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r — <br />L1 <br />E. V. DOLAN CO. E. VINCENT DOLAN, M.A.I. <br />REALTOR AND APPRAISER NORTHERN FEDERAL BUILDING <br />5T. PAUL. MINNESOTA 55102 <br />DISCUSSION OF COMPARABLE LAND SALES <br />In making the adjustments for the commercial land sales, no adjustment <br />for time was made as these sales are recent, for tlae most part. I believe <br />that the subject's location is equal or superior to those sales Iocated <br />in the vicinity of County Road C and Snelling; however, it is obviously <br />inferior to the Pavilion Shopping Center sale, but as I indicated, this <br />sale had very poor subsoil conditions. S►le #7, <br />which was at they inter- <br />section of Snelling and Larpenteur, in some respects has as location <br />that is very similar to the subject in the type of neighbo.laood a,ackup, <br />however, this IOCFation would be superior to the subject in that it has <br />more traaf f it on Lkarpenteur and Snelling :and there is more cowmerciaal <br />development in the immediate area. <br />However, these :sales :all tend to Ball in the $4.00 per square: foot price <br />range. There ,are a number of sides in Roseville which have sold at <br />prices substantially higher than $4.00 per square foot but. by and barge, <br />these are smaller tr.-acts of ground or in the case of the <br />proposed <br />Shopping Centers, it is a far .superior location. As for the residential <br />Sales, Sala:► #8 & #9 "ire of School sUCS Similar to the subject. with <br />a great eldy.a 1 of street frontage.— ,Ind ut i l it. iOS 9av I i Iablcr to thc+rn Which <br />are also similar to the subject. Sales #10 ,and #11 are of sites which <br />have rather limited Street front age in relation to total size sand will <br />be much more costly to develop th.--an the subject property. Whilay Sale #12 <br />is similar to the Subjvct in st recrt 4ind other utility ,avall1 Ibility, this <br />property was used fear a planned -unit dt-vulopment which w.ii tilt im.1t fly <br />a condominium rompl%-;e, gilt this salle w,ls .atst+ Some six ec� ors old end <br />.an aacijtatiCanerat for t itncr would be nc,cc":.S,11-;. Based On tla4i:e 1 <br />'44104. <br />bel leve that the° subjec;t's resident i;al patent ial would by $1.75 per <br />square foot , <br />E <br />E <br />U <br />1 11 Page 19 <br />