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R44625 BO PTARevi ew W orkbook Subject Comparable 1 +/- Comparable 2 +/- Comparable 3 +/- Address 143 Cedar Bluff Cr N 6226 Hogan Dr N 6449 Crampton Dr N 749 Crystal Springs Ln N City Keizer Keizer Keizer Keizer Prop.ID R44625 and R329875 R111038 R110925 R324971 Sale Date 09/21/2020 11/01/2019 07/01/2019 12/06/2019 Adj Sale Price $ 511,100 $ 556,700 $ 541,900 Sale Type/DOM 15 and 20/0 33/134 33/110 00/106 Neighborhood Average Excellent + Excellent + Excellent + Site 2.38 ac(0.5 useable) .18 acre -- .19 acre -- .41 acre - View trees on bluff golf course golf course territorial - Design 2 story 2 story 2 story 2 story Quality of Const. Good to Excellent Good to Excellent Good Good to Excellent Actual Age 26 26 29 17 + Condition Average Average Average Average Total Living Area ....w«..�w.._.. . ..,. _ . .,,... _..,...- ._, Above Grade SF 3909 3717 3146 3599 BR/Ba 5/3.5 3/3 3/2.5 - 4/3.5 Basement Area Finished Rooms Heating/Cooling AC HP AC AC Garage/Carport 825 sf 496 sf - 837 sf 972 sf indoor sauna indoor pool + Overall: r' Equivalent x Inferior 'V Equivalent V rwmm.wwm I The subject sale was not open market,so it was not considered. The adjusted sale prices of the comparison properties range from$511,100 to $649,700,with a median of$549,300. All the comparable homes are similar or better in quality and are located in McNary Estates within a mile and a half of the subject. Most of these properties have golf course views instead of the view of trees on the escarpment. There were no recent sales along the escarpment. The property has about 1/2 acre of useable land out of the total of 2.38 acres. The remainder is on a steep slope or below that near or in a floodplain. This land is zoned as county UT-5 and cannot practically be developed. The slopes have trees that mostly block the view. The excess land does provide privacy and private recreation,but it does not confer much added value. The land should be valued like the neighboring smaller lots on the bluff which benefit from the same kind of privacy without owning the land on the escarpment, Some inventory adjustments are also recommended on the residence. Exception ; k , . SAV: Improvements:50327P MAV: 684230 `Sv.'.#a ATM's, MSAV: Total:591000 Assessed: 591000: 11g ,