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SKYLINE REAL ESTATE SERVICES 2 - 2010
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SKYLINE REAL ESTATE SERVICES 2 - 2010
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Last modified
1/3/2012 2:08:39 PM
Creation date
6/16/2010 7:51:41 AM
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Contracts
Company Name
SKYLINE REAL ESTATE SERVICES
Contract #
N-2010-045
Agency
COMMUNITY DEVELOPMENT
Insurance Exp Date
3/13/2011
Destruction Year
0
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• Property right(s) to be acquired, e.g., fee simple, easement, etc., <br /> • Value being appraised (usually fair market value), and its definition <br /> • Appraised as if free and clear of contamination (or as specified), <br /> • Date of the appraisal report and the date of valuation, <br /> • A realty/personality report as required by 49 CFR 24.103(a)(2)(i), <br /> • Known and observed encumbrances, if any, <br /> • Title information, <br /> • Location, <br /> • Zoning, <br /> • Present use, and <br /> • At least a 5-year sales history of the property. <br /> 6. In the appraisal report, identify the highest and best use. If highest and best use is in question or <br /> different from the existing use, provide an appropriate analysis identifying the market-based highest <br /> and best use. <br /> 7. Present and analyze relevant market information. (Specific requirements for market information <br /> should be included in the agency's appraisal procedural mama! and should include research, analysis, <br /> and verification of comparable sales. Inspection of the comparable sales should also be specified.) <br /> 8. In developing and reporting the appraisal, disregard any decrease or increase in the fair market value <br /> of the real property caused by the project for which the property is to be acquired, or by the likelihood <br /> that the property would be acquired for the project. (!f necessary, the appraiser may cite the <br /> <br /> Jurisdictional Exception or Supplemental Standards Rules under USPAP to ensure compliance with USPAP <br /> while following this and other Uniform Act requirements.) <br /> 9. Report his or her analysis, opinions, and conclusions in the appraisal report. <br /> ADDITIONAL REQUIREMENTS FOR A SCOPE OF WORK: <br /> INTENDED USE: This appraisal is to estimate the fair market value of the property, as of the specified <br /> date of valuation, for the proposed acquisition of the property rights specified (i.e., fee simple, etc.) for a <br /> Federally assisted project. <br /> INTENDED USER: The intended user of this appraisal report is primarily the acquiring agency, but its <br /> funding partners may review the appraisal as part of their program oversight activities. <br /> App. 19-2 [03/07 ] 1378 CHG-8 Appendix 19 <br /> DEFINITION OF FAIR MARKET VALUE: This is determined by State law. Fair market value, however, is <br /> generally defined as the price that a seller is willing to accept and a buyer is willing to pay on the open <br /> market in an arm's length transaction, and usually includes the following: <br /> 1. Buyer and seller are typically motivated; <br /> 2. Both parties are well informed or well advised, each acting in what he or she considers his or her own <br /> best interest; <br /> 3. A reasonable time is allowed for exposure in the open market; <br /> 4. Payment is made in terms of cash in U. S. dollars or in terms of financial arrangements comparable <br /> thereto; and <br /> S. The price represents the normal consideration for the property sold unaffected by special or creative <br /> financing or sales concessions granted by anyone associated with the sale. <br /> CERTIFICATION: The appraisal shall include a certification of the appraiser (see attached sample). <br /> <br />
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