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Baxter and Flander's Mill Rd-03-14, Appraisal
AN APPRAISAL REPORT OF: 79.869 acres near corner of Baxter Ln and Flanders Mill Rd. TBD--property is located at corner of Baxter Ln and Flanders Mill Rd. Bozeman, MT 59715 FILE NO.: C03061444 PREPARED FOR: Mr. Paul Rubright Soccer Education Foundation, Inc PO Box 4349 Bozeman, MT 59772 PREPARED ON: March 18, 2014 EFFECTIVE DATE OF VALUATION: March 12, 2014 PREPARED BY: Keith O'Reilly, MAI, MT-400 Bridger Appraisals, Inc. P.O. Box 11145 Bozeman, MT 59719 March 18, 2014 Soccer Education Foundation, Inc PO Box 4349 Bozeman, MT 59772 Re: 79.869 acres near corner of Baxter Ln and Flanders Mill Rd. Bozeman, MT 59715 Dear Mr. Paul Rubright, In accordance with your request and authorization, I have viewed the referenced property, also referred to as the appraised or subject property in the following report, and have estimated its current Fee Simple value, “As Is” as of March 12, 2014. My professional opinion is based upon analysis of market data gathered for this purpose and upon the assumptions and limiting conditions stated on pages 6-8 of the following report. This is an Appraisal Report as defined by Uniform Standards of Professional Appraisal Practice under Standards Rule 2-2(a). This format provides a summary of the appraisal process, subject and market data and valuation process. The information contained in this report is specific to the needs of the client and for the intended use as stated in this report. The appraiser is not responsible for unauthorized use of this report. The opinions stated in the accompanying report are based on my viewing of the appraised property, comparable properties, and analysis of all pertinent data. As a result of my investigation and analysis, it is my opinion that the Current Market Value of the Fee Simple Interest, “As Is”, in the subject property, as of March 12, 2014, is: TWO MILLION THREE HUNDRED NINETY FIVE THOUSAND DOLLARS ($2,395,000) The following report contains (57) pages plus an addendum that provides the data and analysis to support the stated value estimates. Respectfully submitted, Keith O'Reilly, MAI General Certified Appraiser #400 State of Montana TABLE OF CONTENTS ITEM: PAGE NO. PHOTOGRAPH OF THE SUBJECT PROPERTY ....................................................................... 5 ASSUMPTIONS AND LIMITING CONDITIONS ...................................................................... 6 SUMMARY OF IMPORTANT FACTS AND CONCLUSIONS ................................................. 9 SCOPE OF THE APPRAISAL .................................................................................................... 11 PURPOSE AND INTENDED USE AND USER OF THE APPRAISAL ................................... 12 DEFINITION OF MARKET VALUE ......................................................................................... 12 PROPERTY RIGHTS APPRAISED ............................................................................................ 13 EXPOSURE TIME ....................................................................................................................... 14 VALUATION DATE ................................................................................................................... 14 IDENTIFICATION AND HISTORY OF THE SUBJECT .......................................................... 15 SITE DATA AND ANALYSIS.................................................................................................... 30 ZONING AND GOVERNMENT RESTRICTIONS ................................................................... 34 HIGHEST AND BEST USE ........................................................................................................ 41 SALES COMPARISON APPROACH ......................................................................................... 43 FINAL RECONCILIATION ........................................................................................................ 54 CERTIFICATION ........................................................................................................................ 56 ADDENDUM Letter regarding Vesta F. Anderson's and Spencer N. Anderson's ownership interest Warranty Deed regarding Baxter Ranch Holding, LTD's ownership interest (Land) Buy-Sell Agreement Resume Current License Bridger Appraisals Inc. © 5 Keith O’Reilly, MAI PHOTOGRAPH OF THE SUBJECT PROPERTY View of the subject property looking southwest from Baxter Ln and Flanders Mill Rd. Photo taken on March 12, 2014 by Keith O’Reilly, MAI. Street scene looking north along Flanders Mill Rd. Photo taken on March 12, 2014 by Keith O’Reilly, MAI. Subject Site Bridger Appraisals Inc. © 6 Keith O’Reilly, MAI ASSUMPTIONS AND LIMITING CONDITIONS This appraisal report, the letter of transmittal, and certification are subject to the following assumptions and limiting conditions; and also, any special qualifying conditions that may be contained elsewhere in the report are incorporated by reference. Assumptions 1. That the legal description, as furnished, is correct; and that the title to the property is good and marketable. All existing liens and encumbrances, if any, have been disregarded. The property is appraised as though free and clear of other burdens, under responsible ownership and competent management. 2. That the land dimensions taken from available maps, plats, and/or surveys are correct. It has been assumed that those boundaries that are apparent are correct. 3. It is assumed that the use of the land and improvements is confined within the boundaries or property lines of the property described and that there is no encroachment or trespass unless noted in the report. 4. That no adverse water table or soil conditions exist, and no representation regarding such conditions is made in this report unless specifically stated; and, that the value estimated is predicted on the absence of any such conditions occurring. 5. It is assumed that the subject property conforms to all applicable zoning and use regulations and restrictions unless nonconformity has been identified, described and considered in the appraisal report. 6. Those opinions, estimates, data and statistics supplied by others in the course of this study, are correct; the assumption has been made that the sources are reliable, but no responsibility has been inferred for their accuracy. Bridger Appraisals Inc. © 7 Keith O’Reilly, MAI 7. This report does not contemplate any court action, nor does it obligate the appraiser to give any testimony or make any appearance in court, before commission, arbitrator or any other individual, body or agency. If court action or appearance later becomes necessary in the interest of the client, the terms of the additional service shall be negotiated at that time. 8. Unless otherwise stated in this report, the appraiser did not observe the existence of hazardous material, which may or may not be present on the property. I have no knowledge of the existence of such materials on or in the property. I am not qualified to detect such substances. The presence of potentially hazardous materials may affect the value of the property. This extends to any leaks from underground fuel storage tanks, and identification of Asbestos containing materials. The value estimate is predicated on the assumption that there is no such material on or in the property. No responsibility is assumed for any such conditions or for any expertise or engineering knowledge required to discover them. The client is urged to retain an expert in this field, if desired. Any such environmental risk discovered at a later date may require a revised estimate of value that may or may not be simply a reduction of the value by the estimated cost to cure the environmental condition. Properties known to have environmental risk may also carry a stigma in the market place that may or may not affect the value. If future soil tests should reveal the existence of any such soil conditions or hazardous waste, I reserve the right to review and adjust this appraisal accordingly. Limiting Conditions: 1. The appraiser is not responsible for any matter legal in character, nor is any opinion rendered as to title, which is assumed to be marketable. 2. The value reflected in the analysis applies only to the program of utilization considered in this report. The use of the value in conjunction with any other appraisal or under other influences invalidates the conclusions developed. 3. This analysis and estimate of value is made for the exclusive use and benefit of the clients to whom it is addressed; and, possession of this report or a copy, does not carry with it the right of publication, nor may it be used for any purpose other than that intended without the previous consent of the appraisers. In any event only the entire report may be used and no part shall be taken or used out of context. Bridger Appraisals Inc. © 8 Keith O’Reilly, MAI 4. Included as an integral part of this report are maps and photographs of the appraised property and sales. The maps and photographs were prepared and taken by the appraisers, and although they do not purport to represent survey accuracy, they are substantially correct and adequately serve as visual reference to the property. 5. Disclosure of the contents of this report is governed by the By-Laws and Regulations of the Appraisal Institute. Neither all nor any part of the contents of this report (especially any conclusions of value, the identity of the appraisers or the firm with which they are connected) shall be disseminated to the public through advertising media, public relations, news media, sales media, or any other public means of communication without the prior written consent and approval of the authors. 6. The forecasts, projections, or operating estimates contained herein are based on current market conditions, anticipated short-term supply and demand factors, and a continued stable economy. These forecasts are, therefore, subject to changes with future conditions. 7. The Appraiser’s conclusion of value is based upon the assumption that there are no hidden or unapparent conditions of the properties that might impact upon build ability. The appraiser recommends due diligence be conducted through local building departments or municipality to investigate build ability and whether property is suitable for intended use. The appraiser makes no representations, guarantees or warranties. Bridger Appraisals Inc. © 9 Keith O’Reilly, MAI SUMMARY OF IMPORTANT FACTS AND CONCLUSIONS Client: Paul Rubright, Soccer Education Foundation, Inc Intended User: Soccer Education Foundation, Inc. The City of Bozeman, MT. Owner of Property: The Estate of Vesta F. Anderson, Spencer N. Anderson and Baxter Ranch Holding, Ltd. as to their respective interests as identified in the office of the Gallatin County Clerk and Recorder Date of Valuation: March 12, 2014 Date of Preparation: March 18, 2014 Rights Appraised: Fee Simple Legal Description: That portion of Tract 1A COS 2554A as identified by the current tax records as the N PT of Tract 1A of Certificate of Survey No. 2554A, located in the NW1/4 and the SW1/4 of Section 3, Township 2 South, Range 5 East, P.M.M., Gallatin Co., MT. (***The legal description as shown above is reflective of the current tax assessment which identifies the subject site as the N PT of Tract 1A of COS 2554A. As of the effective date of this report a plat showing the subject site as described by the tax records has not been recorded in the office of the Gallatin County Clerk and Recorder. Therefore the legal provided is subject to modification when the plat is officially recorded. ) Location of Property: TBD--property is located at corner of Baxter Ln and Flanders Mill Rd., Bozeman, MT 59715 Improvements: The subject site is vacant agricultural land. Highest and Best Use: Speculative development land. Present Use: Vacant agricultural land. Zoning/Governmental: Agricultural Suburban District (A-S) Bridger Appraisals Inc. © 10 Keith O’Reilly, MAI Site Shape and Size: The site is rectangular in shape. It contains 79.869 acres or approximately 3,479,094 square feet. Environmental: There are no known adverse environmental conditions on the subject site. Please reference Limiting Conditions and Assumptions. Market Status: There has been more real estate activity in the last 12 to 24 months than in the preceding years. The real estate market peaked in 2006 and then began to decline up until about mid-2011. The real estate market experienced significant gains in 2013. The residential market has strengthened considerably. The oversupply of residential building sites has been absorbed, in fact now there is more demand than supply for residential building sites. The overall commercial market has also improved. Commercial rental rates and values have been increasing. Concluded value for each appraisal: Site Value as Vacant: $2,395,000 Cost Approach: Not Applicable Sales Comparison Approach: $2,395,000 Income Approach: Not Applicable Concluded Market Value: $2,395,000 Estimated Exposure Time: 6-12 months Estimated exposure time is based on current sales of speculative lands within the Bozeman area that are similar to the subject. The estimated exposure time is predicated on the final opinion of value. Bridger Appraisals Inc. © 11 Keith O’Reilly, MAI SCOPE OF THE APPRAISAL The scope of work consists of the amount and type of information researched and analyzed in an assignment. In preparing the appraisal, I have personally viewed the subject site and considered pertinent characteristics of the site in comparison to current market standards. I have analyzed the subject neighborhood and competing markets for current sales data. Local commercial real estate agents and brokers were consulted with to confirm sales and lease information. The offices and brokers include Mike McKenna (McKenna Realty), Dick Stefani (Bozeman Broker Group), Steve Olson (NAI Landmark Reality), Chris Pope (NAI Landmark Reality), Mike Elliot (Grub & Ellis), Kasey Hart (NAI Landmark Reality), Paul Rubright (Prudential Montana Real Estate) and Tom Starner and Kevin Black (Gene Cook Real Estate). I interviewed purchaser of the subject property and viewed the subject on March 12, 2014. General and specific data was obtained through personal and telephone interviews with government officials, property managers, developers, and other market participants. I have considered the highest and best use of the property as if vacant and as improved, and have applied the sales comparison approach valuation method. The subject property is a vacant tract of speculative development land, the cost approach and income approach are not applicable. The results indicated by this method has been reviewed and reconciled based on the reliability, relevance and reasonableness of the data, and the purpose and intended user of the appraisal. This is an Appraisal Report as defined by Uniform Standards of Professional Appraisal Practice under Standards Rule 2-2(a). This format provides a summary of the appraisal process, subject and market data and valuation process. The information contained in this report is specific to the needs of the client and for the intended use as stated in this report. The appraiser is not responsible for unauthorized use of this report. Bridger Appraisals Inc. © 12 Keith O’Reilly, MAI PURPOSE AND INTENDED USE AND USER OF THE APPRAISAL The purpose of this appraisal is to estimate a credible opinion of the Current Market Value of the subject property’s Fee Simple Interest, “As Is” as of March 12, 2014 , in accordance with the Uniform Standards of Professional Appraisal Practice (USPAP) and supplemented by the Appraisal Institute. The intended use of the appraisal is to assist the Client and Intended User, Soccer Education Foundation, Inc, in possibly acquiring the subject property. The City of Bozeman is also an acknowledge user of the report. The current owners are not the intended users of the report. DEFINITION OF MARKET VALUE Market value is defined as 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 and knowledgeably, and assuming the price is not affected by undue stimulus. Implicit in this definition is consummation of a sale as of a specified date and 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 they consider their own best interest; 3. A reasonable time is allowed for exposure in the open market; 4. Payment is made in terms of cash in U.S. dollars or in terms of financial arrangements comparable thereto; 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 1Source: Federal Register, vol. 55, August 22, 1990, also quoted in the Uniform Standards of Professional Appraisal Practice. The Dictionary of Real Estate Appraisal, 4th ed. (Chicago; Appraisal Institute, 2002), pp. 177-178. Bridger Appraisals Inc. © 13 Keith O’Reilly, MAI PROPERTY RIGHTS APPRAISED Property rights are ownership interests in real estate and have value. It is important to know what property right(s) or estate(s) are involved in the appraisal, because the estate identifies the rights being valued. The subject property rights being appraised is the Fee Simple Interest. Fee Simple: 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 and escheat.2 Leased Fee: An ownership interest held by a landlord with the rights of use and occupancy conveyed by lease to others. The rights of the lessor (the leased fee owner) and the lessee are specified by contract terms contained within the lease.3 2 The Dictionary of Real Estate Appraisal, op. cit., p. 113. 3 The Dictionary of Real Estate Appraisal, op. cit., p. 161. Bridger Appraisals Inc. © 14 Keith O’Reilly, MAI EXPOSURE TIME Exposure time should not be confused with the marketing period. Exposure time precedes the effective date of the appraisal. In other words, how long the subject property would be actively marketed prior to the effective date of the appraisal to bring the estimated opinion of market value determined in the appraisal. Marketing time is the period after the effective date of the appraisal. In other words, how long would it take to sell the subject property, at the appraised market value, after the effective date of the appraisal? Typically, in a stable market the marketing time and exposure time should be relatively similar. Current sales in the Bozeman market have been relied upon to estimate the exposure time of the subject property. Due to the size of the Bozeman market, the best estimate for exposure time is derived from sales of similar type property. Based upon the current market conditions, sales data within the report and current listings, I have estimated the exposure time for the subject property to be 6-12 months. VALUATION DATE The effective date of the appraisal is March 12, 2014. This is the date of valuation and the date that the subject property was personally viewed. Bridger Appraisals Inc. © 15 Keith O’Reilly, MAI IDENTIFICATION AND HISTORY OF THE SUBJECT The legal description of the subject property is: That portion of Tract 1A COS 2554A as identified by the current tax records as the N PT of Tract 1A of Certificate of Survey No. 2554A, located in the NW1/4 and the SW1/4 of Section 3, Township 2 South, Range 5 East, P.M.M., Gallatin Co., MT. ***The legal description as shown above is reflective of the current tax assessment which identifies the subject site as the N PT of Tract 1A of COS 2554A. As of the effective date of this report a plat showing the subject site as described by the tax records has not been recorded in the office of the Gallatin County Clerk and Recorder. Therefore the legal provided is subject to modification when the plat is officially recorded. Sale History: The subject property has not transferred as part of an arm’s length transaction in the past three years. The subject is vacant land that has been used for agricultural purposes, but is in the path of residential development. Current Listing or Contract: The subject property is currently under contract as shown by the provided Buy-Sell Agreement executed by Ana M. Allen (Seller) and Soccer Education Foundation, Inc (Buyer). Said document states the total purchase price to be $2,000,000 with no commission being paid to the one realtor involved in the transaction as reported by the additional provisions/concessions of the agreement. A copy of the Buy-Sell Agreement has been included in the addendum of this report. The contract appears to be arm’s length and cash equivalent. Bridger Appraisals Inc. © 16 Keith O’Reilly, MAI MONTANA REGIONAL AND CITY MAPS Subject Bridger Appraisals Inc. © 17 Keith O’Reilly, MAI Bridger Appraisals Inc. © 18 Keith O’Reilly, MAI REGIONAL, CITY, AND NEIGHBORHOOD ANALYSIS The purpose of this section is to identify the pertinent social, economic, governmental and environmental factors that affect property value and to analyze their impact on the appraised property’s current market value. This analysis begins with regional information and moves to relevant information about the city and the subject’s neighborhood. A neighborhood is defined as a grouping of similar land uses. From an appraisal viewpoint, this is the area where the subject property competes with other properties and where the most comparable market data is obtained. Bozeman, Montana is located in Gallatin County, in an area more commonly referred to as the Gallatin Valley. Gallatin County is a mountainous area that is located in the southwestern part of the state between Park and Madison Counties, north of the Montana-Wyoming border and Yellowstone National Park. In the past decade, Gallatin County has grown faster than any other county in the State of Montana and according to the 2010 Census 89,513 people called Gallatin County home. Gallatin County covers 2,500 square miles of mountainous lands varying in topography and climate. Additionally, nearly half of all of the land in Gallatin County is under public ownership by the Gallatin National Forest, State of Montana, Bureau of Land Management or the National Park Service. Bozeman, the county seat for Gallatin County, is located approximately 140 miles to the west of Billings, Montana and 65 miles to the north of Yellowstone National Park. Bozeman is the fourth largest city in Montana. In 2007, Gallatin County’s population surpassed that of Flathead County, making it the state’s third largest county. A report by Prospera Business Network that was released February 2010 declared Bozeman as the most expensive place to live in Montana. Social Factors: Social influences that affect value include, but are not limited to, population characteristics such as growth, population density, age distribution, household sizes, employment status, availability of education and the quality of life. Historic and Recent Population Trends - City of Bozeman, Gallatin County and the State of Montana: According to the U.S. Census Bureau, the City of Bozeman's population increased from 27,509 in 2000 to 37,280 as of April 1, 2010-- an increase of 9,771 people. This represents an increase in population of approximately 35.5% over a ten-year period, or an average rate of growth of about 3.55% per year. In contrast, the City of Bozeman’s average growth rate between 1980 and 1990 was about 0.41% per year. In the past decade, Gallatin County and Bozeman have grown faster than any other county or city in the state, according to U.S. Census Bureau data. Bridger Appraisals Inc. © 19 Keith O’Reilly, MAI Gallatin County's population increased from 67,831 in 2000 to 89,513 in 2010 - an increase of 21,682 people. This represents an increase in population of approximately 32% over a ten-year period, or an average growth rate of 3.2% per year. The entire state of Montana grew by 9.7% to 989,415 residents as of April 1, 2010—adding 87,220 people over the last 10 years. Montana continues to be ranked 44th among the 50 states in population. Pop. Est. *Census Census Geography 2011 April 1, 2010 2009 2008 2007 2006 2005 2004 2003 2002 2001 April 1, 2000 Gallatin County 91,377 89,513 90,343 89,812 87,300 84,498 80,708 77,439 74,723 72,000 70,196 67,831 34.7% Belgrade 7,549 7,389 8,192 8,169 8,025 7,632 7,329 7,290 7,039 6,742 6,411 5,728 31.8% Bozeman 38,025 37,280 39,282 39,004 37,643 36,668 34,698 33,269 31,545 30,018 28,917 27,509 38.2% Manhattan 1,553 1,520 1,677 1,684 1,603 1,619 1,572 1,580 1,540 1,497 1,486 1,396 11.2% Three Forks 1,909 1,869 1,970 1,980 1,967 1,973 1,949 1,963 1,896 1,829 1,800 1,728 10.5% West Yellowstone 1,298 1,271 1,502 1,510 1,434 1,287 1,264 1,265 1,244 1,218 1,195 1,177 10.3% Balance Gallatin Cty 41,043 40,184 37,720 37,465 36,628 35,319 33,896 32,072 31,459 30,696 30,387 30,293 35.5% % Change 2000 and 2011 Population Estimates* Source: U.S. Census Bureau, Population Estimates Program and Census Information *Taken July 1 of respective year In addition to population growth, the City of Bozeman continues to grow in geographic size. In order to accommodate the increasing population and business growth, new land for residential, commercial and industrial development has been annexed into the City. In 1990, the City was approximately 6,420 acres (10 square miles) in size. By the end of 2009, the City was approximately 12,318.9 acres (19.25 square miles) in size resulting in a 91 percent increase in size over the past 19 years. The recent two years have only seen annexation rates of 0.43 acres in 2009 and 0.00 acres in 2010. The Bozeman DPCD received three annexation applications in 2010; all three remain under review. The City has a reserve of developable land within its current boundaries. The City has not updated the amount of land annexed in 2012 and 2013, but it would appear to be a nominal amount. Bridger Appraisals Inc. © 20 Keith O’Reilly, MAI Bozeman is characterized by a smaller portion of families and an average household size somewhat smaller than Gallatin County as a whole. Bozeman has an average household size of 2.27 people, while the average household size for Gallatin County is 2.49 people. Just over half of Bozeman households are families compared to 63% countywide. Bozeman also exhibits a significantly lower homeownership rate than the county as a whole, primarily due to the student body of Montana State University. In general, the City of Bozeman has a significantly higher educational attainment level than Gallatin County or Montana. Approximately 51.1% of Bozeman residents’ ages 25 and older have a college degree, compared to 39% for Gallatin County and 27.9% for the State of Montana. Bozeman and Gallatin County have transformed over the past decade from a primarily agricultural based community to a tourism related community. The drive to the Bozeman and Gallatin County area has been due to the high quality of life that this area offers. This quality of life is due to low crime rates, the offering of many cultural experiences and abundant outdoor activities. Having many outdoor activities is due to excellent snow skiing developments, world class fly fishing rivers and streams, miles of hiking trails and land for almost any other outdoor recreation that comes to mind. Economic Factors: Historically, Bozeman has been somewhat different than the rest of the State of Montana and the nation as a whole economically speaking. One of the primary reasons of this difference is the fact that there are not a large number of employers who employ a significant amount of the population. For example, other areas of Montana, like Missoula, are very dependent on the lumber industry and when the lumber industry slowed, Missoula felt the impact. In contrast, the primary employer in Bozeman is Montana State University. The economy of Bozeman and Gallatin County is both broad based and diverse, with 5,305 establishments that employ over 42,000 people. Major sectors of the economy include industries in the areas of construction, government, manufacturing, technology, retail service and agriculture which all play significant roles. The largest single employer in the area is Montana State University (MSU) that employs over 3,500 people as permanent faculty/staff and graduate teaching/research assistants. MSU also employs over 2,000 students in part-time jobs. In the Fall of 2013, the enrollment at MSU was 15,294 students which is at an all time high at MSU. The student body of MSU has a significant effect on the local economy. Other significant employers in the county include the State of Montana, Gallatin County, the City of Bozeman, Bozeman Deaconess Hospital, RightNow (Oracle) Technologies and Wal-Mart. As the county’s employment base continues to diversify, the local economic health will be buffered from a downturn in any of the county’s key industries. Bridger Appraisals Inc. © 21 Keith O’Reilly, MAI Bridger Appraisals Inc. © 22 Keith O’Reilly, MAI Economic Development: The North 19th Avenue Corridor has evolved as a significant area of commercial real estate development in Bozeman. In 2007 the following retail stores and restaurants opened along North 19th Avenue: Sportsman’s Warehouse, IHOP, Lowe’s, Bed Bath & Beyond, Staples, REI. Safeway grocery chain (58,000sf) opened in 2011 and Kohls opened the 55,363sf department store at the end of 2010. At the Montana State University campus construction has finished the $10 million football stadium expansion. Other developments to Montana State University that had significant development in Bozeman included a new Molecular Biology Center ($458,000), a Health and Physical Education Center ($4.9 million), the Black Box Theater ($1.2 million), the Marsh Laboratory ($2.0 million), the biology building ($25 million), the Gaines Hall renovation ($28.5 million) and the new USDA Ag Research Building and Teaching Facility ($36.5 million). MSU recently received a $25 million dollar donation to construct a new building for the College of Business that began construction in the summer of 2013. Bridger Appraisals Inc. © 23 Keith O’Reilly, MAI Significant developments to the City of Bozeman over the past five years have included an addition to Fire Station No. 1 ($3.5 million), police station ($400,000), additions to the water/wastewater treatment plants ($32.2 million), additions to city hall ($3.0 million), the completion of the Downtown Parking Garage ($12 million), the construction of the Fire Station No. 3 and Gallatin County 911 Dispatch Center in Bozeman (approximately $7.1 million), a new water reclamation facility ($32 million), renovation of the old City of Bozeman Library into the new City Hall ($2 million), the construction of the Gallatin County Detention Center ($32 million) and both expansions of the landfill building located at the old landfill ($300,000) and of the vehicle maintenance building / Stream Line bus barn . Market Trends for Single Family Houses in the City Limits of Bozeman (Sales Price Range-$150K to $550K) Year # of Units Sold Avg. List Price Avg. Sales Price 2004 390 $253,334 $251,247 2005 453 $290,043 $287,423 2006 355 $326,242 $320,395 2007 311 $321,771 $313,226 2008 292 $311,222 $300,745 2009 284 $281,523 $268,673 2010 311 $276,464 $265,796 2011 336 $271,553 $261,625 2012 499 $296,218 $282,825 2013 473 $300,131 $295,616 The preceding data was supplied by the Southwest Montana MLS. The data shows that the market in Bozeman peaked sometime in late 2005 early 2006. The data is inclusive of single family residences within the City Limits of Bozeman that are on parcels less than one acre and had values between $150,000 and $550,000. The data clearly shows an average decline in value from the peak in 2006 through 2010 of 17%. The sales volume in 2010 was equal to the volume attained in 2007. The other interesting fact is the sales price to list price ration; at the height of the market in 2005 and 2006 sales were closing within about 2% of list price; in 2009 sales closed at approximately 5% of list price and in 2010 sales closed at approximately 4% of list price. 2013 turned out to be one of the most active years in real estate since the crash of the market at the end of 2006- beginning of 2007. In fact residential building sites where in oversupply up until 2011, in 2013 there was actually a pent up demand for residential building sites. Bridger Appraisals Inc. © 24 Keith O’Reilly, MAI Tourism: Yellowstone National Park is a significant generator of visitation to Bozeman. Yellowstone visitation has gradually increased over the years, ranging from 2,752,346 visitors in 2001 to a record number of visitors in 2010 of 3.6 million. Yellowstone was the first U.S. national park, and with 3,472 square miles of land is larger than Rhode Island and Delaware combined. It features an active volcano, more than 300 geysers, approximately 290 waterfalls and the 136 square mile Yellowstone Lake. Through the National Park Service, the park employs around 380 people year-round and 800 during its peak summer season. In addition, approximately 3,700 people work for concessionaires operating such services as lodging, foodservice, retail and transportation. The Big Sky resort area is located approximately 45 miles south of Bozeman. The area averages over 300 inches of annual snowfall, with skiing available November through April. In addition, Big Sky has evolved as more of a year- round destination over the past several years. Big Sky Resort was conceived and built by the late NBC newscaster, Chet Huntley. It first opened for skiing in 1974. In 1976, Michigan-based Boyne USA Resorts purchased the resort and has owned and managed it since then. Under the management of Boyne USA, Big Sky Resort continues to grow. In 1990, the resort invested $18 million in the Shoshone Condominium Hotel and the 46,000-square-foot Yellowstone Conference Center which can accommodate 950 people. In 1995, the Lone Peak Tram was built hoisting skiers to 11,150 feet and giving Big Sky one of the nation’s largest total vertical drops at 4,180 feet. Big Sky completed the single largest development since the resort’s inception in 2000 when the Summit at Big Sky, a luxury hotel condominium complex was constructed. The resort now offers 658 units, including guest rooms, suites, studios and condos. In 2001, Boyne USA announced a 10-year plan which will include $400 million in improvements to the Village and ski terrain at Big Sky. The ski terrain has grown from an original four ski lifts serving 18 runs to 21 lifts servings more than 150 ski runs. During the winter season, the resort offers winter activities such as snow shoeing and gives skiers/snowboards the opportunity to ski/board over 3,812 skiable acres and 150 runs. During the summer season the resort offers many outdoor activities such as mountain biking and horseback riding. Other activities in the Big Sky area include scenic lift rides, hiking, rock climbing, tennis, fly fishing and whitewater rafting. In addition, the scenic 18-hole, par 72 Golf Course at Big Sky was originally designed by Arnold Palmer and has a classic links style, winding along the banks of the West Fork of the Gallatin River. The golf course and entire area are populated with beavers, geese, deer, marmot, rainbow trout and moose. The golf course is also served by the Bunker Bar and Grill and a fully-equipped pro shop. Overall the Big Sky Resort hosts approximately 300,000 skiers per year. Another development near Big Sky is the Yellowstone Club, an exclusive vacation/residential development that has a $300,000 membership fee and a $34,000 annual fee. This development includes private skiing and golfing. In November of 2008, the Yellowstone Club filed for bankruptcy and in July 2010 was purchased by Cross Harbor Bridger Appraisals Inc. © 25 Keith O’Reilly, MAI Capital. Since bankruptcy, the Yellowstone Club has seen declines in property values of 25-30% and a decline in land value of 50%. However, the Yellowstone Club continues to lead the market in gross sale prices. Overall the Yellowstone Club appears to be seeing increasing values in 2013 and there is a considerable amount of residential construction taking place. Additional ski areas in Gallatin County include Moonlight Basin near Big Sky with an adjacent condo development, and Bridger Bowl, 15 miles to the north of Bozeman. Moonlight Basin recently exited bankruptcy proceedings. Also, the region’s excellent fishing and other outdoor activities generate many visitors to the area. Glacier National Park, located near the northwestern corner of the state also generates lodging demand in Bozeman due to Bozeman’s location between Glacier and Yellowstone National Parks. Other attractions in the Bozeman area include the Museum of the Rockies, Emerson Cultural Center, American Computer Museum (“Compuseum”) and the Pioneer Museum. The Bozeman Area Convention & Visitors Bureau has organized a Tournament Committee which brings to Bozeman ten to twelve amateur sporting events per year. These events are usually held at the facilities on the Montana State University campus or at the Special Events Center in Belgrade, located seven miles west Bozeman. The events typically fill numerous area hotel rooms. Governmental Factors: The City of Bozeman is a City Commission/City Manager form of government with an elected Municipal Judge. These three entities form the legislative, executive and judicial branches of government. Five commissioners, elected with no party affiliation, make up the City Commission. They are elected to four year, overlapping terms and are part time officials. Terms are staggered, and elections are held every two years. The candidate who receives the most votes in an election becomes the Mayor the last two years of their term. There are three fire stations, one located on South 19th Avenue, one located on North Rouse Avenue and one on Davis Lane. Both the fire and police protections are considered good. The State of Montana assesses an ad valorem property tax to run public schools and other government agencies. There is also a State levied income tax in Montana but there is no sales tax in the State. Zoning Activity: Gallatin County administers the zoning code for properties outside the city limits, but within the zoning doughnut. In general, planning and zoning regulations in the area are considered stringent. The Gallatin County Comprehensive Plan encourages development near existing cities and discourages those in more remote locations. Bozeman’s Planning Department enforces zoning regulation within the City Limits. In addition, the City adopted a “Big Box” ordinance to limit the size and number of big box retailers. Consequently, low supply and high demand have had a significant impact on real estate values. Bridger Appraisals Inc. © 26 Keith O’Reilly, MAI Subdivision Activity: Subdivision activity stalled in 2008, decreased in 2009 and slightly increased in 2010. In 2010, final plat applications for 136 lots were received (up from 10 in 2009) and preliminary plat applications for 14 lots were received (38 in 2008 and 9 in 2009). Since the beginning of 1996, approximately 6,139 new building lots have been created in the City. In 2010, the Department of Planning and Community Development processed 14 subdivision applications (15 in 2008 and 11 in 2009). Since the beginning of 1996, 659 subdivision applications have been pro- cessed. There has been little planning activity by local developers over the past several years due to poor market conditions, which has caused a pent up demand for residential building sites in 2013. Environmental Factors: Environmental factors consist of both natural and man-made features that can influence property values. These forces include but are not limited to climate, topography, natural barriers and transportation systems. Bozeman’s climate reflects its mountain valley location. Bozeman, Gallatin County and the entire State of Montana truly have four seasons. Summers are pleasant and characterized by warm to hot days, cool nights and an abundance of sunshine. Humid conditions are infrequent. The average high temperatures in the summer are in the upper 80s and the average lows in the winter are in the mid- 20s to lower 30s. The average high and low monthly temperatures for December, January, and February are 34 degrees and 15 degrees, 33 degrees and 14 degrees, and 39 degrees and 18 degrees respectively. Springs tend to come late in the Gallatin Valley. One third of the annual precipitation of 19.29 inches falls during May and June. The average annual mean snowfall in Bozeman is 72.1 inches and the average length of the growing season is 107 days. The climate of the county varies according to elevation, but it is generally characterized by relatively cold winters and warm summers. Typical operation costs that affect real estate are the inclusion of snow removal in the wintertime. Due to the fairly temperate summers, cool air conditioning costs are less; however, heating bills can be high due to the cold winter months. Bozeman is located in Southwest Montana and has access going east and west on U.S. Interstate Highway 90. Access to the south towards Yellowstone National Park and Salt Lake City is via U.S. Highway 191. Interstate 90, Bridger Appraisals Inc. © 27 Keith O’Reilly, MAI State of Montana and Gallatin County maintained roads provide access throughout the region and commercial air, truck and rail (commercial service only) transportation are adequate. Gallatin Field near Belgrade (seven miles west of Bozeman) is the second busiest airport in the state and provides adequate service to the region. Conclusion: In general, the outlook for Belgrade, Bozeman and the surrounding communities is good. Bozeman’s economy is diverse and anchored by Montana State University. As far as the labor market, Bozeman has a young and very well educated work force. The quality of life and outdoor activity will continue to be one of the driving factors for population growth in the Gallatin Valley. Gallatin County has a wide variety of excellent outdoor recreational opportunities. There are cultural and additional recreational resources in Bozeman due to the presence of MSU, and the tourism industry in southwestern Montana is poised for continued growth. Current population trends continue in an upward direction and growth has been sustained over the past decade. There are no local employers or industries that are in imminent danger of changing unemployment levels. As well there are no perspective employers moving into the area that are going to create a demand for employees. I anticipate normal to steady growth, and no major change in population that would create a under supply or residential real estate. In general the market overall real estate market in Bozeman has been better in 2013 than it has over the last 6 years. Residential and commercial activity has increased significantly. Residential apartment occupancy is more or less at 100%. Commercial lease rates and property values have been increasing as well. In general the immediate subject neighborhood can more or less be described as the northwest quadrant of Bozeman. Bridger Appraisals Inc. © 28 Keith O’Reilly, MAI TAXES AND ASSESSMENT ANALYSIS The State of Montana, through the Department of Revenue, is responsible for valuing all taxable real and personal property. Department of Revenue field offices accomplish this property valuation. State guidelines are followed to ensure property is appraised in a fair and equitable manner. According to the Department of Revenue, all three approaches to value are considered in the appraisal process. The amount of property tax paid is not determined solely by a property’s value. The property’s value is multiplied by a tax rate, set by the Montana Legislature, to determine its taxable value. The taxable value is then multiplied by the mill levy established by various taxing jurisdictions, city and county government, school districts and others, to provide services in the property’s area. The following calculations are used to determine general property tax: Value x Tax Rate = Taxable Value Taxable Value x Mill Levy = General Property Tax The property tax process begins with an appraisal of the property. State law requires the Department of Revenue to reappraise property periodically. The most recent reappraisal was completed on July 1, 2008. Each year, the Department of Revenue field offices must certify the taxable value of all properties incorporated within the boundaries of each existing tax jurisdiction or school district. This valuation is then submitted to the taxing jurisdictions and the county commissioners. The taxing jurisdictions then set mill levies based on these values and the budget required to provide the necessary services. The levy is calculated by dividing the necessary budget by the taxable value. In addition to local levies, there are statewide mills mandated by the Montana Legislature to provide school equalization and funding for the university system. Real Estate Assessment and Taxes Tax ID Land Total County Taxes City Taxes RGG54801 $47,232 $47,232 $587.24 $0.00 Based upon the total of the tax assessments, I have no reason to believe there would be any excessive tax burden on the subject property. Bridger Appraisals Inc. © 29 Keith O’Reilly, MAI Bridger Appraisals Inc. © 30 Keith O’Reilly, MAI SITE DATA AND ANALYSIS Location: TBD--property is located at corner of Baxter Ln and Flanders Mill Rd., Bozeman, MT 59715 Dimensions: See Attached Plat Map Land Area: 79.869 acres, (3,479,094sf) Shape: The site is rectangular in shape. Drainage: The soil conditions observed at the subject appear to be typical of the region and adequate to support development. Flood Zone: Census Tract: 5.03. The Subject is not located in flood hazard zone. FEMA Map Number: 30031C0803D. FEMA Map Date: September 2, 2011 Topography: The subject has level topography at grade and no areas of wetlands. Frontage: The site fronts Baxter Ln to the north and Flanders Mill Rd to the east. Visibility: Average Landscaping: None Site Utility: Average Street Access: Good Sewer and Water: Sewer: Presently not to site Water: Presently not to site Utilities: Northwestern Energy supplied electricity and natural gas to the area. Curb/Gutter: None Sidewalk: None Streetlights: None 2013 Real Estate Taxes (County) and 2014 Real Estate Taxes (City): $587.24 (County) and $0.00 (City of Bozeman) Adverse Easements or Encroachments: There no known adverse encumbrances or easements. Please reference Limiting Conditions and Assumptions. Adjacent Uses and Site Comments: The subject site is located at the southwest corner of Flanders Mill Rd and Baxter Ln. The site is a portion of a larger tract that is currently 116.765acres; this tract runs north and south along Flanders Mill Rd. At the opposite corner of Durston Rd and Flanders Mill Rd, the Bozeman School District constructed a new Elementary School which opened in 2013. The Bozeman School District also now has the adjacent approximate 36.894 acres under contract as a possible new site for a future high school for Bozeman. All the offsite improvements will be required to be upgraded prior to any development of the subject site. Bridger Appraisals Inc. © 31 Keith O’Reilly, MAI SUBJECT PLAT MAP (Tract 1A as currently recorded with the Gallatin County Clerk and Recorder's office) (Portion of Tract 1A as described by the tax records) Subject Site Bridger Appraisals Inc. © 32 Keith O’Reilly, MAI New Meadowlark Elementary School Site under contract for new High School Subject Site Bridger Appraisals Inc. © 33 Keith O’Reilly, MAI FLOOD MAP Bridger Appraisals Inc. © 34 Keith O’Reilly, MAI Conclusion: The subject site has many attributes that make it ideal to develop to its Highest and Best Use. The subject has level topography at grade and no areas of wetlands. NorthWestern Energy supplies electricity and natural gas to the subject neighborhood. There is good access via Baxter Lane and Flanders Mill Road. The site size is typical of sites developed into residential subdivisions. The majority of the land in the immediate neighborhood has been developed residentially. ZONING AND GOVERNMENT RESTRICTIONS The subject site is zoned by the Gallatin County Planning Department as Agricultural Suburban District (A-S). Subject Property Bridger Appraisals Inc. © 35 Keith O’Reilly, MAI Bridger Appraisals Inc. © 36 Keith O’Reilly, MAI Bridger Appraisals Inc. © 37 Keith O’Reilly, MAI Bridger Appraisals Inc. © 38 Keith O’Reilly, MAI Conclusion: The subject site is very typical of speculative residential development land. The land adjacent and south of the subject will eventually be developed by the Bozeman School District. As of the effective date of this report the Bozeman School District has the adjacent parcel to the south under contract for a new high school. The majority of the adjacent land has been developed residentially as both single family home sites and multi-family home sites. There is little demand for commercial development in the immediate neighborhood. Bridger Appraisals Inc. © 39 Keith O’Reilly, MAI PHOTOGRAPHS OF THE SUBJECT View of the southern portion of the subject site looking west. Photo taken on March 12, 2014 by Keith O’Reilly, MAI. Street scene looking east along Baxter Ln. Photo taken on March 12, 2014 by Keith O’Reilly, MAI. Bridger Appraisals Inc. © 40 Keith O’Reilly, MAI View looking south from Baxter Ln at the subject property. Photo taken on March 12, 2014 by Keith O’Reilly, MAI. Bridger Appraisals Inc. © 41 Keith O’Reilly, MAI HIGHEST AND BEST USE Highest and Best Use is defined in the fourth edition of The Dictionary of Real Estate Appraisal (Appraisal Institute, Chicago, 2002), as follows: The reasonably probable and legal use of vacant land or an improved property, which is physically possible, appropriately supported, financially feasible, and that results in the highest value. The four criteria the Highest and Best Use must meet are legal permissibility, physical possibility, financial feasibility, and maximum productivity. Highest and Best Use analysis is a three-step process. The first step involves the Highest and Best Use of a site as though vacant. The determination must be made to leave the site vacant or improve it. If the conclusion is to improve the site, the second step is to determine the ideal improvement. The final step is a comparison between the ideal improvement and the existing improvement. At this point, the determination must be made to maintain the property in its present form or to modify the improvements to more closely conform to the ideal use. Highest and Best Use may be defined as the reasonably probable and legal use of vacant land or improved property, which is physically possible, appropriately supported, financially feasible, and that results in the highest value. 4 1. Permissible Use. What uses are permitted by zoning and other legal restrictions? 2. Possible Use. To what use is the site physically adaptable? 3. Feasible Use. Which possible and permissible use will produce any net return to the owner of the site? 4. Maximally Productive. Among the feasible uses which use will produce the highest net return, (i.e., the highest present worth)? Conclusion Highest and Best Use As Vacant: The subject site is currently zoned A-S Agricultural Suburban District by the Gallatin County Planning Department. The subject site is located in the direct path of residential development. The lands located to the north, east and west of the subject has been developed residentially. The land directly south and adjacent to the subject has been acquired by the Bozeman School District. The land is relatively level and there are no known areas of wetlands. The demand for residential building sites is currently good and the supply of such sites is low. There is little if any commercial demand in the immediate subject neighborhood. The highest and best use for the subject site is for future residential development. 4Boyce, op. cit., p. 135. Bridger Appraisals Inc. © 42 Keith O’Reilly, MAI THE APPRAISAL PROCESS Typically, real estate can be valued by applying three approaches. Cost Approach: That approach in appraisal analysis that is based on the proposition that the informed purchaser would pay no more than the cost of producing a substitute property with the same utility as the Subject property. It is particularly applicable when the property being appraised involves relatively new improvements that represent the Highest and Best Use of the land or when relatively unique or specialized improvements are located on the site and for which there exist no comparable properties on the market.5 Sales Comparison Approach: Traditionally, an appraisal procedure at which the market value estimate is predicated upon prices paid in actual market transactions and current listings; the former fixing the lower limit of value in a static or advancing market (price wise), and fixing the higher limit of value in a declining market; and the latter fixing the higher limit in any market. It is a process of analyzing sales of similar recently sold properties in order to derive an indication of the most probably sales price of the property being appraised. The reliability of this technique is dependent upon (a) the availability of comparable sales data, (b) the verification of the sales data, (c) the degree of comparability or extent of adjustment necessary for time differences and (d) the absence of non-typical conditions affecting the sale price.6 Income Approach: That procedure in appraisal analysis that converts anticipated benefits (dollar income or amenities) to be derived from the ownership of property into a value estimate. The Income Approach is widely applied in appraising income-producing properties. Anticipated future income and/or reversions are discounted to a present worth figure through the capitalization process.7 In essence, all approaches to value (particularly when the purpose of the appraisal is to establish market value) are market data approaches since the data inputs are presumably market derived. 5Boyce, op. cit., p. 67. 6Boyce, op. cit., p. 245,255. 7Boyce, op. cit., p. 143. Bridger Appraisals Inc. © 43 Keith O’Reilly, MAI SALES COMPARISON APPROACH The Sales Comparison Approach is one of the three traditional approaches to value. It is also referred to as the Market Data or Market Comparison Approach. It is defined as follows: That approach in appraisal analysis which is based on the proposition that an informed purchaser would pay no more for a property than the cost to him acquiring an existing property with the same utility.6 Basic real estate appraisal principles involved in this approach are the principles of substitution, anticipation and contribution. The "principle of substitution" is the underlying premise from the Sales Comparison Approach and its definition is very similar to that of the approach itself. This principle fundamentally states that the value of a property is influenced to a large extent by the prices being paid in the open market for similar properties offering the same utility. It is irrational for somebody to pay an amount of money for a property that is greater than the price at which an equally desirable substitute may be acquired. The market, which is made up of substitute properties, thus represents alternatives for a prospective buyer and tends to set the range of values. The "principle of anticipation" states that prices paid for property is a reflection of the market's expectation of future benefits that accrue from ownership. It follows, then, that if the property is old and nearing the end of its economic life, or for another reason has a dismal future, the present worth of all future benefits would be considerably lower than if the property was new and could generate benefits for a longer period of time. The value of real property, therefore, can be considered the present worth of all future benefits that can be derived from its ownership. The "principle of contribution" is the underlying rationale for the adjustment process in the Direct Sales Comparison Approach. This principle views the sale price of real property as the sum of all value contributing characteristics. The individual characteristics are measured by the effect their presence or absence has on the total sale price. Not only is their mere presence important, but also the quantity and quality in which they exist. There are other appraisal principles involved in Direct Sales Comparison, but the three mentioned are considered most pertinent. 6Boyce, op. cit., p. 255. Bridger Appraisals Inc. © 44 Keith O’Reilly, MAI Site Valuation: The procedure used in estimating site value is direct market comparison, which involves compiling data on recent sales of similar sites that are competitive with the subject property. After the sales are gathered, they are compared to the subject as to time, conditions of sale, location and physical characteristics and adjusted for dissimilarities. The adjusted sale price of the comparables is used to form an indication of the site value for the subject. Units of Comparison-Property Valuation: Since the subject property is vacant piece of development land, value is derived from the acreage of the site. It is logical to use the value per acre to derive a value from other comparable sales. The preceding sales have been analyzed and compared with the subject property. I have considered adjustments in the areas of: Property Rights Sold Financing Conditions of Sale Economic Trends (time) Location Physical Characteristics On the following page is a sales comparison summary grid displaying the subject property and the comparables. Bridger Appraisals Inc. © 45 Keith O’Reilly, MAI ID 409 Verification Source Copy of Contract Address Flanders Mill and Durston Rd Price $1,162,000 City Bozeman Price Per Acre $31,500.00 State MT Financing Cash to Seller Tax ID RGG65119 Property Rights Fee Simple County Gallatin Days on Market Ukn Grantor Vesta Fern Anderson, Baxter Ranch Holding Recording Date -- Grantee Bozeman School District 7 Recording Number -- Legal Description Acres 36.896 Topography Level Land SF --Zoning A-S Road Frontage --Flood Zone None Dimensions Rectangular Encumbrance or Easement None Utilities NorthWestern Energy Environmental Issues None Access Flanders Mill Rd Price Per Land SF $0.72 Transaction Land Comparable 1 Site This is the transaction of 36.896 acres of land located adjacent and north of Meadowlark Elementary School. The School District is purchasing the site for the future development of a new high school for Bozeman. The purchase price is at the full listing price. Comments That portion of Tract 1A COS 2554A as identified by the current tax records as the S PT of Tract 1A of COS 2554A, Gallatin County, MT Bridger Appraisals Inc. © 46 Keith O’Reilly, MAI ID 93 Verification Source SWMT MLS# 185658 Address Durston/Flanders Mill Rd Price $1,180,712 City Bozeman Price Per Acre $27,500.00 State MT Financing Cash to Seller Tax ID RGG6857 Property Rights Fee Simple County Gallatin Days on Market 549 Grantor Vesta F. Anderson Estate & Baxter Ranch Holding LLC Recording Date 08/03/12 Grantee Bozeman School District No. 7 Recording Number 2422553 Legal Description Acres 42.935 Topography Level Land SF 1,870,249 Zoning Semi-rural residential Road Frontage Flanders Mill Rd Flood Zone None Dimensions --Encumbrance or Easement None Utilities Available Environmental Issues None Access Durston Price Per Land SF $0.63 Land Comparable 2 Site Transaction Comments This property was purchased by the Bozeman School District to construct the new Meadowlark Elementary School. It is also highly likely an additional school will be built upon the site in the future. Since purchase, the property was annexed into the City. Additionally there was an estimated cost of offsite improvements of $500,000 at the time of purchase. The property was listed for sale for $33,333 per acre for several years. Tract 2A of C.O.S. 2554A, in the NW1/4 & SW1/4 of Sect. 3, T2S, R5E, P.M.M., Gallatin Co., MT. Bridger Appraisals Inc. © 47 Keith O’Reilly, MAI ID 375 Verification Source Purchaser and Broker-Jayson BasyeAddress4900 Westlake Rd Price $1,345,000 City Bozeman Price Per Acre $25,014.00 State MT Financing Cash to Seller Tax ID RFG7449 Property Rights Fee Simple County Gallatin Days on Market 365+ Grantor Jerald E. Swenson Recording Date 10/31/13 Grantee Valley Center LLC Recording Number 2467102 Legal Description Acres 53.77 Topography Level Land SF 2,342,221 Zoning Residential Office (RO) and RR Road Frontage Valley Center Rd Flood Zone None Dimensions Irregular Encumbrance or Easement None Utilities NorthWestern Energy Environmental Issues None Access Davis Lane and Westlake Rd Price Per Land SF -- Land Comparable 3 This site was for sale for years. The site was zoned R-O and R-4, the future use is for higher density residential development. The site sat vacant for years due to the lack or water and sewer capacity. The purchaser figured out a less expensive way by reaching an agreement with the City for the water and sewer. The site uses part of the capacity from Cattail development for sewer. The estimated costs to the developer is approximately $350,000. Site Comments Transaction Lot 2A of Minor Sub No. 221, Gallatin County, MT Bridger Appraisals Inc. © 48 Keith O’Reilly, MAI ID 378 Verification Source Jason Leep-Broker Address Davis and Baxter Lane Price $800,000 City Bozeman Price Per Acre $14,738.39 State MT Financing Cash to Seller Tax ID RFG44601 Property Rights Fee Simple County Gallatin Days on Market 753 Grantor First Interstate Bank Recording Date 10/01/12 Grantee Michael Tracy Recording Number 2427941 Legal Description Acres 54.28 Topography Level Land SF --Zoning R-3 and R-4 Residential MultifamilyRoad Frontage --Flood Zone None Dimensions Rectangular Encumbrance or Easement None Utilities NorthWestern Energy Environmental Issues None Access Baxter and Davis Lane Price Per Land SF -- Transaction Land Comparable 4 Site Comments This propety was a bank owned property but was listed on the market for over 750 days. The site has some development issues due to wetlands. It was reported that about 30 acres of the 54 acres was developable. The site is adjacent to the completed Baxter Square Development and the new Chief Joseph Middle School. Lot 2A1 COS No. 2202C, City of Bozeman, Gallatin County, MT Bridger Appraisals Inc. © 49 Keith O’Reilly, MAI ID 259 Verification Source Susan Gianforte Address 4769 West Babcock Street Price $647,000 City Bozeman Price Per Acre $29,995.00 State MT Transaction Type Closed Tax ID RGG45426 Financing Cash to Seller County Gallatin Days on Market Ukn Grantor Gianforte Recording Date 01/14/13 Grantee Springhill Presbyterian Church Recording Number 2437672 Legal Description Acres 21.57 Topography Level Land SF --Zoning RMH Residential Mobile Home Road Frontage --Flood Zone None Dimensions Irregular Encumbrance or Easement None Utilities NorthWestern Energy Environmental Issues None Access --Price Per Land SF -- This was a sale and resale of a larger piece of property that was originally part of the Valley West PUD. The use was proposed as residential and really was never a piece of mobile housing as the zoning indicated. Springhill Presbyterian Church purchased the site to construct a church. The site sits on the westerly fringe of the City Limits of Bozeman. Site Comments Transaction Land Comparable 5 Tract 2 in Block 3 of Valley West Subdivision, Gallatin County, MT Bridger Appraisals Inc. © 50 Keith O’Reilly, MAI ID 49 Verification Source Seller Address 3840 S. 19th Ave.Price $2,900,000 City Bozeman Price Per Acre $36,200.00 State Montana Financing Cash to Seller Tax ID RGG7308 Property Rights Fee Simple County Gallatin Days on Market Unknown Grantor American Bank Recording Date 08/10/12 Grantee Klein S. and Karen Mai Gilhousen Recording Number 2423127 Legal Description Acres 78.0 Topography Level Land SF 3,397,680 Zoning RU-Residential Urban Road Frontage --Flood Zone None Dimensions Rectangular Encumbrance or Easement None Utilities To Site Environmental Issues None Access S. 19th Ave Price Per Land SF $0.85 Land Comparable 6 Site Comments -- The SW¼NW¼ and the NW¼SW¼ of Sect. 24, T2S, R5E, Gallatin Co., MT. Transaction Bridger Appraisals Inc. © 51 Keith O’Reilly, MAI Comp Address Recording DateCompCityPrice Price per Acre Acres Subject TBD--property is located at corner of Baxter Ln and Flanders Mill Rd. TBD Subject Bozeman $2,000,000 $25,040 79.869 1 Flanders Mill and Durston Rd TBD 1 Bozeman $1,162,000 $31,500 36.896 2 Durston/Flanders Mill Rd 8/3/12 2 Bozeman $1,180,712 $27,500 42.935 3 4900 Westlake Rd 10/31/13 3 Bozeman $1,345,000 $25,014 53.77 4 Davis and Baxter Lane 10/1/12 4 Bozeman $800,000 $14,738 54.28 5 4769 West Babcock Street 1/14/13 5 Bozeman $647,000 $29,995 21.57 6 3840 S. 19th Ave.8/10/12 6 Bozeman $2,900,000 $36,200 78.0 This was an REO sale, approximately only 30 acres was developable due to flood zone. The developable acreage sold at approximately $26,666per acre. Notes The subject site went under contract in October of 2013, market conditions have seen positive gains over the past 12 months. This tract was also purchased by the Bozeman School District and is also a portion of the original tract that is part of the subject. Again the market has experienced postive gains since the time of this transaction. This is a very current sale. There were some obstacles involved in developing this site. Mainly sewer capacity which the purchaser has figured out. This tract was originally a portion of the subject site in its entirety. The site is under contract with the Bozeman School District as a proposed site of a future high school. This was an REO sale. The property is located on the south side of Bozeman, the location is superior. This site was originally to be developed as a single family residential subdivision; however, a church bought the site for a school. This was a sale and resale of a property to a local church. The site size was smaller 21.57 acres. The site has been developed with a church. Bridger Appraisals Inc. © 52 Keith O’Reilly, MAI Land Sales Comparison and Analysis: The sales displayed in the summary chart are the most current verifiable market data available in the area. The selection of the sale comparables involved careful consideration of their geographic location, size, and date of sale. Specifically, those transactions most similar to the subject property in terms of their characteristics and components have been incorporated into this report. The research process involved a search of all relevant sources including public records, certain published periodicals, office files, and discussions with buyers, sellers, and other knowledgeable persons in the marketplace. Obviously, to some extent, the availability and scope of the data often affect the selection of comparable sales. Adjustment Notes To some extent the two obvious comparable sales are comparables 1 and 2, both of which were a part of the larger tract that the subject is being subdivided from. These two sales indicate a range of value from $27,500per acre to $31,500per acre. Overall market conditions have improved over the past 12 months. The market was relatively stagnant up until 2013 due to the oversupply of residential buildings sites. Thus a positive market condition adjustment would be warranted to Sale 2. Sale 3 is a current sale. This was under some duress due to the poor performance on a loan. The purchaser came to an agreement with the City to allow for appropriate sewage capacity. The developer will have to install some infrastructure including a lift station. Sale 4 was an REO sale. The tract of land was a portion of a failed subdivision. There was land that was unbuildable on this site. The negotiated sales price was based upon the buildable acreage, which was approximately 30 acres, this equated to approximately $27,000per acre. Sale 5 is an older sale. This is a smaller tract of land that was purchased by a local church. The indicated value from this sale was approximately $30,000per acre. Sales 6 again was an REO transaction. This property had a preliminary plat, however the purchaser had plans to develop a private seminary on the site. Overall the location of the property is superior and the indicated value was $36,200per acre. There is a fairly consistent range of value for larger speculative development tracts similar to the subject. On the lower end of the range are the REO sales at approximately $27,500per acre. The value of $27,500per acre is also supported by Sale 2 which is an older almost identical sale. Bridger Appraisals Inc. © 53 Keith O’Reilly, MAI Quite frankly the majority of the sales that took place over the past several years were REO sales due to the soft residential real estate market from 2007 through 2012. Now that the majority of the speculative building sites are gone, there is a limited supply of speculative development site that are ready to subdivide. This has put upward pressure on values of speculative development land. In my opinion the market value for speculative development land that is in proximity of the City Limits and is well located is going to be from $30,000per acre to $40,000per acre. I have reconciled the value of the subject site in the middle of the range at $30,000 which is well supported by market data and current transactions in the market. 79.869acres x $30,000per acre = $2,396,070 rounded to $2,395,000. Land Value Conclusion Based on the above analysis, I have reconciled to a site value of $2,395,000, as of March 12, 2014, and subject to the Limiting Conditions and Assumptions of this appraisal. Bridger Appraisals Inc. © 54 Keith O’Reilly, MAI FINAL RECONCILIATION The process of reconciliation involves the analysis of each approach to value. The quality of data applied and the significance of each approach relating to market behavior and defensibility of each approach are considered and weighed. Finally, each is considered separately and comparatively with each other. Value Indications Land Value: $2,395,000 Cost Approach: Not Applicable Sales Comparison Approach: $2,395,000 Income Approach: Not Applicable Cost Approach The cost approach to value is not applicable to valuing the subject property. Sales Comparison Approach A comprehensive search was completed for comparable sales located in the subject neighborhood. The sales included and analyzed indicate a fairly tight range of value. Overall residential building sites have been experiencing increasing values over the last 12 to 18 months. There are also a limited supply of sites similar to the subject that are in proximity to the City Limits of Bozeman. The final estimated value is well supported and the concluded estimated value is reasonable and reliable. Income Approach The income approach to value is not applicable to valuing the subject property. Bridger Appraisals Inc. © 55 Keith O’Reilly, MAI Value Conclusions The sales comparison approach to value is the only applicable approach to valuing the subject property. The quality and quantity of market data is good and the indication of value is reasonable and reliable. Based on the data and analyses developed in this appraisal, I have reconciled to the following value conclusions, as of March 12, 2014, subject to the Limiting Conditions and Assumptions of this appraisal. Reconciled Value Conclusion: Premise: “As Is” Estate: Fee Simple Value Conclusion: $2,395,000 As a result of my investigation and analysis, it is my opinion that the Current Market Value of the Fee Simple Interest, “As Is”, in the subject property, as of March 12, 2014, is: TWO MILLION THREE HUNDRED NINETY FIVE THOUSAND DOLLARS ($2,395,000) Bridger Appraisals Inc. © 56 Keith O’Reilly, MAI CERTIFICATION As a result of a request for an appraisal assignment of the property, identified as: 79.869 acres near corner of Baxter Ln and Flanders Mill Rd. TBD--property is located at corner of Baxter Ln and Flanders Mill Rd. Bozeman, MT 59715 I certify: To the best of my 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 is my personal, unbiased professional analyses, opinions, and conclusions. The appraisal assignment was not based on a requested minimum valuation, a specific valuation, or the approval of a loan. I have no present or prospective interest in the property that is the subject of this report, and I have no personal interest or bias with respect to the parties involved. My compensation is not contingent upon the reporting of a predetermined value or direction in value that favors the cause of the client, the amount of the value estimate, the attainment of a stipulated result, or the occurrence of a subsequent event. My analyses, opinions, and conclusions were developed, and this report has been prepared, in accordance with the standards and reporting requirements of and in conformity with the requirements of the Code of Professional Ethics and the Standards of Professional Practice of the Appraisal Institute, and the Uniform Standards of Professional Appraisal Practice (USPAP), published and copyrighted by the Appraisal Foundation. Keith O'Reilly, MAI, has made a personal viewing of the property that is the subject of this report. No person, other than the appraiser signing this report, provided significant professional assistance to the persons signing this report. Further, the value reported is based upon cash in U.S. dollars or in terms of similar financial arrangements. The use of this report is subject to the requirements of the Appraisal Institute relating to review by its duly authorized representatives. Bridger Appraisals Inc. © 57 Keith O’Reilly, MAI As of the date of this report, I, Keith O’Reilly, MAI, have completed the continuing education program of the Appraisal Institute. I have performed no services, as an appraiser or in any other capacity, regarding the property that is the subject of this report within the three-year period immediately preceding acceptance of this assignment. As a result of my investigation and analysis, it is my opinion that the Current Market Value of the Fee Simple Interest, “As Is”, in the subject property, as of March 12, 2014, is: TWO MILLION THREE HUNDRED NINETY FIVE THOUSAND DOLLARS ($2,395,000) Respectfully Submitted, Keith O’Reilly, MAI General Certified Appraiser #400 State of Montana Bridger Appraisals Inc. © Keith O’Reilly, MAI ADDENDUM Bridger Appraisals Inc. © Keith O’Reilly, MAI Bridger Appraisals Inc. © Keith O’Reilly, MAI Bridger Appraisals Inc. © Keith O’Reilly, MAI Bridger Appraisals Inc. © Keith O’Reilly, MAI Bridger Appraisals Inc. © Keith O’Reilly, MAI Bridger Appraisals Inc. © Keith O’Reilly, MAI Bridger Appraisals Inc. © Keith O’Reilly, MAI Bridger Appraisals Inc. © Keith O’Reilly, MAI Bridger Appraisals Inc. © Keith O’Reilly, MAI Bridger Appraisals Inc. © Keith O’Reilly, MAI Bridger Appraisals Inc. © Keith O’Reilly, MAI Bridger Appraisals Inc. © Keith O’Reilly, MAI Bridger Appraisals Inc. © Keith O’Reilly, MAI