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1 , <br /> Comparable 1 is the most reasonable indicator for the subject. <br /> I 1 Reasonable It was sold to the City of Eugene to be a part of the Ridgeline <br /> 4 Slightly High Trail System, 'which is what the City of Eugene intends to do <br /> 5 High with the subject if the City decides to purchase it. The value <br /> I indicated by Comparable 1 Is well supported by Comparable 4 and 5, which are <br /> considered slightly high and high indicators for the subject. Based on the comparables <br /> presented, the subject's location and its highest and best use, a land value of $20,000 <br /> 1 per acre is concluded for the subject's north portion. <br /> II VALUE CONCLUSION — SOUTH PORTION . <br /> The subject's south portion is located outside the UGB and outside the MetroPlan. Due <br /> to its location on the south side of the Ridgeline, it will likely never be annexed into city <br /> I limits or have access to city services. Its location suggests t is not transition land. Its <br /> highest and best use is primarily influenced by its current zoning, F -1 and F -2. • <br /> Comparables 1, 2 and 3 were given primary emphasis in comparison to the subject's . <br /> I south portion. Below is a chart which summarizes these comparables and their value <br /> indications for the subject. <br /> Comparable 3 is the most reasonable indicator for the subject. <br /> -High Although it is an older sale, it represents the sale of F -2 land, <br /> 2 Low similar to the subject. it did not have homesite approvals at <br /> 3 Reasonable the time of sale, inferior to the subject. However, this is offset <br /> by its much smaller .size making it a reasonable indicator. <br /> Comparable 2 was a similar size, however, location characteristics and lack of a <br /> I building permit make it inferior. Comparable 1 was a high indicator for the subject <br /> based on its location and close proximity to the UGB. Based on the comparables <br /> presented, the subject's location and its highest and best use, a land value of $10,000 <br /> I per acre is concluded for the subject's south portion. <br /> FINAL VALUE CONCLUSION <br /> 1 As stated in the previous narrative, the City of Eugene is interested in purchasing <br /> approximately 200 acres of the subject's approximate 1200 acres. The approximate <br /> 200 acres that the City of Eugene is considering is located in the central portion of the <br /> subject and crosses several of the subject tax lots. <br /> Additionally, the approximate 200 acres generallyfollows the Ridgeline, which is partially <br /> located on the north portion of the subject and partially located on the south portion. <br /> It is unknown exactly how much of the approximate 200 acres is located in the north <br /> and south portions. Therefore, a blended per acre value based on the conclusions <br /> shown above will be calculated. The blended per acre value should be applied to the <br /> approximate 200 acres once a survey is completed. Below is a chart which summarizes <br /> the concluded blended per acre value. <br /> Portion Value /Acre <br /> North Portion $20,000 <br /> Soth Portion $10,000 <br /> Blended Per Acre Value $15,000 <br /> 1 <br />