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HomeMy WebLinkAbout14.0 CMAEXHIBIT 13 Comparable Market Analysis flexmls Web 2/11/20, 9:42 AM Comparable Market Analysis Prepared for Kirstie Steiner —Monday, February 10, 2020 Provided as a courtesy of Ingrid L Wussow Coldweil Banker Mason Morse 970-404-5105 970-928-9000 777 970-404-5105 970-928-0977 ingrid@masonmorse.com http://www.masonmorse.com This report is not an appraisal and is not intended to meet the requirements set out in the Uniform Standards of Appraisal Practice If an appraisal is desired, the services of a licensed appra,ser should be obtained. https://ags.flexmls.com/cgi-bin/mainmenu.cgi?327 Page 1 of 14 flexmls Web 2/11/20, 9:42 AM CMA Prepared for Kirstie Steiner by Ingrid L Wussow Map of Subject And Comparable Properties • Active •Sold Pending Address • Withdrawn • Cancelled • Expired MLS # Status Distance from Subject It Subject 1 4300 Bear Paw Lane , Glenwood Springs CO 81601 2 4500 Bear Wallow Lane , Glenwood Springs CO 81601 3 TBD Deer Park Court , Glenwood Springs CO 81601 4 TBD Black Diamond Mine , Glenwood Springs CO 81601 5 TBD County Road 137 , Glenwood Springs CO 81601 156369 Closed6.25m 160605 Pending 6.85m 159705 Pending' 10.11 m 155769 Closed' 9.90m 154913 Closed I 2.00m https://ags.flexmls.com/cgi-bin/mainmenu.cgi?327 Page 2 of 14 flexmls Web 2/11/20, 9:42 AM CMA Prepared for Kirstie Steiner by Ingrid L Wussow Subject Address Area Acreage Nbr of Acres Lot SqFt Sub/Loc Sold Price Per/SF List Price Per/SF Original List Price Sold Price Possible Use Glenwood Yes 2 acres approx. 87120 none n/a n/a n/a n/a res/ag https://ags.flexmls.com/cgi-bin/mainmenu.cgi?327 Page 3 of 14 flexmls Web 2/11/20, 9:42 AM CMA Prepared for Kirstie Steiner by Ingrid L Wussow Comparable Properties 156369 4300 Bear Paw Lane Glenwood Springs CO 160605 4500 Bear Wallow Lane Glenwood Springs CO 159705 TBD Deer Park Court Glenwood Springs CO List Price Original List Price Sold Price Status Status Date Days on Market $199,000 $299,500 $194,000 Closed 10/04/2019 1240 $199,000 $199,000 Pending 02/03/2020 201 $250,000 $250,000 Pending 12/31/2019 248 Adjustment +1- +/- +/- Area 09-Glenwood Proper 09-Glenwood Proper 09-South of Glenwood Acreage 34.1 - 100 34.1 - 100 34.1 -100 Nbr of Acres 35 35 35.37 Lot SqFt 1,524,600 1,524,600 1,540,542.96 Sub/Loc Glen Park Ranch Glen Park Ranch None Sold Price Per/SF 5,542.86 0 0 List Price Per/SF 8,557.14 5,685.71 7,068.14 Original List Price 299,500 199,000 250,000 Sold Price 194,000 0 0 Possible Use Single Family Single Family Single Family Adjusted Price $194,000 $199,000 $250,000 https://ags.flexmls.com/cgi-bin/mainmenu.cgi?327 Page 4 of 14 flexmls Web 2/11/20, 9:42 AM 155769 TBD Black Diamond Mine Glenwood Springs CO 154913 TBD County Road 137 Glenwood Springs CO List Price Original List Price Sold Price Status Status Date Days on Market $139,000 $179,000 $75,000 Closed 10/10/2019 415 $299,000 $299,000 $299,000 Closed 10/18/2018 112 Adjustment +/. +/- +/- Area 09-South of Glenwood Acreage 34.1 - 100 Nbr of Acres 40 Lot SqFt 1,742,400 Sub/Loc None Sold Price Per/SF 1,875 List Price Per/SF 4,475 Original List Price 179,000 Sold Price 75,000 Possible Use 09-West of Glenwood 34.1 - 100 35 1,524,469 None 8,542.86 8,542.86 299,000 299,000 Single Family Adjusted Price $75,000 $299,000 https://ags.flexmis.com/cgi-bin/mainmenu.cgi?327 Page 5 of 14 flexmls Web 2/11/20, 9:42 AM Summary of Closed Listings MLS # Total Adjusted Address List Price DOM Sold Date Sold Price Adjustments Price 156369 155769 154913 4300 Bear Paw Lane, Glenwood Springs CO TBD Black Diamond Mine, Glenwood Springs CO TBD County Road 137, Glenwood Springs CO $199,000 $139, 000 $299,000 1240 10/04/2019 $194,000 415 10/09/2019 $75,000 - $194,000 - $75,000 112 10/17/2018 $299,000 - $299,000 Summary of Pending Listings Total Adjusted MLS # Address Orig. List Price DOM List Price Adjustments Price 160605 159705 4500 Bear Wallow Lane, Glenwood Springs CO TBD Deer Park Court, Glenwood Springs CO $199,000: 201 $199,000 $250,000; 248 $250,000 $199,000 $250,000 Low, Average, Median, and High Comparisons Closed Pending Overall Low $75,000 Average $189,333 Median $194,000 High $299,000 $199,000 $224,500 $224,500 $250,000 $75,000 $203,400 $199,000 $299,000 Overall Market Analysis (Unadjusted) Status Closed Pending Overall Avg. List Sold Avg. Sold Avg. Sale/List Avg. Nbr of Avg. List $/Nbr of Avg. Sold $/Nbr of Avg. List Vol. Price Vol. Price Price Acres Acres Acres DOM 3 2 5 637,000 449, 000 1,086,000 212,333 224,500 217,200 568,000 0 568,000 189, 3331 01 189,333 0.84 37 0.001 35 0.841 36 5,901.19 6,376.93 6,091.48 5,320.24 0.00 5,320.24 589 224 443 SELECTION CRITERIA FOR COMPARABLE PROPERTIES Specified listings from the following search: Property type RES Vacant Land; https://ags.flexmls.com/cgi-bin/mainmenu.cgi?327 Page 8 of 14 flexmls Web 2/11/20, 9:42 AM CMA Prepared for Kirstie Steiner by Ingrid L Wussow 1.1: t , Price Recommendation Low High Recommended $5,000 $8,500 $7,750 https://ags.flexmls.com/cgi-bin/mainmenu.cgi?327 Page 9 of 14 flexmls Web 2/11/20, 9:42 AM Address: 4300 Bear Paw Lane, Glenwood Springs, CO 81601 Country: United States tatus: Closed sking Price: $199,000 List 156369 Number: List Pri 8,557.14 Auction: No FAR: No Taxes: 3,717.16 Tax Year: 2018 Transfer Tax: No Metro Tax District: No Annual HOA Dues: 450 Special Assessments: Legal: Section: 17 Township: 6 Range: 89 SE. AKA PARCEL 2 GLEN PARK RANCH. p QLot 5, 0 0 -/ e, (A' L _____ -" ©2018 Property of AspenGlenwoocl MLS Type: Single Family Lot Sub- N/A Type: Area: 09- Glenwood Proper Major Glenwood Area: Sub/Loc: Glen Park Ranch County: Garfield Lot Size: Refer to AcreageSq :1,524,600 Acreage: 34.1 - 100 Nbrof 35 Acres: Zoning: ARRD Public Remarks: Very private 35 acre parcel of land perched high above Glenwood Springs. Views of the Flat Tops, Glenwood Canyon and Sopris Mountain. Well and driveway installed. Located only 15 minutes from downtown Glenwood Springs. Enjoy the wildlife that roams freely. Electricity and telephone are in. Road is snowplowed all year long for easy accessibility. Directions: From Midland Ave. in Glenwood -Drive to the end of Red Mountain Drive, veer right, it is where the hiking path begins. Must have gate code. Call listing office. Short Sale: No Gas: Sign: Yes REO: No HOA Dues Y/N: Yes Showing Instructions: Foreclosure: No Annual HOA Dues: 450 Sanitation: Access: Unpaved Annual HOA Dues: Terms Offered: Cash; Seller Finance Crops: No HOA Amenities: Water Rights: None Documents on File: CC & Rs HOA Fee Includes: Road Maintenance; Snow Removal Water: Well Installed Disclosures: Lot Description: Rolling; View; Wooded Lot Electric: Yes Mineral Rights: No Extras: Other Residences Possession: DOD Possible Use: Single Family Member Associatio • lenwood Association Sold Price: $194,000 Sold Da0/04/2019 How Sold: Cash Proposed Close Date: 10/04/2019 Days Under Contract: Sold Price Per/Acre: 5,542.86 Original List Price: 299,500 Provided as a courtesy of Ingrid L Wussow Coldwell Banker Mason Morse 970-404-5105 970-928-9000 777 970-404-5105 970-928-0977 ingrid@masonmorse.com http://www.masonmorse.com Information is deemed to be reliable, but is not guaranteed. © 2020 MLS and FBS. Prepared by Ingrid L Wussow on Tuesday, February 11, 2020 9:40 AM. The information on this sheet has been made available by the MLS and may not be the listing of the provider. https://ags.flexmis.com/cgi-bin/mainm enu.cgi?327 Page 10 of 14 flexmls Web 1 Ci W GJ GI,i�Vt 2/11/20, 9:42 AM 0 Address: 4500 Bear Wallow Lane, Glenwood Springs, CO 81601 Stag: Pending Asking Price: $199,000 \ List Price 5,685.71 Per/Acre: Auction: No FAR: No Taxes: 3,717.16 Tax Year: 2018 Transfer Tax: No Metro Tax No District: Special Assessments: Legal: Lot 9 List Ib 05 "� . -, 0/2017 Property of Aspen Glenwood NIL — - Number: Type: Single Family Lot Sub -Type: N/A Area: 09-Glenwood Proper Major Glenwood Area: Sub/Loc: Glen Park Ranch County: Garfield Lot Size: Refer to Acreage Lot SgFt: 1,524,600 Acreage: 34.1 - 100 Nbr of 35 Acres: Zoning: AARD Public Remarks: Beautiful 35 acre private homesite high above Glenwood Springs. Only 15 minutes to downtown Glenwood. Well has been drilled and electricity & phone are in. Snowplowed all year long for easy access. Perfect if you are looking for privacy and views. Directions: Midland Ave, go south on Red Mountain Dr. to the top. Gated -call listing agent for showings Short Sale: No Gas: None Sign: Yes REO: No HOA Dues Y/N: Yes Showing Instructions: Foreclosure: No Annual HOA Dues: $1,800 Sanitation: Access: 4WD Recommended; Private; HOA Amenities: Terms Offered: Cash; Seller Unpaved HOA Fee Includes: Road Maintenance; Snow Removal Finance Crops: No Lot Description: Rock Outcropping; Rolling; View; Wooded Water Rights: None Documents on File: Lot Water: Well Installed Disclosures: Mineral Rights: No Electric: Yes Possession: DOD Extras: Underground Utility Possible Use: Single Family Member Association: Glenwood Association Proposed Close Date: 03/31/2020 Sold Price Per/Acre: 0 Original List Price: 199,000 _1 ---- Provided as a courtesy of Ingrid L Wussow Coldwell Banker Mason Morse 970-404-5105 970-928-9000 777 970-404-5105 970-928-0977 ingrid@masonmorse.com http://www.masonmorse.com Information is deemed to be reliable, but is not guaranteed. © 2020 MLS and FBS. Prepared by Ingrid L Wussow on Tuesday, February 11, 2020 9:40 AM. The information on this sheet has been made available by the MLS and may not be the listing of the provider. https://ags.flexmis.com/cgi-bin/mainmenu.cgi?327 Page 11 of 14 flexmls Web 2/11/20, 9:42 AM Address: TBD Deer Park Court, Glenwood Springs, CO 81601 S us: Pending Asking Price: $250,000 w'` � - +' - ,./ji` y i -� _ - Mr , IOWr`- lip --ur _ ,. 0 . 16F 9C p • 16 2016 18: - -29 List 159705 Number: T e: Sin le yp 9 Family Lot Sub N/A Type: Area: 09-South of Glenwood Major Glenwood Area: Sub/Los: None County: Garfield Lot Size: Refer to Acreage Lot 1,540,542.96 SqFt: Acreage: 34.1 - 1 Nbr of 35.37 Acres. Zoning: ARRD 7,068.14 No No 3,717.16 2018 No No Section: 34 Township: 6 Range: 89 42.086 AC. EXCEPT A TR OF AC AS DESC List Price Per/Acre: Auction: FAR: Taxes: Tax Year: Transfer Tax: Metro Tax District: Special Assessments: Legal: Quarter: SE A TR IN THE S2 CONT. LAND CONT. .001 Public Remarks: Your Wife called - she said go ahead and buy this is in, can service up to 3 separate homes, for your family compound! bobcat, turkeys, even the stray trespassers (not included in photos). Ideal too! and! Top of the world views of 4 mile valley, with a rough cut road. Domestic well Incredible spot for wildlife viewing, here are pics of elk, deer, fox, mountain lion, for outdoor photography, cabin, or a man cave getaway. She Sheds welcome Directions: South on Midland to CR 117 (4 mile road). Parcel is located outside of Sunlight View. Call listing agent for directions, locked gate. a licensed Real estate agent must accompany all showings. Short Sale: No Gas: REO: No HOA Dues Y/N: No Foreclosure: No Annual HOA Dues: Access: 4WD Recommended; Private; HOA Amenities: Unpaved HOA Fee Includes: Crops: No Lot Description: Rolling; Steep; View; Wooded Documents on File: Lot Disclosures: Mineral Rights: No Electric: Yes Possession: Extras: Possible Use: Single Family Member Association: Glenwood Association Sign: Yes Showing Instructions: Sanitation: Terms Offered: Possible Water Rights: Water: Well Cash; New Loan; Trade None Installed Sold Price: $0 Proposed Clos ate: 02/27/2020 Id Price Per/Acre: 0 Original List Price: 250,000 Provided as a courtesy of Ingrid L Wussow Coldwell Banker Mason Morse 970-404-5105 970-928-9000 777 970-404-5105 970-928-0977 ingrid@masonmorse.com http://www.masonmorse.com Information is deemed to be reliable, but is not guaranteed. © 2020 MLS and FBS. Prepared by Ingrid L Wussow on Tuesday, February 11, 2020 9:40 AM. The information on this sheet has been made available by the MLS and may not be the listing of the provider. https://ags.flexmis.com/cgi-bin/mainmenu.cgi?327 Page 12 of 14 flexmls Web 4.1) ricp/pv,vc. 2/11/20, 9:42 AM Address: TBD Black Diamond Mine, Glenwood Springs, CO 81601 Country: United States Status: Closed Asking Price: $13 , 0 �R Lr' *54� , . _ t;:.` , . } Wti x '�. ` • . • :- to! or _ + �, ' _ "• . 0201 8 Froperty of Aspen:Glenwood N.'1LS List 155769 Number: Type: Single Family Lot Sub -Type: N/A Area: 09-South of Glenwood Major Glenwood Area: Sub/Loc: None County: Garfield Lot Size: Refer to Acreage Lot SgFt: 1,742,400 Acreage: 34.1 - 100 Nbr of 40 Acres: Zoning: R List Price Per/Acre: 4,475 Auction: FAR: No Taxes: 3,105.1 Tax Year: 2018 Transfer Tax: No Metro Tax District: No Special Assessments: Legal: Section: 9 Township: 7 Range: 89 SWNW Public Remarks: Beautiful 40-acre site situated at the top of Black Diamond Mine Road. Incredible 180-degree views from Mt. Sopris to the 4 Mile corridor and Spring Valley in the distance. Build your mountain cabin or full-time residence! Buyer to cut in access driveway through existing easement. Property borders BLM Directions: Take 27th St Bridge to Round -a -bout and turn right at 2nd exit on Midland Ave to CR 117 (4-Mile) continue up 4 Mile to Black Diamond Road and take a left to property (for more info on location and direction contact listing agents) Short Sale: Gas: Propane REO: No HOA Dues Y/N: No Foreclosure: Annual HOA Dues: Access: Unpaved HOA Amenities: Crops: HOA Fee Includes: Documents on File: Lot Description: Borders Public Land; View; Wooded Disclosures: Mineral Rights: Electric: Yes Possession: DOD Extras: • Possible Use: Member Association: Glenwood Association Sign: Showing Sanitation: Terms Water Lot Water: Yes Instructions: Septic Offered: Cash; New Loan Rights: Available Well to be Drilled Sold Pr' e: 5,000 Sold Date: 10/09/2019 How Proposed Days d Price Per/Acre: 1,875 Sold: sh Close D e: 10/09/2019 Under Contr t: Original List Price: 179,000 Provided as a courtesy of Ingrid L Wussow Coldwell Banker Mason Morse 970-404-5105 970-928-9000 777 970-404-5105 970-928-0977 ingrid@masonmorse.com http://www.masonmorse.com Information is deemed to be reliable, but is not guaranteed. ©2020 MLS and FBS. Prepared by Ingrid L Wussow on Tuesday, February 11, 2020 9:40 AM. The information on this sheet has been made available by the MLS and may not be the listing of the provider. https://ags.flexmls.com/cgi-bin/mainmenu.cgi?327 Page 13 of 14 flexmls Web 00),Y\r-\\AotC, 2/11/20, 9:42 AM Address: TBD County Road 137, enwood Springs CO 81601 Status: Closed Asking Price: $299,000 List 154913 Number: Type: Single Family Lot Sub- N/A Type: Area: 09-West of Glenwood Major Glenwood Area: Sub/Loc: None County: Garfield Lot Size: Refer to Acreage Lot SgFt: 1,524,469 Acreage: 34.1 - 100 Nbr of 35 Acres: Zoning: Rural List Price Per/Acre: 8,542.86 Auction: No FAR: No Taxes: 4,666.44 Tax Year: 2017 Transfer Tax: No Metro Tax District: No Special Assessments: Legal: Sect 24, T5S, R90W Lengthy metes and bounds description h ,#,.: • •• ."'l lit _ +_. -: 4' - •:.- i , - - .y> ! _ ,` Ji. , • •3T ..t . • _ , • � �'l:..R A . _ 11 N'ii1 � t�• _ _ , _ �•A .:.._..., _- µ �i ' *� • ^.'r - - . . , a - N' r 4. 2.0I8 Prepeity OfIr eIli �s itaf, I 'I : -, Public Remarks: CANYON CREEK FRONTAGE, END OF ROAD PRIVACY! Great location 2 miles up Canyon Creek Rd from the Interstate. Canyon Creek flows through a portion of the property. You can hear it run from the potential building sites. Total privacy at the end of short private road. Borders BLM land. Beautiful views and good sunshine. Not a good horse property. Buyer to drill well and install septic. electricity is to the property before this property on the private road. Broker will accompany showings to show where the property lines are. Seller may consider some financing with substantial down payment of 40% or more. Directions: Canyon creek Exit, north on Canyon Creek Rd (137 Rd)for 2.1 miles. Cross over the creek, take first left thru double red gate, go 0.3 mile to end of road past where the gravel ends Short Sale: No Gas: Propane Sign: Yes REO: No HOA Dues Y/N: No Showing Instructions: Foreclosure: No Annual HOA Dues: Sanitation: Access: Easement; Private; HOA Amenities: Terms Offered: Cash; Unpaved HOA Fee Includes: New Loan Crops: No Lot Description: Borders Public Land; Pond, Lake, Steam; Rock Outcropping; Rolling; Water Rights: None Documents on File: Survey Steep; View; Wooded Lot Water: Well to be Drilled Disclosures: Mineral Rights: No Electric: Yes Possession: DOD Extras: Possible Use: Single Fa Member Associati . le oo ssociation — Sold Price: $299,000 Sold Da : 10/17/2018 How Sold: Cash . Proposed Close ate: 10/22/2018 Days Under Co ract: Sold Price Per/Acre: 8,542.86 Original List Price: 299,000 Provided as a courtesy of Ingrid L Wussow Coldwell Banker Mason Morse 970-404-5105 970-928-9000 777 970-404-5105 970-928-0977 ingrid@masonmorse.com http://www.masonmorse.com Information is deemed to be reliable, but is not guaranteed. © 2020 MLS and FBS. Prepared by Ingrid L Wussow on Tuesday, February 11, 2020 9:40 AM. The information on this sheet has been made available by the MLS and may not be the listing of the provider. https://ags.flexmis.com/cgi-bin/mainmenu.cgi?327 Page 14 of 14