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HomeMy WebLinkAboutLady, Michael affidavit 08-11-04 i . . {", t~, --. -",. . CARMEL/CLA Y BOARD OF ZONING APPEALS '" ~ . In re: Application of Martin Marietta Docket No. Affidavit of Michael C. Lady Personally appeared before the undersigned notary public, duly authorized to administer oaths, Michael C. Lady, who under oath, deposes and states as follows: 1. My name is Michael C. Lady, and I am over the age of 21 years. I have personal knowledge of the facts recited herein. 2. I prepared the property value analysis that is attached hereto and titled '~:~j, "Neighborhood Analysis Kingswood Subdivision." This report reflects that Kingswood homes have appreciated, and continue to appreciate in value. Their selling prices are typical for competing subdivisions in the area and the Kingswood selling price per square foot, in 2002, tied with the Woodfield subdivision. Kingswood remained consistent with comparable subdivisions in the area for the .... other years studied. 3. I saw nothing in my investigation of Kingswood sales data, including .resales, days on the market, sales price per square foot, and various other data, that ~ . ;. I e "I would suggest that property values in it have been adversely affected by existing Martin Marietta operations. It is my opinion that Martin Marietta's mining operations, both south of 106th Street and north of 106th Street, have not adversely affected property values in the nearest subdivision. 4. I understand that the special use application at issue proposes to mine sand and gravel on property located south of 106th street. The mining will be accomplished through the use of loaders, excavators, and trucks. The activity proposed is comparable to what is already conducted on Martin Marietta's property south of 106th Street, although less intense because the proposed application includes neither blasting nor processing. Likewise, the extraction proposed in the application is less intensive and farther away than the extraction and processing that has occurred at the Carmel Sand mine north of 106th Street, and adjacent to the perimeter of the Kingswood subdivision. 5. Homes in River's Edge, which is adjacent to an active stone mining operation, currently sell for more than $400,000. For example, on or about June 8, 2004, a home at 4709 River Ridge Drive, which is in close proximity to Martin Marietta's North Indy Processing Plant, sold for $425,000, at $128.71 per square foot. 6. My original report was prepared in January 2003 in anticipation of a hearing during that year. I have reviewed transactions in Kingswood since then ~. . ...\ .' - . , and nothing that I have seen changes my opinion. The opinion I expressed then remams my opmIon now. Further affiant saith not. M~;_l/(s · State of Indiana ) )ss. County of').A1HIlION) Subscribed and sworn to before me .~ IlfA da of AllGuSr ,2004. ,h{d~~, . ,::;2-?U..e--"i Notary Public,fiAmtL7C'N' County Indiana Commission expires: (f In;/ :<c,eJ1 LINDA L LANIER NOfARYPlJBUCSTATBOPINDIANA HAMILTON coUNTV MY COMMISSION EXP. NOV.l~ --<, ~1- .i:_.' .. '" lI!U'&.RA "'ky-'~ LOCAL EXPERTlSE...NATlONALLY NEIGHBORHOOD ANALYSIS Kingswood Subdivision Hamilton County Carmel, Indiana PREPARED FOR: Mr. John Schuler Martin Marietta Aggregates 13595 Landser Place Carmel, Indiana 46033 EFFECTIVE DATE OF THE APPRAISAL: January 30, 2003 INTEGRA REALTY RESOURCES - INDIANAPOLIS 4981 North Franklin Road Indianapolis, Indiana 46226 Phone: 317-546-4720 Fax: 317-546-1407 E-Mail: mlady@irr.com FILE NUMBER: 11830079 ~~'- ,.. i INTEGRA REALTY RESOURCES March 3,2003 Mr. John Schuler Martin Marietta Aggregates 13595 Landser Place Cannel, Indiana 46033 Subject: Neighborhood Analysis Kingswood Subdivision Hamilton County Cannel, Indiana Integra Realty Resources - Indianapolis File No. 11830079 Dear Mr. Schuler: Per your request, an analysis of marketing trends and property values for the Kingswood Subdivision has been made by Integra Realty Resources - Indianapolis. The study analyzes historical marketing trends for Kingswood and four competing subdivisions, as well as the change in value of specific properties based on the analysis of properties which have sold and resold during the period of study. Specifically, this study is to determine if external factors have had a negative impact on the marketability and value of properties over the past four years. NEIGHBORHOOD ANALYSIS Kingswood is a platted residential subdivision containing approximately 221 building sites, which are improved with custom built dwellings ranging in age from 10 to 15 years. The overall development is well established and has a neighborhood value range from $235,000 to $375,000. The development is situated in the far southwest portion of Clay Township, in Hamilton County. This area is part of Cannel, Indiana, a suburban city contiguous with the north side of Indianapolis. The neighborhood boundaries for Kingswood are considered to be defmed as 96th Street to the south, Keystone A venue to the west, 126th Street to the north and Hazel Dell Parkway to the east. The defined neighborhood is characterized as a developing residential area with supportive neighborhood commercial uses fronting along the main thoroughfares. Additionally, there are several tracts of land within the southeast portion of the area that are being mined for minerals by ,the Martin Marietta Aggregates Company. The following describes the methodology and pertinent data gathered by the appraisers, as well as the appraisers' analysis of the fmdings. KINGS WOOD SUBDIVISION PAGE 2 ;+'" , INTEGRA REALTY RESOURCES COMPETITIVE NEIGHBORHOODS The appraisers utilize four competitive neighborhoods within the subject's general marketing area, eastern Clay Township of Hamilton County. Brief descriptions of these neighborhoods are as follows: - Foster Grove - is comprised of custom built dwellings that range in value from $175,000 to $275,000. The overall development is comprised of 234 building sites and is fully developed. The majority of the dwellings within this development were constructed in the mid-1980's. Foster Grove is located at 131 st and Gray Road, at the northwest comer. Mohawk Crossings - is comprised of custom built dwelling that range in value from $225,000 to $325,000. The overall development is comprised of 154 buildiJ:ig sites and is fully developed. The majority of the dwellings within this develogment were constructed between 1982 to 1988. The development is situated between 126 Street to the south and 131 st Street to the north, east of Gray Road. - Williamson Run - is comprised of custom built dwelling that range in value from $225,000 to $450,000. The overall development is comprised of 172 building sites and is fully developed. The majority of the dwellings within this development were constructed between 1987 to 1997. This development is situated south of 106th Street, between Keystone A venue to the west and Gray Road to the east. - Woodfield - is comprised of custom built dwelling that range in value from $275,000 to $575,000. The overall development is in excess of 182 b~ilding sites and is nearing the end of its development stage. Dwellings within this development were constructed from 1982 to the present. Predominately, the higher valued homes within Woodfield have been constructed within the past four years. This development is situated south of 146th Street and east of Gray Road. COMPETITIVE MARKET ANALYSIS (CMA) The following is the Competitive Market Analysis (CMA) of Kingswood and the four competitive subdivisions mentioned above. This analysis reflects the number of active listings, pending sales and closed sales over the past three years, as well as the lowest, highest and average list/sale prices. Additionally, the average list and sale price per square foot is reflected, along with the average number of days on markets. All of the statistics utilized below were obtained from the Metropolitan Indianapolis Board of Realtors multiple listing service. Only three years of sales history is available for the CMA reports. KINGSWOOD SUBDIVISION PAGE 3 l.' ~ '" INTEGRA REALTY RESOURCES Kingswood: Low High Average List/Sale Pricelsq.ft. Avg. DOM $299,900 $369,900 $343,233 $90.00 42 Pending Sales -2 $279,900 $305,000 $292,450 $110.00 20 Sales 2000 - 24 $248,000 $355,000 $287,833 $94.00 53 Sales 2001 - 12 $281,500 $344,000 $312,837 $93.00 31 Sales 2002 - 12 $267,000 $334,000 $298,875 $101 .00 91 In 2000, there were a total of 24 closed sales within the Kingswood Subdivisions, with the average sale price being $287,833. In 2001 and 2002, there were 12 reported closed sales each year. The average sale price for 2001 was $312,837 with an average sale price per square foot of $93.00. In 2002, the average sale price was $298,875 with the average sale price per square foot being $101.00. The above chart illustrates that the average sale price increased between 2000 and 2002 by a factor of 1.038. Foster Grove: CMA: -Number of Properties Low High Average List/Sale Pricelsq.ft. Avg. DOM Active Ustings - 1 $264,500 $264,500 $264,500 $69.00 38 Pending Sales -1 $189,900 $189,900 $189,900 $74.00 6 Sales 2000 - 10 $161,000 $240,000 $220,617 $87.00 55 Sales 2001 - 9 $190,000 $256,000 $228,813 $91 .00 38 Sales 2002 - 14 $190,000 $260,000 $230,278 $93.00 48 KINGSWOOD SUBDIVISION PAGE 4 -,,- ., INTEGRA REALTY RESOURCES In 2000, there were a total of 10 closed sales within the Foster Grove Subdivision, with the average sale price being $220,617. In 2001, there were approximately 9 closed sales with an average sale price of $228,813. In 2002, there were 14 closed sales reported with an average sale price of $230,278. The average sale price per square foot increased each year within Foster Grove. The above chart illustrates that the average sale price increased between 2000 and 2002 by a factory of 1.044. Mohawk Crossings: CMA: -Number of Properties Low High Average List/Sale Pricelsq.ft. Avg. OOM Active Ustings - 0 $0 $0 $0 $0.00 0 Pending Sales - 0 $0 $0 $0 $0.00 0 Sales 2000 - 13 $224,000 $310,000 $264,112 $89.00 64 Sales 2001 - 14 $238,900 $319,000 $396,914 $94.00 45 Sales 2002 - 10 $244,900$307,000 $280,244 $99.00 24 In 2000, their were a total of 13 closed sales within the Mohawk Crossings, with the average sale price being $264,112. In 2001, there were approximately 14 closed sales with an average sale price of $396,914. In 2002, there were 10 closed sales reported with an average sale price of $280,244. The average sale price per square foot increased each year within Mohawk Crossings. Similar to Kingswood, the average sale price between 2001 and 2002 also decreased within the Mohawk Crossing Subdivision. The average sale price increased between 2000 and 2002 by a factor of 1.061. KINGSWOOD SUBDIVISION PAGE 5 ., INTEGRA REALTY RESOURCES Williamson Run: CMA: -Number of Properties Low High Average List/Sale Price/sq.ft. Avg. DOM Active Listings - 1 $299,900 $299,900 $299,900 $93.00 105 Pending Sales -0 $0 $0 $0 $0.00 0 Sales 2000 - 16 $239,000 $386,500 $289,546 $100.00 35 Sales 2001.- 6 $265,000 $420,000 $315,166 $99.00 26 Sales 2002 - 9 $287,500 $370,000 $314,644 $100.00 36 In 2000, there were 16 closed sales reported with an average sale price of $289,546. In 2001, there were approximately 6 closed sales with an average sale price of $315,166. In 2002, their were 9 closed sales and the average sale price decreased from 2001 to $314,644. The average sale price per square foot decreased from 2000 to 2001, but increased in 2002 similar to Kingswood. Williamson Run is also similar to Kingswood in number of properties that sold over this three year period; as 2000 featured 16 closed sales, with the remaining two years having a lower number of closed sales. The above chart illustrates that the average sale price increased between 2000 and 2002 by a factor of 1.087. Woodfield: CMA: -Number of Properties Low High Average List/Sale Price/sq.1 Avg. DOM Active Listings - 5 $384,900 $549,900 $444,900 $94.00 67 Pending Sales-1 $419,900 $419,900 $419,900 $83.00 215 Sales 2000 - 6 $300,500 $495,000 $357,983 $88.00 109 Sales 2001 - 7 $305,000 $493,000 $396,914 $99.00 79 Sales 2002 - 18 $407,500 $550,000 $431,257 $101.00 48 KINGSWOOD SUBDIVISION PAGE 6 INTEGRA REALTY RESOURCES In 2000, there were 6 closed sales reported in Woodfield with an average sale price of $357,983. In 2001, there were approximately 7 closed sales reported with an average sale price of $396,914. In 2002, there were 18 closed sales reported with an average sale price of $431,257. The significant increase in the number of closed sales and the average sale price from 2001 to 2002, can be attributed to the number of newer homes that sold within the development. Additionally, some of these statistics reflect newly constructed dwellings within Woodfield. However, not all of the newly constructed dwellings are reported to the multiple listing service. The above chart illustrates that the average sale price increased between 2000 and 2002 by a factor of 1.205. Summary Competitive Market Analysis (CMA) All of the subdivisions mentioned above are considered to be competitive, when considering the average sale prices, sale price per square foot and average number of days on the market. The statistics predominately indicate that property values are slightly increasing, which reflects the general market for the greater Indianapolis area. Due to the varied price ranges within the developments, three of the five developments showed decreases in 2001 and 2002. The majority of the subdivisions reflected a better marketing period for 2000 than 2002, based on the number of closed sales reported. The sales price per square foot of total gross living area had either increased or remained the same for all of the subdivisions analyzed. Additionally, the average number of days on the market for all of the subdivision are below a marketing period of 120 days for each year. Kingswood ranked second in the Shortest Marketing period in 2000 and 2001 and had the highest number of days on the market in 2002. In 2002 Kingswood ranked second highest in sale price per square foot of living area ($94.00 per SFLA), and fourth in 2001 ($93.00 per SFLA). In 2002 Kingswood tied with Woodfield for the highest average sale price per square foot of living area ($101.00 per SFLA). Thus, when considering these factors, the above data would indicate that market conditions for Kingswood Subdivision are similar to the market conditions for the competing developments. EXPIRED AND WITHDRA WNS ANALYSIS The following analysis reflects the expired or withdrawn properties from Kingswood and the four competitive subdivisions. All of the statistics utilized were obtained from the Metropolitan Indianapolis Board of Realtors: KINGSWOOD SUBDIVISION PAGE 7 .; INTEGRA REALTY RESOURCES Kingswood Year Expired Avg. DOM Withdrawns Avg.DOM 2000 2001 2002 o 1 1 6 2 5 72 121 73 o 180 93 Mohawk Year Expired Avg. DOM Withdrawns Avg. DOM 2000 0 0 4 102 2001 1 92 9 98 2002 0 0 1 137 Foster Grove Year Expired Avg. DOM Withdrawns Avg. DOM 2000 2001 2002 1 o 2 153 o 107 4 4 5 .117 123 82 Williamson Run Year Expired Avg. DOM Withdrawns Avg. DOM 2000 2001 2002 1 o o 88 o o 6 4 2 99 92 192 Woodfield Year Expired Avg. DOM Withdrawns Avg. DOM 2000 2001 2002 2 4 2 153 147 29 6 11 9 78 113 113 PAGE 8 KINGS WOOD SUBDIVISION " INTEGRA REALTY RESOURCES These statistics indicate that marketing conditions for Kingswood are also similar to the competing subdivisions, when considering the expired and withdrawns that have taken place over the past three years. Overall, Woodfield has a higher number of expired and withdrawns that any of the other subdivisions. It's the appraiser's opinion that the larger number of expired and withdrawns is attributed to the higher valued homes within the development and the new construction that is currently taking place. Within Kingswood, there were approximately 2 expired listings and 13 withdrawn over a three year period analyzed from 2000 to 2002. The expired properties were 4952 Regency Place and 5058 Huntington Drive. The property known as 4952 Regency Place was originally listed for $285,000 on 09/28/00, which expired on 03/16/01 at its original asking price. The property has not been listed since the expired listing, per the Multiple Listing Service (MLS). The property known as 5058 Huntington Drive was originally listed for $324,900 on 11/02/01, which expired on 02/03/02 at its original asking price. This property went back on the market 03/01/02 at a list price of $324,900 and sold for $305,000 on 10/17/02. The following is the history of the 13 withdrawn properties from Kingswood. 11088 St. Charles Place was originally listed for $324,900 on 03/23/00, which was withdrawn from the market 8 days later. - 5073 St. Charles Place was originally listed for $324,900 on 03/14/00. The property was reduced to $319,900 on 05/04/00 and then withdrawn from the market on 05/09/00. The same day the property was relisted at $319,900 which was reduced again to $314,900 on 05/15/00. On 06/08/00, 5073 St. Charles Place was withdrawn from the market and relisted on the same date for $314,900. The property then sold on 08/16/00 for $299,000. The previous sale price for 5073 St. Charles Place was $277,777 on 08/31/98. Even though this property was on and off the market, the final sale price is considered to be reflective of marketing conditions at the time of sale. - 4924 Woodcreek Drive was originally listed for $334,500 on 02/18/00, which was reduced to $329,900 on 04/27/00. The asking price was reduced twice, once on 05/17/00 to $319,900 and on 06/07/00 to $314,900. This property was then withdrawn from the market on 06/28/00 and has not been listed again. - 5099 Kingwood Drive was originally listed on 07/20/00 for $309,900. The property was reduced to $304,900 on 08/03/00 and withdrawn from the market on 08/14/00. This property was only exposed to the market for 14 days. - 5088 St. Charles Place was listed for $289,900 on 01/17/00. The property was reduced on 02/17/00 to $274,900 and then again on 03/17/00 to $269,900. The property was withdrawn on 05/08/00. The property was relisted for $269,900 on 05/08/00 and sold for $260,000 on 08/01/00. The previous sale price was reported at $221,000 on 12/29/89. - 5120 Williams Circle was originally listed for $259,000 on 11/05/99. The property was reduced twice to $254,900 and then to $249,900. On 03/22/00, the property was withdrawn from the market and then relisted the same day for $249,900. A reported sale KINGSWOOD SUBDIVISION PAGE 9 INTEGRA REALTY RESOURCES price of $248,0.0.0. is reported on 0.4/18/0.0.. This property previously sold for $224,0.0.0. on 0.3/0.2/98. 11188 Westminster Way was listed for $339,0.0.0. on 04/17/0.1 and teduced to $329,0.00 on 0.5/21/0.1. The property was withdrawn from the market on 0.7/25/0.1 and then relisted on 0.8/0.3/0.1 for $329,0.0.0.. The property sold on 10/0.4/0.1 for $310.,0.0.0.. - 4916 Woodcreek Drive was listed for $314,90.0. on 10/30./0.0. and reduced on 0.3/12/0.1 to $312,90.0.. The property was withdrawn from the market on 0.3/19/0.1. This property previously sold for $239,000. on 12/21/94. - 50.29 Huntington Drive was listed for $329,90.0. on 0.9/27/0.2 and reduced to $324,90.0. on 11/0.1/0.2. The property was withdrawn on 11/04/0.2 and relisted for 324,90.0.. This property has since been reduced to $299,90.0. and is currently on the market. The property previously sold in 20.0.0. for $277,0.0.0.. - 50.28 Huntington Drive was listed on 0.1/0.6/0.2 for $334,900 and reduced to $325,000. on 0.2/13/0.2. The property was reported to be pending on 0.3/16/0.2, but did not close. On 0.4/12/0.2, this property was withdrawn from the market and then relisted the same day. Then the property was reduced two more times to a final asking price of $314,900 /and sold on 0.8/06/0.2 for $30.5,0.0.0.. The property previously sold for $242,000. on 11/27/97. - 4994 Huntington Drive was listed for $319,0.0.0. on 0.8/0.6/0.1 and was withdrawn from the market on 0.2/0.5/0.2. The property was then relisted on 0.2/0.50.2 for $319,000. and sold for $313,0.0.0. on 0.8/16/0.2. - 4916 Woodcreek Drive was listed for $284,90.0. on 0.5/22/0.2 and withdrawn from the market on 0.6/17/0.2. The same day the property was relisted for $284,90.0.. The list price was reduced to $279,90.0. on 0.6/18/0.2 and the property sold on 0.7/22/0.2 for $279,90.0.. - 4990. Kingswood Drive was listed on 0.3/0.5/0.2 for $284,900 and then was withdrawn from the market on 0.3/15/0.2. The property was only on the market for 10 days. Summary of Expired and Withdrawns The analysis of the expired and withdrawns, does not reflect any abnormal marketing conditions or patterns for the Kingswood Subdivision. Two of the properties analyzed above were on the market less than 30. days, and the majority of the properties sold after being. RESALE ANALYSIS The following analysis indicates the percentage difference in value of a property, which has resold more than once since 1998. This analysis is more specific than the previous analysis as the results are not skewed by there being more sales of expensive homes in one period versus another period. KINGS WOOD SUBDIVISION PAGE 10 INTEGRA REALTY RESOURCES In Kingswood, there are approximately 11 properties that have sold and resold within the past four years. Two of the 11 properties have resoid twice during this time period. Within the remaining four subdivisions, there has been a total of 14 properties that have sold and resold within the past four years. The following illustrates the finding of these statistics. Kingswood Resale's: .. .......}}~i.ng~wC)C:>>a......S.tlbCli"i!l.iGrj.Besale<Al'lalysis . Address Sale Plrce Sale Date Sale Price Sale Date % Change % Per Year . 1.) 11139 Woodbury Drive $274,000 6/4198 $297,000 7/1/1999 8.39% 7.82% $297,000 7/1/99 $306,000 1/30/2002 3.03% 1.17% 2.) 11170 Woodbury Drive $227,000 7/28/97 $267,000 6/2212000 17.62% 6.07% 3.) 4969 Kingswood Drive $276,000 10/21/98 $293,000 12/27/1999 6.16% 5.20% $293,000 12/27/99 $320,000 7/23/2001 9.22% 5.86% 5.) 5078 Huntington Drive $292,500 8/12/02 $294,000 1/17/2003 0.51% 1.18% 6.) 5093 St. Charles Place $275,000 1/14100 $281,500 7/13/2001 2.36% 1.58% 7.) 5103 St. Charles Place $265,000 7/28/00 $267,000 8/28/2002 0.75% 0.36% 8.) 5073 St. Charles Place $277,777 8/31/98 $299,000 6/16/2000 7.64% 4.26% 9.) 5120 Williams Circle $224,000 3/20/98 $248,000 4118/2000 10.71% 5.15% 10.) 4957 Huntington Drive $290,000 6/25/99 $334,000 12/30/2002 15.17% 4.31% 11.) 5129 Huntington Drive $268,000 4126/99 $275,000 9/1412000 2.61% 1.88% Average Percentage Change 7.02% 3.740/< Median Percentage Chage 6.90% 4.29% Both properties #1 and #3 resold more than once within the past four years. Thus, a total of 13 resales are analyzed. The average percentage change for these properties in Kingswood has increased 7.02% or 3.74% per year. The total range in percentage change is from 0.51 % to 17.62%. The total percentage change on a per year rate is from 0.36% to 7.82%. The median increase in percentage change for these properties in Kingswood is 6.90% or 4.29% per year. KINGSWOOD SUBDIVISION PAGE 11 INTEGRA REALTY RESOURCES Competitive Subdivisions Resale's: Competiti"eSubdivision.FlesalE!Analysis//..i.i/. .(/i Address Sale Pirce Sale Date Sale Price Sale Date % Change % Per Year 1.) 4965 Limberlost $243,000 3130/98 $275,000 3131/2000 13.17% 6.57% 2.) 12766 Limberlost $240,000 5/28/98 $269,900 8/30/2002 12.46% 2.92% 3.)12838 Limberlost Drive $277,000 4123199 $307,000 7/3012002 10.83% 3.31% 4.) 4958 Rockne Circle $218,000 11/9/98 $224,000 5/2412000 2.75% 1.79% 5.) 4976 Rockne Circle $267,750 7/25/00 $284,900 8/28/2002 6.41% 3.06% 6.) 4972 Riley Mews $283,900 3110/00 $293,000 9/20/2001 3.21% 2.09% 7.) 5340 Woodfield $381 ,500 10/1/01 $407,500 12/5/2002 6.82% 5.78% 8.) 13189 Foster $232,000 8/1/00 $255,000 9/30/2002 9.91% 4.58% 9.) 3670 Power Drive $281,900 3131/99 $291,500 12/1312002 3.41% 0.92% 10.) 3683 Power Place $340,000 7/20/98 $370,000 7/31/2002 8.82% 2.19% 11.) 3705 Power Drive $263,000 9/23198 $290,000 10/5/2001 10.27% 3.38% 12.) 3778 Power Drive $265,000 8/14198 $286,000 8/1412000 7.92% 3.96% 13.) 10411 Power Drive $294,000 11/6/98 $314,900 6/17/2002 7.11% 1.97% 14.) 10575 Power Drive $300,000 7/31/98 $300,000 8/1311999 0.00% 0.00% Average Percentage Change 7.36% 3.04% Median Percentage Change 7.52% 2.99% Multiple resales could not be found within the competitive subdivisions over the past four years. The appraisers have utilized 14 resales from the four competitive subdivisions mentioned within this document. The average increase in percentage change for the competitive subdivisions is 7.36% or 3.04% per year. The total range in percentage change is from 0.00% to 13.17%. The percentage change on a per year rate is from 0.00% to 6.57%. The median increase in percentage change for these properties in the competing subdivisions is 7.52% or 2.99% per year. KINGSWOOD SUBDIVISION PAGE 12 INTEGRA REALTY RESOURCES SUMMARY RESALE ANALYSIS The analysis of resales of individual properties within Kingswood compared to competing subdivisions is considered to be a better indication of market conditions for properties within the Kingwood Subdivision. On the average, properties within Kingswood have been increasing at a rate of 3.74% a year, compared to the competing subdivisions that have an average increase in value of 3.04% a year. The median percentage change within Kingswood has been 4.29% compared with a median percentage change in the competitive subdivision resale analysis of 2.99%. These statistics indicate that Kingswood has experienced above average increases in value in comparison with the competitive subdivisions. CONCLUSION The CMA statistics indicate that the subject has similar marketing characteristics in comparison to competing developments within the area. The Resale Analysis indicates that Kingwood Subdivision reflects an average increase in sale price of 3.74% per year compared to the competing subdivisions that have an average increase of 3.04% per year. Based on these statistics and factors mentioned above, Kingswood Subdivision does not appear to suffer from any economic obsolescence due to external factors. Additionally, there appears to be sufficient demand for properties within the Kingswood Addition at price levels typical to competitive properties. If you have any further questions, please fell free to contact us at your convenience. Sincerely, Michael C. Lady, SRA, MAl, CCI Certified General Real Estate Ap ser Indiana Certificate #CG691 00223 ~tl-~ Geffrey M. Lady Indiana Licensed Residential Appraiser Indiana Certificate #LR49800009 GMUkb/tf attachments/ KINGSWOOD SUBDIVISION PAGE 13 General Analysis of Kingswood and Competing Subdivisions Ava. Sale Price 2000 Ava. Sale Price 2001 % Chanae of 00 vs.01 Ava. Sale Price 2002 % Chanae of 01 vs.02 % Chanae of 00 vs.02 Value Ranae Kingswood $287,833 $312,837 8.7% $298,875 -4.5% 3.8% $235,000 to $395,000 Foster Grove $220,617 $228,813 3.7% $230,278 0.6% 4.4% $175,000 to $275,000 Mohawk Crossing $264,11~ $396,914 50.3% $280,244 -29.4% 6.1% $225,000 to $325,000 Williamson Run $289,546 $315,166 8.8% $314,644 -0.2% 8.7% $225,000 to $450,000 Woodfield $357,983 $396,914 10.9% $431,257 8.7% 20.5% $275,000 to $575,000 Average Number of Days on the Market 2000 2001 2002 Kingswood 53 31 91 Foster Grove 35 38 48 Mohawk Crossings 64 45 24 Williamson Run 35 26 36 Woodfield 109 79 48 Sales Price Per Square Foot 2000 2001 2002 Kingswood $94.00 $93.00 $101.00 Foster Grove $87.00 $91.00 $93.00 Mohawk Crossings $89.00 $94.00 $99.00 Williamson Run $100.00 $99.00 $100.00 Woodfield $88.00 $99.00 $101.00 INTEGRA REALTY RESOURCES AERIAL MAP KINGSWOOD SUBDIVISION INTEGRA REALTY RESOURCES -= u PLAT KINGSWOOD SUBDIVISION EXPERIENCE: EDUCATION: LICENSES: PROFESSIONAL MEMBERSHIPS: PROFESSIONAL QUALIFICATIONS OF GEFFREY M. LADY Real Estate Analyst for Integra Realty Resources -Indianapolis. Background includes six years with Michael C. Lady Appraisal Company, Inc. Valuations have been performed on various property types including but not limited to land and residential properties, including small income properties. The purpose of these valuations are for mortgage loans, marriage dissolution, estate planning, insurance settlements, etc. Bachelor of Science Degree, Purdue University (Major: Financial Planning) Course Work Completed: Real Estate Appraisal Principles Appraisal Procedures Standards of Professional Practice A & B Residential Case Study Data Conformation & Verification Methods Residential Property Fundamentals of Relocation Appraising Basic Income Capitalization Indiana Licensed Residential Appraiser # LR49800009 Indiana Broker # IB29600379 Indiana Salesperson # SP39302632 Independent Fee Real Estate Appraiser Appraisal Institute Hoosier State Chapter Membership Recruitment Chair Metropolitan Indianapolis Board of Realtor Board of Directors - Appraisers Seat LOCAL EXPERTISE... NATIONALL Y 4981 N. Franklin Road . Indianapolis, IN 46226-2000. Phone: 317-546-4720. Fax: 317-546-1407. Email: mlady@irr.com ., EXPERIENCE: PROFESSIONAL MEMBERSHIPS and DESIGNATIONS: PROFESSIONAL . INVOLVEMENT: EDUCATION: LICENSES: CERTIFICATION: PROFESSIONAL QUALIFICATIONS OF MICHAEL C. LADY, MAl, SRA Managing Director for Integra Realty Resources - Indianapolis. Background includes two years as Staff Appraiser for the Indiana State Highway Commission and twenty-five years serving the public in real estate valuation and consulting. Recent experience is concentrated in major urban and suburban development projects, as well as public development and redevelopment projects. Valuations have been performed on various property types including single and multi-tenant retail properties, apartment complexes, single and multi- tenant industrial properties, low to high rise office buildings, mixed use facilities, residential subdivision analyses, and vacant land for different uses. Specialized real estate valued includes military bases, hospitals and medical centers, nursing homes, churches, and recreational properties. Valuations have been performed for mortgage loan purposes, equity participation and due diligence support, estate planning, condemnation proceedings, insurance purposes, and real estate tax valuation. Assignments have included the valuation of proposed properties, distressed properties, contaminated properties, and market studies. Qualified as an expert witness in several courts and jurisdictions, including U.S. Bankruptcy Court and Federal Tax Court. Litigation support work has included consulting and review services, as well as valuation services. Appraisal Institute: MAl, SRA American Society of Real Estate Appraisers: ASA CommerCial Real Estate Institute: CCIM Commercial, Industrial Marketing Group (Member) Indiana Association of Realtors (Member) . Metropolitan Indianapolis Board of Realtors (Member) National Association of Realtors Real Estate Appraisal Section (Member) Urban Land Institute (Associate Member) Member: Appraisal Institute Chair of General Experience Subcommittee General Admissions Committee Qualifying Education Committee (Past member of National Board of Directors) (Past President, Hoosier State Chapter) Bachelor of Science Degree, Ball State University, 1972 (Major Study: Business Administration) Successfully completed numerous real estate and related courses and seminars sponsored by the Appraisal Institute, Commercial Investment Real Estate Institute, and accredited universities. Indiana Broker #m51238117 Indiana Certified General Appraiser #CG69100223 Michigan Certified Appraiser # 120 1004011 Kentucky General Real Property Appraiser #000951 Florida Certified General Appraiser#RZ 0001893 Currently certified by the Appraisal Institute's voluntary program of continuing education for its designated members. LOCAL EXPERTISE... NA TIONALL Y 4981 N. Franklin Road . Indianapolis, IN 46226-2000. Phone: 317-546-4720. Fax: 317-546-1407. Email: mlady@irr.com INTEGRA REALTY RESOURCES, INC. CORPORATE PROFILE Integra Realty Resources, Inc., is the largest property valuation and counseling fIrm in the United States, with 50 offices in 30 states. Integra was created for the purpose of combining the intimate knowledge of well-established local offices with the powerful resources and capabilities of a national company. Integra's local offices have an average of 20 years of service in the local market. A Managing Director leads each office, with an average of 25 years of local market valuation and counseling experience. Integra Realty Resources, Inc., has 140 professionals who hold the Appraisal Institute's MAl designation, of which 26 are CRE members of The Counselors of Real Estate. In addition to having expertise in the standard commercial property types, the fIrm has an extensive track record in specialty property classes including regional malls, hotels, health care facilities, golf courses, and pipeline rights-of-way. Integra also has a wealth of experience in market and feasibility studies, . property tax consulting, litigation support, and machinery and equipment and business valuation. A listing of Integra's local offices and their Managing Directors follows: ATIANTA, GA - J. Carl Schultz. Jr., MAl, SRA, CRE ATlANTIC COAST NJ - Anthony S. Graziano, MAl, CRE AUSTIN, TX - Randy A. Williams, MAl BALTIMORE, MD - Patrick C. Kerr, MAl, SRA BOSTON, MA - David 1... Cary, MAl, SRA, CRE CHARLOTTE, NC - Fitzhugh 1... Stout, MAl, CRE CHICAGO, IL - Gary K. DeCIark, MAl, CRE CHICAGO. IL - J. Scott Patrick, MAl CINCINNATI, OH - Gary S. Wright, MAl, SRA COLUMBIA, SC - Michael B. Dodds, MAl, CCIM COLUMBUS, OH - Eric E. Belfrage, MAl, CRE, ISHC DALLAS, TX - Mark R. Lamb, MAl, CPA DAYTON, OH - Mark 1...Middleton, MAl, SRA DENVER. CO - Brad A. Weiman, MAl DETROIT, MI - Anthony Sanna, MAl FORT MYERS, FL - Woodward S. Hanson, MAl, CRE, CCIM FORT WORTH, TX - Dona/4 J. Sherwood, MAl HARTFORD, CT - Mark F. Bates, MAl, CRE HOUSTON, TX - David R. Dominy, MAl INDIANAPOLIS, IN - Michael C. Lady, MAl, SRA, CCIM KANSAS CITY, MOIKS - Kevin K. Nunnink, MAl LAS VEGAS, NV - Shelli 1... Lowe, MAl, SRA WS ANGELES, CA - John G. Ellis, MAl WUISVILLE, KY - George M. Chapman, MAl, SRA, CRE MEMPHIS, TN - J. Walter AUen, MAl MIAMI, FL - Michael Y. Cannon, MAl, SRA, CRE MILWAUKEE, WI-Sean ReiUy, MAl MINNEAPOLIS, MN - Alan P. Leirness, MAl, CCIM MORGANTOWN, WV - Thomas A. Motta, MAl, CRE NAPLES, FL - Julian Stokes, MAl, CRE, CCIM NASHVILLE, TN - R. Paul Perutelli, MAl, SRA NEW YORK. NY -RaymondT. Cirz, MAl, CRE, Dov E. Goldman, MAl, CRE NORTHERN NJ - Barry J. Krauser, MAl, CRE ORANGE COUNTY, CA - Larry Webb, MAl ORLANDO, FL - George L. Goodman, MAl PHILADELPHIA, PA - Joseph D. Pasquarella, MAl, CRE PHOENIX, AZ - Walter Winius, Jr., MAl, CRE PITTSBURGH, PA - Paul D. Griffith, MAl PORTLAND, OR - Brian A. GlanviUe, MAl, CRE PROVIDENCE, RI- Gerard H. McDonough, MAl RICHMOND, VA-Robert E. Coles, MAl, CRE SACRAMENTO, CA -Scott Beebe, MAl SAN ANTONIO, TX -Mart)-71 C. Glen, MAl, CRE, FRICS SAN DIEGO, CA - Lance W. Dore, MAl SAN FRANCISCO, CA - Jan Kleczewski, MAl SA V ANNAH, GA - J. Carl Schultz, Jr., MAl, SRA, CRE SEATTLE, WA - AUen N. Safer, MAl TAMPA, FL-Bradford 1... Johnson, MAl TULSA, OK - Robert E. Gray, MAl WASHINGTON, DC - Patrick C. Kerr, MAl, SRA Corporate Office Raymond T. Cirz, MAl, CRE, President/CEO Kevin K. Nunnink, MAL Chairman George G. Ward, MAl, Vice President James P. Ryan, Vice President 3 Park Avenue, 39th Floor, New York, NY 10016-5902 P: (212) 255-7858; F: (646) 424-1869; E-Mail: Integra@irr.com Visit our web site at http://www.irr.com A 01.23.03 :.4 INTEGRA REALTY RESOURCES. INDIANAPOLIS CLIENT LISTING Financial Institutions and Lenders Americana Savings Bank. New Castle AlIk'l"ican Federal Mortgage Company Bane One Mortgage Corporation Bank One Indianapolis. N A Birmingham Mortgage Co.. Birmingham. MI Bright Mortgage. Dallas TX Chemical Fmancial Service Corp.. Cleveland. OH Chemical Mortgage CitFed Mortgage Corp. of America Citicorp Mortgage. Inc.. St Louis. MO Citizens Bank of Central Indiana Citizens Federal Bank of New Castle. IN Citizens First State bank. Dunkirk. IN Citizens Fidelity Mortgage Co.. Louisville. KY Consolidated Financial Network. Bloomington. IN CTX Mongage. Houston. TX Deere Credit Services. West Des Moines. lA Dulaney National Bank. Marshall. IT. Elston.Bank and Trust Company. Crawfordsville. IN Federal National Mortgage Assoc. Washington D.C.. Chicago. n.. Fidelity Federal Savings & Loan of Greenwood Fifth Third Bank of Central Indiana Fust Federal savings Bank of Kokomo Fust Indiana Bank Fust Indiana Federal Savings Bank Fust Interstate Bank of Arizona. NA Fust National Bank ofKokomo.lN Fust National Bank of Maninsville. IN Fust National Bank of Maryland. Towson. Fust Source Bank. Plymouth Fust Tennessee Bank N.A.. Memphis. TN Fleet Real Estate Funding Corp.. Denver. CO Fort Wayne National Bank. Fort Wayne. IN Franklin Mortgage Corporation. Greenwood. IN Bainer Bank. Crown Point IN GMAC Mortgage Corporation Great Lakes Credit Union. Toledo. OH GreenPmmMortgage.Charlo~NC Hancock County Bank & Trust Greenfield Hendricks County Bank & Trust Company Huntington National Bank of Indiana Insurance Employees Federal Credit Union. Ft Wayne Irwin Union Bank & Trust Company Kemper Mortgage Company Landmark Mortgage Company Landmark Savings Bank Lincoln Federal Savings Bank Merchants National Bank. Terre Haute. IN Metro Bank Mid State Bank. Danville Midwest National Bank Mutual Federal Savings and Loan Assoc.. Terre Haute. IN National City Bank. IN Norwest Mortgage Company. Inc. NVR Mortgage Company Permanent Mortgage service Pfister Mortgage Company. Terre Haute. IN PNC Bank Corporation. KY. MI. OH. PA Providem Mortgage Corp.. Libertyville. n.. Service Mortgage Co. L.P. Society National Bank. Indiana Soy Capital Bank & Trust Company Star Financial Bank State Bank of Lizton Summit Bank Textron Financial Corporation. Atlanta. GA The Mortgage Source. Gainesville. GA 1- The Mortgage Store. Indianapolis. IN Trust Corp Bank Waterfield Financial Corporation Wayne Bank & Trust Company. Richmond.lN Developers Bay Developmem Davis Properties. L.P. Paul Hardin Government & Organizations City of Beech Grove City of Carmel City of Indianapolis City of Indianapolis. Dept of Transportation City of Lafayette Howard County Legal Departmem Indiana DeptofEmploymem & Training Svcs Naval Facilities Engineering Command Town of Plainfield United States Department of State Life Insurance Companies Allstate InslU'lUlCe Company Meridian Mutual Insurance Company State Life Insurance Company Law Firms Bakers & Daniels Lowe. Gray. Steele and Darko Miroff. Cross. Ruppert & Klineman VanValer. Williams & Hewitt Corporations Argonaut Realty-Acquisition GM Corp. Detroit MI Associates Relocation. Irving TX. WashingtOn D.C. Baird and Warner Relocation. Chicago. IT. Bausch & Lomb. Rochester. NY Borns Management Company Buckingham-Sheehan Development Inc. Buschmann. Carr & Shanks. P.C. Carter Wallace. Inc.. New York. NY Cendant CT. n.. Chem Exec Reloc. Systems Corp. Stamford. CT Clayton National.lnc.. Shelton. CT Commonwealth Relocation Services. Inc.. P A Corporate Relocation Services. Green Bay. WI CSX Real Property. Jacksonville. FL CVM Corporation. Framingham. MA D.W. Systems. Inc. Diversified Systems. Inc. Dow Chemical Dupont Co. Relocation Svc. Wilmington. DL Eastman Kodak. Rochester. NY Eli Lilly and Company Empire of America Relocation Svcs. CA. CT. MN Executive Relocation Corporation. St Louis. MO Executrans. Rolling Meadows. IT. Federal Deposit Insurance Corp. Rosemont n.. FlCStmark Corporation FMC. Chicago. n.. Frontier Adjusters & Investigators Garrison & Kiefer. P.C. GenRel Reloc. Managemem Grp. St Louis. MO HA VI Corporation. Westment n.. Howard Relocation Group. Livingston. NJ Huroo Manufacturing Company ICI Americas Inc.. Wilmington. DE IMAl Investments Independence One John Alden Asset Management, Miami. FL Lincoln Service Corporation. Owensboro. KY Manulife Investments. Toronto. Ontario Manville Corp. Littleton. CO Marriott Corporation. Washington D.C. Marsh Supermarkets. Inc. Masco Industries. Taylor. MN McDonald's Corporation. Oak Brook. IT. Metmore Fmancial. Inc. Overland Park. KS MGIC. Chicago. IL Mort Connection. Inc. Farmington Hills. MI National Residential. Buffalo Grove. IL North Central Financial Overland Transportation Pacific Relocation Services. Portland. OR Pathfinders Claim Service Pentek Corporation Plus Relocation Service. Minneapolis. MN PMI Mortgage Insurance Co.. Columbus PPG Industries. Pittsburgh P A Prudential Relocation Management Inc. Relocation Realty Service Corp. Roadway Express. Inc. Rush Money Corporation Seven-Eleven Realty. Inc. Society Corporation. Toledo. OH Sperry-Univac. Blue Bell. PA Stitzer Buick GMC Truck. Inc. Striglos Office Equipment. Decatur. n.. The Travelers Relocation Company TransEquity.lnc.. Omaha. NE U.S. West Relocation services. Denver. CO Waterscape Development Corporation White River Associates. L.P.