Prepared For: Intended User: Prepared By: Date Prepared

[Pages:20]File No.

Uniform Agricultural Appraisal Report

Prepared For: Intended User: Prepared By: Date Prepared:

?1998-2012 AgWare, Inc. All Rights Reserved.

Uniform Agricultural Appraisal Report AgWare, Inc. Executive Summary

File No #

USE OF APPRAISAL

CLIENT/OWNER

INSPECTION DATE

EFFECTIVE DATE

PURPOSE OF REPORT

DATE OF REPORT

USE/INTENDED USER(S)

RIGHTS APPRAISED

HIGHEST & BEST USE

SCOPE/EXTENT OF PROCESS

OWNERSHIP/SALES HISTORY

Current Owner(s)

Ownership Longer than

years.

Currently Listed at $

Property Sold Within Last 3 Years Most recent: $

Date:

Prior: $

Date:

PROPERTY LOCATION

SUBJECT PROPERTY LAND USE

State

Code

Section

Township

Attached:

Legal Description

Property Sketch

FEMA Map/Zone/Date

Improvement Location:

DISTANCE/DIRECTION

County Range

Code Lot

Property Survey Map Addendum

Deeded Acres Eff. Unit Size Crop Acres Primary Land Type Primary Commodity

Code

( ( ( ( ( (

Livestock Capacity

) ) Leased AUMs ) ) Crop Yield ) Avg. P.I. )

From Nearest Services

Miles

Direction

Comments:

From Nearest Market

Miles

Direction

Access Public Private Access Type

MARKET AREA DESCRIPTION Major Commodities

Major Property Types

Market Supply/Demand

Oversupply

Balanced

Undersupply

Value Trend (Last

/Months)

Stable Increase +

%/Mo.

Decrease (

Non-Ag Influence

None

Commercial

Urban

Residential Minerals Recreation

Degree of Non-Ag Influence

Large

Moderate

Slight

None

ESTIMATE OF EXPOSURE TIME

Mo.

SUBJECT PROPERTY TYPE

)%/Mo.

SUBJECT DESCRIPTION

Subject is: ABOVE AVG. AVG.

Location

Legal Access

Physical Access

Contiguity

Shape/Ease Mgt.

Adequacy Utilities

Services

Rentability

Compatibility

Market Appeal

1

2

HAZARDS/DETRIMENTS

EASEMENTS/ENCROACHMENTS

CURRENT ZONING

HIGHEST AND BEST USE

BELOW AVG. NONE

3

4

UNIT TYPE

Economic Sized Unit

As If Vacant/Unimproved

Supplemental/Add-on Unit

As Improved

SERVICES

Gas

Electric

Sewer

Public Water Well

Cistern

ESTIMATE OF MARKETING TIME

Mo.

VALUE INDICATED BY APPROACHES

VALUE CONCLUSION

VALUE/UNIT

TOTAL

COST

$

INCOME

$

Improvements Land Other:

/

$

/

$

/

$

SALES COMPARISON $ ?1998-2012 AgWare, Inc. All Rights Reserved.

TOTAL PROPERTY VALUE $

/

$

Page 1 of 19

UAAR? Area-Regional Boundary:

Major Commodities:

AgWare, Inc.

File No # On and Off Property:

Up

Value Trend: Sales Activity Trend: Population Trend: Employment Trend:

Stable

Down

Above Avg.

Off Property Employment:

Change in Economic Base: From To

Unlikely

Avg. Likely

Below Avg. N/A Taking Place

Market Availability:

Cropland Units: Livestock Units: Recreational Tracts:

Under

Over

No

Supply Balanced Supply Influence

Forces of Value:

(Discuss social, economic, governmental, and environmental forces.)

Area-Regional Description

Exposure Time: Specific Market Area Boundaries:

months. (See attached definition and discussion)

Market Area: Type

Value Trend Sales Activity Trend Population Trend Development Trend

Analysis/Comments:

Rural Up

Suburb Stable

Urban Down

Market Area:

Above Avg.

Avg.

Below Avg. N/A

Property Compatability

Effective Purchase Power

Demand

Development Potential

Desirability

(Discuss positive and negative aspects of market area.)

Market Area Description

?1998-2012 AgWare, Inc. All Rights Reserved.

Page 2 of 19

AgWare, Inc. UAAR?

Property Description: (Location, use and physical characteristics)

File No #

Land Use

Deeded Acres Unit Type

Total Deeded Acres

Total Units

Unit Size

(

%)

(

%)

(

%)

(

%)

(

%)

(

%)

(

%)

(

%)

(

%)

(

%)

( 100 % )

Subject Description: Location Legal Access Physical Access Contiguity Shape/Ease Mgt. Adequacy Utilities Services Rentability Compatibility Market Appeal FEMA Zone/Date Building Location

Above Below Avg. Avg. Avg. N/A

Comments

Land Improvements: Domestic Water Livestock Water Interior Roads Drainage

Above Below Avg. Avg. Avg. N/A

Subject Land Description

Water Rights: Mineral Rights: Comments:

No

Yes

Supplement Attached

No

Yes

Supplement Attached

Topography:

Level

Undulating

Rolling

Sloping

Soils Description:

Overall Topography

Soil Quality/Production: Above Avg.

Avg.

Below Avg. N/A

Supplement Attached

Climatic:

" Annual Precipitation

' to

' Elevation

Frost-Free Days

Utilities:

Water

Electric

Sewer

Gas

Telephone

Distance To:

Schools

Hospital

Markets

Major Hwy.

Service Center

Easements/Encroachments: (Conservation, Utility, Preservation, etc.)

Hazards and Detriments:

?1998-2012 AgWare, Inc. All Rights Reserved.

Page 3 of 19

UAAR? Ownership Longer Than Owner

Previous: Present:

History

Currently: Buyer:

Optioned

Current Zoning: Zoning Change: Comments:

Unlikely

AgWare, Inc.

Years Recording/Reference

Date

File No #

Price Paid $ $

Terms

Under Contract Currently Listed

Contract Price: $ Listing Price: $

Listing Date:

Probable To:

Zoning Conformity:

Yes

No

Zoning

Taxes

Tax Basis: Agricultural

Parcel #: Comments:

Assessment Year

Land

$

Building(s)

$

$

Total Assessed Value $

Forecast:

Current Tax

$

Estimated/Stabilized $

Or (

Ac.) =$

Trend:

Up

Down

/acre Stable

Highest & Best Use is defined as that reasonable and probable use that supports the highest present value, as defined, as of the effective date of the appraisal. Alternatively, that use, from among reasonably probable and legally alternative uses, found to be physically possible, appropriately supported, financially feasible, and which results in the highest land value.

Analysis: (Discuss legally permissible, physically possible, financially feasible, and maximally productive uses)

Highest & Best Use Analysis

Highest and Best Use: "As if" Vacant "As Improved"

Discussion:

Valuation Methods:

Cost Approach

Income Approach

(Explain and support exclusion of one or more approaches)

Sales Comparison Approach

Value Methods

?1998-2012 AgWare, Inc. All Rights Reserved.

Page 4 of 19

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