NEIGHBORHOOD DESCRIPTION. The subject is located in the northeasterly portion of Madison. The area is primarily single and multifamily residential. Stoughton Road where local shopping is located is one-half mile to the west. Typical Developments The immediate area is single family residential to the south and west. There is commercial further east along Stoughton Road and the main Madison post office at Milwaukee and Stoughton intersection. To the north of Highway 30 is multifamily and single family residential in the area range in value from $75,000 to $180,000. The neighborhood is considered a stable residential area. Freeway Access/Transportation The site is buffered to the south by Highway 30 and to the east by the 1-90/94 right of way. Highway 30 and 1-90 are at higher grades than the project providing little objectionable noise pollution. The area has good transportation service with Thompson's access to thx xxxxxxxxly mentioned highways and to Milwaukee and Stoughton Roads. These streets also give good accessibility to other areas in the city and the surrounding counties. Adverse Influences Overall, the subject apartments are comparable in use to the area and do not exert or receive adverse market influences.
NEIGHBORHOOD DESCRIPTION. 14 SITE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
NEIGHBORHOOD DESCRIPTION. The boundaries of the Columbia Park neighborhood are listed clockwise beginning with the northern boundary 37th Ave. NE, Central Ave. XX, 00 Xxx. NE, University Ave NE, St Xxxxxxx Parkway, and the Mississippi River. The neighborhood is a mixture of residential, (recreational) the Columbia Golf Course, and Industrial, (the Canadian Pacific Railroad yards). According to the 2000 Census, the population of the neighborhood is 1,834, an increase of 192 from the 1990 Census. Census Caucasian African- American Hispanic Asian 2000 81% 5% 5% 3% 1990 98% 0% 0% 0% Native American 3% 2% The neighborhood has 645 housing units, most of which are owner occupied with a very small percentage (7%) rental.
NEIGHBORHOOD DESCRIPTION. The boundaries of the Audubon Park neighborhood are St. Xxxxxxx Parkway on the north, Xxxxx Avenue on the south, Xxxxxxx Parkway on the west, and Central Avenue on the east. According to the 2000 Census, the population of the neighborhood was 5,205, a decrease of 7.3% from the 1990 Census. Of 2247 households, 1187, or 53%, were reported as family households with children under 18. There have been significant increases in households not reporting a spouse, and those reporting the presence of other relative. The median age has increased two years, to 34.1, while the population under 5 and over 60 showed the largest decreases. Census Caucasian African Indigenous Hispanic Asian Under 18 Over 65 2000 84% 5% 1% 7% 3% 22% 10% 1990 95% 0% 2% 1% 1% 21% 14% The neighborhood has 2321 housing units, a decrease of 7.3% from 1990. Of these, 1701 were owner- occupied (73%), 546 were renter-occupied (24%), and 74 units were vacant (3%).
NEIGHBORHOOD DESCRIPTION. This section briefly describes the demographics of the neighborhood and compares them to earlier versions of the same data. Major changes from the characteristics of the neighborhood in 1990 are highlighted. The boundaries of the Xxxxxxxx Neighborhood are East 38th Street on the north, East 42nd Street on the south and Chicago Avenue on the west. The eastern boundary is Cedar Avenue. According to the 2000 Census, the population of the neighborhood is 3606. This represented an increase of 10% from the total found in the 1990 Census. Of the 2000 population, 65% are European American, 16% are African American, 1% are Native American, 5% Asian American and 10% Hispanic. The corresponding percentages from the 1990 Census are 85%, 12%, 2% 1% and 3%, respectively. There has been a decrease in European Americans and an increase in minority populations since 1990. Age group and residential structure information is not yet available. It will be added to this document when available.
NEIGHBORHOOD DESCRIPTION. The subject is located in a residential neighborhood of single family homes, townhomes, condominiums, and residential apartments. There are mostly waterfront residences but there are also non-waterfront homes, condos and villas as well. The dwellings are all maintained in average to good condition with sidewalks and street lights throughout. Southgate Shopping Center is within walking distance to the subject site with a Publix grocery, 2 banks, several fast food & dine-in restaurants, pet store, Clothing Stores. The subject neighborhood consists of single family homes, condominiums, villa, townhomes, and rental apartments. They are all maintained in average to good condition. It has all support facilities some within walking distance from the subject's site and others within a reasonable drive time. The homes, condos, villas , and townhomes all compete well with other similar neighborhoods and communities in close proximity and the overall marketing area.Stores, and more. A weighted analysis was utilized to arrive at the final opinion of market value. All comparables exceed the typical adjustment guidelines however this is not considered adverse in the appraisal of commercial land due to the diversity of locations, number of approved units, zoning/use and time. The adjustments were derived from the market place & required to bring the comparables in line with the subject property. There were few comparable sales of properties similar to the subject's PDD zoning and site size and therefore the comparable sales utilized were considered the best comparables as they are all located in the subject's marketing area and/or neighborhood. All comparables are within 12.66 miles or less of the subject & sold within 40 months or less of the effective date of the appraisal. Most weight to comparables #1 , #2, and #3 respectively due to their close proximity to the subject and PDD zoning. Comparable #1 was the sale of an improved site however it was sold after completion of it's Improvements and was utilized as it was a receiving unit for TDR'S ( transfer of development rights) and was rezoned to PDD. All other comparables were vacant at the time of their sale, and comparables #4, #5, & #6 were utilized as they were approved for MPUD zoning and approved for development as rental apartment projects. Photos within the appraisal are current and depict the rental apartment structures built after their sites were purchased. Adjustments were warranted comparable #1 and #2 as ...
NEIGHBORHOOD DESCRIPTION. Boundaries: For the purposes of this analysis, the subject neighborhood can generally be defined as that area north of Interstate 10, south of the Georgia state line, west of Centerville Road and east of Meridian Road. These roadways serve as man-made and natural boundaries beyond which residential and commercial development patterns differ. Location: The subject is located in northern Xxxx County, approximately 1 mile west of Thomasville Road. Linkages: Thomasville Road to the east is the main North/South thoroughfare through the subject neighborhood. Thomasville Road leads north to Thomasville, Georgia and south to Interstate 10 and downtown Tallahassee. Land Uses: Land uses in the neighborhood are primarily recreational, residential and commercial in nature. Much of north Xxxx County consists of residential subdivision. Mid-sized commercial and office uses are located along Thomasville and Xxxxxxxxx Road. There are some recreational uses within the neighborhood. Development Trends: The subject neighborhood is currently in a growth stage. There is new construction of single-family homes on platted residential lots. Residential subdivision development in north Xxxx County has been moderate. There is some commercial construction along Thomasville and Xxxxxxxxx Road. Summary: The appraisers reported that it is anticipated the neighborhood will continue to experience moderate growth.
