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Appendix BAPPENDIX B Roger D. Jacobson, MA1 Real Estate Appraiser & Consultant 1001 South Main Kalispell, Montana 59901 (406) 752-6000 • Fax (406) 752-6001 e-mail:jappr@digisys.net July 30, 1998 Terry Richmond Morrison-Maierle, Inc. 221 Parkway Drive Kalispell, MT 59901 Re: City Airport Project Dear Terry: At your request I have assembled various pertinent sales in the vicinity of the City Airport to assist you in identifying preliminary land values. The following chart summarizes the sales data, with detailed sales sheets attached. Sale # Date Seller Buyer Size $/sf Utilities Zoom 1 12-95 Owens et al WRC Leasing L58 Ac $2.18 No City I-1 I-1 2 4-96 Brevik Glac Pk Boat 2.479 Ac $0.86 3 7-97 Ci of Kalispell Dasen CityB-2,y 4 12-97 City of Kalis 11 RSI, LLC 5.25 Ac $3.25 C itv B-2 5 6-95 Monk et al Oretana 9.322 Ac $1.23 Ci B-2 6 12-97 Billma erestate I Carver 2.017Ac $1.14 Ci w/annex I-1 Distinct differences in price per square foot are essentially attributable to highway frontage, accessibility, proximity to and availability of services and zoning. Sale #1 for example is located on Highway 93, less than one half mile south of Sale 3, yet at a lesser price due to location, services and zoning. Sale #2 is only slightly closer to town and services, but lacks direct frontage on Highway 93, with utility services requiring extension beyond the Big R parcel. Sale #6 is similar to Sale #2 in zoning, but with frontage on Kelly Road and services available upon annexation. Sales #3 and #4 are among the most recent and involve the choicest parcels for development, with excellent highway frontage and/or accessibility via side roads. Sale #5 is the largest parcel with size playing an important role in pricing, however topography is a major factor, with this site being about 4' below highway grade and requiring substantial fill for development compared to say Sale #4. There is also a pending transaction on the northerly portion of Sale #5, which is now a subdivided lot known as Lot 1 of Oretana Subdivision, with 4.308 acres. The pending transaction, and I emphasize pending, is for $500,000, or $2.66/sf. This is Iess than the sale price of Lot 2 Daley Field (Sale #4), essentially attributable to the slightly further distance from town and the low topography. Y assume these sales will allow you to complete your preliminary estimate of value for the Airport project. rdj End 20.2821 I4TH T w RtRT �N., 119 SUN am ueB �Ae ` s ELKS 1 I ca 7 90 1 A I 8AD 6PA 1 EOg 91ock x s 1 0� 2 I O g AANDT - Ito` al fw.� uetn ti 33 34 ]5 wAVER 3 UA wa 10 31 37 S6 IF I SUBDMSiON eH u t217 36 NAMONAL 6,IM 4W 13 CUD I 6 Nw ' 1+ \ 26 p� „ ARMOR( � SO S n +0 a I LE i{ 24 PARK 3-D So I 6'aLOA+ y I fl 8CA STw tx ac n 70 x, 7: e, u 53 s, I ss sa n x so �o 2 ZAA, 7aK 2Aus 70"`' Mm's 70A 7OF 70 oNE vTE 3AB �2AA E 3 ccq ow �Eti1 RD 70CE a TA+f• SUED 67, 912 3m 3A 708 70C A C S 14 13 x 15 12 9 17t 2A c9� 2AAB 3 ti 11 z 1T 1ffm 171. 7 •7 70J + 1r t1C 7E 6 7 e y t x 7Ea CD MON I I 7EOA 22 20 1 ORETANA 7AB ]: 2+ 5 I 7AF 3 2E I 71• 2m 2 SUBDI JISION 7A 2c 7 7AAB 2F 29 71 co \ � i 7l1 39A 313 2FA \ 2+ } E 7F9 7F 2JA \ A MO. PLAT ! 2J 7CC t \ L1a1 2JB--_ —� 7C------- T.n+ Ac 6A 7C 1 6B OSBB 56 1 ' 60 5KA 5K 6+ f I � I I 5 6+ sa I sct x' I 5Gc SG I ROGER D. JACOBSON, LAND SALE DATA Sale No. 1 1601 Hit=hwav 93 South. Kalispell Flathead ;wy: Montana 12-29-95 1 $150.000 1 1.58 ac N I $2.18/sf .......r-::�::.: warrattcfl � ?�<>: ra g''�`4ZdA ilCii` :Y< Owens & B, inc. Ai', .2:7n4•r•?: ti<::. �•�. :J:: T4 cunzeutNtir I errs 9600916070 r: .{..:4. >'"'';; WRC Leasing, a partnership »J` sV See attached - a tract of land in Section 20, T28N, R21 W : .. vr<F :.3 :} R. D. Jacobson, MAl with Rick Doran, broker - Montana Brokers •V�:• tLin A level to gently sloping tract of land with 418.01 feet fronting US Highway 93. Listing indicated r j......r. h$n�!:• :/vH .�.'.' /•:*�ir.Y:f 1.58 acres total area. 1-1. Industrial water and Unimproved Cash to seller $150,00011.58 acres = $94,937143,560 sf = $2.18/sf $150,000/418.01 front feet = $359/front foot (*) - Listing indicated 1.58 acres - County plat records indicate 1.41 acres I?nr-PR n TArC1RCf1N. MAT Order No. CG-21996 Corporation Deed y600y /6 0TO (wfth-Warranty Clause) DEED _. FOR VALUE RECEIVED, OWENS & BRAY, INC., A Montana Corporation a corporation duty organized and existing under the laws of the Stare of Yontan3 , grantor, does hereby Grant.. Bargain. 5eil and Convey unto WRC LEASING, A Partn rsh i p the following; described real estate, to -wit: gra A tract of land in the West It:lf of the Southeast Qua?•1-_3r. (W!}SM!y) Section 20, Township 28 North, Range 21 west, M.P.M., Flathead i:ortnty, Montana, a particularly described as follows: Beginning at the Northeast corner Of the SW!jSE`j of said Section 20; thence North 0'09'59" East a distance of 3.00 feet to a point; thence North 89.17,26" West, a distance of 311.96 feet to a point on the Easterly boundary of U.S. highway f93; thenca South 32433105" East along said highway boundary a distance of 418.01 feet to a point of Intersection of the uaid Easterly highway boundary with tare Northerly boundary of that: certain tract of land described in a deed to Charlea E. Price, et ux. recorded .1t:ly 19, 1955 under Recorder's Fee No. 4503, records of Flathead County, Iiontana, said point being the moot Westerly corner of said Prlce tract; thence South 89'17'26" Mast along said Northerly boundary of said Price tract a distance of 84.08 feet to its intcroection with the Easterly boundary of said SW1 SE!j; therrce North 0'09'59" East along the Easterly boundary of said SW'SE'II, a dietancP of 349.55 feet to the Pont of Beginning. TO HAVE AND TO HOLD The said premise, with their appurlenan:e5 unto the said Gramee, and t ' its successors ,and assigns forever. And the said Grantor does're,cby covenant wrth the Gran;ev that it will warrant and defend the tame from all lawful claims whatsoever. IT WITNESS WHEREOF, The Granio-. pursuant to a reso[utmn of it; buard of [iirectors has caused i-,% corpurc:e name to be h,!reunio sub%c-rihod by its President this ? ;X`)"'Y 6,Y' %�c-1-ffi�6c ,yPf By —� r'kt ♦!I1E `1 rt.ar„•r.! /�/o�i�ik'r�.•( h� I �� a,:tr,��at•.r�•., r ,. r]r, ��1'•!r'; 1 •I.f r• r„ • . ,. !w•I..... ,n.• . 17l�.� .. .....: i... ....rl �rarr rn r.. „it. i In....� el,.�s :E„• ' � VEVE r,tr�.n v.nr •.r. .., r... s r KV(YL'K 1J. JFlI.V��?Vir� 2 An Ll 28 21 Al D. JACOBSON, LAND SALE DATA Sale No. 2 `'4i:JS.j'J¢Fiiv��vj>.i} `��? '.2:{Ci::•:4}tt4l�': "'>. JCL �: nn! " 2309 Highway 93 South Kalispell Flathead Montana :{flat::1:r.1::v.:{;:.:;j;:Sq:i•_'i,.:'-:�.:: �- >'S [}:e:?t., ?;-t[xtAf'uf: .»Y.:•: J•-':.:a}:.{::.::.%":::.v:-:` .....Jo- ..,..:. ai �F,,.�LL. ff.. .. [ ... ..:. - :{i.:'.:n: .:....:.r ..:.....,:. .r ..... s....: .... .... ., ... ,: .. n...... s: r.... .. o-.... :. .. ..- ..•.:........r .. ..-..rli-....-:..4.4n. ...:...u..r.... .n. JS.fr is �... i-,H'::x:{(::.:{v, . .��.•�,. .:t?•.kq.>ri::; y . x-r41: ::..: �r. 'v'•x[{.;..! ::{a:{}.a..>7:}.; ,. ........ ;:::..::r-; ..:-.:'J:{::vx . ...:..::. ..: � � � �: :Y:Y:ri`??-Yij'.3:t::;Y:::}'-.:_i';".<';i: _;: .ao-+•.•. - .IX .., :... .... .. .... rnn. r n...,:,.-._� : r., .... ,c. .J :.::.:.:.-. .. .. .r ....... a...w: .:..,...; .. � �. ...:r ....... }... ......, ...v ...:nn:x.r,. , ........ ..:.. :..�..J.A..x�.:YhM...-:.-0✓..fF..:.•!4.:J.v%.:: Sf...0 :[O...Jv, ,...,. ;P.-:- : , v v .J.vnv.• vv: yr v: r n•..x. n,.0,. „u.. {n Yn:..t.......:....:.. r:..rr tf ... •c.-..?i........ { .. .. :.0...;J �J1nM vJ✓.tiJ:.R:;!}ru:i of Ov{%4:j; iv:{: ri:G:"� :. .: .:..:: .:''`-: iYr:.v}Si:: -:::: r:i::C:�::>::. 4-18-96 $92,500 2.479 acres $0.86/sf +ii:;;::X•:j:':-?:? s:i\`'{,Cps' f✓i •:, :"J.ifv::$i:•ii:•�i.: Warranty ' 3 }:: Yn<Donald G. & ]uanita L. Brevik 9611315560 Glacier Park Boat Co an ,'y:,:,,pjry>?? �:liirr:.,<; '-['} rr+•:4'.•! J;.:v A tract of land in Section 20, T28N, R21W - AKA COS 2321 R. D. Jacobson, MAI with Eric Smith, broker -Northwest Properties A level open , 1?e tract of land with frontage on the runway of the Kalispell City Airport - Access from Highway 93 v is easement on paved access drive 1-1, Industrial services available with extension from adjacent parcels to the northeast �t{1#NA1Y:yr:•�:v}L. vFA.FK.:°?`'�4O4 1../ roved seller :tt/:'J::'Z:CI?Ar+.'{'.�CS•.v.::yi:�ri`� ?'iRGi -::C•t :}�::.; .. r.:. .nvl;• :4 vhrf _.: ..... ....r...:: ,;v f.•..vr.nrf • ....:f.:.....v.:x-:'r.`�'?:v.:C:•:ivv.....i:r.:.::.�:.:.,.:::�,........ .n..... r., .ti ... ... ....::..... .r�..... ��/'-}::::.:v. �. .,.n ....... .: .rn.,.. ... .[::.::::.::....::::... ...1.n..r:.,G.r::J.,.......::.:.....:.>x.;J[a•::;'5....... - Ste! :::.:..J :n:• �iC•.:C[•i:.YY:::.'S:i:.:i:.Y:J}rJY;[•}i;[???�. `:-:�::....... ...:......... �... v.•........J:..n.. ... ::.........:... ....:..n..........v.J .. .. .. ........:....:.... w. .. r..... ......:..:•.,•..:.]:C4:J:4i:4Y:f[4;4::i::?.; . ... :[.,....:.,;.:,.::......: r.. .:::.:...-::::: ..:............ ....: r::.:.•::: „-:.-R,:{..:::::..-.........-.....{......:.....,................-........:......:......-......................:.........v +T}r..m....,:..:..:./.,.v.+rvn...-./.a..C.G.•.rn.........n„n.r...::Sty}....::?.o}n:......v ...........:.. w:: �-'+.a. �.v4:j:S:isr...........................-...........-...-.....--....,:.. n.:....................... $92,500/2.479 acres = $37,313/43,560 sf = $0.86/sf i M%JkXrK V. Ja%-kJDJVlri IV.L,U EXHIBIT "A" A tract of land situated, lying and being in the Northeast Quarter of the Southeast Quarter (NE}SVij) and the Northwest Quarter of the Southeast Quarter (NwjsEj) of Section 20, Township 23 North, Range 21 west, M.p.14., Flathead Couni±, Montana, described as folloz:R: Commencing at the center of said Section 20; thence South 04*54103" East a distar,:e of 555.95 feet to the point of beginning of the tract of land herein deseribcdt thence South 33'02'25" East and along the Westerly boundary of that certain tract of land described fn Deed Exhibit in ]look 479, page 597., recorder of Flathead County, Montana, a distance of 36r),00 feet to the Southwest corner thereof; thence South 56'57135" West a distance of 300.00 feet to a point; thence Nort:n 33'02'25" West a distance of 360.00 feet to a point; thence North 56'5735" East, a distance of 300.00 feet to the point of beginning. A5 SHOWN ON CERTIFICATE OF SURVEY NO. 2321. Return to : Glacier Park Boat Conpiiny P.O. Box 5262 Ka 1 i spe i l , MT 599ca STATE OF IMONTANA, 1 J} ss County of Flathead Recorded ar the request of Uh S2�= day of the records of Fathead County, State of Montana. Fee S 1a GlD Pd. RECEPTION N(> •�� �� RETURN TO at iStp o'cloc M- and recorded it; F�jat� ead County Clerk a,.cder ' RC)C;-F.R n_ _TAC'.CIRSON. vJ' s .s ti• F L� t5% LY \ S •� 6 elev 2428 9 PC\ y`ir �I.0 . } 6� �g l 14 O P perC-lest in DPI mi.'1. _ c 2934 — to 293.3 3� y1 hE 2935 efey. 2 9 33.5 CO:T-a—C., nit at a P. 21 W. ; ther.c iron. pin arc'• be to be described cf a tract of 1 557 reco:-ds of a set iron pin 597; thence S 5 pin; thence M 3 pin; thence N _` of begir-r: :na, ar >:e, here: certify chat Lie e :r: iand ;s fcr CCC}SS',:\••.L ;.['a ' -3a62 (6) rd) RC}' lrevi;eci) - reti�qu as a Sc;ci�ls or.-�_LedRt S .yE OF CCUN Cr rr njr On t: '5 Cal ��C Jf 1��4:-i wi e State !;: ::cntare, perscnal_ o4r, :o !-e ..e MA-Tki'K U. JH.l.V33av1`I, ivtxl LAND SALE DATA Sale No. 3 l{i'{.tlr,'s.U{- :.l:s tiff Hi hwa 93 South, Kalispell Haven held) 1T:> Flathead Montana (former ............. :::.h :..Cv. -:. :.. C£`:..:.�....:..........�:.....�..x:-.,-::.....::......:::.:�'LC:i`z: :per, - .,.,....,.... ..,.... 7-15-97 $738,700 4.624 Acres $3.67/sf Grant Deed ��rauar>s'»' �'> ity Kalispell :...�>:;•; ,�.,, C of N 199719616340 ?'<' Richard A. Dasen Dv See attached R. D. Jacobson, MAI, with Ross Plambeck, City of Kalispell - 1-13-98 Irregular shape between S Highway 93 and 3`" Ave East with Lion Park Street at the south end included ' does not have to remain a road. Total site m the sale. Lion Park Street is private and area 4.624 acres with 735.78' on Highway 93 390.92' on E 1811 Street, 558.23' on 31d Avenue. the.29' . The site is level and just below the a south end along Lion Park Street is 255 de of Highway 93 art a grade of 3`� Avenue East. It is open with no trees. Previously gra gh y , similar o the gr p =` };:..>::.................:.............r... the site w ball field. as known as Haven Field a ci owned soft B-2, General Business City services available Proposed commercial �'�•�}...�..,�.�,-x •: '......: •,.t, .,'.r.'': Cash to ct ty Sale includes a development agreement whereby the purchaser must begin development immediately and by I/99 have a development value of $6.22 million or begin paying a fee to the Ci tY in lieu of taxes which would accrue on that value. $738,700/4.624 ac = $159,753/43,560 sf = $3.67/sf K(-)UEK 1J. JAC:VbbU , N1 ROGER D. JACOBSON, LAND SALE DATA Sale No. 4 Awe `�.:`ti' 2140 HiP-hwav 93 South. Kalisaell :..,- ::.. Flathead ri:-, Montana 12-26-97 1 $743.311 1 5.25 Acres i $3.251sf Grant Deed %ra tan > <>s City of Kalispell 199736015120 RSI, L.L.C. Lot 2 of Daley Field Subdivision, Kalispell, Montana R. D. Jacobson, MAI, with Ross Plambeck, City of Kalispell, 1-13-98 Rectangular, 5.25 acres, with 490' on Highway 93, width at the rear of 466.79', depth on the north of 440.5' and on the south of 440.22'. Level, above highway grade. Adjacent to the City of Kalispell municipal airport faciii . Previously used as a softball field, known as Daley Field. B-2, General Business All services available Proposed location for new Rosaurers Supermarket Cash b 199 or be Includes a development agreement whereby purchaser must begin developmenty in 1 g payments in lieu of taxes which would accrue. $743,31115.25 acres = $141,583/43,560 sf = $3.251sf ROGER D. JACOBSON, MAI Aukx 1-, D. JAUUt$,5VP1, LAND SALE DATA Sale No. 5 rah" ?SrL"`z> 2330 Hi hwa 3 """��� Flathead Montana 9 South, Kalispell %'C:'Ei�i3�1.'AICEr i:fi31�' •`C�::: a: 6-23-95 $500,000 9.322 acres $123/sf Warranty >>�i:aifa�: <�: � ..........: �;.:::,:;::. Robert L. Monk, et al t>? 9517416220 `"�'::.::::.; Oretana, a Montana General Partnership See Attached R. D. Jacobson, with Bill Paullin, appraiser for Glacier Bank, 6-95 Rectangular with road easements on alI sides -wraps around two other developed sites on the north end. Actual frontage on development ' . - .• .•'--':• foal frontage on Highway 93 is 1,205 Usable fr ment area is 925 g p Road easements on all sides total 3.597 acres which canzzot be used for construction or parking. P g << ><» Net usable site area excluding all easements is 5.72 acres The easement areas could however be used for driveways, and the to the nor th and east of the adjoining development men t is not usable usable area of 8.72 acres. The site is for development. An analysis of this nature suggests s P Y gg about 4' below highway rade, requiring substantial quantities of fill for development. B-2, General Business City services available , located at extreme NE corner of site Proposed site for Big R Home and Ranch Supply Cash Gross site analysis $500,000/9.322 acres = $53,637/43,560 sf = $1,23/sf Effective Usable Area analysis $500,000/8.72 acres = $57,339/43,560 sf = $1.32/sf ROGER D. JACOBSON, MAI 35174 J(oaao STATE, OF MONTANA 1 I s9. county of Flathead ? on this 2L? filly (if Juuc. Igr1`, hPfttrc me , a Naf:,t r t'lll+l ie, in and for the Stnte of Moll lnna. l'er941n:l11p al+l++•anal! I1+M1'f l 1 !. O'f3OYLF.. known to me to he t11c percan wlltlsc rllran i•; •cnh•ee,il+rd 1�� the within iilstrumellt as Trust orflcer I1,1 'I'tu';tl'c•11'• � ° f r++:l"+' of Vn11 Kirke Nelsnit 1"1 IRA. 9tictexsor ill i11tele•'et It+ f;aii•;prll 'r1+/1:cn Aasocintes. Van Kirke Nelstlrl. Tr114t, nNd ,rl'uenclrlfirl•rl f+' uu' Ih:1r Said Corporation executed OP 9aruc av Sln•h.Truslev. µ4Uun4 jr f Mace hcrrunln a'1 illyhaneE sari ,f 1 i:111 m+' off io A44 •yiny nrld year Insl nhnvc wt i I tell. �flTAR J, = ;A Ugl.t NUT RY Pi1Eli.1 l' /1'trit '1 ill: S'I A 11° t if !•11. . Res idifin ��ip,`+Ym•'�i����' MY cltnlmisSin11 iixplrc:;: �'/v•.`•'y EXIIIBIT "A" h tract of land located in the St:SNw4. In th- IIF.SSw4, anel In 1110 tlw%SF'c '•f Section 20, Townahlp 28 North, nallan 7.1 west, P.H.,H-. Flatf-010 Vel,1111y, Montana, and more particularly described ae fnl)nwns Commencing at the center Quarter corner; tllerice North 89.25' 23" went, nil and along the North hnundary of nald 5w4 a flint alle•r. ..1 2.06 feet to a point, which pnint lips nil the West 1,nun'lary virrhl -r+f uay 'If U.S. Iligllway 93 and which point Is the True hifnt. of 110011llin•i: IIIn11r•r South 32"50'29" East, on and niong nald Hent lcotlflrlRry ,+f 11.s. IlluLwn) '1. a distance of 490.24 feet to a pajilt; thence South 57"69' 12" Hest a dletanl•n elf 259.59 feel. 11+ a p,Ii.0 1 hnnr•n South 57"09' 47" Nest a distance of 300.41 fPPt U? :I I —I lit ; I he+ne•n North 32"5n'29" Went a distance of 6115.00 f@Pt Ir' a poi Ill ; 111011— North 57"011.31 East a dintalw- nr 500.00 feet. II, a 1—fell; Ih-liv- North 32"5[f'29" west a illetant- elf 2511.00 feel Ir+ a 1-1lit ; 111-11n Soclth 51"09'31" West a dlatanvp of ,00. 00 fe•P 11 to n 1--d Ill II1P.1e•n flortll 3VsO•29" Went. a IfIatain•P of 30.00 feel II+ At I,1,ilit ; thnor•e. North 57°09'31- East a dlstaur.P elf 540.00 fePl. to a I.•1inl ; whir•L I"•i+,l 11,+11 ..,1 said west boundary of u.s. 111(thway 93; tliPtn•e' SmWi 32"50'29" East on anll all,rlq mill went hr,rinllaty of I+.c. 11iefil--ly '+t, dlatallCP of 46I.56 Feet In n finial. of right-.tf-way rl•;.n,Jn n1111 +:hi.-b I."i+,l also Ilea nn Bald Irort.h I,e+timult y of tI1P 6wk; t 11ot+.•^ Snittlt S9025'23" Eant, on Will alnl+tl Maki Nnrl.h 1,1.un.inly It 'Ft.+ :;w'l a,1.1 —1 i11•1 along said right-of-way of U.S. Ilfghway 91. a •Ijstanr•- •r 71.trf. fPe.l I., 11,•+ True Paint of Beginning. Tract 3 of Certificate of Survey lin. 7687. i' STA1E OF NIONTANA. xN Couniv of 17ad1ead f . , Rccofded at the request of '• 1 1 C - t L ---- this . R E day of 19e -'5-- at (Clot M and rrcordcd in the records of Flathead C rny. Stale of Montana. 1=ee S -G Pd. t�;1 7 r1' 1 ad Cuvnl} C[crk a prdcr RECEPTION NO. - l�aao Lsw ROGER D. JACOBSON, MAI I0v . CERTIFICATE OF L=TEO Is THR !IO MEST WARTER• THE 30to'M- EST MAHTER• AID IY THE S FLATHRO COGRiT• mwrAx% �i Ns s � o t �to\ .p a o`� z ey9 9A Mrs 0ARIUS \ SOsE9* S' 23'_r 2.06' _ _1Ls 2�E Z437.A!' v �S • t I \ twc \\ TRACT i •,�� \ �E. , 9.322 AC. mi \ s \ �f ;0 s0. .031 \ P y e,\ or a C \ ar p c an o \ I \ r Vt 4,t • p4 '00 �1•n9� ""N! V. —ROGER i)_ JACOBSON. LAND SALE DATA Sale No. 6 {: F 'i abioEs>?'#ri Between 135 & 173 Kelly Road Kalis ell ' < Flathead = =' Montana R. 12-30-97 $100.000 2.017 acres $1.14/sf :ve[i'sle-' Warran 'iiE'r:v« Estate of Ka A. BiiIma er €ikcuxtienki�Tiitlile' - 199736412520 rraute':'-.' ? Dennis Carver =iseriti.>- See attached R. D. Jacobson, MAI, with Realtor )~red Ricketts, Coldwell Banker - 1/98 - MLS 74785 &74786 Two sites, one with 108.58 on Kelly Road, depth 403.9 on the west and 418.13' on the east, width of 107.5' at the rear. The second site has 110.28' on Kelly Road, depth 394.7' on the west s and 403.9' on the east, width 109.75' at the rear. Both level, open, ready for development. tioith v>:z: Cohn I-1, Light t Industrial water Electricity, telephone, natural gas - City water and sewer available with annexation - Private a r and septic necess if not annexed. M — »:r'':^ Potential industrial/commercial - Surrounding properties developed with mixed g P P Pe »` industrial/commercial uses Cash to seller The listing and sale actually involved two separate listings, each at $50,000, with each purchase at ... -:..:..... $50,000. rs ->-r Marketing time was noted as 74 days. $100,000/2.017 acres = $49,579/acre $49,579/43,560 sf = $1.14/sf ROGER D. JACOBSON, NIAI •XhLIANCE TITLE 673BILLS 1997364 4;LS%.O WA1'JLV Y DEED For Value Received Estate of Kathryn A Billmayer by Karen Ann Crick, also known as Karen Crick, as Personal Representative of 276 South 4th Street 17 Elko NV 89801 the grantor , does hereby grant, bargain, sell and convey unto Dennis Carver Of 1995 3rd Avenue East, Kalispell MT 59901-5759 the grantee , the following described premises in Flathead County. Montana, to wit: O (Continued) r 0 Q C7 a o_ CL Q TO HAVE AND TO HOLD the said premises, with their appurtenances unto the said Grantee , heirs, successors and assigns forever. Pnd the said Grantor does hereby covenant to and with the said Grantee , that she is the owner in fee simple of said premises; that they are free from all encumbrances EXCEPT: taxes for year 1997, covenants, conditions, restrictions, reservations, easements, rights and rights of way apparent or of record, And that she will warrant and defend the same from all lawful claims whatsoever. DATED: December 29, 1997 1 )e— J- Estate of Kathryn A Billmayer by Karen Ann Crick as Personal Representative aka Karen Crick STATE OF Montana COUNTY JF Flathead On this 29thday of December , 1997, before me, a Notary Public in and for said State, personally appeared Karen Ann Crick ata Karen Crick as Personal Representative of the estate of Kathryn A. Billmayer known to me to be the person whose name �1,'`f' u1:r?Fbed to the within instrument, and acknowledged to me that 1she �,,e'L r *A B ! U1~tG ry biic for he State of Montana Residin -,t: mbia Fails, MT �� OF •lYfl' •' My Commission expires: 5/l/2000 KVLTr,K V. J.fiA%-VJ5,-)lJ1V, 199736 7: 1.152-0 WARnNTY DEED Legal Description (Continued) SwV4NEV4 A ':Tact of land situated, lying and boring in the Southwest Quarter, Northeast Quarter ( of Section Twenty (20). Township Twenty-eight (28) North, Range Twenty-one (21) West, P.M.M., Flathead County, Montana and more particularly described as follows: Com=encing at the NW corner of the SWI/4NEI/4 of Section 20, Township 28 North, Range 21 West to a point as per Certificate of Survey No. 2532; thence South 89824'14" East and along the North boundary of the SW1/4NEI/4 of Section 20 a distance of 300.00 feet to a point which is the NE corner of Certificate of Survey 2532, the NW corner of Tract "D" of Certificate of Survey 2730 and the True Point of Beginning of the tract herein. described; thence continuing South 89"24'14" East and along the North boundary of the SW1/4NE1/4 of Section 20 and the North boundary of said Tract "D" a distance of 109.75 feet to a pointy thence South 00"00125* West a distance of 403.90 feet to a point; thence North 81"52'36" West a distance of 10.00 feet to A Point which is the P.C. of concave Southwesterly curve to the left (having a radius of 954.38 feet, a central angle Of 06.11132" and an arc length of 103.14 feet); thence Northwesterly along said 954.30 foot radius curve to.the left, through a central angle of 06101114", an arc length of 100.214 feet to a point on said curve (radial bearing of S 02006100* W) which is also the SE corner of the aforementioned Certificate of Survey 2532 and the Westerly boundary of Tract *D* Certificate of Survey 2730 a distance of 394.70 feet to the Point of Beginning. Correction Certificate of Survey No. 2936. AND S5w V9 EJi N U A Tract of land situated, lying/and being in th- Southwest. Quarter, Northeast Quarter (s� ty/a/ :[�E1-1-4) of Section Twenty (20), Township Twenty-eight (28) North, Range Twenty-one (21) West, P.:i.M., Flathead County, Montana, and more Particularly described as follows, to -wit: Commencing at the NW corner of the SW1/4NE1/4 of Section 20, Township 28 North, Range 21 West; thence South 89.24114" Sast a distance of 409.75 feet to a point which is the True Place of Beginning of the tract of land herein described; thence South 89•24.14" East and along the Northerly boundary line Of said SWI/4NE1/4 a distance of 107.50 feet to a point; thence leaving said North line South 0600'25" West a distance of 419.13 feet to a point on the Northerly Right-of-way of a sixty foot private road; thence North 81*52.36" West and. along said Right -of -Way a distance Of 108.58 feet to a point; thence leaving said Right -of -Way North 0100'25" East a distance of 403.90 feet to the Place of Beginning. As shown on Certificate of Survey No. 3537. RETURN TO: DENNIS CARVER 1995 3rd Avenue East Y.alispcli MT 59901-5759 STATE OF ra,t�A l f I t 2 c l "., t fa F74� •[Mar199 :364 I� 510 }r h l�-� uflhF.R n _TAC O SON. 21�n�l 28 2.�[ cant ST w Imw s7 w g1AK aKA W,g,1 { 3 2 1 ARPoaLK. 1 i > 1019 at1 be- t✓ S u8 ` 6 97 S I S? - so 7 ELKS 1 r . a0$ 9eci 2 5A MO op, d G... a*n 96 ] ]3 ]s SS 1Q� 2 I 6" ARER - i5 10 71 37 36 wAIKER � IAAa 11 I : S� SUImsKm Vk aA 72 s6 1F I 01 ay,r '""' 13 1T TunOrul 157� tµ` 1a 20 POK 9 GUAAO I � a � 15 \ n « c AMORY I of a 24 PARK 27 u s1 ID l8 I ,7 24 50 N Y 471 /{ 1 6-0 2mi UN E aau STAG LN = 1 8CA � A f 8C 1 _ 11T2& ZS St 1 17 57 SI 37 S77 76 5i Ia — 2 2AN 70K 2WA MILLER'S ALP y 23m 2AA 70A 70AA 7OF 70 ONE 50� — 1. 3A8 COHDD Fl 3 � xFttr 2AAf Ro 70CE 11 1�1 1 2 671 1 SUBQ 1 14 13 1r. 708 70C Idl Ci 12 2A 9 21NB S 16 11 sr 17t 4 t 17 7 w1 701 �. h 7E 6 T e a l g 7E0 C011AN ,JG I 1 23 22 — — — — — --- 2 SONw 21 20 , ORETANA 7A8 I A 2+ I 7AF 3 2E 7L VA 2 SUB011IS10N 7A 2G 711AE 28 T 2F 2, 7GD \ 1 7K 38A 38 2FA 2+ 7FE 7F10E A A1o. PLATVA 2J 7C 7C 7CG L1&1 � 17etK AC. 2J8 - — — — — — --_ — — — 1 6A 68 5B8 5B 5F 6D 5HA 5H fit I 5J I I I 5 I 6+ MA I s0 I 5GC 5G ROGER n_ JACOBSON. MAI Roger D. Jacobson, MAI Real Estate Appraiser & Consultant 1001 South Main Kalispell, Montana 59901 (406) 752-6000 • Fax (406) 752-6001 e-mail:jappr@digisys.net August 31, 1998 Terry Richmond Morrison-Maierle, Inc. 221 Parkway Drive Kalispell, MT 59901 Re: 160 Acre Site Values - Lower Valley Area Dear Terry: At your request for to research values of 160 acre parcels in the Lower Valley area I have identified the most recent sales and included copies of the sales information including maps. As you will note, the sales appear a bit inconsistent, which I believe relates to the individual characteristics of the site selected as well as the motivations of the buyer and seller. The range of values on a per acre basis is from a low of $1,719/acre (Sale 2) for a 160 acre tract with part of the acreage across a slough and inaccessible to most buyers, to $2,795/acre (Sale 1) for an irregular shaped 157.41 acres. Sale 3 is a square 160 acre tract :which was originally offered for sale at $385,000 or $2,434/acre, selling for $335,000 after 680 days on the market. Sale 4 is a larger tract, 314.91 acres, which was purchased by the Bigfork Water and Sewer District for a sludge disposal site. The slightly lower price of $2,302 per acre for this site is likely due to the parcel size. The general indication of the market is that a 160 acre parcel should have a value in the range of $2,400 to $2, 800/acre. Searching the current MLS catalog for listings I note that only one parcel in this size range and location is presently advertised for sale, that being a square154.24 acre site in Section 5, Township 28 North, Range 20 West, with the asking price of $615,000, or $3,987/acre! Obviously this price is not in sync with the recent sales data. Please let me know if you need further information. Sincerely, Roger D. Jacobson, MAI rdj I fir' 206 • R 41 ! !- ; =q .���'-rr_— __—ice �- --- 1- �`:t— --I� — Location Map 1 A1OM>aJN s ` 7N 1 p fi 1 CAN re f . s ,�,, .a ^y�'� .- wad3,- y.--, 32 14 - v C7 'Sq ! r l• 1� ] t 15 3+ •.s�,l� ��� N ` 7 _ �^ ,i � f C• '�, . I xlr.. � '' I ]Y1Lll ,7IA7 �,1, 1 ( Yl ss Err.coe rCz �w. 1 �.t 7. •' v ` � � i lase �ip.nr,.E ��7 Y l -s^�� �fl {'mot---•-�•�,—.�-y i �`1 a_1 _ 77 wZ5 p Gex -fA +1 '_�30 x R• 27 '���.�-.� Jr err t'S:x h ' i• , d 7 u �e -sY'a i_T "• i ri •1 -10-6 ..��I, -cowl'-�� _ _� },F• H 16 `• �I 73 •d L ttti ]i �' .�'3 '� ]a n,. ; It . IF•,', ' 1 'f 1� !. - _ - G �P.�L 0 f�ai 19 r u., ;,' x] : 'v _ _ ,•n �_ v ]v 1 t • tr 'A ��� s88�c � I �: �,1 }• Imo.,:'-�z j M is m p� iJ .r ' .51WJh°� . 9A xi rr I r. ,iif y 4j I ':� 30 35�Jro71kv .,.r,. '-! *f x� y'°xt C ':k i.1.,�� p 3 1 a s ,p i -► 3 : pa. F' t Crrk r ]yet. _ �4 « ; s C 3 •` 1 :*- 33 �: r J s� l—I aJxce+f£+r <f. i[t � 13 I 1 +r -. IS Ijli, ` n - �fi �13 rl 1 c SaleM. a-C NRo.7c,W 7ADt[*� 22 24 IP /... � w^� :fit :i a ./C d .ir 7a•w3�w r - 27 LAND SALE DATA Sale No. 2240 Lower Valle Rd, Kalis ell r :: �}`� Flathead z=`= Montana `?'.�.-'�.�.-.....:{.:;-.: :�A�" : - - - - - - }'Cl` %;JT:ti$�:'<C:i:+:Jh'-}:':,ti:;:;:•::::}�+}]:i{-ii:Aii' �:'iyl3C£ii�C£.c+:��ti:;';Ysts,:�r`<:`:..:`i't-:�;:-::•r.�:w:::;`::? 7-11-96 $440,000 157.41 Acres $2,795.25/acre S�'�y'ti�i: _ - ':{21'S Warranty .. Frank I. & Catherine T. Wieferich ti�4n r4sfitt' .`umber:?7 9619312120 _ `>'a>�:>n> Gaq_L. & Joann S. Guthbertson 1!4 &.—" K 1a ■n• ■ IK—. .iv — -.. 6 27 20 LAND SALE DATA Sale No. 2 Wiley Dike Road. Kalispell WARR Flathead Montana 3-14-97 1 $325,000 (*) 160 Acres W Warranty Ow Mary Carlene Brooncr et al . 199708311110 R. Rusby & Elizabeth A. Seabaugh County Tracts 4 & 4A, Section 12, Township 27 North, Range 21 West $1,719/ac )cated to 1, M.C. Dailey, appraiser, with buyer Essentially four 40 acre parcel end to end, with most of the northerly 40 acres in slough or located .. ......... he slough and inaccessible from the main site. The southerly 80 acres split from the main site by Wiley Dike Road and North Somers Road. Included an older farm house and several outbuildings which had an estimated value of $50,000. None Cash Sale Price Allocated to impr Indicated land value $275,000/160 acres well and owned adjacent land to the north. hence had access to the area across the $325,000 $50,000 $275,000 $1,718,75/acre LAND SALE DATA Sale No. 3 <<`: locafltu`'"v ;moo`' >=SYate? Montana 365 Farm Road. Kalispell Flathead 12-19-97 1 $335.000 1 158.18 acres 1 $2,118/acre Notice of raafu:: G. C. Feda Purchase t Purchasers Interest 199735613170 ?ti"`'t Paul D. Abel :..:..:::,.,:.......... ::Sa33scril«> The northwest quarter of Section 17, Township 27 North, Range 20 West :;fi`<:': MIS #55888 - Montana Real Estate Group (Fritz Groenke) A level, open cropland site. Included an old farmhouse which had not been occupied for many years, with no value allocated to the improvements. None available "''t'r"'``` Owner contract - $85,000 down, $1,9501mo �740, with balloon due in 10 yrs. Partial release ti.., clauses with re -amortization upon pre -payment of designated amounts. Broker indicates this was an outstanding purchase - Asking price was $385,000 but parcel had been on the market for 680 days at time of sale. -- - $335,000/158.18 acres = $2,117.84/acre r;i,�iiFf 'VALLEY 2G SFLENUU r ESTATES 1 I � 3 + 2 2CB 2C 20 20A I MAJESTIC I VIEW 2 MEADOWS r I , 28 u . r 3+ 1 3+ LOWER I� I VALLEY I 2F 2M 2 ACRES ____—_ ---- r -- - I 1 ' i I r 1 ' ------------- ---------------- ----------------- 4AH IA+ r — "B I I J ' 1 + 4+ I I _--------------+--- I ------------- I - - - - - - - - - - - - - - - - -.-------------- I 1 I _1 I I 4+ tA+ 13 - 4 4A I I 40 + I 4+ I 4c LAND SALE DATA Sale No. 4 NW of Farm Rd and Hwv 82. Somers .... . WO Flathead Montana 4-15-97 I $725.000 1 314.91 acres I $2,302/acre :...: ;.: ...._ .....- ._.....-:�«...::..__ Warranty Gene D. &Christine M. Dose :"£�oiIIeittileir>:= <^ Farite=::':<` :.: 199710611360 �`�.:.�:::.�:::,:;;.,;:.;,.: l3i orlc County Water and Sewer District stnII``<: East half of Section 18 Township27 North Range 20 West, less road and tract owned b 8 Y Flathead County along Highway 82 R. D. Jacobson, MAI, with grantee, 8128198 <p#ca A level open cropland site with one mile fronting Farm Road on the east, approximately ih mile on Highway 82 on the south. No improvements. rymn>` `:....,................ None and telephone available Cash $725,000/314.91 acres = $2,302.25/acre D!l! VID Tl T A !`l1DCflHT AN A T 8 N IS 27 20 hl 299.42 11' G-(,.0. 5. 841 34' E. 2640.00' I 1 I LOT ,\ Lor 2 1 • I I L0 F A 1 Ica ♦ 1 f � ;\ is 1 I I I LOT 4 I I I • I I , i • : ALKALI FLrT! is 3 E I SUBp I - , I n 1 S I , AMOUNT TRACT OWNER SIZE REQUIRED 1 5D Doug & Julie Wise 20 1.99 2 5BB Doug & Donna Miller 0.96 0.96 3 5B Doug & Donna Miller 3.52 1.48 4 5HA R & R Development 5.52 3.32 5 5H Elmer Sieler 5,41 3.34 6 5 Elmer Jr. & Virginia Sieler 3.04 1.3 7 5G City of Kalispell 5.5 0 8 5GAA Ron & Clara Swartzenberger 0.75 0.31 9 5GB Ron & Clara Swartzenberger 0.68 0.3 10 51 Elmer Sieler 7.77 3.91 11 5GA Ron & Clara Swartzenberger 12 12BA City of Kalispell 2.57 0 13 12A Flathead County 7.8 7.8 14 12B Elmer Jr. & Virginia Sieler 10.61 3.61 ORETANA 15 1 4.57 1.45 16 2 Big R Horne and Ranch Supply 5.07 1.83 17 7CB 0.38 0.38 18 7CEB Donald & Victoria Burton 1.34 0.51 19 7CF Donald & Victoria Burton, Kenneth Makloskl 1.3 0.48 20 7CG Erin Wilken, Doug & Donna Miller 4.55 1.1 21 7CD Donald & Juanita Brevik 1.08 0.65 22 7C Robert Monk 0.12 0.12 23 2ACA, 2K Wiggen & Torgerson, Partners, SRS Buildin 1.48 0.6 24 2AC Don Torgerson 1.41 0,57 25 2AD Robert & Ladonna Monk, John Dittman, 0.41 0.41 Kalispell Ob/Gyn Assn, Van Kirke Nelson Trust 26 2C Donald & Juanita Brevik 1.05 1.05 27 2D Sydney Torgerson 1.57 1.57 28 2E Micheal Barrett 0.79 0.79 29 2M .ferry & Karen Slack 0.85 0.85 30 2G Ron Trippett 1.68 1.68 31 2+ Robert Monk 10.34 10.34 32 3A City of Kalispell 40 0 33 2A City of Kalispell 34 1 F City of Kalispell 35 1D Myron & Marilyn Strand, Strand Aviation 3.05 3.05 DALEY 36 1 City of Kalispell 2.98 0 37 2 Roseaurs 5.25 1,05 38 3 City of Kalispell 7.25 0 Total 170.65 56.8 pmj OV'(DNOOCo6(omO6(p V•00 V)dMNQ'tD COO dr(o m'd'O V' dOd 1nN ll 000 C Q7 Z gphOdl�r--G7O 0iOLN'i6 OLO NCO M to V IY m O mCV P�V'rONNrNaO NC70(O ANOm MCO V•M�p (D�OOAu00I 0v mAOrr CQ 1�001n 0Cl) 4 a co m a m GOO 000 (D A a mmmn O In min W6)MMVld Ln CA In mR to W Vi N (OONO�AWaO OAR LnM V'(DA hW NA W V'h Op 1' mN rN In N O `r0 "•C ti 7 O1 hrNm 00 V'NdN117M NON CDm Mtn mm co rOMOp Lo �p O 0m V' Ln N 0m �tM �Ln mOl � cq NN� n o d a C V N o � S( E w N pV'VI 0[nO Cl)CD W NCOO +IDS 0OW'[rp Om CO rONN o Lo O �-N MN 00 m pI O(D Ch W O e- 00't O CO CD NIA 0 CO �0OAO t- 00.-CD Cb M ICI 000 OCDO m G OCV Ifj CDN O to m V' Lf) M C+1(D m C) w ACV OCD I()r C7 {pGrOCl lhOr.-0M 0 0U') C7 C] d' 6) m O Nc�1 M V7 q [O N Ln WCh N V) M CA t' Ln W mid 0 M NOAOmmOmA EOONOMCO W a0 Q)0)O)M0 Wr 0NA M7 rLD OD mm f� N N C O tL' O) U] A0 W l!) a)NON LA MMM mr OMM fry W CA ACpN V•LO 0M CO M co A r l`� NNr MONOy]I- M rrs-VIA NNE W V r'c�'O N va) M � C+l d O V Ea 0 d 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 08 p O O O O O O O O O 0 0 0 0 dS R 00(D CD CO00(000D(o000f0 O(O CO Id COO OCO (D ptD (o0000000 0 Od OO y 00 j pp CjO 00 O OQ000000 0 0 0 0 0. 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