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04/20/1987 BOR - 5074� , � ' , ' � i � � � � � �� J � � � THE BOARD OF REVIEW April 20, 1987 7:30 P. M. � . � , HONO�B�LE MAYOR NEE AND FRI�d,EY CITY QOiJ13CZL , The meeting of the 1987 Boarfi of Review must be called as a separate meeting from any other scheduled business. 1 In the �xist, there has been need to call a continued meeting to hear cases that cannot be resolved at the first session. In orcier to give our office adequate time to prepare, we would appreciate at least two weeks time until � the next meeting. That would be rlay 4. State Statute requires that the Board finish its business within 20 days of the first meeting. � The notioe of valuation, sent to taxpayers this y ear, encouraged them to oontact our offive before appearing a t this meeti ng. Of those that do, our office should be pregared so these cases can most likely be settled at the first session. However, for those that come to the meeting, without � contacting our office, we will probably need to take more time to review and prepare. We would appreciate it if these people can be asked to conta ct our cffice for an appointn�ent to vi�w their property and to gather whatever data �' we might need. I hope the follawing information in this booklet will be of assistance to you in your deliberations for this Board of Review. I would direct your particular attention to the Appraisal Process on �xiges 3& 4. Property tax laas, in Minnesota, are extrenely oomplicated, and many taxpayers , are uncterstandably confused by theqn. Hopefully, we will be able to educate as well as equalize at these meetings. If you have ariy questions on this year's assessment or ariything else regarding � property taxation and valuation, please feel free to contact me. I also want to thank you for your f ir�e oonduct of these meetings in the �st. � Leon Madsen, Assessor � Il�PORTANT - The Board should take one of three courses of action on each case. It shoutd increase, decrease or aff irm the value as submitted by the City � Assessor. Regardless of the Local Board's action, the opkion of appeal ing to the County Board of Equalization is always open. � � I� AU�iORITY OF THE LOC�L BOARD OF RE,V�T Assessments of property are made to pravide the means for the measuring of the relative share of each taxpayer in meeting the casts of local government. It is the duty of the Assessor to assess all real and personal property except that which is ex�npt or taxaale under soane special method of taxation. If the burden of local goverrnnent is to be fairly and jt�.stly shared among the owners of all property of value, it is neoessary that all taxable property be 1 isted on the tax rolls and that all assessments be made accurately. Fairness and justice in property taxation demands both completeness ann equality of assessment. Minnesota Statutes Section 274.01 provides that the council of each city shall be, or appoint, a Baard of Review. These meetings are required to be held between April 1 and J�u-ie 30 and the Clerk of the Board of Review is required to give published and posted notioe at least ten days before the date set for the f irst meeting. The Board of Revi�w of any city, unless a longer period is approved by the Cammissioner of R�venue, must oompl.ete its work and adjourn within 20 days frori the time of convening specified in the notice of the Clerk. No action taken subsequent to such date shall be valid. A request for additional time in order to oomplete the work of the Board of Review must be addressed to the Commissioner of Revenue in writing. The Commissioner's approval is neoessary to legalize ariy procedure subsequent to the expiration of the 20-day period. The Conunissioner of Revenue will not, hawever, extend the time for local Boarc3s of Review to meet past June 30 because County Baards of Equalization convene on July 1. �e authority of the local board extends over the individual assessments of real and personal property. The board does not have the pawer to increase or decrease by peroentage all the assessments in the district of a given class of property. Char�ges in aggregate assessments by classes are made by the County Baard of Equalization. Although the local Board of Review has the authority to increase or reduce individual assessments, the total of such adj ustments must not reduce the agaregate assessment made by the assessor by more than one percent of said aggregate assessment. If the total of such adjustments does lower the aggregate assessment mac3�e by the Assessor by more than one percent, none of the adj�stments wi11 be allawed. This limitation does not apply, however to the correction of clerical errors or to the renwal of duplicate assessments. 7�e local Baard of Review does not have the authority in any year to reopen former assessments on which taxes are in process in the current year. Occasionally a taxpayer may appear before a Board to protest an assessment that was made the previous year. The board should explain tactfully that it has no authority to consider such matters and that after taxes have been extenc3ed, adjustment can be made only by the process of abatemen� or by legal action. � ' Authority - continued � In reviewing the individual assessments, the Board may find instances of undervaluation. Before the Board can raisQ the market value of property, it � must notify the awner. The law does not prescribe any particular form of notice except that the person whose property is to be increased in assessment must be notified of the intent of the Board to make the increase. The local � Baard of Review meetings assure a property awryer an opportunity to contest the valuation that has been plaoed on his property or to contest or protest any other matter relating to the taxability of his property. The B oa rd is � required to r�view the matter and make ariy oorrections that it deens just. � When a local Baard of R�view oonvenes, it is necessary that a majority of the members be in attenGance in order that any valid action nay be taken. The , local assessor is required by law to present his assessment books and papers. He is required also to take part in the proceedinqs but has no vote. In addition to the local assessor, the county assessor or one of his assistants � is rec,uired to attend. The Board should proceed immediately to review the assessments of property. ,� The complaints and objections of persons who f eel aggrieved with any assessments for the current year should be oonsidered very caref ully by the Board. Such assessments must be rev iewed in detail and the Board has the authority to make corrections it deems to be just. The Baard may adjourn fran � day to day �til all cases have been heard. A pro�erty owner may file written objections to his assessment with the � assessor prior to the meeting of the Board of R�view. Such objections must be presented to the Baard for oonsic3eration while it is in session. Before adjourning, the Board of Review should cause the official proceedings � to be prepared. The assessments of omitted property must be listed in detail and all assessments that have been increased or decreased shoul d be shown as prescribed in the form. After the proceedings have been o�mpleted the record 1 should be signed and dated by the members of the Board of Review. It is the c�ty of the County Assessor to enter changes by Boards of Review in the assessment book of each district. � � � r � � � � �� iE APPRAISAL PROC�'SS � ' The estimation of the market value of real estate is a very str uctured process. Zb fully appreciate and understand this process, the def inition of market value must be understood. Various state legislatures and the courts , have advanced nLUnerous specifications for market value. A distillation of these would probably produce the follawing, as a def inition of market value: ' � ' ' � � The highest price in te�ns of money which a property would bring in a competitive and open market under all conditions requisite to a fair sale, the buyer and seller each acting prudently� knaaledgeahly and asstaning the prioe is not affected by Lmdue stimulus. Implicit in this defir�ition is the consummation of a sal e as of a specif ied date and the g�ssing of title f rom seller to buyer under conditions whereby : 1. Buyer and seller are typic.ally motivated. 2. Buyer and seller are not related, in any manner. 3. Both parties are well informed or well advised and acting in what they consider their own best interest. 4. A reasonable time is allowed for exposure in the open market 5. Payment is made in cash or its equival ent. � 6. Financing, if ariy, is on terms generally available in the oonantmity at the specified date and typical for the property type in its locale. ' � 7. The price regresents a normal oonsicieration f or the property sold uneffected by special financing amounts and/or terms, services, fees, costs, or credits incurred in the transaction. � EVident, in the description, i.s the fact that every sale does not necessarily represent market value. There are many situations that would disquality a sale as representativ e of market val ue. These oould include sales- � ' � ' - between relatives. - to settle a divoroe. - to settle an estate. - involving a goverr�¢nental tmit. - due to job relocation. - in bankruptcy or deb�t settlenent. - of tax ex�npt property. - i.nvolving trades or other norrcash consideration. � ' � � � �J ' � ' � , ' ' C ' � � , ' The Appraisal prooess - continued The classic appraisal process, typically used by fee appraisers, inv olves 3 very distinct approaches to the valuation probl em. One is the "Cost A�roach". This approach is based on the prenise that a person would pay no more, for a property, than it would cost to replace it new. The process includes an estimate of the land value by using the sale prioes of sites that are comgarable in size, location, zoning and terrain, to the appraisal subject. The resulting estimate of land value is added to the estimated c�ost to construct the improvgnents, less pravisions for physical depreciation, and ftmctional and eoonomic obsolescense. Another approach, to solving the value prohlen, is by "Market Comparision". This process involves the oollecting of sales data of properties, that hav e recently sold, that are very simi].ar in style, location, size and amenities, as the subject tmder appraisal. The more sales oomFxarables that are used, the more accurate will be the value result. The sale prices of the comparables are adjusted for dissimilarities with the subject. The resulting, ad�usted prices will produce an indication of value for the subject. The third approach used, is an analysis of the capitalized income of a property, as an indication of its value. Again, data is gathered on the income and operating expenses and sales of property, comparabl e to the subject. This approach has less credability in the valuation of single family resiuential property, as they are not typically used for inoome proc3uction. The appraiser, af ter processing the 3 approaches, will determine which approach best suits the type of property t,mder appraisal. T'his determination is primarily based on which approac,h had the most and best data to work with, and which one approach is best supported by the other two. 'I�e Assessor's office uses basically, the same process of appraisal. Haaever� it is applied in a somewhat different maru�er. The Assessor does not hav e the luxury of being able to gather the required data for each and every property in the jurisidiction. The Assessor gathers as much data as possible, on oonstruction cost of all types of buildings, all sales of real estate, and/or rental and operating expenses of property in his or her j urisdicition. Data is also obtained f rom outside the jurisidiction when there is an insuff icient amount f rcan within. T'his accwnulati on of value data is then processed and applied in a catagorical nanner, rather than an individual one. The inability of the Assessor to apply an �.ndividual property appraisal grocess is not deemed a handicap. Assessors' off ices nationw ide, are primarily conoerr�ed with producing a equitab�le assessment. One that treats like property in a like manner. The advantage of the "mass appraisal" process, enployed by the Assessor, over the individual assignment of the fee appraiser, pravides a broac7er soope of the local ma.rket of the j urisdiction. As a result, the individual values, proc7uced by the Assessor, bear a relationship with all other properties, that are similar, within the jurisdiction. The Assessor's value is always made as of January 2, of each year. Therefore, the analysis of data is always dor�e with respect to that date. Any radical changes in the market, after that date, would not be realized by the Assessor tmtil subseqwent assessments. �ere is a saying that pthe Assessor is not a predictor of value, but rather, is a historian of fact." The appraisal process is truly an application of historical data to provide a current indication of market value. 4 THE 1987 ASSESS+9ENr The assessr�ent k�eing heard, at this meetin9, k�as macie as of Januar�� 2, 1987, and will be the basis for the taxes �ayable in 1988. This assessr;�ent included a physical revi�sa of all resic;ences in the colored area of the map on p�age 6. In addition, e11 new oonstruction was viewed and appraised for the entire city. Referring to the s�munary .cf non-townhouse sales on gage 17, the indicated averace ratio is 89 .23. This is a drop f rom our adj usted ratic for the January 2, 1986 assessment. This means that the values we established for residential pro��rty as of January 2, 1986 averaged over 10� less than the sales that took place during the succeeding 12 month period. This ir.dicates a consiclerable increase in the market value of Fridley resiciential property. The County Assessor's office wishes to maintain a ratio of 93 to 95�. Our coefficient of dis��ersion also sli��ped slightly frc�m 6.94 to 7.30. Up until about 3 years aqo, the typical method of ir.creasing our sales ratio was to simply add a flat percentage to every property. This, of aourse, would in_crease the value of every property the same, whether it should have been or rlot. Na�, ha�ever, with the assistance of a computerized valuation systen, we are able to analize and correct insufficiencies ir� values much more selectively. Studies of our 1986 assessment, done by both our office and the Anok« County Assessor's offioe revealed the need for a ntmlber of chanc�es. For instance it was r,oteU that hcanes k°ith areas of less then 950 square feet were somewhat unc7er valued, as were certain homes with central air conditioning. Also , our land values were understate� on the avErage, for all properties, tut especi«lly those on the river and creeks. Trerefore, all residential structures were increased, based on size, age, and air conditioning. All site values were increased by 5$. Aciciitionally, lots on the Mississip�i River, Rice Creek, Stoneybrook, and some Glen Creek and Sprinq Brook lots were increased fram $3000 to $7500. (Mississippi River up $7500 Rice Creek up $5000 Stoney Brook up $3000 Glen Creek up $3000 Spriny Brook up $3000) ' Page 19 is a study shawing the sales ratios of properties on the river and creeks that sold in 1984, 1985 and 1986. It also shows the results of these 1Gnd vGlue adjustments. ��, 1 C ' The result of all these various changes cannot be expressed as a single dollar or percentage amount. For the r,on-river/creek properties, the ir.creases rar.ged about 2$ to 7$. The river/creek properties ranged about 8% to 14� ir.creases. The tawnhouses in Innsbruck received the same adjustment based on size, age and central air, as well as an addition to the lot value. Black Forest Condo values continue unchanged fram 1986. Sales of Timberridge tawnhouses have not increased like other properties. Therefore, a reduction of aFproximately 7� was applied to bring them in line with others. The current sales-ratio of 1986 sales to 1987 residential values, according to , Anoka County Assessor studies, i.s 93�, with a C.O.D. of 6.8. �e 1985 revaluaticn of Conunercial Industrial property provic3ed a phase-in of value increases in excess of 20$. Those properties that were included in that , grogran received an incr�r�ental increase of those deferred values, this year. Ne other changes in Co�nercial-Inc3ustrial value were deemed necessary for the 1987 assessment. ' 5 ' � ' ' ' ' ' ' � � � � � � ' ' ' � ' , a � � \ J1 ' ,s � � � \� N , tI - . ' � '� � W� �...__. ► E /"- `� t l � S ' � E � _-�� -, , � r, . � .�L�� ,.-r _ --- ; � ■■■ = em er t��r _ ..�. �n� �.u.r � � `� �_ — �'� �e r fa� `� E ' . ., .. � � ' ' � .� .. _ _,. . . . . . � 985.'-- �'� .� O�roO�'fi1C1�0•J7. � �L• :.� .. - ,� � YOTMIfi qpa ds►wcrs _ asmcrs �� _-- , a� �_ L �� ...... (1 !/ ' +\ sM",°.d a r=� J4 ..__ ��_� 1 �` I = i! __ �� a ' � ; ° �; = U�, �- �i:..�._� �� _ �___; �::_-� � r � � ,�;�� ___ "( ' ,_, - pg_ : C �`S�"L �=e;-� � �i�aE$� -�£_'r E � � I _.F�W�'�, C `a' t=' � � � � _�. � �:: E �._�..:" y�_. e � A - -_ ; �m�� -� � � ��,- �� _�--� �_; � = � I ` "r+ — n 4y1 p } �g �� ti sy�.�� ' (`�1'�'�I _ a�iFF'• 9 �� ,�-` � j � �' •�: � , a[1JtLJY as��r� ttn � { M� _ tt —.�.— 3� e ��=: ��'a^ =�-,r° �i tt5 - ..� \ v .w�\ - � i' �� ?: y� �} � ��. _� �" � ��'` a:s� '� at}�� .. i: .�...x � , � @► V' ��`i` ( s.�. q � ` ��:.g €=: � :; ° � 'N[�Nf� � �. CL. ��7 �!• � SiL�L. C �. .. t� � � L:: »�' � L•. ! C� L:: -� �.. � � E �� -�:` 1 � � '1:_" ' �l Y �Cf.. L � .j � I � ' _�'.in ��' � 'Fj'�"CI �T: �C � ..y�.�� ` !ES Q Ap� ( :3 r�� .. �= � `� � .•�. 4 }�a7' � � . �(`�� ; � �,I f _ �... C� .�� r_f �C�. - � L �G' GF �� ' �� . ' L'::• .. �.. .. .. T .. . L� � �« ` / ^�.�j � __ _' ��. -Ci �:F C �L'�— � � " ESe c ...�a�� ,- �^1.s"•, ��- — �TREET MAP—CITY OF E�_� �� ° � _ � FRIDLEY �� ' = -, � ..---�- _ - - _ �_ _. _ � ==° L. ' w. � r �r�r �.�. � �� 1 ! � n • � • 6 ' , ' , ' ' ' � � ' ' � ' ' . . . . ,.. . . , . ..,a... . On pages 11 sales that townhouses distinctly on page 17, 1986 sales values for A['•••lx7 ►71tJLlr+�7 to 17 you will find a oomplete list of all non-tawnhouse residential took place in 1986, that we have rewrded to date. Page 18 lists all sales. These sales are analized separately because they are different markets. The s�¢nary analysis of the non-townhouse sales shaws the average (or) mean ratio of our 1986 values oom�red to the prioes, at 89.23$. This was the basis upon which we increased our 1987. The sLa�unary of the tawnhouse sales shaas an average ratio of 90.50$. T'he process of analizing sales not only provides the assessor with a basis upon which to make the assessment, but also provides a statistical meas ure of the Assessor's perf ormance. For 1986, we collected sales on 334 residential properties. That is a 5$ sample of the 6800 properties in Fric31 ey. The major factors of an assessment ratio study are the average ratio and the coeff icient of dispersion (C.O.D. ). T'he State Department of Revenue considers a ratio of fram 90$ to 95$ very satisfactory performanoe. The Depart�►ent rates a C.O.D. of 10 or less as excellent. On non-townhouse properties, our 89.23$ ratio is somewhat deficient. Hawever, our 7.3 C.O.D. is commendable. The C.O.D. is a measure of our + or - variation fran our average ratio. It is the measure of the equality of our assessment. It can be noted that, as our average ratio increases, we could retain our excell ent C.O.D. perf ormance and still have a very large number of properties valued higher than they sell f or. This illustrates the very logical question, many homeowners have of, why we have their property valued higher than they paid for it. The answer is when we attempt to elevate our average ratio, more properties are going to be valued higher than their selling prioe. Earlier, in this booklet, it was explained what constitutes a"market value sale". When you eliminate many of the typical motivations of the buyer-seller interactions in a real estate sale, you end up with very few sales that are theoritically qualified as "market value sales." Many of the listed prerequisites for a market value sale on page 3, are easy to identify, and those sales, listed at the bottam of the page, are rejected fran our study i�ediatly. Haaever, it is diff icult for us to identify more subtle motivations or the lack of knawledge of the property by either buyer of seller. It can be expected that a good share of those sales that fall outside our perf ormance parameters, are made-up of these kinds of transactions. Since we have had the advantage of a oomputerized appraisal calculation system, ' our offioe has been afforded more time to attenpt to "fine tune" our assessment, to imprave, even furthur, on our already good C.O.D. performance. ' I think, additionally, these sales data will be helpfull to you, in your deliberations for this meeting. From it, you can see what homes are actually selling for, and haw those selling prioes relate to our values (FI�1V). � Il , 7 ' ' LJ , �_J ' , ' Sales Studies - oontinued Follawing , is a key to reading the sales list: At the top of page is the year of the sales. This is also the same year's EMV, ie., 1986 sales and 1986 EMV's. -�e full list of sales is listed in asoending order of the sales ratios (the last ooltunn] . -The f irst col tunn '�'IO" is the month of sa1e. -The Rate o�l�mui tells the rate catagory we based our FMV on. 1 is the highest rate or top quality. Ztao digit nuombers are a rate in between single n�unber rates. 12 is between a 1& 2. 15 is between a 2& 3. 18 is between 3& 4. 21 is between 4& 5. 24 is between 5& 6. 27 is between 6& 7. 30 is between 7& 8. 33 is between 8& 9. A rate above 7 is �ually a substandard house in soane way. -The legal PIN colunn is the property I.D. ntm�ber. The first 2 n�mlbers indicate the Section in which the property is located. The the map on �ge� has ni.unbered squares. The squares are the outline of the U.S. surveyed sections and they shaw the section ntm�ber. -The next 6 coltunns are the style of the house. Fd�i = R�nbler (Y = Yes N= no) ' XP = Expansion (0 = tuif inished upstairs, 1= finished u�stairs, 2= it's not an expansion) SE = S�lit Entry ' S[, = Sp].it Level 2S = ZWo Story �I = Tawnhouse ' ' ' ' ' ' ' , ' -BAS Col unn indicates 0= no basement, 1=�rtial b�asement, 2 = full basement. -GAR is ntanber of cars and whether attached, detached or tuckunder. -The Extra bath ooluiu�s indic�te location and size of extra baths 1 = fu11, .7 = 3/4, .5 = I/2. -The Fireplace col unn indicates 0= none, 1= 1 downstairs, 2= 1 upstairs, 3= 1 up and 1 down. -Basement Finish is a YES or N0. -Central Air is a YES or N0. -Pbrch is YES or N0. -Floor area is in square feet of ground covered. -Year built and lot size are self explanatory. -Location influence indicates if property is located on heavily traveled highway or railroad. -Prive is reported selling prioe. -F1KV is the Assessor's current Estimated Market Value. -Ratio is of FMV to selling price. � Sales Studies - continued The stm�nary, at the end of each report, indicates the result of a number of oomputer analysis. The f irst col umn of total val ues is rather unimportant except the total ntunber of sales in the study. The Coefficient of Dispersion is the statisical measure of our performance in terms of equality. It is stated in percentage points of plus or minus averaqe diviation from the average ratio. The State Department of Revenue rates a C.O.D. of 10 or less as being excellent performance. The second colunn is very informative. -First is the average sellino prioe of the sales in the study. 1986 sales averaged $79,823. ` -The r�ext itan, in the Average coltmn, is our estimated market value of the average property sold, which for 1986 was $70,612. -Next, and probably most sic�if icant along with the C.O.D. is the Average Ratio. This indicates that our FMVs average 89.23$ of selling prive. -�fie next 3 items give us a rough picture of the physical nature of the average hcene. For 1986 it was built in 1961, had 1083 square feet, had a 11,964 square foot lot (about 80 X 150). Sane additional hand procedures wi11 shaw the average hane sold to be a Rambler with a 2-car attached garage. 9 . � • , • ^- •••'• •Y- CI�.Y �FRtlL[Y –I � � `.°: �' �. r.rrn '`.i;'�r',�•;i�:i4 � VOTIN(i �r' l0100. �:' ,.i'' ��,��J':.`; ,`' .,.... OIBTRICTS _ d87RCT8 'a�J� .•Sa+'a�i7:ii� ,�.�.m.ua .�. .0 r-� A``�L` J ' Ji'�, ^V�j'i'ii'� r•.�'+� ':9G �� , �,I .'��... ' __ �^ ��.. Y:.... � - �L �_'._ .w^1 � � _ I] _ �rrrr�� .��j_. i �°� � ' ` _ �d� _ - - � � -� � i '1 - ° _ - ` � - T � r. r�r \ , �o c. � ��iB,�Y�; ,, -- _ w � (/ \ � 'q`� .. ,, _ _ � , M�p � ^ _ J "\�y _ �' t`' s �1F \ ,/ . / I:� . : .. � _ . � b�iy . �`\ `' � " � `' � �� __` � I \ �-�- � �� I c `. \ - �� s� � t°„1�� -- J . -- t I I �i!_. �� lc-_ ..� �` �) lf' ..�� - ..-�.a.� i � • � N , 11 :_� ! _ `�Cf !� -i �� ..., - 1�,�,,i—_ - � ,,. _ - '�._—J �� W _ E j J ��♦� lI -- — i a � .. _ ._.. - I It.� •r �-� _ � �-� i S ' /� �i L,: r°° • ;_;, Q�' �- • �--�`'J`,:� � __ Z � � ��;. ti _ - , 1 ^ � r I I' a�� J `'° J, — .✓� � 4�„�; : y J�ti�o` I y � k � � � � gf ��- , --_ _ -- � - ; � � _- - -- �� - �� ' ,=�� , � � � - _ � , , . , - ' - : �<<�: t , .:�"' f� ° _ �'44 =-"�'�_:;: _ - �� i -:,-� _ !.� � _ _ i bi�� :>.�;;;�; ' y c � � ' 'S.iT .F � �! • � . � . ��, �`, . _ f '� r -.b �'� i - i c . � , � =� � �a r M * •• � 5 � . - � � ��Q a� �•J i : r �{� �` — � ° ��, '- i . , >��: �,.�� ____ -- ---- �-�� . ;, � N ' , .. / � � ' — � /l., � ��- _ - � / � , ` '\ I i � _._.��.' _ -.� �! ' I �s � .� : � �_ ' '_ � i ' ��'= - -t � � ��--°��_ i � � , . _ _ ,, � - + � `'� - --,�.— � �� i �,�� - - i 2 6 ,.o.. � ; � °�� _ • ..M _ � ' � � ..Z_ - � � ��-.K� �::� " =�•�-� -��.'"" L.s- . I � . � ' �yl � �.�. „ �=�.�� ¢�:•i :��:�� ,y� N ', S:`�• � :' :YL' 1 ^ � \ _ -- � ! - �L• ; n .. .". = .~ •� . .�.._ .� �� ~ \� ,a . � � ' ��• N ��:i• G � T. ., � � C.�. � � �'� � T� i`.r. C � \ �J�'"1� ! �� a�a=. a s i: ..� ra�tiMa 4_: ?� c � c� _ my� r�rr » ; .'. �y = F':.'l=G- re,r—`�'�: `a_3 ~� n m,n `+�� [Jltl� _-. °��: � 3: �s�,rr= a :_i -� r= „ tf� �',."sy: "'"n ��c" 6^_?' : z„��i :.- gs a -- w.— Y% i\� v L .. �� ...M. y'�'.:F �� L?i "A � \ aJ'� – . �� n� L�L.M.^�. �'S: x Fa1' �= .rf j ' }�–�' i � � r .^. � c^,�� "T� L' L2CSL. � Y�7'•�C L « �rr� ` ' I � 1 e Kq r C �� 1 � I �i }� .....� � � . ' ' TZ...��ti CL¢� C , � , 3t�� si� � - c.i-. - a r,.z� = mz � :, c �. ... $�. w ��- "z ■ >� � u r_ _ � g � � m=s...;s ~..; �; � r � �� "c S �� ` ... . ��r i �r `i.... � ._.. .. _ .. 6 � rt _ s 9 .t "`6'�..... ' � / ' � �' ; - `� °.. � ��S ., r.c=� � � e��'%S.rrg „� m.� ��.. e �`,4;�� 'sci• �:.: � < '�' � ;-is::� / ��y,q -- - �.:'_ ..�� ;:i ~ .rw`�� ",.� �� '� i n-�? '! . � ��ly STREET YAP-CITY OF t� � � . �..= z _ I � ��=-` �. FRIDLEY ,�•.--�;� � p` - � -, .__. _- .�-_w.....-.._...�.. �= =-- �� _.�.:�..: _ �-�. - ! i t y4f 0 � _� � O .. _ : .___..z. ��_ . . _ .� _. . .. . ,. _. ' , REP�T DATE 03/23/87 CITY � FRI�EY RESIDENTIAL SALES �1TA FOR 1986 S�tTED RY: t�N-TOWt�lOUSE S T Y L E B EXTRA LOT 1/4 �EGAL R X S S? T A B A T H BAS CENT FLR YEAR SIZE LOC MO i'iATE �Ep PIN M P E L S H S GAR UP D01JN FP FIN AIP, F1'.H AP.EA RLT W;P� !?�r�' tq�r e�±;�x FM!.,� �^Tr�� 5 8 4 3 6 5 9 27 12 6 4 30 3 8 9 27 S �7 8 27 4 21 11 4 5 6 11 b ? b 3 3 2 4 10 b 6 5 10 30 5 27 3 27 9 4 3 27 3 27 b 27 � s � 27 7 27 7 27 6 27 4 6 b �7 7 5 � 3 8 27 9 27 3 27 8 27 4 21 5 27 6 3Q 3 27 7 b J S 2 27 3 :1 8 27 4 2323Q030 2 10210�1 3 15430016 1 23330091 3 13� 00`.,3 3 10414017 4 2412(101� 4 14440037 3 131300'� 2 11210045 1 25120004 3 13130084 3 1412004b 3 1543(1057 2 11130082 2 032:�0178 1 24430424 2 4324�43 4 13410073 3 134�0013 2 03320093 2 03240117 1 25120050 2 03320094 3 1444�37 1 26:�2�Ob0 4 2331007b 1 2431�93 3 14220061 1 24340019 3 15440011 3 15120043 1 24l10037 3 14�Q051 4 23�1(1039 2 11140032 2 03310016 3 1424�26 4 23140009 3 14210014 4 23210015 1 23310052 4 24120003 4 24240437 2 0334�33 4 23140072 4 1444U0� 2 03240015 Y2NNNN 02A 0 Y2NNNN 23D 1.0 YZNNNN 22A 0.7 Y2NNNN 21D 0 Y2NNNN �1T 4.5 NiNNNN 22D 0 Y2NNNN 2Q0 0 Y2NNNN 21A 0 Y2N NN 21A 0 Y2NNNN 21A 0 Y2NNNN 22A 0.7 N2NNYN 12A 0.7 YZNNNN 12A 0.7 Y2NNNN 22A 0 N2NYNN 22A 0.7 Y2NNNN 01 D 0 N2NNYN 22A 0.7 N2YNNN 22A 0 N2YNNN 22A 0 Y2NNNN 21A 0 Y2MNNN 21A 0 N2NNNN 21 A 0 Y2NNNN 22A 0.7 NINNNN 21Q 0 Y2NNNN 21A 0 Y2NNNN 21D 0 Y2NNNN 100 0 Y2NNNN 21A 0 Y2NNNN 21A 0 Y2NNNN 21A 0 Y�NNNN 21A 0 Y2NNNN 22A 0.7 Y2NNNN 2�A 0 Y2NNNN 22A 0.7 Y�NNNN O1D 0 N2NYNN 22A 0.7 Y2NNNN �ZT 0 Y2NNNN 21A 0 Y2NNNN 22A Q Y2NNNN 22A 0 Y2NNNN 22D 0 Y2NNNN Z00 0 Y2NNNN 12A 0 Y2NNNN 22T 0 Y2NNNN 22A 0.7 N2NNNN 22D 0 Y2NNNN Z1A 0 Y2NNNN 42D 0 0 0.7 0.5 0.7 0 0.7 0 4.7 0.7 0.7 0.7 0.5 0 0. 7 0.5 0 0.5 0.7 Q.7 0.2 Q 0. 7 0. 7 0 0.7 0 0 0 0.5 0.5 0.5 0.5 0 0. 7 0 0.5 0.7 0 0.7 1.0 0.7 0 0.7 0.5 0.7 4 Q 0 0 3 3 0 3 0 0 0 1 0 3 1 1 3 1 0 3 3 3 0 0 0 3 0 0 N 0 0 1 3 0 0 0 3 0 1 1 0 Q 3 0 0 1 3 3 4 3 1 N Y Y Y Y Y N Y Y Y Y N Y Y Y N Y Y Y N N Y Y N Y N N Y Y Y Y N Y Y N Y Y Y Y Y Y N Y Y Y N Y N 11 N Y Y N Y N N Y Y N N Y Y Y Y N Y Y Y Y N Y Y N Y N N N N N Y Y Y Y N Y Y Y N Y N N Y Y Y Y Y N Y Y Y N N N N N N Y Y Y Y N N N N Y N N Y Y N N N N N Y N Y Y N Y Y N �J N N N Y N N N N Y N N N 812 1890 1176 1040 1130 600 874 960 960 �12 1426 1505 1633 1003 1092 b43 1442 1144 113� 750 740 812 2040 6�2 9b0 720 7E0 1067 1065 1232 672 12� 1040 1392 �,e V 1493 11Q0 1036 982 1460 990 684 13TI 132b 135� 988 960 816 40 6b 73 56 57 40 40 57 54 5b bl 86 64 59 69 48 b9 62 77 48 55 48 62 � 57 47 48 b3 bl 60 48 bl 71 b4 48 �5 62 53 55 69 63 48 fs3 59 6b 56 � 51 � 1� 79 75 70 50 100 � 83 75 96 78 � 76 � 50 120 47 75 125 !00 70 120 110 75 73 79 �a 75 75 E1 90 75 � 8U � 90 75 75 145 76 40 75 I10 100 74 75 b0 140 226 250 13S 156 372 20(1 137 355 135 ib0 134 153 454 120 110 181 208 13.5 300 110 lin 205 125 137 1?9 130 i� 130 127 126 151 144 13S 130 120 124 150 230 173 135 13b S1J 128 135 135 136 150 N N N Y Y Y N N N Y N N N N N N Y N N N N Y N N N N N N N Y Y Y N N Y N N N N N N N N N N N N N b5,Q00 205,000 145,000 78, 9� 83,Q00 59,500 65,900 79�509 82,000 73, 5l'�U 127,540 157�76b 113,500 110, Oc�O 105�040 49,444 144,SQ0 113,750 123,900 b4�900 57,Q00 b3, 0� 162,� 60�000 74,000 63,900 51,000 ss,000 80,000 84,004 b1,500 82,504 85,000 123, 5Q!7 4b,5UG 9b, �U 80�004 72,500 �i, 500 15b,000 74�500 45, �0 �, 940 94��0 115, (10U 72,900 73�040 58,000 43,400 143�100 101,600 55,700 59,440 43,000 47,700 58,600 61,400 �, 2uU 96�400 119�800 86�300 83,900 80,240 37.600 114�SU0 87,400 95,700 50�700 44,b00 53,400 127,400 47�400 58,600 50,60� 40�400 �o, �oo 63,400 6b,640 48}900 65�700 67�740 92, 5L� 37,10U 76,604 63, 9� 58,004 b6,800 124�904 59.700 36,100 7f,5h0 75,70Q 42, 9� 58,900 59, (� 46:90p 66.7b 69.8� 70.Ob 70.59 72.16 72.26 72.38 73.1p 74.87 75.1U 75.6Q 75. � 76.03 76.27 76. � 76.73 76.78 7b.83 77.23 78.12 78.24 78.52 78.b4 79. 4�� 79.18 79.18 79.21 ��. zi 79.25 79.28 79.51 79.63 75'.64 79.75 79.78 79. 75r 79.�7 80.00 8U.OU 80.Ob 8U.13 80.22 80.42 $0.53 80.78 80.79 R0.81 80.8h ' REPORT OATE 03/23/87 , CITY OF FRIDLEIf RESI�NTIAL SALES DATA fOR 1986 St�iTED BY: I�N-TOI�l1SE , ' �� I � � � ' � , � , ' � � ' � S T Y L E B EXTRA LOT 1/4 LEC� R X S S 2 T A B A T H BAS CENT FLR YEAR SIIE LOC MO FATE AREA FIF! M F E L S H S GAR l� L�4JN FP FIN AIR PCFI i�A BLT WI� DEEF It� PRICE EMV RATIO � 6 6 5 9 27 3 27 9 27 $ 30 5 27 5 27 4 27 12 27 il 27 4 27 10 5 10 ° 8 27 ? ?7 11 27 3 27 4 27 7 6 1 27 10 27 5 27 9 4 2 27 7 5 8 27 3 27 ? 27 5 27 7 27 3 �7 b 27 3 27 I1 27 7 24 2 27 11 27 8 5 4 30 7 27 ia 27 3 27 4 27 4 27 10 6 9 27 9 27 2 1124Q033 4 24140006 2 0414�07 4 14410059 1 24310042 2 03230026 2 03230112 4 14240078 3 15140034 2 (13�40071 2 11120043 3 1514001b 3 15430015 2 03230(14? 2 12134076 4 2424d021 4 24240�0 2 11110041 2 11120049 3 15430Q08 2 12124038 2 1112005� 3 14230004 1 L51�00� 4 1544QQ47 2 0343003b 1 2b33011b 4 14340050 4 24240092 3 14130029 4 14420054 1 26324067 3 15430074 4 2 �'1Q115 3 1411�)O11 1 �5�10075 3 13240029 Z 11240102 3 15120056 3 13:i20028 3 1424�19 4 1331�b6 4 1442�8 3 1411005b 3 14110117 3 14130037 4 27 1 26230120 Y2NNNN 12A 0.7 N2YNNN 22A 0 Y2NNNN 21T 0 Y2NNNN 12A 0 Y2NNNN 22D 0 Y2NNNN 11 A 0 Y2NNNN 21D 0 Y�NNNN Z1A 0 Y2NNNN Y2A 0 Y2NNNN �ZA (1 Y2NNNN 22D 0 Y2NNNN 12A 0 Y2NNNN 22A 0 YZNNNN Q1A 0 Y2NMNN 22A U N2NNYN 22A 0.5 Y2NNNN 22D 0 Y2NNNN 23D 0 Y2NNNN 22A 0 N2YNNN 22A 0 Y2NNNN 22A 0 N2YNNN 22A � Y2NNNN 22D 0 N2NYNN 22A 1.0 Y2NNNN 21A 0 Y2NNNN 22A 0 Y2NNNN 22D 0 Y2NNNN 22D 0 Y2NNNN 21T 0 NZNYNN 21A 0 Y2NNNN 11A 0 Y2NNNN 22D 0 Y2NNNN 22D 0 Y2NNNN 22A 0 Y2NNNN 22A 4. NZYNNN 22T 0.7 Y2NNNN 21p 0 NZNYNN 1�A 0 Y2NNNN 22A 0 Y2NNNN 22D 0 Y2MNNN 21A 0 N2NYNN 11A 0 Y2NNNN 11A 0 YiNNNN 22A 4 Y2NNNN 22A 0 Y2NNNN 22D 0.5 Y2NNNN 21T 0 NINNNN 22D 0 0.5 0.7 0.7 0.7 0.7 0 0. 7 0 0.7 �. 7 0.7 0.7 0.7 0 0.7 0. 7 0.7 0 0.7 0.5 0.7 0 (1.7 0.5 1.Q 0.1 0.5 4.7 0.7 0 0 Q.7 0 0 0 0.7 0.7 0 0.7 0.5 0 0 0.5 0 0 0 1 1 0 0 3 0 1 0 1 0 0 0 Q 2 1 3 0 0 0 3 0 0 3 1 0 3 0 1 3 0 3 1 1 1 4 0 3 0 Y Y Y Y N Y Y Y Y Y N N Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y N 0 Y Y Y Y Y Y Y Y Y N Y N Y Y Y Y Y N N Y N N Y Y Y Y Y Y Y Y N N N Y N Y N N Y Y N Y N Y N N 12 N N Y N N N Y Y N N N N Y N N Y N N Y N Y Y Y N Y N N N N N N N Y N N N N N 1284 1265 980 1242 958 884 952 1109 1104 i0�? 1160 1200 1261 lOSb 816 109$ 1045 1100 854 lOb9 � 1003 1747 1102 1133 1011 1071 1406 1190 1122 776 1091 864 1025 135� 7� 1478 148b 912 llb2 1166 1188 1079 1069 1541 99b 768 b8 79 72 � 50 55 61 VJ 67 63 74 43 74 63 65 63 64 67 56 58 � 56 59 60 59 48 62 49 59 80 b3 57 47 5? 54 56 61 60 65 56 79 72 60 � 75 � 80 81 81 � 79 86 75 75 � 78 8 78 89 83 70 101 75 74 � 75 7� 7� � 81 81 9b 104 79 95 100 o; 90 90 1� 75 82 � 120 i� 110 127 125 110 110 135 125 100 120 1?5 250 100 120 140 135 120 120 95 116 120 132 123 135 142 130 142 135 140 13S 129 123 1� 119 12b 273 120 200 120 15� 181 135 131 124 135 150 120 N N N N N N N N N N N N N N N N N N N N N N N N N N Y N N N N N N N N N N 93,500 126,500 73�SQ0 83,900 73� 000 56� 0� 70.000 79,500 84,500 9p,00Q 84�500 37,000 121,004 45,000 78,900 89�000 79�000 83, � 8;3� 000 91.9� 32.100 81,500 74,900 164�:40 74,900 16E,� 73,900 n, o00 83, 5� 91�000 75�504 61�800 81,500 67,904 76,000 113,900 b4�440 84,504 5 115,000 57�040 80, 5�?4 �� SOG 72�500 87�900 76,500 142,000 68,940 b7,095 75,700 ia�,5oo 59,600 68�100 59, 4t�0 45�600 57,000 64�8Q0 69,000 73,600 69�2� 71,30Q 99,200 3b,900 64�800 73,1� b4,900 68�200 68,200 75,600 67,900 67�500 62,100 13E�500 b2,200 89,700 b1,400 64,000 69, 5� 75�800 b�,900 51,500 68�040 56,700 G3�SQ0 95,200 53,500 70,700 9b,3G0 47,804 b?, `�f) 71,E00 bl,� 74,000 64�4� $��900 53,1� 5b�60p 80.96 81.02 81.03 81.16 81.36 81.42 81.42 81.SU 81.65 81.77 81.89 81.45 81.98 82.00 82.1� 82.13 32.15 82.1b 82.1b 82.26 82.70 82.82 82.91 °2.97 83.04 83. � $3.03 83.11 83.23 83.29 3;.31 $3.3:3 83.43 �. JO 83.5.`r 83.Sd 83.59 83.6E �. 73 83.85 4'? . S� $3.97 84.l3 $4.1$ 84.12 84.21 $4.32 OT.•�'�J � ' l�l � ' � , � ' � ' ' ' , � ' � � REPQRT DATE Q3/23l87 1 /4 LEGI� MO RATE ARER PIN 4 27 5 27 9 24 3 27 S 24 7 4 5 27 1 10 5 27 9 21 8 27 1 33 3 27 8 27 2 27 3 27 S+ 27 7 27 9 27 4 21 S 6 4 27 10 27 3 27 2 �7 8 27 4 60 3 27 6 27 3 53 4 i4 8 30 7 27 1 27 10 6 4 18 4 24 1 27 7 27 2 27 '? a"3 11 27 7 6 7 27 � 27 4 27 4 27 5 27 2 12140056 2 12130017 3 132300b3 3 14120Q74 3 14�10017 3 15110406 4 23210034 4 23 �.'0134 3 13140018 3 14230011 3 14110037 2 43230040 2 03420073 1 2b3200� 4 23230004 4 2313Q05b 4 23�30054 4 144�0049 3 13140039 4 134400�6 4 14410004 4 14410Q11 4 14420013 3 14120097 3 1314�20 2 1113Q101 1 23310103 1 26320019 2 03420083 1 25120017 3 1�110025 2 032300b0 3 104400`,,3 1 262340?7 1 2G330118 1 2443�017 Z 03220110 1 26220070 4 1441QQ73 2 033100b2 1 �100�3 1 2434�37 4 14330078 2 11244452 1 �bb20Q66 2 032300b3 � 1211�147 1 2b320005 CITY OF FlZIDLEY RESIDEMTIF� SALES DATA FOR 1986 SORTED BY: I�N-T0� S T Y L E B EXTRA LOT R X S S 2 T A B A T H BAS CENT FLR YEAit SIZE LOC M P E L S H S GAR UP D�]WN FP FIN AIR PCH AREA BLT WIDE DEEP INF Y2NNNN 22A 0 N2YNNN 22A 0 N2YNNN 12A 0.7 Y2NNNN 22D 0 YZNNNN 02T 0 Y2NNNN 22A 0 Y2NNNN 22D 0 Y2NNNN 000 4 Y2NNNN 21T 0.5 Y2NNNN 22A 0 Y2NNNN 22D 0 YZNNNN 02D 0 Y2NNNN 02Q 0 N 1 NNNN 200 0 YZNNNN 22D 0 Y2NNNN 22A 4 Y2N NN 22D 0 Y2NNNN 11A 0 Y2NNNN 12D 0 N2YNNN 22A 0 Y2NNNN 22A 0 Y2NNNN 12D 0 Y2N NN 12D 0 Y2NNNN 21 D 0 Y2NNNN 21A 0 Y2NNNN 22A 0 Y2NNNN 22D 0 NINNNN 22D 0 Y2NNNN 21A 0 N2YNNN 22T 0.7 N2NYNN 22T 0 Y2NNNN 100 0 N2YNNN 22A 0 NINNNN 21D 0 Y2NNNN 13A 1.0 N2NNYN 23A 0.7 M2YNNN 22A 0 Y2NNNN 22D 0 N2NYNN 21A 0.7 Y2NNNN 12D 0 Y2NNNN (!�D �' N2YNNN 22T 0 Y2NNNN 22A 0 Y2NNNN 21A 0 Y2NNNN 21D 0 Y2NNNN 21D 0 Y2NNNN 2ZD 0 NINNNN 21D 4 0.7 0 0 0.7 0.7 1.0 0 0.7 D.7 0 0 0 0 0 0.7 0 0.7 1.0 0.7 0. 7 0 0 0 0 0 0 0 0.7 0 0.7 0 0.7 0.5 Q.7 0 0 0 O.J 0.7 0 0.5 0.7 0 0 1 1 0 3 3 0 3 0 4 0 0 0 a 0 0 3 3 1 1 0 1 0 0 0 3 0 0 1 3 1 1 0 0 1 0 0 0 Y Y Y Y Y Y N Y Y Y N N N Y Y N Y Y Y Y Y N Y Y Y Y N Y Y Y N N N Y N Y Y Y N N 13 N Y Y Y Y Y N N Y Y N N N N Y Y Y N N N N Y Y N N N N Y N Y Y Y N N Y Y Y N Y N Y Y N N Y Y N N N N Y N N N N N N N N N N Y Y N N N N N N Y N N N Y N N N N N N N 960 ioos 9b3 lObb 1300 1176 1042 645 1540 1306 1025 894 75� 768 884 1040 1040 1122 1152 1440 1166 1500 1374 1492 880 1605 78b 832 149b 1516 724 900 7b8 1765 1423 9� 784 11Q4 988 �; J� 1040 1170 1120 1050 � lb8 69 n 86 63 b5 68 48 � 7J 59 43 � 58 56 59 Sb 55 74 63 62 59 58 56 70 6U 54 64 63 48 65 Sb 72 81 79 58 59 69 �n 69 57 62 5�3 69 54 8.5 75 75 � 45 � � � � � 50 50 � � � SO 8.5 80 � 87 � 81 80 � b0 92 � � 70 � 85 75 � 60 80 85 75 54 � 110 137 120 134 145 175 146 13b 130 142 135 llb 110 144 136 173 135 130 135 127 156 135 135 142 133 132 12�i 1� 130 144 120 2b5 110 128 1!0 129 146 128 118 133 150 1?ri 143 135 120 129 110 137 i� N N N N N N Y N N N N N N N N N N N N N N Y N N N N N N N N N N N N Y N N N N Y PRIGE EMV RATIQ 77�500 89�900 89�150 79�404 104,000 123� 5� 74,900 36,540 �z,000 124� �0 74�000 48,063 52,500 63�200 67,000 7b�000 69�000 71�000 79,900 114�5� 82� �0 87,500 79�Q00 74,90� b8�900 95�040 b4, t?titi 70�040 b3�040 109�904 120,000 43.504 50,000 65.000 124,400 1b4�000 87,000 63�9QG $1,OU0 73,OQ4 �1,�nn 72,500 S1,`40 73,504 b9,904 b7� �0 64�3Q4 �o, �oo 65,400 75�900 75,300 67,500 54,600 104+5� 63�400 30, 9� n,�oo 10�,104 62,80Q 40,804 44,600 53,700 57.000 64,700 53,8Q0 60,600 68,300 98+OQ0 70,204 74,900 67,700 b4,204 59,100 81, 5(14 54,9U0 60,104 54,100 94,400 1OJ7100 37,400 b$.800 55,9Q4 103,3U0 141,204 75�000 �,104 7U,1U0 63,204 4e, F,nn 62,800 70,700 63,800 b0,740 53,200 55,900 sz, �on 84.38 84.42 84.46 84.48 84.bQ 84.61 84.64 34.b5 84.b7 84.75 84.86 84.38 84.95 $4.46 85.07 85.13 �.21 85.35 85.48 85.58 �.64 85.bp $�.69 8�.71 ss. n 85.7R 8`.7° 85.85 �.87 85.89 55.91 $5.97 86.00 86.OU 8b.08 86.49 86.2U $b.2�'' �. �4 8b.57 a�:. f,n 8b.62 86.74 86.8� $6.83 86.$b Sh.93 8�. �b ' . REPORT DATE 03/23/87 � , LI , ' ' r� ' ' ■ _� ' ' �� J ' ' ' , ' CITY OF FRIDLEY �SIDENTIAL SALES DATA FOR 1986 SORTED BY: NO�MTl1W�USE S T Y L E R EXTRA LOT 1!4 LEGAL R X S S 2 T A 8 A T H BAS CENT FLR YEAR SIZE LOC MQ RATE AREA PIN M P E L S H S C�AR L�P OQ4AV FP FIN AIR PCH AREA BLT WI[� DEEP INF PRICE EhN RATIQ 2 27 5 27 4 27 1 8 6 b 2 6 S 27 4 27 4 27 5 b 2 27 $ 27 12 27 4 6 8 27 4 27 9 6 8 6 9 27 S b 10 27 1� 3 2 27 3 27 10 27 9 27 9 27 z s 4 27 9 24 1 �7 1 27 2 27 5 27 9 27 S 27 2 27 5 24 7 b 1 21 :<.,, <: 5 27 3 27 1 �4 S 27 b 27 2 27 2 11240058 1 26220106 4 2314Q014 2 03240181 3 1044004U 4 23130024 3 1441011b 4 23140039 3 15440010 2 12120117 4 13420010 2 11244051 3 141400b5 4 15444070 3 15130039 3 13220059 2 12120114 3 14140103 4 231400b1 4 14330077 2 11140084 � 15410003 2 12120052 2 11110031 1 26720071 2 03240017 4 23220031 3 13130090 3 14140416 4 24110033 2 03�30080 3 13230033 4 23420010 1 2b.'320031 1 2343�59 2 03224105 3 1322001b 2 12110047 3 13144017 3 13130086 ., �,.,4,,:.., _ i JL V..V 2 11110484 2 1212t�057 4 144200� 1 24424Qb1 2 12120003 3 131400:4 1 2423(m09 Y2NNNN 21A 0 Y2NNNN 22D 0 Y2NNNN 22D 0 Y2NNNN OiD 0 N2NYNN 22A d N2YNNN 22A 0 NZYNNN 22D 0 Y2NNNN 11D 0 N2YNNN 22T 0 N2YNNN 22A 0 N 1 NNNN 22D 0 Y2NNNN '2A � Y2NNNN 21A 0 N2NYNN 22A 0 NiNNNN 11A 0 Y�NNNN 21A 0 N2YNNN 22A 0 YZNNNN 12A 0.5 VZNNNN 12D 0 Y2NNNN 21A 0 Y2NNNN 21 T 0 Y2NNNN �1D 0 Y2NNNN 22A 0 Y�NtSNN 2�A 0.5 Y2NNNN 22D 0 Y2NNNN 12D 0 Y2NNNN 22D 0 Y2NNNN 22A 0.7 Y2NNNN 21A 0 N2YNNN 22A 0 Y2NNNN 22D 0 Y2NNNN OZA 0 Y2NNNN 21D 0 NINNNN �2D 0 Y2NNNN 32D 0.7 Y2NNNN 22D 0 Y2NNNN 21A 0 N2Y NN 22A 0.7 Y2NNNN 22A 0.5 N2NYNN 12A 0.7 Y�hNN�d 21 A n Y2NNNN 22A Q N2YNNN 23A 0 Y2NNNN 11A 0 N2NNYN 22A 0.7 Y2NNNN 12D 0 Y2NNNN 22D 0 Y�NNNN 22T 0 0.5 0 0 0 0.7 0 0.7 0.7 1.0 0.7 0 0.5 0.5 0.7 0 0 0. 7 0.7 0 0.5 Q 0 0. 7 0 �.7 0 4 1.0 0 0. 7 0 0 0 0 0.7 07 4.7 a 0.7 Q 0 0 0 N 0 0 1 0 0 1 0 1 0 0 0 1 1 0 0 0 0 0 1 U 1 0 1 0 0 0 0 0 0 1 1 , O 0 3 1 0 3 N N Y Y N Y Y Y Y Y Y Y Y Y Y Y Y Y N Y Y Y Y N Y Y Y N Y Y Y Y Y Y Y N Y Y Y Y Y Y Y Y Y Y Y Y Y N Y Y N N Y Y N Y N N N N Y N Y Y N N Y Y N Y N Y Y N Y Y N Y N 14 N N N N Y N N Y N N Y N Y Y N Y Y N N Y N N Y Y N N N N N Y Y Y N Y N Y Y N N N N 1056 1040 983 560 1032 996 1040 1010 978 1078 7b8 1050 980 1004 640 1008 1048 1349 1216 1189 1008 1032 1068 t178 978 1080 9b2 1232 1025 1225 425 916 1056 768 1184 960 1070 12`.,3 972 1768 1�056 lb8 1122 1073 972 975 119b 61 56 55 48 74 55 76 EO 64 65 60 � 60 78 6b bU 57 b0 47 b4 b7 57 56 57 � 59 65 � 61 55 bl 83 58 8.5 5p 82 73 9 53 bE� 57 .75 � 89 90 � 75 90 75 75 80 77 75 100 78 75 F5 75 � 84 90 82 75 75 7U 85 95 75 70 107 75 92 75 90 88 75 � l� � 84 bl 80 95 120 125 145 110 164 129 267 135 12b 133 150 1?0 148 150 107 132 133 127 135 157 182 154 116 120 111 327 130 110 100 187 110 250 13; 136 134 105 197 137 142 150 1�� 94 120 135 130 131 125 110 N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N Y N N N N N N 70,000 70,000 75,000 40,354 87�000 84�000 83,000 b7,900 72�900 97.600 69,000 74,904 70�000 �,� 55,000 69,900 94�000 94,000 74}900 80,000 sa, ooa 51,135 73,400 78,000 66,000 67,00(1 65, OO�i 103,745 �s,sao �s,000 6b,000 57,500 72,OOU 6b�900 72�500 68,000 b$,317 106,040 95, �� 134+900 f,�, `�� 75�000 b9,850 68,500 131,400 62�900 74,400 72�500 61,000 61,000 65,440 35,200 7b, Qt10 73�500 72,800 59�b00 64�000 �, 700 60,600 65��40 b1,500 74.700 48,40Q b1,600 82,900 82,900 66,100 70,700 �o, ioo 4`,�00 64,900 69,400 58,400 59,300 51.b4U 92� 0� 67,004 s�, o00 58, b� 51,14Q b4.200 59,700 64,700 60f740 61,000 94,740 84�904 120,800 5E , (1(1'1 67,2UU b2�840 61,60Q 117,$Q4 Sb�b00 �b,600 6 ;� 3UU 87.14 87.14 87.20 87.23 57.35 87.50 87.71 87.71 87.79 37.8Q 87.82 87.85 87.85 g�.� 88.00 88.12 88.19 �.19 83.25 �.37 88.35 �. 39 88.41 88.4b $'3.48 �.50 8�.b1 �. b7 �. �a �.n 88.78 $8.8h $9.16 89.23 89.24 89.26 89.28 89.33 89.3h 89.54 �, f.n 89.60 89.90 8y.92 84.92 89.98 90.04 90. UE� � RfPORT DATE 03/23/87 ' CITY � FRIDI.EY RESI�NTIAL SALES DATA FOR 1986 SORTED HY: I�N-T0�lSE ' S T Y L E B EXTRA LOT 1/4 LEGAL R X S S 2 T A B A T H BAS CENT FLR YEF�t SIZE LOC MO RpTE AREA PIN M F E L S N S GAR l►P I�"J FP FIN AIR PCN AREA BLT WIDE [�EEP INF PRICE EMV RATIO ' ' ' ' LI ' ' ' � , ' ' ' � ' 3 30 10 27 5 27 3 27 10 27 b 30 10 27 3 6 8 27 9 6 3 5 2 27 9 27 3 27 8 4 2 27 4 27 5 27 10 27 2 27 5 5 8 5 2 27 4 27 7 27 1 6 7 6 8 27 7 27 2 24 3 5 5 27 6 6 b 27 1 27 11 b 5 27 5 12 6 27 5 3 � �� 8 24 6 27 b 27 3 27 4 27 4 27 4 27 2 03420031 3 13140023 4 23210009 3 151140Z2 2 032400E� i 3 13210038 1 26220089 2 1114Q014 1 26330119 3 101400'�U 2 lO1�OQ� 2 111400?0 2 12130024 1 24340011 1 24430026 3 10410011 3 14230004 2 034240b8 4 1442�62 4 14410002 2 1012004? 2 10120042 2 11240028 2 1114�29 2 12120Q56 2 111'�033 1 25'2Q017 3 141�0105 1 2b230409 1 2443�11 3 10120015 2 0342003° 3 15420095 2 43230184 2 03230124 1 24310099 2 Q3420035 1 24424Q75 4 23140055 1 24420086 4 �^�'�ryl�� 3 14�0(�4 2 03240049 2 11110034 4 1434�21 3 14130025 2 0334QQ2(1 3 1044�12 YZNNNN 22D 0 Y2NNNN 12D 0 Y2NNNN 22D 0 NINNNN 12A 0 NINNNN 2�A 0.� NINNNN 22D 0 Y2NNNN 22D 0 N2YNNN 22A 0 N2YNNN 22D 0 N2YNNN 22A 0 Y2NNNN 22A Q Y2NNNN 22A 0 N2YNNN 21A 0 Y2NNNN 22A 0 N2YNNN 22A 0 Y2NNNN 12A 0 Y�NNNN 2iA 0 N2YNNN 21A 0 Y2NNNN 11A 0 Y2NNNN 12A 0 YZNNNN 22A 0.7 Y2NNNN 22A 0.7 Y2NNNN 21A 0 Y2NNNN 22p 0 N2YNNN 22A 0 Y2NNNN 22A 0.7 Y2NNNN �2A 0 Y2NNNN 22D 0 NINNNN 22A 0 N2NNYN 22A 0.5 NINNNN 22A 0.7 N2YNNN 22D 0 N2YNNN 22A 0 Y2NNNN 21A Q,5 Y2NNNN 21T 0 N2YNNN 22A 0 Y2NNNN 21A 0 N2NNYN 12A 2.0 Y2NNNN 21D 0 N2YNNN 13A 0 Y�Nhh't� �On (� Y2NNNN 22p 4.5 Y2NNNN 22R 0 N2NNYN 22A 0.5 Y2NNNN 21D 0 Y2NNNN 11A 0.5 Y2NNNN 12D d Y2NNNN 22A 4 0 0.7 0 0.7 1.0 0 0 0.7 0.5 0 0 0 1.0 0.7 0.7 0 0.5 0.7 0.5 0 0.5 0.5 0 0.5 0.7 n. � 0.7 0 0 0 0 0 0.5 0 0.7 0 0 0.7 0.7 0. 5 0 0 0 t1.7 0.7 1 3 0 1 0 0 0 1 1 3 1 0 1 2 1 0 0 1 3 1 3 i 3 1 0 3 0 0 0 0 0 0 0 1 n 3 N 0 1 i 1 Y Y Y Y N Y Y Y Y Y Y Y Y Y Y Y Y N Y Y Y Y Y Y Y Y Y Y N Y Y Y Y Y Y Y Y Y Y Y Y Y N N Y Y N N N Y Y Y Y N Y Y Y N Y N Y Y Y Y Y Y Y N Y Y N N Y Y N N N Y N N N N Y Y N , 15 Y N N Y Y N N N Y N N N N N Y N N N Y Y N N N N N N N Y N N Y N N N N Y N N N N N Y Y 9b0 1211 l053 1094 iisi 480 1040 1112 1408 996 1256 1003 864 1170 1172 1198 1124 807 112� 1472 149,'. 1442 1040 i000 1416 1358 11Sb 13b7 76$ 720 1283 8b4 929 958 103b 1114 935 148$ 1JOG 1606 ag� 1177 1040 105b 13b7 152Q ion 60 58 61 74 4° 41 56 63 n 62 62 71 72 72 59 75 57 63 b2 62 63 n 69 56 � 5b b0 74 76 79 66 70 b3 � 74 63 70 67 57 61 65 59 90 � 74 75 100 &5 82 90 �z 91 84 67 95 86 b0 75 110 85 78 so 7J 85 1.?.`., 94 84 7$ 75 60 76 50 78 64 92 7J 91 F,Q 100 91 82 75 75 95 144 132 136 142 lOQ 303 110 112 129 109 147 182 147 117 144 260 112 144 135 135 120 120 120 120 120 120 �t0 120 120 120 145 144 155 115 114 130 144 139 1� 165 i?'? 250 105 124 133 14(J 125 140 N H N N N N N Y Y N N N Y Y N N N N N N N N N N N N N Y N N N N N �! N N N N N N 65,100 78,000 69, 9� 73,b00 g4,500 61�000 69,900 83,900 90�000 g2,004 81�500 71��0 69,000 87.000 120,000 74�000 71,Q00 72,000 67,000 79�900 100,000 140,000 69,900 73,000 80�OOQ 8b�000 $5�000 83,450 b4,000 85,000 109�000 b9,904 69�90U 65,040 b3,000 86,000 b1,0� 150, �0 79,000 135,000 5?, �(kl 9��8GG 72,000 79,404 64�004 n,�oo 87,000 7b,444 58,700 70,400 b3�100 b6.500 76,4�0 55�200 63�300 80,60Q 81+600 74,400 74�000 64�500 62,700 79�100 104,100 67,300 b5�5Q0 65�700 61�20Q 73,000 91, 4� 91.400 63�900 b6,800 73,2U0 78,700 77.3U� 76,504 52,700 78,000 100�100 b4�200 64�2U0 59,800 58,000 79,200 56,240 1�,3� �z,9oo 124f700 �ry,gnn 92, 3�10 bb, 6� 73, 5� 5y�300 72,240 80,8QQ 70,b00 90.16 90.25 90.27 90.35 90.41 90.49 90.55 90.66 90.6b 90.73 90.79 90.84 90.8b 90.91 40.91 90.94 90.97 91.25 91.34 91.36 91.4t1 91.40 91.41 91.50 91.50 91.51 91.52 41.b7 91.71 91.76 91.83 91.84 91.84 92,04 92.Ob 92.09 92.13 92.20 92.27 92.37 92.4? 92.4� 92.50 92.Sb 92.E5 92.6$ 92.87 92.89 REPORT DATE 03/23/87 1/4 LEGAI. Mn p�rc o��'q pTN 4 3 9 1 2 6 7 b 4 0 3 7 4 4 8 � 12 6 3 2 3 7 4 5 3 .: 1 3 4 1 10 � 9 4 8 2 1 11 2 6 a 6 5 5 3 5 6 4 27 24 $ 10 3U 6 21 6 24 27 27 �7 6 27 6 5 27 24 27 6 b 27 27 �'.7 27 27 27 24 L� � b 21 27 2� 5 � 4 27 �7 27 6 27 27 8 b 27 27 8 2 11210020 3 14210021 3 15420008 2 03�34460 4 133L0�12 4 15440064 3 10120016 2 12120111 1 25220029 1 2b320104 3 10140046 3 13220004 3 15120025 2 11140075 3 14220028 4 13414071 3 1312G0'�4 3 14�40Q75 3 14�40032 2 12130007 3 15430005 4 23236Q87 2 12120093 2 11210017 3 1014�53 Z Q3420077 2 11240067 1 2434Q047 2 1SL1O�61 4 1442Q(10� 2 0324�35 1 251 �Ot143 4 2424005b 3 14240006 2 03340047 3 1514d011 4 13444036 3 10130005 2 03420130 3 1421Q047 ? 15iqnr�yc 1 2333073 3 13Z40Q46 2 03�30013 2 1211Q026 1 233400b7 1 26220083 3 15130042 STYLE B RXSS2T A MPEL�N �C�AR CIiY OF FRIDLEY RESIDENTIAL SALES DATA FOR 1986 S�tTID BY: N0�1-T06A�SE EXTRA LOT B A T H BAS CENT fLR YEAR SIZE LOC l� I�IWN FP FIN AIR PCH �tEA E�LT NIDE �EP II� Y2NNNN 22D 0 N2YNNN 22T 0.7 Y2NNNN 21D 0 YZNNNN 100 0 NZNY�JN 21D 0 N2YNNN 22A 0 N2YNNN 22A 1.5 N2YNNN 22A 0 N2YNNN 22T 0.7 YZNNNN 22D Q Y2NNNN 22A 0 N2NYNN 11A 0.7 Y2NNNN 11A 0.5 NiNNNN 21D Q Y2NNNN 21A 0 N2YNNN 22A Q N 1 N N N N Y 1 D Y N2NYNN 21T 0 Y2NNNN 11A 0 N�YNNN 12A 0 N2YNNN 22A 0 Y2NNNN 12D 0 N2YNNN 22A 0 Y2NNNN 220 0 NiNNNN N2D 4 N2YNNN 22A 0 N2NNYN 22A 0.5 N�YNNN 22T 0.5 Y2NNNN 22A 0 NINNNN 22D 1.Q N2YNNN 22A 0 Y2NNNN ?2A 0 Y2NNNN 20 0 NINNNN 2iA 0 Y2NNNN 22A 0.7 Y2NNNN 22A 0 N2YNNN 22A 0 N 1 NNNN 22A 0 N2YNNN 22D 0 Y2NNNN 22A 0 Y2P1NN�d 22A 0.7 Y2NNNN 22D 0 N2NYNN 22A 0 Y2NNNN OlA 0 N2YNNN 22A 0 Y2NNNN 22D 0 Y2NNNN 21A 0 Y2NNNN 1NN 0 0 0.5 0 0 0 0.7 0.7 1.0 0 0 0 0 0.5 0 0.7 0.7 0 0 0.7 0 0.7 0 0 0 0 (1.7 0 0.7 0 0 0.7 Q.7 1.0 0.7 1.0 0 1.0 0.7 0 0.7 n, 5 0 0. 7 0 0.7 0 0.7 0 0 3 1 0 0 0 3 3 3 0 3 1 3 0 0 1 0 3 3 1 0 0 0 0 1 1 3 1 0 0 0 3 U 0 3 N 1 1 1 1 3 0 3 1 1 0 0 0 N Y N N N Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y N Y Y Y Y Y Y N N Y Y Y Y Y N Y Y Y Y Y Y Y N Y N Y N N Y N N N Y Y Y Y N Y N N N Y N N N Y N Y N N N N Y Y Y N N N N Y N N Y Y N Y N Y Y N N Y N N N 16 N N N N N N N Y N N N Y Y N N Y N N Y N Y N N N Y N Y N Y N N Y N Y N N N Y N N Y Y N Y N N Y N 93b 1541 600 724 903 1474 1514 1258 1375 732 1592 1415 2710 832 1180 1123 7�0 1200 1324 1115 1048 920 101b 93b 1291 960 SJI) 1488 1040 1114 954 1457 102b Sb4 1656 960 1040 1176 918 1322 1� .��.� � �� 1812 98b 112$ 8b4 1040 $88 � b4 40 48 52 79 74 80 b9 4E 59 b4 58 � 60 n 53 56 59 78 73 47 76 � 54 73 b2 68 60 O1 75 6t1 J7� 42 65 b2 74 49 7J 64 7Q 56 b3 59 78 � 56 � � 100 102 � g7 75 70 90 100 74 90 90 ill 84 81 � 97 lOb 7J 75 80 � 99 75 131 60 $0 � 40 100 85 9Q �1 100 100 7J b8 8b � 120 30 7J 8i � 72 � 91 135 13.5 142 2t� 2 110 200 150 150 133 111 130 135 193 150 180 125 135 140 137 IJJ 165 140 130 120 135 128 144 12U 117 204 167 125 174 1[6 200 211 1� 12d 242 144 170 12S 125 133 110 137 134 127 125 N N N N N Y N N N N N N N N N N N N N N N N N N Y N N N N N N N N N N N N N N N N N N 0 N N N Y PRICE EMV RATIO 62�500 104,500 b0,00Q 40,000 59�OQ0 82,500 116+250 93�900 97,000 53,500 85�900 88�000 i�o,000 61,200 14+500 93,500 64,004 86,000 74�000 87�000 $7�000 56,000 76,400 61,004 75�504 76,900 �iU, 5UU 95,000 bb,000 66,000 80�OOG 105, �0 62,000 b,`r, OQO 105,QQ0 b5,Q04 93�400 78,500 71�900 90� 0� 9`,000 64�OG0 102, 5� 48�900 85,500 62�500 67,000 56,040 58,200 97,400 56,000 37,400 5S,?00 77,200 108,800 92�700 91�000 5�,200 80,700 82,700 in,�oo 57,700 70, 3� �, 300 60,500 $1,500 70,200 82,600 $2,800 53�400 72�504 58� 2� 72�100 73,SGQ 77,4�U 90,900 b3,�0� b3,300 7b,$04 100,900 55+, b44 b2,500 101,040 62,74Q 89�804 75,800 63,500 87, C�10 92,400 b2,040 99, S(� 47�b00 83,300 60�900 bS,30p 54�6(� 93.12 93.20 • 93.33 93.50 93.55 93.57 43.59 93.73 93.81 93.83 43.94 93.97 94.07 94.28 94.36 94.43 94. 5'� 94.7b 94.35 94.94 95.17 95.3� 95.39 95.40 95.49 g5,57 95.65 95.b$ 95.9G 95.9p 9b.0U 96.09 9b.12 9b.15 96.19 96.4b 96.5� 96.56 96.6h 9b.6b 9b.84 96.57 97.a7 97.34 97.42 97.44 97.46 97. `d� , CITY OF fRIDI.EY RESIDENTIAL SALES DATA FOR 1486 SORTED BY: MOf�MTOWNiOUSE S T Y L E B EXTRA LOT �1/4 LEGAL R X S S 2 T A B A T H BAS CENT FLR YEAR SIZE LOC t10 RATE AREA PIN M P E L S H S GAR 1�' DONN FP FIN AIR PCH Af�A BLT WIDE DEEP I1� PRICE EMV RATIO , ' �,' ' L� ' ' ' ' �I ' � ' ' ' �J � 6 4 4 4 4 2 10 4 6 2 10 5 2 � 7 11 9 4 5 3 5 8 7 3 1 8 12 9 6 3 10 1 12 6 4 4 5 5 0 � 6 27 �� 6 24 � 24 6 27 S 21 27 5 27 24 27 6 27 27 � 27 27 �� 6 � 8 6 27 8 � � SO �3 �i 4 3 1 1 4 2 1 4 4 2 3 3 2 3 1 3 3 3 2 3 4 3 4 3 2 4 4 3 4 2 � 2 2 13410050 03420034 10410007 23310090 0324005° 23310022 24240038 26330074 0'?�'40(�4g 24410255 13410078 23430058 13410057 10120076 12110045 10420015 03240029 15114029 12120070 14240074 24430013 13140034 10120045 10410023 13140078 15120018 03420012 13210037 10140036 14330055 151200�4 13320034 03�00 ;° 10140032 �44300.`S 03320116 13430U01 13410053 0�40081 13140065 23240118 03230029 03220106 13420027 03230031 03220085 N2YNNN N2YNNN N2NYNN Y2NNNN N2YNNN Y2NNNN V2NNNN Y2NNNN N2YNNN N2YNNN N2YNNN Y2NNNN N2YNNN N2NYNN N2YNNN Y2NNNN N2YNNN Y2NNNN N2YNNN Y2NNNN N2NYNN Y2NNNN Y2NNNN Y2NNNN Y2NNNN Y2NNNN Y2NNNN NiNNNN Y2NNNN Y2NNNN Y2NNNN Y2NNNN N2YNNN Y2NNNN N2YNNN NINNNN Y�NNNN N2NYNN Y2NNNN NINNNN Y2NNNN Y2NNNN NINNNN NONNNN Y2NNNN Y2NNNN 22A 21A 12A 02D 22A 22A 200 22D 1?A 21A 22A 21A 22A 12A 23A 22A 22A 22A 21A 11A 22T 21D 22A 22D O1D 22A 22A 22D 11A 12A Y2A 22D 21A 22A 22A 12D 23D 22A 22D 23D 000 OIA 200 22D 000 000 TOTAL PitICE = 26661160 R TOTAI Q1V = 23534600 A TOTAL RATIO = 29805.5600000 A TOTAL YEAR BUILT = 20580 A TOTAL FLOOR AREA = 36Z033 A T4TAL tOT SII� = 399b:41 �MR�R � S�A�.ES = 334 COEFFICIENT OF DISP£RSION BY MEAN = 0 0 0.7 0 0 0.7 0 0 1.4 0 0 0 0.7 0 0 0 0.7 0 0 0 0.5 0 0 0 0.5 0 0 1.0 0 0 0 0 1.0 0 0 0 0.5 0 0 0 0.7 0 0.5 0 0.7 0.7 0 0 Q.5 0.7 0 0 0.7 0.7 0.7 0 0.7 1.5 0.7 0 0.7 0 0.7 0 0 0.7 0.7 0.7 0 0.7 0 0 0.7 0 0.7 0 0 0 0 0 � 0 0 0 1 2 0 0 3 0 3 3 1 0 0 0 0 3 3 0 0 1 3 3 3 N 0 0 0 1 0 0 0 0 0 0 Y N N Y Y Y Y N Y Y N Y N Y Y N Y Y Y Y Y Y N N N Y Y Y N Y N N N N Y N N N N N N N N Y N N N N N N Y N Y N Y N N Y N N N N N Y N N N Y N N N N N N Y VERA(� PRICE = 79823.832335 VERAGE ET1V = 70b12.57485 VERAGE RATIO = 89.23820359 VERAG� YEAR 811ILT = Ob1.b1b7b600 VERAGE fLO�t AREA = 1083.93113772 A4�4tA(� LOT SIZE = 11464.b437t:57 17 7.30098800 1144 826 1384 853 1000 1458 1272 960 1542 984 1132 608 1432 1201 1181 984 1136 1624 768 13b0 1340 934 i�aa 912 936 1316 1344 1261 105b 1696 960 1355 76� 1068 1191 968 757 1317 768 616 560 808 7Z0 780 40Q 876 76 8 48 9 � 64 SO n 50 bl 74 60 b3 73 61 60 55 78 56 73 48 53 � � � 78 35 � 76 49 � 54 60 50 � 44 � 105 40 � 115 60 75 � 101 � 125 100 � � ioz 50 1� 60 95 � 117 62 82 90 60 190 95 100 120 132 � 62 �a 110 130 14� 130 130 100 130 290 129 105 135 134 135 126 137 210 150 130 120 157 120 132 i� 308 129 150 144 136 221 137 110 150 110 109 1� 110 240 125 102 I35 132 110 110 300 iio 140 N N N N N N N N N N N N N N Y Y N N N N N N N N N N N N N N N N N Y 42,000 60,000 107,Q00 19.000 72,000 79�900 78►000 59.000 �c, Q00 35,000 81�350 44,500 110.000 82,900 85�600 69,600 84�000 118,000 63,000 74,500 83,000 58�000 n, o00 57,300 31,398 82,900 74��0 72+004 61,900 78,707 74.000 74�700 59,500 68�925 101,000 40,000 54 `,�;0 . 91,000 49,000 63,900 41,500 37,800 471 J'N 46.500 n, aoo 30�040 89,800 58,700 104,700 18,600 70,500 78,300 76,500 57,900 BE., 500 83.600 80�200 43,900 109.200 82.500 85,400 b9,600 84.200 118+300 63,200 75,000 83,800 5�,000 78,400 58,400 32,000 84�700 76.100 74�400 64�000 82�100 n,soo 78,600 E2�9� 13�400 103,200 43+100 .`,2, 900 98�600 53�600 70,300 4E"400 43,1Q0 J� 7 Jr�� 53,5U0 2b � E.� 41+34U 97.60 97. � 97.55 97.89 97.91 97.99 98.07 98.13 93.29 93.35 98.58 98.b5 99.27 99.51 99.76 100. Ot1 100.23 100.25 100.31 100.67 100.96 101.72 101.81 101.91 101.91 102.17 102.83 103.33 103.39 104.31 105.13 105. � 105.71 106.49 107.12 107.75 107.47 108.35 109.3� 110.01 111.8U 114.02 114.31 lIJ.OJ 112.7` 137.66 REPORT DATE 03/23/87 1/4 LEGAL MO RATE Af�A PIN 2 b 7 6 12 6 2 b 8 b 3 3 4 6 2 6 8 b 12 24 7 b 5 b 9 21 5 6 4 24 4 6 Z b 4 6 9 b 1 6 10 6 7 6 2 b � � 8 b 7 b 7 6 3 6 5 6 7 6 5 b 10 5 10 21 6 6 3 6 4 b 5 6 4 24 9 b 11 5 8 b 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 3 1 1 1 1 1 i 1 3 3 1 1 1 1 24440071 24410150 24440093 24440233 24410045 24440078 24440271 24444205 �4440232 24410019 24440135 24410238 24440193 24410193 24410030 2441d034 24440134 24410106 24410191 244101� 24440026 24440136 24410043 24410187 24410171 244104$5 131100�9 2444Q0'39 �4410'S7 2��i 2444�43 2444Q017 24440257 24440Q28 24410056 13114014 1311�37 24410169 24430042 24444047 2441008b CITY OF FRIDLEY RESII�ENTIAL SALES DATA F4R 1986 �tTED 8Y: TOWN l�JSE S T Y L E B EXTRA RXSS2T A BATH MPELSH SGI� UP �i Y2NNNY 22A 0.7 NZNNYY 22D 0.5 N2NNYY 22A 0.7 NINNNY ZiD 0.5 N2YNNY 21D 0 N2NNYY 22A 0.5 NINNNY 21D 0.5 NINNNY 21D 1.0 N2NNYY 21 D 0.5 N2NNYY 22D 0.7 N2YNNY 11 D 0.5 Y2NNNY 21A 0 NINNNY 21D 0.5 N2YNNY 22D 0 Y2NNNY 22D 0 N2YNNY 21D 0 NINNNY 21D 0.5 N2YNNY 21 D Q N2YNNY 22A 0 N2YNNY 21D Q N2NMYY 22D 0.5 NiNNNY 21D 0.5 N2YNNY 22D 0 N2YNNY 21A 0 N2YNNY 21A Q N2YNNY 21 D 0 N2NNYY 21D 0.1 N2YNNY 21D Q N2YNNY 22D 0 N2NNYY 21D 0.5 N2YNNY 21D 0 N2NNYY ��D 1.7 NINNNY 21D 4 N2YNNY �1D 0 N2NNYY 22D 1.0 N2NNYY 11Q 1.0 N2NNYY 11D 0 NZYNNY 2iD 0 N2YNNY 21D 0.5 N2YNNY 22D 0 N2YNNY 21D 0 0.5 0.7 0 0 0.5 0.7 0 0 4 0.5 0.7 0.5 0 0.7 0.7 0.5 0 0.5 0.7 0.5 0.5 0 0.5 0.7 0.7 0.5 0 O•J 0.7 a 0.5 0.7 0.5 0.5 0.7 0 1.0 0.7 0 0.5 0.5 LOT BAS CENT FlR YEAR SIZE LOC FP FIN AIR PCH AREA BLT WI� DEEP INF 1 3 1 1 1 3 i i 0 0 1 3 1 1 0 1 1 1 0 1 1 0 1 1 1 1 1 1 1 i 1 U 0 1 1 1 i 1 1 1 Y Y N N Y Y Y N N Y Y Y N Y Y Y Y Y Y Y Y N Y Y Y Y Y Y Y N Y Y N Y Y N N Y Y Y Y Y Y Y N Y Y Y Y N Y N Y Y Y Y Y N Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y N N N N Y N N N N N N N N N N N N N N N N N N N N Y N N N N N N N N Y N N N N N 1241 744 1108 504 602 1401 504 504 504 744 SO4 843 504 798 960 601 504 641 960 b49 620 504 620 984 984 601 800 65b 798 504 656 744 544 b01 744 791 800 .798 601 620 b01 TOTAL PRICE = 295b391 AVERAGE PRICE = 72107.097560 TOT� EMV = 2b44704 ANERA[� E?1tl = 64407.31707 TOTAL RATIO = 3710.35Q0000 AVERf�'iE RATIO = 90.SOPS3b58 TOTAL YE�t BUILT = 3204 AVERAGE YEAR BUILT = 078.14634100 TOTAL Fl�i �A = 29310 AVERAGE FL�R i�tEA = 714.87804878 TOTAL LOT SIZE = 0�0 pVERAGE LOT SIZE = 000.000400� I�II1�R OF SALES = 41 COEFFICTENT OF DISPERSION BY MEAN = 7.5225410Q 18 � 73 8.5 84 74 81 31 84 84 73 � n 84 82 74 74 80 n 82 n 74 � 74 � 79 74 � � 81 84 S2 74 84 7� 74 74 74 79 74 73 74 N N N N N N N N N N N N N N N N N N N N N N N M N N N N N N N N Y N N N N N N N N PRICE EMV RATIO 120,2b6 lO5�Q00 95�$00 64,000 78�444 120,500 b5�250 64,250 60,440 8:i� 500 b0,900 73,900 59,900 75�004 68,000 69, 000 67,000 68,500 sa, �oo 70�900 74�040 54�900 62,000 ss, 400 s�, o00 b5,50Q 63,004 62,825 76,600 b,`,� U00 63,Q00 77,UOQ 51,904 b4,000 77�000 58� 5� 64,500 71,000 60, WU 5b,50Q 58,000 81�200 73,600 72,600 54,200 61,500 95,800 5�,2Q0 52�000 51,700 71,500 52,300 b3,800 52,000 bb,400 60,500 b1�9� 60,600 b2�300 n,�oo 64�900 68,000 �1,140 57�900 s2,9vo s�,zoa 61,900 59,600 59,540 72,b00 b1,700 60� �0 74,OU� SO,b04 b2,S00 75,700 57,700 b0�5Q0 71,4Q0 61, 9t� 58,900 61�904 67.51 70.09 75.18 78. � 78.54 79.50 84.00 80.93 85.59 85.b2 85.87 86.33 86.81 88.53 88.97 89.71 90.44 90.94 91.14 91.53 91.89 93.07 93.33 s�. n 94.43 94.50 94.b0 94.70 94.77 94.42 45.23 ��. i�J 97.49 97.65 98.31 98.6? 100.OG 100.5E. 103.ib 104.24 lOb.72 � ' 1 _ � � � v � .-1 "pO O c'7 c'7 ,`i' �' �p O � t0 11 �a� �w�rn� �oo�o 00000 w � �c t� •i o co � � I •--1 •-1 P� 1� tl� Q►� NCOOOr� '-i � � � r� .�i r1 ►-�i N I . �G �D d' .�i V' . . . • � [r1y CO �J �y C� U] LY.I � �O Q1 �0 � wl ' � �I � �� 1 ' , � ' ' ' ' ' 1 1 ' � � � OG W� � �i � �� I � � �I W m a; i 01 •"� .� I W V H �n a O � J O � O O O O � N O O Q� M . � . . � N M m I� � O r-1 O Q1 O1 O .--1 ri r'i � � � �' O N O�O Q1 • • • • � Q1 t� O � 1� �D � 00 � G .,.� N O 0000 G7 O O O O O .-{ tD tf') CO M M!Q . . . . u� O O if1 �D �' O O C1 C� r--1 O V> W �O �' O N r-1 �D W . . . . . . a� � o � •-+ t� �v rn � `oa ao 11 0000o O O o000•.1 lll ,!1 = I� ,--1 1fJ O O �f'1 �D d' LY. O �Q�O10 � N � 00000� O O O O O �!'1 O O O t11 N � O .--1 N �--1 r� r--I r-'1 �'i � O N N � �--� yM c+) �D C' �G 1� "j..I r-1 .--1 d' :V N a N N N N N f`1 sT V' 'V' V' r� ri .--1 '-i .--i �� . � w axaa .�w�w E+ H E+ H � �e �c �c �e � �, �i �, ay, �UVVC� �� U � � �� a°10 � �n .-� •� OD �O t� �D N 1C tf1MNN w�'� ��5�� $i � �� G1 f� t� �O .-1 .--I tt1 �T N�D . • • • • • • • • • v�.o�o.o.na�v r+� c� co � o� �� r� c► � o� o�aoo�� 0000�000 00 O c�'1 t� Q1 C1 N O� �O �O • • � � � � � � � d' tJ1 .--1 C1 �D r�� O J O►OCOCOOd'O �D NO � r"1 ri r'1 � r'1 � . � rl O.-Id'a000chNN 00 •••••.•• ••i �00 N C1 t� t11 �O N�•� f� ��O C► t� ��iC1 �O N OOO�O�OJ troi�� O p O O O O O O �-► O O� N CO I� t� O f"1 v �11 ••-� �--1 I� tn � � � � ♦ . . .,� • � M t+� �D .--1 O�D r�"1 p u:1'1 .-1 f.a CO Q1 I� C70 O r 1 O GO �.i C1 O r*i .-i r1 ri W v � � O u1 N t'�'1 t11 00 V' CD t0 NItl1 �y• • • • • • • • • • • • W I�O� �DQ►1� O��Oq �� r-1 11 O O O O O O O� O O� O O � O O O O O O O O O G10 O 1� N 00 t� t!1 Ci� t'�1 O Q► �.4 . . . . . . . . . . y� r-1 O�G p t� M•-� �0 �p N Q� t�y OD O► 1'� �O O► c�"f O��.�1 �O R; � r-1 �--1 � � O O O O O O O O O O O O O 00 i1100000 O OOOOr10�M000 • � . . . . . . . Q► OOrh Ot�MQ1�f1 M Q� N(� Q1 � V' c�'1 O� N N O �{ r1 r-1 r1 �-�1 r-1 rl Ot �O �f1 r'1 c•1 u'1 t11 r�'1 ��' � 1� �-1 ri c'1 O O C' V' ul � r`1 N t�1 t+1 t'•1 •'� -1 -i -i :V N M .-i /--1 ri cT N N N N'V' 'V' V' O O O C'1 �Y' V' 'd' 'a' tf1 ►1� t"1 r-1 r-1 rl O•i .--1 •-i .i '-1 •-1 O ��U H V V V V�� H c�cnwaax.t.�.cn �.-o v v �v � �, 3mWc]��-+E+3 �' �'.�e .x .� se x ; �e �' �+ �+' $ � � � n�', � •.'�i °o c��vuuu�� a � � C •� � J U � •� •� O �� c�o�000�rc�c�►g �O�T�I��f1J1�}'MQ' � !� r-1 e-i ri �ll �fl V' d' �O �O �i ��3�� 01 V' Ol 00 � N 1I1 r�l C� •-i �O � v► d'r�f1N�N�NC�N�� • • • . • • . . . . • O� t0 �O � t� �O v-� c's C .i a► o0 0 0� t� c� o� r�•-+ � �� a o�»oo�o�oa� 0000000�00� '-1 O O �D C► r �O s7' N eT U1 Vi • � • • • • • � ri M �!1 L �D CO tf1 �11 O 1� �O Q1 01 � Q� � rl r-1 r-1 r-1 r1 � v r-1 O OO �D ��O ODf�C1 ONO � � � � cv ci a► � � o �c � �`od�c�o�c��o�aor�� O� O O O � O�� O 11 O O O O� O O O O O O rl f� Q� O r"f V' •-i r"1 N�D Q1 O � � � � � � � � � � ► •.�1 f� Q1d'I�N�M�DQ�•i„1 � CO 00 (V 3� Ol 01 sT Ql Q1 O 3� (� .�-1 .i •-1 LY• i�.. � O O O O O O O O O O O O O O O O O O O O O O OooOW�1'fOOOOo • . . . . . � . . . f� � V O Q� �f1 tA r-1 t11 O CD O�l1 O►O1� O�N �'� rl r-1 r-1 N•-1 .-/ '--1 rl d' �D d' f� 'cT .�i r1 �D lfl tG f� M M r-1 V' V' u'1 O N�--1 ,-'� �1 !r1 f"1 •-� ,--� ; V( V.-i N r'1 M M V' V'NNNNC'Vr1�' �'�' M M V"V' d' Q' O �!'1 �!'1 �ll if1 O O'-i i-i •-1 .-i ri r-1 r-1 ri •--I �H U U V V �� cn x a rz a�.�. .�. .�. �. �.v � b v w �; �. 33qHc�q �E+H3 se .ae �e �e .�e �e •� g °o a, �' a�, a,3V � �� L 1a L la �a 1.� �s�vuuu [ �� Z '� ' s � u c� � � � �.'� �-�'+ .> V V�L�L��sooa O O�D tf1�O�iMt11 M� r ri tf1 •-1 cf1 �(� N N V' r-1 N d' �"'1 N N t� .-i �� `�$$�`��`.�� o �� .�� O�1 n � � � a � a � rn. r C,,.-.�,L . ITE�i N0. 1 1 1 �I• 1 �i' • • �• M'�: 1•�I PIN #10 30 24 43 0006 Mrs. Crabtree phoned and indicated she dic�'t feel her property is worth our current val ue .of 119 000 . The property is located on the Mississippi River and was aftected by the 5$ added to all lots �:t�: $7500 added for all river frontage properties. The structure value was increased 2.8�. �e property is described belaa. Follaaing are the descriptions of 4 properties that sold in 1985 and 1986, that front on the river and are simi].ar to this property. After ar3alysis of these sales and of our averall assessment, this offioe is of the oginion that the value of 119 000 is proper and recommend no change. Lot Size: 116' X 271' plus access area House area : 1448 sq. ft. ramb�ler on full basement Porches: (2) 1@ 325 sq. ft, 1@ 218 sq. ft. Garage: 22' X 22' attached Year Buil t: 1955 Features: 2 fireplaaes, extra 3/4 bath down, walkout, oentral air oonditioning. Basement Finishing: 1228 sq. ft. Q�I�IPAR�IBLE SALE NO l. 160 Talmadge Way PIN #10 30 24 13 0018 Lot size: 70' X 406' House Area: 1457 sq. ft. rambler on full basement Deck: 429 sq. ft. Fbrch @ 70 sq. ft. Garage: 24' X 26' attached Year Bui1 t : 1953 Features: 2 fireplaoes, extra 3/4 bath down, oentral air conditioning, Satu�a. Basement Finish: 435 sq. ft. Sold: August 1985 for $120,000 (Sold December 1978 for $90,000) Assessor's 1987 value = $105,300 OOI�IPARABLE SALE 1JU 2. ?524 Alden Way PII� #10 30 24 12 0079 Lot Size: 80' X 224' House area: 1548 sq. ft. rambler on slab Porc.h: 100 sq. ft. C�rage: 26' X 22' attached Year Buil t: 1953 Features: 1 fireplace, extra 1/2 bath and sa�u�a Sold: Septeqnber 1985 for $99,000 (5old December, 1981 for $120,000 with extra lot) (extra lot sold March, 1984 for $40,000) Assessor's 1987 value = $94,000 QOMPA�BLE SALE 1�X?. 3. 6336 Riverview Terraoe PIN #].5 3 0 24 42 0059 Lot size: 97' X 233' House area: 1092 sq. ft. rambler on full basement No porches: 72 sq. ft. deck Garage: 20' X 22' attached, basement Lmder Year Built: 1964 Features: 2 firep].aoes, extra 3/4 bath c3own, walkout Basement Finish: 440 sq. ft. Sold; July 1985 for $129,000 (Sold July 1979 for $103,000) Assessor's 1987 qalue = $107,000 QOMPARABLE SALE N0. 4. 148 River Edge Way PIN #L5 30 24 43 0057 Lot size: 76' X 454' House Area: 1008 sq. ft. rambler on full basement No Porches: Garages : 16' X 46' � full baseinent tmder Year Bui.lt: 1959 Features: 2 fireplaces, extra 3/4 bath cbwn, walkout, oentral air oonditioning Basenent Finish: 400 sq. ft. Sold: November, 1986 for $110,000 (Sold May 1981 for $85,900) Assessor's 1987 value = $95,500 i �) � � � � � ��i � � � � � �� I M �"� M M M � �. W C3 ��ll N CV r1 N N �x � � r� �I c�1 ,� o � ° � � � �'+ ai I t�f tt� 11� 10 �fl ��) � � � x � ni N N N �--1 W � � � 0 � O N O � W t�1 00 p � � � N � � O O � �I � '�' 'd' N O O � r-1 � e'-1 r-I i--I H W N '�.,r N M u�i � �) � o � � � � � � rn � o° o° ° oo 0 � O M p Op � � ` ► ` � � � '-i O C�1 O O�1 ri r--I ri W C C O O W V � al I o 0 0 0 Qa � � � O w !fd � !fd � c� �( I c�o o�, ��' � W � � w � � � � � � a w �. � �D U M �1' ri l� 1p r-1 ITEI�I N0. 2 53 0 �Y ST. IIb7IN B. REYNOLAS PIN #03 30 24 32 0023 This awner appeared before last year's Board meeting, claiming that his value was too high for the neighborhood. At that 1986 meeting, our offioe stated that we felt that possibly a condition termed "overimprovenent for neighborhood" existed in this case. Mr. Reynold's property is the largest and newest in the imme�iate neighborh000d. Based on our recommendaticn, the board reduced the 1986 value frcen $86,000 to $80,000. For 1987, this value ti=as increased on the same basis as all other hanes in Fridley. We recomonend no further reduction this year. NOTE: At the time of the 1986 meeting, during discussion on this case, we also stated it was our intention to identify other properties in Fridley with an apparent overimprovement oondition, similar to this one, ana to make adjustment for the 1987 and subsequent values. A very in-depth analysis was made of the existence and market indicati on of this type of property. Although we could readily identify properties of similar condition in other neiqhborhooc�s throughout the city, we could not find oonclusive evidence to indicate that we are consistently averstating their values. We, therefore, made no averall adjustr;�ent for this apparent condition. 1'I'E[�i N0. 3 6380 MADISON ST. PAUL AND DORIS SHAW PIN �14 30 24 42 006 8 Mr. Shaw was into our offioe to express his feeling that his property was not worth the value of 66 300, which is the 1987 assessment. He also f elt that most of the houses in his neiqhborhood were larger than his, and therefore, his value should be 1 ess than others. This property is located in what is called the Christie Addition. It lies south of Mississippi St. , riorth of 63 rd Ave. , east of 7th St. . and west of Jackson St. Our office has traditionally used this neighborhood as our benchmark market area, upon which we base our annual assessment lev el. The predominate ntm�ber of houses in this area were built in 1956 and 1957 by the same builder. The typical plan was a 38 X 24 ft, or 912 sq. ft., rambler with an attached 10 x 21 ft breez�aay to which was attached a single car garage. Since they were built, most of the awr�ers of these houses have finished the breezway into living area on slab, creating a total of 1120 sq. ft. The majority of the lots are 75 X 135. �e Shaw's house is a different plan. It is a 1084 sq. ft. rambler on full basement with an attached 2 car qarage. It is, therefore, approximately 40 sq. ft. of living s�ce smaller than the typica]. for the area. However, it is all on basement and the garage is a 2 car which is larger than typical for the neighborhood. The Shaw's lot 85' X 134', is 10' wider than typical. An analysis of 1986 sales revealed eleven in this neiqhborhood. The sales prices ranged from a law of $67,000 to a high of $87,500. 7."he smallest house 4�as 1040 sq. ft., the largest 1500 sq. ft. Five of these sold properties were chosen as the nost oomparahle to the Shaw hane. Follawing is a com�rison: 6370 S�iAW Monroe Lot Size 85x134 75x143 House Area 1084 Bsnt. All Year Blt. 57 Garage Ai r Cond. Extra Bath Bsmt Fin Sale Prioe 1987 II�iV 6320 6370 Jefferson Jefferson 75x135 75x135 1066 1122 1122 All Part Part 56 Reblt 63 56 6311 6351 Washington Washington 75x135 75x135 1122 1122 Part 57 2-cr/Att. 2-cr/Det. 1-cr/Att 1-car/Att 1-cr/Att Yes 3/4 No 66,300 No Yes Yes No No Yes 70,900 64,300 No Yes 75,500 69,500 M��•7 Yes 71,000 63,300 Part 57 1-cr/Att Yes No 1/2 No . Yes 68,500 � 67,000 64,200 63,900 The larger lot, 2-car garage and the fact that enti re house is on basement, makes the Shaw hane superior to the comps, yet all the comps sold for more than their 1987 estimated market value. We, therefore, reoommeno no change in the value as submitted at 566,300. ITII�i N0. 4 8280 EAST RIVER ROAD BEVF�2LY J. BE'iTS PIN #03 30 24 23 0001 Mrs. Betts phoned and indcated she felt our value of 42. 400 is too high. Current value breakdawn is: Land $18,500 Buildings $23,900 Lot size = 170' (on East River Road) X 110' (along Janesville St.) House = 884 Sq. Ft., One story on crawl Year Built = 1944 Garage = 22 X 32 = 704 Sq. Ft. - Bui1 t in 1986 4de have found at least or�e sale that is very oom�arable to the subject: 530 Janesville - PIN # 03 30 24 23 0040 Lot size = 50' X 110' House = 894 Sq. F't. , One story on slab Year Bui.lt = 1948 Garage = 20' X 20' = 400 Sq. Ft. - sam�e age as house. Sold January, 1986 for 8 063. Our 1987 value = 42 800. These properties are quite similar. The major c�i.fferences are indicated on the follawing grid sheet: House House Size Age Subject 884 sq ft 43 Sale 894 sq ft 39 Garage Garage Size Age 704 sq ft new 400 sq ft 39 Lot 1987 Size Location Value 170x110 on E.R Rd. 42 400 50x110 on Janesville 542.800 The major differences are that the subject has a larger lot, much larger ana newer garage, but is in a less desirable location. Our current valuation has taken into o�nsideration the locational effect of being on East River road. However, the size of the garage and it's relative age, tend to averstate the market value of the overall property. By revaluing the garage, using a more v�riventional size o£ 22' X 22', our overall value would be $1700 less, or $40,700. � Our offiae reoo�nen� a reduction in value for the 1987 value from $42,400 to 0 00. 1. 2. 3. 4. 5. 6. 7. ITEM N0. 5 � 1065 - 63RD AVE. JON DAHI� PIN #13 30 24 31 0071 Mr. Dah]. indicated that the assessor's offioe has too high a value on his property at $61,100. He says that he only Feid $59,500 and that it is a very small house located directly behind The Lift on Highway 65. The Follaaing is a list of seven com�arable properties which sold in 1986. ��,•o-. 1065 - 63RD AVE 239 LIBER'I'Y 7513 LAICF�SIDE 6630 STINSCN 6640 LUQA LANE 5980 4�1 ST 215 57�i PL 4700 21�ID ST PIN 13-31-71 03-42-83 12-11-07 13-14-20 13-24-29 23-21-115 23-23-04 26-32-67 �� 884 832 828 880 735 864 884 776 YR. BLT. 1957 1964 1963 1956 1950 1949 1958 1948 GAR 528D 260A 480D 240A 308A 484A 4 80D 400D LOT SIZE 88X145 6 OX144 75X137 80X132 100X?37 81X135 80X173 75X129 B3KT. ASSR' S. FIN. E.M.V. 473 360 0 264 376 564 410 400 61,100 57 , 000 58,700 62,300 56,300 60,000 60,000 54,300 SALE PRICE StIBJDC'r 63,000 64,300 68,900 64,000 67,900 67,000 61,800 All of the com�rables are ra¢nblers which sold in 1986 for more than $61,100. None of the comg�rables are larger than the subject. None of the oom�rables have central airconditioning. The subject does. All the oomparabl es have smaller garages. All but one of the comparables are older than the subject. Com�rable n�nbers 4, 5, 6 and 7 are in similar locations. Com�rable ntm�ber 4 backs up to Hiqhway #65. Comp�rable nwnber 5 bacl;s up to commercial property on University. Comp�rable ntmiber 6 is across the street fran Holic7ay Car Care Center. Com�rable nwnber 7 is in close proximity to industrial property on Main St. Based on the foregoing evidence, the Assessor's offioe rec�anencis no change in the estimated market value of $61,000 for PIN #13 30 24 31 0071. ; � ITE�i NO 6 1340 66�i AVE. GRACE LARSOi�i PIN # 13 30 24 13 0010 We received a note from the owner, in the mail, stating her value was too hic�h, (at $69,000) because "change in property next - to mine - has been a C32t.iPI11P1'lt . ° We have made nim:erous att�npts to vontact the aar�er to identify the specific oonc'sition she refers to, hawever, we have reoeived no response. hie reconunend no change in the value, as su�a►iitted, of 569,000. r ITE�1 N0. 7 5139 HORIZON I)RIVE PAUL E. MOSBY PIN #26 30 24 22 0102 Mr. Mosby inclicated that our value of $80,100 is way too high. He bo ught the property in 1984 and paid $55,000 for it. Sinoe then he built a double garage in 1985. He converted a 1 1/4 unfinished expansion to 1 1/2 story finished expansion in 1986. He also added a 364 square foot 1 story addition. He built.most of it himself. He states that he knows he overbuilt for the ryeighborhood but this is what he wants and plans on living there for several years. He also says that no one would pay $80,000 for a house in his neighborhood. The assessor's office has conducted a study of properties which could be consiclered overbuilt for the neighborhood. In no instance vould we f ind that Froperties suffered any obsolesence for being over built. The following are f ive sales of propertiES which are examples of this. Therefore the Assessor's office recommends no reduction in value of Mr. biosby's property. 1Ni .L • 420 Ironton Street 03 30 24 24 0063 10/86 $84,500 This house was originally built in 1948 on a 100 x 100 ft. lot. It is a 1 1/4 story house with a 12 ft. dormer in the rear and a 10 ft. cbrmer in front. It has three bedrooms and a half bath up. It has 2 bedrooms, full bath, kitchen and living room on the main floor. It originally was a 989 sq. ft. expansion and in 1981 a 16 x 12 ft. breezway was converted into living area for a total of 1181 sq. ft. The basement has a kitchen, living room, 2 bedrooms and a full bath. There is a 20 x 22 ft. attached garace and a 231sq. ft. deck also on the property. The neighborhood consists of a mix of older laa value homes, older a�rtment buildings and duplexes and some newer homes. Our estimate of value is $80,800 and it sold in October of 1986 for $84,500. No. 2. 6500 Charu�el Road 13 30 24 24 0046 5/86 $102,500 This split level house was originally built in 1963 on a 83 X 133 ft. corner lot at the intersection of (�annel Road and l�iississippi Street. Before renodeling it has 1332 sq. ft. of ground area vovered with a full basement. It is a little above average construction quality. It has hot water heat, fire�laoe, two full baths, three bedrooms, kitchen, dining room, living room anu family room. In 1976 the garar'.e was enlarged to 20 X 36 and a 20 X 24 ac3dition on crawl spaoe was added to the house. The square footage of the ho�;e is naw 1812 sq. ft. and the garage 720 sq. ft. The neighboring houses are 1100 to 1200 sq. ft and are in the 75 to 80 thousand dollar range. There are apartments to the east and Mississippi St., on the south. The Assessor's offioe has a 1987 value of $101,500 and it sold in May 1986 for $102,500. !' Item nwnber 7 - continued No. 3. 6830 Jefferson 14 30 24 12 0046 5/86 $113,500 This 1410 sq. ft rambler was rebuil t in 1965 on a lot approximately 88 X 153. An audition was built in 1984 which brouqht the square f ootage to 1633. It has three bedrooms, kitchen, dining room, living room and a fair,ily room up. The quality of oonstruction is little above average. It has an extra 3/4 bath, a brick f ireplace and central airconditioning. The basen�ent has 473 sq. ft. of f inishing and the attached garage is 20 X 22. It is in a neighborhood of smaller residential hanes averaging 1100 sq. ft., with a value in the 70 thousand dollar range. The assessor's estimated market value for 1987 is $89,900 and it sold in May of 1986 for $113,500. No. 4 111 - 45th Ave. 26 30 24 33 0118 10/86 $120,000 This 1063 sq. ft. rambler was built in 1969 on a 85 X 129 ft. lot. Additions were maae to the house in 1972 and 1980. It naw v�ntains 1765 sq. ft. with a kitchen, living, dining four bedroams, three ba ths and a family room. It has a brick f ront, cedar shingle roof, sky lights, central air, and a stone f ireplace. There is a 772 sq. ft. gara ge, a 16 X 19 three season f inished porch, 618 sq. ft. of b�asement f inish and an in-grotmd swimming pool. The Assessor's offioe has estimated the val ue at $103,300 and it sold in October 1986 for $120,000 in a neighborhood of $60,000 hcanes, averaging 1000 sq. ft. No. 5 101 - 45th Ave. 26 3 0 24 33 0119 8/86 $90,000 This 1012 sq. ft. rambler was built in 1976 on a 90 X 129 ft. lot. X 22 split foyer family rooan addition was added in 1983. The hous na� 1408 sq. ft. and has a kitchen, living room, and three bedroans. has central airconditioning. The basement has a f ireplaoe, half taath 417 sq. ft. of f inished area. The neighborhood is residential in $60,000 value range. The average size home is 1000 sq. ft. Assessor's estimate of value is $81,600 and it sold in August 1986 $90,000. / A 18 e is It and the The for ITF1�1 N0. 8 1040 67�i AVE. cwr�v v�Rx�rr PIN #13 30 24 23 0061 rirs. Vierkant stated that the walkout portion of her basement is lawer than the street elevation and if the street ever flooded, water would come into her laasement through the walkout. Because of this problem she said she would not be able to sell her property, and it is worth nothing. A check with building inspection confinned that the walkout p�rtion of the basement is lawer than the street. The Assessor's offioe renaved the value of walkout, which was $800, ana notified the awrier of this. The new 1987 estimate of market value is $70,500. The purchase prioe of this property, new in February 1985, was $75,000. The Assessor's offioe recammends no reduction in value of Mrs. Vierkant's property. ITF141 N0. 9 5384 5�i ST. EvGENE ,AND DIANE WRIGHT ANOKA Q�UNPY QOIr]MUNITY OPI'IONS GROLTP CARE HOME PIN �23 30 24 34 0039 We are in reveipt of the attached letter from Diane Wright. Our value is 1 4 200 for 1987. This is the only property, of its type, that we have in Fridley. C;onsequently there are no sales from which to derive a market ir.dication. Our method of valuation was to use the published costs associated with the construction of such facilities. This is an accepted method in the valuation of special purpose properties. hTe also do have the sale priae of $167,500 that was paid for the property, prior to corYVersion ana general up,�rading to its present use and condition, which was stated to cost $20,000 on the building permit. It is felt that this is a fairly clear indication as to what the developers of this facility felt it was worth. We reoonanended, to the Wrights, that they have some independent appraisals done, and f rom that we could possibly make a different j udg�nent. With no additional evidence, we recommend no change in the value of 174 200. , Eugene & Diane Wright 1848 Pumice Point Eagan, Minnesota 55122 (612)-452-3145 Leon Madsen, Assessor Civic Center 6431'University Avenue Northeast Ffridley, Minnesota 55432 Dear Mr. i•ladsen: Thank you for the information you provided vid the phone on Wednesday, April 8th and the written mdterials provided to Mr. Donahue on March 30th. I am writing to protest the estimate market value of the property and to request a review of the matter. I will need more time to prepare and gather the necessary information and so request that the matter be held open. Thank you. Sincerely, �� Diane M. Wright DMW/po �� 1 �1� : � � • � • 1� MAY 4, 1987 7:30 P. M. 7100 Riverview Terraoe Marian Crabtree PIN #10 30 24 43 0006 Af ter several attempts to oontact Mrs. Crabtree by �hone, we were unable to make arrangements with her to view her property and to verify our dimensions. Therefore, Mr. Mulcahy and myself went to the property on April 23, to verify our dimensions,her representative purporte d to be in error. Upon review, every one of the dimensions, we were previously usir►g, were verified correct. We made additional observation of the exterior to aetermine if routine maintenance had been done. We noteG new aluminum siaing had been applied, which was substantiated by a building permit issued for same on July 25, 1985. We also observed that new roof ing se�ned to have been installed reoently, haaever, no building permit was f ound in support of date of application. We made additional observation of general condition anc, noted no sic�s of unusual deterioration or neglect. Based on these observations, along with our original presentation of the case, the Assessor's off ive recommenc,s no change in the value as s ubmitted at $119,000. 1065 63RD AVE N E JOHN IaAEIL PIN 13 30 24 31 0071 1987 FSTIMATED MARKET VALUE _ $61,100 Since the meeting of April 20, we mailec3 a full list of all residential sales for 1986 in Fridley. We also included a detailed description on how to read the list, and offered any reasonable assistance of our offive. We have heard nothing fran Mr. Ik�hl. We also checked at the Anoka County offiaes and discovered that this sale has not been recorded with a deed or Contract f or Deed, or Certif icate of Real Estate value. There was a purchase agreenent fileci with an application for hanestead at the County Assessor's off ioe. This hanestead, however, will not be validated until the necessary evidences are recorded. Theref ore, the County does not recognize this sale. We also checked with the broker that supposedly handl ed this transa ction, a Marvin J. Bo�c�� of Staples, Minnesota. He indicated, per phone call April 27, 1987, that he reviewed the purchase agregnent as a courtesy ana did not collect a commission. He was not aware of any commission paid for this transaction. Our estimates of value always consider a normal 7$ real estate commission is �:aid. Theref ore, if the purported sale price of $59,500 was adjustea to include a 7$ sales commission, a selling prioe of $63,665 would be indicated �ehich is 4� over our current market value of 1 100. Our office, theref ore, recommenc� no change in the value as sutmitted. �� 1040 67�I AVE GWIIV V IERKANr PIN 13 30 24 23 0061 1987 Fstimated Market Value = $70,500 I made a review of this property on April 23. The awr�er pointe6 out to me the area of the problgn. The contractor haa renaved the original �atio door f rom tt,e walkout basement wall, and replaced it with a bow-style door and windows. This door was installed with the theshold 11' or 12' above the basement floor, to prevent entry of water. The total job, hawever, was incomplete because the awner had asked the contractor to leave the job. Consequently, some siding is still missing on the exterior, surrounding the new cbor. Also, a small roof was installed over the door, which is still incomplete with no flashing. A1so, �rt of the foundation unc�er the new door is j ust loose blocks, which need to be mortered in. I est unate the cost to oomplete the job at $1000, and recommend a reduction for this incomplete condition, in the same amount. I, therefore, recommend a reduction in the value of $70,500, down to 69 500. 289 - 57th Ave Hardees Restaurant 23 30 24 23 0023 1987 Value as Sutmitted Land - $151,600 Bldg. - $280,800 Total - $432,400 �e concerr� of the taxpayer, upon original o�ntact with their representative, was that their value is higher than the Mc Donalcls and Burqer-King properties. Mc Donalds and Burger-King are considerably smaller buildings ann therefore would have less value. I made a revi�sa of the property on Aril 28. I verified that my original dimensions, taken of the property, were correct. However, it was aiscovered that the original calculation of the building area was inoorrect. The original area was calculated at 4834 sq. ft. The oorrect area is 4588 sq. ft. The original value of the buil ding was stated as $280,800. The correct building value is �270.900. Inas�nuch as this error was also on the 1986 val ue, a oorrection should be made for that year as well as the 1987 assessment. I am therefore, reoommending a reauction on the 1987 value to include the correction for the 1986 value as : Reduce the 1987 value from $432,400 to $412,600 With the oorrect value for 1987 at $422,500, follawing is a oomparison of the Hardees Restaurant with Mc Ibnalcls ana Burger-King: Land Rate Land Bldg Rate Bldo, Total V1 Bdc� Tx Bdg Area /Sq Ft Value Area /Sq Ft Value Value /Sq.Ft. /Sq•Ft- Hardees 37,900 $4.00 $151,600 4588 $59 $270,900 $422,500 $ 92 $4.06* Burger-King 61,891 $2.75 $170,200 2470 $61 $150,500 $320,700 $130 $6.02 McDonalcls 35,620 $3.75 $133,600 2870 $57 $164,800 $298,400 $104 $4.49 *1987 tax af ter correction of 1986 val ue. There are distortions in this comgarison due to such varying factors as land to building ratio, builaing sizes and ages, and other lesser factors. This com�arison, hawever, does indicate that the value bases of Hardees is less than the other two o�mp�risons. Our office received data on sales of 29 restaurant type properties in the Ztain City area during 1985 and 1986. An overall analysis of these sales revealed: Average building area in sq. ft. = 3,323 Average land area in sq. ft. = 47,814 Average sale price per sq. ft. of bldg = $123 No. with sale price unc3er $100 per/sq. ft. = 7 This sales study incluc3ed the sale of three Hardees restaurants. 1180 Frontage Road in Stillwater @ $123.64 per sq. ft. Highway �212 in Chaska @ $165.00 per sq. ft. 5280 Central in Col unbia Heights @ $100.95 per sq. ft. We, also, have a Certif icate of Real Estate value that was made out by the Vice President of FF�'A/IIP Property Comgany, for the purchase of this Fridley Hardees, January 1986 for $774,000 cash or 160 per sq. ft. The Fridley, Assessor's off ioe is of the opinion that, based on the evidence, no change should be made in the value of 22 500 or $92 per sq. ft. of building. D�ale and Sharon Hoskins 4 92 4 Ranan Rd. Pin 26 30 24 23 0016 A physical review of the subject property was made by the assessor' s of f ice P�pril 23, 1987. We fotuld the exterior of the house in good re�ir with new siding. The garage still has the older shakes. The interior of the house has had goo� maintenance through out. The latest addition of 140 square feet contains the kitchen with new cabinets ano the eating area. The 1981 addition contains a beauty shop with a half bath and two extra sinks. This 16x14 addition oould be converted to a large master bedroom and one of the smaller existing bedrooms changed to a study to provide egress to the master bedroom. In this way there would be no functional obsolesence in the home for the typical buyer. The upstairs has one bedroom and no bathroom. The size and f inishing is typical of a 1 1/4 story house with no dormer. The basement has 3/4 bath and a 11x30 recreation room with finishing a little above average. The rest of the basement has no finish and the openings to the additions still have the rough exposed concrete block. As it is, the hane is ir� good re�ir and very saleable. The following is a list of sales of comparable homes which have sold recently. • � �.- a. 4924 Ranan Rd. 4952 Ranan Rd. 124 Panorama 4703-2 1/2 St. 115 Taln�adge 7340 E. R. Rd. P. I. N. 26-23-16 26-23-42 26-23-19 26-32-100 10-13-05 10-14-53 SQ. YR. LOT B3�1T SALE FT. BLT. GAR. SIZE FIN E.M.V. PRICE I]ATE 1132 1010 1094 1008 1176 1291 1962 432D 102x119 330 75,600 1955 308A 90x110 0 71,500 1957 352D 75x125 300 74,700 1952 352D 80x130 0 67,600 1949 525A 86x224 425 79,000 1954 484D 137x128 510 75,200 Subj ect 73,200 8/85 69,900 1/86 69,000 9/84 78,500 11/86 75,500 3/86 The neighborhood contains 179 properties which were buil t in 1955 & 1956. On the follawing page is a list of those which have an estimated market value of over $70,000. Out of the 24 properties with an E.Ai.V. of over $70,000, six have an E.M.V. greater than the subject. (4924 �N RQ�►D ADDRESS 526 0 5248 5236 50 85 5121 5132 506 0 5096 5229 5255 5139 185 4924 124 137 113 184 4952 50 84 506 0 507 3 5097 5044 5025 - HOSRINS) Horizon Horizon Horizon Hughes Hughes Clearview Hughes hughes Capitol Capitol Horizon 49th St. Ranan Rd. Panor�na Gibraltar Gibraltar Gibraltar Rcman Rd. Topper Ln. Topper Ln. Topper Ln. Topper Ln. 3 rd St. Hughes PIN 26-22-30 26-22-31 26-22-32 26-22-57 26-22-60 26-22-66 26-22-73 26-22-76 26-22-93 26-22-96 26-22-102 26 -23-01 26-23-16 26-23-19 26-23-29 26-23-31 26-23-40 26-23-42 26-23-96 26-23-98 26-23-100 26-23-103 26-23-106 26-23-110 �4_s�'�•� Ft�nbl er 1 1/4 Story R�anbl er RaQnbl er Rambl er R�nbl er 1 1/4 Story 2 Story 1 1/4 Story R�nbl er 1 1/4 Story 1 1/4 Story 1 1/4 Story 1 1/4 Story 1 1/4 Story 1 1/4 Story 1 1/4 Story 1 1/4 Story Rambl er Rambl er 2 Story RaQnbl er 1 1/4 Story 2 Story SQ.FT. 1256 918 1320 1376 1446 1608 894 804 890 1282 1132 870 1132 1092 1147 900 1144 1010 1216 1222 1040 1064 890 978 E. M. V. 72,100 71,300 76,400 73,100 74,900 82,800 70,400 73,300 70,400 73,100 80,100 73,900 75,600 74,700 74,400 71,800 78,600 71,500 70,900 70,600 80,900 73,200 72,000 83,100 � : a The F,ssessor's office reoommends no reduction in value of the Hoskins property at 4924 Ranan Road.