Deliverable 6 - Using Business VisualsCompetencyExamine and de.docx

Deliverable 6 - Using Business Visuals
Competency
Examine and design visual media communication to produce
effective business materials.
Scenario
You are a website designer and are currently being considered
as the designer for a complete redesign of a medical facility's
website page. They have not updated their website in over 15
years due to the lack of staff. The website needs the redesign to
target the specific visual preferences of patients and medical
clients. They have several other designers that they are
interviewing, and you decide to create a video presentation to
impress them to choose you as their website designer.
As you begin your presentation, you decide that your design
will include the following visual concepts and elements:
1. Visual Organization
2. Visual Simplicity
3. Visual Interactivity
4. Charts and Graphs
5. Images
In designing these visual elements, you keep the target audience
of patients and medical clients as the main focus. You carefully
consider what these types of people wish to see at a medical
facility. You also consider what visual elements will attract the
eye, and yet enhance a specific mood and emotional response
for viewers.
After creating the website, you record your explanation of your
visual design choices in an audio/video screen share.
Your presentation should be a maximum of 5 minutes.
:.:

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C*ú rse G''t"[email protected]
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' L645 $. San Pablo Avenrle, Fnèsnor CaLifornia
A SingLo-Fani'Ly ResÍdtential" Property
fon
'À P P R A T S A T,+
ü,nlvergitü of 0a1í fo:r¡ia
tserkeløy, CaLÍfornLa
'(¿tt¡¡¡ 'Mr. Ken garefa)
as of
Idaroh. 61 196X
by
of

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Sresno,
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TASLD OF CO}fTETVTS
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ïntroduction
[it]-ePage... ..... .. . .
ï¡etter of Transnittal . . . , . . . . .
SunnarXr of SaLient Facts and Important
Pu.rpose of theAppraisal . r. . ¡ . .
Market"ij'aluelefínítion. ....
Photographs of Subject Property. . . .
taaa
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Conclusions
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Descrfption, AnaLysis, and. Conclusions
RegionalData..., o. r ..
CityData... o. o.. .....
Neighborhood. Data. . . . . . . . .
Site Data. . . . . . . . . r . . .
ïmprovementÐata... r . . . o.
I,and.Valug..,.... r. r i.
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5-6
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11-15
14
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The Value EstÍmates
Cost Approach to Value. . o . . . . . . . .
Market Data Approach to Value . . . .
Analysís and CoruelatÍon of Value Estímates
ConcLusion of Value. . . . . . . . . . r . . . .
a
ï,imiting CondÍtÍons.
Certífi catíon. . . .
ExhibÍt
Exhlbit
Exhibit
ExhÍbit

Exhibit
Exhibit
Exhíbít
Exhiblt
Exhlbit
Exhibit
ExhÍbit
Erchibit
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aQualifieatíons of the AppraJ-ser a
Ad.denda
RegÍonal- Map. . . . . . . . . . . .
CountyMap. . . . .. . . . . . .. .
Cíty and. Neighborhood Map. . . . . . o .
Iüeighborhood Map . . . . . ¡ . . . . . .

Comparable Sales Map . . . . . . . . . .
PlotPLan. o o. . . . ¡ . . . . . . . .
FLoorPlan. . . . . . . . . . . . o o .
Land. Sales and Chart . . . . . . o . o .
Defùnition of RepJ-aeement Cost
and Method. Ilseci o . . . . . . .
Cost Estination (Breakd.own). . o . . r .
"A.conred Ðepreciation. . . . . . o . . .
Coraparabl-e Property Sal-es and Cl¡art . ,
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Uå.RK M.A"SSTE
4659 East l¡er¡ís Avenue
Fresno,, CalÍfornía
Mry 5, 196L
Uníversif,y of Californía,
Berkeley, Cal j. forr¡ia
Gentlemen: Attn¡ ï{r. Ken García
.A,t your request of ltarch 1, 1961, I have appraisecl.J¿€rrr?
single-famii.y resid.ence at¡
.r¿.
1645 II. San Pablo' Avenr¡e
Fresno, California
and legaIIy described as:
Lot L2 of T,ot 49r
Poppy'Colony,
Fresno, CaLifornia.
The purpose of the appraisaL nas to fincl the narket value of
the fee simple interest of tlre property as of March 6, 1961. "4.
fuI1defÍnition of narket value as used ln this report wil-l be
found
on page vfi.
r am herewith subnitting rny report of 42 pagesr sfth exl¡ibits
anct photographs. I have tLroroughLy exauine¿ aa¿ investfgated
this
property, antl this report descrlbes in detaiL the nethoci of
appraisal and the data gathered throueh ny investfgation.

It is my opÍnion that the market value of the subjeet property,
as of March 6, L961, was:
EIGHT THOUSA}TD T'TVE }IIISIDRTD DOÎ,I,¡RS
($s,5oo.oo)
Re spe ct fhll-y subrnf tteel,
t
]
iii
Mark Massie
)
SUMMÄRY OF S.ATTENT FACTS
AND TMPORTANT CONCüUSTONS
or,rrner of Reeord:
Ty¡re of Property:
Rooms and SÍze:
Chronological Àge:
Effective Age:
Estimated Economic' Life:
Lot Size:
Ëoning:
HigÏ,rest ancl Eest Use
of Land:

Assessed Valuation
and. Taxes:
EstÍmates of Value:
W Cost -Approach!
Lanð
Inprovements
Cost lüew
DepreciatLon Àoen¡ed
Deprecíatect Ta1ue of Improvements
Value Indicatecl bv .0os! .Àpproach
Conclusion of Value
Íi
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) ,'': /'''ì
-í.-ls:í .'..i¡t,!;'(/
Mrs. i$ellfe Darlow
One-story singJ-e-faniJ-y residenee wj-th

detacheð sfngle garage
þ roons - 2 bedroons, 1 bath; 11175 sq. ft.
79 years
25 years
25 years
40 ft. x 135 ft.
R-2 (towuMultiple FanÍly Resid.er,rtiat)
Peæe'r+ -d
Single- fanily residence
Lanct Improvements fotaL Rqte Taxers
$960 $900 $1260 8g.OB22 $116.97
$9,ãg*g
$10,4oo.oo
4,400.00
s2,750.00
6. 000.00
Value InclÍeated. by lttarket Data Âpproach .
$Br 750 . oo
. $8r5OO.oo
/ /1
2-
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fhg Purpose of ,the .Aþé.Få1s4:- Îs -estimate the Itlarket. VaLue
of the
@of,.March6'1961,asagulC[einse}].f.ngthehoEse.
Iriarhet Val.qe Dpfiped: I'The highest pric,e estißatecl in terns
of noney
ffi wfff brlng if, eqpbsetl for saLe ln the open market,
aL1owíng a reasonabLe tine to find a purchaser who buye with
howJ.eelge
of aLL the uses to whieÏ¡ it is ad.aptedl. ar¡cl whLch Ít fs
eapabJ-e of
being used.n NàA or#"A', .,.. --*.[.^rat.q--c-.
The Rj'.g}rtq Appral,secl: The f,ee sinpl.e interest.
Adldre,Eg..of the Propertl: ].645 N, San Pablo Avenue, Fresno,
CaLffornia.

Ireeal Ðe,sgrlptlon of the Property: Fresno County Assegsorrs
ParceL
Mâú06;6t. - f,ot L2 of T,at 49 of Poppy Colony of the City of
Fresnot
GaLifornia.
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et Property

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Street scene (lookÍng north), showing subjeet' property on the
left
vÍ
Street sc6ne (looaing: ssuth), showf-ng subJec
property on the rtgþt
--l
!

!
:iì'1
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"'tlíe¡r fìnom porch of subJect property looking northt
showing builtlinge of tr'resno City OoLLege
vii
REGTON.A], DATA
Fresno County is located ln the lnLanit San Joaquin Valley
approxinatel"y eqtr:idLstant from the two -Largest clties in
0a11-
fornia--San Francisco and Los .û,nge1es (see Exhfblt .â, in the
.åddend.a. ) ftt"se cíties are ruJor suppliers of conmoditåes to
the
county and, markets for Fresno Oounty prod,ucts.
c
L
state andi LocaL gpvornnerrts aud is non-taxabLe.
varÍes from mou.ntainous (over L4rOOO feet peaks) in the
eastern
portÍon to nearL¡i' level as the county extends into tÌ¡e San
.Ioaquin
llalley. Its clln,ate ls eharacterized by,milclr rainy winfers anel
hot, dry sì.rnuners. I{ost of the rainfall (averaging about nine
ir¡ches per year in the valley) fal1s ,in the period Isovenber
through .å,priL. Normal- terperatures (neasured at the^clty of

tr?es4o) in JanuarT/ range fron {ai1y naxi.prums of 55.5'and.
lows of
55.9", and ín.Iuly, fron 100.1" and. 64.I". The hunidíty in the
sunmer raoaths is gÞneral.Ly below 2irt.
,t
A l,lilrvtThe countyrs wealth prinarily comes from its
agriculturalresourees, wÍth nearly 4M of the enployment in the
county being
agriculture-related (production, processing, or narketing).
tr'avorabLe oond-itfonsr partíeu1arL¡¡ c3-inatie¡ have enableal
Fresno
0otmty to lead those of the nation J.n agrlcuLturaL protlu,ctiom
fsr
each of the last ten years. In 1.960, the aor¡atyts totaL agrfcul-
tural prod.uctloa was in excess of S38L n:illion. Oottoa and
other
fielct erops aeeou¡rted for approxinat.eLy S3.6CI nilLion, with
pouLtnyt
livestock anô dairy contrib¡rting about, ffi'f nill.ion.
fhe econonie growth of the country is illustrated by several.
gtatís.tics;
Tear Populatípn Assessecl VaLt4a.tio.n tsaTE Peblts
1940 ]"78,565 &2'101463,00A '8'.'420¡286'000
L95O 276r5L5 534rL7OOOO 2rOOSrlgOroOo
1960 365,945 801,4501000 15rT97,778,000
I'resno Countyts rate of population gtrowth clurÍng the clecade
of L950-
t96O, 52J%, exceeded that. of any of the otber eigbt eor¡rnties
ia
the San Joaquin Va1ley.

qjqr pÀra
flhe efty of tr'resno, which is both the colrnty seat ar¡ci tbe
Largest urban area, is Located. near the county|s geographieal
center. The eensus of 1960 showecl a population of L77r929
persrons
¡rithin the eity linits and appr'oxíuately 242rOOO persons ín the
1_
nètropoLitan areq,. TÏ¿e cLty ís the ?th largest in Cal"ifornia.
Although. the eÍty was founded soon after the completion of the
Southern Pacific Raílroad througfr Fresno County ln the early
1870rs, most, of the cityrs growth has come since 1940, duríng
whieh tÍne lt has aLmost d.or¡Þlecl its population.
Ibesno Ís senred. by the Southern Paeífic anel Santa Fe raÍl-
--t-==:.==:=.---:
o one s
sunrer and winter recreationaL areas of the Sierra lrlountaÍns
and about three horrrs clístant fron Pacific Oaean resorts. Los
3.ngeLes is approxlnateSy 220. híghway niles to the southeast,
¡rhfLe San Franei,sco is about 185 hÍeh níl-es to tlre north¡rest.
these two eities are substantiaL narkets for nany of the
products growa ln the eounty or manufaetured in the city of
Fresno.
There arê approxiu,ately 470 nar¡ufacturing plants at the present
tLue in the netropolltan Fresno area l, large pereentage of tl¡ese
are a€trieu1tt¡.re-orlestecl, ( proGe fam inplements,
wame
nout-

naklng
agricuL
¡ and. chenLcaLs th
turaL Íaelustriee have þeen at eel to the eí
nunber of
Conuuafty' faeilities have been well-d.evelopecl within the
city, inal.udting a nr¡nber of hLgh schools, iunior high schooLst
and eLenentary' sehool-s. Fresno Cfty CoLlege has recentJ.y
e:çandeé
Ínto a caqf)us previousl¡r oeeupiecl by Fresno State CoJ-1ege.
The
latter Ís nolr oeeupyS.ng a Rew $50 mill1on campus locat,ed
approx-
iuately sfx rÌlLes fro,n the do¡rntown area of Fresno. Fresno
State
College has a current earollnent of apBroxinately 613A0
sttrdents.
Fresno has a variety of euLturaL activitíes at least coümeû-
surate with its size. It enJoy.s, for example¡ a philha:monic
orches-
trar, oonnnrnity theater, anel the ad.vantages of havfng I'res*'o
State
0o11ege ir¡ íts eRvl-rons. There are a number of churches, park
facil-íties, and theaters.
The oityrs record of ecora.omle growtb is ill.ustrateel by such
indicators as these:
RetalL Sales Buildin# Pernlts Postal Receípts
1960
L959
1958

r957
r956
1,955
:l.954
i.960
L959
1958
L957
]-956
]".95'
r954
Not ar¡afLabl.e
$55or 529OOO
512,868, ooo
,071586rOOO
295 1056rOOO
265 r470|OOA
240,171, ooo
87O rr77r5i,AJ"
2t,7761777
2710651850
27,rO7,V42
L5,87 416L5
28r443rL23
221l42r659
87r699r1j't
7r604r+66
3rt52r5Tg
2r648r7OO
21589r59L
2r5B5r57g

lXo &¡
1960
l-959
195e
t95T
r956
t955
1954
2
recent
lhis upuard trend ís lÍkely to contfnuer since it lrílL be
supported. by faetors suctr as (f) a strong agricultural base--the
county has maintaíned its n¿tfonally d.ominant posítfon for the
a*.ut
past ten years and j-s likeLy to increase Íts ]ead. as
farners are foreed. i-nto the San Joaqufn Val1ey fron
tos Angeles and San Franeísco areasi (Z) increasing
no:s and more
the urbanized
industria]-jza-
ornia 'ltater Plan which ¡rl.lL aLlow much greater developnent
of
the San Joaqufn Valley) and the establlshnent of a very Large
naval air station at Lenoore, Just 38 mlLes to tbe south of
Fresno.

NEIGHB0RHooD
the neighborhood. of the subjeet pmperty has no specÍfic name'
but is a slngle-fanily residentía1 area in the eentrsL part of,
Ibesnon located. in the ttCJ.ty 0oLLege District.tt It consists of
one city bloek, clístÍnctly separated fron aeljofnlng areas by
úeÀlaeê
barriers or by markedly dÍfferont characterístics. The block is
that of San Fablo .[venue, bound.ed on t]re north by Fresno Cfty
Go3.Lege, and on the south by MoKinJ-ey Avenue¡ a througå
traffic
street. The houses looated. to the east of Sa¡s ?ablo (see txhibit
C)
and. between this aveaue and. the Santa Fe ralLroad tracks are
on two
very short deatl end, streets off Ït[cKinley .Àveuue. The
residences
to the rest, on Del Har Âvenuer are oB larger lots, and those
fì¡r-
ther west are ruarkedJ.y mor€ ertr)ensive tba¡ those in the
subjeèt
neÍghborhood.
This nef ghborhood is conslderably south arrd ruest (Z -
=
mlLes)
of the areas in nhich most new subdivlsions are curirently
being;
buílt. The sr¡bdivision of the subject nef.ghborhood ocstrrred in
the early 1920ts n'ith ¡nost of the hsnes befng constr:ueted.
cturlng
that period. by a Fregno tract bulJ.derr John Manníng. foday,
the
neíghborhoocl ís praeticalfy Lq" buflt up, wlth no vacant lots
existfng except those Listed in Exhibít. H. The hones' with one

or two exeeptíons, are sir,lg[e-f,ani}yr one-story resid.ences.
The
typíca} Ín4rrovener*t is a three-bedroom, one bathroon
CalÍfornia
bungaLow. The surrent narket values of the homes are
estlxûateal
to range fþon $71000 to $111000. The streets are of the 60 foot
wittth ty¡rioal sf Fresno, and a¡e Linecl rlth mature shade trees.
J
The vaLue of the homes ln this neigbborhood. a¡e less than
the $12n000 detersinerl in the fed.eraL lã60 Censr¡s of Housing
to<
be the ¡ned.ian value of o¡rne¡r-occupfed hor¡,ses ín Fresno.
Median
as used. in this sense lnclicates there were Ju,st about as naûy
houses ¡eorbh more than $121000 as there ¡'rere ¡rorth less than
this figere.
[he rnain Santa Fe Railroad. tracks are loeated, approxinatel"y
5OO feet to the east of the subject property. .A.ftfrough an
everage
of l-0 freight and 6 passenger trains pass by dail-yr
oonversatíons
níth persons lÍving in thío neighborhood indÍcate thatr for theu
at Least, the noíse of these trains is not a problem.
*iiI,Y,
{,t-ts :4fo{'
Va"4nf r
l*('t,.t-tt¿-Ä sa]4
3

i The i¡habltants of thÍs neÍ-gþborhood are-, for the most partt
nid.d.le- to old-age, and. are ger,leralLy' hourly paÍd. or lower-
saLary
lrorkers, or operators of snall retaLl estabLÍshments. There are
severaL retired persoas living in thls neighborhood.,' It Ís
esti.mated. that tTre annual incomes enjo¡red by the inhabltants
:-=] ,-,:-]-=------:=
Shere is a hígh degree of owner oocupaneys oa tlìls Sen Pabi.o
.A¡roaue blsck between }'resno Cfty Co1lege and; McKinley
Àvenuet
only three of the 28 hones are renter occupíed. The balance are
occu,pied by thelr otrners, a condftÍon which ís reflectetl in the
wei.l-kept appearance of the nefghborhood.
fhe nain clowntorn cornmerci-aL dlstrict of trÞesno is apBro:r-
imately two miles to the sor¡th and. is reactÍIy aecessibLe by
au.to-
nobile along severaL througb trafficways. There is city bus
servlee (noute 5) along San PabLo Àvenue, in front of the
subjeot
propertyr nith the olosest stop l"ocated at Sc(inl"ey .ârrenue or
ooe-ha1f bLock south. ServÍce to the do¡rntonn dLst,ríet fs at
t/Z-lnour lnte:rraLs eturlug the day, w'ith no servloe befng
avaLLable:
ín the evenfag. However, buses continue to operate aLong Va:o
trIess
Âve*ue, for northbound. passengÞrs, and Wishon Avenue (f,Íve
blocke
to the west of San Pablo Avenue) for southbound. passengprst
tbrorgh
the eveaiag at tfe-no:.u.t j.ntervals. The fare on city buses is
25ø.

A wlde vatiety of retail shops are Locatecl, along Va¡r l$iess
-Àvenue, approxinately five bLoeks fron the subject property.
.An
eLenentary-school (ftrotaas T,. Heaton) ís one bLoek south, St.
fheresaf s
parochlaL school is about seven blocks to the southwest. the
aea¡est
hlsh sehools arè approxluatety one-half niLe to the west. Fresno
Cíty 0oL1ege is but one-half bloek to the nortb of the subJeet
property. The najor city park of Fresno, Roeding Park, whish
offers a variety of recreational facílitÍes as welL as a zoor is
approxinately two miLes southwest of tTre house.
A^ ,,.{ *"}:-t
ger*"r*.The elosest fire statíon is but three blocks fron thÍs sub-
ject pæperty.
lhis neÍehborhood can be e:çeetecl to rnair¡tafn a gootl eompet-
itíve positÍon reLatlve to otber neighborhoods in Fresno over
the
foreseeabl-e fÞtr¡,:re. Tbe príee range of hones in it' are those
satisfying the income of the najority of Fresno fanilies, t¡ro-
thirdls
of wÏ¡sn have i^aeoues of less than Sr/r000r accordíng to tl¡e
19,60. ..
Co sumer "AFalv-åip jFlrver of the tr're-sno Bee. The vast
najority (95%)of unsold, new l-rouses in Fresno¡ as diseLosetl
in the Janr¡ary 196L
tr'rpsno Ar.ea 3.eal Estate a,nei Hotlsiag Rglloqb are in the
price rangp ,of $L21000 and up. It urtgbt be expected.,
horever, that over tbe¡"¡)r
aomíng years, a higher percentage of, the houses j¡. this stlbject
"[neighborhood wíLl be rente:r-occutrried--a pattern whíeh
al..tead-y ¿,1u/exists in the area Êouth of the subjedt

neighborhood. - /
4
rg0 srT.E
fhe sub,ject property is ].ocatecl åpprod-natel¡r 10O feet sor.lfh
of the south¡rest oorßer of Ïlniversf.ty and North Saa Pablo
Avenues.
($ee ExÏ¡Íbit C). fhe Lot is rectanrguS.ar ín shape, having a 40
foot
frontage on North San Pablo Avenue and a depth of
approxinate}y
=:=:[email protected] jecL:-' -:' v:t
The topography ís leveL, w"J.th tbe
possessing gooci surface and subsurface
for landseapÍng. The property has the
connected., incJ.udlng êLeotricÍty, gâsr
s€rrrorSr firrbs, g;utters, and. sidewalks
tions wfth neÍghboring olrnêrs inclÍoate
probLem. The Fresno County records
against the property nor any specLal
t96a-t96t
t959-t960
t95e*L959
soiL beiag a sand.y loan
drainage, ancl beÍng suitable
necessarïr utílities already 1¡lrù ^.^*water, telephone, and
pubLicl Ø*V*-
have been instaLled". Converba-

that there ís no fi-oodfng
I
--er
indicate there are no easenents
essnen with the exceptlon
of that of the Fresno lrietropoJ.itan Floo
amor¡.nted. to S2,52 Ln 1960-L961).
DistrÍct (which ,{
L"-,.JÇA .- " [--t7
1
1e.c
The taxes on the property þarre been as foLl-ows:
raqJ,e.qp AFsgs.se$ V,a1uPtfonIr.and Improvements
8760 $900
Tax .Ratg
s9.0822
B.6gg1
8.9818
TotaI
faxes.
$L16.97
1L2.10
r],4.t7

This sholrs that the a.nount of totaL taxes hag been fairl¡r
constant.
fnformation frou the Assesso:rlg Offiee Índ"ieates that thís
property
has been recently reviewed., a¡d, that the assessed vaLuatíor on
the û
L96l.-lr962 tax roLle (currentLy ín preparation) can be expected
to @-
be somerhat hígher thar,r that in 1960-196L. Eeyond this, a
future
revaluation is not 11keJ.y for appro:iC.nateJ.¡¡ four years.
The other houses ia the Íneneiliate vicÍnity of the subjeet
property are of aSrproximateLy the same t¡pe and. age as the
subject
property. They are attraetfve and welL maíntained.
The zoning of the øubject prrperty is R-ä, Irom: Ðersfty: ;
Multiple Fanily Resideutial. TJnder the provísùoue of the zonl-
ng
0rdinance for the City of Fresno, effectíve June 1I, 1960, two
d"welling units couLd be constrtrcted. on tbis lot, which has
about
51400 square feet. There would be g requirenent of a garage or
carport for each diweS.ling unit, as well as not builcting cl_oser
than 20 feet ts the rear line of the 1ot, or three feet from the
north line.
5
of
to
res
rep

An
ere an aLternatÍ to present structure.
Thfs wouLcl be under the hand.ícap of a faf.rLy snal1 lot
¡rTrích wouLcl
allow 3.engthening the present stnrcture only about 35 feet or
so,
l"ess some space requÍred. for the aild.ítioaal carport. ünder the
T,onLng Ordinance, such renod.eling wou1d" have to be
aocompaníett by
chang'ing of, the present structure so &s to enabLe it to neet the
preseat buildiug eode. For a hor¿se buiLt in L922, the cost nay
be
appreeiabJ-e.
ConsequentLy, it is ny opfnfon that the highest and. best use
of thls síte is that to $llieh ft is presently eorarnitted--a dingle-
famiLy residenceo
eo^J1
This slte has also been analyzed as to possibLe factors ¡rhich
may affeet íts value, such, a6 eneroachments ancl traffie. There
are
industriaL warehouses wlthfn one-haLf bLoclr of tÏ¡fs sfte.
She¡r
are loeated betweea. ï[. Sar¡ Pab]"o Âveaue ancl the Santa Fe
Raílroad
tracks (see Exhib,Ít 0). These warehouses wore constnreted
before
the present zonårg of R-2 was put into effeot, ancl they
ê[email protected] ûoû-
eonforsríng stmetures. Infomation obtained. from the City of,
Fresno
Planning and Inspections Department índicates that no ftrture
Índus-

tríaL construction wlIl be pernltted. l{hen the exfsting bulldfnss
- ,, J(estimated. to be approxfna eJ:1 7O years old.) are razed.,
onLy r""i- L>zc)'te*
d.ences w:ill- be permittecl. in thís atreaÇ Consequently, 1t is
not
f-ikely tbat the presenoe'of thfs non-eonforming fndustrial
proporty
will- harnfil1ly affect the vaLue of the subject property in the
foreseeable frtur,çé,
traffic is the only other factor nhich may have an adverse
effect on real estate vaLues in thís neighborhood. It has becone
an important conslderation since the completion Ín 1960 of an
enlargecl parkíng lot for Fres¡to Oity College, whieh has its
eastern'
entrance approxJ.mately 75 feet north of the subjeet propert¡r.
During the school d.ayl a large number of automobiLes travel
along
San Pablo Avenue as a resuLt of thís parkÍng J.ot. Accorcllng to
persons living Ín homes adJacent to the subJect property¡ somê
students unable to find. space for their cars in the college
parking
lot Leave their cars in front of hones on san PabLo. This
college-
engendered. traffic wouLd låkel"y be particularly obJectionabLe
to
fa.niLies wÍth snalL childrea. Itrowever, thÍs neighborhood. fs,
for
the ¡nost part, occr.lpied by ancl wíll appeaL ín the ftrture
prÍnarily to, r
oLd.er corplies, However, an allowa¡rce for loss in vaLue of
approx-l ,r¡¿,,tÀ*{
imately $loo ¿u" to thÍs traff,ic nuÍsanee has been incruded iil;-
i;,;"
"-lL*

estirnate of the econornic obsoLescence of the subJect property.
' *1"o. u,rJon
6
Å' |ve l'"*Å'
'ì
TIÍO TMPROVE}4ENT
Desi4n. The improvement is a one-story sÍngle-fariily resid-
enee
of tire 0alifomfe Bwtgialow architecturaL style. The majorÍty of
the other homes in this neighborhood are of the same styLe.
Age. This house Ï¡as constructed. ín 1922 anð. is 79 years old..
The
.Ê,å..2g. The inprovenent occupi.es approxÍnately 1r175 square
feet.
Oonstruction. There are five roo¡lls: l-iving rgomr dinfng roon,
two tearoous, ar¡d a kLtchen. There is one bathroo¡ltr but no
base-
ment. The front of the house, r¿hlot¡ faces east, Ì¡as a faír3.y
large coveredl poroh. The perimet,er of the house,
aBproxlmate]y
150 feet, is of an irregurt" uit"i". (s"" nxiri¡ii c)l The
general- const:rrotÍon quaLlty is fair.
The l¡ouse has been con¡struoted of franer whioh rests, for the
most part, on & concrete-walL type foundation. Part of the rea¡
portÍon of the house rests on a brick found.ation. The interior
wa11s and ceilings are lath and plaster, except part' of the

kltchen and rear bedroon lualls where sheetrock ldas trsed
d.urdng: a
renodeLing subsequent to the orlgína1 constnretion. lfhe floor
joists a¡e ztt x 6r rough. Support of the hor¡se Ls firrnisheel by
6n x 6u stringers wþfch rrrn the entLrre length of the hoÌrse.
Ifhese
strlugerS rest on 4u x 6t posts 1¡hich in turrr rest oR píers. The
stud.s are 2rr x 4rt on 16rr eenters. There has been eonsÍderable
settlLng of the house, as evidenced by a rnarkedly bowed flloor
partleu]arJ.y ín the díning and l"ivíug rooms. Thát isr the floor
in Ure niddle of these roons is notj-oeabJ.y higher than that
along
the walls. The waLls and eeiLings of aLL rooms a:re either
palnted
or wallpapered. The walLs of the living roonr clinlng roonr and
front'bedrootn have been recently paintetl.
The oak harclwood floors of the llving and dinlng rooms show
signs of having been da.naged (Uut not recently) by ternites.
lhere
is ovid.enee o f eonsÍderabLe work having been done in the past
to
rÍd. the house of ternltes. However, a recent ÍnspectÍon of the I
entire house by a qualÍfiecl contractor resuLtecl Ín the house
beingl
certlfied as free of ternltes and d.ry rot.
The pine wood fLoors in the bodrooms and hal-Lway are
covered
wÍth faùr quaLlty waLL-to-wa1J- carpeting. The plne wood
flsor of
the kltchen Ís linoLeun oove:red. However, the bathroom floor
Ís
concrete ancl has been Paíntecl.
A

I
þvauo ,
7
The kitchen has a formfca d.raín board and. plastÍc tile splash.
fhere are a.mple cabj"nets. A 2z0-volt cÍrcui-t has bee¡l
instalLed for
an eleetrÍc range. A lan¡.nd.ry siak fs located in or*e corner,
with
;i"åäå-;:i;""|;:*ii l:"'ffi.î:iîff:"';;: i:;ï'oä1"1"l:"; rl:äi,lå,
gas-firecl mod,el, whíctt has been recond.itíosed.. fhe bathroorc
is
egs¿æLri
Exterior .l'lnisþ. The orberior ralls are llght Lap rustic sidiag.
The gabLed roof 1e covered. by roLLe(l asphaLt conposÍtÍon
roofing,
and. has no 6¡rtters.
HeatíqÊ and copLiae: The heatíng systen csnsists of two
separate
flloor fbrnaces. One Ís Located in the f.ivlng roon near the
entrance
to the tlÍnÍng roo¡n, and has an ouþut rating of 2B,BB0 B.T.U.
The
second. Ís fn the hall,way ancl is rated at 24t500 B.T.U. output.
There ís a brick, wood-burning, 70-ínoh fireplace in the 1ivÍng
roo¡lc "an evaporative cool-er, nounted on the roof, is ducted
into
the haLh¿ay andt has a capacÍty af 4t000 C.l..M.
Otþ.eJ r-nprovene,nts,. There Ls a detached one-car garage of

fairquallty wood-fra¡re constnretion, ¡rhich has a dfrt flloor. .û"
lear¡-to
added to the original stnrcture eaabLes tþe garage to honse late-
nodeL cars. The garage fs 1,2 feet by 22 feet, and. has not been
weLl-maintaíned. There are also approxinatety J"r2T5 square
feet
coaerete ín the sÍd.euays, elrfreway, ard pats"o. fhe lot has
beenfairly ¡rell landsoaped. with lawns, trees, and, flo¡rer beds.
A
sprinkler syston has been. fnstalled l"n the back yard.
con9.ltion. considering the buil.díngrs age, Lts cond.ftion is
faír.
Part of the interior has been recentl,y repaínted. The earpetíng
antl li.noLeum a¡e ln average eond,ítion.. I{owever, the oak
ff.oors
ueed to be replaced, an eLeetrical outlet and Linoleun
instaLl"edt
in the bathroom, and ad.elitÍona]. paint{ng of both the exterior
a¡¿dinterÍor perfo:med.
Àd.oqueev. The majoråt¡r of hones lu. th,is neighborhood. har¡e
three
bedrooms, vrhile thÍs house has only two. It night be noted.,
however,
that for m&ny prospeetive buyers (assurnÍng they are of the
sa¡ne
t¡rpe as most present owners in. thís neighborhood, who are
oLd.er rcouples ¡rithout young chiLd.ren), this Lack of a thirdl
bedroo¡t 5e *v*e-
may not be a deterrent.
r'
Rpnainj-ne, Ecotroni..c Þl{e.. The renafnÍng eeonomle, life of
this

improvenent is estimated. at 25 y€arÊr. rts co¡¡strnrction and.
architecture [email protected] corq*only fouad. 1n CaLlfomÍa
and. neet ready **"*úo*aeceptanoe. rt conforns with the other
houses of this, neighbor-
hood.. rt is in a weLL-definecl âr€8¡ proteotecl from eneroach;-
8
nentË by (") Fresno Cíty Colteggr.r¡hÍch líes to the imnediate
i north of the subJect prcpertyr …
FIN 181 ruumUer,Ll3
Grading Matrix
Mark Massie Appraisal Gomparison
Points Earned Points AvailableItem
3D
30
lntroduction: ./
o Title pagey , ./
o Letter of Transmittal-/
. Table of ContentsV ,,
. Executive Summ ary /
?to
t0
isal problem and scope,øfwork:

Who was the clienf/ ,/ .,
lntended use and usáV t-/
Subject property and the propertyÏghts
conveyed /
Effective date of the appraisal
a
a
a
a
Appra
38
40Analysis of data:
o Market analysis and marke tability¿ ./
. Híghest and best use then and now t'/
o Three approaches to value then and now
. Reconciliation and final value opinion
20
/ /-/
ùa
Quality of report:
. EasV to read and understand
o No spelling, grammar, or punctuation
errors
Use of visual

maps
Sources
a "¡M
o
ch as pictures and
14 100Total
Running Head: REAL ESTATE APPRAISAL COMPARISON
PROJECT
Real Estate Appraisal Comparison Project
Appraisal Hl: 1225 E. Santa Ana Ave. Fresno, California
Evan Streeter #43
California State University, Fresno
7
REAL ESTATE APPRAISAL COMPARISON PROJECT
Letter of Transmittal:
Dr. Jacquelin Curry
California State University, Fresno
5421 N. Maple Ave.
Fresnoo California

Dear Dr. Curry
Submitted herewith is the appraisal that you requested on the
property located on 1225 E. Santa
Ana Ave
The purpose of this appraisal is to estimate the current market
value of the above property which
will be used as a basis for a possible sale. The value arrived at
in this appraisal is which can be
expected if the property is properly merchandised, allowing
usual terms and time to find a buyer.
After making a personal inspection and considering the market
influences affecting the property,
it is my opinion that the current market value, as of the date of
last inspection, May 5, 2018 is:
TWO HTINDRED SEVENTY THOUSAND SEVEN HTINDRED
FIFTY-FIVE DOLLARS
(s270,755)
The evidence is considered in support of the above value is
summarizedinthe following pages.
Sincerely yours,
2
â,*lÅffi
Evan Streeter

- ¡ Hø-o.r o.o^*
Table of Contents:
3
Title Page
Letter of Transmittal
Table of Contents
Executive Summary
Who Was the Client
Intended Use and Users
Subject Property and Rights Conveyed
Effective Date of Appraisal
Market Analysis and Marketability
Highest and Best Use
Three Approaches Then and Now
Sales Comparison Approach
Income Approach

Cost Approach
Reconciliation and Final Value of Opinion
Sources
I
2
J
4
5
5
7
5-6
7-8
8
8-9
9-10
10
10-1 1
ll

t2
REAL ESTATE APPRAISAL COMPARISON PROJECT 4
Executive Summary:
This paper is a response to Mark Massie's 1962 Appraisal of the
subject property on 1225 E.
Santa Ana Avenue in Fresno, California. I discuss in the paper
the client, the intended use, and
details about the property amongst other things. I've attached
images to further explain the topics
at hand as well. Instead of discussing every little thing I've
included in the paper I will just
discuss the most important thing about the appraisal and how I
created a new appraisal. Mark
Massie originally only used the Sales Comparison approach in
his analysis of what the property
was worth on the market. This is easily the most important
approach in calculating the market
value of the subject property. I also included the income
approach and cost approach to this new
appraisal to discuss further opinions of value and then discussed
them. After this I weighted the

values of each approach based on their relevancy and
determined a final value of opinion of this
property. I feel as though it is slightly over-valued in the market
today, but the housing market is
expecting a slight appreciation in the upcoming few years, so
this could drive this value higher,
but is not guaranteed. This single-family home is operating and
has been operating at its highest
and best use and this property is likely towards the end of its
effective life. Mark Massie did a
great job at appraising this property for the time in 7962,but I
feel that it is important to use
other approaches as well to see how close you are in your
valuation taking other things into
consideration in order to have a higher probability of
correctness. It is wildly impressive how
different the valuation of a home is over a span of about 60
years, this home originally was
valued at $62,000 and today it is worth at least four to five
times more, you have to take into
consideration things such as wages and inflation, but this
property has appreciated significantly
over time, but it is also depreciating over time based on
efficiency.

Who was the client:
For Mark Massie's original appraisal, the clients of the property
were John P. and Elsie A.
Lamborn back in 1962. Today the house is not on the market
and the property itself was built in
1951. Today and then, this property was an R-1, single family
residential property. The scope of
the work is that the property is very old and likely has a lot of
improvements that must be done in
order to keep the property efficient. There is also no available
information as to who currently
owns it, and it is not currently for sale.
Intended use and user:
The highest and best use at the time and now is to remain as a
single family residential property
and home. The property is in a residential neighborhood and is
not close enough to busy streets
so the opportunity to turn commercial or become a business is
extremely unlikely. This property
has and very likely will remain a single family residential
property. Therefore, I am assuming

that this property is already existing within its highest and best
use.
Subject Properfy and the Property Right Conveyed:
This property is an R-l single family residential property that
was built in 1951. According to
Zillow.com, the property is a single family and single-story
home. It is still existing there to this
day. It has approximately 2,231 square feet, 3 bedrooms, 2.5
bathrooms and a 360 square foot
single car gatage. The property itself sits on a 0.28-acre lot. The
home seems to be well kept
despite being very old, and the pool also includes an
underground L-shaped pool. Below or on
the next page are pictures of the property as of today. They try
to match the photos taken in the
original appraisal but are slightly off. Included is a street view
of the property, and eagle eye
view of the property from Google Earth and a map view of the
site from Google Maps.
5

l:,:-ì (.; ir{l{''r 'y'r'l;¡¡-¡i'
!ì'tt'i¡:ìt¡ì :l I.í''ìlt'f
99 l¡v'¡:;!+. I rr¡,ti-; l¡l.l
Vi -..1r¿tr'r
^,"
a
i1/ !l h ¡ v. ¡'¡'.' r:
?
f 11.'lVili¡.rt; ¡...-
MÐp dãttrÞ2O18 Googúe
l.':'lr.i.r7 ¡,ç. [ ::; La !r.' /' v É'
!
1
¡j
F- ñ-tf i .,t-' J-L¡ ¿'1 vt'
Effective Date of Appraisal:
The elfective date of Mark Massie's appraisal was on March
16,1962.May 7.2018 is when this
property is being appraised today. In the original appraisal

Massie only used the Comparable
Sales approach and the summation of appraisal items to come up
with an opinion of value of the
property. He then reconciled the approaches by just solely using
the weight of the comparable
sales approach. This likely means that these types of
neighborhoods have homes of similar sizes
and often sell based on how other houses in the same market are
being valued at. Massie only
used the Sales Comparison Approach, but I will be using this
approach, as well as the Income
and Cost Approach.
Market Analysis and Marketability:
7
s440K
5l rBX
3 bd, 2.5 ba
2,23,l sqft
5532X
s282Xs293X
s4 50K

s279X 1288 Ks lo9t(
s4 l0K
o
ct
¿
ro
z
sl07K32 l4K
r29lK
s401K s39 5K
3387K 3209K
Ave
3315K
f40lK ll13x
f-
.........-F
t
I
I
o:
û

Ctlo
õ
z
t2 30K
ir
I
3497K
-ììr.
saslK ¡
s386K
Market analysis is the portion of the valuation process in which
the appraiser develops an
opinion about the current and near future supply and demand
factors that affect the market for
the subject property. The above image shows the house in white
in the area of homes and their
approximate values based on Zillow. This an older
neighborhood and there aren't a lot of
construction or new developments in the area, so the supply and
demand should remain

relatively stable. The marketability should also remain stable as
the markets seem to be
somewhat stable for the next few years, but a recession and
declining housing market may occur
in the not so distant future.
Highest and best use then and now:
As mentioned previously in the intended use portion of the
paper, the highest and best use for
this property back in 1962 was to be a single family residential
property, and this still remains
true today. This neighborhood is filled solely with single family
residential properties. It isn't a
big enough lot to have apartment housing and not a busy enough
location to host businesses,
therefore it remains the most beneficial for highest and best use
to be a single family residential
property, then, now and in the future.
Three approaches to value then and now:
Back in 1962 Mark Massie only used the sales comparison
approach to determine the value of
the property. Today I will be calculating my opinion of value
based on the following three
approaches: Sales comparison, Cost Approach and Income

Approach. First let's start with
estimate the value of the property using the sales comparison
approach as in mine and Massie's
opinion it is the most relevant for valuation of this type of
property.
8
,::
l-r¡'.t..t tvl.lri't-- /trr,e --;
I l.ttr lìì,.-¡,'r .il'r'F
- ri.l,i," i !r ,i..: r
'ì:!lrl,:
^'¡.1
J'r'¡
o
s44 0K
L i-,1 f'l ¡1 '¡ I ¡"q¡
s.l 3 ûK 3275K rtl'r lt'i't A"':-
5l9OK: f': ¡lt'r 'r""

OK
s33CIK S329K
Sales Comparison Approach:
Above is an image of nearby properties that were recently sold.
The properties I will be using in
the sales comparison approach is the three properties I feel are
most closely related to this
property in the area as far as size and value. The properties I
will be using have the same size as
the subject property, 3 bedrooms and2 bathrooms, are similar
square footage, and have been
sold recently. These properties are the following addresses and
the associated prices they were
purchased for. 1415 E. Santa Ana Ave sold for $275,000. 4686
N. Del Mar Ave. sold for
$330,000. The property on734 E. Fairmont Ave. sold for
$335,000. These properties all sold for
a decent amount of money because these properties are much
newer and nicer than the subject
property, so taking into account the age of the home it is not
valued as highly as these properties.
To calculate this value, I will take the 3 selling prices of these
homes and then multiply it by .9

because these homes are newer, and this should adjust to an
amount that is likely for this
property. So, by taking $275,000+330,000+335,000 I 3 * .9I
came up with a value of $282,000.
ZiIlow estimated the value of this property at $31 8,346 but I
feel like the house is so aged that it
wouldn't sell if it were listed at $318,000 despite having a pool.
Income Approach:
The income approach is calculated simply by taking the Net
Operating Income and Dividing it
by the Capitalization rate. To find the Net Operating Income I
took the rent zestimate from
Zillow which is $1600 monthly and multiplied it by 12 to get an
annual amount. I then simply
divide it by the average capitalization rate for homes in Fresno
built from 1950-1979 which in
this case is7.04o/o. So therefore, we get $1600* 12 I .074 which
gives us an Income Approach
estimate for the sub.ject property a valuation of $259,460.
Cost Approach:

For the cost approach the market value of the property is equal
to the cost of the land plus the
cost of construction, minus depreciation. It is most important
when the property is new. Since
our property is so old this approach will likely not be very
useful in our final estimate. As for
now let's estimate the value using this approach. To find the
value of the land I took the price of
land that was 2.78 acres big on a property nearby on 130 W
Barstow Ave. The land is worth
$894,500 for 2.78 acres of land so I will divide this dollar
amount to find out how much the 0.28
acres of land should be worth. So, by taking 2.7810.28 and
multiplying it by 894,500 it gives us
an amount of 9.928 taking the land value and dividing it by this
ratio will give us a land value
approximation of $90,098. On Granville homes I found a brand-
new property of similar size and
features to get the cost of new construction. Although the home
isn't in the same neighborhood
REAL ESTATE APPRAISAL COMPARISON PROJECT TI
because there aren't many new homes in the subject properties
neighborhood I used the

Granville home to estimate the value of the cost of construction
which is $331,168. The value of
depreciation is difficult to calculate for this property because
the home is 57 years old and I'm
unsure of how much effective life the home still has based on
upkeep. The outside seems to be
kept up nicely but there's no way to know for sure how much
the property has depreciated. I'm
going to assume the property has about23 years remaining in its
useful life. That being said the
average house clepreciated 3.60/o of the cost annually, so I'd
say the depreciation would be equal
to 57180 * .036 * 23 * 331,168 which gives us a cost approach
depreciation of $195,372. So,
$33 1,168+90.098 - 195,372 gives us a cost approach valuation
of 5225,894.
Reconciliation and fïnal value of opinion:
I am now going to take the values of the different approached
and add weights to them and
average them to get a final value of opinion. I feel as though the
Sales Comparison was the most
relevant to this type of property and it was the only approach
that Mark Massie and I both used. I

will be giving this a weight of 650/o. The next valuation method
in importance and accuracy in
my opinion is the income approach which I will give a weight of
25o/o and lastly, I will be giving
the cost approach a weight of 10o/o because it is only a good
method if the house is newer. This
being said my final value of opinion is calculated in the
following way: .65*282,000 +
.25*259,460 + .10*225,894 which equal a point estimate for my
final value opinion of
$270,754.40, I would give this property a range of about
$270,000-$280,000, which is a bit
lower thanZillow's estimate of $318,346.
Sources:
2601 N. Whittier Ave., Fresno, CA 93727. (n.d.). Retrieved
from
http://www.gvhomes.com/property 12601-n-whittier-ave-fresno-
ca-937271
Current Cap Rates. (n.d.). Retrieved from
https:llapartmentpropertyvaluation.com/cap-
ratelcounfyl

Staff, I. (2011, August 15). Sales Comparison Approach - SCA.
Retrieved from
htçs ://www. investopedia. com/terms/s/sales-comparison-
approach. asp
Staff, I. (2016, March 25). Income Approach. Retrieved from
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