HomeMy WebLinkAbout971344.tiffRESOLUTION
RE: THE BOARD OF EQUALIZATION, 1997, WELD COUNTY, COLORADO - STIPULATE
VALUE
PETITION OF:
WASSER DAVID S
503 35TH AVE
GREELEY, CO 80634
DESCRIPTION OF PROPERTY: PIN: R1887286 PARCEL: 095902403012 - GR E2-1 L1
BLK2 EDWARDS HOMES%503 35TH AVE%
WHEREAS, the Board of County Commissioners of Weld County, Colorado, convened as
the Board of Equalization for the purpose of adjusting, equalizing, raising or lowering the
assessment and valuation of real and personal property within Weld County, fixed and made by
the County Assessor for the year 1997, and
WHEREAS, said petition has been heard before the County Assessor and due Notice of
Determination thereon has been given to the taxpayer(s), and
WHEREAS, the taxpayer(s) presented a petition of appeal of the County Assessor's
valuation for the year 1997, claiming that the property described in such petition was assessed too
high, as more specifically stated in said petition, and
WHEREAS,in lieu of the hearing scheduled before the Board of Equalization a Stipulation
was agreed upon by the Assessor and said petitioner(s), and
WHEREAS, the petitioner(s) and the Weld County Assessor agree that the assessment and
valuation of the Weld County Assessor shall be, and hereby is, stipulated as follows:
Land
Improvements OR
Personal Property
TOTAL ACTUAL VALUE
ACTUAL VALUE
AS DETERMINED
BY ASSESSOR
$ 16,625
ACTUAL VALUE
AS STIPULATED
$ 16,625
91.667 81.075
$ 108,292 $ 97,700
971344
AS0038
RE: BOE - WASSER DAVID S
Page 2
WHEREAS, said Stipulation shall resolve all issues to have been determined by the Weld
County Board of Equalization.
NOW, THEREFORE, BE IT RESOLVED by the Board of County Commissioners of Weld
County, acting as the Board of Equalization, that the Stipulation agreed to by the Weld County
Assessor and the above -named petitioner(s) be, and hereby is, accepted by the Board.
The above and foregoing Resolution was, on motion duly made and seconded, adopted by
the following vote on the 17th day of July, A.D., 1997.
BY
De„ kl ro the Board
APPROVED AS TO FORM:
ty Atto
BOARD OF COUNTY COMMISSIONERS
WELD CfUNTY, COLODO
eorge
Baxter, Chair
lar teC
Constance L. Harbert, Pro -Tern
EXCUSED
Dale K. Hall
EXCUSED
Barbara J. Kirkmeyer
971344
AS0038
1997
COUNTY BOARD OF EQUALIZATION
WELD COUNTY
ASSESSOR'S PIN NUMBER R1887286
STIPULATION (As To Tax Year 1997 Actual Value)
RE PETITION OF
NAME:
ADDRESS:
WASSER, DAVID S
503 35TH AVENUE
GREELEY CO 80634
Petitioner(s), DAVID S WASSER and the
Weld County Assessor, hereby enter into this Stipulation regarding
the tax year 1997 valuation of the subject property, and jointly
move that the Board of Equalization to enter its order based on
this Stipulation.
Petitioner(s) and the Assessor agree and stipulate as follows:
1. The property subject to this Stipulation is described as:
GR E2-1 Ll BLK2 EDWARDS HOMES
2. The subject property is classified as RESIDENTIAL
property (what type).
3. The County Assessor originally assigned the following
actual value to the subject property for tax year 1997
Land
Improvements
Total
$ 16,625
$ 91,667
$ 108,292
4. After further review and negotiation, the petitioner(s)
and Weld County Assessor agree to the following tax year 1997
actual value for the subject property.
Land
Improvements
Total
16,625
81,075
97,700
971344
5. The valuations, as established above, shall be binding
only with respect to tax year 1997
6. Brief narrative as to why the reduction was made:
APPRAISAL WAS MADE DURING BASE YEAR SALES PERIOD. ALSO LOCATED ON
A BUSY STREET.
7. Both parties
Board of Equalization
8:30 A.M.
been scheduled before
appropriate).
ATED this
J
agree that the hearing scheduled before the
on JULY 17,1997 (date) at
time) be vacated; or, a hearing has not yet
the Board of Equalization (check if
day of
Petitioner(s) or Attorney
Address:
51b3.�
Telephone:
/779
Petitioner(s) or Attorney
Address:
Telephone:
L( (rtLf -(7./(..-(
County Assessor
Address:
1400 North 17th Avenue
Greeley, CO 80631
Telephone:(303)353-3845 ext. 3656
NOTICE OF ADJUSTMENT
4
(ft
COLORADO
WASSER DAVID S
503 35TH AVE
GREELEY, CO 80634
GR E2-1 L1 BLK2 EDWARDS HOMES$.03-i /+
35TH AVE$
OWNER: WASSER DAVID S
06/30/1997
9: q (7
LOG 513
PARCEL 095902403012
ACCOUNT R1887286
YEAR 1997
OFFICE OF COUNTY ASSESSOR
1400 NORTH 17th AVE.
GREELEY, CO 80631
PHONE (970) 353-3845, EXT. 3650
The appraisal value of property is based on the appropriate consideration of the approaches to value required by law. The Assessor has determined that
your property should be included in the following category(ies):
RESIDENTIAL PROPERTY IS VALUED BY CONSIDERING THE MARKET APPROACH.
If your concern is the amount of your property tax, local taxing authorities (county, city, fire protection, and other special districts) hold budget
hearings in the fall. Please refer to your tax bill or ask your Assessor for a listing of these districts, and plan to attend these budget hearings.
The Assessor has carefully studied all available information, giving particular attention to the specifics included on your protest and has determined the
valuation(s) assigned to your property. The reasons for this defemination of value are:
THE ACTUAL VALUATION OF YOUR PROPERTY HAS BEEN ADJUSTED BASED UPON THE
ADDITIONAL INFORMATION YOU HAVE PROVIDED.
PROPERTY CLASSIFICATION
PETITIONER'S
ESTIMATE
OF VALUE
ASSESSOR'S VALUATION
ACTUAL VALUE
PRIOR TO REVIEW
ACTUAL VALUE
AFTER REVIEW
LAND
IMPS
16625
100701
16625
91667
TOTALS $ $ 117326
$ 108292
If you disagree with the Assessor's decision, you have the right to appeal to the County Board of Equalization for further consideration, 39-8-
06(1)(a), C.R.S. Please see the back of this form for detailed information on filing your appeal.
By:
I S-DPT-AR
Form PR -207-87/94
WARREN L. LASELL
WELD COUNTY ASSESSOR
06/30/1997
DATE
ADDITIONAL INFORMATION ON RE,VERSE SIDE
f: �5
YOU HAVE THE RIGHT TO APPEAL THE ASSESSOR'S DECISION
The County Board of Equalization will sit to hear appeals beginning July 1 and continuing through August 5 for real
property (land and buildings) and personal property (furnishings, machinery, and equipment) 39-8-104 and 39-8-
107(2), C.R.S.
APPEAL PROCEDURES:
If you choose to appeal the Assessor's decision you must appeal to the County Board of Equalization. To preserve
your right to appeal, your appeal must be POSTMARKED OR DELIVERED ON OR BEFORE JULY 15 FOR
REAL PROPERTY, AND JULY 21 FOR PERSONAL PROPERTY.
WELD COUNTY BOARD OF EQUALIZATION
915 10th Street, P.O. Box 758
Greeley, Colorado 80632
Telephone (970)356-4000 Ext. 4225
NOTIFICATION OF HEARING:
You will be notified of the time and place set for the hearing of your appeal.
COUNTY BOARD OF EQUALIZATION'S DETERMINATION:
The County Board of Equalization must make a decision on your appeal and mail you a determination within five
business days. The County Board must conclude their hearings by August 5.
TAXPAYER RIGHTS FOR FURTHER APPEALS;
If you are not satisfied with the County Board of Equalization's decision you must file within thirty days of the
County Board of Equalization's written decision with ONE of the following:
Board of Assessment Appeals (BAA):
Contact the BAA at 1313 Sherman, Room 315, Denver, Colorado 80203, (303)866-5880.
District Court:
9th Avenue and 9th Street, P.O. Box C
Greeley, Colorado 80632
Telephone (970) 356-4000, Ext. 4520
Arbitration:
WELD COUNTY BOARD OF EQUALIZATION
915 10th Street, P.O. Box 758
Greeley, Colorado 80632
Telephone (970) 356-4000, Ext. 4225
you do not receive a determination from the County Board of Equalization, you must file an appeal with the
Board of Assessment Appeals by September 11.
TO PRESERVE YOUR APPEAL RIGHTS, YOU MUST PROVE YOU HAVE FILED A TIMELY
APPEAL; THEREFORE, WE RECOMMEND ALL CORRESPONDENCE BE MAILED WITH PROOF
OF MAILING.
PETITION TO THE COUNTY BOARD OF EQUALIZATION
In the space below, please explain why you disagree with the Assessor's valuation. IN ACCORDANCE WITH 39-
8-106(1.5), C.R.S., YOU MUST STATE YOUR OPINION OF VALUE IN TERMS OF A SPECIFIC DOLLAR
AMOUNT. Attach additional documents as necessary.
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i . T� G � y)AIL
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COLORADO
July 9, 1997
WASSER DAVID S
503 35TH AVE
GREELEY, CO 80634
CLERK TO THE BOARD
PHONE (970) 356-4000 EXT.4218
FAX: (970) 352-0242
915 10TH STREET
P.O. BOX 758
GREELEY, COLORADO 80632
Parcel No.: 095902403012 PIN No.: R1887286
Dear Petitioner(s):
The Weld County Board of Equalization has set a date of Thursday, July 17, 1997, at or about the
hour of 8:30 a.m., to hold a hearing on your valuation for assessment. This hearing will be held at
the Weld County Centennial Center, 915 10th Street, Greeley, Colorado, in the First Floor Hearing
Room. A number of hearings have been scheduled at this time; peitioners will be asked to sign in
with the Clerk upon arrival, and cases will be heard on a first come / first heard basis.
You have a right to attend this hearing and present evidence to the Board in support of your
petition. The Weld County Assessor or his representative will be present. The Board will make its
decision on the basis of the record made at said hearing, as well as your petition, so it would be
in your interest to have a representative present. If you plan to be represented by an agent or an
attomey at your hearing, prior to the hearing you shall provide, in writing to the Clerk to the Board's
Office, an authorization for the agent or attorney to represent you. If you do not choose to attend
this hearing, a decision will still be made by the Board by the dose of business on August 5, 1997,
and mailed to you on or before August 10, 1997.
Because of the volume of cases before the Board of Equalization, all cases shall be limited to 15
minutes, of which you will be allowed 10 minutes for your presentation. Also due to volume, cases
cannot be rescheduled. It is imperative that you provide evidence to support your position. This
may include evidence that similar homes in your area are valued less than yours or you are being
assessed on improvements you do not have. Please note: The fact that your valuation has
increased cannot be your sole basis of appeal. Without documented evidence as indicated above,
the Board will have no choice but to deny your appeal.
WASSER DAVID S - R1887286
Page 2
At least two (2) working days prior to your hearing the Assessor will have available, at your request,
the data supporting his valuation of your property.
Please advise me if you decide not to keep your appointment as scheduled. If you need any
additional information, please call me at your convenience.
Very truly yours,
BO/ E AL O
Donald D. Warden,
Clerk to the Board
BY:
Carol A. Harding
Deputy Clerk to the Board
cc: Warren Lasell, Assessor
RE/MAX Optimum Group, LLC
presents
A Comparative Market Analysis
To establish the top market value of
503 35th Avenue
Prepared specially for
Dave Wasser
503 35th Avenue
Analysis prepared by
Sharon Tomlinson/Taylor
RE/MAX Optimum Group, LLC
4290 W. 10th Street, Suite 107
Greeley Co. 80634
Office: 346-8464
Home: 330-8303
Market study and statistics prepared June 10, 1997
Comparative Analysis and Marketing Plan
Date: June 10, 1997
To: Dave Wasser
From: Sharon Tomlinson/Taylor
Re: Comparative Market Analysis
I know that your home is probably the most valuable possession that you have.
In fact, many of the people I serve have only the equity in their property to see them through
their retirement years. With this in mind, I wish to thank you for placing your trust in me to help
you through the process.
My first goal is to help you set a list price that represents top market value, without going so
high that it does not sell at all. This can only be accomplished by thoroughly understanding the
market. To help you in this regard, you will find a detailed market analysis attached. It has been
painstakingly prepared to ensure that you feel comfortable and confident as we proceed to reach
this important first goal.
Additionally, you will find significant information that will help you feel confident that you are
being represented by an agent and organization that is second to none.
I welcome the opportunity to serve you, and insist that you contact me with any questions you
may have, should they arise now, or during the marketing process.
Sincerely,
vo",„ >I_A (Eli
Comparative Analysis and Marketing Plan
Prepared for Dave Wasser
by Sharon Tomlinson/Taylor
Table of Contents
Cover Page
Cover Letter
Agent Resume
Company Resume
Available Services
Preparing Your Home
Marketing Plan
Flyer
Summary of Comparables
Sales - 3 per Page
Listings -1 per Page
Adjustments
Our Commitment to You
Final Comments
Comparative Analysis and Marketing Plan
Prepared for Dave Wasser
by Sharon Tomlinson
Sharon Tomlinson
RE/MAX Optimum Group
EXPERIENCE
Sharon Tomlinson has been affiliated with the Greeley Area Board of Realtors for the past
17 years. She specializes in residential and income property and is well versed in real
estate finance.
PROFESSIONAL AFFILIATION
Sharon has completed the course requirements for both GRI (Graduate of Real Estate
Institute) and CRS (Certified Real Estate Specialist). She has also completed her Broker's
transition course.
Sharon was the recipient of the 1996 Distinguished Service Award, an award that is
presented to one REALTOR each year for outstanding servive to both clients and
Realtors.
HOBBIES
Sharon is an avid outdoors person...she loves fishing, camping, golf and travel. She also
enjoys quiet time in her flower garden.
COMMUNITY SERVICE
Sharon has been a volunteer for MEALS ON WHEELS for the past 7 years and a member
of the Redeye Rotary Club. She currently serves on the Board of Directors for the Redeye
Rotary Club and the Greeley Area Board of Realtors. She is also a member of the First
Congregational Church.
Competitive Analysis and Marketing Plan
Prepared for Dave Wasser
by Sharon Tomlinson/Taylor, CRS GRI
RE/MAX Optimum Group
Highest Producing Real Estate Company
For years our company has been highly respected in your community by offering
professional service to all of it's customers.
Our dedicated Real Estate Professionals working together make a powerful sales force
that has the highest production per agent than any other office in the area.
The outstanding performance of our office is based on our Corporate Mission, which is
also a very effective philosophy for life:
'Autograph Your Work with Excellence!'
Many companies have tried to imitate our success, but you just can't duplicate our people.
We are committed to serving you with honesty and integrity. We stand committed to
these ideals because we're not in it for the fast sale, we want you to be our customer FOR
LIFE!
Comparative Analysis and Marketing Plan
Prepared for Dave Wasser
by Sharon Tomlinson/Taylor
Broker Service Comparison Chart
Available Services
Your
Company
ABC
Franchise
Small local
Company
Big Local
Company
REALTOR Member
Y
Y
N
Y
Local MLS Service
Y
Y
N
Y
National referral network
N
Y
N
N
Strong newspaper presence
Y
N
N
Y
Hold open house
Y
Y
Y
Y
Hold open for agents
Y
Y
N
Y
Warranty for buyer
Y
N
N
N
Free seller's warranty
N
N
N
N
National TV ads
N
Y
N
N
Guaranteed sales plan
Y
N
N
Y
On -going in house training
Y
Y
N
Y
Fully computerized
Y
N
N
N
Mail just listed letters
Y
?
?
?
Written Marketing Report
Y
?
?
?
Notify top 100 agents
?
?
?
?
Moving Co. $250 discount
N
N
N
N
Service Guaranteed
Y
N
N
N
Lock -box Service
Y
Y
Y
Y
In-house mortgage broker
N
N
N
N
Listing service team
Y
?
?
?
Closing coordinator
Y
?
?
?
Monthly CMA update
Y
?
?
?
24 hour answering service
Y
Y
Y
Y
Mail copies of all ads
Y
?
?
?
After sale follow-up plan
Y
N
N
N
Weekly closing report
?
?
?
?
Check delivered on closing
Y
?
?
?
Competitive Analysis and Marketing Plan
Prepared for Dave Wasser
by Sharon Tomlinson/Taylor, CRS GRI
Preparing Your Home for Showing
With buyers, first impressions count. A small investment in time and money will give your home an
edge over other listings in the area when the time comes to show it to a prospective buyer.
Here are some suggestions that will help you to get top market value:
General Maintenance
- Oil squeaky doors
- Tighten doorknobs
-Replace burned out lights
- Clean and repair windows
-Touch up chipped paint
- Repair cracked plaster
- Repair leaking taps and toilets
Spic and Span
-Shampoo carpets
-Clean washer, dryer, and tubs
-Clean furnace
-Clean fridge and stove
-Clean and freshen bathrooms
The First Impression
-Clean and tidy entrance
-Functional doorbell
-Polish door hardware
Curb Appeal
- Cut lawns
-Trim shrubs and lawns
- Weed and edge gardens
- Pick up any litter
-Clear walk and driveway of leaves
- Repair gutters and eaves
- Touch up exterior paint
The Buying Atmosphere
- Be absent during showings
- Turn on all lights
-Light fireplace
-Open drapes in the day time
- Play quiet background music
- Keep pets outdoors
The Spacious Look
- Clear stairs and halls
- Store excess furniture
-Clear counters and stove
- Make closets neat and tidy
Competitive Analysis and Marketing Plan
Prepared for Dave Wasser
by Sharon Tomlinson/Taylor, CRS GRI
Marketing Plan
We are commited to offer the highest standards of professional service to all our
customers. To assure you that your property is marketed to its fullest potential and to
obtain the highest possible market value, the following will be completed.
Prepare CMA to establish fair market value
Prepare and sign listing contract
Send listing contract to MLS board
Place 'For Sale' sign on property
Place lock box on property, if needed
Notify the Top 100 Agents of this new listing
Schedule property for office tour
Schedule property for MLS tour
Mail 'Just Listed' flyers to neighborhood
Place 'Open House' ad in local paper
Phone all potential buyers with details of listing
Hold open houses
Arrange showings for other agents
Contact you regularly with verbal progress reports
Prepare and deliver Marketing Service report to owner
Review marketing activities with owner
Pre -qualify potential buyers
Present and discuss all offers on property with owner
Negotiate the transaction with other agent
Finalize the sales contract
Confirm that all contingencies on sales contract are completed
Finalize the closing
Arrange for relocation agent, if required
Arrange for moving company
Other services...
Comparative Market Analysis
503 35th Avenue
Features:
Area:
Square feet: i(
Lot size:
Style:
Bedroom(s):
Bathroom(s):
Parking:
Edwards Sub
1,643
6,670 sq. ft.
Ranch
4
1F, 1T
1 Car Attached
/60°
zod
. od
Sharon Tomlinson/Taylor
RE/MAXOptimum Group, LLC
4290 W. 10th Street, Suite 107
Office: 346-8464 Home: 330-8303
Competitive Analysis and Marketing Plan
Prepared for Dave Wasser
by Sharon Tomlinson/Taylor, CRS GRI
Comparable Properties
Subject Property
Address SgFt Lot size Style
503 35th Avenue 1,643 6,670 sq. Ranch
Bed Bathrm Parking List Price Sale Price $/SoFt DOM
4 IF, IT I Car Atta
Current Listings
Address SgFt Lot size Style Bed Bathrm Parking List Price Sale Price $/StiFt DOM
2910 W. 11th Street 1,080 8,276 sq. Ranch 3 IF 1 Car Atta $102,000 94.44
Average: $102,000 94.44
Sold Listings
Address SgFt Lot size Style Bed Bathrm Parking List Price Sale Price $/SoFt DOM
614 37th Avenue 1,065 Ranch 4 IF, 2T 2Car Atta $114,900 $110,500 103.76 62
406 36th Avenue Co 1,065 Ranch 3 IF, IT 2 Car Atta $117,900 $118,000 110.80 18
3702 W. 7th Street R 1,091 9,838 sq. Ranch 4 IF, 2T 2 Car Atta $113,000 $110,000 100.82 50
737 36th Avenue Co 1,342 9,450 sq. Ranch 4 IF, 2T 2 Car Atta $102,950 $101,000 75.26 53
706 36th Avenue 1,107 6,500 sq. Ranch 4 2F 1 Car Atta $99,900 $99,900 90.24 29
Average: $109,730 $107,880 96.18 42
MIHMEMIMIIIMInhtheMOMMUIMItilt
Competitive Analysis and Marketing Plan
Comparable Homes Recently Sold
Address: 614 37th Avenue
Area: Edwards Subdivision
Style: Ranch
List Price: $114,900 $/Sqft: $107.89
Sale Price: $110,500 $/Sqft: $103.76
Sale Date: 12/15/1996 DOM: 62
Taxes: $782 (1995) Age: 26
Square Ft: 1065 Lot Size:
Bedrooms:4 Baths: IF, 2T
Parking: 2 Car Attached Levels:
Features: Wood Stove, Storage Shed, Sprinkler System, Hot tub,
Enclosed Porch, Enclosed Fenced Area, Brick/Frame Const,
Comments: 4 bedroom, 1 full and two 3/4 baths. Enclosed sun porch with hot tub. Fenced yard in great shape.
Wood burnin stove. This home is in :ood condition.
Address: 406 36th Avenue Court
Area: Edwards Subdivision
Style: Ranch
List Price: $117,900 $/Sqft: $110.70
Sale Price: $118,000 $/Sqft: $110.80
Sale Date: 05/10/1997 DOM: 18
Taxes: $804 (1995) Age: 26
Square Ft: 1065 Lot Size:
Bedrooms:3 Baths: 1F, 1T
Parking: 2 Car Attached Levels:
Features: Sprinkler System, Patio, Garage Door Opener, Fireplace,
Enclosed Fenced Area, Dishwasher, Deck, Central Air,
Comments: Very unique 3 bedroom, 1 3/4 bath home in Edwards subdivision. Show room condition. Central
air, s.rinkler s stem, fire ace, deck and 2 car attached :ara_e.
Address: 3702 W. 7th Street Road
Area: Westmoor
Style: Ranch
List Price: $113,000 S/Sqft: $103.57
Sale Price: $110,000 S/Sqft: $100.82
Sale Date: 06/26/1996 DOM: 50
Taxes: $778 (1995) Age: 24
Square Ft: 1091 Lot Size: 9,838 sq. ft.
Bedrooms: 4 Baths: 1 F, 2T
Parking: 2 Car Attached Levels:
Features: Pool, Partial Fence, Garage Door Opener, Dishwasher,
Central Air, Brick/Frame Const, 2 Car Garage
Comments: Nice 3 bedroom ranch in cul-de-sac. Large lot with garden area and private 4 ft. pool. New carpet
and roof. Central air, 2 car attached :ara:e.
PfILIIITIMMIMMINIMOMIIIITL2 II If
dt HAM (kJ
Competitive Analysis and Marketing Plan
Comparable Homes Recently Sold
Address: 737 36th Avenue Court
Area: Edwards
Style: Ranch
List Price: $102,950 $/Sgft: $76.71
Sale Price: $101,000 S/Sqft: $75.26
Sale Date: 07/15/1996 DOM: 53
Taxes: $912 O995) Age: 26
Square Ft: 1342 Lot Size: 9,450 sq. ft.
Bedrooms:4 Baths: 1F, 2T
Parking: 2 Car Attached Levels:
Features: Basement, Covered Patio, Sprinkler System, Enclosed
Fenced Area, Dishwasher, Brick/Frame Const, 2 Car Garage
Comments: Very nice 4 bedroom house on corner lot on quiet street. Large kitchen and formal dining. Covered
.atio, s.rinkler s stem.
Address: 706 36th Avenue
Area: Edwards
Style: Ranch
List Price: $99,900 S/Sgft: $90.24
Sale Price: $99,900 $/Sgft: $90.24
Sale Date: 03/07/1997 DOM: 29
Taxes: $747 (1995) Age: 35
Square Ft: 1107 Lot Size: 6,500 sq. ft.
Bedrooms: 4 Baths: 2F
Parking: 1 Car Attached Levels:
Features: Hardwood Floors, Enclosed Fenced Area, Dishwasher,
Covered Patio, Brick construction, Basement, 1 Car Garage
Comments: Great west Greeley location. Brick ranch with 4 bedrooms and 2 full baths. Fenced back yard with
covered .atio and s.rinkier s stem. 1 car :araLe..
Competitive Analysis and Marketing Plan
Comparable Home Currently Listed
2910 W. 11th Street
Area: Wilshire Subdivision Parking: 1 Car Attached
Style: Ranch Levels: Lot Size: 8,276 sq. ft.
List Price: $102,000 $/SgFt: $94.44 SqFt: 1,080
List Date: DOM: Bedrooms: 3
Taxes: $732 (1997) Age: 38 Baths: 1F
Features:
Sprinkler System, Patio, Hardwood Floors, Chain Link Fence, Ceiling Fan, Brick construction,
Basement, I Car Garage
Comments:
Very neat and well -kept 3 bedroom, 1 bath ranch style home in Wilshire. Hardwood floors in
some areas. Sprinkler system. This home is smaller than the subject and the basement is not
finished. It is in better condition than the subject and in a quieter neighborhood.
Competitive Analysis and Marketing Plan
Prepared for Dave Wasser
by Sharon Tomlinson/Taylor, CRS GRI
Comparable Sales
Adjusted for Property Differences
Address
503 35th
Avenue
614 37th
Avenue
406 36th
Avenue Court
3702 W. 7th
Street Road
737 36th
Avenue Court
706 36th
Avenue
Square feet
1,643
1,065
1,065
1,091
1,342
1,107
Lot size
6,670 sq. ft.
9,838 sq. ft.
9,450 sq. ft.
6,500 sq. ft.
Style
Ranch
Ranch
Ranch
Ranch
Ranch
Ranch
Bedrooms
4
4
3
4
4
4
Baths
1F, IT
1F, 2T
1F, IT
1F, 2T
IF, 2T
2F
Parking
1 Car Attached
2 Car Attached
2 Car Attached
2 Car Attached
2 Car Attached
1 Car Attached
Comments
List Price
$114,900
$117,900
$113,000
$102,950
$99,900
Sold Price
$110,500
$118,000
$110,000
$101,000
$99,900
Adjusted
Features and
Amounts
Income
potential
$5,000
Income
potential
$5,000
Income
potential
$5,000
I car garage
-$2,000
Income
potential
$5,000
3/4 bath
-$1,000
I car garage
-$2,000
Basement
finished
-$3,710
Covered Patio
-$1,000
Location
-$5,000
Location
-$5,000
Basement
finished
-$780
Basement
$2,597
Location
-$5,000
Condition
-$10,000
19
Basement
finished
-$3,450
Basement
-$2,415
1 car garage
-$2,000
Income
potential
$5,000
Covered Patio
-$1,000
Basement
-$2,415
Add'I Finish Sq.
Ft.
$11,560
Location
-$5,000
Condition
-$10,000
Sprinkler
system
-$2,000
Basement
finished
-$3,870
Condition
-$10,000
Location
-$5,000
Add'I Finish Sq.
Ft.
$11,040
Basement
finished
-$2,860
Sprinkler
system
-$2,000
Condition
-$10,000
Condition
-$10,000
Basement
-$2,002
Basement
-$2,709
Wood stove
-$1,000
Fireplace
-$1,000
Pool
-$1,000
Add'I Finish Sq.
Ft.
$6,020
Add! Finish Sq.
Ft.
$10,720
Enclosed porch
-$3,000
Sprinkler
system
-$2,000
Central air
-$2,000
Sprinkler
system
-$2,000
Hot Tub
-$2,000
Deck
-$1,000
Continued on the next page
Add9 Finish Sq
Ft.
$11,560
Central air
-$2,000
Adjustments
-$13,305
-$9,635
-$5,073
-$13,842
-$8,859
Totals
Adjusted
$97,195
$108,365
$104,927
$87,158
$91,041
Sale Price
Competitive Analysis and Marketing Plan
Prepared for Dave Wasser
by Sharon Tomlinson/Taylor, CRS GRI
Adjustment Notes
614 37th Avenue
Total Adjust.: -$13,305
Feature: Income potential Amount: $5,000
Notes: The subject has a small basement apartment with
income potential.
Feature: 3/4 bath Amount: -$1,000
Notes: The comp has a 3/4 bath more than the subject.
Feature: Location Amount: -$5,000
Notes: The subject is located on a busy street and the comp.
is on a quiet street in a quiet neighborhood.
Feature: Basement finished Amount: -$3,450
Notes: The subject has 720 sq. ft. of finish in the basement
and the comp has 1065 sq. ft. of finish in the basement. 345 x
$10/sq. ft. = $3450
Feature: Basement Amount: -$2,415
Notes: The subject has a 720 sq. ft. basement and the comp
has a 1065 sq. ft. basement. 345 x $7/sq. ft. = $2415
Feature: Condition Amount: -$10,000
Notes: The subject is in below average condition except the
basement apartment is in poor condition and the comp is in
good condition.
Feature: Sprinkler system Amount: -$2,000
Notes: The subject does not have a sprinkler and the comp
does
Feature: Wood stove Amount: -$1,000
Notes: The subject has no wood stove
Feature: Enclosed porch Amount: -$3,000
Notes: The subject does not have an enclosed porch
Feature: Hot Tub Amount: -$2,000
Notes: The subject does not have a hot tub.
Feature: Add'l Finish Sq.Ft. Amount: $11,560
Notes: The subject has 1643 sq. ft. of living space and the
comp has 1065 sq. ft. of living space. 578 x $20/sq. ft. = $11,560
406 36th Avenue Court Feature: Income potential
Tnfol Arline* . to Al
Amount: $5,000
Notes: The subject has a small oasement apartment with
income potential.
Feature: 1 car garage Amount: -$2,000
Notes: The subject has a one car garage and the comp has 2
car garage.
Feature: Basement finished Amount: -$780
Notes: The subject has 720 sq. ft. of finish in the basement
and the comp has 798 sq. ft. of finish in the basement. 78 x
$10/sq. ft. = $780
Feature: Basement Amount: -$2,415
Notes: The subject has a 720 sq. ft. basement and the comp
has a 1065 sq. ft. basement. 345 x $7/sq. ft. = $2,415
Feature: Add'l Finish Sq.Ft. Amount: $11,560
Notes: The subject has 1643 sq. ft. of living space on the
main floor and the comp has 1065 sq. ft. of living space. 578 x
$20/sq. ft. = $11,560
Feature: Location Amount: -$5,000
Notes: The subject is on a busy street and the comp is in a
quiet neighborhood.
Feature: Condition Amount: -$10,000
Notes: The comp is in good condition and the subject is in
below average condition, however, the basement apartment is
in poor condition.
Feature: Fireplace Amount: -$1,000
Notes: The subject does not have a fireplace.
Feature: Sprinkler system Amount: -$2,000
Notes: The subject does not have a sprinkler and the comp
does
Feature: Deck Amount: -$1,000
Notes: The subject does not have a deck.
Feature: Central air Amount: -$2,000
Notes: The subject does not have central air.
3702 W. 7th Street Road
Total Adjust.: -$5,073
Feature: Income potential Amount: $5,000
Notes: The subject has a small basement apartment with
income potential.
Feature: Basement finished Amount: -$3,710
Notes: The subject has 720 sq. ft. of finish in the basement
and the comp has 1091 sq. ft. of finish in the basement. 371 x
$10/sq. ft. = $3,710
Feature: Basement Amount: $2,597
Notes: The subiect has a 720 sa. ft. basement and the comp
tl
Feature: 1 car garage Amount: -$2,000
Notes: The subject has a one car garage and the comp has 2
car garage.
Feature: Location Amount: -$5,000
Notes: The subject is on a busy street and the comp is in a
quiet neighborhood on a cul-de-sac..
Feature: Add'I Finish Sq.Ft. Amount: $11,040
Notes: The subject has 1643 sq. ft. of living space on the
main level and the comp has 1091 sq. ft. of living space. 552 x
$20/sq. ft. _ $11,040
Feature: Condition Amount: -$10,000
Notes: The comp is in good condition and the subject is in
fair condition, however, the basement apartment is in poor
condition.
Feature: Pool Amount: -$1,000
Notes: The subject does not have a pool.
Feature: Central air Amount: -$2,000
Notes: The subject does not have central air.
737 36th Avenue Court
Total Adjust.: -$13,842
Feature: 1 car garage Amount: -$2,000
Notes: The subject has a one car garage and the comp has 2
car garage.
Feature: Covered Patio Amount: -$1,000
Notes: The subject does not have a covered patio
Feature: Location Amount: -$5,000
Notes: The subject is on a busy street and the comp is on a
quiet street.
Feature: Income potential Amount: $5,000
Notes: The subject has a small basement apartment with
income potential.
Feature: Condition Amount: -$10,000
Notes: The comp is in good condition and the subject is in
below average condition, however, the basement apartment is
in poor condition.
Feature: Basement finished Amount: -$2,860
Notes: The subject has a 720 sq. ft. finished basement
apartment and the comp has a 1006 sq. ft. finished basement.
286 x $10/sq. ft. = $2,860
Feature: Basement Amount: -$2,002
Notes: The subject has a 720 sq. ft. basement and the comp
has a 1006 sq. ft. basement. 286 x $7/sq. ft. = $2,002
a
Notes: The subject has 1643 s4. ft. of living space on the
main level and the comp has 1342 sq. ft. of living space. 301 x
$20/sq. ft. = $6,020
Feature: Sprinkler system Amount: -$2,000
Notes: The subject does not have a sprinkler and the comp
does
706 36th Avenue
Total Adjust.: -$8,859
Feature: Income potential Amount: $5,000
Notes: The subject has a small basement apartment with
income potential.
Feature: Location Amount: -$5,000
Notes: The subject is on a busy street and the comp is on a
quiet street.
Feature: Condition Amount: -$10,000
Notes: The comp is in good condition and the subject is in
below average condition, however, the basement is in poor
condition.
Feature: Covered Patio Amount: -$1,000
Notes: The subject does not have a covered patio
Feature: Sprinkler system Amount: -$2,000
Notes: The subject does not have a sprinkler and the comp
does
Feature: Basement finished Amount: -$3,870
Notes: The subject has a 720 sq. ft. finished basement
apartment and the comp has 1107 sq. ft. of finish in the
basement. 387 x $10/sq. ft. = $3,870
Feature: Basement Amount: -$2,709
Notes: The subject has a 720 sq. ft. basement and the comp
has a 1107 sq. ft. basement. 387 x $$7/sq. ft. = $2,709
Feature: Add'l Finish Sq.Ft. Amount: $10,720
Notes: The subject has 1643 sq. ft. of living space on the
main leveland the comp has 1107 sq. ft. of living space. 536 x
$20/sq. ft. = $10,720
Competitive Analysis and Marketing Plan
Prepared for Dave Wasser
by Sharon Tomlinson/Taylor, CRS GRI
OUR COMMITMENT TO YOU
1) ACCURATE EVALUATION
The correct selling price of a home is the highest price that the market will bear. To assist you in
determining the correct asking price we provide you with a comprehensive market analysis of
comparable properties sold and offered for sale in your neighborhood.
2) PROFESSIONAL ADVICE
We will advise you of any necessary repair and how you may best prepare your home for showing. You
will be kept up to date on the state of the market, the sale of similar properties and any other factors
which may affect the progress of the sale.
3) PROMOTION OF YOUR HOME TO OTHER REALTORS
The major selling points of your home will be distributed to other real estate firms throughout the
community.
4) SIGNAGE
The highly respected Realtor advertises your property 24 hours a day.
5) NOTIFY PURCHASERS
We will use our advanced computer system to identify people who have been looking for homes in your
neighbourhood. They will be contacted and given the details of your property.
6) OPEN HOUSES
If appropriate, open houses will be arranged and held during reasonable hours.
7) ADVERTISING
We will advertise your home in appropriate publications and communicate our results to you.
8) PROGRESS REPORT
Every step in the sales effort will be documented. Our Progress Report will keep you up to date.
9) PRE -APPROVED MORTGAGES AND FINANCING GUIDANCE
We offer pre -approved mortgages which encourage buyers by letting them know the mortgage potential
in advance. YourRE/Max Optimum Group, LLC representative will provide professional financing
guidance to both the buyer and the seller.
Comparative Analysis and Marketing Plan
Price Recommendation
The recommended list price is based on comparable properties currently listed and
recently listed in your area.
Recommended Price Range
$97,700
A home priced at market value will attract more buyers than a home priced above market
value. Also consider that a home priced competitively will attract a greater number of
potential buyers and increase your chances for a quick sale.
I look forward to working together with you to get your home sold as soon as possible.
Sharon Tomlinson/Taylor
RE/MAX Optimum Group, LLC
4290 W. 10th Street, Suite 107
Office: 346-8464 Home: 330-8303
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