5755 SW Ranchito Street Valuation Worksheet
  REPRODUCE SUBJECT                        
FEATURE COST EST. PROPERTY               SALE #1                SALE #2            SALE #3       LISTED #1       LISTED #2       LISTED #3
ADDRESS   5755 SW RANCHITO 5733 sw quail hollow   6807 sw wedelia terrace 5755 sw Savage 5749 sw Grove 4500 sw Boatramp 5675 sw Ranchito
CITY   Palm City Palm City   Palm City   Palm City   Palm City   Palm City   Palm City  
PROXIMITY TO SUBJECT     1/2 mile north   1/2 mile south   1 mile north   2 miles south   2 miles west   Adjacent  
SALE/LISTING PRICE   $499,000   $329,900   $450,000   $695,000   $329,000   $475,000   $400,000
PRICE/GROSS LIVING AREA $100/sq ft $200 $151   $214   $147   $155   $108   $179  
DATA SOURCE $40,000/acre Inspection inspection/mls 2002333   inspection/mls 191607   inspection/mls 191607 195509 inspection/mls 191607 200707 inspection/mls 191607 201477 inspection  
                 
VALUE ADJUSTMENTS DESCRIPTION +(-) $ Adjust. DESCRIPTION +(-) $ Adjust. DESCRIPTION +(-) $ Adjust. DESCRIPTION +(-) $ Adjust. DESCRIPTION +(-) $ Adjust. DESCRIPTION +(-) $ Adjust. DESCRIPTION +(-) $ Adjust.
Sales Concessions                            
Date Sale/Listed     Apr-03   Aug-02   Dec-02   May-03   Feb-03   Jul-03  
Time on Market (days)     30   100   150   75   150   15  
Location   Palm City Farms Palm City Farms   Palm City Farms   Palm City Farms   Palm City Farms   Palm City Farms   Palm City Farms  
Fee Simple/Leasehold   Fee simple Fee simple   Fee simple   Fee simple   Fee simple   Fee simple   Fee simple  
Access road   Paved Paved   Paved   dirt $5,000 dirt $5,000 paved   paved  
Site $160,000 5 acres 5 acres   5 acres   5 acres   5 acres   5 acres   5 acres  
% cleared/high-dry,useable $40,000 95 65 $20,000 65 $20,000 65 $20,000 40 $20,000 99 -5000 40 $20,000
View   private private   private   private   private   residential   private  
Design/Appeal   ranch ranch   ranch   ranch   2 story   split ranch   ranch  
Type construction (ext.)   cbs woodframe $30,000 cbs   cbs   wood frame $20,000 cbs   cbs  
Type construction (roof)   shingle shingle   shingle   shingle   shingle   shingle   shingle  
Type construction (int.)   drywall drywall   drywall   drywall   drywall   drywall   drywall  
Type foundation   slab slab   slab   slab   slab   slab   slab  
Floor covering   tile/marble/carpet carpet/wood $5,000 tile/marble/carpet   tile/marble/carpet   carpet $5,000 tile/carpet $5,000 tile/carpet  
Age   20 30 $10,000 15 -$5,000 5 -$15,000 25 $5,000 46 $25,000 21  
Condition   above average below average $10,000 above average   above average   below average $5,000 average $5,000 above average  
Gross Living - Main $218,500 2,185 sq ft 2181 sq. ft.   2,100 sq ft $5,000 4,732 sq ft -$160,000 2,119 sq ft   3,702 sq ft -$100,000 2,234 sq ft  
   bedrooms   3 3   3   4   3   3   3  
   bathrooms   2 2   2   4.5   2.5   2.5   3  
   living   1 1   1   1   1   1   1  
   den/family   1 2   1   1   1   1   1  
   kitchen   1 1   1   1   1   1      
   dining   comb. 1   comb.   1       1      
   laundry   1     1   1   1   1   1  
   Total   9 10   9   13.5   9.5   10.5   9  
Gross Living - Other (Guest etc) $30,000 304 sq. ft.   $30,000 1,800 sq. ft. -$30,000 800 sq. ft. -$30,000   $30,000 800 sq ft -$15,000   $30,000
   bedrooms   1     1   2       1      
   bathrooms   1     1   1       1      
   living         1   1       1      
   den/family                            
   kitchen   1     1   1       1      
   dining                     1      
   laundry                            
   Total   3     4   5       5      
Garage/Carport $20,000 1.5 carport 2 car garage -$20,000 2 car -$20,000 3 car -$30,000 none $20,000 none $20,000 2 car -$20,000
Pool type $40,000 in-ground none $20,000   $20,000     none $20,000     none $20,000
Spa $7,000 in-ground none $5,000   $5,000       $5,000       $5,000
Deck/Terrace $10,000 1,500 sq ft paved none $5,000   $5,000       $5,000       $5,000
Functional Utility   above average average $5,000 average   average   average   below average $5,000 above average  
Heating/Cooling $1,900 central heatpump central   central heatpump   central heatpump   central heatpump   split/wall units $10,000 central heatpump  
Well $1,500 2 1 $500 1 $500 1 $500 1 $500 1 $500 1 $500
Water softener $7,000 owned owned $5,000 owned   owned   owned $5,000 owned   owned  
Security $2,000 yes none $1,500 none $1,500 yes   none $1,500 none $1,500 yes  
Hurricane shutters   no none   none   yes -$5,000 none   none   yes -$5,000
Energy efficient items $5,000 hot water/insulat. none   none   none   none   none   none  
Fireplace $9,000 stone/wood burn wood burn   wood burn   wood burn   wood burn   wood burn   wood burn  
Gate type $7,000 electric none $5,000 none $5,000 none $5,000 none $5,000 none $5,000 none $5,000
Driveway $18,000 paved dirt $15,000 dirt $15,000 paved   dirt $15,000 paved   dirt $15,000
Fencing - exterior $8,000 privacy farm $3,000 farm $3,000 farm $3,000 farm $3,000 none $7,000 none $5,000
Fencing - internal $3,000 3 rail horse horse   horse   horse   horse   none $5,000 none $5,000
Pond $10,000 2,stone lined none $10,000 none $10,000 yes   none $10,000 none $10,000 yes  
Irrigation $10,000 14 zone none $5,000 none $5,000 none $5,000 none $5,000 none $5,000   $5,000
Landscaping $50,000 extensive minimal $20,000 minimal $10,000 minimal $10,000 minimal $10,000 none $20,000 none $20,000
Stables/Barn $45,000 4 stall/24x36 pole   none $20,000 none $20,000 3 stall   pole $30,000 pole $10,000
Other $7,000 Putting Green   $5,000   $5,000   $5,000   $5,000   $5,000   $5,000
  $2,500 Nursery   $2,500   $2,500   $2,500   $2,500   $2,500   $2,500
                             
Net Total Adjustments       $192,500   $77,500   -$164,000   $202,500   $41,500   $128,000
Total Adjusted Value $512,400     $522,400   $527,500   $531,000   $531,500   $516,500   $528,000