HomeMy WebLinkAbout80-102RESOLUTION ESTABLISHIl~T~ FAIR. MARIiET VALiJE JUST
COMPENSATION - 2523 ~. ~~~ S~iEETf OROVILLE
WfiER.EAS~ the County o~ Bu~t~e is canducting a nea.ghborhood
improvement program in the El Medio co~nmuni.ty among the purposes o#' whi.ch
are the e7.~.ma.nation o£ blzght and ~he sta.muZation of residential rehabili.~a~ion,
and
WHII~EAS, the Couz~ty has determin.ed that certain parcels identafied
1n tkse a#'oresai.d neigYzborkzood may be brought ~.nto compliance wi.tE~ County
objectives only ~hrough the direc~ county acq~.sita.on and rehabi].i.tat~on o~
real property, and
j~S~ the Coun~y has received an appraisal report from
William K. Murray, M.A.I., dated December I8, ~979, in accordance with federal
and state requisi~tions~ for the purpose of establishing fair market value for
certain specified properties.
NOWf `l~It~F1~T?E~ BE IT RESOLVED by the Board of Supervisors of the
County of Butte that:
l. The Board de~termines it to be in the best interest of the
Butte County Housing and Community Development program to
acqu~re -~hat certain real proper~y described as Assessor's
Parcel Number 35-167-~.6 and Iocated at 2523 E't. Wayne Str.eet,
said property being owned by Zelma L. Windsor.
2. The Board hereby establishes the sum of ~15,000 (FS.fteen Thousand
Dollars), as fair market value and just compensation for the
subject proper~y.
PASSED AND ADOPTED by the Butte County Board of 5upervisors this ].3th
ckay of MaY , 19$0, by the £ollowing vote:
AYES: Superv3sors Dolan, Moseley, Wheeler, Winston and Chairman Lemke
NOES: None
A&SENT: None
NOT VOTING: None
A2fiE$T:
CLARK A. NELSON~ Coun~y Clerk and
ex-officio C].er of the Boaxd
By
ROBERT E. ZEMKE~ Chai.rman af the
Board of 5upervisors
~
~
FOR
~ONNERLY & ASSOCIATES. TNC.
A LETTER F4RM APPRAISAL
OF THE
ZELt,'IA r~INDSOR PROPE?•.3TY
4ROVILLE, CALIFORNIA
By: Bruce D. r~'alker, Appraiser
[~1i].l,iam K. Murray, M. A. T.
1~illiam K. Murr~.,, M.A.C.
Real ~.state Consultant and Apprais~r
P. O Dox 3201 ~ Chico CA 9592~7
Telephone 916 34~ 7929
D,AYI~IOOD
COMPANY
INC.
December I8, 1979
Mr. Ward Cox~nerly
Cannerly & Associates,, Inc.
22I.5 21s~ Street ~
Sacramen.to, CaZifornia 95818
Dear Mr. Con.nerly:
Tn acco~dance with your request, we have completed our
a~px~aisal of th~ rESidential pronerty identi~ied as 2523 Fort
Wayne Street, O~ovi~.le, Cali~ornia and lega~~y described as
Lot 4~.n B~.ock 13 af Howes Addition to O~ovil.le, Ca~ifarnia.
The purpose of this appraisa~ is to est~.mate the present market
value of th~ p~operty.
Mark~t Va1ue, as herein app~ied, is defzned as the highest
price estimated in terms o~ money w?~ich a property wi~.~. bring
if exposed fo~ sale in the open mark~~, al~ow~zzg a reasonabZe
time to ~~nd a pu~chaser who buys-with a knowl.edge o~ a3.I. the
uses ta which it is adapted and fo~ which it is capable of being
used.
r~ a.s our opinion that the marke~ value Qt the her~in
d~:scribed property as of December 1.8, ~.979 is:
FIFTFEN THOUSAND bOLLZ~R,S
($i5,00Q)
Mr. Ward Connerly
Page 2
Dece~b~r ~8, 1979
A~tachsd hereto is the factual data and reasoning upon
which these va~ue es~~mates have been pr~dicated.
Respectfully sub~itted,~
~-~ . ~
BRLICE . T.aALKER, Appraiser
~G~%~eYL.~' /~~
WYLLIAM K. MURRAY, M .T.
BDT~]/[a7KM : sw
Attachmen~
1Uilli~m K.Murrc~y, M.A.f.
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GENERP,L DATA
NEXGHBORHOOD
The subject property ~.s located in th~ neighborhood known
as the "Sou~.h Side Orovil~.e" area. This is an unincorporatEd
axea adjacent to ~he Cz~y a~ O~oville. It is boun.ded on the
wes~ by industrial lands knawn as the Orovil,le Industrial Uni~
No. 2, . on -the eas~. by ~nd~velop~d or lightl.y developed ~esz.den~ia~
lands, on the nor~h by the commerc~al prop~rties alang Oro Dazn
Boulevard and th~ 01ive Highway, and on. the south by lightly
develaped r~sidEntial. area sou~h o~ Ido~a Street.~
The neighborhood is residential in character. Most homes
are o~der and range in condi~ion ~~om poo~ to good. Typical~y
they a~e 7a0 to 1,100 sq. ft. in s~ze and original cons~ruction
appears ~o have been Zow quality.
The County of Bu~te and the City of Orovi~.Ze are cu~xently
engaged ir~ a program to t~pgrade the area. This is being accom-
p~.ished by ~he a.nstall.ation of sidewa~.ks, curbs and gutters and
by the purchase an.d rehabilitation of residences.
THE SITE
The sub~ect parcel fronts the south side of Ft. !'~layne Str~~t
a distance af 44', extending to an average depth o~ 1d8'. ~t is
located between E'all.brook Street and Roseben Street, approximately
].32' ~rom the intersec~ion o~ Ft. Wayn~ Street and Fallbrook.
U~i~ities available to ~hi~ site incl.ude; natural gas, electricity,
t~l.ephone, water and sec,rage disposa~.. Z'here is an I8' wide al~.ey
at the south end of ~he site.
William K.Murr~y, M.A.I.
~MPROVEP'lENTS
The subject site ~.s improved with a woocl frame, single
~amily dwelling. The e~c~erior walls are metal siding and th~
roof covering is campasi.~ion sh~.ngles. By exte~iar measur~ment,
the d~rell~.ng contains a to-~al of 960 sq. ft. The iiving area is
divided into 5 rooms including a combination living/din.~xzg roozn,
kitchen, 3 bedroo~ns and 1 bath. Heating i.s prov~.ded by a gas
~urnace and cool..~ng by a wall maunted evapora-tive cooler.
Original constructioz~ would be classed as substandard by todays
cri~.eria and -~he general condition af the improvements would be
classed as poor. There is no foundation and r~uch evidence of
dry rot in the un.derpinnings, roof struc~ural Fnembers and porch
areas. This is evid~nced by both visible rotten areas and con-
ditions such as sagging roof areas, uneven £loors and an ou~wa~d
buI.g~ in th~~~xt~rior wall covering in th~ sub~l.oar a~ea.
The p~ope~ty enjoys ~ninima~ landscaping and is partial~y
fenced w~th 3' cyclone fencing.
ASSESSED VALUAT70N AND TAXES
The Bu~te County Assessor's O~~ice id~n~ifzes the sub~ec~.
property as A.P. 35-167-16. The assessEd values are; l.an.d -
~623, improvements =$1,909, total =$2,532. The total taxes
for the 1979/80 fi~sca~. yeaz are; $123.89.
W~iliam K.lVlurray, M.A.I.
VALUATTON DATA
The use o~ market da~a, in my opinion, provides the best
and most easily unders~ood method of suppo~ting a market.value
est~mate far ~his type o~ property. Sal~s ~t property cons~d~red
comparable is the raw data which is analyzed and compared ~o the
sub~ect p~operty, wi~h adjustm~nts mad~ for di~ferences such as
~ocation, dat~ o~ sale, size of i~prov~ment and si~e, equipment
and other ameni~ies found in residen~ial properties. The n~ed
fox such adjustm~nts is appar~nt wh~n one considers that it is
di~ficul~ ~a find identical ~roper~zes ou~s~de of a mass pro-
duced sing~e farni~.y subdivision.
Thre~ sales of ~esiden~ial z~raperties considered comparabZe
to ~the subj~ct property were ana~.yzed in connectian with this
assignment. Details o£ these -~ransac-tio~s ~ol].ow.
SALE NO. 1 ' _ '
On Octobe~ 1$, 1979, Auburn G. Car~er so1.d to John R.
Moraga, et ~x, ~he ~esiden.tia~. property ~.ocated at 263'7 Greenvil~e
S-~rect for ~$9,00~. This property is ~.ocated approximateZy 1--i/2
blacks southeast of the subjec~ prope~ty. This is a 770 sq. ~~.,
3 bedraoin, ~ bath house:. The house was in poor condition and
exhibited considerable deferred maintenance. It is the appraa.ser's'
opinion that the sal.e~ p~ice should be adjust~d upward when cam--
pared to the sub~e:t proper-~y ~o accaunt £or the sale property's
smaller 5ize and poorer condzt~on. Thzs sale was record~d on
October 19, 1979 in Book 2454 at Page 94, Butte County Of~ic~al
RECOY'CI5 (B.C,O.R. } . j
William K. Murrdy, M.A.I.
SALE N0. 2
On January 8, ~979, Beverly P. Purvzs sold to Jess L. HiZ1
the residentia~ p~oper~y ~ocated a~ 2493 ~lgin Street. The
purchase price was $9,50~. This property is lacated approxi~
mate~y 1 black nor~h of the subject property. This as an 1,100
sq. f~., 3 bedroom, 2 bath house. The buyer sta~ed that th~s
house was in vexy poor condition when p~rchased and has since
been extens~ve~y ~emodel~ed. In the appraiser's opinion, this
sal~s price should be adju5ted u~ward for t~me and its paor con-
dit~on a~ t3me of purchase when compared to the subject property.
Th~s sale was recorded on January 17, 1979 in Book 2363 at Page 43,
B.C.~.R.
~ALE N0. 3
On J~ly ~9, 1979, David L. Mo~eh~ad so~d to Rene AZb~r~
Hermann, et ux, ~he residential property ~ocated at 2115 Ora-
Bangar High~aay. The purchase przce was $17,500. This property
is lacated approximately 4 b~ocks southwest of the subj~ct pro-
pe~~y. The site is made up of twa ~ots. It ~s improved with a
3 bed~aam, 1 bath house containing 1,Q00 sq, ft. The imprvve-
ments w~~e wE11 maintained and in good condition. F~hen used as
a value indicator f~r the subjec~ pro~erty, downwa~d adjus~ments
would have ~o be made ta re£lect the sa~e propez~y's superior
condition, slightly ~arge~ size and the presence o~ the additional
1ot. This saZe was recorded on J~1y 25, ~979 in Book 2425 at
Page 139, B.C.O.R. ~
Sales 1 and 2 involved improved praperties that were in
poor cond~~ion and exhibited significa~t defer~ed maintenance.
William K.Murrdy, M.A.I.
Each weze in i~i..mediate need of r~novation ar r~habi~i~ation.
The Sa~e 3 proper~y was in good condition, consider~ng ~he stan-
dards fa~ the nezghborhood and r~quired o~ly one major adjust~ent,
that being the dauble sized lo~.
Sased upan the study made and after having made adjus~znents
fpr the various factors cited, it is the appraiser's api~ian that
~he p~esent marke~ va~ue o~ ~he property unde~ study is:
$15,0~0
I hereby certi~y that I have inspected the property under
appraisement; I have ~o interest, present or contemplated, in
th~ proper~y and neith~r employment nor camp~nsat~on is contin~
gen~ upan ~he estimate of val~e here~n con~ained; a~though
be~i~ved to be co~rec~, I assume no responsibili~y for the
in~orma~ion supplied by others.
Respectfully submi~ted,
~u.~.c,e , ~
BRUCE D . ti~IALKER, Appraiser
~~ ~~~
Reva.ewed by: F~TILL~AM K. MURRAY, .I.
BD~a/~~KM: sw ,
William K.Murray, M.A.I.
~aaa~5 au~~M •~3 ~o~~ u~nos aq~ o~ pa~a~n
pa~~ ~~a~ au~ ~o~~ u~x~u au~ o~ PaMa~~
SHdFZtT~OSOHd 30 NOT~dT~~S~rt
_. .d~LL~.A~ K. MURRAY, M. A. Z.
QUALIF~CATIO~dS:
As qualzfica~..ion ~o~ making this rcpart, I submit the ~o1?owixzg:
3.~. begree, Un~ver.sz~y of Cal.a.~arnia, ~.947
Farm Ar~visar, Stanislaus County
ForFn~r Anpraiser for Arn~r~can Trust
Former Assistan~ `,7ice ~resac~~n~ o~
C~wnex o~ independent app.~ai5a1 busi
~uali~ied as Exper.t w~.tz~.ess in the
Costa, Lake, Los Angeles, San Fr
Co~nty Supexior Caurts
Licensed Real Estate Broker -
r4ember: ~~nerican Ins~i~ute of Real
Company
T~7el~s Fargo Bank
ness sinc~ 1952
~~t~e, Colusa, Contra
ancisco and San JoaquirE
Estate Appraisers
I have cazn~l.eted a~spraisa~ and/or consu~tata.on assignments fQr:
~~izona ~,grach~mic~.l ~orn.
I~~er~can Tzttst Company
Ba~~k df Arr~erica
Sank o~ Ca~ifo~nia
Cxocker Nationa~ 8an:~
L~oyds Banlc o~ Ca~.if.arnia
Mel~on Natior.al 13an.k
Secu~ity Firs~ Na~ional Bank
i7nited CaZifornia ~3ank
F~Ie~1s F'a~go Bank
Chico Savinrs and Loan Assn.
Lassen Savings and Loan Assn.
HardTrrare 2~ru-~ua1s Tnsurance Co.
Trztercaast Life ~nsu~ance ro.
The Prudentia~ ~nsurance Co,
New Yozk Li~e Ir~surance Co.
Pacifa.c I~utua~ L~.fe Ins. Co.
Associat~d ~.~~r-~gage ~nvestors
Coun~y of Bu~.i~e
Coun-~y o~ Cnlusa
County Lake
City n~ Ch~co
Chica Area Recre~~ian Da.st~ict
Chicago ~'i-~le Insuxance Co.
Ca1i.f. ~tate LTniversi~y-C~.ica
Cornell Unive~si-ty
Bu'~~.e Co1.l.ege 17istri~t
Chico Uni~a.ed Scilool District
Hami.~.ton Ul~~.on School ~istric~
Coh~.ss~-t Schoal Distric~
Dougl.as Oi1 Comp~.ny
Humb~e Oil. and Re~:in~ng Ca.
Shel_~_ Qi1 Ca~n~a~y
P1zck~and ~iI Corn~anv ~
Pac3~a.c Gas & Electric Ca.
S. ~-I, Cotae~.1. roundation
The Hearst Corporation
EnZo~ Prop4rties, Inc.
Hyd~e Conduit Company
Tn~erna~.ional Business Machi~
Ka~sex' Sand & Gravel
I~oppe~rs Comnany, ~~c.
CoJ. ~~_ns Pine CQ?~tparz~r
Gi~lett, Harris & Du~anceau
Cook and Associates~
5cienti~ic Software Cox~p.
DeI :~Ionte Corpo~'ati.an
Ac~ac, Inc.
City Science Cornoratian
Cali f-.r.~ote~ ~~lanac~emAnt Corp .
Evans ~roduc-~s Comnany
Libby-Mc.N~il t~ Libby
ri~atson-Tsom Accoun~ancy Corn.
M & T, InC. .
Maywood Packirzc~ Con~pany
M. Ose~ & Co~npany
Mi11s Oxchards
Church o~ Lat~ter Day Saints
Contin~ntal Nut Company
Cham~~ion ~nt~rnatio~al.
REa1ty Services Corp. ,
U. S. Coxn s a~ En~a.ne~rs '
Tn~es~~ern Pacific Railroad
?~7i110~tirS Community Redevel.apm
Busin~ss ~ir_ms, attorneys,
esta-~es and i.nda.va.dual.sq
zes
~nt