Table of Contents -
TABLE OF CONTENTS
SALIENT FACTS AND CONCLUSIONS 1
PROPERTY IDENTIFICATION 2
PURPOSE/INTENT OF THE APPRAISAL/INTENDED USER 2
SCOPE OF THE APPRAISAL 2
DATES OF INSPECTION AND VALUATION 3
PROPERTY RIGHTS APPRAISED 4
EASEMENT DEFINED
4
LEGAL DESCRIPTIONS 4
ZONING
5
ZONING MAP
5
LAND USE PLAN
6
ASSESSMENT AND TAXATION 7
HISTORY OF OWNERSHIP 7
COMPETENCY PROVISION 7
MARKET VALUE DEFINITION 8
CONTINGENT AND LIMITING CONDITIONS 9
COMMUNITY/AREA DESCRIPTION 10
COMMUNITY/AREA MAP
MN/DOT 2004 TRAFFIC VOLUME MAP 11
11
_ LAND DESCRIPTION PRIOR TO ACQUISITION 12
PLAT MAP
AERIAL PHOTOGRAPH 13
13
DESCRIPTION OF PROPERTY RIGHTS TO BE ACQUIRED 14
LAND DESCRIPTION AFTER ACQUISITION 15
PRELIMINARY EASEMENT EXHIBIT 17
PROPERTY AND ACQUISITION AREA PHOTOGRAPHS - TAKEN 11/18/05 18
HIGHEST AND BEST USE ANALYSIS 22
MARKETING/EXPOSURE TIME 25
LAND VALUE PRIOR TO ACQUISITION 25
COMPARABLE LAND SALES LOCATION MAP 30
IDENTIFICATION OF PROPERTY VALUE DAMAGE ITEMS 35
LAND VALUE AFTER ACQUISITION 37
SITE IMPROVEMENTS DAMAGES 39
VALUATION SUMMARY 40
CERTIFICATIONS 41
PROFESSIONAL QUALIFICATIONS 43
BRKW APPRAISALS, INC. PAGE 2