04/07/1986 BOR - 5149I
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THE
BOARD OF REVIEW
April 7, 1986
7:30 P.M.
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EL LENBURG CAPITAL CORPORATION
30 ALENCIA AVENUE SUITE 3• APTOS CALIFORNIA 95003 408•662•2446
April 3, 1986
County of Anoka
Tax Assessor
325 E. Main
Anoka, Mn. 55303
RE: Parcel No. R12 30 24 23 002
R12 30 24 23 004
R12 30 24 22 007
Dear Sir:
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�,"�OKA CUUN-L� A;;c�cSQg
We are desirous of appealing your reassessment of the
above parcels. Please contact us so that we may
schedule a review.
Sincerely,
Ellenburg Capital Corporation for
Brand Broadway Associates
/� , ��
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Denise McKinney �
Vice President
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QTY OF FRII�,EY
MEMORANDUM
T0: NASIM N!. 4t�I� CCTY MANAGER
FRQM: RICK PRIB�� F1'NANCE DIREC�POR
SUBJECr: BQARD OF REVI�nI
DATE : APRII� 3 , I986
I have reoeived a booklet frcm Leon Madsen, Assessor, which presents
the 1986 assessnents for review by the board. I believe it c�ontains
all the infovnation that we are aQaare of at this point time. 7."here
is also some information regarding the 1986 assessment and the
percentages as they relate to the different values for different
pieoes of property.
If you have any questions regarding this information, I will be
happ� to review then with you.
l�:sh
3/0/3/5
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HONORABLE MAYOR NEE AND FRIDLEY CITY COUNCIL
� The meeting of the 1986 Board of Review must be called as a separate meeting
froc ar�y other scheduled business.
� In �he past, there has been need to call a continued meeting to hear cases
tha� cannot be resolved at the first session. In order to give our office
adecuate time to prepare, We would appreciate at least tW o weeks time until
� the next meeting. That Would be April 21. State Statute requires that the
Boa;d finish its husiness Within 20 days of the first meeting.
i� The notice of valuation, sent to taxpayers this year, encouraged them to
con� act our office before appeariag at this meeting. Of those that do, our
off:ce should be prepared so these cases can most likely be settled at the
fir;t session. However, for those thai eome to the meeting, Without
� con�acting our office, We will probably need to take more time to review and
pre;�are. We would appreciate it if these people can be asked to contact our
off.ce for an appointment to view their property and to gather Whatever data
xe � �ight need.
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I h� �pe the following information in this booklet Will be of assistance to you
i, in rour deliberations for this Board of Review. I Would direct your
par,icular attention to the Appraisal Process on pages 3� 4.
Pro�erty tax laws, in Minnesota, are extremely complicated, and many taxpayers
� are understandably confused by them. Hopefully, We will be able to educate as
wel. as equalize at these meetings.
I� If �ou have any questions on this year's assessment or anything else regarding
pro>erty taxation and valuation, please feel free to contact me. I al so x ant
to ;hank you for your fine conduct of these meetings in the past.
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Leo i Madsen, Assessor
IMP)RTANT - The Board should take one of three courses of aetion on each case.
It ahould increase, decrease or affirm the value as submitted by the City
Ass:ssor. In the last feW years, the Board has occasionally only referred the
com�laintant to the County. In these cases, the minutes fail to indicate xhich
spe:ific action, of the 3, �►as taken. Regardless of the Local Board's action,
the option of appealing to the County Board of Equalization is always open.
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Page 1
AUTHORITY OF THE LOCAL BOARD OF REVIEW
AssESSments of property are made to provide the means for the measuring of the
rel�tive share of each taxpayer in meeting the costs of local government. It
is the duty of the Assessor to assess all real and personal property except
tha� Which is exempt or taxable under some special method of taxation. If the
burcen of local government is to be fairly and justly shared among the oWners
of �11 property of value, it is necessary that all taxable property be listed
on �he tax rolls and that all assessments be made accurately. Fairness and
jus.ice in property taxation demands both completeness and eq uality of
ass� ssment.
Min�esota Statutes Section 274.01 provides that the council of each city shall
be �r appoint a Board of Review. These meetings are required to be held
betc een April 1 and June 30 and the Clerk of the Board of RevieW is required
to �;ive published and posted notice at least ten days before the date set for
the first meeting.
The Board of Review of a�y city, unless a longer period is approved by the
Com� �issioner of Revenue, must complete its work and ad journ Within 20 days
fro� � the time of convening specified in the notice of the Clerk. No action
tak:n subsequent to such date sha11 be valid.
A r:quest for additional time in order to complete the Work of the Board of
Rev.ew must be addressed to the Commissioner of Revenue in writing. The
Comiissioner's approval is necessary to legalize aqy procedure subsequent to
the expiration of the 20-day period. The Commissioner of Revenue Will not,
haw :ver, extend the time for local Boards of Review to meet past June 30
bec�use County Boards of Equalizatioa convene on July 1.
The authority of the local board extends over the individual assessmeats of
rea. and personal property. The board does aot have the power to inerease or
dec�ease by percentage all the assessments in the district of a given class of
pro>erty. Changes in aggregate assessments by classes are made by the County
Boa �d of Equalization.
Altiough the local Board of Review has the authority to inerease or reduce
ind.vidual assessments, the total of such adjustments must not reduce the
agg�egate assessment made by the assessor by more than one percent of said
aggregate assessment. If the total of sueh adjustments does lo�aer the
agg•egate assessment made by the Assessor by more than one percent, none of
the adjustments will be allowed. This limitation does not apply, however to
the correction of clerical errors or to the removal oP duplicate assessments.
The local Board of Review does not have the authority in any year to reopen
�� former assessments on xhich taxes are in proeess in the current year.
Occ�sionally a taxpayer may appear before a Board to protest an assessment
tha t Was made the previous year. The board should explain tactfully that it
'� ha. no authority to consider such matters and that after taxes have been
ext:nded, adjustment can be made oaly by the process oP abatement or by legal
aet ion.
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Auttority - continued
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In reviewing the individual assessments, the Board may find instances of
undervaluation. Before the Board can raise the market value of property, it
, must notify the as�ner. The laW does not prescribe any particular form of
not:ce 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. �he local
' Boa�d of Review meetings assure a property owner an opportunity to contest the
valiation that has been placed on his property or to contest or protest any
oth;r matter relating to the taxability of his property. The Board is
� reqiired to review the matter and make any corrections that it deems just.
Whe� a local Board of Review convenes, it is necessary that a majority of the
meml ers be in attendance in order that any valid action may be taken. The
I� loc,l assessor is required by law to present his assessment books and papers.
He :s required also to take part in the proceedings but has no vote. In
add:tion to the local assessor, the county assessor or one of his assistants
� is :�equired to attend. The Board should proceed immediately to review the
� ass�ssments of property.
� The complaints and objections of persons who feel aggrieved with any
ass� ssments for the current year should be considered very carefully by the
Boa:�d. Such assessments must be revieWed in detail and the Board has the
�aut;.ority to make corrections it deems to be just. The Board may adjourn from
� day to day until all cases have been heard.
A p�operty oWner may file written objections to his assessment with the
ass��ssor prior to the meeting of the Board of Review. Sueh objections must be
I pre;ented to the Board for consideration While it is in session.
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Bef �re adjourning, the Board of Review should cause the off icial proceedings
I'�, � to �e prepared. The assessments of omitted property must be listed in detail
and all assessments that have been increased or decreased should be show n as
preocribed in the form. After the proceedings have been completed the record
� shoild be signed and dated by the members of the Board of RevieW. It is the
dut� of the County Assessor to enter changes by Boards of Review in the
ass:ssment book of eaeh district.
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THE APPRAISAL PROCESS
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I� The estimation of the market value of real estate is a very structured
process. To fully appreciate and understand this process, the def inition of
mar�et value must be understood. Various state legislatures and the courts
� havE advanced numerous specifications for market value. A distillation of
the:e Would probably produce the following, as a definition of market value:
' The highest price in terms 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, knowledgeably
and assuming the price is not affected by undue stimulus. Implicit
, in this definition is the consummation of a sale as of a specif ied
date and the passing of title from seller to buyer under co nditions
Whereby:
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1. Buyer and seller are typically 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 alloxed for exposure in �he
open market
5. Payment is made in cash or its equivalent.
� 6. Financing, if ar�y, is on terms generally available
in the community at the specified date and ty pical
for the property type in its Iocale.
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7. The price represents a normal consideration for the
property sold uneffected by special finaneiag
amounts and/or terms, services, fees, costs, or
credits incurred in the transaction.
Evi�ent, in the description, is the fact that every sale does not necessarily
rep�esent market value. There are many situations that would disquality a
sal� as representative of market value. These could include sales-
- betxeen relatives.
- to settle a divorce.
- to settle an estate.
- involving a governmental unit.
- due to job relocation.
- in bankruptcy or debt settlement.
- of tax exempt property.
- involving trades or other non-cash consideration.
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The Appraisal process - continued
The classic appraisal process, typically used by fee appraisers, invol ves 3
ver► distinet approaches to the valuation problem. One is the "Cost
App:�oach". This approaeh is based on the premise that a person would pay no
mor�;, for a property, than it would cost to replace it neW. The process
inc:udes an estimate of the land value by using the sale prices of s�ites that
are comparable in size, location, zoning and terrain, to the appraisal
sub,ect. The resulting estimate of land value is added to the estimated cost
to :onstruct the improvements, less provisions for physical depreciation, and
fun:tional and economic obsolescense.
Ano�her approach, to solving the value problem, is by "Market Comparision".
' Thi; process involves the colleeting of sales data of properties, that have
rec:ntly sold, that are very similar in style, location, size and amenities,
as .he subject under appraisal. The more sales comparables that are used, the
mor: aceurate will be the value result. The sale prices of the comparables
� are adjusted for dissimilarities with the subject. The resulting, adjusted
pri:es will produce an indication of value for the subject.
� The third approach used, is an analysis of the capitalized income of a
pro�erty, as an indication of its value. Again, data is gathered on the
inc�me and operating expenses and sales of property, eomparable to the
' subject. This approaeh has less eredability in the valuation of single family
res.dential property, as they are not typically used for income production.
The appraiser, after processing the 3 approaches, Will determine x hich
' app•oach best suits the type of property under appraisal. This determination
is �rimarily based on which approach had the most and best data to work with,
and Which one approach is best supported by the other tWO.
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The Assessorts office uses basically, the same process of appraisal. However,
it Ls applied in a somexhat different manner. The Assessor does not have the
luxiry of being able to gather the required data for each and every property
in :he jurisidiction. The Assessor gathers as much data as possible, on
construction cost of all types of buildings, all sales of real estate, and/or
ren:al and operating expenses of property in his or her jurisdicition. Data
is ilso obtained from outside the jurisidiction when there is an insuff icient
amoxnt from within. This accumulation of value data is then processed and
appLied in a catagorical manner, rather than an individual one.
The inability of the Assessor to apply an individual property appraisal
prceess is not deemed a handicap. Assessors' offices nationw ide, are
prinarily concerned �ith producing a equitable assessment. One that treats
li�e property in a like manner. The advantage of the "mass appraisal"
pro�ess, employed by the Assessor, over the individual assignment of the fee
app^aiser, provides a broader scope of the local market of the jurisdiction.
As a result, the individual vaiues, produced by the Assessor, bear a
relationship with all other properties, that are similar, within the
jur isdietion.
' The Assessor's value is alWays made as of January 2, of each year. TherePore,
the analysis of data is alWays done With respect to that date. Any radical
ch�nges in the market, after that date, t�ould not be realized by the Assessor
i� until subsequent assessments. There is a saying that "the Assessor is not a
prfdictor of value, but rather, is a historian of Pact." The appraisal
prceess is truly an application of historical data to provide a current
incication of market value.
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THE 1986 ASSESSMEHT .
Page 5
The issessment being heard, at this meeting, Was made as of January 2, 1986,
' and rill be the basis for the taxes payable in 1987. This assessment included
a ph�sical review of all r.esidences in the colored area of the map on page 6.
In aidition all new construction Was vie�red and appraised for the entire city.
, If y�u will recall, the 1985 revaluation of all commercial-industrial property
invoLved a program of deferring exeess increases req uired, over a period of
two :o four years. The necessary phase-in of deferred values due for 19�
, were accomplished. With a few exceptions, all other C and I property values
rema�ned unchanged for this assessment.
Agaii, referring to the 1g85 assessment, no significant change was made in the
valu:s of residential property. This Was because the indicated ratio of our
overall values to overall sales Was at 93�, xhich is considered quite
acce�table by Anoka County and the State Department of Revenue. However,
refe•ring to the summary of sales data on page 16, for sales that took place
duriig 1985, in relation to the January 2� 1985 Assessor's estimated market
valu:s, the ratio dropped to 90.73x, exclusive of townhouses. In order to
brin; that ratio back to a 92.5� to 93K level for 19� „ an increase was
nece �sary. Rather than apply an across-the-board factor, the computer rates
were adjusted to increase only the primary structure value of each residence.
Inas�uch as land, garage, porches and interior extras were not increased, the
over�ll percentage of increase Was not consistent. The adjustment caused
incr:ases in Asssessor�s estimated market values, ranging f rom 2� to 3�.
Prop:rties that had nex construetion, of course, increased more than that.
The 'ownhouse style residences, in the Innsbruck North area, continued to sell
at a lower rate than free standing homes, as indicated by the sales ratio of
95.4 �, in the summary of 1985 toWnhouse sales on page 17. In an effort to
brin; that ratio in line �+ith other residences, the land values were decreased
appr>ximately �3000. This adjustment has resulted in a current ratio of
g1.1 1$, of those properties selling in 1985. Me will continue to track the
sales of these types of property, to effeet improved equalization.
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Page 6
Page 7
SALES STUDIES
On ;�ages 11 to 17 you Will find a complete list of all residential sales that
too:: place in 1985, that �►e have recorded to date. Pages 11 to 16 are all
sal� ;s, excluding to�rnhouse type properties. Page 17 list all townhouse sales.
The,e sales are analized separately because they are distinetly different
mar::ets. The summary analysis of the non-toFrnhouse sales on page 16, shows the
ave�age (or) mean ratio of our 1985 values compared to the 1g85 sales prices, at
g0.'3�. This Was the basis upon which we increased our values for 19� bY 2x to
3�•
The summary of the townhouse sales shows an average ratio of 95.4 8�, Which was
fel, to be too high, and hence our reduction of land values to obtain a low er
and more equitable ratio.
The process of analizing sales not only provides the assessor With a basis upon
whi,h to make the assessment, but also provides a statistical measure of the
Ass:ssor's performance. For 1985, �e collected sales on 297 residential
pro; �erties. That is a�1.3� sample of the 6800 properties in Fridley. The major
fac ors of an assessment ratio study are the average ratio and the coeff icie nt
of � ispersion (C.O.D. ). The State Department of Revenue eonsiders a ratio of
fro� � gOK to 95� very satisfactory performance. The Department rates a C. 0. D. of
10 ��r less as excellent. On non-townhouse properties, our 90.73'X ratio is good
but just getting by. However, our 6. 95 C. 0. D. is commendable. The C. 0. D. is a
mea. �ure of our + or - variation from our average ratio. It is the measure of
the equality of our assessment. It can be noted that, as our average ratio
inc. �eases, we could retain our excellent C. O. D. performance and still have a
verr large number of properties valued higher than they sell Por. This
ill �strates the very logical question, many homeowners have of, Why we have
the..r property valued higher than they paid for it. The ansWer is When we
att�;mpt to elevate our average ratio, more properties are going to be valued
hig�er than their selling price.
Ear.ier, in this booklet, it xas explained xhat constitutes a"market value
sal:". When you eliminate many of the typical motivations of the buyer-seller
int� :ractions in a real estate sale, you end up �►ith very feW sales that are
the�ritically qualified as "market value sales." Many of the listed
pre�equisites for a market value sale on page 3, are easy to identify, and those
sal:s, listed at the bottom of the page, are rejected from our study immediatly.
How;ver, it is difficult for us to identify more subtle motivations or the laek
of ::nowledge of the property by either buyer of seller. It can be expected that
a g��od share of those sales that fall outside our performanee parameters, are
mad� :-up of these kinds of transactions.
Sin:e we have had the advantage of a computerized appraisal calculation system,
our office has been afforded more time to attempt to "fine tune" our assessment,
to mprove, even furthur, on our already good C. 0. D. performanee.
I tiink, additionally, these sales data xill be helpPull to you, in your
del.berations for this meeting. From it, you can see what homes are actually
sel.ing for, and har those selling prices relate to our values (EMV).
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Sales Studies - continued
Foll�wing , 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., 1985 sales and 1985 EMV's.
-The full list of sales is listed in ascending order of the sales ratios
(the last column].
-The first column RMOp is the month of sale.
Page 8
-The ate column tells the rate catagory xe based our EMV on. 1 is the
highest rate or top quality. T�ro digit numbers are a rate in betWeen
single number rates. 12 is between a 1& 2. 15 is between a 2� 3•
18 is between 3� 4. 21 is between 4 b 5. 2�4 is betr+een 5� 6.
27 is betWeen 6� 7. 30 is betxeen 7� 8. 33 is between 8& 9•
A rate above 7 is usually a substandard house in some Way.
-The legal PIN column is the property I.D. number. The first 2
numbers indicate the Section in Which the property is located. Tbe
the map on page 10 has numbered squares. The squares are the
outline of the U.S. surveyed sections and they show the section
number.
-The next 6 columns are the style of the house.
RM = Rambler (Y = Yes N= no)
, XP = Expansion (0 = unfinished upstairs,
2= it�s not au expansion)
SE : Split Entry
� SL = Split Level
2S - T�,ro Story
, TH = Toxnhouse
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1 = finished upstairs,
-BAS Column indicates 0= no basement, 1= partial basement,
2 = full basement.
-GAR is number of cars and whether attached, detached or tuekunder.
-The Extra bath columns indicate location and size of extra baths
1 = full, .7 = 3/4, .5 = 1/2.
-The Fireplace column 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.
-Porch 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.
-Price is reported selling price.
-EMV is the Assessor�s current Estimated l4arket Yalue.
-Ratio is of EMV to selling price.
Page 9
Sales Studies - continued
The summary, at the end of each report, indicates the result of a number of
com�uter analysis. The first column of total values is rather unimportant
except the total nwnber 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 average diviation from the average ratio.
The State Department of Revenue rates a C.O.D. of 10 or less as being excellent
periormance. The second column is very informative.
-First is the average selling price of the sales in the study. �1965
sales averaged �69, 869.
-The next item, in the Average column, is our estimated market value
of the average property sold, �hich for 1985 Was �65,971•
-Next, and probably most significant along With the C.O.D. is the
Average Ratio. This indicates that our EMBs average 90.73� of
selling price.
-The next 3 items give us a rough picture of the physical nature of the
average home. For 1985 it t�as built in 1963, had 1107 square feet,
had a 12,003 square foot lot (about 80 X 150). Some additional
hand procedures will shoW the average home sold to be a Rambler With
a 2-car attaehed garage.
Page 10
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�z: - =' -° _�
'
'
,
�
'
C _J
'
'
'
'
'
u
,
,
�
��
,
'
,
I�
J
�t nan oaiiois�
i/4 LEGAL
MO RATE AREA PIN
7
7
5
5
6
4
5
5
51
1
10
7
7
7
8
1
6
6
3
!0
7
9
b
8
3
10
7
7
4
5
4
8
10
1
12
4
7
6
28
27
27
�
6
21
27
�
21
27
9
27
27
27
�
27
27
24
21
27
27
27
27
27
27
27
8
21
27
27
27
26
4
27
27
27
27
�
27
27
27
27
3
2
2
4
3
3
2
3
3
0
4
3
4
1
!
0
2
4
4
2
3
2
3
4
4
3
1
1
3
4
4
0
1
1
3
5420059
4210003
3320106
�3320131
4210045
3210�18
0140024
0130018
5120053
1130016
5440093
3430048
541003b
'6330073
'3220037
'4120032
3210046
4440009
�
15210023
1140072
1140072
43400`1
!3130015
15120085
)3230450
0120022
',0410033
,1140011
13140092
,3440084
14340065
14420023
15140027
�4120032
?4310106
t4420048
13140010
14240034
14410056
t3140041
23430017
23430049
23430075
24340033
26330114
10110021
CITY OF FRIDLEY
RESIDENTIAL SALES DATA FOR 1985
SORTED BY: NON-TO�IOUS�E
S T Y L E B EXTRA
R X S S 2 T A B A T H BAS CENT Fl.R YEAR
M P E L S H S GAR U' DOIdV FF FIN AIR PCH AftEA BLT
Y2NNNN
Y2NNNN
Y2N NN
Y2NNNN
Y2NNNN
Y2MNNN
Y2NNNN
YZNNNN
N2NYNN
Y2NNNN
Y2NNNN
YZNNNN
Y2NNNN
Y2NNNN
Y2NNNN
Y2NNNN
NINNNN
Y2NNNN
Y2NNNN
Y2NNNN
Y2NNNN
Y2NNNN
Y2NNNN
Y2NNNN
Y2NNNN
N2NYNN
NiNNNN
N2YNNN
N2YNNN
N2NNYN
Y2NNNN
N2YNNN
Y2NNNN
Y2NNNN
N2YNNN
Y2NNNN
N2YNNN
Y2NNNN
Y2NNNN
Y2NNNN
Y2NNNN
Y2NNNN
NINNNN
Y2NNNN
Y2NNNN
N2YNNN
Y2NHNN
Y2NNNN
22A
22A
O1D
22D
22a
000
04D
22D
22A
22A
21D
2ZA
200
O1D
02D
12A
21D
21A
22D
21T
12T
22D
22D
21D
22A
22T
200
22D
22D
22A
200
12A
21D
22A
22T
22A
22A
22A
22D
21A
21A
21D
21D
22D
22D
22T
22A
220
0
0
0
0
0
0
0.0
0
0
4
0.0
0
0
0
0
0
0.0
0
0
0
0.7
0
0.5
0
0.5
0
0
0
0.0
0.7
0
0
0.0
0
0
0
0
0.0
0
0
0
0.7
1.0
0
0
0.7
0
0.7
0.7
0.7
0
0
0
0.0
0
0.7
0
0
0
0.7
0. 7
0.0
0
0
0
0.5
0
0
0
0.7
0
1.0
0
0.0
0
0.7
1.0
0.7
0.0
0.5
0.7
0
0
0.0
0.7
0
0
3
4
0
3
0
3
0
0
0
0
0
0
0
0
2
1
0
1
0
3
1
0
3
0
0
1
3
0
1
0
0
0
0
1
Y
N
N
Y
N
Y
Y
M
N
N
N
N
N
Y
Y
Y
Y
Y.
Y
N
Y
Y
N
Y
Y
Y
Y
Y
Y
Y
Y
N
Y
Y
Y
Y
N
N
N
Y
N
Y
Y
N
N
N
N
N
N
Y
N
Y
Y
Y
Y
N
Y
N
N
Y
Y
N
Y
Y
N
Y
Y
N
N
Y
N
Y
N
N
N
r
N
Y
N
N
N
N
N
N
N
N
Y
N
Y
N
N
Y
Y
N
Y
N
N
N
Y
N
N
N
N
N
N
N
N
N
1092
110b
660
960
iaoo
480
1457
IZ00
1050
616
1456
560
660
778
1388
624
960
884
1154
1152
960
960
960
1040
750
1152
762
840
840
1158
933
912
1300
1388
1000
1160
102b
1020
920
928
783
672
1094
1176
1012
lOb6
64
48
65
b8
40
�
65
48
52
�
54
40
56
58
61
�
59
69
46
�
81
62
41
76
63
63
60
73
62
51
59
�
b0
b3
5b
69
LOT
SIIE LOC
WIDE DEEP I1� PRICE
97
1�
110
I10
0
70
95
60
s�o
60
�
75
�
�
85
84
74
�
1�
78
84
60
�
�
15
8,5
�
�
75
10
68
75
�
1�
72
233
203
110
139
173
136
125
406
273
120
126
140
132
129
130
183
120
135
173
144
122
179
179
145
129
124
I10
230
189
179
129
128
145
135
125
i�
128
124
131
150
127
133
170
152
133
121
130
150
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
N
N
N
N
N
N
N
Y
N
N
N
129,000
143,150
45�000
68,000
�137,500
46�850
53,001
120�000
135, 0�
82,900
45�000
iz�, o00
47.500
45,250
�, o00
45,000
61.000
71,000
70,000
76,500
92,250
12�967
74�600
72,500
80,000
Ib1,942
57�000
105,000
68,950
43,000
50,900
114,000
68,600
71,500
87,540
�o, o00
92,000
111�000
75,000
68,000
67�000
65�500
69,900
50.750
74�700
80�000
71�000
74,200
Page 11
E?N RATIO
86,300
97�800
32,700
49,300
101,500
34�300
39,600
90,000
101,300
63,500
36,800
97,900
36,800
35,000
44,900
74,500
48�400
56,200
55+700
60,700
73�400
58,900
59,700
58,300
64,200
131,100
46,500
85�900
5b,400
75,440
41,400
93,400
56,200
58,100
71,804
�a, soo
75�700
91,600
b2,800
Sb�900
55,700
54,400
58�500
42�b00
62,300
67,000
59�000
62,500
66.89
68.31
72.b6
72.50
73.81
73.21
74.71
75.00
03
76.59
76.66
n. os
77.47
n. �a
�s. n
78. �2
79.34
79.15
79.57
79.34
79.56
80.72
80.02
80.41
84.25
80.95
81.57
81.80
81.79
81.07
81.33
81.92
81.92
81.25
82.05
s�. n
82.28
82.52
83.73
83.67
83.13
83.05
83.69
83.94
83.40
83.75
83.09
84.23
'
'
,
'
LJ
'
'
'
,
'
'
,
,
�
'
'
'
,
,
REPl1RT DAT 43/10/86
1 /4 LEC�AL
MO RATE AR£A PIN
6
6
5
12
9
5
b
9
6
4
9
3
2
11
10
7
8
9
6
4
8
10
1
4
3
6
6
9
4
7
9
10
10
2
5
2
27
27
27
6
27
27
27
27
27
21
27
27
�i
27
27
27
27
26
5
�
27
27
27
27
27
27
27
6
24
27
27
5
27
27
6
27
27
27
27
3
27
27
21
3
3
3
3
4
4
4
4
4
1
1
1
0
0
4
4
1
2
4
3
3
4
4
0
1
0
1
2
3
3
2
2
3
4
0
3
0
0440019
1110069
4110008
4120074
413Q074
4210043
4330035
4410039
5410085
!3220041
'32'10086
!4120029
�aazoo�a
!6220038
!6320067
)3230Q40
,3140101
141300`.A
,4340047
1434006b
�3130057
>,4210011
>.4310046
)3430033
12110033
I21300`.�b
I3240036
14240077
15120015
t3130171
24120040
24240063
Z4340039
25210081
26�0022
03230076
o�aaoo�s
10110023
10410035
11140055
11240036
13130035
13144073
23130002
24424089
03230137
10140044
11110074
CITY OF FRIDLEY
RESIDENTIAL SALES DATA FOR 1985
SDRTED BY: NOt�-TOWN�OIISE
S T Y L E B EXTRA
RXSS2T A BATH
MPELSH SGAR l� DONr
N2YNNN
Y2NNNN
Y2NNNN
YONNNN
N2NYNN
Y2NNNN
Y2NNNN
Y2NNNN
N2YNNN
Y2NNNN
Y2NNNN
Y2NNNN
Y2NNNN
Y2NNNN
Y2NNNN
Y2NNNN
Y2NNNN
Y2NNNN
YZNNNN
Y2NNNN
Y2NNNN
N2YNNN
YZN NN
Y2NNNN
NINNNN
Y2NNNN
NINNNN
Y2NNNN
NINNNN
Y2NNNN
Y2NNNN
Y2NNNN
Y2NNNN
Y2NNNN
Y2NNNN
Y2NNNN
Y2NNNN
Y2NNNN
Y2NNNN
NINNNN
Y2NNNN
Y2NNNN
Y2NNNN
N2YNNN
N2MYNM
Y2NNNN
N2NYNN
Y2NNNN
22A
21D
22D
22A
IlA
22A
21A
22D
22T
21A
22A
23A
22A
220
22D
02D
12A
21A
220
22D
22A
22A
22A
22A
22D
22p
21D
21A
22D
22D
21A
21T
22A
Zza
22D
21T
22A
21A
22D
22A
22A
21A
21A
22A
23T
210
21T
O1D
0
0
0.0
0
0
0
0
0
0
0.7
0
0
0
0.0
0.5
0.0
0
0
0
0.5
0.5
1.0
0.7
0
0
0.5
0
0
0.0
0
0.7
0
0
0.7
0
0
0.7
0.5
1.0
0
0.0
0
0.3
0.0
0.7
0
0.7
0.7
0.7
0.5
0
0
0.7
0
0.7
0.7
0
0
0
0.0
0.4
0.7
0
0.5
0.7
0.7
0.7
0.5
0
0
0
0.5
0.7
0.7
0.5
0.7
0.7
0
0.7
0
0
0.7
0
0
0.7
0
0.7
0
0.0
BAS CFNT FLR YEAR
FP FIN AIR PCN AREA BlT
1
0
0
0
0
N
0
1
3
0
0
0
0
0
0
0
3
0
0
3
0
3
2
i
0
3
0
0
0
0
1
3
3
0
Y
Y
Y
Y
Y
Y
Y
Y
Y
Y
N
Y
Y
r
Y
Y
Y
N
Y
Y
Y
Y
Y
Y
Y
Y
Y
N
Y
Y
Y
Y
Y
Y
Y
N
Y
Y
Y
N
N
Y
N
N
Y
Y
N
Y
Y
Y
N
Y
Y
N
Y
Y
N
Y
r
Y
Y
Y
Y
Y
Y
Y
Y
Y
Y
Y
N
N
N
N
N
N
Y
N
N
Y
N
N
N
N
N
N
N
M
Y
Y
N
N
N
Y
Y
Y
N
N
N
N
N
Y
N
N
N
N
N
N
1048
1316
1025
1066
1184
1254
1040
960
1056
1218
969
1f38
1902
1040
776
894
1113
1243
960
984
1040
1100
1246
1203
10`.,0
1196
760
1109
732
io�z
1092
1196
l508
1448
izos
1301
1340
1068
1008
1282
1312
1101
996
i�o
1200
884
71
59
63
58
�
�
56
5b
78
56
48
64
b3
59
56
64
63
63
40
55
52
�o
�
57
9
s�
62
66
81
71
62
58
63
n
56
M
LQT
SIZE LOC
WIDE OEEP I1� PRICE
�3
82
�
75
86
75
�
�
�8
�
�
�
�
74
74
�
8
94
�
l�
�
�
95
�
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137
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129
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135
134
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192
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107
296
135
148
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205
130
107
125
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110
174
150
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112
120
375
135
129
140
110
135
183
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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
Y
N
81,900
79�500
73,900
78,000
54,900
93,300
73,500
69�OQ0
79�000
74�400
68�500
82,500
157,000
68�000
59�534
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72,322
79,000
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79,000
79,500
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79,500
148,000
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Paqe 12
QN RATIO
69,400
66,8Q0
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66,Q00
71,800
78�800
62�000
58,000
67�100
62,600
58�000
70,000
133,000
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40,200
61,900
67.300
60,500
58,700
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75�b00
81,100
80,200
75,000
69,300
53�700
62,800
51,100
67,300
74,200
63,900
86,400
89,800
62,700
6b,100
89.900
64�100
55,800
83,000
69,100
69,900
b4,500
69,404
129,500
56,400
65,700
44,100
84.73
84.02
84.30
84. 61
84.57
84.45
84.35
84.05
84.93
84.13
84.67
84.84
84.71
84.55
84.83
85.71
85.58
85.18
85.33
85.07
85.54
85.42
85.82
86.23
86.30
86.73
86.75
86.14
86.61
86.39
8b.27
86.46
8b.40
86.97
8b.48
87.78
87.28
87.92
87.b6
87.36
87.46
87.92
87.16
87.29
87.50
88.26
88.18
88.20
, REPORT DATE 03/10/86
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S T Y L E B EXTRA
RXSS2T A BATH
M P E L S H S GAR l� DOWN
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N2YNNN
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22A
21A
21A
22A
21T
22D
22A
21T
21T
21T
22T
22D
22A
22A
22A
120
22D
12A
21A
22A
23D
21T
22A
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22A
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200
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0.7
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0.5
0
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0.7
0.7
0.7
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BAS C�NT FLR YEAR
F1' FIN AIR PCFI AREA BLT
0
0
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0
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196
132
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127
137
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135
147
113
150
135
120
150
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154
130
115
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141
125
135
135
129
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N
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N
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76�800
67�900
67�500
76�Q00
64,500
59,900
66,900
72,500
65,900
70�000
82�500
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79,900
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74,000
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Page 13
E!N RATIO
68,000
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60�000
67,000
56�900
53�100
59,100
63,800
58,400
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72,800
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65,000
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154,404
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55,700
59�300
73,100
85,304
72,900
60,100
64�000
65,804
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88.54
88.95
88.88
88.15
88.21
88.64
88.34
88.00
88.61
88.�8
88.24
89.53
89.16
89.18
89.11
89.73
89.47
89.61
89.65
89.44
89.33
89.09
89.28
90.72
90.81
90.87
90.62
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90.40
90.39
90.82
90.58
90.32
90.83
90.25
90.50
90.82
90.91
90.43
91.46
91.23
91.48
91.72
91.69
91.06
91.42
91.38
91.11
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REPORT DAT 03/10/86
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4
6
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9
9
6
3
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220
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3
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960
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610
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768
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876
832
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768
108b
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64
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120
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110
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144
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182
122
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N
N
N
N
Y
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N
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N
N
N
N
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N
N
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63�944
65,500
125+000
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35,000
67,500
65�900
49,500
64,000
73,100
69,900
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72,000
74,000
53,000
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63,500
61�900
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58�700
59,800
114,000
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32,200
62,100
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62,000
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66,400
68,400
49,000
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77,000
89,100
60+600
68,900
66,000
45,800
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59,500
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56,400
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57,500
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73,500
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91.80
91.29
91.20
91.40
92.00
92.00
92.10
92.92
42.96
92.33
92.70
92.9b
92.24
92.20
92.13
92.33
92.65
92.91
92.43
92.45
92.71
92.21
92.04
93.23
93.10
93.35
93.6b
93.11
93.70
93.05
44.33
94.00
94.45
94.03
94.73
94.23
94.04
94.66
94.62
94.59
94.16
94.40
94.41
94.b4
94.00
95.98
95.68
95.13
' REPORT DATE 03/10/86
�I
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9
5
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4
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4
6
27
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24
27
5
27
27
5
8
27
27
27
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5
27
27
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27
27
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27
6
27
27
27
27
Z1
27
24
27
27
�
27
b
6
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27
24
5
2
3
4
0
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4
4
4
3
4
4
1
1
2
0
1
1
3
2
2
2
2
4
3
!
0
2
4
4
3
0
0
0
2
3
4
; �120026
1 )120050
; 3220012
1 344Q007
; 3440102
; 4210005
:1140495
: 2120114
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:3430026
:4110105
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;6230048
�3220069
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1244047
2130035
4340075
.4440044
.5410061
1014�28
,1110061
>.4420096
13230067
)3230126
)3430032
15130037
13440109
STYLE B
RXSS2T A
MPELSH SGAR
NINNNN
Y2NNNN
Y2NNNN
NINNNN
N2NNYN
Y2NNNN
Y2NNNN
N2YNNN
N2YNNN
N2YNNN
NINNNN
Y2NNNN
Y2NNNN
N2NYNN
Y2NNNN
Y2NNNN
Y2NNNN
Y2NNNN
Y2NNNN
NINNNN
N2NYNN
Y2NNNN
N2YNNN
N2YNNN
Y2NNNN
Y2NNNN
N2YNNN
Y2NNNN
N2NYNN
Y2NNNN
NINNNN
N2YNNN
Y2NNNN
Y2NN N
NINNNN
Y2NNNN
Y2NNNN
Y2NNNN
Y2NNNN
N2YNNN
N2YNNN
N2NYNN
N2YNNN
Y2NNNN
Y2NNNN
N2NYNN
Y2NNNN
N2YNNN
22A
22A
22A
120
22A
22A
22D
12A
22A
12A
O1D
22A
22D
21A
220
2ZA
22T
21A
O1D
22A
23D
21A
22T
22A
12D
22A
12A
21A
12D
22D
22D
22A
12A
22A
21D
12A
21A
11D
22A
22T
23A
22A
22T
OlA
210
22T
12A
22T
CITY OF FRIDIEY
RESIDENTIAL SALES DATA FOR 1985
SORTED BY: NON-TO��QUSE
EXTRA
B A T H BRS CENT FLR YEAR
l� D04�1 FP FIN AIR PCFI AREA BLT
0.5
0
0.5
0
0.5
1.0
0
0.0
0
0
0
0
0
0.7
0
0
0
1.0
0. 5
0
0.5
0
0
0
0
0
0.5
0
0.5
0.0
0.7
0
0
0
0.5
0
0.5
0.0
0.0
0.7
0.7
0
0
0.5
0.1
1.0
0
0
0.7
0
0.7
0.7
0.7
0
0
0.7
0.7
0
0
0
0
0.5
0
0.7
0.7
0
0. 7
0.7
0.7
0
0
0.7
0.5
0
0.0
0.5
0.7
0
0.7
0
0.7
0.7
0.7
0.0
0
0.5
0
0.5
3
1
0
3
0
1
N
0
1
N
3
3
1
2
0
0
3
2
0
1
0
0
0
3
0
1
1
1
0
1
3
0
0
1
3
Y
Y
N
Y
Y
Y
Y
N
N
Y
N
N
Y
N
Y
N
Y
Y
N
Y
Y
Y
N
H
Y
Y
Y
Y
Y
Y
Y
Y
Y
Y
Y
N
Y
N
Y
Y
N
N
Y
N
Y
Y
N
Y
N
Y
Y
N
N
N
M
Y
Y
N
N
Y
Y
Y
Y
Y
N
N
N
Y
N
Y
N
Y
N
N
Y
Y
Y
N
N
Y
Y
Y
Y
Y
N
Y
Y
N
N
Y
Y
M
N
N
N
N
N
N
N
N
Y
N
Y
N
N
N
N
N
N
N
N
N
930
1176
1144
1168
2068
1066
1048
1056
1402
720
1246
1025
1127
1052
1308
1256
1040
952
l200
960
1488
1677
1412
1050
1112
1543
964
1040
816
1040
1381
1416
840
irn
8b4
1280
1322
1116
996
1176
1248
856
1056
1748
1479
1204
50
62
52
62
57
78
75
47
60
60
8
57
�
57
bl
68
74
55
b4
64
67
bl
�
76
61
63
50
65
65
n
78
72
n
46
72
72
76
76
LOT
SIZE LOC
MIDE DEEP I1� PRICE
124
93
100
138
75
170
84
�
81
100
�
�
74
�
85
�
92
105
�
�
115
82
75
15
60
82
92
84
81
165
74
�
98
80
81
b7
89
90
75
ilb
147
125
230
147
164
181
133
133
124
240
119
114
136
110
138
126
125
110
102
138
135
117
124
198
145
112
205
110
110
111
130
144
154
180
120
298
142
180
150
97
183
122
110
110
137
I25
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
N
N
N
Y
N
N
N
N
N
N
N
67,000
n, o00
87,000
59,000
94�000
I�0,000
65,000
84,200
74�000
105,000
47,000
66�500
69,100
72�539
65.000
92�000
73,000
64�000
3b,OQ0
71.000
78�504
53�000
90,000
115,000
71,900
65,500
80,000
16,500
63,500
60,000
64�000
94,200
76�500
85,000
57,500
80,000
62�000
b5,000
85,000
67,900
n, o00
8Z,000
100.000
37,000
59,900
108�000
87,000
83,500
Paae 15
EMV RATIO
63,900
73�300
83,500
56,500
89,700
133.700
62,800
81,200
71.100
101,000
45,400
64�300
66, 5�
69,900
62,800
88�400
70�800
61,500
35,000
69�300
76,800
56,400
87,600
112,300
71�000
64,800
78,600
75,100
63,100
59,800
63�800
93�400
76,000
$4,800
57,700
8d�200
62,300
65�300
85,800
68,4U0
�s, aoo
83,600
101�300
38,100
61+400
110,340
88,900
86,500
95.37
95.19
95.97
45.76
45.42
95.50
96.61
46.43
96.08
46.19
96.59
96.69
9b.23
96.36
96.61
96.48
96.98
96.09
97. �
97.60
97.83
97.24
97.33
97.65
98.74
98.93
98.25
98.1b
99.37
99.66
99.b8
99.15
99.34
99.16
100.34
100.25
100.48
100.46
100.94
100.73
101.81
101.95
101.30
102.97
102.50
102.12
l02.1$
103.59
' REPURT DATE �3/10/86
�
1/4
' MO RATE AREA
Page 16
CITY OF FRIDLEY
RESIDENTIAL SAL.ES DATA FOR 1985
SORTED BY� NON-T04A�Ii0ltSE
S T Y L E B EXTRA LOT
EGAL R X S S 2 T A B A T H BAS CENT fLR YEAR SIIE LOC
PIN M P E L S H S GAR l� D0�1 FF FIN AIR PCH AREA BLT YIDE DEEP INF PRICE EMV RATIO
3 1440042 Y2NNNN 22D 0 0 0 N
4 1��20012 Y2NNNN 11A 0 1.0 1 Y
0 2EK30053 NINNNN 22A 1.0 0.0 0 Y
2 0:120093 N2NYNN 22D 0 1.0 1 Y
3 1�I10053 N2NYNN 22A 0.7 0 0 Y
1 2<33037 N2NNYN 22A 0.5 0.5 0 N
2 1:120004 N2NYNN 22T 0 0.7 2 Y
1 2l330094 Y2NNNN 220 0 0.5 0 Y
0 1:240078 N 2 Y N N N 1 2 A 0.0 0.7 1 Y
0 1:440029 N2YNNN 22A 0.0 0.7 0 Y
4 1�410073 N�NYNN 21A 1.0 0 1 Y
4 2140024 Y2NNNN Y2A 0 0.7 1 Y
3 1�130015 Y2NNNN 21A 0 0.7 3 Y
1 242Q003 Y2NNNN 22A 1.0 0.7 3 Y
3 1 220444 Y 2 N N N N 2 2 A 0.5 0.5 3 Y
2 0720072 YZNNNN 02D 0.0 0.0 0 N
0 2CI30135 Y2NNNN 200 0.0 0.0 0 N
0 C�420087 N2YNNN 22D 0.0 0.7 1 Y
N
N
N
Y
Y
Y
Y
N
N
Y
N
N
N
Y
N
N
N
Y
N 960 57 91 125 N
N 1826 63 90 �35 N
N 768 54 80 135 N
N gb4 77 60 144 N
N 1140 60 SS 133 N
N 9b0 63 80 127 N
N 1311 74 72 135 N
N 1012 58 75 130 N
N 1270 78 87 107 N
N 1218 74 75 150 N
N 1100 59 80 133 N
Y 1484 55 99 290 N
Y 1232 50 90 338 N
Y 1778 75 87 150 N
N 1177 63 100 250 N
Y 962 52 112 110 N
N 960 81 58 136 N
N 948 72 51 144 N
TOTAL 'RICE = 1995b380 AVERi� PRICE = 77350.310077
TOTAL 71V = I802b400 AVERA[�E EMV = b9869.76744
TOTAL tATIO = 23410.23000Q0 AVERAGE RATIO = 90.73732�8
TOTAL =LOOR AREA = 285673 AVERAGE FLOOR AREA = 1107.25968992
TOTAL _OT SIZE = 3096902 AVERAGE LOT SIZE = 12003.49612403
I�iBEf OF SALES = 258
[�FF:�IENT OF DISPERSION BY If1W = 6.94865100
58,000 59,90Q 103.27
gp,00p 82,700 103.37
bq,p00 66�000 103.12
72,500 76,700 105.79
,71,550 75,400 105.38
67,000 70�500 105.22
74,500 79,0� 106.04
55,p00 58,400 106.18
75,000 80,700 107.60
g9,800 96�500 107.46
64,000 68�700 107.34
78,000 84,400 108.20
70,000 7b,700 109.57
120,000 131,300 109.4I
g0,000 89,700 112.12
46�900 53�800 114.71
49,900 57�500 115.23
5g,900 b8,500 116.29
' REPORT DATE 03/10/86
�
, '1 /4 LEC�AL
MO RATE AREA PIN
5 6
8 5
8 3
3 6
2 6
b 6
2 6
6
2 S
10 21
6 6
b 21
4 b
6 6
11 6
9 24
6 5
6 5
1 6
10 5
2 3
5 6
7 6
7 6
7 21
il 6
2 5
1 21
6 6
7 6
8 6
5 6
3 6
1 6
1 24
5 3
1 6
4 21
1 6
1 :4440071
3 3240091
1 4440076
0 :4440084
0 4440231
1 :4440256
1 4440188
1 4410193
0 4440236
1 4440253
1 '4440223
1 4440201
1 '4440223
1 4440251
1 '4410053
1 '4410236
1 :4440012
1 :4410237
0 !4440413
3 !4440137
0 !4410093
1 !4440133
1 '4440�4
1 !4410106
1 >4410223
1 '.4410246
0 >.4410213
0 ?4410047
3 13110027
1 ?4410107
1 t4440205
1 t4440171
2 13110018
1 24440132
0 24410200
1 �4410006
0 24440161
I 244t025S
0 24440040
CITY OF FFiIDI.EY
RESIDENTIAL SAL.ES DATA FOR 1985
SORTED BY: T01�1 HOUSE
S T Y L E B EXTRA LOT
R X S S 2 T A B A T H BAS CENT FLR YEAR SIZE LOC
M P E L S H S GAR l� DOWN FP FIN AIR PCN Af�A BLT YIDE DEEP It�F PRICE
Y2NNNY 22A 0.7
N2NNYY Z1D 0
N2NNYY 22A 0.5
Y2NNNY 02A 0.5
NINNNY 22D 0.0
NINNNY 21D 0.5
N2NNYY 21D 0.5
N2YNNY 22D 0
N2NNYY 21D 0.5
N2NNYY Z1D 0.5
N2NNYY 21D 0.5
N2NNYY 21D 0
NINNNY 21D 0.5
NfNNNY 21D 0.5
N2NNYY 22D 1.0
N2YNNY 22D 0
N2NNYY 22D 0.5
N2YNNY 22D 0
N2MNYY 22D 0.7
NINNNY 21D 0.5
N2YNNY 21D 0.0
N2NNYY 21D 1.0
NINNNY 21D 0.5
N2YNNY 21D 0
N2YNNY 22p 0
N2YNNY 21A 0
N2YNNY 22D 0.0
N2YNNY 22D 0.0
N2NNYY 11D 0.7
N2NNYY 210 0
NINNNY 210 0.5
N2NNYY 21D 0
N2NNYY 11D 1.0
N2NNYY 21D 0
N2YNNY 22D 0.0
N2YNNY 21D 0
NINNNY 21D 1.0
N2YNNY 21 D 0
N2YNNY 21D 0.0
0.5
0
0.7
0.0
0.5
0
0
0
0.0
0
0
0.5
0
0
0.5
0.7
0.7
0.7
0.5
0
0.5
0.7
0
0.5
0.7
0.7
0.7
0.5
0
0.5
0
0.5
0
0.5
0.7
0.5
0.0
1
0.5
3
0
2
1
1
1
Y
0
1
1
1
0
0
0
1
1
1
1
1
1
1
1
1
3
1
1
1
1
1
1
1
0
1
1
0
0
1
1
Y
N
Y
N
N
N
N
N
N
N
N
N
N
N
Y
Y
Y
N
N
Y
Y
N
Y
Y
Y
Y
Y
N
Y
N
N
N
N
Y
Y
N
Y
Y
Y
N
Y
N
N
N
Y
Y
N
N
N
Y
Y
N
N
Y
Y
Y
Y
Y
Y
Y
Y
Y
Y
Y
Y
Y
Y
V
Y
Y
Y
Y
Y
Y
Y
Y
N
Y
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
N
N
N
N
1241
416
1401
1110
504
504
SO4
798
504
504
504
504
504
504
744
798
�
744
504
b01
504
504
601
�
984
798
620
890
649
504
504
750
504
798
620
504
79b
656
TOTAI PRICE = 2734900 AVERAGE PRICE = 70125.641025
TOTAI EMV = 2572900 AVERAGE QN = 65971.79487
TOTAI RATIO = 3723.9800000 AVERA(iE RATIO = 95.4866f,fs�66
TOTAI Ft00R AREA = 26479 AVQtAGE FLOOR AREA = 678.94871794
TUTAI LOT SIZE = 0000 AVERAGE LOT SIZE = 000.0000000�
MMJM� R OF SW.ES = 39
COffIICIENT OF DISPERSION BY IfAN = 8.53244800
�
62
�
84
84
84
84
�
84
84
84
84
84
84
74
79
9
74
�
74
�
84
n
n
79
79
74
�
77
84
�
74
�
78
73
�
81
8'1
N
N
N
N
N
Y
N
N
N
Y
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
127,000
50,500
117,000
79�000
' 71,900
6b,900
75,900
79,900
72�900
71,500
71�300
66,900
60,900
59�900
81�500
78�900
78,000
n, 900
80,000
57,500
66�000
66�000
56,900
b6,900
85,000
86,000
75,400
62,500
56�504
66,500
54.100
62�500
53,900
61,000
68,000
53�900
4b,504
67,000
55�000
Page 17
EMV RATIO
85,500 67.32
39,700 78.61
42,700 79.23
65,600 83.03
60�400 84.00
56,400 84.30
b4�700 85.24
69�100 86.48
63,300 86.83
62,400 87.27
64,100 89.90
61,100 91.33
55,600 91.29
54,600 91.15
75.800 93.00
73,700 93.40
73,100 93.71
73,700 94.60
75,900 94.87
54�800 95.30
64,000 96.96
63,400 96.Ob
55,200 97.01
66,100 98.80
83,500 98.23
85,100 98.95
75,400 100.00
63,300 l01.28
57+8Q0 102.30
67,900 102.10
55,200 102.03
64�400 103.04
56,300 104.45
64,100 l05.08
74�700 109.85
59,500 110.38
51,600 110.96
75,900 113.28
67,300 122.36
0
�III
��
�
'
Fridl� y Assessor
Local Board of Review
Fridl� �y City Hall
Fridl� �y, t�!n. 55432
Gentl� �men:
Raymond Luniewski
6959 Hickory Circle
Fridley, Mn. 55432
Narch 11,1986
Due t� my inability to appear before the board because I�11 be out of
' tovm ��n April 7,19g6; I hereby request that the board reconsider the
incre��se as set by the assessor on my property for 1986. The property I
refer to is my ho*�e located at 6959 Hickory Circle in Fridley.
I inc_ude the numbers found on the valuation card to assist you in ident-
ifing said pro�erty. R 15 30 24 11 0025. Prop. Class: Residential 19�6
Est. : `KT. Value: 103,000.
It is .^.!y feeling that the assessor has increased the valuation without
takin; into account several factors which detract from the value of this
prope •ty. .
I wisi to list some of the following factors;
�. the previous assessor valuation for the year 1g85 of 100,?00 to
;he new valuation of 103,100 represents a 2,400 increase.
�. this is at a time when all land values are decreasing and losing
:heir high inflationary values.
:. T have had this pronerty up for sale for almost two years with
Zo buyers.I have had this broperty listed withColdwell Ban�er,
�ounselor Reality, Edina Reality, By Oumer ,and at the present time
aith Century 21.
�. several horr:es in the area on Hickory Drive have been sold, v�here
the seller had to take considerably loNer price than they felt the
�roperty was worth.
�. several homes on Locke Lake and on Hic�oery Drive are still for
sale u�ith no buyers.
f. I firmly believe that the railroad property that runs through
this area is the culprit.
;. a realitor brouoht us a prospective buyer and a train ha�pened
to cor^e by. The prospective buyer left irnMediately, and I didn�t
blame him.
h. last year, I talksd to the asse�or on the same matter and he
inforr�e� ne t�at alI the property tha� abuts the railroad tracks
;et a reduced rate. I live directly across the Cul de sac from the
St. Pau1 Sanitary Sewer property which has no trees or buildings
to buffer or hide the noise of these trains. Lookin� out of my front
vvi.ndows,I see every train going by and feel the vibrations, hear
con�t next page
-
' aymon uniews i
page 2
'
tie noise and sme11 the foul smoke, as well as those who abut the
tiacks.I feel ,We, who face the tracks should also have reduced rates.
' SEVeral years ago, when the county and the city were planning the
ptT''ri on 69th and University.(baseball fields & football fields) I
f<und out that they were planning on placing berms at the South end
' tc buffer the noise of these fields from the residential area to the
scuthA'y neighbors and i felt that these berms would funnel the rail-
rcad noise to our area across the tracks. At the time I took a petit-
icn around to all the �roperty owners abuting the tracks' and directly
' a�'fected by the railroad noise on Hickory Drive and Circle.
I recieved over 95�o signatures of the affec�ed property owners on
H�.ckory Drive and Circle.
I�resented this petition to the City Engineer and ap�eared before
C.ty Council meeting.
I was assured that a study would be done and that noise tests would
b� conducted. I aske� if I could be present during these tests and
I was assured that I would notified. I am still waiting and the park
a�d those berMS a more than two years old.
Birlinton PJothe*n should be prosecuted for poluting the air. There
a•e da��s in the sum�!er when their untuned,belchin� diesels pour out
a fog of blue smoke that makes one gag and cou�h in the conefines of
oies ho^�e. You can stand by the tracks and �oint to the heavy smoke
s;reen that is being laid do�rn and the train crew just laughs. If
a citizen had an auto that laid half the smoke, the Fridley Police
v>>uld issue a citation.
Y�t notrin� is done to the big con�lomerate , Burlington �;orthern.
I did so�:e checkinU and found out that the person to contact at B?:
f�r smo'::in� en�ines is a?•�r. Lupe Serna, Trainr�aster(370 3016) . I
h�ve tal;ed to him several times , giving hi� the location, time,
aid train nur.:bers, but I feel they just laugh at me. I can get no
r �sults.
I hope you will consider my plea and consider a re-evaluation of
r.:r pro�erty that would be More realistic with the conditions that
e �:ist.
Respectfully Sub�itted,
�"
. �y�� 7l�Gr �
mond Lun ewski
:TEM N0. 1
taymond Luniesaski
�959 Hickory Circle
'in No. 15-30-24-11-0025
1 review of the Luniewski property xas made April, 1986. �
'he large Split Level bouse is located on a xell terraced lot on Locke Lake. It
.�as had very good maintenance over the years. The location of the house makes
'or a spectacular view of the lake. The vieW xould more than offset any
iegative influence oP the railroad.
'here have been five sales in the neighborhood since 1984. 1�►0 of the sales are
�f property adjoiaing the railroad. They all sold for more than the 1g86
�ssessor's estimate of value.
"he property is currently listed for sale xith Century 21 for �124�000.
'he Assessor's office recommends no change in the value of �103,100 for 1986.
m
�
r. �__. ,
r.io,�oW�� � iarr E ary ay e
h'ioperty Address 7601 Briqadon '
c��v Fridle• �
Legal Oescnption � Dt 9, B�OC{C �, B�C
Sa1e Pnce $ refinan :e Da�e o( Sale i� //�
Ac�ua1 Rral Esca�e Taxes $� . 50Q. @St JY�) Loan c
Lender/Client Gen� �rai Mortqaqe COPK
Occupant Turng� ist Appraiser h
RESIDENTIAL APPRAISAL REPORT
i\I
�rq Estat'es
Loan Te�m N ��
to be pa�d by setler $
A
File No.
5854
>er�y ki{�hts Appraised (X� Fee (–jLeasehold n DeMinimis PUU
Other sales concessions
Address 15500 W
Instructions to Appr
Ivd
Location � Urban CXJ Suburban � Rural GooA �r0. fair Paor
Built Up XQOver 75% ❑?5% 10 75% � Under 25% Employment Stability � QX ❑❑
Growth Ra�e ❑ Fu�iy )ev. � Rap�d QX Steady � Slow Convenience to Employment � X❑ ❑❑
Proper�y Values ❑ �ncreas�ng n Stable � Declinin9 Convemence to Shopping o a o 0
�emand/Supply �Shortage �X��n Balance �Over Supply Convenience to Schools XQ ❑❑❑
Marke��ng T�me [X�Under 3 Mos. ❑4-6 Mos. � Over 6 Mos. Actequacy o( Public Transportation � X❑ ��
Presrn� Land Use �� Fam�ly _°�� ? 4 Fam�ly _% Apts. _% Condo_'Yo Commerc�al Recreahonal faciGties Q❑❑❑
_%u iduslr�al ��_ r Vacani _% AdequaCy ot Uhlrties L^J ❑❑❑
Change �n Presem Land Ise � No� l�kely �L�kr.ly (') �Tak�ng Place (') Pruperry Compatibility XQ ❑❑❑
I•1 Fro�n Vacant To SFR ProteccionfromOetrimentalCo�ditions0 ❑❑❑
Predommant Occupancy �X� Owner � Tenant % Vacant Police and f ue Protect�on �❑❑❑
$�nyle Fam�ly Pnce Ran e $_��, ��Q_�o $__�_��! 000 predom�nam Value S_85�0_�0 General Appea�anceof Properties �❑❑❑
$inylr Family Aye new �,S,o_30 yrs Predom�nant Age 5 yrs A eal to Market X
: Note: FHLMC/FNMA do �ot consider race or the racial composition of the neighborhood to be reliable �ppraisal factors.
ICommen[s �ncludinq thc �e (actois, tavoreble or un(avorable, aNecting marketability (e.p. publ�c parks, schools, view, �o��► FridleX IS north
of the Twin C ity metropolitan area.____It is more locationally oriented to the Minneapolis central
business dist► ict_ The sub'e� ct is located in an area of similar quality homes which exhibit 4oc
`_�ride of owne _ship Convenient to all amenities and necessities includinq schools, churches.
' �arks, sh�.�i ng_and the h�hw��stem.
D�mrns�uns 90 ,: 137 - 12�330 Sq. Ft. oa(�l�07�s ❑Corner Lot
. Zoning clasiitication _ R-' � Presem �mprovements Q do � do not conform to zoning regulations
� H�ghest and best use �( Present use QOther (specity)
Publ�c Otl er (Descr�be) OFF SITE IMPROVEMENTS Topo ?� above street grade; Q@flt�Y iO��lilg
' al for the area
� Elec. X Street Access: X Publ�c ❑Prwate S�ze typ�c
1� Gas O _ Surtace Aspjla�t Shape rectanqular
i� Water �j(� __ Maintenance: � Publ�c �Prrvate V�ew Of similar homes
� San.Sewer �j�� _ Q Storm Sewer O Curb/Gutter Dra�nage adequate
'p; QUndergr�undElect.&Tel. S�dewalk �(StreetLights IsthepropertyloeatrdinaHUDld�ntifi�dSp�cislFloodHazardArN�NoQY�s
� Comments Ifavorable c unfavorable �ncluding any apparent adverse easements, encroachments or other adverse co�drtions) NO unfavorable OY'
advPrse easer ents. encroachment or conditions known or noted. ___
�
� .
!! � Ex�s�iny uPropo� rd ❑Unde� Cons�i. No. Un�ts — �__ Ty� (det, duplex, sem�/det, etc.) Oesiyn (�ambler, split level, etc.) Exterior Walls
i;'vrs. nye Acwat 1} E lective 2 to 3 No. Stories 1 Detached Split Foyer ______ ___. Stucco
_ _ _ - - _. _ _ __..__ _ --_ ___ --
'I ----. __ :._ _ - ---_----- --- --- --
Root btatannl Guttr�s & Downspouts None W�ndow (Typel: ___g_ � e�"S Insulation None Floor
; Asphalt Sr1111( les _ Aluminum � Storm Sash � Screens � Cornb�naron �Ce�l�ng ��oot C Waus
I� --_ - -----=_= --
'y? (�Manutacwred Hous �g �� 96 Basement � Floor Drain Finished Ced�ng r Wa
�� Foundat�on Walls Outs�de Entrance � Sump Pump F�nished Walls drywall and paneling
�' Concrete Blo< k 70 carpet
Co�crete Floor % Ffn�shed f�mshed Floor
':� Slab on Grade ( rawl Space Evidence ot. Dam nesf Term�tes SetNem nt 110 evidence
' �w Comments tlOtlE
�u -
Room L�st fo
Basement
ls� Level X
2nd Level
D�mnq � K�
� � �
Oen Fam�l Rm. Rec. Rm
1
F �n�shed area above gr de contains a total ot 5 rooms 2 bedrooms �
K��chen Equipment' Refngerator Range/Oven X O�sposal X O�shwasher
HEAT Type FWA Fuel ga5 Cond gOOC� AIR CONO
Floors � H: dwood � Carpe� Over p�_❑
Walls � D� /wall � Plaster �
Tnm/Fin�sh ❑ G� od � Average ❑ Fau ❑ Poor
Bath Floor `=J C� 'amic ❑
Bath Wa�nscot Cx� C� amic ❑
5pec�al Features linclu ling energy etlicient itemsl Good enerqy
efficiency.
ATTIC � Yes Q Vo �Stairway �Drop-stau � ScutUe �Floored
F�n�shed IDescnbel ❑Heated
CAR STORAGE ��arage � 8wlt �n n A�tached � Detached �Car Porl
Nu. Curs 2 �>de�uate � Inadeyuate Cond�tion Gd. 24x24
FIREPLACES, PATIO �, POOL, FENCES, e�c. Idescribe
Wood deck;
�aths. Vross
Fan/HOC�d
Central �
irooms No.Ba
1 3/4
2 �
Iving Area_ �� � 98 sq. ft. Bsmt Area
Compaclor Washer Dryer
Other �X]Adequate �Inadequate
Guod AvO. F�U Voa
� � ❑ ❑
O D ❑ ❑
a��ooa
L^J ❑ ❑ ❑
� ❑ ❑ ❑
0 ❑ ❑ ❑
� ❑ ❑ ❑
O ❑ � D
o❑oa
0 ❑ ❑ ❑
�aaa
n it I� rn.n l.�nT�
Other
1 � 144-- Sq. rt.
Qual�ry of Construcuon (Matenals & Fm�sh)
Cond�tion ot Improvements y
Room sizes and layout
Closecs and Storage
Insulat�on–adequacy
Plumbmg–adeVuacy and conduion .
Electrical–adequacy and condition �QQ amp.
Kitche� Cabinets–adequacy and cond�t�on
Compat�b�lity �o Neighborhood
Overall Lwab�llty
Appeal and Marketabdlry
v.. F.� Rr...iniro Eeonomie Lil• VO.lO _ S15_.Exp
COMMENTS (�nclud� g tunchonal or phys�cal �nadequac�es, repa�rs needed, modermeauon, etc.l
It dri
T e ` VALUATION SECTIOfJ " `
Purposn ot Apprai+ H is to estimate Market Value as deti�ad m CerUticanon 8i StatemeM of Limitinp Conditions (FHLMC Form 439/FNMA Form 100481.
If submrtted lor FI MA, the appra�ser must attach (11 sketch or map showmg location of subject, streat names, distance from nearost intersect�on, and any
detnmemal to�dm �ns and (2) extenor build�ng sketch ol �mprovements show�ng d�mens�ons
Measurement� No. Stories Sq. Ft. ESTIMATED REPRODUCTION COST — NEW — OF IMPf14VEMENTS:
26 x � 4 x 1 - 1, 144 Dwellin9 1, 198 Sq, fc. @ S 50 = y 59, 900
6 x_9 x 1 = 54 L.L.Fin. 800 �,Ft.�a�6—= 8,000
�_ x = Extras Kit. equipment 500
x _ x = _ _
;,,
X _ _x = Special Energy Efficient Items _ _... _— -
x x = Porches, Patios, e«wd. deck; portico = 1� 700
Total Gross Living Area (List in Market Data Analysis below) �� � 98 Garage/Car Port 576 Sq. Ft. @ S � � = 5, 800
Comment on func+ onal and economic obsolescence: NOne Site Improvements (driveway, landscaping, etc.) _ �, 000
Total Estimated Cost New . . . . . . . . = S 76 9��
Physical Functional Economic
Less
oep.ec�at�on S3 900 S 0 S 0 = S 1 3, 900 )
Deprec�ated va�ue ot improvements . . . . . . = S 73 000
ESTIMATED LANO VAIUE . . . . . = S �S OOO
(lf leasehold, shpw only leasehold value)
INDICATED VALUE BY COST APPROACH . . . S 9� , OOO
The u�dersigned h s recited three recent sales of properues mosl simitar and proximate to sub�ect and has considered �hese m �he markrt analysn. The descr�V�
uon includes a dol ar adWS�ment, rellecU�y market rea<:uon to those �tems ol s�yml�caM variauon betwee� the wb�ect and comparabte p�operues. II a s�gmlicant
��em in 1he compa able property is supenor to, or more favorable �han, the sub�ect property, a m�nus (-1 ad�ustment �s made, thus reduc�ng the ind�cated value of
sub�ect: �t a si9m(i ant uem in the comparable �s infenor to, or less favorable than, the sub�ect property, a plus (+) ad�ustment iz made, thus mcreas�ng �he iadlca-
ted value ol the su qect.
ITEM Subject Property
Address 7601 BriyadOnPl .
Proximity to Subj. �
Sales Pnce yrJ //�
_Pnce/Livi�g area ��
Da[a $ource t1 _
Oate of Sale and O
time Ad�ustment � n /�
HIPT
COMPARABLE NO. 1
7590 Lakeside Rd.
Fridley
1 block
i �y 99, 900
; a 88. 64
Contracdlns�on/M�S
DESCRIPTION I Aaj s me
r 1ne� �
1414 76th Ave., N.E.
Fridl�y
1 block
' s 84, 200
's 81.75
M LS
i —
DESCRIPTION Aajustment
111R5 �
COMPARABLE NO,
7560 McKinley
F•ridley
2 block
S 85,
�s 82.
MLS
�ESCRIPTION Ad
�o�t�o� Avera e Avera e � � Avera e � Avera e �
SitelView Good /Good Good Good Good /Good � Good /Good
Oes�gn and Appeal F Good 3SL GOOd I SF /Good SF /Good �
_u�a��r co�s�. A_v_�ra_ge Avera e ' Avera e � Avera e �
nye 4�!ears New - 3 000 7 ears '+ 2 000 8 ears + 2, OOOa
Condiuon Good Good � Good Good �
^Livmg Area Room Total � B-rms ' Baths Total � B-rms � Baths Total � 8-rms � Baths I Total � B-rms � Baths �
---i ____T__ — i -�----1 --r-- --r— �
� Count and Total � , � 2�}- 4- 1� 000 5 ; 2 ; 1 � 6� 3 1�
� Gross L�v�ng Area � � 98 .Ft. � � 2] S.Ft. -F' � ��� � � �30 S.Ft. �+ 3 ��� � �30 S.Ft -�' 3 0�0
Basement&Bsmt Full Bsmt. Full Bsmt. � Full Bsmt. , Full Bsmt. �
� Finished Rooms o d �0 o finished ' 80�finished 50 o finished '
'rFunct�onal Uldify _�Veraa p1V ra � Avera e Avera @
^A�� co�a���o��� n I Non + 1 000 Central � Central �
Garage/Car Port p I I Dbl Att ' Dbl Att
Wood deck; Wood deck '+ 500 Portico + SOA Wood deck •�
Porches, Pat�o, � � �
; Pools, e[c.
OPtICO '
Good energy Good energyi Good energy � Good energy�
`; Special Energy efficiency efficiency � efficiency i efficiency '
Elficienc Items � � �
'.O�her le.y. ���e- Kit. equip. 1 fireplace; � 1 fireplace; , 1 fireplace; ,
:places, kitchen kit. equi.p. ;, kit. equip. �- 1, 504 kit. equip. �- 1, 500
-;equip., remodelinc
a window ' - ^ 000 '
;:ISalesorFinanci�c None NewCaiv.Mtg.� Newlns.Conv. � NewFHA Mtg�
': Concess�ons M t Rates � Mkt Rates � @ Mkt Rates ; �
Net Ad�. (TOtal) -- Plus Minus ,$ 3 rj�� X Plus Minus �$ 4� �0� X Plus Mmus a 3� rJ�Q�
---
Ind�cated Value " i i �
�, o� s�b,�t �!- — �a 96, 400 �s 88, 200 �a 88, 500'
�:;CommentsonMaketData The 3 listed sales are similar to the subject. The adjustments�reasonable,
x
� t%1P Va�I1P r�P rIpSP -
��
,;,
�' � � � . • . . . . . . . . . . . . . . S 90, 000
, • • • •• (11 appl�cable) Economic Market fient a N IA /Mo. x Gross Rent Multiplier• N�A= a_ N�A
;j I hia a����ra�sal �s m de X"as is sub�ea �u i�ie repa�rs, alterahons, or conddions hsted below ❑ completion per plans and specdicaUOns
;�CommentsandC� nditionsof Appra�sal: NOCI@ of the 3 listed sales involved the seller payinq @XC@SSIV@ _
;;i�_Qint�_� �e�.�to aid the buyer in obtain�ng financing.
Final Feconciliat �n: Ti1B cost and market ar�qroaches develop similar values. Each approach -
is accura e�ner3inent and reliable. Each��p�oach is aiven equal consideration.
:tiCcnstruction War anty ❑Yes� No Name of Warranty Program Warranty Coverage Expires
�� This appraisal is be �ed upon the above requuements. the certihcaUOn, coMmgent and hmd�ng conditions, and Market Value dehniGOn that are stated m
F�j�fHLMC Forrt 439 (Rev. 10/781(FNMA Form 10048 (Rev. 10/781 flled with r.lient October % �gBrJ �attache
�'ll ESTIMATE TH MARKET VALUE, AS DEFINED, OF SUB.�ECT PNOPERTV AS OF October % �gHS to be E 9O OOO
� r / ��� � , -- --- ---
� �/ ��� H�Appraiser 111 appl�cablel
'y�APPraiserlsl�, „ . �
Wi �iam V. McGinnity 7 D�d �D�dNOtPhy5ica11y1n5peCtProperty
`, Petsr� A. F i�.ki�ar:: M?Yi! .`�APB
�
e
' Item #2
Will�am Turnquist
7601 Brigadoon Place
� PIN#12-30-24-11-0095
1986 Assessor'� E.M.V. Land $18,000 Bldg. $78,600 Total $96,600
,
' We are not aware of Mr. Turnquist's contention, therefore, are
unable to make a recommendation.
'
�
Item #3
Erwin Reynolds
530 Ely St.
PIN#03-30-24-32-0023
1986 Assessor's E,M.V. Land $18,200 Bldg. $67,900 Total $86,100
We are not aware of mr. Reynold's contention, therefore, are
unable to make a recommendation. .
�I
�
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�
� I
U
� w�c..•po • woow[
WIll1�M f �AM[
M�RV�N J EpT21�{
. . • PATAICR LEIGMTON
D�v�3 � w��TE
M�AOID p.'OTSCN
, NOBCp?A �LOpECMT
ppHALO E �ARTELL
WI��IAM M. SEAO�E
ocN�s � a 000�Ao
OQUCE E. M Ei1NAT
�ARqV A M. NSON
' ,J. VAT171CR PLUNnCTT
,►OMN M. M, RENS
TIMOTMt A. SUILIVAN
DAVID A.K/ STELtC
Gp[GOR♦ I . OISTpAM
PM`I1L15 K� iASOV
' CMAIS N. K �B[lLA
MALCOLM C MGCONALO
MAR♦ E GI I�ANI
IEON�AD v 6lEwwE
,J�MN G 0/ fTERSON
STE�/EN R :AUGEp
TIMOTM♦ C CpOM
' AICMARD G KUNKEI
NOBERT W.�UCAS
IIATMAtN A GiiAVES
MOORE, COSTELLO S HART
ATTORNEr$ AT LAW
1400 NORWEST CENTER
55 EAST f1iTM STQE£T
SAINT PAUL, MINNESOTA 55�01-17a2
TELECOP�ER 16i21 22�-6029
TELEPriONE i6t21 227-7683
Mr. Gayle Leone
Ano.a County Board of Equalization
Ano:a Courty Courthouse _
325 East P1air Street
Ano:a, Kinnesota 55303
Mr, leon Madser
Cit� of Fridley 8oard of Equalization
6�3 Universitv Avenue NE
Frifley, Minnesota 55432
Dea� Countv and Local Board Members:
March 2I, 1986
�
♦pAMEAIY
iAHICY, MOORC, COSTEllO � M�NT
AOL�.ND O. fARIC♦
���s-�oas
MARR�' G. COSTELlO
RET�R[D
•. WARREN MART
��sa-�os�
M/rITCR V. DO:tIE
O►COUNSC�
��os-�oso
Re: Appeal of Property Assessr�ent
PIN R22-30-24-44-0003
PIN R22-30-24-44-0006
Please be on notice that JCH Associates
Lim ted Partnership, owner of the above property located in the Ci'„• of
Fr�112y, Caunty of Anoka, appeals to the County and local Board of Equali-
Zat on for a reduction in the assessed valuation of the property for the
yea� 1986. This notice of appeal is being made pursuant to Minn. Stat.
§ 2 8.01 ana, unless JCH Associates Limited Partnership is otherwise
inf�rmed, shall constitute a timely appearance before the County and local
Boa d to appeal the assessnent of the property.
The Anoka County Assessor estimated
tha� on January 2, 1986 the combined market value of the above property was
�4,�50,000. Just two days before the assessment date of Januar;� 2, 1986,
how�ver, the property was sold in an arms length tr�nsaction to JCH
Ass�ciates Limited Partnership for $3,600,000. This 53,600,000 purchase
pri�e clearly reflects the market value of the property and indicates that
the property has been unfairly and unequally assessed.
Boa•ds ef Equalization - 2- March 21, 1986
If you would like any infcrmation with
reg�rd to this matter, please do not hesitate to call.
Yery truly yours,
MOORE 0 TELLO & HART
� ,
Narold R. Fotsch
-�/C. f �:-
vi"
J hn G. Patterson
/
JGP'jkr�
cc: Mr. John C. Holman
JCH Associates Limited Partnership
�
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' Febr �ary 4, 1966
'
M.r. � ohn C. Hol�an
, J.C. l. Associates Libited Partnership
P.O. Box 32225
Frid ey, Hir.nesota 55432
.,
Re: 1996 Revaluation of former Land 0'Lakes facility at
5320 Hain Street� Fridley, Minn. Pin 22-30-24-44-0003 � 0006
Uear Hr. Holman�
I ha e completed my anslysis of the appraisals of the subject property made by
M.r. 'aylor and the Towle Coapany� along with your own evaluation.� It is
sign.ficant Lo point out that the estidate of value arrived at by Mr. Taylor,
and :iy value for January 2, 1986 are Lhe same at E4.8 million. I agree xith
your statement that Lhe Tovle Company appraisal has overstated a number of
poin,s. I can only eonjecture as to why Land 0'Lakes would sell the property
to y>u at �3.6 million� based on the evidence of the two appraisals they
cona.ssioned. That conjecture vould be that Land 0•Lakes was able to obtain a
subs .antial asount of space on e lease-back program that prov ided � not only
reas>nable rent rates, Dut also elimiaated the cost of aearching for new
quar.ers and Lhe cost of moving.
I au >t admit that aqr value of E4. 8 million did not take into consideration,
tWO nsjor points. First, in Lhe past I bad recognized the lack of heat in the
81,6;6 square feet of building No. 4� but neglected to account for it for the
1y65 and 1q86 values. Secondly, I agree with your concern that the 11 foot
high areas are less efficient for 6eneral warehousing purposes and m�y not
gene •ate a typical rent rate. Hy 1986 value did not� however, reflect this.
I ha re� therefore, adjusted the 1966 pay 1967 value to the amount of �4.2
mill�on. This value reflects ar adjustment for no heat in buildir�g No. 4, and
the �pplication of a 20� economic obsolescence factor on the areas With 11
foot bigh celings.
If f�ture reviews of the property reveal that the economic obsolescence factor
is uijustified, the factor Will be reduced or eliminated.
ii1a: aucn SS LTIe daDUSI'y L� -�y�T a1�IIZ -wca ca • vsacv
heatir.g in building No. 4� I have requested the Couaty Assessor Lo aDate Lhat
va1Le by �77,000, from an original value of =4,850�000 to =4�773�000 for Laxes
pay 1986.
I hcpe these adjustments meet vith your approval. If you have a question�
reg�rding this� please feel free to contact me.
Yours truly,
0
Leor Nadsen� City Assessor
C. C. Mr. Carl Nolin
Land 0'Lakes� Incorporated
5320 Hain Street
Fridley, Hinaesota 55421
P.S. The records as the Anoka County Auditor's office still show �lidland
Cooierotive as fee owner. Evidently no documents have Deen filed at the
Courty offices to ahox either Land 0 Lakes or yourself as oxners of record.
ITE �! N0. q
JCH Associates (former Land 0' Lakes warehouse)
532 > Main Street
Pin No. 22-30-2�+-4�-0003 aad 0006
i
198 Assessor�s Estimated Narket Yalue _�4,200,000 22-30-24-44-0003
19� Assessor�s Estimated Harket Value -� 70,900 22-30-24-44-0006
Tot.l Yalue for Lhe txo parcels �;gg@—
'y', s-. �,.,...�
The notice of appeal, dated March 21, 1g �, failed to recognize the reduction of
�57 ,100 I have made on the 1986 valuation. Based on my letter of February 4,
19 &, I feel we have no� Lreated the value of this property correctly and fairly.
If ! he Board is interested� you may viex, in my office, copies of two appraisals
tha� were commissioned by Land 0� Lakes as of October and November 1985. One
applaisal, by the Towle Co., put the value at �6�000,000. Another appraisal� by
Shecehon, Goodlund, Taylor and Fruen, put it at �4,800,000. I feel these are very
strcng evidence that we have not over stated the value of this property.
I recommend no further reduction.
' ' .
OLSON, ( �UNN AND SERAN, Ltd.
'315 Peavey Building
LAW OFFICE: �� �ond Avenue South
Minrieopohs, MmnesoTo 55402-2473
612 339-8846
�l
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April l, 1986
.
Ni� . Leon Mattson
C: ty Assessor
6�31 University N.E.
F�idley, Minnesota 55432
Re: Georgetown Court Partnership
Local Board of Review, April 7, 1986
DE ar Mr. Mattson:
I represent Maurice N. Filister, the general-partner of
GEOrgetown Court Partnership, the owner of the following
dESCribed properties:
R22 30 24 13 0005
R22 30 24 13 0006
R22 30 24 13 0008
Please accept this letter as an appearance before the Local
Bc�rd of Review, Mr. Filister makes this appearance in order
tc preserve his right of appeal pursuant to Minnesota Statutes
Se�tion 278.01. Neither Mr. Filister nor I will be present
at the meeting of the Board of Review.
If this letter is not sufficient to preserve Mr.
FiLister's right of appeal or if you need more information,
pl �ase contact me immediately.
HH� ;:mt
cc Nlaurice Filister
Enclosure
Sincerely,
OLSON, GUNN AND SER1�N, LTD.
i
By
Harold H. Sheff
' I Wayne H Olson Alonzo B Seran Harold H. Sheff
Richord _ Gunn Dovid R. Knodell Michelle J. Utdch
&adley J. Gunn
Item #5
Georgetown Court Partnership
PIN# 22-30-24-13-0005, 0006, 0008
1986 Assessor's E.M.V.s
�
0005 (126 units) Land $308,500 Bldg. $2,210,500 Total $2,519,000
0006 (131 units) Land $318,300 Bldg. $2,380,600 Total $2,698,900
0008 (210 units) Land $514,200 Bldg. $3,740,000 Total $4,254,200
The County Assessor's Office appraises all multiple dwelling bldgs.in
the County and will answer any questions you may have regarding this.
m
G:
� LAW OFFICES ������ � � �� � ��"�
ESTES PARS 1 N EN � L
A rROI[as10NAL A380CIATION
100 SOUTH FIFTH STREE' —
.roMN o. v�Ra NcN '� `vZ�� � 1—
SUITE 1100
a. o. csres
AOBERT A. LE' r MINNEAPOLIS� MINNESOTA 66�
ERIC B. SCMU T2 '��
� �7 � ,
JAC1c A. R03B :RO TELEPMONE ����J'� ���� w��
LEON 1. STEIN IERG 16121 333-2111 '
OANtEL J.O�E ISDOiiF iAG51MILE
E. BUR't[ M�r+ �S 161Z1 333-6798
April 2, 1986
1+Ir. Leon Madsen
Cit� Assessor
Fric ley City Hall
643 University Avenue N.E.
Fric ley, Minnesota 55432
� _ �'� `�, �,
RE: Viking Chevrolet
PIN Nos. R12 30 24 24 0002; R12 30 24 24 003; and B12 30 24 21 0015
Dea � Mr. Madsen:
Our firm represents the above-referenced claimant with regard to the January 2,
198i assessment of the above-referenced property.
Pursuant to Minn. Stat. §271.01, subd. 5 and §278.01, subd. 1, we are mailing this
lett �r and application to you on behalf of the claimant as an appearance by written
com munciation before this Board to appeal the assessment of the property. We do not
inte id to make a personal appearance. The purpose of this letter is to preserve the
righ :s of the taxpayer to petition the Minnesota Tax Court for relief from property taxes
pay� ble in 1987.
Please direct all further communications regarding this matter to me. Thank you.
DB/ �am
ene] �sure
DB- L64
Sincerely,
ESTE PARSINEN dc LEVY P.A.
�
Dan Biersdorf
r
Item #6
Viking Chevrolet
7501 Highway #65
PINS 12-30-24-24-0002,0003 and 12-30-24-21-0015
1986 Assessors E.M.V.:
0002 - Land $141,600 Bldg. $ 0 Total $141,600
0003 - Land $ 59,800 Bldg. $611,200 Total $671,000
0015 - Land $195,600 Bldg. $ 0 Total $195,600
We are unware of the contentions of Viking Chevrolet and
therefore, are unable to make a recommendation.
J
� •� �
JOMN D. PAPS NCN
17.0. ESTES
ROBEAT A. LE� r
ERiC B.SCNVI f2
,lACK A.ROSB .RG
LEON 1. STEIN i[Ra
DANIEL J. S�[ SDORf
C.SVR1tE NINI $
LAW OFFICES
ESTES PARS I N EN 6c LEVY
A ►ROF[BSIONAL AffOC1ATION
100 SOUTH FIFTM STREET
SUITE I100
MINNEAPOLIS, MINNESOTA 55402
Mr. Leon Madsen
Cit� Assessor
Fric ley City Hall
643 University Avenue N.E.
Fric ley, Minnesota 55432
TEIEPMONE
16121 333-2111
FAC$IMILE
16�21 333-6798
April 4, 1986
BY MESSENGER
S. TO00 RAM
MOWARD J. AU��N
OAVID 17. M`/IqCA
JEFF RO55
DAVID A. ORCNSTE�N
ORUCE B. JAM[S
O� Counfc�
RE: 5351 Central Avenue, Fridley
That Prt of Lots 9 and 11 Aud Sub No. 94 lyg Wly of Wly Line Block 1 Skywood Add
dc Lyg Wly of Wly Line of Beverly Hills dc Its Sly Extn
PIN No. R24 30 24 33 0009
Dea � Mr. Madsen:
Our firm represents the above-referenced claimant with regard to the January 2,
198 � assessment of the above-referenced property.
Pursuant to Minn. Stat. §271.01, subd. 5 and §278.01, subd. 1, we are mailing this
lett �r and application to you on behalf of the claimant as an appearance by written
corr munciation before this Board to appeal the assessment of the property. We do not
inte nd to make a personal appearance. The purpose of this letter is to preserve the
rigi ts of the taxpayer to petition the Minnesota Tax Court for relief from property taxes
pay �ble in 1987.
Please direct all further communications regarding this matter to me. Thank you.
Sincerely,
ESTES PARSINEN �C LEVY P.A.
�
Dan Biersdorf
DB, bam
enc osure
DB� 164
.«
��
Item #7
Menard's Cashway Lumber
5351 Central Avenue
PIN# 24-30-24-33-0009
.
Assessor's 1986 E.M.V. Land $908,200 Bldg. $1,859,700 Total $2,767,900
We are not aware of the contentions of Menard's and, therefore, unable
to make a recomnendation.
N ' ('
JOMN O. PAR! N[N
ii. O. ESTES
ROOERT A. LC• •
Ep�G 9. SCNU T2
JACN A. AOSB :R6
IEON i. STEiN IE17G
DANIEL J. O�E fSDORF
[. BUAKC MIN �3
LAW OFFICES
ESTES PAR5) N EN Sc LEVY
A rROFESSIONAL A850CIATION
100 SOUTH FIFTH STREET
SUITE I100
MINNEAPOLIS, MINNESOTA 65402
TEIEPMONE
1612) 333-2111
FACSIMILE
16121 333-679B
rJ
iVlr. Leon Madsen
Cit� Assessor
Fric ley City Hall
643 University Avenue N.E.
Fric ley, Minnesota 55432
April 2, 1986
RE: Viking Chevrolet
PIN Nos. R12 30 24 24 0002; R12 30 24 24 003; and R12 30 24 21 0015
Dea � Mr. Madsen:
f.TOOD RAPP
HOWARD J. AU�IN
OAVID A. MYl�1[A
JEFF RO53
OAVID A. ORENSTE�N
ORUCE 0. JAMES
OI COVNiiL
Our firm represents the above-referenced claimant with regard to the January 2,
198 � assessment of the above-referenced property.
Pursuant to Minn. Stat. �271.01, subd. 5 and �278.01, subd. 1, we are mailing this
lett �r and application to you on behalf of the claimant as an appearance by written
corr munciation before this Board to appeal the assessment of the property. We do not
inte nd to make a personal appearanee. The purpose of this letter is to preserve the
rigi ts of the taxpayer to petition the Minnesota Tax Court for relief from property taxes
pay �ble in 1987.
Please direct all further communications regarding this matter to me. Thank you.
Sineerely,
ESTE PARSINEN dc LEVY P.A.
�
Dan Biersdorf
DB, bam
enc osure
DB- 164
Item #6
Viking Chevrolet
7501 Highway #65
PINS 12-30-24-24-0002,0003 and 12-30-24-21-0015
1986 Assessors E.M.V.:
0002 - Land $141,600
0003 - Land $ 59,800
0015 - Land $195,600
Bldg. $ 0
Bldg. $611,200
Bldg. $ 0
Total $141,600
Total $671,000
Total $195,600
We are unware of the contentions of Viking Chevrolet and
therefore, are unable to make a recomnendation.
• ��
�
�
0
Prcsideots Plaza
E700 West Bryn Mawr Avenue
C6icago, iL 60631
Telepdoae 312 399-1166
/Q Arth ur D. Little Valuation, Inc.
Ap� •il 4, 1986
Mr Leon Madsen
Ci .y Assessor
Fr. dley City Hall
64:�1 University Avenue N.E.
Fr:31ey, Minnesota 55432
Re API Supply
PIN Nos. R27 30 24 14 0002
�
De� r Mr. Madsen:
Ou�� firm represents the above-referenced claimant with regard to
th� January 2, 1986 assessment of the above-referenced property.
Pu��suant to Minn. Stat. sec. 271.01, subd. 5 and sec. 278.01,
sul�d. 1, we are mailing this letter and application to you on
be:�alf of the claimant as an apgearance by written communication
be'ore this Board to appeal the assessment of the property. We
do not intend to make a personal appearance. The purpose of
th.s letter is to preserve the rights of the taxpayer to
pe:ition the Minnesota Tax Court for relief from property taxes
pa� �able in 1987. --
Pl�rase direct all further communications regarding this matter
to me. Thank you.
Si icerely,
i
, ,�
� ��z �,� �,�--�
�
La� rrence H. Fee
Re�ion Manager - Property Tax
LH ':dbh
r
ITE � # 8
A. P I. SUPPLY
511 1 MAIN STREET
PIN No. 27 30 24 1�I 0002
19 8� Asse ssor' s E. N. Y. : Land �713, 400 Bldg. � 1, 37 3, 200 Total �2, 0 86 , 600
0
A r:presentative of A. P. I. Supply was in to see me� regarding this property,
on �pril 3, 1986. At that time, it was discovered that our value had not
taksn into consideration the total lack of heating in the warehouse areas.
The �efore, as a matter of correetion, I recommend a reduction in value from
the above, to:
Land �713,400 Bldg. =1,2�13,200 Total �1,956,600
��
:
Property Tax Research Company
A �ril 3, 1986
E �PRESS MAIL
M �. Leon Madsen
City of Fridley Assessor
6�31 University Avenue NE
F �idley, NIId 55432
R:: LONGVIEW FIBRE COMPANY
5851 East River Road
Fridley, rIId 55432
#R 22 30 24 14 0004
D :ar Mr. Madsen:
Eiclosed please find completed work-up which I have prepared on
tie above referenced property. This work-up includes the three
a�proaches to value, i.e. the Cost, Income and Market Approach.
I have also enclosed a signed agent authorization.
I would like to request a review of the subject property in light
o: the data which I have provided. Please note my final opinion
o : value:
TWO MILLION FIVE HUNDRED THOUSAND DOLLARS
($2,500,000.00)
Tiis letter is to be considered our formal appeal to the City of
F-idley Board of Equalization, which meets Monday, April 7, 1986.
Siould it become necessary, I would like the data I have provided
t� be considered by the Board in lieu of a personal appearance.
P.ease send corresgondence regarding this matter to me in care of
P-operty Tax Research Company, 1611 Des Peres Road, Suite 370,
S�;. Louis, Missouri, 63131.
Cor� �rate Hill III • 1611 Des Peres Road • Suite 370 • St Louis, Missouri 63131 s(314) 966-5800
Kansas City • Atlanta • Columbus • Boston • Houston • Dallas
Tiank you for your time and attention. Any assistance you can
oEfer will be appreciated.
V :ry truly yours,
� 20PERTY T�X $ESEARCH COMPANY
�--- � v�.�— � d��
Jimes'E. Riney, C.R.A.
Nitional Tax Administrator
E iclosures
�
LONGVIEW FIBRE COMPANY
5851 East River Road
Fridlev, Minnesota
fALES COMPARISON APPROACH
: ale
ro. Location
1. 45 East Maryland
S t . Paul , 1�IId
2. 7900 Chicago Ave.
Bloomington, MN
3. 1300 Gray Fox Road
Arden Hills, l�i
4, 1551 Vernon Avenue
St. Louis Park, I�IIJ
Land Area/
Bldg. Area
1,001,880/SF
238,000/SF
340,877/SF
160,036/SF
288,666/SF
80,185/SF
631,620/SF
373,000/SF
Date Sold/
Sale Price
08/83
$2,900,000
09/82
$1,981,500
10/80
$ 910,100
Ol/80
$4,000,000
SP SF
$12.18
$12.38
$11.35
$10.72
S ibject:
219,101 SF X $12.00/Sf = VALIIE .....................$2,509,200
� ROUNDED TO: $2,509,000
-----------------------------------------------------
Ol 'R OPINION OF VALIIE
TWO MILLION FIDE $IINDRED THOIISAND DOLLARS
($2,500,000.00)
LONGVIEW FIBRE COMPANY
5851 East River Road
Fridley, Minnesota
�
��ST APPROACH
2D9,101 Square Foot Manufacturing Facility; ,
C�ncrete Block Construction, Concrete Floors, Roof Flat;
Steel Deck on Steel Bar Joists, Steel Beams, Steel Frame;
C�nstructed 1960 with Add-on; Class "C" Average Construction;
11.66 Acres
2)9,101 SF x$21.33/SF = Replacement Cost New...... $4,460,124
Aid: Site Improvements:
(Dock Iiigh Area, Asphalt, Sprinkler System,
Railroad Spur, etc.) .......................... $ 560,000
T�tal Replacement Cost New ........................... $5,020,124
Lass: Depreciation @ 43$,
Functional Obsolescence @ 10$ (53$)...........<$2,660,665>
R:placement Cost New Less Depreciation ............... $2,359,459
Aid Estimated Value of Land @$40,000 per Acre....... $ 466,400
T�)TAL VALIIE .......................................... $2,825,859
ROIINDED TO: $2,826,000
-��-------------------------------------------------------------
Il fCOME APPROACH
2��9,101 SF x$1.75/SF = Gross Potential Income... $ 365,926
LESS: 20$ Expenses ..................................<$ 73,185>
NEt Income ........................................... $ 292,741
C�pitalized @ 75� Mortgage @ 12� Interest =.0900
25$ Equity @ 10$ Return = .0250
Overall Rate = .1150
Net Income of $292,741 x OAR .1150 = VALIIE....... $2,545,573
ROIINDED TO: $2�546�000
0
r
I'. EM N0. 9
Lc ngview Fiber
5+51 East River Road
P7 N No. 22 30 2�! 14 0004
A: sessor� s 198b E. M. Y. Land t675, 000 Bldg. �2,647, 000 Total t3� 322, o00
Tie letter of protest was received just this morning and We, therefore�
h�ve been unable to make a thorough revieW. A cursory revier� of the
eiclosed appraisal outline reveals a number of points of contention:
1. The listed sales do not seem to be of properties that are
comparable to the subject. i�e would bave sales data that
support a higher value.
2. In their cost approach they indicate depreciation� far in
excess of actuallity.
3. Their indication of land value at .92 per square foot is
considerably less than current market data for similar
property, in Fridley� xould indicate.
4. Little credit can be given to the income approach on a
property that is not designed or used for rental income or
investment.
I recommend no change in the value originally submitted by our department
The ioard may� hor�►ever, vish to refer this case to our department for further
reviEw and have us report at future session of this meeting.
0
► �
�r♦ i � , � �� - . ' �� : . - ..
� � . . .. .. . _.. . . � . . . � . � . � , �
Tenenbau n-Hill Associates, tnc. 500 Nichols Road, Suite 411, P.O. Box 30330, Kansas City, Missouri 64112 816/753-8900
- � i � . ��- .
Marcb 28, 1986 � � �, `�j� ��� } �`� �
�'� ��`~ � "
�f.^.;', ", �� �
�: � ���
Loca] Board of Bevien
Citq �f Fridley, I�i
Anoka County
8E: Frank•s Nursery - R11-30-24-22 0018
7620 IIniversity Ave. Fridley, I41 55428
Dear Members of the Board:
4NUKA COUNTY ASSESSOr
Our �irm representa the above-referenced claiaant Mith regard to the 1986
asse:snent of the above-referenced property.
Purs�ant to Mina. Stat. SS271.01 subd. 5 and 278.01 subd. 1, �►e are
mail:ag this letter to you on behalf of the claimant as an appearance by
irrit�en co�unication before this Board to appeal the assessment of the
property. We do not iatend to sake a personal appearance.
Pleaie direct all further communications regarding this matter to me.
Thanl you.
Sina rely,
�
�
t���
Jeff Pence
Rese�.rch Aseociate
JP/d� ,
�
A proptrcy cax savi« for all fifty staaa.
KANSAS CI Y OAK BROOK, II. BUFFAID HARIFORD BOS'IUN ORLANDO EL PASO 5I: WUIS SALT LAKE CITY
NEW YORK WASHAIG'InN, DuG/BALTIlvIORE DENVER DALLAS/Fl: WORTH SAN AN�rIIO/AUSTW HOUSinN
, � r�
� � �
� �
� r-- �-.,
TEI;E?:bAU*�,-HiLL ASSOCIATES, I -�':, : C ;': ; ,' :'Q3/,27/8E•
Cost Approach .� '' � � ,'-.. -' , .' , � � . � ,
,��,� . �
_ �, - ; . . '
_.
7�•,�c of bcilcin£ 1SC Discount dept. storeE
Ci4:-� . Grede 2 Region C
Basc co�t pe- foot iT. Z986 25.8`
7ot�: squsrE footagc 14,266.QL
:Cl�i �2EE COFt
F�L'_ OF Y.I?.T� kDJt'STt:E2rTS:
P�- �rc {E,re:. 15,OOi:;
Ga• .o� �- (Ares 7,48� i
Tot�l plus or minus adjustmentF
Total base cost
1,Li.T .PLIERS :
Ti• ie
Lo .al
He .ght per stor�
Pe �imeter
Mu ti-s:or�•
keplacement cost neu
LESS DEPRECIATIOK:
T}•pe Percent
Ph �sic�l 5U.00
Cotal SO.OU
0.990Q
1.1100
1.0800
0.901�
1.0000
Amount
243,143.03
243,143.03
aNOKk CGUPvTY aS�; �' ='.
�
13,540.00
70,012.80
368,?7f..1C'
83,512.SC�
452,288.9C
486, 286.OE.
243,143.U3
Re�lacement cost ne�., less depreciation . 243,143.03
Laid value 176,OOG.O:.�
To :al v81ue 419,14C.0.'
Iniicated assessed value at assessaent ratio of 1.00000 419,100.4:'�
Cur:ent assesse� value is 510,700.OQ
Stor : t�o. 43
76?C Universitt• Ave.
Fric te��, M-:.
REFI �i;� CQS� F�:. SQ�AF.:. FOG=: �7.65
TN:. ref erencE nue�beT 2
CasE numbe: i:?� 9 3 8f� Rz
Recc rd nuwbe: 152�9 Comma:: name Fran�:'s rursery �43
A�pi : i se: JLt