city council agenda item report

City Council AGENDA ITEM REPORT

Discussion and possible action to approve the sale of a City property located at 404 West

Spring St, an R3 Zoning residential lot, approximately 6,891.08 square feet and a Request for Proposals (RFP) submitted by Francisco and Alma Nidia Gonzalez.

MEETING DATE: June 15, 2021 DEPARTMENT: Economic Development CATEGORY: RFQ/RFP Award PREPARED BY: Hector Tapia, Economic Development Director PRESENTER: Hector Tapia, Economic Development Director

DISCUSSION:

The City of Somerton, through a request for proposals (RFP) process, has advertised the sale of certain city owned properties. The City's RFP was published in the Yuma Sun on January 27, 29, 31 and February 3, 2021. On June 5, 2021, Francisco and Alma Nidia Gonzalez submitted a response to the RFP for a property located at 404 West Spring Street. This is a residential lot zoned R3 and 6,891.08 s.f. On March 25, 2021, the City received the appraised value for the subject property. The appraisal value is $45,000. Staff recommends the sale of this city owned parcel for the amount of $45,000. The City's Public Works agrees to remove the asphalt and a storm drain pipe on that lot since it is currently used as a public parking lot. Water and sewer are available services at this property. The Gonzalez family agrees to pay the appraisal value. This family lives at a house located just northwest of the subject parcel. Their intent is to build a new home within two years from the date of purchase. SUGGESTED ACTION:

Motion to approve the RFP and sale of the City property located at 404 W Spring St (Parcel #743-62-116) and direct City Staff to work on a City Council Resolution for the sale and on the details of closings for the amount of $45,000. ATTACHMENT(S):

Appraisal404_W_Spring St_MAR2021 RFP_404_W_Spring_St 404_W_Spring_St_LocationMap

Rose Appraisal Firm

City of Somerton

N/A

404 W Spring St Somerton AZ 85350

City of Somerton Somerton, City of Yuma

L W Williams First Addition To Somerton Block: 3 Lot:10

743-62-116 2020 0

City of Somerton 49740 0115.03

None 0

Marketing Tool

City of Somerton 143 N State Ave/PO Box 638 Somerton, AZ 85350

50

175

150

0

75

50

80

2

3

5

Agricultural 10

The subject's north boundary is County 15th Street with an east boundary of

Somerton Avenue.The west boundary is Avenue F with a south boundary of Main St aka Hwy-95.

The subject is located in an established neighborhood made up of single family site built homes on typical city lots. The

area's only public major medical facility is located in the City of Yuma approximately 12 miles northeast of the City of Somerton. Shopping

centers are nearby southeast of the subject subdivision. A public elementary school is located approximately two blocks west of the subject

subdivision. While a middle school is within a mile northeast of the subject. Competing subdivisions of site built homes are nearby to the north

and east. Properties in this neighborhood exhibit average to good maintenance.

The current resale market is stable in Yuma County. Values in most parts of the county have leveled and are remaining stable. With some areas of slight incline. Financing concessions were not part of property purchases in the recent past. However, due to the current balance of supply and demand, financing concessions are becoming more frequent.

50' X 140' 7,000 sf Rectangular Residential area

R-3 High Density Residential

Allows for one single family, or one multi-family (duplex/triplex/fourplex) site built dwelling per parcel

Multi-family residential dwelling with utilities connected on site.

Asphalt lot finish

Vacant lot

Level lot Typical Adequate

Partial west side block wall

X500 04027C1830F 1/16/2014

APS

None

City of Somerton

City of Somerton

Other None

Other None

Asphalt

Residential/Neutral

Concrete/Drainage

Concrete

Dusk to dawn

Unimproved

The northeast corner of the subject lot has a fenced off portion which consists of a utility easement for a wastewater lift station. Otherwise, no

adverse site conditions were observed at the time of inspection.

Subject site is a residential corner lot with 50' street frontage on it's south side and approximately 140' street frontage on it's east

side. The subject has partial concrete block west side fencing. The subject site has an asphalt finish. The northeast corner of the subject lot has

a fenced off portion which consists of a utility easement for a wastewater lift station. Utilities are available to the subject site. No inadequacies to

the subject site were observed at the time of the inspection.

Form WFLND - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE

File No.:

Loan No.:LAND APPRAISAL REPORTThe purpose of this summary appraisal report is to provide the lender/client with an accurate and adequately supported opinion of the market value of the subject property.

CLIENT AND PROPERTY IDENTIFICATION

Property Address: City: State: ZIP:

Borrower: Owner of Public Record: County:

Legal Description:

Assessor's Parcel #: Tax Year: R.E. Taxes:

Neighborhood Name: Map Reference: Census Tract:

Special Assessments: PUD Yes No HOA: $ Per Year Per Month

Property Rights Appraised: Fee Simple Leasehold Other (describe)

Assignment Type: Purchase Transaction Refinance Transaction Other (describe)

Lender/Client: Address:

CONTRACT ANALYSIS

I did did not analyze the contract for sale for the subject purchase transaction. Explain the results of the analysis of the contract for sale or why the analysis was not

performed.

Contract Price $: Date of Contract: Is the property seller the owner of public record? Yes No Data Sources

Is there any financial assistance (loan charges, sale concessions, gift or down payment assistance, etc.) to be paid by any party on behalf of the borrower? Yes No

If Yes, report the total dollar amount and describe the items to be paid. $

NEIGHBORHOOD DESCRIPTION

Note: Race and the racial composition of the neighborhood are not appraisal factors.

Neighborhood Characteristics

Location Urban Suburban Rural

Built-Up Over 75% 25-75% Under 25%

Growth Rapid Stable Slow

One-Unit Housing Trends

Property Values Increasing Stable Declining

Demand/Supply Shortage In Balance Over Supply

Marketing Time Under 3 mths 3-6 mths Over 6 mths

One-Unit Housing

PRICE

$ (000)

AGE

(yrs)

Low

High

Pred.

Present Land Use %

One-Unit %

2-4 Unit %

Multi-Family %

Commercial %

%

Neighborhood Boundaries:

Good Average Fair Poor

Convenience to Employment

Convenience to Shopping

Convenience to Primary Education

Convenience to Recreational Facilities

Employment Stability

Good Average Fair Poor

Property Compatibility

General Appearance of Properties

Adequacy of Police/Fire Protection

Protection from Detrimental Conditions

Overall Appeal to Market

Neighborhood Description:

Market Conditions (including support for the above conclusions):

SITE DESCRIPTION

Dimensions: Area: Acres Sq.Ft. Shape: View:

Zoning Classification: Zoning Description:

Zoning Compliance: Legal Legal Nonconforming (Grandfathered Use) No Zoning Illegal (describe)

Uses permitted under current zoning regulations:

Highest & Best Use:

Describe any improvements:

Do present improvements conform to zoning? Yes No No improvements If No, explain:

Present use of subject site: Current or proposed ground rent? Yes No If Yes, $

Topography: Size: Drainage:

Corner Lot: Yes No Underground Utilities: Yes No Fenced: Yes No If Yes, type:

Special Flood Hazard Area Yes No FEMA Flood Zone: FEMA Map #: FEMA Map Date:

Utilities Public Other Provider or Description

Electricity

Gas

Water

Sanitary Sewer

Off-site Improvements Type/Description Public Other

Street Surface

Street Type/Influence

Curb/Gutter

Sidewalk

Street Lights (type)

Alley

Are the utilities and off-site improvements typical for the market? Yes No If No, describe:

Are there any adverse site conditions or external factors (easements, encroachments, environmental conditions, land uses, etc.)? Yes No If Yes, describe:

Site Comments:

01/2010

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City of Somerton

N/A

1 45,000 45,000

5 45,000 120,000

404 W Spring St

Somerton, AZ 85350

Curbside Inspection

Public Records

N/A

Residential Subd

Fee Simple

7000Sq.Ft.

N;Resd

Level lot

Elec-Water-Sewer

2 Sides

Residential/Neutral

None

Partial c. block wall

None

Zoning R-3

Utility Easement Yes

679 E Yucca St

Somerton, AZ 85350

0.80 miles SE

Paragon MLS #20202971

YumaCoDoc#2020-33642

60,000

10.00

11/04/2020

99

Cash

None

Residential Subd

Fee Simple

6000 0

N;Resd

Level lot

Elec-Water-Sewer

1 Side +1,000

Residential/Neutral

None

Concrete block wall -2,000

None

R1-6 -2,000

No -5,000

-8,000

52,000

370 S Congress Ave

Somerton, AZ 85350

0.34 miles SW

Paragon MLS #20201666


49,500

8.25

10/16/2020

182

Conventional

None

Residential Subd

Fee Simple

6000 0

N;Resd

Level lot

Elec-Water-Sewer

1 Side +1,000

Residential/Neutral

None

Perimeter Fence -1,000

None

R-2 0

No -5,000

-5,000

44,500

809 W Spring St

Somerton, AZ 85350

0.26 miles W

Paragon MLS #142025


45,000

6.43

09/16/2020

134

Cash

None

Residential Subd

Fee Simple

7000

N;Resd

Level lot

Elec-Water-Sewer

1 Side +1,000

Residential/Neutral

None

Perimeter Fence -1,000

None

R-2 0

No -5,000

-5,000

40,000Comparable Sales (in $)

Public Assessor's Records

Public Assessor's Records

Public Assessor's Records & Local MLS

Per local Paragon MLS search

Per local Paragon MLS search

The subject property has no sale or transfer history within the three years prior of the

appraisal inspection date. The subject property has not been listed for sale per local MLS within the past twelve months.

See attached supplemental addendum.

The market approach was attributed the primary weight in the value conclusion. Utilizing the above market sales data, it is

this appraiser's opinion that the fair market value for the subject property is as stated below.

This appraisal analysis of the subject property is for vacant land

only. No conditions are stated or inferred to this appraisal analysis of the subject property.

45,000 03/25/2021


File No.:

Loan No.:LAND APPRAISAL REPORTThere are comparable sites currently offered for sale in the subject neighborhood ranging in price from $ to $

There were comparable sites sold in the past 12 months in the subject neighborhood ranging in sale price from $ to $

COMPARABLE SALES

FEATURE SUBJECT COMPARABLE # 1 COMPARABLE # 2 COMPARABLE # 3

Address

City/St/Zip

Proximity to Subject

Data Sources

Verification Sources

Sale Price $ $ $ $

Price/ $ $ $ $

Date of Sale (MO/DA/YR)

Days on Market

Financing Type

Concessions

Location

Property Rights Appraised

Site Size

View

Topography

Available Utilities

Street Frontage

Street Type

Water Influence

Fencing

Improvements

Net Adjustment (Total, in $) + + +$

$

Adjusted sales price of the

– – –$

$

$

$

Net Adj. %

Gross Adj. %

Net Adj. %

Gross Adj. %

Net Adj. %

Gross Adj. %

The Appraiser has researched the transfer history of the subject property for the past 3 years and the listing history of the subject for the past 12 months prior to the effective date

of this appraisal. The appraiser has also researched the transfer and listing history of the comparable sales for the past 12 months.

The appraiser's research did did not reveal any prior sales or transfers of the subject property for the three years prior to the effective date of the appraisal.

Data Sources:

The appraiser's research did did not reveal any prior sales or transfers of the comparable sales for the year prior to the date of sale of the comparable sale.

Data Sources:

The appraiser's research did did not reveal any prior listings of the subject property or comparable sales for the year prior to the effective date of the appraisal.

Data Sources:

Listing/Transfer History

(if more than two, use

comments section or an

addendum.)

Transfer/Sale (ONLY) of the

Subject in past 36 months:

$

$

Listing and Transfer history of

Comp 1 in past 12 months:

$

$



$

$



$

$

Subject property is currently listed for sale? Yes No Data Source:

Current Listing History List Date List Price

$

Days on Market Data Source

Subject property has been listed within the last 12 months? Yes No Data Source:

12 Month Listing History List Date List Price

$

$

Days on Market Data Source

Comments on Prior Sales/Transfers and Current and Prior Listings:

Summary of the Sales Comparison Approach:

Reconciliation Comments:

This appraisal is made ''as is'', or subject to the following conditions or inspections:

Based on a complete visual inspection of the subject site and those improvements upon said site, defined scope of work, statement of assumptions and

limiting conditions, and appraiser's certification, my (our) opinion of market value, as defined, of the real property that is the subject of this report is:

Opinion of Market Value: $ , as of: , which is the date of inspection and the effective date of this appraisal.

01/2010

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City of Somerton

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File No.:

Loan No.:LAND APPRAISAL REPORTPROJECT INFORMATION FOR PUDs (if applicable)

Is the developer/builder in control of the Homeowners’ Association (HOA)? Yes No Unit type(s): Detached: Attached:

Provide the following information for PUDs ONLY if the developer/builder is in control of the HOA and the subject property is an attached dwelling unit.

Legal Name of Project:

Total number of phases: Total number of units: Total number of units sold:

Total number of units rented: Total number of units for sale: Data sources:

Was the project created by the conversion of existing building(s) into a PUD? Yes No If Yes, date of conversion:

Does the project contain any multi-dwelling units? Yes No Data Source:

Are the units, common elements, and recreation facilities complete? Yes No If No, describe the status of completion:

Describe common elements and recreational facilities:

CERTIFICATIONS AND LIMITING CONDITIONS

This report form is designed to report an appraisal of a parcel of land which may have some minor improvements but is not considered to be an “improved site”. All improvements

are considered to be of relatively minor value impact on the overall value of the site. This report form is not designed to report on an “improved site” where significant value is

derived from the improvements. This appraisal report form may be used for single family, multi-family sites and may be included within a PUD development.

This appraisal report is subject to the following scope of work, intended use, intended user, definition of market value, statement of assumptions and limiting conditions and

certifications. Modifications, additions, or deletions to the intended use, intended user, definition of market value, or assumptions and limiting conditions are not permitted. The

appraiser may expand the scope of work to include any additional research or analysis necessary based on the complexity of this appraisal assignment. Modifications or deletions

to the certifications are also not permitted. However, additional certifications that do not constitute material alterations to this appraisal report, such as those required by law

or those related to the appraiser's continuing education or membership in an appraisal organization, are permitted.

SCOPE OF WORK: The scope of work for this appraisal is defined by the complexity of this appraisal assignment and the reporting requirements of this appraisal report form,

including the following definition of market value, statement of assumptions and limiting conditions and certifications. The appraiser must, at a minimum: (1) perform a complete

visual inspection of the subject site and any limited improvements, (2) inspect the neighborhood, (3) inspect each of the comparable sales from at least the street, (4) research,

verify and analyze data from reliable public and/or private sources, and (5) report his or her analysis, opinions and conclusions in this appraisal report.

INTENDED USE: The intended use of this appraisal report is for the lender/client to evaluate the property that is the subject of this appraisal for a mortgage finance transaction.

INTENDED USER: The intended user of this report is the lender/client identified within the appraisal report.

DEFINITION OF MARKET VALUE: 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

each acting in what they consider their own best interest; (3) a reasonable time is allowed for exposure in the open market; (4) payment is made in terms of cash in United States

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: OCC, OTS, FRS, & FDIC joint regulations published June 7, 1994)

*Adjustments to the comparables must be made for special or creative concessions. No adjustments are necessary for those costs which are normally paid by sellers as a result of

tradition or law in a market area; these costs are readily identifiable since the seller pays these costs in virtually all sales transactions. Special or creative financing adjustments can

be made to the comparable property by comparisons to financing terms offered by a third party institutional lender that is not already involved in the property or transaction. Any

adjustment should not be calculated on a mechanical dollar for dollar cost of the financing or concession but the dollar amount of any adjustment should approximate the market's

reaction to the financing or concessions based on the appraiser's judgment.

STATEMENT OF ASSUMPTIONS AND LIMITING CONDITIONS: The appraiser's certification in this report is subject to the following assumptions and limiting conditions:

1. The appraiser will not be responsible for matters of a legal nature that affect the subject property being appraised or the title to it, except for information that he or she

became aware of during the research involved in performing this appraisal. The appraiser assumes that the title is good and marketable and will not render any opinions

about the title.

2. The appraiser has examined the available flood maps that are provided by the Federal Emergency Management Agency (or other data sources) and has noted in this

appraisal report whether any portion of the subject site is located in an identified Special Flood Hazard Area. Because the appraiser is not a surveyor, he or she makes no

guarantees, express or implied, regarding this determination.

3. The appraiser will not give testimony or appear in court because he or she made an appraisal of the property in question unless specific arrangements to do so have been

made beforehand, or as otherwise required by law.

4. The appraiser has noted in this appraisal report any adverse conditions (such as the presence of hazardous wastes, toxic substances, etc.) observed during the

inspection of the subject property or that he or she became aware of during the research involved in performing this appraisal. Unless otherwise stated in this appraisal

report, the appraiser has no knowledge of any hidden or unapparent physical deficiencies or adverse conditions of the subject property (such as, but not limited to,

needed repairs, deterioration, the presence of hazardous wastes, toxic substances, adverse environmental conditions, etc.) that would make the property less valuable,

and has assumed that there are no such conditions and makes no guarantees or warranties express or implied. The appraiser will not be responsible for any such

conditions that do exist or for the engineering or testing that might be required to discover whether such conditions exist. Because the appraiser is not an expert in the

field of environmental hazards, this appraisal must not be considered as an environmental assessment of the property.

APPRAISER'S CERTIFICATION: The Appraiser certifies and agrees that:

1. I have, at a minimum, developed and reported this appraisal in accordance with the scope of work requirements stated in this appraisal report.

2. I performed a complete visual inspection of the subject site and any limited improvements. I have reported the information in factual and specific terms. I identified and

reported the deficiencies of the subject site that could affect the utility of the site and its usefulness as a building lot(s).

3. I performed this appraisal in accordance with the requirements of the Uniform Standards of Professional Appraisal Practice that were adopted and promulgated by the

Appraisal Standards Board of the Appraisal Foundation and that were in place at the time this appraisal report was prepared.

4. I developed my opinion of the market value of the real property that is the subject of this report based on the sales comparison approach to value. I have adequate

comparable market data to develop a reliable sales comparison approach for this appraisal assignment. I further certify that I considered the cost and income approaches

to value but did not develop them unless indicated elsewhere within this report as there are no or very limited improvements and these approaches to value are not

deemed necessary for credible results and/or reliable indicators of value for this appraisal assignment.

5. I researched, verified, analyzed, and reported on any current agreement for sale for the subject property, any offering for sale of the subject property in the twelve months

prior to the effective date of this appraisal, and the prior sales of the subject property for a minimum of three years prior to the effective date of this appraisal, unless

otherwise indicated in this report.

6. I researched, verified, analyzed, and reported on the prior sales of the comparable sales for a minimum of one year prior to the date of the sale of the comparable sale,

unless otherwise indicated in this report.

7. I selected and used comparable sales that are locationally, physically, and functionally the most similar to the subject property.

8. I have not used comparable sales that were the result of combining multiple transactions into one reported sale.

9. I have reported adjustments to the comparable sales that reflect the market's reaction to the differences between the subject property and the comparable sales.

10. I have verified, from a disinterested source, all information in this report that was provided by parties who have a financial interest in the sale or financing of the subject

property.

11. I have knowledge and experience in appraising this type of property in this market area.

12. I am aware of, and have access to, the necessary and appropriate public and private data sources, such as multiple listing services, tax assessment records, public land

records and other such data sources for the area in which the property is located.

01/2010

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City of Somerton

N/A

Misty Rose

Rose Appraisal Firm

902 S. Dora Avenue #A

Yuma, AZ 85364

(928) 539-7191

[email protected]

05/03/2021

03/25/2021

10744

AZ

07/31/2021

404 W Spring St

Somerton, AZ 85350

45,000

Client: City of Somerton

City of Somerton

143 N State Ave/PO Box 638

Somerton, AZ 85350


File No.:

Loan No.:LAND APPRAISAL REPORTCERTIFICATIONS AND LIMITING CONDITIONS (continued)

13. I obtained the information, estimates, and opinions furnished by other parties and expressed in this appraisal report from reliable sources that I believe to be true and

correct.

14. I have taken into consideration the factors that have an impact on value with respect to the subject neighborhood, subject property, and the proximity of the subject

property to adverse influences in the development of my opinion of market value. I have noted in this appraisal report any adverse conditions (such as, but not limited

to, needed repairs, deterioration, the presence of hazardous wastes, toxic substances, adverse environmental conditions, etc.) observed during the inspection of the

subject property or that I became aware of during the research involved in performing this appraisal. I have considered these adverse conditions in my analysis of the

property value, and have reported on the effect of the conditions on the value and marketability of the subject property.

15. I have not knowingly withheld any significant information from this appraisal report and, to the best of my knowledge, all statements and information in this appraisal

report are true and correct.

16. I stated in this appraisal report my own personal, unbiased, and professional analysis, opinions, and conclusions, which are subject only to the assumptions and limiting

conditions in this appraisal report.

17. I have no present or prospective interest in the property that is the subject of this report, and I have no present or prospective personal interest or bias with respect to the

participants in the transaction. I did not base, either partially or completely, my analysis and/or opinion of market value in this appraisal report on the race, color, religion,

sex, age, marital status, handicap, familial status, or national origin of either the prospective owners or occupants of the subject property or of the present owners or

occupants of the properties in the vicinity of the subject property or on any other basis prohibited by law.

18. My employment and/or compensation for performing this appraisal or any future or anticipated appraisals was not conditioned on any agreement or understanding,

written or otherwise, that I would report (or present analysis supporting) a predetermined specific value, a predetermined minimum value, a range or direction in value,

a value that favors the cause of any party, or the attainment of a specific result or occurrence of a specific subsequent event (such as approval of a pending mortgage

loan application).

19. I personally prepared all conclusions and opinions about the real estate that were set forth in this appraisal report. If I relied on significant real property appraisal

assistance from any individual or individuals in the performance of this appraisal or the preparation of this appraisal report, I have named such individual(s) and

disclosed the specific tasks performed in this appraisal report. I certify that any individual so named is qualified to perform the tasks. I have not authorized anyone

to make a change to any item in this appraisal report; therefore, any change made to this appraisal is unauthorized and I will take no responsibility for it.

20. I identified the lender/client in this appraisal report who is the individual, organization, or agent for the organization that ordered and will receive this appraisal report.

21. The lender/client may disclose or distribute this appraisal report to: the borrower; another lender at the request of the borrower; the mortgagee or its successors and

assigns; mortgage insurers; government sponsored enterprises; other secondary market participants; data collection or reporting services; professional appraisal

organizations; any department, agency, or instrumentality of the United States; and any state, the District of Columbia, or other jurisdictions; without having to obtain the

appraiser's or supervisory appraiser's (if applicable) consent. Such consent must be obtained before this appraisal report may be disclosed or distributed to any other

party (including, but not limited to, the public through advertising, public relations, news, sales, or other media).

22. I am aware that any disclosure or distribution of this appraisal report by me or the lender/client may be subject to certain laws and regulations. Further, I am also subject

to the provisions of the Uniform Standards of Professional Appraisal Practice that pertain to disclosure or distribution by me.

23. The borrower, another lender at the request of the borrower, the mortgagee or its successors and assigns, mortgage insurers, government sponsored enterprises, and

other secondary market participants may rely on this appraisal report as part of any mortgage finance transaction that involves any one or more of these parties.

24. If this appraisal report was transmitted as an “electronic record” containing my “electronic signature”, as those terms are defined in applicable federal and/or state laws

(excluding audio and video recordings), or a facsimile transmission of this appraisal report containing a copy or representation of my signature, the appraisal report

shall be as effective, enforceable and valid as if a paper version of this appraisal report were delivered containing my original hand written signature.

25. Any intentional or negligent misrepresentation(s) contained in this appraisal report may result in civil liability and/or criminal penalties including, but not limited to, fine or

imprisonment or both under the provisions of Title 18, United States Code, Section 1001, et seq., or similar state laws.

SUPERVISORY APPRAISER'S CERTIFICATION: The Supervisory Appraiser certifies and agrees that:

1. I directly supervised the appraiser for this appraisal assignment, have read the appraisal report, and agree with the appraiser's analysis, opinions, statements,

conclusions, and the appraiser's certification.

2. I accept full responsibility for the contents of this appraisal report including, but not limited to, the appraiser's analysis, opinions, statements, conclusions, and the

appraiser's certification.

3. The appraiser identified in this appraisal report is either a sub-contractor or an employee of the supervisory appraiser (or the appraisal firm), is qualified to perform this

appraisal, and is acceptable to perform this appraisal under the applicable state law.

4. This appraisal report complies with the Uniform Standards of Professional Appraisal Practice that were adopted and promulgated by the Appraisal Standards Board of

The Appraisal Foundation and that were in place at the time this appraisal report was prepared.

5. If this appraisal report was transmitted as an “electronic record” containing my “electronic signature”, as those terms are defined in applicable federal and/or state laws

(excluding audio and video recordings), or a facsimile transmission of this appraisal report containing a copy or representation of my signature, the appraisal report shall

be as effective, enforceable and valid as if a paper version of this appraisal report were delivered containing my original hand written signature.

SIGNATURES

APPRAISER

Signature:

Name:

Company Name:

Company Address:

Telephone Number:

Email Address:

Date of Signature and Report:

Effective Date of Appraisal:

State Certification #:

or State License #:

or Other (describe): State #:

State:

Expiration Date of Certification or License:

ADDRESS OF PROPERTY APPRAISED

APPRAISED VALUE OF SUBJECT PROPERTY $

LENDER/CLIENT

Name:

Company Name:

Company Address:

Email Address:

SUPERVISORY APPRAISER (ONLY IF REQUIRED)

Signature:

Name:

Company Name:

Company Address:

Telephone Number:

Email Address:

Date of Signature:

State Certification #:

or State License #:

State:

Expiration Date of Certification or License:

SUBJECT PROPERTY

Did not inspect subject property

Did inspect exterior of subject property from at least the street

Date of Inspection:

COMPARABLE SALES

Did not inspect exterior of comparable sales from street

Did inspect exterior of comparable sales from street

Date of Inspection:

01/2010

of 26

Form SUP - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE

City of Somerton

City of Somerton

404 W Spring St

Somerton Yuma AZ 85350

City of Somerton

SUBJECT ZONING ADDENDUM

R-3; Residential high density zoning allows for the subject lot to be improved with one single family site built dwelling, or

one multi-family (duplex/triplex/fourplex) site built structure per parcel. Therefore, the subject property is legal and

conforming. The properties utilized to compare the subject to are known to be residential legal zoning in Yuma County

Arizona. The subject property zoning information was provided by the City of Somerton planning and development

department and can be messaged or reached at 928-722-7399.

USPAP 2012-2013

I have performed no other services, as an appraiser or in any other capacity, regarding the property that is the subject of

this appraisal within the three year period immediately preceding acceptance of this assignment.

FEE STATEMENT

The agreed upon fee for this vacant land appraisal assignment is five hundred dollars and no cents.

EXPOSURE TIME ADDENDUM

This appraiser's opinion is approximately three to six months market exposure time for the subject property as of the

effective date of this appraisal.

PURPOSE

This appraisal analysis is to estimate the fair market value of the subject property vacant land only as of an effective date

of: 03/25/2021. The date the property was physically inspected by this appraiser was 03/25/2021.

INTENDED USE/INTENDED USER

The intended use of this appraisal report is to assist the client in making a decision. The intended user is the client:

the City of Somerton and their assignees.

MARKET DATA ADDENDUM

All areas of the City of Somerton were researched for vacant land sales similar to the subject property. Only comparable #3

was uncovered within the subject's subdivision. While comparable land sales #1 and #2 were any uncovered within the

subject's immediate market area. The comparables are all within a one mile radius of the subject property. Major roadways

were cross when arriving at some of the comparables. However, this is typical and does not affect the marketability or

value of the subject property. Comparable sale #1 is most recent having sold within the past four months. Comparable #2

is a sale from five months ago. While comp #3 has closed escrow within the past eight months. All three comparable land

sales were uncovered through researching the local multiple listing service and verified through Yuma County Assessor's

records and title company data sources. The comparables and the subject, although slightly vary in size, have similar lot

values. These land values are based on sales of vacant land uncovered utilizing MLS research methods and verified

through public record and/or title company data bases. The comparable land sales were all respectively adjusted for their

differences from the subject in site utility and connection count, lot finish, fencing, gates, sheds, building structures, and

their individual street access. All of the comparable sales utilized in this appraisal analysis of the subject vacant land are

considered representative of the subject's current market. They are the most recent, proximate, and similar sales available.

No others are known to exist. All three comparables were given equal weight due to their being recent sales and for being

within the subject's immediate area. The comparables bracket and support the final estimate of value for the subject

property vacant land.

SUPPLEMENTAL ADDENDUMBorrower

Lender/Client

File No.

Property Address

City County State Zip Code

of 26

Form MAP.PLAT - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE

Plat Map

City of Somerton

404 W Spring St


City of Somerton

Borrower

Lender/Client

Property Address


of 26

Form MAP.LOC - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE

Aerial Map

City of Somerton

404 W Spring St


City of Somerton

Borrower

Lender/Client

Property Address


of 26

Form MAP.LOC - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE

Location Map

City of Somerton

404 W Spring St


City of Somerton

Borrower

Lender/Client

Property Address


of 26

Form PICSIX2 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE

Subject Photograph Addendum

City of Somerton

404 W Spring St


City of Somerton

lot lot

lot public utilities area adjacent to subject lot

Street Street

Borrower

Lender/Client

Property Address


of 26

Subject Photograph Addendum

City of Somerton

404 W Spring St


City of Somerton

Wastewater lift station on site

On site wastewater lift station

Form LPICPIX - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE

Borrower

Lender/Client

Property Address


of 26

Form PICPIX.BR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE

Comparable Photo Page

City of Somerton

404 W Spring St


City of Somerton

Comparable 1679 E Yucca St

Comparable 2370 S Congress Ave

Comparable 3809 W Spring St

Borrower

Lender/Client

Property Address


of 26

City of Somerton

City of Somerton

City of Somerton

Misty Rose

Licensed Appraiser

05/03/2021

10744

07/31/2021 AZ

404 W Spring St, Somerton, AZ 85350

Form APPRIND2 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE

Appraiser Independence Certification

I do hereby certify, I have followed the appraiser independence safeguards in compliance with Appraisal

Independence and any applicable state laws I may be required to comply with. This includes but is not

limited to the following:

I am currently licensed and/or certified by the state in which the property to be appraised is located

My license is the appropriate license for the appraisal assignment(s) and is reflected on the

appraisal report.

I certify that there have been no sanctions against me for any reason that would impair my ability

to perform appraisals pursuant to the required guidelines.

I assert that no employee, director, officer, or agent of ,

or any other third party acting as joint venture partner, independent contractor, appraisal management

company, or partner on behalf of , influenced, or attempted

to influence the development, reporting, result, or review of my appraisal through coercion, extortion,

collusion, compensation, inducement, intimidation, bribery, or in any other manner.

I further assert that has never participated in any of the

following prohibited behavior in our business relationship:

1) Withholding or threatening to withhold timely payment or partial payment for an appraisal report;

2) Withholding or threatening to withhold future business with me, or demoting or terminating or

threatening to demote or terminate me;

3) Expressly or impliedly promising future business, promotions, or increased compensation for

myself;

4) Conditioning the ordering of my appraisal report or the payment of my appraisal fee or salary or

bonus on the opinion, conclusion, or valuation to be reached, or on a preliminary value estimate

requested from me;

5) Requesting that I provide an estimated, predetermined, or desired valuation in an appraisal report

prior to the completion of the appraisal report, or requesting that I provide estimated values or

comparable sales at any time prior to my completion of an appraisal report;

6) Provided me an anticipated, estimated, encouraged, or desired value for a subject property or a

proposed or target amount to be loaned to the borrower, except that a copy of the sales contract

for purchase transactions may be provided;

7) Provided to me, or my appraisal company, or any entity or person related to me as appraiser,

appraisal company, stock or other financial or non-financial benefits;

8) Any other act or practice that impairs or attempts to impair my independence, objectivity, or

impartiality or violates law or regulation, including, but not limited to, the Truth in Lending Act

(TILA) and Regulation Z, or the USPAP.

Signature

Appraiser's Name

State Title or Designation

Date

State License or Certification #

Expiration Date of License or Certification State

Address of Property Appraised

05/13

of 26

Form SCNLGH - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE

Copy of License

City of Somerton

404 W Spring St


City of Somerton

Borrower

Lender/Client

Property Address


of 26

Form SCNLGH - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE

E&O

City of Somerton

404 W Spring St


City of Somerton

Borrower

Lender/Client

Property Address


of 26

Rose Appraisal Firm

Mailing Address:

Rose Appraisal Firm

902 S Dora Ave

Yuma, AZ 85364-3513

(928) 539-7191

City of Somerton

143 N State Avenue

PO Box 638

Somerton, AZ 85350

[email protected]

928-722-7400

City of Somerton-Spring St Lot

05/03/2021

City of Somerton

20-3880490

Please make check or money order payable to: Rose Appraisal Firm and send to the mailing address shown above.

City of Somerton City of Somerton

City of Somerton

404 W Spring St

Somerton

Yuma AZ 85350

L W Williams First Addition To Somerton Block: 3 Lot:10

Residential Real Estate Appraisal Report Vacant Land Only 500.00

500.00

Thank you for choosing Rose Appraisal Firm 500.00

Form NIV5D - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE

FROM:

Telephone Number: Fax Number:

TO:

E-Mail:

Telephone Number: Fax Number:

Alternate Number:

INVOICE

INVOICE NUMBER

DATES

Invoice Date:

Due Date:

REFERENCE

Internal Order #:

Lender Case #:

Client File #:

FHA/VA Case #:

Main File # on form:

Other File # on form:

Federal Tax ID:

Employer ID:

DESCRIPTION

Lender: Client:

Purchaser/Borrower:

Property Address:

City:

County: State: Zip:

Legal Description:

FEES AMOUNT

SUBTOTAL

PAYMENTS AMOUNT

Check #: Date: Description:

Date:Check #: Description:

Check #: Date: Description:

SUBTOTAL

TOTAL DUE $

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of 26

City of Somerton Property

404 West Spring Street, Parcel #743-62-116

of 26

city council agenda item report

Documents