings of the Story Mansion Renovation project we prepared in 2008 for James Goehrung. The gross square feet of the floors is as follows: Basement: 3,375 s.f. 1st Floor: 3,304 s.f. 2nd Floor: 3,450 s.f. 3rd Floor: 2,840 s.f. These numbers are based on the drawing we used for the renovation. Please let me know if you need any other information. Thanks, Kim Kim Everts | Project Manager Comma-Q Architecture, Inc | 109 N Rouse Ave, #1 | Bozeman, MT 59715 | (406) 585-1112 All City of Bozeman emails are subject to the Right to Know provisions of Montana’s Constitution (Art. II, Sect. 9) and may be considered a “public record” per Sect. 2-6-202 and Sect. 2-6-401, Montana Code Annotated. As such, this email, its sender and receiver, and the contents may be available for public disclosure and will be retained pursuant to the City’s record retention po licies. Emails that contain confidential information related to individual privacy may be protected from disclosure under law. Clark Real Estate Appraisal (14-006es) (01/30/2014) 141 REVENUE & EXPENSES WITH APPRAISER PROJECTIONS FOR 2014 Contracted Services increased in recent years due to outsourcing part of the lawn maintenance and snow removal. < = 2009 2010 2011 2012 2013 3 Yr Avg Projected 2014 189-0000-344.76-45 RENTAL / STORY MANSION 1,285$ 22,377$ 24,693$ 19,363$ 24,370$ 22,808$ $25,000 189-0000-383.00-00 OTHER REVENUES / DONATIONS 189-0000-386.00-00 OTHER REVENUES / REFUNDS & REIMBURSEMENTS 850$ TOTAL REVENUES 1,285$ 23,227$ 24,693$ 19,363$ 24,370$ 22,808$ $25,000 189-8040-456.20-65 SUPPLIES AND MATERIALS / SMALL EQUIPMENT AND TOOLS 31$ -$ $0 189-8040-456.20-99 SUPPLIES AND MATERIALS / GENERAL 6,485$ 1,005$ 217$ 377$ 533$ $500 189-8040-456.30-10 MAINTENANCE / REPAIR & MAINT- EQUIPMENT 191$ 400$ 210$ 305$ $300 189-8040-456.30-20 MAINTENANCE / REPAIR & MAINT- BUILDINGS 1,141$ 192$ 343$ 176$ 237$ $250 189-8040-456.30-30 MAINTENANCE / REPAIR & MAINT - OTHER 1,819$ 3,043$ 3,043$ $2,000 189-8040-456.40-10 UTILITIES / ELECTRICITY 2,583$ 2,676$ 3,612$ 4,278$ 3,522$ $3,500 189-8040-456.40-20 UTILITIES / WATER SERVICE 394$ 409$ 393$ 620$ 474$ $500 189-8040-456.40-30 UTILITIES / SEWER SERVICE 243$ 238$ 220$ 596$ 351$ $600 189-8040-456.40-40 UTILITIES / NATURAL GAS 6,013$ 4,192$ 3,034$ 3,206$ 3,477$ $3,500 189-8040-456.40-50 UTILITIES / TELEPHONE 1,240$ 1,272$ 1,278$ 1,311$ 1,287$ $1,300 189-8040-456.40-55 UTILITIES / INTERNET 104$ 847$ 982$ 1,058$ 1,020$ 1,020$ $1,000 189-8040-456.40-60 UTILITIES / REFUSE DISPOSAL 780$ 823$ 761$ 750$ 778$ $800 189-8040-456.40-70 UTILITIES / STORM WATER 38$ 38$ $50 189-8040-456.50-20 CONTRACTED SERVICES / MAINTENANCE CONTRACTS 524$ 488$ 2,629$ 8,764$ 3,960$ $8,500 189-8040-456.50-30 CONTRACTED SERVICES / JANITORIAL CONTRACTS 1,565$ 2,342$ 3,007$ 2,722$ 2,691$ $2,700 189-8040-456.50-99 CONTRACTED SERVICES / GENERAL 1,072$ 638$ 312$ 475$ $0 189-8040-456.70-10 OTHER / ADVERTISING 706$ 706$ $0 189-8040-456.70-40 OTHER / POSTAGE 48$ 1$ 1$ $0 189-8040-456.70-60 OTHER / TAXES & ASSESSMENTS 403$ 211$ 486$ 522$ 406$ $500 189-8040-456.70-90 OTHER / RENTS & LEASES 10$ 177$ 177$ $0 189-8040-456.70-99 OTHER / GENERAL 230$ 115$ 115$ 115$ $0 TOTAL EXPENDITURES 104$ 25,620$ 16,688$ 20,507$ 24,769$ 23,596$ $26,000 REVENUES OVER (UNDER) EXPENDITURES **1,181$ (2,392)$ 8,004$ (1,145)$ (399)$ -$1,000 ** does not include: Depreciation, Staff Time, Property & Liability Insurance, any general admin & overhead costs REVENUES EXPENDITURES City of Bozeman - Story Mansion Revenue & Expense Report