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Appraisal of Former Swiss Mart, Johnson Valuation Group Ltd, August 19, 2015

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Appraisal of Former Swiss Mart, Johnson Valuation Group Ltd, August 19, 2015 A NARRATIVE APPRAISAL OF VACANT LAND (FORMER SWISS MART) LOCATED AT 8793 AND 8797 NORTH LAKE BOULEVARD KINGS BEACH, PLACER COUNTY, CALIFORNIA OWNED BY AND APPRAISED FOR PLACER COUNTY SUCCESSOR AGENCY JohnsonValuation Group, Ltd. California / Nevada Post Office Box 11430 124 McFaul Way, Ste. 201 Lake Tahoe, Nevada 89448 (775) 588-4787 August 19, 2015 Mr. Eric Findlay, Senior Project Manager Property Management Division Placer County Division of Facility Services 11476 C Avenue Auburn, CA 95603 Re: Appraisal of Vacant Land at 8793 and 8797 North Lake Boulevard, Kings Beach, Placer County, California Dear Mr. Findlay: This letter is in response to your request for a narrative appraisal of the vacant land (former Swiss Mart) located at 8793 and 8797 North Lake Boulevard in Kings Beach, Placer County, California. The subject property is identified as Placer County Assessor's Parcel Numbers 090-192-055 and 062. The subject property is under the ownership of the Successor Agency to the Placer County Redevelopment Agency. The subject property is described in detail in the accompanying appraisal report. This report sets forth pertinent data, statistics and other information considered necessary to establish the current Market Value of the subject property. The intended use of this report is for asset monitoring purposes by Placer County Successor Agency. It is further my understanding that the intended users of this report are the Placer County Successor Agency, other related agencies, and potential buyers. Any other use of this report requires the prior written authorization of this appraisal firm. www.johnsonvaluationgroup.com L15-065 – Swiss Mart JohnsonValuation Group, Ltd. Page 2 This is a narrative appraisal report that fully complies with the current Uniform Standards of Professional Appraisal Practice as adopted by the Appraisal Standards Board of the Appraisal Foundation. I attest to have the knowledge and the expertise necessary to complete this appraisal assignment, and that I have appraised this type of property many times in the past. No one other than the undersigned has prepared the analyses, conclusions, and opinions concerning real estate that are set forth in this report. It is important to note that the subject site was formerly improved with a gas station that had underground storage tanks that leaked and contaminated the soil. The contamination spread to another former service station site located directly across from the subject property on the south side of North Lake Boulevard, which is also now owned by Placer County. Based on June 3, 2015 letter from the Lahontan Regional Water Quality Control Board to Eric Findlay of Placer County, remediation has been completed and that the site has received regulatory closure. It is important to note that the value estimate derived in this report is predicated upon the assumption that soil or water contamination on the subject property has been remediated as indicated to me by the client. After careful consideration of all data available, it is my opinion that the Market Value of the subject property, as of June 21, 2015 is: SIX HUNDRED THOUSAND DOLLARS ($600,000) Respectfully Submitted, _________________________________ Benjamin Q. Johnson, MAI California Certified General Appraiser License # AG043925 California Nevada L15-065 – Swiss Mart JohnsonValuation Group, Ltd. TABLE OF CONTENTS Cover Letter of Transmittal Table of Contents Summary of Salient Facts and Important Conclusions 1 Purpose of Appraisal 2 Extraordinary Assumption 4 Regional Map 5 Area Map 6 Area Description 7 Neighborhood Map 36 Neighborhood Description 37 Exterior Subject Photographs 43 Assessor’s Parcel Map 46 Subject Property Identification and Description 47 Highest and Best Use Analysis 57 Introduction to Valuation Analysis 65 Comparable Sales Chart 66 Comparable Sales Maps 67 Comparable Sales Profile Sheets 68 Reconciliation and Final Property Value Conclusion 78 Exposure & Marketing Time 79 Valuation of Subsequent Development Resources 80 Appraisers’ Certification 88 Standard Assumptions and Limiting Conditions Appraisers’ Qualifications California Nevada L15-065 – Swiss Mart JohnsonValuation Group, Ltd. SUMMARY OF SALIENT FACTS AND IMPORTANT CONCLUSIONS Property Address 8793 and 8797 North Lake Boulevard, Kings Beach, Placer County, California Location Northwest corner of Chipmunk Street and North Lake Boulevard Assessor's Parcel Numbers 090-192-055 and 062 Owner of Record Successor Agency to the Placer County Redevelopment Agency Land Area 13,082± square feet (.30032± acres) Land Coverage 10,833± square feet (.2487± acres) Zoning Kings Beach Community Plan, Special Area #2 (East Entry Commercial) Improvements The subject property is vacant, unimproved land Highest and Best Use Hold for future commercial development Type of Report Narrative Interest Appraised Fee Simple Date of Value June 21, 2015 Date of Completion of Report August 19, 2015 MARKET VALUE CONCLUSION $600,000 California Nevada L15-065 – Swiss Mart 1 JohnsonValuation Group, Ltd. PURPOSE OF APPRAISAL The purpose of the appraisal is to estimate the Market Value of the fee simple interest in the subject property. INTENDED USE OF APPRAISAL The intended use of this report is for asset monitoring purposes by Successor Agency to the Placer County Redevelopment Agency. Any other use of this appraisal report requires the prior written authorization of this appraisal firm. INTENDED USERS OF APPRAISAL The intended users of this appraisal include officials of the Successor Agency to the Placer County Redevelopment Agency, other related agencies, and potential buyers. "MARKET VALUE" DEFINED “ ‘Market Value’ means the most probable price which a property should bring in a competitive and open market under all conditions requisite to a fair sale, the buyer and seller each acting prudently and knowledgeably, and assuming the price is not affected by undue stimulus. Implicit in this definition is the consummation of a sale as of a specified date and the passing of title from seller to buyer under conditions whereby: (1) Buyer and seller are typically motivated; (2) Both parties are well informed or well advised, and acting in what they consider their own best interests; (3) A reasonable time is allowed for exposure in the open market; (4) Payment is made in terms of cash in U. S. dollars or in terms of financial arrangements comparable thereto; and (5) The price represents the normal consideration for the property sold, unaffected by special or creative financing or sales concessions granted by anyone associated with the sale.” (SOURCE: Office of the Comptroller of the Currency under 12 CFR, Part 34, Subpart C-Appraisals, 34.42 Definitions [f].) California Nevada L15-065 – Swiss Mart 2 JohnsonValuation Group, Ltd. TYPE OF REPORT This is a Narrative Appraisal report as defined in the Uniform Standards of Professional Appraisal Practice under Standard Rule 2-2(a). SCOPE OF APPRAISAL The preparation of this appraisal report included: Identification and analysis of the subject property; Identification and analysis of the Tahoe Basin and subject property’s neighborhood; Completion of a Highest and Best Use Analysis; Research, comparison and analysis of comparable commercial property sales; Estimating the Market Value of the subject property under the Sales Comparison Approach; Reconciliation and final Market Value conclusion; Valuation of Subject Property’s TRPA Development Resources; and Preparation of a narrative appraisal report. DATE OF INSPECTION The subject property and the neighborhood in which it is situated was inspected by Benjamin Q. Johnson on various dates in June of 2015, the last inspection occurred on June 21, 2015. EFFECTIVE DATE OF VALUATION The date of valuation for the subject property is June 21, 2015. PROPERTY RIGHTS APPRAISED The subject property is appraised as held in unencumbered fee simple ownership, affected by typical encumbrances such as mortgages, easements and zoning ordinances. California Nevada L15-065 – Swiss Mart 3 JohnsonValuation Group, Ltd. EXTRAORDINARY ASSUMPTION The TRPA Development Resources and land coverage that is described herein is based on TRPA file data and is assumed to be correct. The information has been confirmed independently to the extent possible. It is an extraordinary assumption in this appraisal report that the development resources and coverage as described herein are accurate. The reader is cautioned that the undersigned is not a Land Use Consultant and encourages the reader to seek independent verification of the TRPA development resources and land coverage that is appurtenant to the subject site. Should further TRPA verification of all the development resources prove to be different than those set forth in this appraisal, the impact on property value could be significant. California Nevada L15-065 – Swiss Mart 4 JohnsonValuation Group, Ltd. REGIONAL MAP Lake Tahoe California Nevada L15-065 – Swiss Mart 5 JohnsonValuation Group, Ltd. AREA MAP Tahoe City Incline Village State Highway 28 Kings Beach State Route 89 Emerald Bay South Lake Tahoe U. S. Hwy. 50 S. Shore Stateline California Nevada L15-065 – Swiss Mart 6 JohnsonValuation Group, Ltd. AREA DESCRIPTION The Lake Tahoe Basin is situated in the Sierra Nevadas on the Nevada-California border, approximately 200 miles northeast of San Francisco and approximately 40 miles southwest of Reno. An estimated two-thirds of Lake Tahoe lies within California, and approximately one- third lies within Nevada. The maximum elevation of the lake level is legally regulated at 6,229.10 feet. Many of the surrounding mountain peaks exceed 10,000 feet. Lake Tahoe is 21½ miles long and 12 miles wide. It has a 71± mile shoreline and a maximum depth of 1,645 feet. The surface covers 190 square miles, and the lake contains more than 122 million acre-feet of water. Lake Tahoe is the tenth deepest lake in the world and the second clearest in the United States. The unique recreational amenity provided by the lake itself and the dramatic prospect offered by the surrounding mountains attract hundreds of thousands of tourists each year. The U. S. Forest Service owns more than 70% of the land area within the Lake Tahoe Basin.
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