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W1NFIELD A. MITCHELL <br />APPRAISALS <br />`- 412 MIDWEST 1'EDL:RAL BUILDIyG <br />f 5A1NT PAUL. MINNE5O7A 551p1 <br />_ 7t}r St. N1ti'. , view Brighton Appraisal tio. 84-1.1 <br /> <br />COI~~'~TLNTS 0'~ TZ4I.CO11' 1 1~_'1T5ON APPRAI S ~l, <br />1, titi'atson states that. the drainage ditch Lies ti•est of the west t?ropert~' line <br />of 1411 ?t.h fit. 1 think ne means easterly'. '1'lae centerline of the ditch <br />is about ~5 feet. west. of t}~e west wall of the d~yelling. <br />~. He asstm~es t}ie ditch flows south to the 1al:e; it actually- flows norti-~ out. <br />o f the 1 al:e . <br />~. 1`tie weGt line of }iedlttnd's p7'opert~' abuts a dedic~ited public alle;i no*. <br />the cit,- o~.~1ed park land. Th~• ~+est prenerty line -~earl~~ coincides wit}-, <br />t.ize top of the- ditch bctrl:. l~i~ere is 1it?.1~~ or nip ltvel larl ~. <br />4. :1lthougl~ no drainage easement appears of reco~•c.', the c:~.istencc of the <br />Cotmty Ditch would alert am' prospecti~>c purc}laser to its presence. <br />S. 'i~tere appears no basis for the conclusion that t~tc }~iWhest and hest. tzse <br />of th~~ westerly' ~3 ft. of iiedltmd's parcel is for city' park land. "Ilte' <br />steep bartks preclude access to the water, and the land has no utili.tti. <br />except as ~~ drainage ditch. <br />ti. If l~at.so~~'s conclusion that. file lane'. has a value of 51.0Q ner sqt sire :; on` <br />is carrir_d out tc an overall estimate of the ti~alue of t.hc~ land pr?_or to <br />ara~' division, the land will have a total value of 5?5,18~, '.+'hic}. is more <br />than. iiedltind paid for the land and building together. <br />7. ifis conclusion that the city- land has a value of onl~~ 51.0(' per scatiarE• <br />foot i.s inconsistent with land sales in t.'rre connnunity. <br />`~i , <br />~~ %~ <br />1ti'il'ifield A. ?Mitchell <br />January 7, 1985 <br /> <br />