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doc12022 6ab7ab40-4496-4d5c-9521-368e4875e49c_Attachment_K_-_Appraisal_Report_2026_-_310_Maria_Ave-artifacted.pdf
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"text": "679 East Third St.\n308-310 Maria Ave.\nSt. Paul, MN 55106"
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"text": "Ms. Jennifer Dull\nSenior Project Manager\nCity of St. Paul\nDepartment of Planning and Economic Development\n25 West 4^{th} St., Suite 1300\nSt. Paul, MN 55102"
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"text": "Dwight W. Dahlen, MAI SRA\nDahlen, Dwyer, Foley & Tinker, Inc.\n2711 Wilds Lane NW\nPrior Lake, MN 55732"
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Page 2
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"text": "Dwight W. Dahlen, MAI SRA\nDaniel E. Dwyer\nSean M. Foley\nJeffrey A. Dahlen, MAI\nMichael T. Tinker, MAI"
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"text": "Your Local Valuation Experts since 1978\nReal Estate Appraisals Consultation\nExpert Witness Market Research"
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"text": "August 18, 2026"
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"text": "Ms. Jennifer Dull\nSenior Project Manager\nCity of St. Paul\nDepartment of Planning and Economic Development\n25 West 4^{th} St., Suite 1100\nSt. Paul, MN 55102"
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"text": "RE: 679 East Third St"
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"text": "In accordance with your request, I have prepared an “appraisal report” an opinion of market value on a 13,956 sf vacant parcel with the potential for a mixed-use development in the Dayton’s Bluff neighborhood of St. Paul. The purpose of this appraisal is to provide an opinion of market value for the subject property. This appraisal contains the appropriate “scope of work” deemed necessary to produce credible assignment results relevant to the “intended use.” The City of St. Paul is identified as the “intended user.”"
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"text": "The opinion of market value is predicated on the definition of market value as developed herein. Subsequent to my investigation, I have formed an opinion concerning the market value as of August 17, 2026 as follows:"
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"text": "ONE HUNDRED EIGHTY THOUSAND DOLLARS\n($180,000)"
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Page 3
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"text": "The \"Uniform Standards of Professional Appraisal Practice\" (USPAP) promulgated by the Appraisal Standards Board (ASB) of the Appraisal Foundation.",
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"text": "This appraisal has been made subject to certain limiting conditions and assumptions as hereinafter expressed. Such facts and information as contained herein were obtained from sources that I consider reliable and are true to the best of my knowledge and belief."
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"text": "The following report describes my method of approach, contains data gathered in my investigation, and demonstrates my analysis in developing the opinion of market value. I appreciate the opportunity for this assignment and welcome any questions you may have in regards to my analysis."
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"text": "Respectfully submitted,"
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"text": "Certified General Real Property Appraiser"
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"text": "- the statements of fact contained in this report are true and correct;"
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"text": "the reported analyses, opinion, and conclusions are limited only by the reported assumptions and limiting conditions and are my personal, impartial, and unbiased professional analyses, opinions, and conclusions;"
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"text": "I have no bias with respect to the property that is the subject of this report or to the parties involved with this assignment;"
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"text": "my compensation for completing this assignment is not contingent upon the development or reporting of a predetermined value or direction in value that favors the cause of the client, the amount of the value opinion, the attainment of a stipulated result, or the occurrence of a subsequent event directly related to the intended use of this appraisal;"
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"text": "- I have made a personal inspection of the property that is the subject of this report;"
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"text": "no one provided significant real property appraisal assistance to the person signing this certification;"
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"text": "I have not performed a previous appraisal of the subject property / an appraisal review involving the subject property / an appraisal consulting assignment involving the subject property within the three years prior to this assignment."
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"text": "the reported analyses, opinions, and conclusions were developed, and this report has been prepared, in conformity with the Code of Professional Ethics and Standards of Professional Appraisal Practice of the Appraisal Institute;"
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"text": "- the use of this report is subject to the requirements of the Appraisal Institute relating to review by its duly authorized representatives;"
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"text": "as of the date of this report, I have completed the continuing education program of the Appraisal Institute; and"
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"text": "August 18, 2026\nDate"
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"text": "The certification of the Appraiser appearing in the appraisal report is subject to the following conditions, and to such other specific and limiting conditions as are set forth by the appraiser in the report."
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"text": "The subject's highest and best use, \"as vacant\" was developed using data developed in my research. In the course of research and analysis for this report, I have considered the applicability of the three traditional appraisal methodologies. In my opinion since the property is vacant land only the sales comparison approach is appropriate for this analysis."
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"text": "Part of Block 33 Lyman Dayton's Addition"
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"text": "There is no information available to ascertain when the HRA acquired the property. The appraiser is very familiar with the former 2-story, 8-unit mixed-use commercial building with two main floor commercial suites the was destroyed by an explosion and subsequent fire in the late 1990's. It is my understanding the property is not currently offered for sale."
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Page 12
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"text": "The following information was secured from assessment records on file with Ramsey County, there are three parcels."
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"text": "Parcel ID #\n32.29.22.41.0008\n32.29.22.41.0007\n32.29.22.41.0010",
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"text": "Land $\n$ 30,500\n$ 24,500\n$ 24,500\n$ 79,500",
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"text": "The subject property is currently zoned T1 which denotes the “traditional neighborhood district.” Several years, the City adopted a new zoning classification to promote transit oriented high-density residential development along the city's primary transportation arteries."
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Page 13
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"text": "This appraisal report has been prepared at the request of Ms. Jennifer Dull, Finance and Administrative/Real Estate Team City of St. Paul Department of Planning and Economic Development, the intended user. The intended use is for internal management purposes."
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"text": "I am not aware of any adverse easements, encroachments or restrictive covenants that encumber the property. Should any easements or encroachments be discovered subsequent to a title examination which has an adverse affect upon market value, the appraiser reserves the right to review and amend the appraisal after examining the easement document."
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"text": "Unless otherwise stated in this report, the existence of hazardous material, which may or may not be present on the property, was not observed by the appraiser. The appraiser has no knowledge of the existence of such materials on or in the property. The appraiser, however, is not qualified to detect such substances. The presence of substances such as asbestos, urea-formaldehyde foam insulation, or other potentially hazardous materials may affect the value of the property. The value estimate is predicated on the assumption that there is no such material on or in the property that would cause a loss in value. No responsibility is assumed for any such conditions, or for any expertise or engineering knowledge required to discover them. The client is urged to retain an expert in this field, if desired."
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Page 14
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"text": "Market Value Defined",
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"text": "The most probable price which a property should bring in a competitive and open market under all conditions requisite to a fair sale, the buyer and seller, each acting prudently, knowledgeably and assuming the price is not affected by undue stimulus. Implicit in this definition is the consummation of a sale as of a specified date and the passing of title from seller to buyer under conditions whereby:"
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"text": "Source: “Code of Federal Regulations” Title 12 and the “Interagency Appraisal and Evaluation Guidelines” Federal Register 75 FR, December 2010"
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"text": "The property rights appraised consists of the fee simple interest, which is defined as follows: \"Fee simple interest is an absolute fee; a fee without limitations to any particular class of heirs or restrictions, but subject to the limitations of eminent domain, escheat, police power, and taxation. Fee simple is an inheritable estate.\""
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"text": "The property is located in the Dayton's Bluff neighborhood on the bluff overlooking the CBD accessible via the Third Ave Bridge and East 7th St. Homes in the neighborhood are generally well-maintained and enjoy average marketability. According to recent MLS statistics, over the prior 12 months there have been 165 sales with the average price at $251,940 and the prior year 137 sales with the average at $242,815 an increase of 3.7%. The property is at the northeast corner of East Third and Maria Ave, an important commercia area for the neighborhood, a signalized intersection. Third Street is a major transportation route providing direct access to the CBD via the Third Street Bridge which is currently under construction and remains closed."
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"text": "The subject property is comprised of vacant land, three parcels, at the northeast corner of East Third St. and Maria Ave. The parcel is comprised of 13,956 sf zoned to permit a mixed-use development."
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"text": "This portion of the appraisal process involves the direct comparison of the property being appraised to similar properties that have sold in the same or similar markets in recent years, in order to arrive at an indication of value for the subject property."
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"text": "Among the basic real estate principles reflected in this approach is the principle of substitution, which states, in part, that the value of the property replaceable in the market tends to be set by the cost of acquiring an equally desirable substitute property, assuming that no costly delay is encountered in making the substitution."
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"text": "The application of this approach involves market research to obtain recent sales of properties as similar as possible to the subject. The sale prices of those properties deemed most comparable tend to set the range in which the value of the subject property will fall. Differences between the subject and the comparables are analyzed and adjusted for based upon market reaction to the different feature which would typically include such things as location, soil quality, land area, topography and financing."
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"text": "I have reviewed and analyzed numerous recent sales, with an effort made to search out sales of properties in generally close proximity to the subject having a similarity of highest and best use. A common unit of comparison for buyers of residential development property in this market area is price paid per square foot of land area."
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"text": "On the following pages is a presentation of the comparable sales which I believe possesses the highest degree of overall similarity to the subject property, and therefore provides a reliable indication of the market value. The appraiser has conducted extensive research to ascertain the most recent transactions of properties having a similarity of highest and best use. I have also interviewed Realtor's active in the market area, considered sales from RMLS."
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"text": "Dahlen, Dwyer, Foley & Tinker Inc. – Real Estate Appraisers & Consultants",
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}
Page 27
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1 · TEXT
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8 · FOOTER
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Page 27 JSON
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Page 28
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Page 29
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"text": "Bloomington Development Council (B.D.C.) - Developed The Gideon Pond Senior Housing Campus"
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"text": "Over the past four decades I have specialized in the preparation of appraisals for the natural resource conservation community including conservation easements. A partial client list includes: the Minnesota DNR; and affiliated conservation groups including Pheasants Forever; The Minnesota Land Trust; the Nature Conservancy; the Trust for Public Land & The Conservation Fund. Since 2002 I have performed in excess of 50 appraisals on agricultural properties in Dakota County in conjunction with the County's Farmland and Natural Area Program (FNAP) to facilitate the County's desire to acquire conservation easements for conservation purposes. Appraisals include a broad range of partial undivided interests in real property."
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"text": "I have performed numerous commercial appraisals on a broad range of urban properties which include major apartment complexes, retail properties, shopping centers and malls, limited-service motels, office buildings, industrial properties, recreational properties, subdivisions, lakeshore. Specialized appraisal experience includes easement acquisitions eminent domain acquisitions of major urban CBD properties, large obsolete industrial properties, appraisal of \"brownfields\" and contaminated properties. I have extensive municipal experience including right of way appraising, easement acquisitions, park land acquisitions, utility assessment and benefits analysis. I have testified extensively in eminent domain matters and in the Minnesota Tax Court representing numerous municipal clients, specializing in the valuation of \"big box\" retail properties and other commercial and industrial properties in Ad Valorem valuation disputes."
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"text": "July 9, 2023"
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"text": "Dahlen, Dwyer, Foley & Tinker Inc. – Real Estate Appraisers & Consultants",
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