Page 37 - _ 180314 Special Yucaipa GSA Packet

Grant Agreement No. 46000XXXX
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land features such as levees and creeks, offsite improvements, easements and encumbrances, covenants,
conditions and restrictions, flood and earthquake information, toxic hazards, water rights, mineral rights,
toxic hazards, taxes and assessments, etc.).

16. Description of subject improvements including all structures, square footage, physical age, type of
construction, quality of construction, condition of improvements and/or identification of any permanent
plantings. Discussion of construction cost methodology, costs included and excluded, accrued depreciation
from all causes, remaining economic life, items of deferred maintenance and cost to cure, and incurable
items. Construction cost data must include cost data source, date of estimate or date of publication of cost
manual, section and page reference of cost manual, copies of cost estimate if provided from another
source, replacement or reproduction cost method used, and supporting calculations including worksheets
or spreadsheets.
17. Subject property leasing and operating cost history, including all items of income and expense.
18. Analysis and conclusion of the larger parcel for partial taking appraisals. For partial taking appraisals,
Appraisal Specifications generally apply to the larger parcel rather than an ownership where the larger
parcel is not the entire ownership.
19. Include a copy of a recent preliminary title report (within the past year) as an appraisal exhibit. Discuss the
title exceptions and analyze the effect of title exceptions on fair market value.
20. For appraisals of partial takings or easements, a detailed description of the taking or easement area
including surface features and topography, easements, encumbrances or improvements including levees
within the subject partial take or easement, and whether the take area is characteristic of the larger parcel.
Any characteristics of the taking area, including existing pre-project levees that render the take area
different from the larger parcel must be addressed in the valuation.
21. Opinion of highest and best use for the subject property, based on an in depth analysis supporting the
concluded use which includes the detail required by the complexity of the analysis. Such support typically
requires a discussion of the four criteria of tests utilized to determine the highest and best use of a property.
If alternative feasible uses exist, explain and support market, development, cash flow, and risk factors
leading to an ultimate highest and best use decision.
22. All approaches to market value applicable to the property type and in the subject market. Explain and
support the exclusion of any usual approaches to value.
23. Map(s) showing all comparable properties in relation to the subject property.

24. Photographs and plat maps of comparable properties.
25. In depth discussion of comparable properties, similarities and differences compared to the subject,
adjustments to the comparable data, and discussion of the reliability and credibility of the data as it relates
to the indicated subject property value. Improved comparable sales which are used to compare to vacant
land subject properties must include an allocation between land and improvements, using methodology
similar to methodology used in item 16 above to estimate improvement value when possible, with an
explanation of the methodology used.
26. Comparable data sheets.
a) For sales, include information on grantor/grantee, sale/recordation dates, listed or asking price as of the
date of sale, highest and best use, financing, conditions of sale, buyer motivation, sufficient location
information (street address, post mile, and/or distance from local landmarks such as bridges, road
intersections, structures, etc.), land/site characteristics, improvements, source of any allocation of sale
price between land and improvements, and confirming source.
b) For listings, also include marketing time from list date to effective date of the appraisal, original list
price, changes in list price, broker feedback, if available.

Yucaipa Groundwater Sustainability Agency - March 14, 2018 - Page 37 of 226