APPRAISAL-Edwards Square-MassCentralSeptember 3, 2009
City of Northampton
Wayne Feiden, FAICP
LEVITCH ASSOCIAJ S
Real Estate Appraisers
Director of Planning and Development
210 Main Street, Room 11
Northampton, MA 01060
Dear Mr. Feiden,
At your request I have appraised the identified property as described in this report which is listed by the
Northampton assessors office as part of Map 24D Lot 330 listed on King Street in Northampton,
Massachusetts but running along North Street and Edwards Square. A copy of the plan of the proposed
ramp area is included in the report addenda. This shows the parcel in question to be 97 square feet.
The report and appraisal are intended to comply with the reporting requirements set forth under
Standards Rule 2-2(c), 8-2(c), or 10-2(b) of the Uniform Standards of Professional Appraisal Practice
(USP AP) for a restricted use appraisal report. It presents only my value conclusions, and a limited
discussion of the data, reasoning and analyses that is used in the valuation. Further supporting
documentation concerning the data, reasoning, and analysis are retained in my file. The depth of
discussion contained in this report is specific to the needs of the client and for the intended use and
stated in this report. The appraiser is not responsible for unauthorized use of this report.
A representative of the property owner was contacted and offered the opportunity to meet with me for
the site inspection. The representative declined the invitation.
Based on my analysis and experience as a real estate appraiser I have concluded that the value for the
fee taking known as the ramp to the Manhan Rail Trail at the North Street Bridge, is $1,600.
The following report contains 11 pages including this letter, certifications, limiting conditions
statements and definition of fair market value. If you should have any questions, please feel free to
contact me.
Very truly yours, J~A,k~
Kim A. Levitch, SRA
MA Certified General R.E Appraiser, Lie. #258
CITY/TOWN:
PROJECT:
FILE NUMBER:
OWNERS NAME (S):
MAILING ADDRESS:
SHORT FORM APPRAISAL
Northampton, Massachusetts
Manhan Rail Trail access ramp at Edwards Square and North Street
n/a
Mike Martin on behalf of National Grid
25 Research Drive
Westborough, MA 01582
PROPERTY LOCATION: North street & Edwards Square
Northampton, MA /Map 3 lB
SUBJECT PARCEL:
PLAN REFERENCE:
PARCEL NO.
Map 24D Lot 330
Map 24D Lot 330
Plan of Land Northampton, MA
Proposed Ramp to the Manhan Rail Trail @ North St. Bridge
Project # 09-044 I Sheet 1 of 1 I Dated: 7 /10/09
AREA
97 square feet
INTEREST ACQUIRED
Fee Taking
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PURPOSE OF THE APPRAISAL/INTENDED USE: The purpose of the appraisal is to estimate the
market value of the property affected, and the legal compensable damages resulting from the taking of
land and/or rights in land for the planned Manhan Rail Trail Access construction project.
INTENDED USER: City of Northampton, Department of Planning and Development
DESCRIPTION OF PARCEL for the Fee Taking:
This is a proposed fee taking by the City of Northampton to allow construction of the proposed access
ramp. The easement section of the full parcel is located east of Edwards Square and just south of the
North Street underpass. The permanent easement is 97 square feet and is rectangular in shape. No
improvements are affected by the easement.
ZONING: CB/GB/HB/URC -Central Business, General Business, Highway Business, Urban
Residential Zoning Districts
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· HIGHEST AND BEST USE: Permitted uses of the subject parcel are limited due to the narrow shape
of the site. Minimal setback requirements for development can not be met and the subject is therefore
not considered to be a potential building lot. There are few similar types of corridor land sales. The full
parcel is located in a neighborhood with a mix of commercial and residential uses. The abutting
property type is primarily residential and the "at the fence" valuation is a residential land use. I have
utilized two sets of comparable sales to analyze the subject parcel. Comparable sales 1-3 are a set of
urban residential land sales that are smaller in site size than the subject but they are typical of those in
this location. This is due to the density of development in the area. Comparable sales 4-6 are a set of
rural land sales that bracket the subject full parcel size. The two sets allow for comparison of sales in
the immediate area with the second set showing how the larger size lowers the price paid on a square
foot basis.
AREA AND NEIGHBORHOOD COMMENTS: The city of Northampton is located in Western
Massachusetts approximately 19 miles north of Springfield. Northampton is situated on Route 9 just
ten miles southwest of Amherst. There are smaller town centers in Leeds and Florence. The town of
Florence is located approximately four miles to the northwest of the Central Business District in
Northampton. There are many recreational options including hiking trails, public parks and the bike
path within close proximity to the downtown areas. The subject property is located on the east side of
Edwards Square which is a one way low traffic through street. This is off of King Street, Route 5, in
the central business district of Northampton. The neighborhood is mixed use with residential, retail,
some vacant commercial buildings, and bike path access all located in close proximity to the subject.
Interstate 91 is easily accessible within two miles to the northeast. \ ./
PROPERTY IDENTIFICATION: The subject is part of a larger parcel )(1~sted by the City of
Northampton as 0 King Street and is referenced as Map 24D Lot 330. This ·lists the parcel as 1.43
acres that is classified as an electric right of way. The parcel has a FY 2009 assessed value of $6,240.
DESCRIPTION OF LAND AND IMPROVEMENTS: The full parcel is located on the northwest
side Bridge Street approximately 400 feet northeast from the intersection of Route 9/Bridge Street and
Route 5, off King Street. The parcel is a long narrow parcel that has primarily commercial development
to the west and primarily residential development to the east. The subject parcel is part of the
abandoned branch of a former railroad and is encumbered by a railroad easement. The parcel consists
of 1.43 acres and is long narrow strip of land that is wooded along sections to the east and west
boundary lines with a paved bike path running through the length of the parcel. This parcel is level
away from the street frontage with a sidewalk running along the frontage. It runs approximately a half
mile in length and is shown on Maps 32A, 3 lB to the northwest ending on Map 24D. Map 3 lB is
included in the report addenda.
The section being considered is just off the Edwards Square access ramp. It is a 97 square foot
rectangular shaped section that is located to the south of the North Street underpass and to the east of
the Edwards Square. It abuts the parcel shown on Map 31B being lots 81and82 on their easterly
boundary lines. This section is a slight east facing slope that is cleared with very minimal growth.
There are minimal improvements on this easement area. There are railroad ties and a sloping loam
embankment. There is a warn gravel path to access the rail trail to the east. The utility pole and trees
featured in the attached pictures are located just north and south of the appraised area.
Although there is severance from the larger parcel this does not impact highest and best use since it is
off to the side of the used area and adds no additional utility to the property. Therefore I have not
considered damages to the remainder of the parcel.
. UTILITIES: PUBLIC WATER X WELL __ SEWER..._...:..:X=---SEPTIC __
NATURAL GAS X
ACCESS: SIDEWALK X PUBLICROAD__,X=-__ PRIVATEROAD __ _
PA YING MATERIAL bituminous X
SALES HISTORY OF THE SUBJECT IN THE LAST FIVE YEARS: There have been no other
transfers of the property in the past five years. The subject property is a portion of a larger parcel that
transferred on June 2, 1971 and is recorded in the Hampshire County Registry of Deeds; Book 1605
Page 375.
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The following are the most r~~+ residential lots sales I could find in the subject market area within the
city. Abutting areas to t~cubje t ~e lots that are among the smallest residential lots in the City.
These are most similar~ ale.~ in si .
/1
~ ~ect Comparison of Market Data
Subject Sale 1 Sale 2 Sale 3
Lot 2 High Street Lot 2 High Street Summer Street
Floreuce, MA Florence, MA Northampton, MA
Sale Price n/a $128,750 $128,750 $125,000
Sale Date n/a 6/26/09 6/26/09 1/9/08
Land Area 62,290 Sf 12,632 Sf 12,793 Sf 7,500 Sf
Location Rail Corridor Neighborhood/or Neighborhood/ Neighborhood/
(comparison) ban (superior) urban (superior) mixed use
Lot Characteristics Level Level, open Level, open Open level
(comparison) Superior
Indicated SF Value $10.19/Sf $10.06/Sf $16.66/Sf
The following sales are used to show the effects of size on the price paid per square foot. The larger the
parcel the smaller the price paid per square foot, that is with all other things being equal.
Subject Sale 4 Sale 5 Sale 6
0 Spring Street 110 Cardinal Way Lot 2 Old Wilson Road
Northampton, MA Northampton, MA Northampton, MA
Sale Price n/a $115,000 $135,000 $160,000
Sale Date n/a 4/17/07 7/9/09 5/15/07
Land Area 62,290 Sf 80,150 Sf 65,776 Sf 48,787 Sf
Location Rail Corridor Rural Rural, neighborhood Rural
(comparison) (inferior) (Inferior) Similar
(inferior)
Lot Characteristics Level Sloping, open Flag Lot, level, Level, Cleared
(comparison) wetland
Indicated SF Value n/a $1.43/Sf $2.05/Sf $3.28/Sf
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Comments on the Sales
There were limited recent similar land sales close to the center of Northampton. The sales utilized
bracket the subject for a number of factors. Sale 3 is the most recent residential land sales in the central
business district or immediate abutting area in Northampton area in the last two years.
Sales 1 and 2 located in the center of the Florence area of the City. The smaller land area sales
typically sell at a higher price per square foot than the larger rural lots as evidenced by the sets of sales.
The subject 97 square foot taking area should be considered as an at the fence value and highest and
best use. This would be for a small residential lot most similar to sales 1-3 but with most emphasis on
sale 3.
I have reviewed the value per square foot of the residential lots on the west side of Edwards Square
based on the assessed value of the sites. These site sizes range from 2,958 square feet to 5,808 square
feet in size as typical but some as large or larger than sales 1-3. With these factors in mind I have
concluded the amounts from sales 1-3 are reasonable and appropriate for the subject valuation.
EXPLANATION AND SUPPORT OF DAMAGES
I have concluded with an opinion of damages at $1,600. There is no severance damage because the loss
of this parcel would not impact the utility of the remainder. As a result I have concluded with an
opinion of value based on the listed comparable sales.
Valuation of Taking
Sale 1 is the most similar and relevant. This sale is considered at $16.66 per square foot and concluded
with a value as follows:
$16.66/sf. x 97 Sf
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·Location Map -Off Edwards Square and North Street, Northampton, MA
· Plan of the subject parcel -Huntley Associates dated 7 /10/09
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Photographs of the subject
1. View from the south looking northerly up the proposed ramp area
2. View from north-proposed ramp area begins just south of the utility pole
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3. Easterly view of North Street and the Edwards Square Intersection
4. Photograph showing access to proposed ramp from Edwards Square
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SCOPE OF WORK: The development of this appraisal report included: a visual inspection of the
accessible areas of the subject parcel, a review of the online version of the assessor's field cards, a
review of the deed, a review of zoning and zoning regulations, a determination of the highest and best
use, a review of topographical maps, a review of plans entitled Proposed Ramp to the Manhan Rail
Trail at the North Street Bridge. This is shown on Sheet No. 1 of 1 dated 7/10/09, the researching of
Multiple Listing Service information for the subject's market area over the past 36 months from the
effective date of the appraisal, verification and analysis of data, reconciliation information gathered into
valuation and presentation in a restricted appraisal report.
This report was developed with assistance from and reliance on the data collection, verification and
analyses performed by Shalee M. Pratt, MA Residential R.E Appraiser, Lie. #75384.
DEFINITION OF VALUE:
Market Value is defined as the highest price, in terms of money, which a property will bring if exposed
for sale in a normal market, allowing a reasonable time to find a purchaser, who buys with knowledge
of all the uses to which it is adapted and for which it is capable of being used, with neither party under
compulsion to buy or sell.
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CONTINGENT AND LIMITING CONDITIONS
The certification of the appraiser appearing in the appraisal report is subject to the following conditions
and to such other specific and limiting conditions as are set forth by the appraiser in the report.
1. The appraiser assumes no responsibility for matters of a legal nature affecting the property appraised
or the title thereto, nor does the appraiser render any opinion as to the title, which is assumed to be good
and marketable. The property is appraised as though under responsible ownership.
2. Any sketch in the report may show approximate dimensions and is included to assist the reader in
visualizing the property. The appraiser has made no survey of the property.
3. The appraiser is not required to give testimony or to appear in court because of having made the
appraisal with reference to the property in question, unless arrangements have been made therefore.
4. Any distribution of the valuation in the report between land and improvements applies only under the
existing program of utilization. The separate valuations for land and building must not be used in
conjunction with any other appraisal and are invalid if so used.
5. The appraiser assumes that there are no hidden or unapparent conditions of the property, subsoil, or
structures which could render it more or less valuable. The appraiser assumes no responsibility for such
conditions or for engineering which might be required to discover such factors.
6. Information, estimates and opinions furnished to the appraiser, and contained in this report, were
obtained from sources considered reliable and believed to be true and correct. However, no
responsibility for accuracy of such items furnished to the appraiser can be assumed by the appraiser.
7. Disclosure of the contents of the appraisal report is governed by the Bylaws and Regulations of the
professional appraisal organizations with which the appraiser is affiliated.
8. Neither all, nor any part of the contents of this report, or any copy thereof (including conclusions as
to property value, the identity of the appraiser, professional designations, reference to any professional
appraisal organizations, or the firm with which the appraiser is connected) shall be used for any
purposes by anyone but the client specified in the report, the borrower if appraisal fee is paid by the
same, the mortgagee or its successors and assigns, mortgage insurers, consultants, professional
appraisal organizations, any state or federally approved financial institution, any department, agency,
instrumentality of the United States or any state or the District of Columbia, without the previous
written consent of the appraiser; nor shall it be conveyed by anyone to the public through advertising,
public relations, news, sales or other media without the written consent and approval of the appraiser.
9. On all appraisals subject to satisfactory completion, repairs or alterations, the appraisal report and
value conclusion are contingent upon completion of the improvements in a workmanlike manner.
10. The final opinion of value reached in this appraisal is based on the assumption that the subject
property conforms to all regulations under Massachusetts Statute C.21E, the Massachusetts Oil and
Hazardous Material Release Prevention and Response Act. Determination of this conformance, based
on a qualified environmental report, was not provided to the appraiser.
11. The forecasts or projections included in this report are used to assist in the valuation process and are
based on current market conditions, anticipated short-term supply and demand factors, and a continued
stable economy. These forecasts are therefore subject to changes in future conditions which cannot be
accurately predicted by the appraiser and could affect the future income and/or value forecasts.
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' CERTIFICATION
I, Kim A. Levitch hereby certify: That on September 1, 2009, I personally made a field inspection of
the property herein appraised and has afforded the owner or a designated representative the opportunity
to accompany me on this inspection. I have also, on date(s), personally made a field inspection of the
comparable sales relied upon in making said appraisal. The property being appraised and the
comparable sales relied upon in making this appraisal were as represented in the appraisal.
That to the best of my knowledge and belief the statements contained in the appraisal herein set forth
are true, and the information upon which the opinions expressed therein are based is correct; subject to
the limiting conditions therein set forth. That I understand that such appraisal may be used in
connection with the acquisition of property for a project utilizing U.S. Department of Transportation
funds.
That such appraisal has been made in conformity with appropriate laws, regulations, and policies and
procedures applicable to appraisal of property for such purposes; and that to the best of my knowledge
no portion of the value assigned to such property consists of such items which are noncompensable
under appropriate established law.
That neither my employment nor my compensation for making this appraisal and report are in any way
contingent upon the values reported herein. This limited appraisal assignment called for less than what
would otherwise be required by the specific guidelines of the Uniform Standards of Professional
Appraisal Practice (USP AP).
That I have no direct or indirect present or contemplated future personal interest in such property or in
any benefit from the acquisition of such property appraised.
That I have not revealed the findings and results of such appraisal to anyone other than the proper
officials of the Massachusetts Highway Department or officials of the U.S. Department of
Transportation and I will not do so until so authorized by said officials, or until I am required to do so
by due process of law, or until I am released from this obligation by having publicly testified as to such
findings.
Additional Certifications:
-No one provided significant real property appraisal assistance to the people signing this certification.
Kim Levitch, SRA, is subject to the following;
The reported analyses, opinions and conclusions were developed, and this report has been prepared, in
conformity with requirement of the Appraisal Institute's Code of Professional Ethics and Standards of
Professional Appraisal Practice, which include the Uniform Standards of Professional Appraisal
Practice.
The use of this report is subject to the requirements of the Appraisal Institute relating to review by its
duly authorized representative.
As of the date of this report, I have completed the continuing education program of the Appraisal
Institute.
That any decrease or increase in the fair market value of real property prior to the date of valuation
...,
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' caused by the public improvement for which such property is acquired, or by the likelihood that the
property would be acquired for such improvement, other than that due to physical deterioration within
the reasonable control of the owner, was disregarded in determining the compensation for the property.
That I have not given consideration to, or included in my appraisal, any allowance for relocation
assistance benefits.
That my opinion of the fair market value of the property to be acquired as of the 1th day of September,
2009 is $1,600 based upon my independent appraisal and the exercise of my professional judgment.
Date 9-~ ·@4 Signature