04/22/1991 BOR - 5098CONTINUED MEETING
OF
BOARD OF REVIEW
APRIL 22, 1991
_
_
UTYOF
FRIDLE.Y
FRIDLEY MUNICIPAL CENTER • 6431 UNIVERSITY AVE. N.E. FRIDLEY, MN 55432 •(612) 571-3450 • FAX (612) 571-1287
April 22, 1991
1991 Board of Review Members,
The following pages contain the data and recommendations, prepared by the Fridley Assessor's office,
regarding 1991 EMV complaints made at the April 8, 1991 Board of Review.
An attempt has been made to contact each property owner concemed, to advise them of our intended
recommendations.
On behalf of the Fridley Assessor's office, I want to thank the Board for its excellent conduct of these
meetings. Property taxation is a difficult process for all of us, including the taxpayers, and I am sure your
concerned deliberations in these matters are greatly appreciated.
Yours truly,
� �
� �,.�',-�---- �i.'=,� ��':� _z
�------�...
Leon Madsen
City Assessor
REVIEW OF
1588 WOODSIDE COURT
Bruce & Sheldyn Himle
PIN# 13-30-24-44-0070
ALL 1988-89 & 90 NEIGHBORHOOD SALES, EXCLUDING THE SUBJECT'S
SALE SALE 1991
ADDRESS TYPE DATE PRICE EMV RATIO
1
2
3
4
5
6
7
8
9
10
11
12
1600 Rice Creek Rd.
1605 Woodside Court
1650 Briardale Rd.
6140 Briardale Court
614i Benjamin St.
1631-61 st Ave.
6184 Stinson Blvd.
1580 Rice Creek Rd.
6180 Benjamin St.
6160 Benjamin St.
6190 Rice Creek Rd.
6250 Stinson Bivd.
SE
SL
SL
SL
SL
SE
RB
SE
SL
SE
SE
SE
7-88
6-88
8-88
11-89
4-89
1-88
6-90
9-88
10-89
5-90
5-90
1-90
$105,500
$108,000
$114,000
$110,000
$123,500
$118,000
$98,000
$96,000
$125,000
$99,900
$119,000
$102,000
$98,400
$102,300
$116,500
$110,500
$110,900
$102,800
$84,500
$92,600
$114,600
$95,700
$110,000
$98,800
AVERAGES $109,908 $103,133
0.933
0.947
1.022
1.005
0.898
0.871
0.862
0.965
0.917
0.958
0.924
Q.969
0.939
The Himle's bought the subject from a relative. This type of sale is always suspect as to whether
norma! market consideration uvas given. The attached study of Split Level sales only, shows the subject
sale to be considerably lower than the rest of the sales. It was, in fact, less than the price
paid for any of the total sales in the neighborhood.
All of the Split Level sale properties are very similar to the subject. The average per sq ft
selling price of the comps. is $94.79 per sq ft. The average lot value, of the comps. is
$25,500. The average total setling price of $116,700 minus the $25,500 indicates an average
selling price of structures only, of $91,200 or $74 per sq ft. This indicates a market value
for the subject struct. of $89,000. Add to this the lot value of $25,500 indicates a market value for
the subject of $114,500. Appty to this, the ratio of 95.2%, and the equalized EMV should be
$109,000.
Inasmuch as there are many properties very similar to the subject, and to maintain equality of
assessment among all of them, we recommend no change in the EMV as submitted of $103,200.
'�. V •.��� f^,� B • . .' : � .: �'jJ/$ :.. '" ..... � /�Y//7 �..Je�fJry t'F . . . . -; . _ '. �_ ► �Z-9 •"' i -.� % p ^ �:':
�a •.�o: N�`�=z .>:.ts i'l.M ' ^�fBF-. ..'lC� : %*F�
,°� (��i� ' � / [ 1' . Y-y,'<s. ', � ' :.o!•,K_.
M l� � � Ci�, !L/.� s: J. A.` ; I//� � (��� � �%. �Ai� '
� p ti;� x' 1 4 • � /070
f O o o � � ' `1 k j � e " � / e��.�i,i � `4 � i
�' //�!a : , . o
; hlf�.r.�FF''' `.� � �/�. � � . �t)�� � \ . �`/��/C/.7P / .�^ �h% J :o
,, ca ��.l. ^t o s ca •sn •:if i''� y(T• 4 Iu • ? , h
. .fi.��� O�eile/Y' 10�t � .' . r
`• �:.+1/ � ) jy� � ` �orel,fz 4e iG) \
, -� HOiJ/'Qd � . V �'�J ��"� � �` . l'd < /i\' �f� ���'A i � ti � �
�� � ♦ nM� O//inrJsiaa m
�. �� �8i yy�( �,(D\',� � � � G % � B,. �N b Gic) � �.
�„ ` , ti, t u. �.. o y.�.
. \ �T "4 :\� '�W�.1 :,.Pia � _-rd• y:` - t`1., %% . `� ' .:e' ' 7Y
7, � �+coe �. �.: i' ti � �C.N/ (�i
AGS.LL &t . OOS `C � �'�" h� t� � �� tA
.vfl•b•Aw. � ♦: F, �
,� �1 &�' ,[ u%ri ?a `. �i i �
.(ie�3 . � � > ,. � � � �;, = ���� ; OODSI : �CO�RT-.. �o� � , �
w . ` ..
2 �. , ti �a. ~y �4G . t � ;�S.d:n �. . . . � �` +ti�
� � ,� � \ ���' o^ j3 ��% � i• x�%�' J �f) ��i � //!) a t . G•`,� • J ��„ t��
¢ k R.. t o � •� �� �v : ��f) � . � � _ , o
��o
` � � .� .Z � "
� WOODSIDE CT. o � o ��/� 2 �o) L�e"� t� ��
' � o � � O � L �'G � . li ea � . .e' � r, •t17•LY � �. � � � �fTNC � �'i
,• . �' � /� .lf \ ��. .- 00 +s / O
: �V 51�� � ' + i+`� -��e,« ..r •�.� ea� h�� .�
� . o c��� � �� NR � c� :�� �•�� r�>� �
�' W ^ °iss � � : �j M, � S � 6 .,. � � B � (ys� ,� �t') n Q �
� � �99) � �y �op` �� 4 . (��)3 `� - �:e�':�,� _ e �-: . ? 1 4
� ��JS/ .� '� 2 F . . .. ` � (jY� .� �� ?;� , :6'my S�:.A:
\� '
Q . •: ti . � �if i ° $Ri74R-
��� �. ^I1�� � � �� . .::� v 4 �`g `�, • ,
1
,�-.: . �i) fo . �' .3 Q : ra ,�.V ` ��a� , � � • •.,�45. r�.re . eRlts �
� , �IQ ��i� ` �. R^ . '� , /•S�Nni • .
; ,� , ��
� e �� 3 � -�•iuri�"�-!` . �� . `�'� ; � ��) � ��N) � j,
•• Y ss.,• z.at' �� � f?. .�.r` � >x :, h
, � *a= �. ,.. �v(��. .� � ��2�) , . f3� ,-�,
� ' . 9(.�>. W/y , pdj o Z a � � 2 0 . /1 �nj ���
• 10 . �•Y ; � .�� �O � � � �� . . ' .l.J.
� v � � �' � 3 � • Rff � ��
� y� �
O...... /
' .� �0� µ � .rsRf9-e.sw ' �, /B � /2
ti ,rs9•s➢-af�.; .�
. � �- � [f ' �S.(
� � . N� � � .{ :,# E�. : �Z �{s'� � �;.,�
� �/f - . ' . . �ARK EST � ` � /% e ' /M
dFI N .: �/•1 ..r/S� y.� p o�'• . .. ; "/ � c�� ,� ..•)� /G'���
\./ � � (3
��� � �: � PARK � . � ,ZO� � � < /v
� w '. � �: `' " � � (YS� ��� o�'�.
�o; � � . . ^ . :6 Z * 41) f /3!
� � .. � /
� ,,, , o � �?. o ; . � . <n Q � : �
�:• � . : ,
... `;:. ;- �.v�,�-a� rm,r.�•.u� 7 '7 � ��`•
� � ' ,✓6B-H•�GrY ��r q .Z.Z :
C� : (,� � � � � . � a w � � -.
. n if.! _ :l
1�, 0 2 ` (cs) :itir� � , (eF} :��f� ��� . �] `tC�o�),, ���,, .�
�,. . :, � 4 : • . �' � /O 9 � B ;• ,��� 4 �; .14 � ,�
': �E , p 3 � ry� �' • ' . • '•"�.,. f° ,,� >� , t. .
!w r; .r. -sif:!6h: •<
k y � � `y . �:• ..rt 7Y.•e , rl . `ti0 ,� ,Y)i 71
, , . .
: �:....: sn i .�1.JS __ � ':•,-.n . : «..._r
g.'+ ' /D h
� M
r : `��� 0 � �*
F<~ �:� �, � � f
f �
+. t!� ° `�
'�;,�.�,},E� 6 2 ND AVE.
�"� • a .N
� q ,r<,, ��,•:
i ti� � 0�3�r ��
Z;�
�t:s l�'� (�r.)
9! � „ � A
n
. '2�'�f�nN' � � ¢1
T
,� e��..�. ►°.�£ 3 (S1)
/1�i7 i.iCV �\ I.
! �� ti a
t �v� ,
:``� � � s i~ � � �
\ 't ` �. 'f� �
. K• f��� , N
xl3`� � '�
� � � �;:,; Q 5(�)d
� -: •dJ,Y..t• w � .
�
.� ��
y�$,+ CG� ; � `? 6�� ^ ln
s.
: °.� � oa
' - c K �O �N� � U�
s� �
>> � � �
:�`3�w (s¢), �
.� r � � ZB ; U,r),�
v � v � ,�� 33
�7t.' � f.✓f � /t6.SF ��'� �
M "_'.�y«.1 CT .eV�c
r
J
Z
O
i
� �.'
W U
J W
Q
� �
}a
°C o
H O
W �
��
J �
a `r'
��
LL Q
O �
O W
��
� m
Q �
a�
�_
F
O �
0
a
¢
� �
0 W
J W �
U
�a�
ww
J
� �
a
W W
Q Q
� 0
J
0
0
a
_
U
�
O
a
�-�o,�
F Z
� LL
m
O a
p m
Q
Q W
� �
Q
� F--
J
im
�..: w
N
� �
m
O a
Z W
� �
oa
�
Q N
J �
�
W
¢
0
�
¢
;;��5�� ��
'a;oo.-oo 0
}°o°o°o°o°o °m
.; M� �A Ol t0 01
S N a0 O O af O
� O � �— �— �— �—
ir �— � � � �
: iF7 i9 (A i9 i9
' N CD r r � 41
t�0 h Ol P Of �
<rna`�ornorn rn
;v3u�vi��
's00000 0
°o °o °o �°n °o n°
� a0 t� O C9 N t0
'O .— � N N
� r r- r-
iN iA (9 fA H
' 00 Q � Of O>
! 00 O) OD OD CO
'�, �O .t0 r '7 O
I � �
W
O O O� O O
F-
U
O O �N O � O �
m
.- � �
�
c7
.- •. •- o � .- i
0
�
J
t0 d' Of � tA M C,�
tF � t0 tp M r)(
M t0 a0 h t0 tp W
�
W
� N Q� n � Q
� o c c W
Q
N O e! O� P
�O N � d' N N
V' �A '�t � <O tn �
n n n n n n
�o�o��� o�.
�� �
0�0 t�0� 7 7� N
rn rn � � rn rn
� � � � M N
�
N � N N N (�}
X X X X X �
n n n � n >
¢
� y � c c
v����
O � � y •y
�mmmm
o�°n°vva°o
<oro�
�o �c io
0
SALES ANALYSIS and final conclusion of value
Roger Harmon
5498 W. Danube Rd.
SPLIT ENTRIES- ONLY-1989 8� 1990 INNSBRUCK AREA SALES
S YB TB #F
T EU OA DA P
Y A I TT ER L
SALE L R L A H C E C
ADDRESS DATE E T L S K A S
5495 W. DANUBE 5-89
5679 MATTERHORN 6-�
1425 N. INNS. 2-90
1542 TROLL. 5-90
5250 ST. IM1ER 4-90
1538 TROLL. 6-90
SE
SE
SE
SE
SE
SE
80
76
79
71
68
67
2.5
2.5
2.5
2.5
2.5
2.5
AVERAGES 74 2.5
318
180
154
0
0
328
163
2
2
2
2
2
2
2
G
A
R
A
G
2A
2A
2T
2T
2T
2T
2T
FA
OR
UE
NA
D
1645
1356
1892
1480
1752
1803
SALE
PRICE
$158,000
$141,900
$171,250
$124,900
$136,000
$147,500
SALE
PRICE
PER
SQ FT
$96.05
$104.65
$90.51
$84.39
$77.63
$81.81
1655 146 592 8$ 9•17
;....��..,::::v�;::::.>:.;;;��'::�:::_:::':?�::::::::��:�:��<�::>:::::>:,;:::::��:::,>;:.,.,�:<._.�;.::::::;::;::::::::;;,,.,,.:::<:::::>:::'>::>::;:;:.:>�>Z::.>':»':»�<`:::;:<.:;.� <::::;::::'>:<:>::i::::';:.,>.;::;:.� .::::::::::::::.?:;::;;;:>;,<:<:::::;:`::::::;::::::�:::'_:::';i':::s:::<::::::::::<:::::<::;:°>:::r:;::;.:.;:.`:::>':>:::::;>:';:.:;.;:�;:.::;:.:;;:;:.:>?::_>�:::>:<:<::>::::>:::::::::�:;:::;.;:.:.;:::,,';:;?:[[:;;::>:::�::
:.;..:E���E�T � �� .;:.:;;:;;�� �Q 3 2�:: ::;:«:::;:: �� '� 2 i 'I ��2 $'�30:#�t�4�. . ..$fC,2�:::»>
The average selling price of all 6 comps. is $146,592. After deducting $37,000 from that, the indicated
selling price of structures only is $109,610 or $66.23/ sq ft. The difference, in size, between the subject @ 1962 and
the average of the comps. @ 1655, is 307 sq ft. Multiplying the 307 sq ft by the $66.23, and adding that result to
the $109,610, the indicated market value of the subject structure is $130,000. Add back in the subject land value of
$34,900, gives a total indicated market value, of the subject of $164,900.
With the average 1990 ratio in this area, for split entries, @ 94.5%, the equalized market value, for the subject
shoutd be $155,800. We, therefore, recommend the original 1991 EMV of $154,100 be changed to $155,800.
��_. - �LJ 3/70 AOO�iION inN�a�.v..n •,-•.. _.
J- 2N0 AOO17lON E/N CYMlNEF
C£N7fR � `w^,. �/ I SfC 1�
SfG. 71 .. ' . .
' . ` , �,,5 �,,. ,_ ,..,,� ,e , ; 'r „_, /
`r �♦ � -• • r,o � ay Y i c � ?t + .Si/ i .' �`` !' y�: 'fi..N
+Y ~,` , ;� ` � � ! ,
mP _ . ' .
. . .�
•' o _ � '�
�:. ii ,,.�t ;�d,, ri� � �•• :. _,+ � '�� ;�� i'. � .
�^� .-tds-.. . LANE ..... �� a� '-' ��NORFH ;�a��. i�'' • `� ' ' � �,y'(
� � . s ,.. w��, •' ' ,i! ',j, `. .:,' , ' , � � >
1: i. .,i� : . '. . i ;f� a �r,. � ' ` i I • •� a . 2� 'Gb_ `..` ��QY "'_ � �iy v j . y„ � �,\a��i ~ L
� �A � � � e : , .i a::t . t i�i - • �Y'. ?I: s i ; n' V` �'� -. i' '�+-'. :�. .!+ i ' i l � �
..�• -.� E , < .
:p • , .;r ',_ ,:.,, , �„ ._ _ -s �y ; ;, �, ,, � :� �, �� oo'' J l
.r� f�.. � •' �. i`_.iey-� r.".; -� ,+, ^ �omp _ rr tc . �ji: � r� � � p .'� �, � �� O�,P �t1 Z1
' d4 C � -, .'�j� .. � �d� ;r� ♦ - � Y � � •i al m� ii �`'.o G ' 1
♦ i •41 � , �'... F� �. � r�' ' 1 N..'` . +- � lic` a ..rr ,l �-'�. �...la� a � `r •, _.il Q �
� �wi � � �• � .: . .a. �, "� _ ,i e �,�/ i�'+. ' � ` � s � �
�� . e � s�P• , • �• o
I _ : ':��; :�. ` r}NORit1 l . : �'�I�r � �•i . t, � f ' *. , d �a �
� .S; , "• � ,.. •� j .. ,; �� ' ' 1 k- G
p � � '�' ` i � � � '..�K' � �f� r � � �'. :y; ; ` �' M'' ° � .�� �� 7 s + � NI� / U
� , .�� �ti� �l 1 . N �i ..�� ,'pl f •�ri� , ��• � � � - '•
��•jNT�•+t�"3 :�i•f .\i,' P� f� �,r:rS� �' . ,� � I�, ..v:% e -
� , ��' K :,�, ' ~ ...-v � � W � E � , , '� , i� � y'.•�v � r � � 'J1 _ .. � � , i � ., , � � d' . .. ti �
p � ��p�i ' e � r f• \ �VE� '�.'� � ' _
,Z�: 'a �fGIS7�fRRA`CE �y � � � Y � A e `r' � M� ; -- �A1� r '' �' ,��v`��. , - T -�i,>.�:1��� '�' / ��� •y�' � .
� � � , ''4` , ,.riL� i ;: •;r� �� .r 'i (� � . f9 t � ��_I ��NOR �� r ' j '� J���g '�
�: : � i Q t � ' ...,.:t i � t � a �"�,/ ' ��. .
t� � �+ .t i )
\�- d' 1 7 R Y O
�Tj p /.? • q �i�' .
M �
• � �.
r ,� .' � ` Si ;�� ; � t � � �3�•,P
LL7 , 4 i /�✓ t i�'� A s .
� , 1 N ,� ,� . . •t . �..�'y.� w
'� .�.6 � r, , �,:r =i o �_ . t � . .Q y�,, � 7� . � <� ,�;� _ '• �i ��i�. : i`�' ��
,�+ N �r�' �- p t ,F N��� i� ► �°.. ,( � N41 i } .�JG;+�,e�<�a.n
i . , *, t� r.. � �, _ � � .� R `_ - y.�r�� C � '� i• ° ,y
,,� � �, ' .� � � . �� � ;�'- • � a , , k.2 ; ..,, ' .;; �' � � NO�� `. , R s y �!0 � . ^ -
: i � p �h',. ;� z i , � 9 "� I ° ' .L �t�� , i - .
�r : K � � . Q i � � ,� � `; � % d+ +f lti'� y �p � + � ..-, � y w . � rw . N �. � • �.r � i :
, ,� N •.,� ..., �;' y. . ��"7 � � -. R � +�
. :»Q D'� '•'P,' c ' �T' "Y ee it ' ��Q ' �,r vo.} , •�,. O '( _ �
•� V /� l � I ' i- i � M,a� �� l
uBJ�CT � � .r �'. , ; � � ,�� ` . - SE 5 ` � i ��' ;�
,,...._ ,.«��. �., ^n`, '''� ' .� ,, :. .
,� .:�y .... . . �., I _ ' �,� �.. � �„ �,.� � i . ...�,
i , i . !' � :�,I�_ �� `r'r y r . , �....n x,
L.ai1. M.� �i� .� ; �,N �^ ��� s O f � Ar •• + ,o.ne• • ; ( i �.
.IV S ;_�� -�!� ' J 40 �'N � � N 'tT ` �, � y `+0,� � ii
.!/; (fiJ � 1 � A�.�> i = � i �W � � ' I� . . � w` -
� � S t /r ` ! .n� !/ % �• 'Ip . :117� � � I 61 MY� r�' .
Z�.7� � N t'•.::�:� f K i � I.
yl R a o' �. � �� � � 1�sV'r I+'i _ I 6.: 7 F?.`4 � t ' i..
�..• e � . ... � .
♦ � i7 z rAi r:ss �? e. �� dq� i .{' �, (
��----RIL_., "�_.t�..- __,._ ti �a� `' t .� p�.�` ; r .� ` lN � ��. p /^ (�' 1 � ,p,,,���.��
-- ._,}. I � .d':- �, �'Y o� .� ' r �• �1��... ��3°ti4rt'�'i3"�
2 � i ~ � .r ' � .+� .w .v + + S� P�- • � �pm K �'S.1 �r 7 �i..
Z �� ; .+w . � �w: , 1 `�!� .wn•- �� 1� ;,
, •• -?'�
= —' . . i . � � -"r , s'„ p � '• • a� . ° � � -Q�' �w � f�:i.;a. ;
�lgF��y�,��_ ��� �`: i; � ' "�'°� • , � ' �j� ."' : . -
_
; � . s
"'—.' --�v0- -__ , ^ � _
t . .. , ... ,. _ ��a� _.�=s:' �'� ' '� �� ���
N
l /J�
! .��� -_ ' _- ` ="'T="=J �� ` /S� r.+�`�(�^ •� �
�
a. " iw.�... ' ' .",' •
.:. " " � `
I c• n � —__ ` . � .
K r � - � � . • ....-
"' . - � ' �� � ` ""7' �B�/.
� �� � .....' '.-� �< � ' 1 `�' �� ,: �S � �.. ::. � /
SU . uo F L T,, O g' �, �. . r� i -�� .' •i v �-�
��� �i . h s i ini � � , F �' K '. , 'r' " ' , ' o � �
U � 4 , c , _uC "'�,_ � � � "' " �---''— -�
�-: 'QU S.e -- –.___ ... ,y ` : ��_�-- (�__ �
� ,: ,: ao`- -- :�_�- --- ..,, � , rr ,!
� SKYWOOD •, '. ' . 39 '_ `'�--L�_ �• . I �
�ANE w.-�� • .'�nHOaH� .. _ , � , :��` � �—�� _ �*,
r .� a` �Y�,. '1=. :r'; r, � .n ." �' , \ � � 0 � � ' . ��, : � �`--L _ _ � _ ' �,,.. . �'1-r �
,U . D / O � g . : L ' � � a. ,� ' 3a .�s ti_ .;C � _. � _ -- �.- �_ _ {. _ � , t —
, ' ; ,, . � , s .:. �- ::. L 5 ,e � - --
� ;,., � _
,., � + � ,/,� � q � � " , - _ �-� ,
� ,n ,, .. i? r n� `�/s W �s' l:� M�. ��` ` Hy S y� .s szT z5 Z 3 `� - -..- �`_.. _
- -j- J- �li� lr-- ! H�• ' / I . _ 9� �i .�a � � �.f•� Za. 2/ 20 „ _—
� S . J;: yt a �.� Q _s L�1 r�:�� � ��o ...,..... 3! • _� � . '- r _- __.
�t: a : � �J �� i ' �"'a 1 t i .mi yy p /9 (//B t �
- ���,t �. : • lsl w� 1 � , r � . • '� •°� ^.": y +Ms, � �� ' i �./J) � � Z'Q Q � �l = . /A /6 /S /f �
�� W i i ��«� �� �r, ,i ,7�' . � t 2 '`w. l� � � 1 �, , �r ' :.-.; �,� c r- ,.., cn�r c
oN�� z ; �a y£ yrsr � , ~ ' + .'_ �• �j � „� � � �r es'�� � ` z.j,l sI 'j ��_�� `' ��QYS_ �• - �
�M� , ,.. 4 �j _ ,. e�'`', ow ; ^�s.'7'° 4,
.3'4 : �:� '�:_ ,"�� r � +�� < u� � "�,` L� N k ` �f�- . ��+•� �:'�-- .,.:- �r� R,Q�`l _,,, Zs� �'i�_ `ti i i/ So S 9h) B .'� ^ � �. •' � �,' �
� , , • ..
,. � ,S -Q-
, >_ • , , .;. „
� s � y ' ' � ¢ r' . �F ` " •�,s. Mj ' ' . t+) .�,i ..- `� y . ., �, C� 7 _� ` a 3 M)
�;
.... '' .y '7C�••' e�i, � Q Q, '. . _ 6�•� r) � �� �,� • �� �y po A,�. �n a .
.t.. �� ' l� ° •p� . : . �''�'';"`�',�'�`- �. �. � V� � N> t •
. . �� �� •� ' . /' +�: Y _ yl . ��,� � � �;1 /4 /6 ir%�
' i . �y; ., jj. � `.�" '`i� iFI .�� �`t B� � : /S � 6 �
Y A„ .�+;� �; �.�'�', �,� , .�:�- � � ,,, s M �.:;�,�� � . �:' ; �y' Comp
..-.M� v' �' � :, i �n , � �. �i • ,, �`� � . -. I �; /� : �.M 5
M � :i: � �` Y' �� ��+,�`�'� .v � •,,, l'i i �pN� ��, , h p'' (fJ003
� �w� ' ' m w. �i' N .`` ��_ _ �" -i'� �' // �2 �� �y u>+ Q"� � 5 � :
't'+�Y �o> r r• �� �j � IN 8 ' �ti�) "` � '!` :� . . . �✓ /S 5 �i :' � � y' :' t r
. . � � M� { �.y ��� , •� � ,") � �r �'s �� S'' d'� d� �� ��� e�-r" a�a� � /4 ' �� -" 3 I� � � �� 'j 4; �s, ,��. �
� i� f�, i a� al� ' N� O,.' _s."' - �'"�.,.. �I3 'M 2� e„r i V{:
.s: -�,' , . % x.. ;R 1 . y •� � �h '! �„� �. � � 3,,,, anv��
. O�� ��� /a/ ,� y .?fy✓' '� i (A �•.��. � � . �. �� �
, t�G 4n . i' �i � � .N°w•� '". ti l.• � M) S�a�"=- ,.� 2p^
t• t
?,�` 1 ii •la ; i d ct(�i .y_ �- �
� � Q. ' .k�
- " � �� �' i ..� : . � :_� Co� � c.> omp �� ' .
,^i • ` ` I�•`i• ~Vl `�,� �,•�`, .61 • � � ��'�1/!' ?�'tY) Y� gc p B � (p � l��fl l�� � ,� �t) •
c ,i t ♦� �
�' ' ��"e '9 -
. �. i�
. �
. w . . .
. -- � r "
'v''-
Z.
>
s
° �:
�
'i �-
- 'ii i2
•� � ...
. . .
' �. � r � • i r' � ��' � { • �i �M iAs �7 � ii '�) l+s�'i C N�f �� *°� ; ,.�� r ` f�V Cn (a (i� (n M (� , (.o
. .
�,.r .:� ��I 1 �� (1� M� �a ��. . •, �'�: �.. . - 'e• � % 'r��w fk',� •C+l
. .'
. . � � V, - . , � , ;t '`�� �+�, ;.`•' . `�i k s1 / y'� —9R{�I£.�`'%`.sr
,
.
.
,
�, ' ' �•' � l� ; • � .�v i+� s:; ' -..�pft�gri ( �
� ' .... ,.. �;.�e '�.. �� � �, . , `^ ' �� . '� � N . , �;:6 � co t 7 Y"(y " , l• y, • `A.. ,� b9 �
�' , • t � �` � t e i�S9' � � � ' i f+t l • �,� . j� ° : h> ` r (n) .a� ,� � . t k
, ,;� � r � - - i: �, � ' ,
z ' ., t «
'
�
� N 1
, ,..�
1
i � {
_ P l� e
.
� + -�
.
I ' �y �r � � �,' ''n' , ,p�' � 1
lf' .i `•w` :f
� .�
' _
'�W o .ei
• b,
.
/ :�
- ~V'a
- �)
,. a ca e "�." . •r _ .. � , � , i'
c,. .r , �r•_ ` .
w t / r:. iJ.� �� * ��, � � � . j� . � • ^ �
) � !r
Q n.0 ' 1? . ( ,' (� { .
.a�+� �,�, �/ / ti w11'
S ` :��' •, ;�� . .�.. `� . . .... .
,•�'i �W ? s'-: f r 1 � �•1, /.�w. i ��� •1 L7 � W T'�; �� ' •�S: . ~ ,` `''- t� w � . �..._• , • �`��,_
� s. _ �:; M ^.+'s' . �04 � � ,1�'%::�c�iAi"��F
� YI.'; tO :O tn (� O T<G C7 tO tO 00 T Cq N T tG
:�70:: f� 00 O t0 I� GO OD O O r M d' (O � r- �I
ar:; 1� 1� 00 00 00 00 00 �� O� C> ��� O 00
� �r':O O O O O O C O O O O O O O � O
�� G3S' <O �O � CO r O�O N O M tA M M(G �f (�
�Q;:; � O N tp �f C+7 f� � O�D C+0 CO 00 �O r I�
uJ ('J b0:j T T I� tO N d' 0� Qi OD :fI :A CYi Oi Oi I� CO
N >�9:;r � V36^9�Ef369� r- � ��6�9�� �
� >:::: �} bg V3 69 tA
� :G3;:; O O O O O O O O O O O O O O O M
O: O O O O O O O O O O O O O O O f�
W ;i0' 00 �O M OD 00 00 M N 1n I� � N� G� 00 1�
a�. O 00 oD r � N� f� � ln � O t0 CO � 1�
;1�'': � et �- �- N �- r � �i' tA � �f �A M tn M
�iT �: T T T r T T r T T r T r T f T r
: �:: � � � � � � � � � � � � � � �
� U �
� n°C. c�i�
�
O
� � �
� V
� � �
O a
0
2
�
O oW
m j �
O �
� LL
W
z ��., J
Y m
U
� J
� �
Z
z �
J a
J �
Q
�nccrnccc�nt��r�co.-ccot��n o�
� N QO th I� t0 oD � N N O N� ch O N
� r O 00 �t l0 0� d' � �A r- OD N O�O �
co�tc�a�norn�nrn�nae�o�v.-rn�/�te��nenrned�rn/�� o
'r^ `T^ `T^ v' v' vT vT �"' �'^ � YJ v�T v' vT �T r
�T �T �T � �T �
M � 0 0 0 0 Q � � 0 � � � 0 0 W
c�0000000000000o t�
M O O O O O r O O� O O�� O O
,- � I� � O QO O th ln � O� Of N Q� OD st
CO oD � N d' N t+0 CO t0 �O lA ��G ch tA �
T P" r r T �"' T T �"' T T r T P" T T
� � � � �' � � � � � � � � � �
t�oocooaoao�tc�aostn�tr�ao�n ccI
cn r� ,- c� r� M cc u� cc 1� st o v d� v n
O M N�J' [f M'� O r'Cr ►� � N lp (p �
T�' r r T T T T T P" T r T N T r r
�°t�°c00ocMCC^cc�ccNOnn�c�ocNOC°DO�a°o ►�
N N N�� fA � N N�!A � tA tA �
� � � �
�
W
C9
('� M� �'�t d' �- M 00 N� si' N N� W
N r ,
a
<G r OI �
•- r tt Op
� O � r
C r O �
tC � N G�0
O Qni Oni �
� Ff3 EF?
6F?
O O � O
1� CO r �O
� � � �
T T r T
� � �
N O O N
� rn o ctOn
� � r' �
O O � O
� O Ip O
� � � M
r r' T T
� � �
� � �I rn
P" T T r
n a°o ��
� �
W
C7
�
N �t' W
a
I Q ;:Q?!:: �� N 00 (D M r N 00 (p <p N t0 ln tA �O ln
� ....I"' r T T
� (Cl;: J
W Z Z Z Z Z
� o °C W WOoCOoCOW �i pW
Ljj aCOr� mm��a���� W ��
� cn<''''zzzUO��ZZWwwwwaW Q wQ
tA W�:::zzo��Z��ooQZaZ�oa Z ao
W a�<zzmc��i--�-zw���3�3cn u' g3
_! fn :-a`:
�k �: r o0 Ch �� O Ch lA f� O�t M r O lA � �- O tA
Q Z'J '' 00 CO lp O M ln I� r�p Ch O M'ct O� T J C'Q �
�/� J�>: 'ct �t �'�t tA 'ct sf' � sf' � tA M�A � st a tA st
vJ d Q>(,�:> r�-- �-- � � � � � tD 1A r- 1n � tA lA � ln lA
0
ao
W
�
N
Cr.':
�
U
W
�
m
�
�
-
O
�
�
T
�
O
Ll..
�
�
�
�
m
�
W
Z
Y
�
�
�
z
Z
J
.J
Q
i
�
W
�
�
W
J
�
Q rn ch M �� O OD (O CD rn c0 M M M rn O 00 tA1 p�
tD O M�t st tD h O N 00 opI cpl O M�' c0 I� d�1 Op
a 00 � � � � � � O r �-- � O) � � � � � �I r
� O O O O O O O T�- � N O O O O O O O O T'
�
O�
v
� �
�
w �
�
�
>
�
W
w�
U
a c�r�
�
� V
� �
a
� W
Z �
� Q
O
} J
m
w
...1
�
W
Q
�
0
Qi '[t' c� st n st :ri a: o0 o m
��n v u� o�n o cc ao 0o t� 1-
v v v ri o v o oi co ao ao V
orna00000naoornt� ooW
�v����sa����� �
�
�
O
0 0 0 0 0 0 0 0 0 0 0 0 3
O O O O O O O O O O O M
N N GO � tp <O M 0� N CG t0 Ch W
� N�'�T � M� N�� c�9 c� Q
r T T T T T P" T T' r T r�
� �' � �} � � � � � � � `W
/
� � a
��n .- ev rn ch .- o� co co
t� �O t� 1� tl� �O OD O O N �
o v o 0o v►� � oi cc cd � o
N O� CO � 1� 00 O GD <O �
69 V� �9 ER 69 bi F�? � 6f} 69 �
0
W
V
�
o O o O o o O O O O W�
oo�n0000000 0
O� N O� O� O� O� GO
co r � N d' t0 1� c� N O L11 O�
M st' 1� tA N ch tt N(h ch C� M
T T r T �"� T T T T r T
ER 69 E!i G:) FR f/3 69 69 ER 69 J
�
GO CO N M O N M�O O N o0
� M 0�0 �'�V � 0�0 � t� p�j 1 jl
P" T T T �"' T T T P" T T
r-carn�nroon�000
cn 1� n t� 1� cc cp f� h ao
N f� f� �(/� f� (� f� � f�
�'�i' C7 00 �- tA '�h M C+7 �
N r N r (V
� 00 (D N rn tp d' t0 oD M tD
' m '
Z �
� _ � �
W W(nZ JW JZ(/jZ
f� U Z Q J� J Q Z Q
W � Z � O Q � Z �
.� � a
ac��zui�c~i���z�
Z�orn�nnc�oa000a�
J o0 h N��Y N ch c0 O�
J tt t0 '�t �t' � N tn �O tn `V'
� Q � tn �- tn r- �A r� �- �
�ccnvc+�
�n v o �n o
v v o v o
rn � � n �
���a�s�
0 0 0 0 0
O O O O O
N 00 � (O th
00 O� c0 O d'
N � *- M �
T T �"' T T
� � � � �
n �
� �
�
o°o °o
N (�
M �
T T
�
t�C N M t�0 CrD 0�0 N
����� � �
�
0 0 0 0 0
o a o 0 0
Q� N � O tA
r � �' �O I�
st 1� N M st
T r T T P"
V� 6Q 6A 69 69
cD N O N ch
tn � CO N O
t'7 00 � 1� CD
T T �"' r r
° °o
M O
� M
T r
6f}
tOl �
r T
�� n�i �c^o �) a°o
� � � � � �
W {Ij
Q Q
� � M N � � � N
a Q
} � N tq � �O
J
Z
�
W=
Q �
W W
¢ � Z J � J
Z Q ? O O
H-�Z���
� � N O o0
J 1� N �t tA M
d c� d' � N tA
Ui ln r- r- tA r
0
E-
U
W
�
m
�
�
REVIEW OF
PIN# 24-30-24-43-0054
5498 West Danube Rd.
Roger Harmon
EMV: $154,100
( refer to list of sales presented by Mr. Harmon)
At the 4-8-91 meeting, Mr. Harmon provided us with a sales study he had prepared.
would like to comment on each of the sales in his study:
5498 W. Danube is his own home. It is interesting to note the comments made by the
listing realtor. It indicates, among many of the attributes listed, that the lot
features a wooded backyard, and that is very true. What Mr. Harmon characterized, at the
4-9-91 meeting, as a debris filled ravine, is in fact a very attractive wooded, natural
area, for which most people would pay extra.
Looking at the spread sheet of 1990 sales shows his home selling for $66.26 per sq ft, is
considerably less than the average of $90.96. This, plus the fact that no selling
commission was paid, and the seller was under some duress to sell, would strongly
indicate that this was not a normal transaction.
5528 W. Danube Rd. is just 2 doo�s north of Mr. Harmon's home. It is a rambler which,
therefore, has far lesser finished living area than the subject, which actually has over 2900
sq ft of finished area. Both backyards have a pothole type environment. This property's
has water in it and the subjecYs is wooded. This sale just came thru from the County,
so we have been unable to verify the details. It would, however, seem like the buyer got
a relatively good deal.
1467 N. lnnsbruck Dr. was included as a sale by Mr. Harmon, but we have no indication of
a sale.
1479 N. Danube sold 8-88 for $147,000 with our EMV o@ $134,900, for a ratio of 91.7%. It
sold again 9-90 for $136,000, with our value @$143,400. This would indicate that
something very unusual most have happened, and the second sale was undoubtedly adverse
influenced.
5497 E. Danube is a rambler with 1713 sq ft of living space compared to the subject @
over 2900 sq ft. This is not a good comp.
5250 St. Imier was one of the comps. included in our list presented at the 4-8-91
meeting. It is 210 sq ft smaller than the subject. If this were adjusted to the
subject's ground area of 1962 sq ft, the indicated value of the subject would be
$147,500. This does not take into consideration that this sale property is 10 years
older than the subject.
1500 N. Innsbruck Dr. was included in our study. We reduced our EMV on this one after a
review following the sale. The buyer also indicated that he got a good deal.
Our revised value was $136,600. Again, this is a rambler of only 1540 sq ft, which does
not compare to the subject. It is also located on N. Innsbruck Dr., which Mr. Harmon
admitted was an inferior location to his.
The last 2 sales, in Mr. Harmon's study are 1989 sales. 1 have done a complete study of
the 1989 sales, rather than just abstract two. Our ratio for all 1989 sates is 89.6%.
5467 E. Danube is a 2 story which does not compare very well with the subject.
!t sold for $165,000 with EMV @$151,600 which indicates a ratio oi 9�.2%.
148� N. innsbruck is a rather strange sale in that the originai owner soid it in 1979 for
$143,000 and then bought it back for $181,333. There must have been some unusual
circumstances in this sate. It is also a 2 story which does not compare very well with
the subject.
In summary, Mr. Harmon's study seems to have dwelled on comparing selling prices and our
EMV's, without making objective comparisons of similar properties. Looking at a study of
"all'� sales in the Innsbruck area, our EMV's, on average, are less than selling prices.
I think it also gives a more objective picture of our appraisal of the subject,
when considering a comparison with the comparable Split Entry home sales.
I have revised the original Split Entry only sales study, given to you for the 4-8-91
meeting, by adding the 2 1989 sales. (See attached)
REVIEW OF
1420 RICE CREEK RD.
YOAVA KLUCSAR
PIN# 13-30-24-43-0001
1991 EMV: $77,800
At the 4-8-91 meeting, Mr. Klucsar provided a list of sales with which he compared his property.
Some of the sales were not located in Fridley and some were not ramblers, like the subject.
Following, is a comparison grid of the Fridley rambler sales and the subject:
#B F YB
A I EU
T R AI
FOUND. GARAGE H P R L LOT SALE
ADDRESS SIZE SIZE S L T SIZE PRICE
;��' :F3' :E : :<:>::>: ::'>::':.:>: s <::;[>:::::::;:::>::[:>::>:::>::»::<.:::: °' :' ':.:: <::::::::::`>:[>::»»>::»::>::.: ; ::.>;; ;;; , : ;:;:;:::>::<:'::<::::::<:::`�:::<�:<:<: 's«::::::;:>> < ::::»:::<:»::: ' ::> ;.<::;:.:;;>;;:,;: > ;.' :::>::::;; :::'.<,<.,<";[:::[
.� �'�`...;::::::::: ;<::::::;: : ...11 �� .>:: .::::::;:;.: :;».�12 .. t 3f� y �� 1 �Q � �a4C3 Nt�4
6816 Channel Rd. 1083 552 1 1 47 85 X 460 $67,500
7509 - 4th St.
936 528 1 0 56 75 X 135 $68,500
6054 - 4th St. 936 440 1 1/4 0 59 80 x 135 $72,500
The comp. at 6816 Channel Rd. is considered the most comparable to the subject. The subject
site, @ just over an acre and wide enough to potentially be 2 legal size lots, is considered
superior. However, the house is located in the middle of the lot, therefore, the
superiority is somewhat diminished. The subject has been recently added to and extensively
remodeled inside. It also has an extra 3/4 bath.
By adding to the sale price of the Channel Rd. Comp., $1000 for no 3/4 extra bath and $5000
for inferior site value, the apparent market value of the subject is $73,500.
We, therefore, recommend a change in the EMV, as submitted @$77,800, to $73,500.
�
�
A �I
d
�iI
t I
G�'
a
..
�
r
M
�
�
�
=
` ♦
�
J
Q
�
�
�
�
�
�
�
W
�
�
W
�
`
�
U
W
a
0
�
w
�
0
Q
�
W
0
a
N
�
N
H
�
a`
m
�
o�
m
y U
�a`
��
m �
>- m
� �,
�
�
J ��T'
A
C3
m
U
(i. a �
��
d�a4
>.
� �
�
c�
�� 7�� ,
�
W Y
d �
ctf d
��
� �
r \
� �
� � �
� � �
� �
� �
c
O
:r
.a
c�
y W
d �
� O
A =
d �
a �
0
a` }o
J
Z
w
w
oC
�
J
N
N
W
H'
�
W
a
�
a
0
�
W
C7
Z
Q
�
W
U
�
a
C7
Z
J
J
W
�
�
W
Q
U
�
Z
O
..
�
w
c�
z
a
�
W
U
�
a
�
z
H
N
J
0
W
Q
U
0
Z
H
2
W
�
0
U
t-�;:� �-�� �,�` ��� .-�-.
�,
` .'
#04401 #BR- 2# T�1 �015 1109 OLP-S74 90� L S-S67,50Q •
07/23/89 67 DAYS P �,�,
w
a' ,"` f ' ^ .
l.w . . �9"< � �� �:
34Y i<, �� ? � k'`
�� L i � �,,.-M
�+ �� N � � ' :1 ,�•
r
�� . Ys.�;r.. .. .r-1A� ��.� . ° �:. .
6816 CHANNEL RD
MUN FRIDLEY Z�P
DIST 768 SUB 1 COUNTY ANOK
5868 89 f
; W1AS SO
p PEND N
DIR CEN 1 MA� � v m������ ••• �.._ .--
COUNTRY UVING R1GHT HERE IN THE CITYI CU7E & COZY RAMBLEH.
QUIET. WOODED NEIGHBORH000. HUGE LOT! ADDITIONAL GARAGE PER-
FEC7 fON A WORKSHOP. 2 UTIIITY SHfOS FOR EXTRA STORAGE.
.,n�cc iunv� nuICKLY IN THIS AREA. CONVENIENT TO EVERYTHMiG.
P►0 R13302a21 uvac
L APROX L pPROX
LR 1 15X9 16 1 11X12
pR 2g 1 X9X10
ID 38
KT 1 9X10 48
fR 1 tOX23
COMN.ST• I
CONN.ST•
, yY AIR C
AT FA 6AS
T STUCC
MTF WO
�R 1 • �
1083
,RNG
FRIDLEY/NEW BRIGHTON OFFICE
941 Hillwind Road Northeast
Fridley, MN 55432
612/574-2000
�p -4C
�
� gp INT � 0
: CLR OD ASM N
SO 2M. L�J ASM
TF 1083 SD 14 PH 571-600U �F ow»�
BSMT BA N MSTR BA N S 3.15 T ER
AGTIPH ANN FINOER ! 633-9499 qpT 574-2000
MERAILL LYNCH REALTY 1109 OFPH 5742000
FRIDLEY/NEW BRIGHTON OFFICE
941 Hillwind Road Northeast
Fridley, MN 55432
612/574-2000
#02761 #BR- 2#BA-1/0/1 S7Y-2 S7 CONV L-$)7,Q00
03/31 /89 115 DAYS PTS-2150 SO-5396 OLP-579,900 S-;74,900
,�:�.��..:..,_..... _
8085 RIVERVIEW
MUN fAIOLEY
DIST 788 SUB 2
GREAT IOCATW ON M�SS. AIVFR CLOSF 70 SHOPPING S,BUS HOUTE
CIEAN SPIFFY TWO STORY HOME IN FRIDIEY AREA. ME7ICULOUS
WEI� KEPT HOME fOR STQRTER OR RETIRMENT. COME ANO SEE IT •
WON'T LAST LONGI •
icce� ...�'_ -' - - -� � '
LR M 12X27 18
OR M tOX12 2B
�� 38
KT M �1X12 48
FR M 12Xy7
PROX CS CS-CO
5X18 FPL Alti C
3X15 HEAT FA GAS
2X18 EXT MTVIN '
BSMTf Wp
GAR 2• Gp
FS 990
NEF,flNG,fAN -
� S34500 INT % $,75
E FHA OD 0 ASM N
5546 2M/CO N ASM Y
�. VA, CONV.
BSMT 8A y MSTA BA N TF 14p7
AGTiPH PETER BESSAS 521-6 7g SD 14 PH 671-6000 � 560838
REAL fIVE NESIDENTIAL 5396 OFPH 537-2551 APT 537255�T EA
�1,.5 f�lo �P S��
,
�r�S � �/� c � �;�� z� �,E v r�o � � r-�
� �r��� / «�.-� �- o�� � ,,�
t � (�l.c�i..� � r'r v oi,r
� . i�l �r��H�"�
, ,
� Fc�J � .l� � � �/ !i' a a ��� _
�S �r �,�'�� /�- i2 C'��✓y
�/ft-s �� 07 s�� ��h ,c��`� 1�.,�� f��f ���� �'P'cf����� ��
#02758 . #BR- 2 #BA-11011 S7Y-RAMB FHA - L-S73,900
04119189 36 DAYS PTS-3 SO-5310 OLP-573,900 S-s72,500
y '� �
.� ��i �. 'sW i' ( �
�, r _ E { .3
._ � �a' ` t� .;r'
<�.�� `� ,� '
FRIDLEY/NEW BRIGHT�ON OFFICE
941 Hillwind Road Northeast
Fridley, MN 55432
612/574-2000
.<� .��:�-�- _ _ .. ';�: .
6054 4TH ST NE - TAX 5681 89 F MAP 10 -30
MUN FRIOLEY - Z!P 6b431 TAX W/AS 5881 LAKE
DIST 768 SUB 2 COUNTY ANK AB 0 PEND N
LTS BOX135 � AC 0 HS fOR 1990 / F YRBIT 1l59
UIR UNIVERSITY TO 81 ST EAST 70 4TH ST S TO HOMf _
A MAINT. fREE RAMBLEN WtTN 2+ BDRMS FORMAL ONVIN� ROOM, fIN. •
FAMILY ROOM AND OEN IN LOWER LEVEL: SCREENED IN PORCH �
ATTACNED TO DBL GARAGE. CENTAAL AIR ANO MAINT. FREE EXT. �
A BARGAIN IN FtiIOLEY EASY TO SNOW.
LEGAL LOTS 5 AND 8 BLOCK 4 HYDE PARK
PIO R233024210101 CW CW-CO INCL REf,RNG.OWS.WSO,fAN �
L APROX L APROX CS CS-CO MPH,BUS,fLT,FEN,HOF
LR 1 17X12 18 13X12 FPL AIR C TERMS FHA,VA.CON,CIN.SPC.•
DR 1 13Xt 2 28 i t X9 NEAT FA OAS MTG 50 INT 96 0
ID . . 38 EXT MTVIN TYPE CONV 00 0 � ASM N
KT 1 13X9 4B BSMT f WO P&I 50 2M/C0 ASM
fA 1 28X14 : GAR 2 GO
DN 2 12X10 FS 938
BSMT BA Y MSTR BA N TF 1400 SD 14 PH 571-6000 il 587348
AGT/PH BUTCH BAC�GENSTOSS/789-9569 S 3.15 T ER
CEMTUHY 21 fORSYTHE 53f0 OFPH 789-4311 APT 789-4311
,1
r. .� , � ...`c` i�'�" � ^... <__ �{.`��' -:'1 �! ---
�
��'., /�, C �—� f�Gt 5 /_'i I'7 %f� /Y lC �� �%� �'"'!'/�� � � / ii �/i,�, �-�! � /`'f �/I�! ��1
�r �
/ �'C i✓ T .— � � .� � i� t�-�S,tT� � ��v � e.U, �t-�- !.r/�x'</f 4�c'-r-.
/�-... .
��.r T i�'�-� � � fZ
��.� i � G ��Y ir� � a '��I "
' �,.�� �i��/1_ �FsrS"�'rr�ivT f��-n ��� !%Ftt�'r �h�yClvtc��
"� f���l%
FRIDLEY/NEW BRIGHT�N OFFICE
941 Hillwind Road Northeast
Fridley, IVIN 55432
612/574-2000
, �04467 #8R- 2 #BA-1 /0/0 STY-AAMB • ASUM 1-S69,900
02/06/89 12 DAYS PTS-1.75 SO-1021 OLP-S69.900 S-268,500
... . ..��k�..
,/ �.
. . .. . .. .. . � �7� iy%s�j ����i%/ry�4
. .�. �
.�-� . ..... .. .. ����4Y/:.'% �' .
��s�e.i�r:� �:�,e.�..,_,�....... ... - r�....... . ..
�sM111.'.'!°"'.'�: � �<.�//�:c'i', ',y %
. ... ...:. ...: � . %. '!�.ci1'�i ' �p'c
. .. �. ?"-"
�": " -.%'.:_::::'_ " �i
.� ,.l•
. .' : ;... " ' y
-........ �� . . . �.,.. .
- •� .... . . . �. -' ��iwR.' . . n�
7509 4TH ST NE TAJ( 5�74 I 88 f MAP 10 -38
MUN fRIOLEY Z!P 55432 TaX W!AS SSAME LAKE
DIST 768 SUB 2 COUNTY ANOK 0 PENp N
LTS 75 X 135 AC 0 HS FOR 1989 - F YRBCT 1956
�IR OS80RNE RO.E-OF UNIVERSITY TO 5TH Si.SO. TO 16TF�W-4.TH
LOTS Of H �
OUSE FOR THE MONEY. 100K AT THE ASSUMABI
NO QUALIFYING lOAN. fAN IN KITCHEN OOES NOT STAY.
VERY SMALL C/0 AVAILABIE.
IEGAL LOT 12.8LK.1. OSBOf
P!D ? 13024210020
L APHOX " LAPROX
lA 1 20X12 18 1 13X11
DR 1 12X9 2B 1 10X9
IO 38
KT 1 1TX10 4d
fR
BShiT BA N MSTR BA N
C6N CW-CO INCL REF,RN�
CS CS-CO MPH.FEH
FPL AIA W T:AMS ASM,
HE.1T FA GAS lNTG 562500
EXT HBDMA TYPE FHq
BSMT F WO P�I 5576
Cv1R 2• GO P1T1 650.00
FS 93b
TF 436 Sa t� PH
5
E
�
D �
INT 46 10.5 .;.
00 86 ASM Y � �
2M1C0 N ASM N €.
.,
:�
;.;:
71-6000 � 514183 i-
+
p v� � � a o
a0 sf N c0 O�
Q~ c�o c�0 OOi an0 OM1 a^0
� O O O O O O
� �
�
� W
O O O O O i.a
N� O O M Q
d' N oi (c oi IL
N M N � O W
i9 f9 i9 H H Q m
Y O.
O Q `d
c� ?
m c m
O � �
� N � �
m � � �
N
� � � V
N m 0 p
m 3
� y c m
co m
O m � �
Q � W fd
m > � >
m d m �
�
� � U �
>+ m O N
� � N �
� O � m
td y � O
� � U
> > m O
•� �o �
m o 3 y
� r
C N m U
O = L
'� m � 3
t0
U � C �
o�ao�
m � m U y
� d o � �
m � � � d
�`�=o�u
7 7 > « y
r
.o `n °—° E
�,=_'�_
— C
� % � � 3
f0 a�`
a�`�o�
' � 'L.' ` Y
N � � � N
� ° o �U
� � � M V
r � 0 N �
�
°o�aco
m' � �
� o m v �
� y V
� � O
�p m � N �I
f.1 a= N �
� n_
N h N �
Ecomyv�,
m a�� c
� � C � �
m �-
m � m � �
� m o � o
c v � �
O m O C
o c � ` E
m U � m
a" `� E �n
«+ � 'y
°iS N tq UJ °�
� a N M �
� � �
ayi m m m m
cd L Qf (0 W
fn F-- tn cn fn
� W `>�?°o°o°o°orn
Q V `;`>�.;; o o rn o v
� a`��x"'V' N N N h
'``k"�:' lq lp 'd' M e-
�(9 i9 fH K H
Q Q ;�:>>t`� � � � C�'0
fn � ...;,�, 00 et O tD �t
O N
�
F-
�
�
J
�
�-¢a�cn
W
Q
¢
Q
�
� �
J O
m °
M
� i9
a ��
� �
O W
U
1 pp
� �
W ''
J
�
O
rn
etl
rn
�
�
I n
� Q o
�3 °
¢ W H T
Q � 2 N
cna3o
J M (A M
� � O o
x�
QQ
O
a
W �
oa
� _
O Qm
0 �
Z �
� Q
O
w
F-
�
�Q J
} m
u°�ru°�c°o°
X X X X X
� � f0 N I�
n<cornoo
F�- I--� I--� F F-
> > � � �
0 � 0 � 0
Y Y Y Y Y
J J J J J
333�3
N .- N r- N
¢QOpC¢
a� a� a� a ac
aaava
UUUv�U
N N N r N
�00000
M
00 O � 00 O
c0 N t0 N
N r N N
tA �A O �A tA
N t� tq h h
fV .- N .- �
tD OD f0 � N
� N M M �
� r- � � .-
� � � � y
r .- �- �-
� � ^ t�D <D
rn rn rn rn rn
�
� � � �
W W W 1L
f- F- F- F-
wwNww
Qww
w w = U U
»�--ww
� � Q U U
� �
C9 01 O tq
N a n h M
cD (O �O N �t
•- N M � tp
N
�
O
� O
� �
O `'
m af
� m
� �
>
N
m
Y W
E '
�
m m
� L
H
m
� o
d°
v_
d �
� �
� o
� y
y � O
My o�
m
m
� « N
.'C. O �
��a
._'?
Q r L
� ` N
� W 4�
L � �
�. � �
r��
� V N
J. C 7
o � m
0 0 �
m 3 C
� o 0
O
� � �
� N W
� � �
�. o 0
m �
7
r
L
� > m
h a c"c
�C U
� m C
— � �
o � o
> � 3
.j o 0
N Q �
�
�
� O H
O m
� r
� rn o
co �
� a �
O 'G �
m o c
3 �'
a n
v� � Q
.y � N
rna�,�
� v N
� N �.
t � o
F vJ U
m
�
O itS
y C
m O
� E c c
O N l0 :
L � C 'C
L C> vl �
« � � �
� �
O y C �
C � V �
� C m
� � O �
cwn.�
y � N �
� m � 7
O � y
c o o L
� �i L o
�% y ~ '0
� N
N
�rnU S"+ �
7
m � O �
M C Y y
O E o ?
m�
0 o m >
C �
� O
� � tn O
� m .^.
1°an��
�mS`�
E h � �
� t �
a o � �
m �
0
N y
m 7 � O
Y � � o
ril O '�
.«- t c m
o � ... �
y O p
� V t �
m
� � C r
Y O
N y i�! C
3 C m �
m o �
m �
� �
d � y y
m c
i� � d o
���•-
�
w � � °
� Q � �
y O
� C m
� L m
— Y O �
�UF=- r
v
� r y C �
� � U � C
`p o .-
� y G. N
o.
° c'°c—° �'
m � �A N �
� Y � � �
a�
qf C '� �W U
C
� U y � C
C �
E�tVOc
�.-
� w 41 N �
0
0
O
C9
�
U�
�
�
E
�
�
w
r
cd
C
.�
O
�
>
�
w
N
�
C
�m
�
�
U
�
�
c
E
V
m
m
3
O
0
M
�
�
69
O
0
O
�
N
�
0
m
�
>
�
C
d
�
U
m
�
0
m
�
>
m
:y
m
�
C�
O
. �
N
� r
T �
m �
,�
April 22, 1991
TO: Local Board of Property Assessment Review
I have been asked to provide information concerning the sale of my prior residence at
1588 Woodside Court NE, Fridley, Minnesota. Apparently, your review of the
assessment considered the sale as suspect to its fair market value. Although Mr. Himle
is my step-son, I have no particular personal relationship with him. My consideration in
establishing the price agreed upon with the Himles per the sale on November 30, 1990,
was come to after much thought and was in an effort to provide the best possible gain to
me.
I was separated from my wife (Mr. Himle's mother) in September of 1989. In January of
1990, we placed the house with Century 21 with an asking price of $104,900. We
participated in several open houses as well as many private viewings. Over 70 people
visited our home into the Spring, but no one even expressed interest. It was suggested
the color of the house was not giving it "curb appeal." In May, the house was painted
and the areas of the basement which had not been accessed with power were upgraded.
Still no interest. Both my ex-wife and I wanted to sell and made every effort to be
flexible. We asked what we could do to sell the house and Century 21 suggested we
should redo the carpeting, repaint, rewallpaper and get our driveway resurfaced. This
seemed like a lot of e�cpense just to sell a house.
I believe it was in June of 1990, we contacted REMAX. We asked them what it would
take to sell the house. They looked it over and said that with redoing the carpeting and
repainting they thought they could sell if for $88,900. We didn't sign up with REMAX,
but pursued selling the house ourselves.
My ex-wife contacted her son, among others, to make him aware of the price. He and
his wife had begun looking for a house in May of 1990. They had previously expressed
disinterest in the house. After we had spoken with several others and had generated no
interest we began to negotiate with the Himles. Since I was putting no extra money into
the house, I came down to the figure of $87,150, and at this price the Himles considered
the purchase. We still had no other leads or offers. We signed a purchase agreement in
July of 1990 with the Himles. If I felt I could have gotten more, I would have kept
trying.
�
,
I
-2-
On August 2, the invasion of Kuwait greatly disturbed the market, interest rates and loan
points, as I'm sure you're aware. The Himles finally found financing and closed the sale
with my ex-wife and myself on November 30, 1990. After 11 months in a very troubled
market I felt I had gotten a good price. We got the price suggested by REMAX with no
agent's fees. Apart from moving in some of their belongings early, I gave no
consideration to the Himles in this sale; no financial "edge" was provided.
With the divorce from my wife and my layoff from Unisys in early 1990, it was becoming
an economic burden not to sell the house, but I wanted the � price I could get. And
with the pending sales of over 3 billion dollars worth of real estate from the Resolution
Trust Corporation, I didn't feel real estate prices would get better in the near future.
Also, no agents gave us the impression that any sale was likely without putting a lot of
additional money into the property. I hope this clears up any doubt you may have had `-
about the house being sold at a fair market price. If you need further information,
please contact me.
Sincerely,
,�,'"Y`q,�l�. �' �.u.�m�nti.
Donald W. Lehman
5497 Landmark Circle
Mounds View, MN 55112