I have developed considerable research trying to find the most recent sales of property having the potential for a mixed-use or multi-family development. I have searched for sales over the prior three year period in MLS and from the State of Minnesota's database of certificates of real estate value. I have found 5 sales that I consider appropriate for this valuation which brackets an acceptable range of value. It is of importance to note of the few sales zoned T1 to T4 with very few sales of parcels having the potential for a mixed-use development. I have presented a summary and analyses of the available data in the following spreadsheet.