LPS - 6 (2/14)
APPRAISAL REPORT - BEFORE & AFTER
FEDERAL PROJECT NO. / Total Area in Acres or Square FeetPROJECT NAME/ROUTE / Before (Effective) Area -
COUNTY / After (Remainder) Area -
MUNICIPALITY / Areas to be Acquired
PARCEL NO. / Right-of-Way / Slope / TCE / Other
CLAIM NO.
Owner(s) -
Mailing Address of Owner(s) -
Location of Subject Property -
Stations: From - / To -
PREVIOUS SALES DATA - List all transfers of Subject in past five (5) years. If none, list last transfer.
Grantor / Grantee / Date / DBV / Page / Consideration / Verified With
TAX MAP Number - / TAX Parcel Number -
Note family sales or other known factors which may have affected the consideration –
Purpose of Appraisal - The purpose of this appraisal is to estimate the fair market value of the entire property immediately before the taking and as unaffected thereby and the fair market value immediately after the taking and as affected thereby. Fair market value shall be the price which would be agreed to by a willing and informed seller and buyer, taking into consideration, but not limited to, the following factors: 1) the present use of the property and its value for such use; 2) the highest and best reasonably available use of the property and its value for such use; 3) the machinery, equipment and fixtures forming part of the real estate taken; and 4) other factors as to which evidence may be offered as provided by the Eminent Domain Code.
This Appraisal is based on Property Owner's Title being: ,
(Fee Simple, Surface, Leased Fee and Leasehold, Life and Remainder Interest, etc.)
This appraisal is authorized by Pub. 740, The Local Project Delivery Manual, the federal Uniform Act and PennDOT Pub. 378, the Right-of-Way Manual, and is only intended for use by the Local Project Sponsor, and PennDOT for acquisition of right of way or other related purposes. This appraisal conforms to the Pennsylvania Real Estate Appraisers Certification Act and applicable regulations including 49 Pa. Code §36.51 and compliance with USPAP. / In my opinion, the value of this property as of , is:
(Effective Date of Valuation)
Before Value $
After Value $
Damages $
______/ ______/ ______/ ______
Date of Signature / Signature of Principal Appraiser / Date of Signature / Signature of Other Appraiser
Type/Print Name (Designation) / Type/Print Name (Designation)
Certified Pennsylvania General AppraiserResidential AppraiserBroker/Appraiser / Certified Pennsylvania General AppraiserResidential AppraiserBroker/Appraiser
Certification No. / Certification No. ,
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LPS - 6 (2/14)
Property Type:
Residential / Commercial / Industrial / Special Purpose / Other
Property Dimensions:
Street Improvements: / Street / Curbs , / Walks ,
Utilities & Services: / Gas , / Water , / Electric , / Sewers/Septic (specify) ,
Street Lights , Cable , r
Other:
Agricultural
Size: , / Total Acres
Cultivated: , / Approx. Acres
Pasture: , / Approx. Acres
Woodland: , / Approx. Acres
Home Site: , / Approx. Acres
Site and Site Features: Access, Topography, Drainage, Shape, etc.
Site Improvements: Plantings, Fencing, Walks, Driveways, Wells, Septic, etc.
NOTE: Use Letters 2-A, 2-B, 2-C, etc. for overflow from this page.
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LPS - 6 (2/14)
MAIN BUILDING: Describe in detail the size, type of construction, condition, number of rooms, type of walls, floors, fixtures, and equipment. Also, give actual age and effective age and state whether the building(s) is a proper improvement, an under improvement, or an over improvement of the site.Description of Other Buildings, Structures and Improvements, including any Tenant-Owned or Occupied Improvements.
NOTE: Use Letters 3-A, 3-B, 3-C, etc. for overflow from this page.
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LPS - 6 (2/14)
Summarize General Economic Condition of Area and Subject Neighborhood:Zoning (BEFORE):
Describe any effect existing zoning has on this property BEFORE the acquisition. Report and describe any existing non-compliance or non-conforming use.
Highest and Best Use (BEFORE) Disregarding Project Influence:
A) Describe and explain your opinion of the highest and best use of the subject as if Vacant BEFORE the acquisition.
B) Describe and explain your opinion of the highest and best use of the subject as improved on the Effective Date of Valuation.
C) Discuss each of the four Criteria of Highest and Best Use:
1) Physically Possible, 2) Legally Permissible, 3) Financially Feasible, and 4) Maximally Productive
D) Fully explain and provide justification if your opinion of highest and best use is different from the present use on the Effective Date of Value.
Does the Assembled Economic Unit Doctrine Apply? (See APA – Scope of Work)
YES NO N/A (Not a displaced business)
If yes, is a Machinery, Equipment and Fixture Report (M&E) included? YES NO .
NOTE: Use Letters 4-A, 4-B, 4-C, etc. for overflow from this page.
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LPS - 6 (2/14)
DIAGRAMS OF BUILDINGS WITH EXTERIOR DIMENSIONS
(Residential, Agricultural, & Small Commercial. *Attach in addendum if more space is necessary.)
SKETCH OF PROPERTY(Attach a sketch of the entire property in the addendum. A sketch is not required if a half-sized Property Plat or section of the Plan
Sheet showings the subject take and easement areas are provided.)
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LPS - 6 (2/14)LAND SALE DATA SHEET (BEFORE)
NOTE: A separate Land Value Analysis at Highest and Best Use is required, regardless of the approaches developed or relied upon.
PHOTO
Sale - , Show Location of each Sale on a Sale Location Map in the Report
GRANTOR - / Consideration - $
GRANTEE - / Type of Financing -
DATE OF TRANSFER - / Conditions of Sale -
DEED BOOK VOLUME - / PAGE -
TAX MAP - / TAX PARCEL NUMBER - / Provide the name of person with whom facts were verified, their phone number and whether they were the Grantor, Grantee, Broker, etc.
COUNTY -
MUNICIPALITY -
Address of Sale and Location of Sale in Relation to Subject – Give Directions to Locate Sale: Be Specific.
Property Size and Description –
Zoning –
Present Use:
Describe the actual use of the property on the date of transfer, if different, from the present use.
Highest and Best Use –
NOTE: Use Letters 6-A, 6-B, 6-C, etc. for additional sales.
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LPS - 6 (2/14)
LAND VALUE ESTIMATE (BEFORE)
LAND SALES ANALYSIS (BEFORE)
SALE NUMBER / SUBJECT / LAND SALE , / LAND SALE , / LAND SALE ,DATE OF TRANSFER
SALE PRICE (CONSIDERATION)
UNIT PRICE (Unadjusted)
SIZE
ADJUSTMENTS
1. Property Rights Conveyed or Appraised
Adjusted Sale Price
2. Financing Terms
Adjusted Sale Price
3. Conditions of Sale (Motivation)
Adjusted Sale Price
4. Market Conditions (Time)
Adjusted Sale Price
UNIT PRICE (Adjusted)
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NET ADJUSTMENTS
GROSS ADJUSTMENTS
INDICATED VALUE OF SUBJECT LAND (by Unit Price)
ESTIMATED LAND VALUE BY SALES COMPARISON (round up) -
Explain Adjustments in Detail and Reconcile:
Estimated Value of subject land BEFORE (by Unit of Comparison) $ per .
NOTE: Use Letters 7-A, 7-B, 7-C, etc. for overflow from this page.
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LPS - 6 (2/14)
IMPROVED SALES COMPARISON APPROACH (BEFORE)(If Sales Comparison Approach is Not Applicable, Give Reasons for Non-use)
IMPROVED SALE DATA SHEET
PHOTO
Sale - , / Show Location of each Sale on a Sale Location Map in the Report
GRANTOR - / Consideration - $
GRANTEE - / Type of Financing -
DATE OF TRANSFER - / Conditions of Sale -
DEED BOOK VOLUME - PAGE -
TAX MAP - TAX PARCEL NUMBER -
COUNTY -
MUNICIPALITY - / Provide the name of person with whom facts were verified, their phone
number and whether they were the Grantor, Grantee, Broker, etc.
Address of Sale and Location of Sale in Relation to Subject - Give Directions to the Sale from the Subject: Be Specific.
Property Size and Description –
Description of Buildings – (Note any improvements or changes since date of transfer) – Describe in Detail as to Size, Type & Quality of Construction, Condition, Number and Type of Rooms.
Zoning –
Highest and Best Use –
NOTE: Use Letters 8-A, 8-B, 8-C, etc. for additional sales.
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LPS - 6 (2/14)
IMPROVED SALES COMPARISON APPROACH (BEFORE)
IMPROVED SALES ANALYSIS (BEFORE)
SALE NUMBER / SUBJECT / SALE , / SALE , / SALE ,DATE OF TRANSFER
SALE PRICE (CONSIDERATION)
UNIT PRICE (Unadjusted)
SIZE
ADJUSTMENTS
1. Property Rights Conveyed or Appraised
Adjusted Sale Price
2. Financing Terms
Adjusted Sale Price
3. Conditions of Sale (Motivation)
Adjusted Sale Price
4. Market Conditions (Time)
Adjusted Sale Price
UNIT PRICE (Adjusted)
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NET ADJUSTMENTS
GROSS ADJUSTMENTS
INDICATED VALUE OF SUBJECT
ESTIMATED VALUE BY SALES COMPARISON APPROACH (round up)-
Explain Adjustments in Detail and Reconcile:
NOTE: Use letters 9-A, 9-B if more than three sales are analyzed.
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LPS - 6 (2/14)
SALES COMPARISON APPROACH (BEFORE)Continuation of Explanation of Adjustments and Reconciliation –
Estimated Value of subject BEFORE by the Sales Comparison Approach $ ,
NOTE: Use Letters 10-A, 10-B, 10-C, etc. for overflow from this page.
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LPS - 6 (2/14)
COST APPROACH (BEFORE)(If Cost Approach is Not Applicable, Give Reasons for Non-use)
COST ESTIMATE
Cost "New" based upon: Replacement Reproduction
Give specific source(s) (book, year of publication, page and section or itemized estimate) of Cost "New" and explain reasons for each type of depreciation: physical, functional and/or external. (Show all calculations.)
Accrued Depreciation -
Add Estimated Land Value -
Estimated Value of subject BEFORE by the Cost Approach / $ ,
NOTE: Use Letters 11-A, 11-B, 11-C, etc. for overflow from this page.
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LPS - 6 (2/14)
INCOME APPROACH (BEFORE)(If Income Approach is Not Applicable, Give Reasons for Non-use)
RENTAL DATA SHEET
PHOTO
Rental - , / Show Location of each Rental on a Location Map in the Report
LESSOR - / Provide the name of person with whom facts were verified, their phone number and indicate whether they were the Lessor, Lessee or Other Party to the Lease.
LESSEE - / Name:
Phone: Party to Lease:
EFFECTIVE DATE OF LEASE -
MONTHLY/ANNUAL RENT - /
DEED BOOK VOLUME - / PAGE - / Which Party Pays: Real Estate Taxes? Insurance?
Exterior Maintenance? Interior Maintenance?
COUNTY -
MUNICIPALITY - / Electric? Water? Sewer?
Gas? Other? (Specify)
Other Terms of the Lease -
Address and Location of Leased Property in Relation to Subject – Give Directions to the Comparable Leased Property from the Subject: Be Specific.
Property Size and Description –
Description of Buildings – (Note any improvements or changes since date of lease) – Describe in Detail as to Size, Type & Quality of Construction, Condition, Number and Type of Rooms.
Zoning –
Highest and Best Use –
NOTE: Use Letters 12-A, 12-B, 12-C, etc. for additional rentals.
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LPS - 6 (2/14)
INCOME APPROACH (BEFORE)(If Income Approach is Not Applicable, Give Reasons for Non-use)
1. State Actual (Contract) and Economic (Market) Rent. (Economic Rent must be supported by Market Information).
2. Document: Gross Income, Expenses, Remaining Economic Life, Discount, and Capitalization Rate. (Show all calculations).
Estimated Value of subject by the Income Approach (BEFORE) / $ ,
NOTE: Use Letters 13-A, 13-B, 13-C, etc. for additional explanation.
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LPS - 6 (2/14)
Reconciliation of BEFORE Value:Correlate and reconcile the Estimates of BEFORE Value.
Estimated Value by the Sales Comparison Approach - / $
Estimated Value by the Cost Approach - / $
Estimated Value by the Income Approach - / $
Explanation of Reconciliation:
Final Conclusion of BEFORE Value – $ ,
NOTE: Use Letters 14-A, 14-B, 14-C, etc. for overflow from this page
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LPS - 6 (2/14)
DESCRIPTION OF PROPERTY TO BE ACQUIRED - List and describe all items to be acquired including land, major improvements, site improvements, easements, underground features, on-premise signs valued as real estate and Machinery, Equipment and Fixtures (M&E) considered part of the real estate:NOTE: Use Letters 15-A, 15-B, 15-C, etc. for overflow from this page.
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LPS - 6 (2/14)
DESCRIPTION OF THE REMAINDER(S):Describe remaining land area, major improvements, site improvements, access and topography.
DESCRIPTION OF EFFECTS OF THE ACQUISITION ON THE REMAINDER(S):
NOTE: Use Letters 16-A, 16-B, 16-C, etc. for overflow from this page.
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LPS - 6 (2/14)
AFTER VALUEZoning (AFTER):
Describe any effect existing zoning requirements have on this remainder(s) AFTER the acquisition. Report and describe any effect on a non-compliance or non-conforming use existing prior to the taking.
Highest and Best Use of the Remainder(s) (AFTER):
A) Describe and explain your opinion of the highest and best use of the subject remainder(s) as if Vacant AFTER the acquisition.
B) Describe and explain your opinion of the highest and best use of the subject remainder (s) as improved AFTER the acquisition, as of the Effective Date of Valuation.
C) Discuss each of the four Criteria of Highest and Best Use:
1) Physically Possible, 2) Legally Permissible, 3) Financially Feasible and 4) Maximally Productive
If different than BEFORE explain fully:
NOTE: Use Letters 17-A, 17-B, 17-C, etc. for overflow from this page.
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