Appraisal 2014

Real Estate Appraisal
GARY PAXTON INDUSTRIAL PARK

4600 Sawmill Creek Road
Sitka, Alaska
AS OF
October 29, 2014
PREPARED FOR
Mark Gorman, City Administrator
City & Borough of Sitka
PREPARED BY
Kim M. Wold
ALASKA APPRAISAL ASSOCIATES, INC.
10000 Rainier Ave S

Seattle, WA 98178
Phone 206-453-4370
Fax 866-416-1789
Email Kim@alaska-appraisal.com
Alaska Appraisal Associates, Inc.

10000 Rainier Ave S
Seattle, WA 98178
www.alaska-appraisal.com
Phone: 206-453-4370
Fax: 866-416-1789
Email: Kim@alaska-appraisal.com
November 14, 2014

Mark Gorman
Municipal Administrator
100 Lincoln St.
Sitka, AK 99835
RE:
Gary Paxton Industrial Park

Sitka, Alaska
Dear Mr. Gorman:

Pursuant to your request, we have prepared an appraisal for the above referenced property. The purpose
of this appraisal is to estimate the market value of the fee simple interest in 18 parcels located in the Gary
Paxton Industrial Park for asset management/sale negotiations. No personal property, furniture, fixtures,
equipment, or other non-realty items are included in the value estimates. This appraisal is intended for
the exclusive use of City & Borough of Sitka.
This summary appraisal report has been completed in accordance with the Uniform Standards of
Professional Appraisal Practice (USPAP) as promulgated by the Appraisal Standards Board of the
Appraisal Foundation as well as the bylaws of the Appraisal Institute.
The attached report details the scope of the appraisal, level of reporting, definition of value, valuation
methodology, and pertinent data researched and analyzed in the development of this appraisal.
We certify that we have no present or contemplated future interest in the property appraised beyond this
estimate of value.
This appraisal report and all of the appraisers work in connection with the appraisal assignment are
subject to the Limiting Conditions and Assumptions, and all other terms stated in the report. Any use of
the appraisal by any party, regardless of whether such use is authorized or intended by the appraiser,
constitutes acceptance of all such Limiting Conditions and Assumptions, and all other terms stated in the
report.
November 14, 2014

Page 2
Extraordinary Assumptions: It is assumed that: (1) All lots are clear of rock and other materials and
cleaned of all debris, equipment, etc.; (3) All marine improvements, including docks, piling, dolphins, etc.
have no contribution value and are excluded from the value estimates; (3) All appurtenant structures to
the administration building that encroach upon the utility easement area suffer no material loss in value;
(4) The administration building has adequate parking, both onsite and along Sawmill Creek Road, as well
as the two parking lots lying to the north of the highway; (5) All equipment in the wastewater treatment
building is removed and has no negative effect on the improvements' value; (6) Lots 16A, 19, and 20 have
ingress via access and utility easements by unimproved rights-of-way included within the Sawmill Cove
Industrial Park Subdivision No. 2; (7) The access and utility right-of-way appurtenant to Lots 3, 6, and 7
is vacated and the land area of 35,000 square feet creates a total assemblage of 126,057 square feet.
Hypothetical Conditions: None
In my opinion, the value of the subject property, as of October 29, 2014, was as follows:
Parcel No.
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
TOTALS
SUMMARY OF VALUES
Tideland
Land Value
Value
Imp Value
Total Value
$195,000
$124,000
$319,000
$1,182,000
$7,500
0
$1,189,000
$41,000
0
$41,000
$182,000
0
$182,000
$529,000
0
$529,000
$114,000
0
$114,000
$233,000
0
$233,000
$510,000
0
$510,000
$209,000
$48,000
$345,000
$602,000
$345,000
0
$345,000
$170,000
0
$170,000
$110,000
0
$110,000
$827,000
0
$827,000
$567,000
0
$567,000
$81,000
0
$81,000
$51,000
0
$51,000
$52,000
0
$52,000
$78,000
0
$78,000
$5,476,000
$55,500
$469,000
$6,000,000
November 14, 2014

Page 3
Respectfully Submitted,
Kim M. Wold
Licensed General Appraiser
jw
Table of Contents
Table of Contents .............................................................................................................................4
Summary of Salient Facts ................................................................................................................5
Certification Statement ....................................................................................................................7
Limiting Conditions and Assumptions ............................................................................................8
Definitions......................................................................................................................................11
Appraisal Specifics ........................................................................................................................15
Appraisal Scope .............................................................................................................................18
Southeast Alaska Map....................................................................................................................22
Sitka Area Analysis........................................................................................................................23
Neighborhood Map ........................................................................................................................33
Plat Map .........................................................................................................................................34
Land Use Map ................................................................................................................................36
Site Plan .........................................................................................................................................37
Improvement Sketches ...................................................................................................................38
Description of the Site ...................................................................................................................43
Description of the Improvements...................................................................................................44
Property Assessment and Taxes ................................................................................................ 47
Subject Photographs.......................................................................................................................49
Highest and Best Use .....................................................................................................................67
Highest and Best Use As Vacant............................................................................................... 68
Highest and Best Use As Improved .......................................................................................... 68
Valuation Methodology .................................................................................................................70
Direct Sales Comparison Approach ...............................................................................................71
Land Value ................................................................................................................................... 71
Sales Comparison Approach Conclusion ................................................................................. 89
Final Reconciliation .......................................................................................................................90
Value Conclusion ........................................................................................................................ 90
Appraisal Qualifications ................................................................................................................91
Addenda .........................................................................................................................................95
Summary of Salient Facts

Subject Property
Gary Paxton Industrial Park

Sitka, Alaska
Property Overview
An assemblage of 18 parcels including uplands and tidelands, located within the

Gary Paxton Industrial Park. Off-site improvements include road and utility
infrastructure. On-site improvements include an administration building,
wastewater treatment building, and a warehouse.
Interest Appraised
Fee Simple
Date of Inspection
October 20 and 30, 2014
Date of Valuation
October 29 and 30, 2014
Date of Report
November 14, 2014
Highest and Best

Use
Land as Vacant
Commercial or industrial development
As improved
Highest and Best
Use As Improved
(Parcels 1, 7, and 9)
Reconciled Market
Value
SUMMARY OF VALUES
Parcel
No.
Lot
Block
Plat No.
Land Value
11
2008-27
$195,000
9A
2013-2
$1,182,000
9B
2013-2
9C
12A
13
7
8
Tideland
Value
Imp
Value
Total Value
$124,000
$319,000
$1,189,000
$41,000
$41,000
2013-2
$182,000
$182,000
2013-2
$529,000
$529,000
2008-27
$114,000
$114,000
23
2008-27
$233,000
$233,000
15
2008-27
$510,000
$510,000
2008-27
$209,000
10
Access
ROW
11
12
17
13
$7,500
$345,000
$602,000
$345,000
$345,000
2008-27
$170,000
$170,000
2008-27
$110,000
$110,000
ATS6
2006-8
$827,000
$827,000
$48,000
14
3,6,7
2008-27
$567,000
$567,000
15
16A
2013-2
$81,000
$81,000
16
19
2008-27
$51,000
$51,000
17
20
2008-27
$52,000
$52,000
18
2008-27
$78,000
$78,000
$469,000
$6,000,000
TOTALS
$5,476,000
$55,500
Extraordinary Assumptions
It is assumed that: (1) All lots are clear of rock and other materials and
cleaned of all debris, equipment, etc.; (3) All marine improvements,
including docks, piling, dolphins, etc. have no contribution value and
are excluded from the value estimates; (3) All appurtenant structures to
the administration building that encroach upon the utility easement area
suffer no material loss in value; (4) The administration building has
adequate parking, both onsite and along Sawmill Creek Road, as well
as the two parking lots lying to the north of the highway; (5) All
equipment in the wastewater treatment building is removed and has no
negative effect on the improvements' value; (6) Lots 16A, 19, and 20
have ingress via access and utility easements by unimproved rights-ofway included within the Sawmill Cove Industrial Park Subdivision No.
2; (7) The access and utility right-of-way appurtenant to Lots 3, 6, and
7 is vacated and has a land area of 35,000 square feet.
Hypothetical Conditions
None
Certification Statement
Certification Statement
I CERTIFY THAT, TO THE BEST OF MY KNOWLEDGE AND BELIEF:
The statements of fact contained in this report are true and correct.
The reported analyses, opinions, and conclusions are limited only by the reported
assumptions and limiting conditions and are my personal, impartial, and unbiased
professional analyses, opinions, and conclusions.
I have no present or prospective interest in the property that is the subject of this report
and no personal interest with respect to the parties involved.
I have performed no services, as an appraiser or in any other capacity, regarding the
property that is the subject of this report within the three-year period immediately
preceding acceptance of this assignment.
I have no bias with respect to the property that is the subject of this report or to the parties
involved with this assignment.
My engagement in this assignment was not contingent upon developing or reporting
predetermined results.
My compensation for completing this assignment is not contingent upon the development
or reporting of a predetermined value or direction in value that favors the cause of the
client, the amount of the value opinion, the attainment of a stipulated result, or the
occurrence of a subsequent event directly related to the intended use of this appraisal.
The reported analyses, opinions, and conclusions were developed, and this report has
been prepared in conformity with Uniform Standards of Professional Appraisal Practice.
I, Kim M. Wold, have personally made a visual inventory of the subject property.
The appraiser gratefully acknowledges the assistance of David E. Hunnicutt, MAI, JD in
the inspection of the property and comparable sales research necessary to complete this
report.
The use of this report is subject to the requirements of the Appraisal Institute relating to
review by its duly authorized representatives.
As of the date of this report, I, Kim M. Wold, have completed the Standards and Ethics
Education Requirement for Candidates/Practicing Affiliates of the Appraisal Institute.
Kim M. Wold
The date of this report is November 14, 2014
Limiting Conditions and Assumptions

This appraisal and report were customized for a specific property, use, and user, at a specific
time. Therefore, this appraisal and report are only reliable under the following:
Limiting Conditions:
1. That the appraiser is not required to give further consultation, testimony, or attend in
court with reference to the property in question unless arrangements have been previously
made.
2. Possession of this report or a copy thereof does not carry with it the right of publication
or distribution. Neither all nor any part of the contents of this report (especially any
opinions and conclusions, the identity of the appraiser or the appraisal firm) shall be
disseminated to the public or distributed to any individual or entity by any means without
prior written permission of the appraiser.
3. When it is being used only for the intended use stated herein by the intended user stated
herein.
4. When it is used in a timely manner, as the appraiser cannot be responsible for unforeseen
market changes that occur after the valuation date.
5. When the distribution of the total valuation, if any, in this report between land and
improvements is applied only under the reported highest and best use of the property.
The allocation of value for land and improvements must not be used in conjunction with
the subject property and other properties, as it may result in an unreliable conclusion.
6. It is understood that any sketches and maps are presented only to assist the reader of the
report in visualizing the property.
7. When the user has read and understands the report in its entirety. Any lack of
understanding about this appraisal could result in its misuse, which might put the user in
jeopardy.
8. Secondary opinions and conclusions made by the appraiser are formed only to contribute
to the Primary Appraiser Generated Information (PAGI). This is the information that the
intended user will isolate and rely on. Unless specifically listed as a PAGI, these
secondary opinions include but are not limited to square footage calculations, effective
age, highest and best use, replacement cost new, etc. Isolating and inappropriately using
any of the secondary appraiser generated information out of context could jeopardize the
user.
General Assumptions
This assignment cannot proceed without making some general assumptions; however, these
assumptions should not be taken lightly or as a matter of fact. If any of these assumptions are
found to be inaccurate, the opinions and conclusions reached herein could be in error and
jeopardize the user. The appraiser(s) are not competent in these fields; however, each of these
assumptions can be explored by other experts and professions. The user should decide if these
assumptions are acceptable. The appraiser is not competent in the following fields and makes no
guarantees, express or implied, regarding the topics of these assumptions. Unless otherwise
stated, described, and considered in this report, it is assumed that:

9. Title to the property is good and marketable. No responsibility is assumed for the legal
description provided or for matters pertaining to legal or title considerations. Unless
otherwise stated, it is also assumed that the property is free and clear of any liens or
encumbrances.
10. The property is under responsible ownership and competent management.
11. All engineering studies, land surveys, and other professional reports relied on by the
appraiser are correct. Should such studies not be provided to the appraiser, it is assumed
that there are no hidden or unapparent conditions of the property, subsoil, structure, or
any other property component that would render it more or less valuable.
12. The property is in full compliance with all applicable federal, state, and local laws and
regulations.
13. The property conforms to all applicable zoning and land use regulations and restrictions.
14. All required licenses, certificates of occupancy, consents, and other legislative or
administrative authority from any state or national government, or private entity or
organization, have been or can be obtained or renewed for any use on which the opinion
of value is based. This includes the American Disabilities Act.
15. The use of the land and improvements is confined within the boundaries or property lines
of the property described and that there is no encroachment or trespass.
16. There are no hazardous or toxic materials on, in, or near the property. The presence of
substances such as, but not limited to, asbestos, urea formaldehyde foam insulation,
radon, mold, and other potentially hazardous or toxic materials would significantly affect
the value opinion. Unless otherwise stated, the opinions and conclusions are predicated
on the assumption that there is no such material on, in, or near the property which would
cause a loss in value.
17. Any proposed improvements are assumed to be completed in a good competent manner,
in accordance with the submitted plans and specifications.
18. The structure was properly designed and constructed. This means that each individual
building component is reliable and has been properly installed. It is assumed that no
defects have occurred over time. This includes, but is not limited to termite damage. All
mechanical components are assumed to be in operable condition and are appropriate for
the structure. All electrical and plumbing equipment is assumed to be appropriate and in
working order. It is assumed that the insulation is adequate.
19. The property has a plentiful supply of potable water, and that adequate sewage disposal is
available.
20. If a survey was not provided to the appraiser, the public records are assumed to be correct
with respect to size and shape.
21. The property has a legal and physical means of ingress and egress.
22. The subject property is legally and physically suitable for occupancy and livability.
23. Market forces remain relatively constant in the future. If an opinion of marketing time is
formed, the user should be cautious when relying on this opinion, as the appraiser cannot
foresee spastic changes in these forces.
24. All files, work papers, and documents developed in connection with this assignment are
the property of Alaska Appraisal Associates, Inc. Information, estimates, and opinions
are verified where possible, but cannot be guaranteed. Plans provided are intended to

assist the client in visualizing the property; no other use of these plans is intended or
permitted.
25. The liability of Alaska Appraisal Associates, Inc. and its employees is limited to the
intended user only. Further, there is no accountability, obligation, or liability to any third
party. If this report is placed in the hands of anyone other than the intended user, the
intended user shall make such party aware of all limiting conditions and assumptions of
the assignment and related discussions. In the case of limited partnerships or syndication
offerings or stock offerings in real estate, the intended user agrees that in the event of
lawsuit (brought by lender, partner, or part owner in any form of ownership, tenant, or
any other party) or any awards or settlements of any type in such suit, regardless of
outcome, the intended user will hold the appraiser completely harmless in any such
action.
26. If there are any tracts that, according to map, plat, or survey, indicate riparian and/or
littoral rights, said rights are assumed to go with the land, unless easements or deeds are
found by the appraiser to the contrary.
10
Definitions
Definitions
Market Value, as defined in the Dictionary of Real Estate Appraisal, 5th ed. (Chicago:
Appraisal Institute, 2010), is:
The major focus of most real property appraisal assignments. Both economic and
legal definitions of market value have been developed and refined.1
1. The most widely accepted components of market value are incorporated in the
following definition: The most probable price that the specified property
interest should sell for in a competitive market after a reasonable exposure
time, as of a specified date, in cash, or in terms equivalent to cash, under all
conditions requisite to a fair sale, with the buyer and seller each acting
knowledgeably, for self-interest, and assuming that neither is under duress.
2. Market value is described in the Uniform Standards of Professional Appraisal
Practice (USPAP) as follows: A type of value, stated as an opinion, that
presumes the transfer of a property (i.e., a right of ownership or a bundle of
such rights), as of a certain date, under specific conditions set forth in the
terms identified by the appraiser as applicable in an appraisal (USPAP, 20102011 ed.) USPAP also requires that certain items be included in every
appraisal report. Among these items, the following are directly related to the
definition of market value.
Identification of the specific property rights to be appraised.

Statement of the effective date of the value opinion.
Specification as to whether cash, terms equivalent to cash, or other
precisely described financing terms are assumed as the basis of the
appraisal.
If the appraisal is conditioned upon financing or other terms,
specification as to whether the financing or terms are at, below, or
above market interest rates and/or contain unusual conditions or
incentives. The terms of above- or below-market interest rates and/or
other special incentives must be clearly set forth; their contribution to,
or negative influence on, value must be described and estimated; and
the market data supporting the opinion of value must be described and
explained.
3. The following definition of market value is used by agencies that regulate

federally insured financial institutions in the United States: The most
probable price that a property should bring in a competitive and open market
For further discussion of this important term, see The Appraisal of Real Estate, 13th ed. (Chicago:
Appraisal Institute, 2008), 20-25.
1
11
Definitions
under all conditions requisite to a fair sale, the buyer and seller each acting
prudently and knowledgeably, and assuming the price is not affected by undue
stimulus. Implicit in this definition is the consummation of a sale as of a
specified date and the passing of title from seller to buyer under conditions
whereby:
Buyer and seller are typically motivated;

Both parties are well informed or well advised, and acting in what they
consider their best interests;
A reasonable time is allowed for exposure in the open market;
Payment is made in terms of cash in US dollars or in terms of financial
arrangements comparable thereto; and
The price represents the normal consideration for the property sold
unaffected by special or creative financing or sales concessions
granted by anyone associated with the sale (12 C.F.R. Part 34.43(g);
55 Federal Register 34696, August 24, 1990, as amended at 57
Federal Register 12202, April 9, 1992; 59 Federal Register 29499,
June 7, 1994)
4. The International Valuation Standards Council defines market value for the
purpose of international standards, as follows: The estimated amount for
which a property should exchange on the date of valuation between a willing
buyer and a willing seller in an arms-length transaction after property
marketing wherein the parties had each acted knowledgeably, prudently, and
without compulsion. (International Valuation Standards, 8th ed., 2007).
5. Market value is the amount in cash, or on terms reasonably equivalent to cash,
for which in all probability the property would have sold on the effective date
of the appraisal, after a reasonable exposure time on the open competitive
market, from a willing and reasonably knowledgeable seller to willing and
reasonably knowledgeable buyer, with neither acting under any compulsion to
buy or sell, giving due consideration to all available economic uses of the
property at the time of the appraisal. (Uniform Standards for Federal Land
Acquisitions)
6. The Alaska Supreme Court defines market value as follows: The price in
(terms of) money that the property could be sold for on the open market under
fair conditions between an owner willing to sell and a buyer willing to buy,
with a reasonable time allowed to find a purchaser. State v. 7.026 Acres, Sup.
St. Op. No. 601, 466 P2d 364, 365; (1970). The opinion further reads, in
part: The highest and most profitable use for which the property is adaptable
is to be considered, to the extent that the prospect of demand for such use
affects the market value while the property is privately held. Fair market
value is normally based on a parcels fee simple value.
12
Definitions
7. The definition of market value applied for estate taxation purposes is
contained in Revenue Ruling 59-60 and also in Section 20.2031(b) of the
Treasury regulations, as follows:
The amount at which the property would change hands between a willing
buyer and willing seller, when the former is not under any compulsion to buy,
and latter is not under any compulsion to sell, both parties having a reasonable
knowledge of relevant facts.
The Treasury regulation goes on to state: The fair market value of a
particular item of property includible in the decedents gross estate is not to be
determined by a forced sale price. Nor is the fair market value of an item of
property to be determined by the sale price of the item in a market other than
that in which such item is most commonly sold to the public, taking into
account the location of the item wherever appropriate . All relevant facts
and elements of value as of the applicable valuation date shall be considered
in every case.
Regulation 20.2031(b) requires a residential or commercial appraiser to follow
the valuation guidelines when preparing a residential home appraisal for tax
purposes or retrospective date of death valuations, and that appraiser should
hold a designation and be qualified as stated under regulations Section
1.170A-17(a).2
A Fee Simple interest is defined in the Dictionary of Real Estate Appraisal, 5th ed. (Chicago:
Appraisal Institute, 2010), as:
Absolute ownership unencumbered by any other interest or estate, subject only to the
limitations imposed by the governmental powers of taxation, eminent domain, police
power, and escheat.
A Leased Fee interest is defined in the Dictionary of Real Estate Appraisal, 5th ed. (Chicago:
An ownership interest held by a landlord with the rights of use and occupancy
conveyed by lease to others. The rights of the lessor (the leased fee owner) and the
leased fee are specified by contract terms contained within the lease.
2 See Susan Kassell, Office of Chief Counsel, Department of the Treasury, Internal Revenue Service INVO 2009-0016 Release
Date 1/2/08, UIL 170.00-00, in reference to holders of the MAI, SRA, SRPA, and SREA designations of members of the
Appraisal Institute: The Service does not consider any particular organizations recognized appraisal designations to be superior
to, or preferred over, those of any other organization. The example was included in the proposed regulations merely as an
illustration of the types of designations that would satisfy the education and experience requirement and was not intended to
indicate any preference for designations offered by a particular organization. In addition, the proposed regulation refers to
designations similar to those provided as examples. The Service recognizes that there are other organizations awarding
designations that would also be recognized professional appraiser organizations.
13
Definitions
Leasehold Interest is defined in the Dictionary of Real Estate Appraisal, 5th ed. (Chicago:
The tenants possessory interest created by a lease.
Extraordinary Assumption is defined in the Uniform Standards of Professional Appraisal
Practice, 2012-2013 Edition (The Appraisal Foundation), as:
An assumption, directly related to a specific assignment, as of the effective date
of the assignment results, which, if found to be false, could alter the appraisers
opinions or conclusions.
Comment: Extraordinary assumptions presume as fact otherwise uncertain
information about physical, legal, or economic characteristics of the property; or
about conditions external to the property, such as market conditions or trends; or
about the integrity of data used in an analysis.
Hypothetical Condition is defined in the Uniform Standards of Professional Appraisal
Practice, 2012-2013 Edition (The Appraisal Foundation), as:
A condition, directly related to a specific assignment, which is contrary to what is
known by the appraiser to exist on the effective date of the assignment results, but
is used for the purpose of analysis.
Comment. Hypothetical conditions are contrary to known facts about physical,
legal, or economic characteristics of the subject property; or about conditions
external to the property, such as market conditions or trends; or about the integrity
of data used in an analysis.
Exposure Time is defined in the Dictionary of Real Estate Appraisal, 5th ed. (Chicago:
The time a property remains on the market.
The estimated length of time the property interest being appraised would have
been offered on the market prior to the hypothetical consummation of a sale at
market value on the effective date of the appraisal; a retrospective estimate based
upon an analysis of past events assuming a competitive and open market.
Exposure time is always presumed to occur prior to the effective date of the appraisal. The
overall concept of reasonable exposure encompasses not only adequate, sufficient and reasonable
time but also adequate, sufficient and reasonable effort. Exposure time is different for various
types of real estate and value ranges and under various market conditions.
14
Appraisal Specifics
Based on a review of the Sitka marketplace, an exposure time of three to nine months is
estimated for the subject property. Exposure time is predicated on a reasonable listing price at or
slightly above the market value estimate for the property. It is assumed that a sale will be
consummated for cash or terms equivalent to cash and that the property will be adequately
exposed on the open market and handled by a real estate broker who is knowledgeable and has
the competency to properly present a property of this type. The most typical purchaser for a
property such as the subject would be an owner/user.
Marketing Time is defined in the Dictionary of Real Estate Appraisal, 5th ed. (Chicago:
An opinion of the amount of time it might take to sell a real or personal property
interest at the concluded market value level during the period immediately after the
effective date of an appraisal. Marketing time differs from exposure time, which is
always presumed to precede the effective date of an appraisal. (Advisory Opinion 7
of the Appraisal Standards Board of The Appraisal Foundation and Statement on
Appraisal Standards No. 6, Reasonable Exposure Time in Real Property and
Personal Property Market Value Opinions address the determination of reasonable
exposure and marketing time.)
A marketing time of three to nine months is estimated for the subject property, based on current
economic conditions, supply, demand, sales activity, and the prevailing interest rate
environment.
Appraisal Specifics
Privacy Statement
In compliance with the Gram-Leach-Bliley Act, the appraiser will not provide any nonpublic
personal information to any person or entity where that information will be used for solicitation
purposes. This information may be shared among parties to process and service the consumer's
transaction.
Electronic Signature
My original signature has been copied to this report electronically. This report was delivered to
the client by Email. While there is no way to prevent unethical or criminal tampering, this
signature is password protected. If you are an intended user as described in this report and have
concerns about its authenticity, you may send the report to me for verification.
Legal Description
The property is legally described as:
Parcel 1: Lot 11, Block 4, of the Sawmill Cove Industrial Park, Resubdivision
No. 1, according to Plat No. 2008-27.
15
Appraisal Specifics
Parcel 2: Lot 9A, Block 4, of the Sawmill Cove Industrial Park, Resubdivision
Parcel 3: Lot 9B, Block 4, of the Sawmill Cove Industrial Park, Resubdivision
Parcel 4: Lot 9C, Block 4, of the Sawmill Cove Industrial Park, Resubdivision
Parcel 9: Lot 4, Block 4, of the Sawmill Cove Industrial Park, Resubdivision No.
1, according to Plat No. 2008-27.
Parcel 10: The access and utility right-of-way area located between Lots 2 and 4,
Block 4, of the Sawmill Cove Industrial Park, Resubdivision No. 1, according to
Plat No. 2008-27.
Parcel 13: Lot 1, Block 1, Alaska Tideland Survey No. 6, according to Plat No.
2006-8.
Parcel 14: Lots 3, 6, 7, and a proposed vacated access and utility right-of-way,
providing access to said lots, Block 4, of the Sawmill Cove Industrial Park,
Resubdivision No. 1, according to Plat No. 2008-27.
16
Appraisal Specifics
All of the parcels are located within the Sitka Recording District, First Judicial
District, State of Alaska.
Appraisal Purpose
The purpose of this appraisal is to estimate the market value of the subject property.
Intended Use
The intended use of this appraisal is for asset management/sale negotiations. This appraisal and
report may be inappropriate for other uses and jeopardize the user. This appraisal may not be
used or relied on for any use except the stated use without the express written consent of the
appraiser. The appraiser, appraiser's firm, and related parties assume no obligation, liability, or
accountability for any other use without such written consent.
Intended User(s)
This appraisal is intended for the exclusive use of City & Borough of Sitka. Regardless of who
pays for this appraisal the intended user is City & Borough of Sitka only. The scope of work in
this appraisal is customized for the intended user. This appraisal and report may be inappropriate
for other users and may put them in jeopardy. Therefore, regardless of the means of possession
of this report, this appraisal may not be used or relied on by anyone other than the herein stated
intended user. The appraiser, appraisal firm, and related parties assume no obligation, liability,
or accountability to any third party.
Three-Year Sale History
There have been no sales transactions involving the subject property within the preceding three
years.
Current Listing/Pending Contracts
There are no current listings or pending contracts encumbering the subject property. The City
and Borough of Sitka has received proposals for the purchase of portions of the site from Silver
Bay Seafoods and Alaska Pacific Packing. The Silver Bay Seafoods offer is for acquisition of
Lots 4, 8, 9A, and an access right-of-way of 33,000 square feet for a price of $2,100,000. The
Alaska Pacific Packing offer is at appraised market value.
Ostensible Owner
Title to the property vests to City and Borough of Sitka.
17
Appraisal Scope
Appraisal Scope
According to the Uniform Standards of Professional Appraisal Practice, it is the appraisers
responsibility to determine the appropriate scope of work. USPAP defines the scope of work as:
The amount and type of information researched and the analysis applied in an
assignment. Scope of work includes, but is not limited to, the following:
the degree to which the property is inspected or identified;

the extent of research into physical or economic factors that could affect
the property;
the extent of data research; and
the type and extent of analysis applied to arrive at opinions or conclusions.
This Appraisal Report is intended to comply with the reporting requirements set forth under
Standard Rule 2-2 of USPAP for a real property appraisal report. There may be insufficient
information presented for this report to be understood. Supporting documentation concerning
the data, reasoning, and analyses is retained in the appraiser's work file. The information
contained in the report is specific to the needs of the client and for the intended use stated in this
report.
Scope of Work
The subject property was identified to the appraiser by the client providing the property
address and the current owners name. A tax card and plat were pulled for that address
through the tax assessors office and/or title agency records. The physical property was
located by common address.
The following approaches to value have been considered in the scope of work decision
for the main Value Opinion:
o The Cost Approach was not performed.
o The Direct Comparison Approach was performed.
o The Income Approach was not performed.
Additional information concerning the scope of work is conveyed throughout the report.
Please be aware that the term Inspection may be used in this report. The term
inspection found anywhere in this report is to mean a Personal Visual Inventory of the
subjects or comparable propertys components. This is opposed to a Building
Inspection, which investigates the appropriateness and soundness of various components
of the improvements.
The American Disability Act (ADA) became effective January 26, 1992. The appraiser
has not made a specific compliance survey or analysis of the property or comparables to
determine whether or not they are in conformity with one or more of the requirements of
the Act.
18
Appraisal Scope
The signee(s) on the Certification is competent in all aspects of this assignment.
Extent of Research of the Subject Property
The flood zone information for the subject properties was obtained through our appraisal
software from a third party provider based on the property address.
Unless otherwise stated, the appraiser(s) has made no evaluation of the structural,
electrical, plumbing, and/or mechanical systems. We have assumed that these systems
are operable and adequate for their intended use.
The subject properties assessment and tax information was researched for past sales and
physical characteristic information. The subject properties zoning was obtained from an
interview with the zoning authority personnel.
The subject property data that was obtained from second-hand sources was validated by
the appraiser personally accessing the subject property. In addition, the owner was
interviewed concerning past sales, utilities, and physical property characteristics.
Kim M. Wold and David E. Hunnicutt, MAI, JD did personally make a visual inventory
of the subject properties while walking over the land, through the interior, and around the
exterior of the subject property. I am familiar with the subject neighborhood and the
market area. I have worked in and around this area for a number of years. I did drive
through parts of this neighborhood in conjunction with this assignment, noting such
things as the typical style/design, age, size, quality, and use of the properties. The
appraiser(s) has completed no research concerning the character of the inhabitants of the
neighborhood such as sex offenders, nor has any study been made of crime statistics
committed in the area surrounding the subject property.
The subject improvements were measured by the appraiser for purposes of this appraisal.
The appraiser also relied on measurements set forth in assessment records for the subject
property.
Unless a professional inspection, structural engineer study, or similar report was provided
to the appraiser, the subject property information was obtained by a method of data
gathering known as a Personal Visual Inventory. This consists of the appraiser
compiling notes of what components are there and how many of them there are. This
personal visual inventory was made on-site or from the curb. The extent of the subject
property accessed was stated above and did not include accessing any part of the property
that could not be walked through in an upright manner, or that required the use of special
equipment such as a ladder. None of the property components were dissected or
invasively inspected by the appraiser.
The appraiser has not performed a Building Inspection which is a process utilized to
rate the appropriateness and usability of the various components of the structure. This
19
Appraisal Scope
process involves inspecting and testing. Should you have concerns about these issues,
please seek a qualified professional to investigate these issues for you. The information
obtained from an inspection may affect the value of the subject property, so the appraisal
should be made after the inspection rather than vice versa.
Neither police records nor past issues of newspapers have been researched concerning the
subject propertys past use for anything that might affect the safety or health of present
and future occupants. This includes, but is not limited to, the by-products of
methamphetamine production, infectious disease, or environmental hazards.
If available in the normal course of business, the appraiser has evaluated any previous
sales within the preceding three years prior to the effective date of the appraisal, and any
current contract, listing, or option of the subject property for its applicability in forming
an opinion of current market value and/or marketability.
Extraordinary Assumptions / Hypothetical Conditions
There are extraordinary assumptions utilized in forming the opinions and conclusions of
the primary appraiser generated information. Please refer to the Letter of Transmittal and
Summary of Salient Facts earlier in this report for further information.
There are no hypothetical conditions utilized in forming the opinions and conclusions of
the primary appraiser generated information.
Extent of the Analysis & Associated Research
The following analysis and associated research have been performed in conjunction with
the main opinion of value:
The Direct Sales Comparison Approach was performed by an analysis in which the
subject is compared to similar properties that have a recent marketing history.
o A quantitative analysis was performed. Many of the property characteristics were
considered including; the date of sale, location, and utility. A line by line
adjustment grid was utilized.
o The comparable properties were obtained from a thorough search of office files,
assessors records, title agency records, and/or through local realtors. Some
comparable sale information was obtained from appraisers involved in the
valuation of properties in Southeast Alaska. The tax data was supplied by the
local assessors office. The physical property characteristics were verified by a
curbside visual inventory. An attempt was made to verify the sales prices and
dates of sales by a telephone interview with one of the parties in the transaction or
real estate sales agent. Some of the data that could not be verified may have been
used in the analysis. The data records were analyzed for errors and
20
Appraisal Scope
inconsistencies. Records that showed a large discrepancy from the other data was
not used. Sales prices are not public record in Alaska. While sales prices were
confirmed with at least one knowledgeable party, there is no certainty that the
information is correct.
Additional Information
The projected use of the subject property is consistent with those permitted uses included
in the waterfront and industrial zoning classifications, or as permitted by the Sawmill
Creek Industrial Park Board.
21
Southeast Alaska Map
Southeast Alaska Map
22
Sitka Area Analysis
Sitka Area Analysis
Sitka
(SIT-kuh)
Current Population:
9,039 (Dept. of Labor Estimate June 2013)
Incorporation Type:
Unified Home Rule Municipality
Borough Located In:
Taxes:
Sales: 5% from Oct-Mar.; 6% from Apr. - Sept.,

Property: 6.0 mills, Special: 6% Bed Tax; 5.0%
Tobacco Tax
Coastal Management District: Sitka

Location and Climate
Sitka is located on the west coast of Baranof Island fronting the Pacific Ocean, on Sitka Sound. An extinct
volcano, Mount Edgecumbe, rises 3,200 feet above the community. It is 95 air miles southwest of Juneau
and 185 miles northwest of Ketchikan. Seattle, Washington, lies 862 air miles to the south. The community
lies at approximately 57.053060 North Latitude and -135.330000 West Longitude. (Sec. 36, T055S,
R063E, Copper River Meridian.) Sitka is located in the Sitka Recording District. The area encompasses
2,874.0 sq. miles of land and 1,937.5 sq. miles of water. January temperatures range from 23 to 35 F;
summers vary from 48 to 61 F. Average annual precipitation is 96 inches, including 39 inches of snowfall.
History, Culture and Demographics

Sitka was originally inhabited by a major tribe of Tlingits, who called the village "Shee Atika." Russian
Vitus Bering's expedition arrived in 1741, and the site became "New Archangel" in 1799. St. Michael's
Redoubt trading post and fort were built here by Alexander Baranof, manager of the Russian-American
company. Tlingits burned down the fort and looted the warehouse in 1802. In 1804, the Russians retaliated
by destroying the Tlingit Fort in the Battle of Sitka. This was the last major stand by the Tlingits against the
Russians, and they evacuated the area until about 1822. By 1808, Sitka was the capital of Russian Alaska.
Baranof was Governor from 1790 through 1818. During the mid-1800s, Sitka was the major port on the
north Pacific coast, with ships calling from many nations. Furs destined for European and Asian markets
were the main export, but salmon, lumber, and ice were also exported to Hawaii, Mexico, and California.
After the purchase of Alaska by the U.S. in 1867, it remained the capital of the territory until 1906, when
the seat of government was moved to Juneau. A Presbyterian missionary, Sheldon Jackson, started a school,
and in 1878 one of the first canneries in Alaska was built in Sitka. During the early 1900s, gold mines
contributed to its growth, and the city was incorporated in 1913. During World War II, the town was
fortified and the U.S. Navy built an air base on Japonski Island across the harbor, with 30,000 military
23
Sitka Area Analysis
personnel and over 7,000 civilians. After the war, the BIA converted some of the buildings to be used as a
boarding school for Alaska Natives, Mt. Edgecumbe High School. The U.S. Coast Guard now maintains the
air station and other facilities on the island. A large pulp mill began operations at Silver Bay in 1960. In
1971, the city and borough governments were unified. Sitka offers abundant resources and a diverse
economy.
A federally-recognized tribe is located in the community -- the Sitka Tribe of Alaska; Central Council
Tlingit & Haida Indian Tribes. Tlingit and Russian culture influence Sitkan arts and artifacts and remain a
part of the local color. Sitka has year-round access to outdoor recreation in the Gulf of Alaska and Tongass
National Forest.
According to Census 2010, there were 4,102 housing units in the community and 3,545 were occupied. Its
population was 16.8 percent American Indian or Alaska Native; 65.3 percent white; 0.5 percent black; 6
percent Asian; 0.3 percent Pacific Islander; 9.8 percent of the local residents had multi-racial backgrounds.
Additionally, 4.9 percent of the population was of Hispanic descent.
Facilities, Utilities, Schools and Health Care
Water is drawn from a reservoir on Blue Lake and Indian River and is treated, stored, and piped to nearly
all homes in Sitka. The maximum capacity is 8.6-million gallons per day, with 197-million gallons of
storage capacity. Ninety-five percent (95%) of homes are connected to the piped sewage system, which
receives primary treatment. Refuse is collected and placed in a van and shipped to the State of Washington.
The community participates in annual hazardous waste disposal events. The borough owns hydroelectric
facilities at Blue Lake and Green Lake and a diesel-fueled generator at Indian River. The capacity of the
Blue Lake reservoir is undergoing expansion. Electricity is provided by Sitka Electric Department. There
are 7 schools located in the community, attended by 1,769 students. Local hospitals or health clinics
include Mt. Edgecumbe/SEARHC Hospital; Sitka Community Hospital; U.S. Coast Guard Air Station.
The hospitals are qualified Acute Care facilities. The USCG Air Station provides emergency support only
and Medevac Services, and is a qualified Emergency Care Center. Long Term Care: Sitka Pioneers' Home.
Specialized Care: Aurora's Watch (operated by Shee Atika Corp.); Sitka Council on Alcoholism & Other.
Emergency Services have limited highway, marine, floatplane and airport access. Emergency service is
provided by 911 Telephone Service, volunteers and the military. Auxiliary health care is provided by Sitka
Fire Dept./Ambulance/Rescue (907-747-3233/3245); SEARHC Air Medical (907-966-2411); U.S. Coast
Guard Air Station/Medevac (907-966-5430).
Economy
The economy is diversified with fishing, fish processing, tourism, government, transportation, retail, and
healthcare services. Cruise ships bring over 200,000 visitors annually. In 2009, 572 residents held
commercial fishing permits, and fish processing provides seasonal employment. Sitka Sound Seafood and
the Seafood Producers Co-op are major employers. Regional healthcare services, the U.S. Forest Service,
and the U.S. Coast Guard also employ a number of residents.
24
Sitka Area Analysis

The 2005-2009 American Community Survey (ACS) estimated 4,652 (MOE +/-341)1 residents as
employed. The ACS surveys established that average median household income (in 2009 inflationadjusted dollars) was $58,895 (MOE +/-$3,740). The per capita income (in 2009 inflation-adjusted
dollars) was $30,013 (MOE +/-$2,251). About 6.7% (MOE +/-2.6%) of all residents had incomes below
the poverty level.
1
All ACS statistics are published with their repective margin of error (MOE).
Transportation
The state-owned Rocky Gutierrez Airport on Japonski Island has a 6,500' long by 150' wide paved and
lighted runway. The runway is scheduled for repaving in 2013. In addition to daily jet service, several
scheduled air taxis, air charters, and helicopters are available. The city and borough operates five small
boat harbors with 1,350 stalls and a seaplane base on Sitka Sound at Baranof Warm Spring Bay. There
is a breakwater at Thompson Harbor but no deep draft dock. A boat launch, haul-out, boat repairs, and
other services exist. Cruise ships anchor in the harbor and lighter visitors to shore. The Alaska Marine
Highway System (state ferry) has a docking facility. The ferry serves Sitka several times a week with a
six hour run to Juneau. Freight arrives by barge and cargo plane.
Economy
The Alaska Department of Labor published an economic demographic, and social study in the
November 2013 issue of Economic Trends magazine. A copy of the section pertaining to Sitka
follows:
25
Sitka Area Analysis
26
Sitka Area Analysis
27
Sitka Area Analysis
28
Sitka Area Analysis
29
Sitka Area Analysis
30
Sitka Area Analysis

The gross sales tax for the City and Borough of Sitka are shown on the following chart.
GROSS SALES TAX BY INDUSTRY TYPE ( January - December)

INDUSTRY TYPE
Agriculture, Forestry, &
Fishing
Construction
Finance, Insurance, &
Real Estate
Manufacturing
Retail Trade
Services
Transportation & Public
Utilities
Wholesale Trade
Grand Total
2011
2012
2013
2014
Grand Total
$
$
$
$
$
$
$
$
$
$
26,986.13
119,999.28
21,410.19
139,068.45
22,705.77
219,352.06
17,459.80
163,838.32
88,561.89
642,258.11
$ 248,856.58
$ 333,886.53
$ 5,118,321.41
$ 1,448,200.82
$ 270,821.71
$ 321,287.44
$ 5,069,556.45
$ 1,477,568.60
$ 311,040.73
$ 294,210.35
$ 5,500,447.90
$ 1,735,589.33
$ 233,367.63
$ 173,105.77
$ 4,537,419.93
$ 1,548,250.57
$ 1,064,086.65
$ 1,122,490.09
$ 20,225,745.69
$ 6,209,609.32
$ 709,248.74
$
69,266.11
$ 8,074,765.60
$ 685,024.91
$
53,442.09
$ 8,038,179.84
$ 695,063.31
$
56,393.12
$ 8,834,802.57
$ 528,667.65
$
46,977.93
$ 7,249,087.60
$ 2,618,004.61
$
226,079.25
$ 32,196,835.61
The sales report has fluctuated over the years, but declined 7.3 percent in 2010. The City and
Borough of Sitka sales tax clerk has indicated that gross sales remain weak into 2011. Updated
sales information could not be obtained from the City and Borough of Sitka. Anecdotal
information suggests that sales are rebounding in 2013.
Listed below are the past five years bed tax receipts for the City and Borough of Sitka.
BED TAX TOTAL BY YEAR
Year
2010
2011
2012
2013
2014
Grand Total
Bed Tax Due

$ 322,102.36
$ 317,107.52
$ 348,859.87
$ 367,970.53
$ 356,180.53
$ 1,712,220.81
The bed tax receipts peaked in 2007 at $405,206 and fell to a low of $317,107 in 2011.
Revenues have risen in the following years. 2014 is expected to produce the highest bed tax
revenue since 2007 when the full year receipts are collected.
Conclusion
The local economy is the weakest of all the major cities in Southeast Alaska. A new cruise ship
wharf may help increase tourism and tax revenues. The assessor reports few real estate
31
Sitka Area Analysis

transactions over the past six months. Real estate prices are considered fragile with a downward
trend bias. Overall, there is above average downward price risk for real estate and no near term
catalyst for price appreciation.
The cruise industry has less economic impact than in Ketchikan, Skagway, or Juneau. The total
number of passengers arriving in Sitka in 2013 was 102,938. The number declined to 91,043 in
2014 due to capacity reductions and itinerary changes. The number of passengers expected to
visit in 2015 is estimated at 102,000.
Recent construction projects have boosted the economy over the past three years. There is
concern regarding future government capital projects due to declining state and federal budgets.
Private capital investments may offset some of the public capital spending declines.
32
Neighborhood Map
Neighborhood Map
33
Plat Map
Plat Map
34
Plat Map
35
Land Use Map
Land Use Map
36
Site Plan
Site Plan
37
Improvement Sketches
PARCEL 1
38
PARCEL 7
39
PARCEL 7
40
PARCEL 7
41
PARCEL 9
42
Description of the Site
Description of the Site

The following grid shows the individual parcels attributes such as size, configuration, water
frontage, access, utilities, easements, etc.
Parcel
No.
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
Shape
Highly Irregular
Highly Irregular
Irregular
Irregular
Irregular
Irregular
Highly Irregular
Irregular
Irregular
Irregular
Irregular
Irregular
Irregular
Irregular
Irregular
Irregular
Irregular
Irregular
Access
Unimproved
Improved
Improved
Improved
Improved
Improved
Improved
Improved
Unimproved
Unimproved
Improved
Improved
Unimproved
Improved
Unimproved
Unimproved
Unimproved
Improved
PARCEL DESCRIPTIONS
Road
Water Adverse
Upland Tideland
Total
Frontage Frontage Easemnt Utilities
Topo
Size (SF) Size (SF) Size (SF)
31'*
260'
No
E
Level
25,606
0
25,606
1,054'
1,020'
Yes
E,W,S
Level
147,735
3,771 151,506
147'
0
No
E,W,S
Level
7,503
0
7,503
476'
0
No
E,W,S
Level
34,636
0
34,636
340'
0
No
E,W,S
Level
117,608
0 117,608
343'
0
No
E,W,S
Level
20,810
0
20,810
932'
0
No
E,W,S
Bench
37,244
0
37,244
328'
0
No
E,W,S
Level
113,369
0 113,369
347'
128'
Yes
E,W,S
Level
26,031
24,217
50,248
70'
356'
No
None
Level
45,922
0
45,922
224'
0
No
E,W,S
Level
32,362
0
32,362
143'
0
No
E,W,S
Slope
16,997
0
16,997
N/A
N/A
Yes
None
Submerged
0 5,553,900 5,553,900
337'
0
No
E,W,S
Level
126,057
0 126,057
0*
0
No
None
Bench
20,135
0
20,135
0*
0
No
None
Bench
12,669
0
12,669
0*
0
No
None
Bench
13,088
0
13,088
1,239'
0
Yes
None
Steep Slope 222,869
0 222,869
TOTAL AREA
1,020,641 5,581,888 6,602,529
Utilities E=Electric, W=Water, S=Sewer

* Parcels 1, 15, 16, and 17 have no permitted access from Sawmill Creek Road.
Access
The access to the subject properties consists of improved and

unimproved rights-of-way and easements. The improved access has
asphalt paving with a concrete curb and street lighting. The
unimproved accesses are rudimentary roads typically lacking in
utility infrastructure. It is assumed that developers of properties
having unimproved access will not be burdened with the cost of offsite street improvements.
Soil Conditions
Several of the parcels have large concrete foundation structures lying

below grade. These foundations may create atypical development
costs related to the placement of new foundation footings and utility
extensions. The load bearing capacities of the various parcels is
considered good.
Easements/Restrictions
There are extensive utility easements that impair several of the

parcels. The special use easements benefit the municipality and the
owners within the Gary Paxton Industrial Park. The easements are
intended to cover active utilities; however, due to the complexity of
43
Description of the Improvements

existing and abandoned utilities in the area of this plat, the inability to
visually confirm the existence or absence of additional buried
utilities, some active utilities may not be depicted on the plat. Special
use easements are intended to provide access for the maintenance and
replacement of all existing active utilities, whether shown within an
easement or not. It is assumed that there are no other adverse
easements, other than those depicted on the property plats.
Site Improvements
Site improvements are assumed to include clearing and grading into a

developable condition. All stockpiled materials are assumed to be
removed.
Flood Zone
The subject is located in an area mapped by the Federal Emergency

Management Agency (FEMA). The subject flood map information is
as follows:
Map No.
Map Date
Zone
02220C0436C
September 29, 2010
D
Hazardous Materials/
Toxic Waste
The on-site inspection of the property did not reveal any indication of
hazardous materials, toxic waste, or other environmental hazards.
The appraiser is not an expert in the identification of hazardous
materials, toxic waste, or other environmental hazards. Therefore,
the user is advised to conduct their own investigation or to retain the
services of a professional to assess the potential for hazardous
materials, toxic waste, or other environmental hazards.
Site Comments
The parcels have average development potential for destination

oriented industrial land uses. The nature and intended use of the
Gary Paxton Industrial Park creates a synergy for various industrial
uses. The improved transportation and utility linkages are rated as
good.

PARCEL 1
Improvements on Parcel 1 consist of a 46 foot wide by 60 foot long Class S steel warehouse.
The building has a gable roof design. Entry to the structure is via three single man doors as well
as two rollup garage doors that are 8 foot wide by 8 foot tall. The gross building area is 2,760
square feet. The height to the eave is 20 feet.
The foundation is a concrete perimeter footing with a 6 inch stem wall. The floor is a reinforced
concrete slab with floor drains. The structural frame is engineered steel bents with galvanized
44

steel purlins and girts. There is blanket insulation on the interior walls and ceiling. Interior
lighting is provided by six halogen lamps that are hung from the ceiling. The building has four
electrical unit heaters located in the building corners.
Electrical service is three phase. There are no interior plumbing fixtures. There is potable water
to the building. A sewer lift will be required to pump effluent to the industrial park sewer
system. There is a connection to a waste water outfall.
There is a large electrical transformer located at the corner of the building.
It is assumed that the interior equipment and the longshore shed will be removed from the
property.
The overall condition of the improvements is good.
PARCEL 7
This parcel is improved with a two story administrative office building originally constructed as
part of the Alaska Pulp Company mill site. The building has a footprint of 56.5 feet by 284.5
feet. The second floor has identical dimensions as the first floor, with the addition of an 8 foot
by 46 foot wide bump out on the north side of the building. The ceiling height is 10 feet. The
gross building area is calculated as follows:
First Floor
Second Floor
TOTAL
Gross Area
16,074.25
16,446.25
32,516.50
Net Rentable Area

11,629
12,094
23,723
Efficiency Ratio
72%
74%
73%
* The building lease plan shows a gross building area of 32,476 square feet; however, the
difference is of no effect on the improvements value.
This is a Class D wood framed structure with a low slope roof with membrane roofing. The
primary entry is along the north side of the building and includes a stairway as well as an ADA
compliant ramp. There are two additional entryways on the north side of the building. The
lower floor has six double man door entries as well as a single man door, primarily located on
the west, east, and south sides of the building. Primary access is available to the second floor
where there is a lobby and reception area. A central corridor runs east to west on both floors.
There is extensive partitioning on both floors to provide conference rooms, private office suites,
restrooms, etc. The first floor includes communication rooms, mechanical room, a boiler room,
etc.
The foundation is a concrete perimeter footing and stem wall that serves as a retaining wall on
the south, west, and north sides of the structure. The structure is wood framed. The exterior
siding is a manufactured hard board. The windows are mostly aluminum framed with fixed pane
upper panels and awning type lower panels. The windows all have thermal glazing.
45

The interior has flooring surfaces including carpet, vinyl, and asbestos tile. The interior wall
finishes include sheetrock, wood panel wainscots, and full wood paneling. Ceiling finishes
include dropped acoustic tile as well as Celotex ceilings.
Electrical service is 110/220. The lighting is predominantly fluorescent fixtures. There are
adequate bathroom facilities. Bathrooms have sheet vinyl on the floors with sheetrock walls and
ceilings. Bathroom fixtures are white porcelain. Countertops are laminate. Toilet stalls are
compartmented with one stall being ADA compliant.
Heat is provided by an oil fired boiler. Heat is distributed via radiators typically located on the
exterior walls. There are additional radiators along the hallway corridors.
The building is equipped with emergency exit signage. The building lacks a fire sprinkler
system.
There are shed shelters located on the south side of the building that provide shelter to the entries
as well as an area for BBQ.
There are 15 on site parking spaces to the north of the main entry. On the north side of Sawmill
Creek Road are 18 parallel parking spaces, with an additional 12 spaces being provided in small
parking lots, each containing six spaces.
The building is in an overall worn condition. The exterior siding appears to be failing as there
was significant bubbling of paint noted on the exterior. It is likely that there is water intrusion
into the superstructure. The interior finishes are quite worn with no recent renovation or
remodeling having taken place. The boiler is very dated and is inefficient. The heating system is
in need of replacement. Water piping is uninsulated, which leads to heat loss. The insulation
qualities of the building are substandard. The electrical lighting fixtures are inefficient and
should be replaced. The partitioning of the first and second floors is outdated relative to
contemporary design trends. The partitioning would fail to meet the needs of any single tenant
in the Sitka marketplace.
The improvements have significant physical deterioration and functional obsolescence that is
viewed as incurable.
PARCEL 9
This site is improved with a 60 foot wide by 115 foot long by 16 foot to the eave Class S
industrial building. Entry is via four single man door entries and a double man door entry into a
mechanical room. There are two 10 foot wide by 10 foot tall rollup garage doors. The interior
has minimal partitioning, to include a mechanical room, bathroom, office, etc. The building has
a gable roof design. The gross building area is 6,900 square feet. The height to the eave is 20
feet.
The foundation is a concrete footing and stem wall. The floor is a concrete slab with in-floor
heat tubing. The superstructure is steel bents set on 20 foot center. The purlins and girts are
46

galvanized. The floor, walls, and ceilings are insulated. There are thermal pane windows on the
westerly end of the building.
The building has water lines and waste lines stubbed in to support additional bathrooms and a
break room. There is a hot water heater located in the mechanical room that is oil fired.
The interior framing is 2 by 4 inch stud walls. The bathroom has concrete floors with sheetrock
walls and ceiling. Plumbing fixtures are white porcelain.
The building has three phase electrical service. There are extensive surface mounted fluorescent
light fixtures. The building has a fire sprinkler system.
The building was built in 2002 and is in good condition. The building is unfinished relative to
the original proposed plans. Should the building fail to be completed as proposed, some of the
water and sewer line stubs may become obsolete. Given that there is in-floor heat tubing, it
would be cost prohibitive to change the internal plumbing piping. The in-floor heat lacks a
boiler.
The overall condition of the existing improvements is good.
Property Assessment and Taxes

The property is owned by the City and Borough of Sitka and is not assessed for tax purposes, as
was the policy of the previous assessor. The parcel identification numbers are as follows:
Parcel No
1
2
3
4
5
6
7
8
9
10
11
12
13
14 (Lot 3)
14 (Lot 6)
14 (Lot 7)
15
16
17
18
Tax Parcel ID No.

6-1000-003
6-6500-900
6-6500-925
6-6500-950
6-6500-600
6-6500-700
6-6500-200
6-6500-500
6-6400-800
N/A
6-6400-700
6-6400-200
6-1000-050
6-6400-500
6-6400-300
6-6400-400
6-6500-450
6-6400-000
6-6500-300
6-1000-075
47
Zoning
48
Subject Photographs
Subject Photographs
Aerial view of the subject property
Subject Parcel 1
Subject Parcel 1
49
Subject Photographs
Subject Parcel 1
Subject Parcel 1
Subject Parcel 2
50
Subject Photographs
Subject Parcel 2
Subject Parcel 2
Subject Parcel 2
51
Subject Photographs
Subject Parcel 2
Subject Parcel 3
Subject Parcel 4
52
Subject Photographs
Subject Parcel 5
Subject Parcel 5
Subject Parcel 6
53
Subject Photographs
Subject Parcel 7
Subject Parcel 7
Subject Parcel 7
54
Subject Photographs
Subject Parcel 7
Subject Parcel 7
Subject Parcel 7
55
Subject Photographs
Subject Parcel 7
Subject Parcel 7
Subject Parcel 8
56
Subject Photographs
Subject Parcel 8
Subject Parcel 9
Subject Parcel 9
57
Subject Photographs
Subject Parcel 9
Subject Parcel 9
Subject Parcel 9
58
Subject Photographs
Subject Parcel 9
Subject Parcel 9
Subject Parcel 10
59
Subject Photographs
Subject Parcel 11
Subject Parcel 12
Subject Parcel 13
60
Subject Photographs
Subject Parcel 13
Subject Parcel 13
Subject Parcel 13
61
Subject Photographs
Subject Parcel 14
Subject Parcel 14
Subject Parcel 14
62
Subject Photographs
Subject Parcel 15
Subject Parcel 15
Subject Parcel 15 (right of photo)

Subject Parcel 16 (left of photo)
63
Subject Photographs
Subject Parcel 16
Subject Parcel 17
Subject Parcel 18
64
Subject Photographs
Subject Parcel 18
Street scene of Sawmill Cove Road viewing

north

north
65
Subject Photographs

west

east, fronting Parcel 18
66
Highest and Best Use

The propertys value is dependent on an opinion of highest and best use for the subject site as if
vacant and as improved or proposed.
Highest and best use may be defined as
the reasonably probable and legal use of vacant land or improved property, which
is physically possible, appropriately supported, financially feasible, and that
3
results in the highest value.
The theoretical focus of highest and best use analysis is on the potential uses of the land as
though vacant. In practice; however, the contributory value of the existing improvements and
any possible alteration of those improvements are also important in determining highest and best
use and, by extension, in developing an opinion of the market value of the property.
In the analysis of highest and best use of land as though vacant, the appraiser seeks the answers
to several questions:
Should the land be developed or left vacant?

If left vacant, when would future development be financially feasible?
If developed, what kind of improvement should be built?
In the highest and best use of the property as improved, additional questions must be answered:
Should the existing improvements on the property be maintained in their current

state, should they be altered in some manner to make them more valuable, or
should they be demolished to create a vacant site for a different use?
If renovation or redevelopment is warranted, when should the new improvements
be built?
In general, if the value of a property as improved is greater than the value of the land as though
vacant, the highest and best use is the use of the property as improved. However, a propertys
existing use may represent an interim use, which begins with the land value for the new highest
and best use and adds the contributory value of the current improvements until the new highest
and best use can be achieved. In practice, a property owner who is redeveloping a parcel of land
may remove an improvement even when the value of the property as improved exceeds the value
of the vacant land. The cost of demolition and any remaining improvement value are taken into
consideration in the test of financial feasibility for redevelopment of the land. Likewise, if an
improved property has value but may have greater value if modified in some way, the cost of
modifying the improvements and the value gained in that modification are accounted for in the
determination of highest and best use.
The Appraisal of Real Estate 11th Edition, Page 297, Appraisal Institute
67

As market/marketability analysis progresses to highest and best use analysis, appraisers first
consider the reasonably probable uses of a site that can be legally undertaken. In the analysis of
pertinent data, four steps are implicit and are applied in the following order to develop adequate
support for the appraisers highest and best use opinion:
1.
2.
3.
4.
Legally permissible
Physically possible
Financially feasible
Maximally productive
These criteria are generally considered sequentially. The tests of physical possibility and legal
permissibility can be applied in either order, but they both must be applied before the tests of
financial feasibility and maximum productivity. A use may be financially feasible, but this is
irrelevant if it is legally prohibited or physically impossible.
Highest and Best Use As Vacant

The parcels physical attributes are generally conducive to development with a multitude of
industrial land uses. The parcels have either developed or platted partially developed access and
availability to utility linkages. Parcel No. 18 is the only parcel with significant development
limitations due to an adverse topography. The only significant limitations to development of the
parcels is configuration, parcel size, and subgrade foundation structures.
The development of parcels within the Gary Paxton Industrial Park are limited to those permitted
uses as identified by the Sawmill Cove Land Use Overlay.
The development trend is for industrial oriented land uses, as encouraged by the Sawmill Cove
Industrial Park Board.
The highest and best use of the subject parcels, as vacant, would be for industrial development
with those parcels having usable water frontage having a marine oriented use.
Highest and Best Use As Improved

Parcels 1 and 9 have industrial warehouse type improvements that were constructed in 2002.
The improvements are minimally finished beyond a shell structure, with Parcel 9 being
incomplete relative to the original plans. The improvements would have market appeal to
owner/users. The improvements contribute to the overall property value and constitute the
highest and best use, as improved, subject to the addition of interior finishes and potential
development of marine improvements.
Parcel 7 is improved with an administrative office building of approximately 32,500 square feet.
The rent roll identified 11 tenants, consisting of private and public entities. The total area
currently occupied is 8,840 square feet, which indicates 37 percent occupancy. Upon completion
of the Blue Lake Dam project, there will be a significant drop in occupancy.
68

The current scheduled income is $129,738 per year and is expected to drop in the next year.
Based on the net rentable area of 23,723 square feet, the current income equates to $5.46 per
square foot per year of net rentable area.
Six office building properties located in the Juneau marketplace were analyzed on the basis of
their operating expenses per square foot on an annual basis. These were all existing buildings
constructed between 1980 and the early 1990s. The expense comparables indicated fixed and
operating expenses ranging from $7.35 to $15.73 per square foot of net rentable area. The
efficiency ratio of the comparables ranged from 79 to 100 percent; whereas the subjects
efficiency ratio is 73 percent. The comparable expenses were without inclusion of the janitorial
costs. After adjustment to the subjects efficiency ratio, the annual expense cost ranged from
$10.07 to $19.42 per square foot. The average annual operating expense was $15.78 per square
foot, which included property taxes, insurance, heat, utilities, maintenance, and reserves.
The subjects expenses for the past year totaled $249,200 or $10.50 per square foot of net
rentable area. It should be noted that the expenses do not include property taxes and would not
include provisions for deferred maintenance.
Assuming that the administration building would have annual operating expenses of $15.78 per
square foot, as reflected by the average of the comparables, there is a long term future
expectation that the property would function at a substantial operating loss. It is viewed as
untenable to hold the property with the expectation of attracting new tenants and increasing the
buildings occupancy. Further, it is uneconomic to cure the physical and functional deficiencies
to better compete in the marketplace.
While the physical improvement is substantial, it is so uneconomic to operate that it is
considered to contribute no value to the overall property. The cost of demolition is considered to
offset any interim use value. The highest and best use of Parcel 7, as improved, is industrial
oriented development, possibly incorporating the existing improvements.
69
Valuation Methodology
Three basic approaches may be used to arrive at an estimate of market value. They are:
The Cost Approach
The Direct Sales Comparison Approach
The Income Capitalization Approach
This appraisal includes the following:
Cost Approach: This approach is applicable; however, is not necessary to produce a
credible estimate of value and has not been developed.
Direct Sales Comparison Approach: This approach is applicable, necessary, and has been
fully developed.
Income Capitalization Approach: This approach is not applicable and has not been
developed.
70
Direct Sales Comparison Approach

The following steps describe the applied process of the Direct Sales Comparison Approach.
1. The market in which the subject property competes is investigated; comparable sales,
contracts for sale and current offerings are reviewed.
2. The most pertinent data is further analyzed and the quality of the transaction is
determined.
3. The most meaningful unit of value for the subject property is determined.
4. Each comparable sale is analyzed and where appropriate, adjusted to equate with the
subject property.
5. The value indication of each comparable sale is analyzed and the data reconciled for a
final indication of value via the Sales Comparison Approach.
Land Value
The subjects land value has been developed via the sales comparison approach. We have
researched and analyzed various types of comparable land sales. The sales selected were
deemed to be the most recent and comparable data available. The sales are summarized on the
following Comparable Land Sales Summary Table for each key lot. The key lot analysis
values one parcel out of a group of similar parcels. The key lot is then used to value the other
lots in the group with adjustments being made for significant value attributes. Descriptive
analyses and adjustment grids are contained in the report addenda.
COMPARABLE LAND SALES SUMMARY TABLE
KEY LOT LOT 4 (PARCEL 9)
No.
1.
2.
3.
4.
5.
6.
Location
Sale Date
4513 Halibut Point Rd, Sitka

4056 S Tongass Hwy, Ketchikan
111 JT Brown St, Craig
916 Nordic Drive, Petersburg
301-307 Front Street, Hoonah
Alice Loop Road, Sitka
03/01/2005
01/02/2008
09/22/2009
06/30/2011
05/25/2012
12/31/2014
Price
$2,040,000
$850,000
$542,725
$268,000
$295,000
$604,000
Size in SF
(Uplands)
179,507
138,956
65,135
5,000
6,000
89,433
Price/ SF
Allocated to
Uplands
$9.21
$6.12
$8.00
$12.00
$13.00
$6.75
The comparable sales were located in Sitka, Ketchikan, Craig, Petersburg, and Hoonah. The
sales were all waterfront properties, some of which included tidelands. The sales occurred
between March 2005 and December 2014, which is a pending sale. The gross sales prices
ranged from $268,000 to $2,040,000.
The prices allocated to the upland portions of the comparables ranged from $6.12 to $13 per
square foot.
71

The comparables were essentially fee simple transactions, which were cash sales under normal
conditions.
No adjustment for economic trends was necessary, as the market is viewed as stable.
The key parcel is rated to have an average location. Comparable No. 1 was rated superior, as it
is located on Halibut Point Road and is adjacent to tidelands having unique deep water moorage
attributes. Comparables 2 and 3 were rated as similar in location. Comparables 4 and 5 were
both located on major thoroughfares in what is known as the business districts of Petersburg and
Hoonah. Both of these parcels were rated superior. Comparable No. 6 is closer in proximity to
downtown Sitka but lacks utility of its water frontage. It is rated inferior overall in location.
The comparables were adjusted for size. Overall, the comparables bracketed the subject key
parcel.
The subjects upland topography was level. Comparable No. 1 was terraced and was adjusted
upward for this inferiority. The other comparables were similar in topography and no
adjustments were necessary.
The subject parcel had all utilities available. Only Comparable No. 2 lacked public water and
were and was adjusted upward.
No adjustments were necessary for zoning classifications.
The subject is encumbered with an access and utility easement extending along its upland
frontage. Each of the comparables was considered superior in this attribute and were adjusted
downward.
The comparable sales were reconciled to an upland value of $8.00 per square foot.
The tidelands adjacent to Parcel 9 were valued as a ratio to the uplands. Typically, sales and
leases of tidelands in Southeast Alaska tend to fall within a range of 20 to 35 percent of the
adjacent upland value. This ratio is supported by comparables cited in this report.
The specific ratio is highly dependent on the utility of the tidelands, i.e., whether they are
economic to fill or, alternatively, provide deep water access and protection from adverse wind
and wave conditions. A tideland value ratio of 25 percent will be applied, utilizing a base upland
value of $8.00 per square foot. The tideland value is estimated at $2.00 per square foot.
72

KEY LOT LOT 12A (PARCEL 5)
No.
7.
8.
9.
10.
11.
12.
Location
4620 Sawmill Creek Road, Sitka
6104 Ridgewood St, Ketchikan
Harbor Way, Hoonah
Harbor Way, Hoonah
4644 Sawmill Creek Road, Sitka
202 Jarvis St, Sitka
Sale Date
10/28/2009
12/23/2010
09/14/2011
08/17/2012
02/20/2013
08/17/2013
Price
$245,000
$800,000
$27,600
$83,795
$235,000
$743,000
Size in SF
49,846
233,264
6,903
20,657
66,491
114,903
Price/ SF
$4.92
$3.43
$4.00
$4.06
$3.53
$6.47
Parcel 5 (Lot 12A) was selected as the key lot for the upland parcels lacking water frontage
within the main industrial park complex. The comparables were obtained from the Sitka,
Ketchikan, and Hoonah marketplaces. The sales occurred between October 2009 and August
2013. The gross sales prices ranged from $83,795 to $800,000, on an allocated basis. The
indicated sales prices per square foot ranged from $3.43 to $6.47.
Each of the sales involved fee simple property rights, sold for cash terms, under normal
conditions of sale.
No adjustment for economic trends was necessary, as the market is viewed as stable.
The subject key lot was rated as average for locational attributes. Comparables 7, 8, and 11 were
rated as similar in location. Comparables 9 and 10 were rated as inferior, as they were located in
Hoonah, which has inferior economic attributes. Comparable No. 12 was rated as superior, as it
is more centrally located.
The key lot had an area of 117,608 square feet. The comparables ranged in size from 6,903
square feet to 233,264 square feet. Adjustments were made based on relative size, compared to
the subject key lot.
The comparables were similar in topography and no adjustments were necessary.
The subject had all utility services available. Only Comparable No. 8 required an upward
adjustment for lack of public water and sewer services.
No adjustments were necessary for zoning or easments.
After adjustment, the comparables supported a price per square foot of $4.50, giving weight to
Comparables 7, 8, and 12.
73

KEY LOT ATS 1 (PARCEL 13)
No.
13.
14.
15.
16.
17.
Location
Mile 6 N Tongass Hwy, Ketchikan
7599 N Tongass Hwy, Ketchikan
4513 Halibut Pt Road, Sitka
Sale Date
10/31/2005
10/31/2005
10/28/2005
06/08/2010
08/15/2011
Price
$603,750
$304,900
$642,000
$1,470,000
$290,625
Size in SF
635,105
513,137
351,529
1,306,800
266,587
Price/ SF
$0.48
$0.54
$0.72
$0.58
$1.09
Key Lot ATS 1 (Parcel 13) utilized Comparables 13 through 17 to support the value estimate.
The comparables were located in the Ketchikan and Sitka marketplaces. Specifically,
Comparables 13, 14, 15, and 16 were located in Ward Cove and were part of the original
Ketchikan Pulp Mill complex. These parcels were primarily used for docking and log storage.
The comparables sold between October 2005 and August 2011. The indicated sales prices of the
comparables ranged from $290,625 to $1,470,000. Comparable 17 reflected the fee simple value
of a capitalized annual lease.
The sales price indications represent fee simple property rights. The terms of the transactions
were cash, negotiated under normal conditions of sale.
No economic trends adjustment was necessary, as the market is viewed as stable.
The key lot was viewed as having average locational attributes. All of the comparables were
viewed as having superior location attributes. The comparables located in Wards Cove are more
protected from adverse wind and wave conditions. Comparable No. 17 is located in a superior
neighborhood and was given a downward adjustment.
The subject tidelands were substantially larger than the comparables; however, it is highly likely
that the subject tidelands will be subdivided into smaller tracts for better economies to the end
user. Nonetheless, downward adjustments were made to the comparables relative to their size.
Each of the comparables had similar topographical conditions and no adjustments were
necessary.
Utilities were not considered to be a material factor in the value indications of the comparables
and no adjustments were made.
No adjustments were made for zoning or easements.
After adjustment, ATS 1 is estimated to have a unit value of $0.15 per square foot.
74

KEY LOT LOT 1, BLOCK 2 (PARCEL 18)
No.
18.
19.
20.
21.
22.
Location
800 Bk Miller Ridge Rd, Ketchikan
NHN Indian River Road, Sitka
D-1 Loop Road, Ketchikan
Hugli Avenue, Ketchikan
Yaw Drive, Sitka
Sale Date
03/03/2008
04/02/2009
12/06/2010
12/08/2011
05/21/2012
Price
$100,000
$1,800,000
$69,000
$155,500
$485,000
Size in SF
200,103
9,365,400
1,261,933
239,329
1,756,927
Price/ SF
$.50
$.19
$.05
$.65
$.28
Lot 1, Block 2 is valued based on five land sales located in the Ketchikan and Sitka
marketplaces. The comparables sold between March 2008 and May 2012. The gross sales
prices ranged from $69,000 to $1,800,000. The indicated sales prices per square foot ranged
from $0.05 to $0.65.
Each of the sales involved fee simple property rights and were sold for cash terms. The sales
were all negotiated under normal conditions.
No adjustment for economic trends was necessary as the market is viewed as stable.
The subjects location was considered average. Comparables 18, 19, 21, and 22 were rated as
superior as they had closer proximity to business centers, residential areas, schools, and other
amenities. Comparable No. 20 was rated as similar in locational attributes.
The subjects size was 222,869 square feet. The comparables bracketed the subject in size.
Adjustments were made to the comparables relative to their size.
The subjects topography was considered steep. Comparables 18, 19, 20, and 22 were
considered similar in topography. Comparable No. 21 was considered superior and was given a
downward adjustment.
The subject has no utility services, although a high voltage transmission line crosses a portion of
the property. Due to the high cost of installing a transformer and the need to install utility poles
and extensions onto the subject property, it is assumed that the subject has no electrical service.
Although Comparables 19 and 20 had electrical service however, there would be substantial
cost extending the electrical service into the properties. No adjustments were made to these
comparables for utilities. Comparable No. 21 had water and sewer available and electrical
service was in very close proximity. A downward adjustment was made to this comparable.
No adjustments were made for zoning or easements.
After adjustment, the comparables support a value of $0.35 per square foot for the subject parcel.
75
Land Value Conclusion

The individual parcel valuations are shown on the following Key Lot Adjustment Grid:
KEY LOT ADJUSTMENT GRID
Key Lot
Lot 4 (Parcel 9)
Subj Parcel
9
1
2
10
5
3
4
6
7
8
11
12
14
15
16
17
13
Lot 12 (Parcel 5
ATS 1 (Parcel 13)

Lot 1, Block 2
(Parcel 18)
18
TOTALS
Size (SF)
Location
26,031
$0.00
25,606
($0.40)
147,735
$0.85
45,922
$0.00
117,608
$0.00
7,503
$0.00
34,636
$0.00
20,810
$0.00
37,244
$1.00
113,369
$0.00
32,362
$0.00
16,997
$1.00
126,057
$0.00
20,135
($1.00)
12,669
($1.00)
13,088
($1.00)
5,510,340
$0.00
222,869
$0.00
Size
$0.00
$0.00
($0.85)
$0.00
$0.00
$1.00
$0.75
$1.00
$0.75
$0.00
$0.75
$1.00
$0.00
$1.00
$1.00
$1.00
$0.00
Utilities
$0.00
$0.00
$0.00
($0.50)
$0.00
$0.00
$0.00
$0.00
$0.00
$0.00
$0.00
$0.00
$0.00
($0.50)
($0.50)
($0.50)
$0.00
$0.00
$0.00
6,530,981
Adjusted
Rounded
Price/SF Indicated Value Value
$8.00
$208,248
$208,000
$7.60
$194,606
$195,000
$8.00
$1,181,880 $1,182,000
$7.50
$344,415
$345,000
$4.50
$529,236
$529,000
$5.50
$41,267
$41,000
$5.25
$181,839
$182,000
$5.50
$114,455
$114,000
$6.25
$232,775
$233,000
$4.50
$510,161
$510,000
$5.25
$169,901
$170,000
$6.50
$110,481
$110,000
$4.50
$567,257
$567,000
$4.00
$80,540
$81,000
$4.00
$50,676
$51,000
$4.00
$52,352
$52,000
$0.15
$826,551
$827,000
$0.35
$78,004
$78,000
$5,474,641
$5,475,000
Improvement Valuation
We have researched and analyzed four comparables in this approach. The sales selected were
deemed to be the most recent and comparable data available. The comparable sales are
summarized on the following Improved Comparable Sales Summary Table, followed by
descriptive analyses.
IMPROVED SALES SUMMARY TABLE
No.
1.
2.
3.
4.
Location
213 Smith Street
311 Price Street
115 Harvest Way
201 Price St
Sale Date
12/04/2008
10/01/2011
01/12/2012
12/23/2011
Price
$507,000
$495,000
$352,500
$375,000
Building Size
(SF)
9,100
7,200
7,000
6,000
Price/ SF
$55.71
$68.75
$50.36
$62.50
76

Improved Sale No. 1
Property Identification
Record ID
Property Type
Address
200
Commercial, Retail/Shop
213 Smith Street, Sitka, Alaska 99835
Sale Data
Grantor
Grantee
Sale Date
Deed Book/Page
Property Rights
Conditions of Sale
Financing
Verification
Allen Marine LLC

Baranof Investments LLC
December 04, 2008
2008-002016-0
Fee Simple
Normal
Cash
Confirmed by Kim M. Wold
Sale Price
Downward Adjustment
Adjusted Price
$1,057,000
$550,000 Land Value
$507,000
Land Data
Land Size
Zoning
Topography
Utilities
Shape
1.680 Acres or 73,174 SF

C-2, Commercial
Level
W,S,T,E
Trapezoidal
General Physical Data

Building Type
Gross SF
Single Tenant
9,100
Construction Type
Roof Type
Foundation
Electrical
HVAC
Sprinklers
Stories
Year Built
Condition
Wood Frame
Enameled Steel
Concrete
110/220
HW space heater
Yes
1
2004
Average
Indicators
Sale Price/Gross SF
Floor Area Ratio
Land to Building Ratio
$116.15 Actual or $55.71 Adjusted

0.12
8.04:1
Legal Description
Lots 1 and 2, Allen Projects Lot Line Adjustment, Plat 2003-12, Sitka Recording District.
Remarks
This is a Miracle Truss building that has a first floor area of 8,400 square feet and a storage mezzanine of
700 square feet. The first floor is divided into a retail storefront and maintenance shop. The quality of the
building is low cost. The shop area has overhead garage doors. The height to the eave is 24 feet.
77

Improved Sale No. 1 (Cont.)
78

Improved Sale No. 2
Record ID
Property Type
Address
343
Commercial, Shop
311 Price Street, Sitka, Alaska
Sale Data
Grantor
Grantee
Sale Date
Deed Book/Page
Property Rights
Conditions of Sale
Financing
Verification
Shaffer and Hansen

Charles and Linda Kelly
October 01, 2011
2011-001317-0
Fee Simple
Normal
Cash
Sale Price
Downward Adjustment
Adjusted Price
$695,000
$200,000 Land Value
$495,000
Land Data
Land Size
Zoning
Topography
Utilities
Shape
0.728 Acres or 31,692 SF

C2, Commercial
Level
W,S,T,E
Trapezoidal

Building Type
Gross SF
Multi Tenant
7,200
Construction Type
Roof Type
Foundation
Electrical
HVAC
Sprinklers
Stories
Year Built
Condition
Class S
Metal
Concrete
110/220
Electric Heat
Yes
1
2004
Good
Indicators
Sale Price/Gross SF
Floor Area Ratio

0.23
4.40:1
Legal Description
Lot 2, Vern Heights Estates, Plat 2005-13, Sitka Recording District.
79

Remarks
This is a Class S engineered steel building with four bays. The building was constructed in 2004 and is
average plus quality. The building has a dry sprinkler system. Heat is provided by electric space heaters.
The average height is 20 feet. One of the bays has 10 foot ceiling height and has a two bedroom 1,200
square foot apartment above it.
80

Improved Sale No. 3
Record ID
Property Type
Address
344
Commercial, Shop
115 Harvest Way, Sitka, Alaska
Sale Data
Grantor
Grantee
Sale Date
Deed Book/Page
Property Rights
Conditions of Sale
Financing
Verification
Martin Revocable Trust

115 Harvest Way LLC
January 12, 2012
2012-000061-0
Fee Simple
Normal
Cash
Sale Price
Downward Adjustment
Adjusted Price
$495,000
$142,500 Land Value
$352,500
Land Data
Land Size
Zoning
Topography
Utilities
Shape
0.344 Acres or 14,991 SF

C2, Commercial
Level
W,S,T,E
Irregular

Building Type
Gross SF
Multi Tenant
7,000
Construction Type
Roof Type
Foundation
Electrical
HVAC
Sprinklers
Stories
Year Built
Condition
Class S
Metal
Concrete
110/220
Electric Heat
Yes
1
2001
Good
Indicators
Sale Price/Gross SF
Floor Area Ratio

0.47
2.14:1
Legal Description
Lot 1, Harvest Subdivision, Plat 2009-14, Sitka Recording District.
Remarks
This is a one story, Class S engineered steel structure. There is a two-story office located at one end of the
building. The office has an area of 375 square feet on each floor or 750 square feet total. The rest of the
building is a five bay warehouse shop facility with some mezzanines. Each bay has its own bathroom.
81

82

Improved Sale No. 4
Record ID
Property Type
Address
345
Industrial, Shop
201 Price St, Sitka, Alaska
Sale Data
Grantor
Grantee
Sale Date
Deed Book/Page
Property Rights
Conditions of Sale
Financing
Verification
Sitka House Business Org

Hansen & Hansen Enterprise, LLC
December 23, 2011
2011-001678-0
Fee Simple
Normal
Cash
Sale Price
Downward Adjustment
Adjusted Price
$575,000
$200,000 Land Value
$375,000
Land Data
Land Size
Zoning
Topography
Utilities
Shape
0.824 Acres or 35,895 SF

I, Industrial
Level
W,S,T,E
Square

Building Type
Gross SF
Multi Tenant
6,000
Construction Type
Roof Type
Foundation
Electrical
HVAC
Sprinklers
Stories
Year Built
Condition
Class S
Metal
Concrete
110/220
Oil Heat
Yes
1
2001
Average
Indicators
Sale Price/ SF
Floor Area Ratio

0.17
5.98:1
Legal Description
Lot 1, Breedlove Subdivision, Plat 2007-2, Sitka Recording District.
Remarks
This is a one story Class S structure of average quality. The improvements are in average quality. The
average story height is 20 feet.
83

84
Analysis Grid
The above sales have been analyzed and compared with the subject property. We have
considered adjustments in the areas of:
Property Rights Sold

Financing
Conditions of Sale
Economic Trends (time)

Location
Physical Characteristics
On the following pages are two sales comparison grids displaying the subject Parcels 1 and 9, the
comparables, and the adjustments applied for each parcel.
85
Property Name:
Address:
City:
Date of Sale:
Sale Price:
Price/SF (Bldg Only)
Improved Sales Summary and Adjustment Grid

Subject
Comparable 1
Comparable 2
Comparable 3
Parcel 1
213 Smith Street
311 Price Street 115 Harvest Way
Sitka
Sitka
Sitka
12/4/2008
10/1/2011
1/12/2012
$1,057,000
$695,000
$495,000
$55.71
$68.75
$50.36
Property Rights:
% Adjustment
Conditions of Sale:
% Adjustment
Economic Conditions
Months Elapsed
% Adjustment
Adjusted Price/SF:
Building Size (SF)
Comparison
$ Adjustment
Age/Condition
Comparison
$ Adjustment
10/29/2014
2,760
2002
Quality
Comparison
$ Adjustment
Average
Functional Utility
Comparison
$ Adjustment
Average
Building Height
Comparison
$ Adjustment
20'
Finish
Comparison
$ Adjustment
Average
Sprinkler
Comparison
$ Adjustment
No
Net Adjustments:
Adjusted Price/Sq. Ft.:
Average Price/Sq. Ft:
Reconciled Price/Sq. Ft.:
Comparable 4
201 Price St
Sitka
12/23/2011
$575,000
$62.50
Fee Simple
Fee Simple
Fee Simple
Fee Simple
Normal
Normal
Normal
Normal
12/4/2008
71.83
0.00%
$55.71
9,100
Inferior
$8.00
10/1/2011
37.47
0.00%
$68.75
7,200
Inferior
$7.00
1/12/2012
34.03
0.00%
$50.36
7,000
Inferior
$7.00
12/23/2011
34.70
0.00%
$62.50
6,000
Inferior
$6.00
2004
Superior
($2.00)
2004
Superior
($2.00)
2001
Inferior
$1.00
2001
Inferior
$1.00
Inferior
$10.00
Similar
$0.00
Similar
$0.00
Similar
$0.00
Superior
($3.00)
Superior
($3.00)
Superior
($3.00)
Superior
($3.00)
24'
Superior
($4.00)
20'
Similar
$0.00
20'
Similar
$0.00
20'
Similar
$0.00
Superior
($15.00)
Superior
($15.00)
Superior
($10.00)
Superior
($10.00)
Yes
Superior
($4.00)
Yes
Superior
($4.00)
Yes
Superior
($4.00)
Yes
Superior
($4.00)
($10.00)
$45.71
$47.83
$45.00
($17.00)
$51.75
($9.00)
$41.36
($10.00)
$52.50
PARCEL 1
86
Property Name:
Address:
City:
Date of Sale:
Sale Price:
Price/SF (Bldg Only)
Improved Sales Summary and Adjustment Grid

Subject
Comparable 1
Comparable 2
Comparable 3
Parcel 9
213 Smith Street
311 Price Street
115 Harvest Way
Sitka
Sitka
Sitka
12/4/2008
10/1/2011
1/12/2012
$1,057,000
$695,000
$495,000
$55.71
$68.75
$50.36
Property Rights:
% Adjustment
Conditions of Sale:
% Adjustment
Economic Conditions
Months Elapsed
% Adjustment
Adjusted Price/SF:
Building Size (SF)
Comparison
$ Adjustment
Age/Condition
Comparison
$ Adjustment
10/29/2014
6,900
2002
Quality
Comparison
$ Adjustment
Average
Functional Utility
Comparison
$ Adjustment
Average
Building Height
Comparison
$ Adjustment
20'
Finish
Comparison
$ Adjustment
Average
Sprinkler
Comparison
$ Adjustment
Yes
Net Adjustments:
Average Price/Sq. Ft:
Reconciled Price/Sq. Ft.:
Comparable 4
201 Price St
Sitka
12/23/2011
$575,000
$62.50
Fee Simple
Fee Simple
Fee Simple
Fee Simple
Normal
Normal
Normal
Normal
12/4/2008
-1326.20
0.00%
$55.71
9,100
Inferior
$3.00
10/1/2011
-1360.57
0.00%
$68.75
7,200
Similar
$0.00
1/12/2012
-1364.00
0.00%
$50.36
7,000
Similar
$0.00
12/23/2011
-1363.33
0.00%
$62.50
6,000
Superior
($1.00)
2004
Superior
($2.00)
2004
Superior
($2.00)
2001
Inferior
$1.00
2001
Inferior
$1.00
Inferior
$10.00
Similar
$0.00
Similar
$0.00
Similar
$0.00
Similar
$0.00
Similar
$0.00
Similar
$0.00
Similar
$0.00
24'
Superior
($4.00)
20'
Similar
$0.00
20'
Similar
$0.00
20'
Similar
$0.00
Superior
($10.00)
Superior
($15.00)
Superior
($5.00)
Superior
($5.00)
Yes
Similar
$0.00
Yes
Similar
$0.00
Yes
Similar
$0.00
Yes
Similar
$0.00
($3.00)
$52.71
$52.08
$50.00
($17.00)
$51.75
($4.00)
$46.36
($5.00)
$57.50
PARCEL 9
87
Adjustment Notes
The comparables have received adjustments for various characteristics that influence value.
Downward, or negative adjustments have been made when a comparable possesses a superior
characteristic, while upward, or positive adjustments have been for inferior characteristics. The
intent of this process is to bring the comparables to approximate parity with the subject.
The comparables were located in the Sitka marketplace. The sales transpired between December
2008 and January 2012. The gross sales prices ranged from $495,000 to $1,057,000. The
indicated sales price per square foot of building area only was $50.36 to $68.75.
Each of the properties conveyed fee simple property rights and were negotiated for cash under
normal terms of sale.
No economic trends adjustment was necessary as the market is viewed as stable.
PARCEL 1:
Improved Comparables 1, 2, 3, and 4 were substantially larger than the subjects 2,760 square
feet and more economies of scale as far as their construction. These comparables would have
lesser marketability due to their smaller universe of potential purchasers. Upward adjustments
were made to these comparables.
The subject was built in 2002. The comparables were adjusted relative to their age difference to
the subject.
The subjects quality was rated as average, although it is recognized that there is likely some
superamenity to the construction materials. Comparable No. 1 was a Miracle Truss building and
was rated as inferior in quality. No adjustments were necessary to Comparables 2, 3, and 4.
The subjects functional utility was considered average. All of the comparables were rated as
superior in that they had functioning bathrooms.
The subjects building height was 20 feet. Comparable No. 1 had a 24 foot height to the eave
and was given a downward adjustment.
The subjects level of finish was considered average. All of the comparables had superior
interior build outs and finishes and were adjusted downward.
The subject lacked a fire sprinkler system. Each of the comparables had fire suppression systems
and were adjusted downward.
After adjustment, the comparables supported an estimated value per square foot of $45 for the
subject.
88

PARCEL 9
The same improved comparables were used to value Parcel 9 as were used to value Parcel 1.
Parcel 9 had a gross building area of 6,900 square feet. The comparables bracketed the subject.
Appropriate adjustments were made for size differential.
The comparables bracketed the subject in age and appropriate adjustments were made for age
differential.
The subjects quality was rated as average. Comparable No. 1 was inferior in quality due to its
utilization of a Miracle Truss building package. The remaining comparables were similar to the
subject.
No adjustment was necessary for functional utility.
The subjects building height was 20 feet. Only Comparable No. 1 required a downward
adjustment for height differential.
The subjects finish was rated as average. Each of the comparables was superior in the extent of
finish and downward adjustments were made.
No adjustment was necessary for sprinkler systems.
After adjustment, the comparables support a value of $50 per square foot for the subject.
Sales Comparison Approach Conclusion

PARCEL 1
Parcel 1s improvement value was estimated at $45 per square foot. Land is added at its
previously estimated value. The value calculation is shown as follows:
2,760 SF x $45/SF
Land Value
=
=
$124,200
$195,000
TOTAL VALUE
ROUNDED
=
=
$319,200
$319,000
PARCEL 9
Parcel 9s improvement value was estimated at $50 per square foot. Uplands and tidelands are
added at their previously estimated values. The value calculation is shown as follows:
6,900 SF x $50/SF
Upland Value
Tideland Value
=
=
=
$345,000
$209,000
$ 48,000
TOTAL VALUE
$602,000
89
Final Reconciliation
Final Reconciliation
The process of reconciliation involves the analysis of each approach to value. The quality of data
applied, the significance of each approach as it relates to market behavior and defensibility of
each approach are considered and weighed.
Value Conclusion
Based on the data and analyses developed in this appraisal, we have reconciled to the following
individual parcel values, as of October 29, 2014, subject to the Limiting Conditions and
Assumptions of this appraisal:
Parcel
No.
1
2
3
4
5
6
7
8
9
10
11
12
Lot
11
9A
9B
9C
12A
13
23
15
4
Access
8
17
Block
4
4
4
4
4
4
4
4
4
ROW
4
4
13
14
15
16
17
18
1
3,6,7
16A
19
20
1
1
4
4
4
4
2
TOTALS
Plat No.
2008-27
2013-2
2013-2
2013-2
2013-2
2008-27
2008=27
2008-27
2008-27
2008-27
2008-27
ATS6
2006-8
2008-27
2013-2
2008-27
2008-27
2008-27
SUMMARY OF VALUES
Tideland
Land Value
Value
$195,000
$1,182,000
$7,500
$41,000
$182,000
$529,000
$114,000
$233,000
$510,000
$209,000
$48,000
$345,000
$170,000
$110,000
$827,000
$567,000
$81,000
$51,000
$52,000
$78,000
$5,476,000
Imp Value
Total Value
$124,000
$319,000
0
$1,189,000
0
$41,000
0
$182,000
0
$529,000
0
$114,000
0
$233,000
0
$510,000
$345,000
$602,000
0
$345,000
0
$170,000
0
$110,000
0
0
0
0
0
0
$55,500
$469,000
$827,000
$567,000
$81,000
$51,000
$52,000
$78,000
$6,000,000
90
Appraisal Qualifications
Kim M. Wold
EXPERIENCE
Employed by the Ketchikan Gateway Borough from January 1976 to October 1978 as a Junior
Appraiser with subsequent advancement to an Appraiser position. The position involved the
revaluation of approximately 5,000 properties within the Ketchikan Gateway Borough.
Founded Alaska Appraisal Associates, Inc. and served as President and Chief Appraiser from
October 1978 to present. Also associated during this period with Hugh A. Thompson and
Associates Inc. of Redmond, Washington.
PROFESSIONAL TRAINING
Attended numerous and appraisal related courses presented by the American Institute of Real
Estate Appraisers, Northwest Center for Professional Education, Marshall Valuation Service,
University of Alaska, and the International Right of Way Association.
Completed courses sponsored by the American Institute of Real Estate Appraisers and the
Appraisal Institute in conjunction with the University of Portland, University of Colorado,
University of San Diego, and Arizona State University. These courses include:
Basic Valuation Principles 1978
Residential Valuation 1978
Capitalization Theory 1979
Case Studies 1981
Appraisal Report Writing 1981
Investment Analysis 1982
Standards of Professional Practice 1983
Litigation Valuation 1985
Standards of Professional Practice 1991
State Certification/License - Residential 1991
State Certification/License - Commercial 1991
Highest & Best Use and Market Analysis, 1993
Advanced Residential Report Writing, 1995
Standards of Professional Practice, 1997
Automated Valuation Models, 1999
Technical Inspection of Real Estate, 1999
Internet and Appraising, 1999
Law and Value; Communication Corridors, Tower Sites,
and Property Rights, 2001
Attacking & Defending an Appraisal in Litigation, 2001
Valuation of Detrimental Conditions in Real Estate, 2002
Course 1A
Course 8
Course 1B
Course 2-1
Course 2-2
Course 6
Course 2-3
Course 4
Course 410/420
Course 520
Course 500
Course 410/420
Course 410/420
91
Appraisal Litigation Practice and
Courtroom Management, 2003
The Road Less Traveled; Special Purpose Properties, 2004
Hospitality Properties, 2004
Rates & Ratios; Making Sense of GIMs, OARs & DCF, 2004
Supporting Capitalization Rates, 2004
Condominiums, Co-Ops, and PUDs, 2006
What Clients Would Like Their Appraisers to Know, 2006
Residential Highest and Best Use, 2007
Current Issues and Misconceptions in the Appraisal Process, 2007
Business Practices and Ethics, 2009
Uniform Standards of Professional Appraisal Practice, 2009
Highest and Best Use and Market Analysis, 2009
Understanding the New Interagency Appraisal and Evaluation Guidelines, 2011
General Appraiser Site Valuation & Cost Approach, 2011
Self Storage: Emerging Core Asset, 2011
Appraisal Curriculum Overview, 2011
Fundamentals of Separating Real Property, Personal Property,
and Intangible Business Assets, 2012
Uniform Standards of Professional Appraisal Practice Update, 2014
PROFESSIONAL LICENSING
Licensed by the State of Alaska, Department of Commerce and Economic Development,
Division of Occupational Licensing, in September, 1991 as a General Real Estate Appraiser.
Current license expires June 30, 2015.
PROFESSIONAL AFFILIATIONS
Senior Member
National Association of Review Appraisers and
Mortgage Underwriters
Associated Member
Appraisal Institute
Fee Appraiser
Federal Housing Authority (FHA/HUD #2218)
AREAS APPRAISED IN ALASKA
Areas in which appraisals have been completed include Bristol Bay, Bethel, Anchorage, Haines,
Hoonah, Juneau, Yakutat, Sitka, Wrangell, Petersburg, Craig, Klawock, Hydaburg, Metlakatla,
Thorne Bay, Hollis, Ketchikan, Unalaska, Chignik, St. Paul Island, and numerous remote
locations throughout Southeast Alaska.
Appraisals have also been completed in the Seattle metropolitan area.
92
TYPES OF PROPERTIES APPRAISED
Single and multi-family residential, income producing properties, special purpose properties such
as sawmills and fish processing plants, tidelands, logging camps, grocery stores, shopping
centers, aviation facilities. Extensive experience appraising urban and remote acreage of varying
highest and best uses such as residential, commercial, industrial, agricultural, forestry, mining
claims, tidelands, recreational, etc.
TYPES OF APPRAISALS
Appraisals have been conducted for a multitude of purposes including market value, insurance,
estate, ad valorem, eminent domain, charitable contributions, syndication, etc.
SPECIAL PROJECTS
Served as a member of the Ketchikan Gateway Borough Land Selection Committee evaluating
municipal land selections (1980).
Appraised State lands in the Ketchikan and Prince of Wales Island area to assist in reconstituting
the University of Alaska Land Trust (1987).
Served as a member of the Alaska Mental Health Land Valuation Panel evaluating Southeast
Alaska lands to settle the Weiss v. State of Alaska litigation (1988).
Conducted physical and legal attribute identification of Southeast Alaska lands and improved
properties for the reconstitution of the Mental Health Land Trust (1993).
PUBLISHED ARTICLES
No published articles in the preceding 10 years.
EXPERT WITNESS
Testified as an expert witness in proceedings before the U.S. Bankruptcy Court. Testified in the
Superior Courts within the States of Alaska and Washington in regard to real estate and business
valuations. Testified before the Boards of Equalization for the Ketchikan Gateway Borough and
the City of Craig. Testified in Internal Revenue Service tax appeal hearings.
Specific Cases Testified In re: Salmon Falls Resort, LLC, US Bankruptcy Case No. K0900301-DMD; Trident Seafoods Corporation v. Commonwealth Insurance Company; Case No.
2010-CV-00214-RAJ; In re: Alaska Fur Gallery, US Bankruptcy Case No. A09-00196-DMD
APPRAISAL CLIENTS
Government Agencies - Federal Deposit Insurance Corporation, Alaska Native Health Service,
Alaska Renewable Resource Corporation, Alaska Department of Natural Resources, Alaska State
Building Authority, Alaska Housing Finance Corporation, Bureau of Indian Affairs, U.S.
Department of Agriculture -Forest Service, Ketchikan Public Utilities, Metlakatla Housing
Authority, National Oceanic & Atmospheric Administration.
93
Municipalities - Cities of Craig, Juneau, Klawock, Petersburg, Ketchikan, Thorne Bay;
Ketchikan Gateway Borough.
Financial Institutions - Alaska Pacific Bank, Commercial Fisheries and Agricultural
Cooperative Bank, First Bank of Ketchikan, First National Bank of Anchorage, Seafirst
Mortgage Corporation, Tongass Federal Credit Union, Ward Cove Credit Union, KeyBank
National Association, Wells Fargo Bank, Frontier Bank, Federal National Mortgage Association,
First Heritage Bank, Alaska Growth Capital, Native American Bank, Cascade Bank, True North
Federal Credit Union, Northrim Bank, Toyota Financial Services, Banner Bank
Fisheries - Craig Fisheries, E.C. Phillips Cold Storage, Ward Cove Packing Company, Wrangell
Seafoods, Silver Lining Seafoods, Excursion Inlet Packing Co., Hoonah Seafoods, Canadian
Fisheries Co., North Pacific Processors, Sitka Sound Seafoods, Norquest, YKI Fisheries,
Salamataof Seafoods, Pacific Star Seafoods, Ocean Beauty Seafoods, Trident Seafoods, Pelican
Seafoods, Westward Seafoods, Harbor Crown Seafoods, Alyeska Seafoods, Maruha Nircho,
Silver Bay Seafoods
Forestry - Alaska Timber Corporation, Louisiana Pacific Corporation, Georgia Pacific
Corporation, Pacific Forest Products, Mitkof Lumber, Wrangell Forest Products, Valentine
Logging, Sealaska Timber Corporation, Whitestone Logging.
Native Corporations - AHTNA, Inc., Cape Fox Corporation, Sealaska Corporation, Shaan Seet
Corporation, Kootznoowoo Inc., Klawock-Heenya Corporation, Ketchikan Indian Corporation,
Tlingit-Haida Regional Housing Authority, Klukwan, Inc., Huna Totem
Tourism - Waterfall Resort, Yes Bay Lodge, Clover Pass Resort, Whale Pass Lodge, Hyda-Way
Lodge, King Salmon Motel, Tides Inn, Royal Executive Suites, Scandia Inn, Beachcomber Inn,
Driftwood Lodge, Mink Bay Lodge, Juneau Travel Lodge, Stikine Inn, Fireweed Lodge,
Leonards Landing, Sure Strike Lodge, El Capitan Lodge, Rocky Point Lodge, Juneau Hotel
94
Addenda
Addenda
95
Addenda
Land Sale No. 1
Record ID
Property Type
Address
453
Land, Vacant
4513 Halibut Point Rd, Sitka, Alaska
Sale Data
Grantor
Grantee
Sale Date
Deed Book/Page
Property Rights
Conditions of Sale
Financing
Verification
Richard E. Scheumann, et al
Charles & Nancy McGraw
March 01, 2005
2005-000324-0
Fee & Leasehold
Normal
Cash
Sale Price
Upward Adjustment
Downward Adjustment
Adjusted Price
$2,500,000
$90,000 Leased fee interest
$550,000 Improvements & travel lift
$2,040,000
Land Data
Zoning
Topography
Utilities
Shape
Use at Sale
Site Improvements
I, Industrial
Terraced
W,S,T,E
Irregular
Boat haul out and repair
None
None
Land Size Information

Gross Land Size
Front Footage
5.086 Acres or 221,541 SF

576 ft Total Frontage: 576 ft Sitka Sound
Indicators
Sale Price/Gross Acre
Sale Price/Gross SF
Sale Price/Front Foot
$491,557 Actual or $401,110 Adjusted

Legal Description
Lots 52, 53, and 55, USS 3475; ATS 1275, Lots B and C, ATS 1386; Lots 58A, B,C, and D, USS 3475,
Sitka Recording District.
Remarks
This is a waterfront industrial parcel consisting of uplands and tidelands. The site has frontage on Halibut
Point Road with direct access. There is deep water marine access. A portion of the tidelands was leased at
$7,112 per year, indicating a leased fee value of approximately $90,000. Improvements included in the sale
included a dock and travel lift having a contribution value of $550,000. The property was developed with a
cruise ship dock facility. The allocated value to the179,507 square feet of uplands is $10.72 per square
foot. The unfilled tideland value was allocated at $2.74 per square foot.
96
Addenda
Land Sale No. 2
Record ID
Property Type
Address
Location
230
Residential, Waterfront
4056 S Tongass Highway, Ketchikan, Alaska
South
Sale Data
Grantor
Grantee
Sale Date
Deed Book/Page
Property Rights
Conditions of Sale
Financing
Verification
Gain Estate
Gary & Leilani Lake
January 02, 2008
2008-000003-0
Fee Simple
Normal
Cash
Sale Price
$850,000
Land Data
Zoning
Topography
Utilities
Shape
Use at Sale
Site Improvements
RH/RL, Residential
Level
T,E
Irregular
Mobile Home Park
None
Clearing, grading

Gross Land Size
Front Footage
3.190 Acres or 138,956 SF

1008 ft Total Frontage: 1008 ft Tongass Narrows
Indicators
Sale Price/Gross SF
$266,458
$6.12
$843
Legal Description
Lot 3, subdivision of a portion of USS 1697, Plat 2007-37, Ketchikan Recording District.
Remarks
This is an old, dilapidated mobile home park that is being replatted into a residential subdivision. The site
had several mobile homes that the purchaser was required to give vacation notice and incur the costs of
removing the mobile homes. There was a single family residence on the site that had no contribution value.
A significant portion of the site area is below the high tide mark and cannot be developed. There is a
stream flowing through the westerly portion of the property that is undevelopable and composes
approximately 10 percent of the site area.
97
Addenda
Land Sale No. 3
Record ID
Property Type
Address
426
Land, Waterfront
111 JT Brown St, Craig, Alaska 99921
Sale Data
Grantor
Grantee
Sale Date
Deed Book/Page
Property Rights
Conditions of Sale
Financing
Verification
City of Craig
Silver Bay Seafoods
September 22, 2009
2009-002976-0
Fee Simple
Normal
Cash
Sale Price
$542,725 Capitalized Lease
Land Data
Zoning
Topography
Utilities
Shape
Use at Sale
Site Improvements
I, Industrial
Level Upland/Submerged Tideland
W,S,T,E
Irregular
Commercial
None
None

Gross Land Size
Uplands Land Size
Wetlands Land Size
1.744 Acres or 75,957 SF

1.495 Acres or 65,135 SF , 85.75%
0.248 Acres or 10,822 SF , 14.25%
Indicators
Sale Price/Gross SF
Sale Price/Uplands Acre
Sale Price/Uplands SF
$311,243
$7.15
$362,955
$8.33
Legal Description
Portion of Lot 2 and Lot 3, False Island Subdivision, Plat No. 2001-15, Ketchikan Recording District.
Remarks
This is an industrial waterfront site consisting of uplands and tidelands in the False Island Industrial Park.
The property is located approximately two miles north of downtown Craig. This is part of a transaction
that involved a processing building that was also leased to Silver Bay Seafoods. The indicated upland
value is $8.00 per square foot. The indicated tideland value is $2.00 per square foot.
98
Addenda
Land Sale No. 4
Record ID
Property Type
Property Name
Address
388
Industrial, Marine Industrial
Petersburg Shipyard
916 Nordic Drive, Petersburg, Alaska 99833
Sale Data
Grantor
Grantee
Sale Date
Deed Book/Page
Property Rights
Conditions of Sale
Financing
Verification
Petersburg Shipwrights, Inc

Piston & Rudder Service, Inc.
June 30, 2011
2011-000451-0
Fee Simple
Normal
Cash
Sale Price
Downward Adjustment
Adjusted Price
$1,350,000
$1,082,000 Buildings, Personal Property, and Intangibles
$268,000
Land Data
Zoning
Topography
Utilities
Shape
Use at Sale
Site Improvements
Waterfront Industrial
Sloping
W,S,T,E
Irregular
Shipyard
None Noted
Clearing, Grading, Levelling

Gross Land Size
Uplands Land Size
Wetlands Land Size
1.294 Acres or 56,356 SF

0.115 Acres or 5,000 SF , 8.87%
1.179 Acres or 51,356 SF , 91.13%
Indicators
Sale Price/Gross SF
$1,043,474 Actual or $207,149 Adjusted

$11,761,200 Actual or $2,334,816 Adjusted
Legal Description
Several parcels, retained in appraiser's file.
Remarks
This is a sale of marine industrial property in Petersburg that houses a shipyard. The sale included
improvements, personal property, and goodwill. The purchaser indicated that the improvements are valued
at $545,000, the personal property including inventory is valued at $402,000, and the goodwill is valued at
$135,000. There is also an ARMY Corps of Engineers permit that went along with the sale. This was an
arm's length transaction. The upland price allocation is $12 per square foot. The tideland price allocation
is $2.87 per square foot.
99
Addenda
Land Sale No. 5
Record ID
Property Type
Address
472
Industrial, Waterfront
301-307 Front Street, Hoonah, Alaska
Sale Data
Grantor
Grantee
Sale Date
Deed Book/Page
Property Rights
Conditions of Sale
Financing
Verification
Dignon Co., Inc.

Alaska Seafood Holdings, Inc.
May 25, 2012
2012-000792-0
Fee Simple
Normal
Cash
Sale Price
Downward Adjustment
Adjusted Price
$5,220,000
$4,925,000 Imps & Bus. Enterprise
$295,000
Land Data
Zoning
Topography
Utilities
Shape
Use at Sale
Site Improvements
CI, Commercial Industrial

Level uplands
W,S,T,E
Irregular
Industrial
Slope & Utility
Clearing & Grading

Gross Land Size
Useable Land Size
1.560 Acres or 67,964 SF

1.560 Acres or 67,964 SF , 100.00%
Indicators
Sale Price/Gross SF
Sale Price/Useable Acre
Sale Price/Useable SF

Legal Description
Lots T-22 and T-23, Tidelands Addition to City of Hoonah, Plat 109, and a portion of ATS 29, and a
portion of USS 2577, Sitka Recording District. (Full metes and bounds description retained in appraiser's
files).
Remarks
This is an assembled parcel located near the center of downtown Hoonah. The parcel consists of
approximately 6,000 square feet of uplands and filled tidelands. There are 61,964 square feet of tidal and
submerged lands. The site has good water marine access. The site was improved with a going concern
seafood processing and cold storage facility that was sold. The upland land was allocated a value of $13
per square foot and the tidelands were allocated at $3.50 per square foot.
100
Addenda
Pending Land Sale No. 6
Record ID
Property Type
Address
473
Commercial, Waterfront
Alice Loop Road, Sitka, Alaska
Sale Data
Grantor
Grantee
Closing Date
Property Rights
Conditions of Sale
Financing
Verification
Shee Atika, Inc.

Sitka Tribe of Alaska
December 31, 2014
Fee Simple
Normal
Cash
Contract Price
$604,000
Land Data
Zoning
Topography
Utilities
Shape
Use at Sale
Site Improvements
W, Waterfront
Level
W,S,T,E
Irregular
Vacant
None
Clearing & Grading

Gross Land Size
2.053 Acres or 89,433 SF
Indicators
Sale Price/Gross SF
$294,189
$6.75
Legal Description
Lot 11, Alice & Charcoal Subdivision, Sitka Recording District.
Remarks
This is a site located in Sitka. The purchaser intends to use the site as a bus facility. The contract was
entered into in 2011; however, due to government funding, still has not closed.
101
Addenda
Land Sale No. 7
Record ID
Property Type
Address
474
Industrial
4620 Sawmill Creek Road, Sitka, Alaska
Sale Data
Grantor
Grantee
Sale Date
Deed Book/Page
Property Rights
Conditions of Sale
Financing
Verification
City and Borough of Sitka

Silver Bay Seafoods LLC
October 28, 2009
2009-001657-0
Fee Simple
Normal
Cash
Sale Price
$245,000
Land Data
Zoning
Topography
Utilities
Shape
Use at Sale
Site Improvements
IL, Light Industrial

Level
W,S,T,E
Irregular
Industrial
None
Clearing & Grading

Gross Land Size
1.144 Acres or 49,846 SF
Indicators
Sale Price/Gross SF
$214,103
$4.92
Legal Description
Lot 22, Block 4, Sawmill Cove Industrial Park Subdivision No. 1, Sitka Recording District.
Remarks
This is an irregular shaped parcel having frontage on Sawmill Creek Road but no direct access. The parcel
is below highway grade. Primary access is from an improved interior roadway within the Gary Paxton
Industrial park. The site was improved with an old, dilapidated building remaining from the prior pulp mill
operation. The building was unusable at the time of sale and contributed no value to the sales price.
102
Addenda
Land Sale No. 8
Record ID
Property Type
Address
Location
203
Commercial
6104 Ridgewood St, Ketchikan, Alaska
North Tongass
Sale Data
Grantor
Grantee
Sale Date
Deed Book/Page
Property Rights
Conditions of Sale
Financing
Verification
Walton Properties
S&S Construction
December 23, 2010
2010-004180-0
Fee Simple
Normal
Cash
Sale Price
$800,000
Land Data
Zoning
Topography
Utilities
Shape
Use at Sale
Site Improvements
CG, General Commercial

Gently undulating
T,E
Irregular
Vacant
Sewer, Slope
Clearing, grading

Gross Land Size
5.355 Acres or 233,264 SF
Indicators
Sale Price/Gross SF
$149,393
$3.43
Legal Description
Lot 2, Block 4, Crowder/Karlson Subdivision, Plat 2006-31, Ketchikan Recording District.
Remarks
This is a portion of the former Ridgewood Mobile Home Park located off North Tongass Highway. The
property is accessed off Don King Road. The site is partially graded as part of a mobile home park. This
area is overgrown with alder after closure of the mobile home park. Unstable soils comprise the northerly
portion of the site. A stream flows across the westerly portion of the site. This area is forested and will
require site development and fill. The site was purchased for equipment storage and operation of a concrete
batch plant.
103
Addenda
Land Sale No. 9
Record ID
Property Type
Address
475
Commercial, Commercial
Harbor Way, Hoonah, Alaska
Sale Data
Grantor
Grantee
Sale Date
Deed Book/Page
Property Rights
Conditions of Sale
Financing
Verification
City of Hoonah
Huna Fish Company LLC
September 14, 2011
2012-000826-0
Fee Simple
Normal
Cash
Sale Price
$27,600
Land Data
Zoning
Topography
Utilities
Shape
Use at Sale
Site Improvements

Level
W,S,T,E
Rectangular
Commercial
Utility
Clearing & Grading

Gross Land Size
0.158 Acres or 6,903 SF
Indicators
Sale Price/Gross SF
$174,164
$4.00
Legal Description
Lot L-21C, ATS 29, Plat 2010-8, Sitka Recording District.
Remarks
This is a site located in a city industrial park. This is the purchase of the fee simple interest in the land
underneath an existing commercial processing business. The site has good utility.
104
Addenda
Land Sale No. 10
Record ID
Property Type
Address
476
Commercial, Commercial
Harbor Way, Hoonah, Alaska
Sale Data
Grantor
Grantee
Sale Date
Deed Book/Page
Property Rights
Conditions of Sale
Financing
Verification
City of Hoonah
Dennis Mayer, et al
August 17, 2012
2012-001202-0
Fee Simple
Normal
Cash
Sale Price
$83,795
Land Data
Zoning
Topography
Utilities
Shape
Use at Sale
Site Improvements

Level
W,S,T,E
Irregular
Vacant
Utility
Clearing & Grading

Gross Land Size
0.474 Acres or 20,657 SF
Indicators
Sale Price/Gross SF
$176,701
$4.06
Legal Description
Lot 4A, Hoonah Harbor Subdivision, Plat 2010-9, Sitka Recording District.
Remarks
This is a parcel located in a city industrial park. The parcel has a corner location with platted street
frontage on two sides. The site has good utility for commercial development.
105
Addenda
Land Sale No. 11
Record ID
Property Type
Address
477
Industrial, Industrial
4644 Sawmill Creek Road, Sitka, Alaska
Sale Data
Grantor
Grantee
Sale Date
Deed Book/Page
Property Rights
Conditions of Sale
Financing
Verification
City of Sitka
Silver Bay Seafoods, LLC
February 20, 2013
2013-000220-0
Fee Simple
Normal
Cash
Sale Price
$235,000
Land Data
Zoning
Topography
Utilities
Shape
Use at Sale
Site Improvements
I, Industrial
Level
W,S,T,E
Irregular
Vacant
None
Clearing & Grading

Gross Land Size
1.526 Acres or 66,491 SF
Indicators
Sale Price/Gross SF
$153,955
$3.53
Legal Description
Lot 16-A, Sawmill Cove Industrial Park, Sitka Recording District.
Remarks
This is an irregular shaped parcel of land located in the Gary Paxton Industrial Park. The site had improved
road frontage. The property was purchased for construction of a bunkhouse.
106
Addenda
Land Sale No. 12
Record ID
Property Type
Address
478
Industrial, Industrial
202 Jarvis St, Sitka, Alaska
Sale Data
Grantor
Grantee
Sale Date
Deed Book/Page
Property Rights
Conditions of Sale
Financing
Verification
John R. Dawson Revocable Living Trust

Orca Holdings LLC
August 17, 2013
2013-001038-0
Fee Simple
Normal
Cash
Sale Price
Downward Adjustment
Adjusted Price
$1,092,000
$349,000 Less Improvements
$743,000
Land Data
Zoning
Topography
Utilities
Shape
Use at Sale
Site Improvements
I, Industrial
Level
W,S,T,E
Irregular
Industrial
None
Clearing & Grading

Gross Land Size
2.638 Acres or 114,903 SF
Indicators
Sale Price/Gross SF

Legal Description
Lot A, Amended Dawson Subdivision, Plat 90-104, Sitka Recording District.
Remarks
This is a level site that was sold as part of a going concern ready mix and equipment rental business. The
site has restricted visibility, but otherwise has above average locational attributes.
107
Addenda
Land Sale No. 13
Record ID
Property Type
Address
Location
137
Mile 6 N Tongass Hwy, Ketchikan, Alaska
North Tongass
Sale Data
Grantor
Grantee
Sale Date
Deed Book/Page
Property Rights
Conditions of Sale
Financing
Verification
Ketchikan Gateway Borough

Boyer Towing, Inc.
October 31, 2005
2005-004742-0
Fee Simple
Normal
Cash
Sale Price
$603,750
Land Data
Zoning
Topography
Utilities
Shape
Use at Sale
Site Improvements
IH, Heavy Industrial

Sloping upland, submerged tidelands
T,E
Irregular
Vacant
Typical
None

Gross Land Size
Uplands Land Size
Wetlands Land Size
Front Footage
14.580 Acres or 635,105 SF

3.000 Acres or 130,680 SF , 20.58%
11.580 Acres or 504,424 SF , 79.42%
888 ft Total Frontage:
Indicators
Sale Price/Gross SF
$41,409
$0.95
$201,250
$4.62
$680
Legal Description
Tract 3015 of the Ward Cove SE Replat, subdivision of portions of ATS No. 1 and USS 1208, Plat 200530, Ketchikan Recording District
Remarks
A narrow strip of uplands extending along the North Tongass Highway right-of-way. The uplands slope to
the mean high water line. The tidelands are submerged with deep water moorage capability. The upland
area is allocated a value of $2.75 per square foot. The tideland value allocation is $0.48 per square foot.
108
Addenda
Land Sale No. 14
Record ID
Property Type
Address
Location
138
North Tongass
Sale Data
Grantor
Grantee
Sale Date
Deed Book/Page
Property Rights
Conditions of Sale
Financing
Verification

Joergen Schade
October 31, 2005
2005-004625-0
Fee Simple
Normal
Cash
Sale Price
$304,900
Land Data
Zoning
Topography
Utilities
Shape
Use at Sale
Site Improvements

Sloping uplands/submerged tidelands
T,E
Irregular
Vacant
Typical
None

Gross Land Size
Uplands Land Size
Wetlands Land Size
Front Footage
11.780 Acres or 513,137 SF

0.230 Acres or 10,000 SF , 1.95%
11.550 Acres or 503,137 SF , 98.05%
Indicators
Sale Price/Gross SF
$25,883
$0.59
$1,328,144
$30.49
$454
Legal Description
Tract 3013 of the Ward Cove SE Replat, subdivision of portions of ATS No. 1 and USS 1653, Plat 200530, Ketchikan Recording District.
Remarks
A narrow strip of sloping uplands lying to the water side of the North Tongass Highway. The tidelands are
submerged with deep water moorage capacity. The value allocated to the uplands is $3.50 per square foot.
The tideland value allocation is $0.54 per square foot.
109
Addenda
Land Sale No. 15
Record ID
Property Type
Address
Location
136
North Tongass
Sale Data
Grantor
Grantee
Sale Date
Deed Book/Page
Property Rights
Conditions of Sale
Financing
Verification

Joergen Schade
October 28, 2005
2005-004354
Fee Simple
Normal
Cash
Sale Price
Downward Adjustment
Adjusted Price
$682,000
$40,000 Improvements
$642,000
Land Data
Zoning
Topography
Utilities
Shape
Use at Sale
Site Improvements

Level to steep
T,E
Irregular
Dock
Typical
Dock, ramp, float

Gross Land Size
Uplands Land Size
Wetlands Land Size
Front Footage
8.070 Acres or 351,529 SF

2.094 Acres or 91,215 SF , 25.95%
5.976 Acres or 260,315 SF , 74.05%
Indicators
Sale Price/Gross SF
$79,554 Adjusted
$1.83 Adjusted
$306,590 Adjusted
$7.04 Adjusted
$699 Adjusted
Legal Description
Tract 3011 of th eWard Cove SE Replat, subdivision of ATS No. 1, and ATS 439, and portions of USS
1653 and 1656, Plat No. 2005-30, Ketchikan Recording District.
Remarks
An upland parcel extending along the North Tongass Highway consisting of natural and filled, level lands.
A driveway and parking area have been developed on a portion of the property. The tidelands consist
mostly of submerged lands suitable for deep water moorage. There was a float and ramp developed on the
tidelands that were allocated a value of $40,000. The value allocated to the uplands is $5.00 per square
foot. The tideland value allocation is $0.72 per square foot.
110
Addenda
Land Sale No. 16
Record ID
Property Type
Address
Location
342
7599 North Tongass Hwy, Ketchikan, Alaska 99901
Wards Cove
Sale Data
Grantor
Grantee
Sale Date
Deed Book/Page
Property Rights
Conditions of Sale
Verification

State of Alaska
June 08, 2010
2010-002006-0
Fee Simple
Normal
Sale Price
Downward Adjustment
Adjusted Price
$2,640,000
$1,170,000 Less Improvements
$1,470,000
Land Data
Zoning
Topography
Utilities
Shape
Use at Sale
Site Improvements

Level
T,E
Irregular
Industrial
Yes
Clearing, grading, asphalt pavement

Gross Land Size
Uplands Land Size
Wetlands Land Size
30.000 Acres or 1,306,800 SF

9.500 Acres or 413,820 SF , 31.67%
20.500 Acres or 892,980 SF , 68.33%
Indicators
Sale Price/Gross SF
$49,000 Adjusted
$1.12 Adjusted
$154,737 Adjusted
$3.55 Adjusted
Legal Description
Lot 3A, Plat 2010-19, Ketchikan Recording District.
Remarks
This is a waterfront industrial site consisting of uplands and submerged lands. The site has level access off
North Tongass Highway. The tidelands lie within Wards Cove and are considered to be well protected.
The loading capacity of the soils is considered good. The property was improved with a Class S industrial
building originally constructed in 2000 to house a veneer plant. The veneer plant subsequently failed and
the property was repossessed by Ketchikan Gateway Borough. The building was essentially a shell with
several raised concrete foundations which impaired its utility. The building was allocated a value of
$1,170,000. The land value was allocated $2.30 per square foot for the uplands and $0.58 per square foot
for the tidelands.
111
Addenda
Land Sale No. 17
Record ID
Property Type
Address
479
4513 Halibut Pt Road, Sitka, Alaska
Sale Data
Grantor
Grantee
Sale Date
Property Rights
Conditions of Sale
Financing
Verification
State of Alaska, DNR

Halibut Point Marine
August 15, 2011
Lease
Normal
Cash
Sale Price
$290,625 Capitalized Lease
Land Data
Zoning
Topography
Utilities
Shape
Use at Sale
Site Improvements
I, Industrial
Submerged
W,S,T,E
Irregular
Industrial
None
None

Gross Land Size
6.120 Acres or 266,587 SF
Indicators
Sale Price/Gross SF
$47,488
$1.09
Legal Description
ATS 1687, Portion of Lot 51 and all of Lots 52, 53, and 55, USS 3475, and adjacent tidelands of Tracts B
and C of ATS 1386 and entire ATS 1275, Sitka Recording District.
Remarks
This is a parcel of tideland that is predominantly submerged. The tidelands have deep water attributes and
are used to support a cruise ship dock. The tidelands extend beyond the dock face. The annual rent is
$23,250 which, when capitalized at 8 percent, equals a fee simple value of $290,625.
112
Addenda
Land Sale No. 18
Record ID
Property Type
Address
Location
273
Land, Residential
800 Bk Miller Ridge Rd, Ketchikan, Alaska
Bear Valley
Sale Data
Grantor
Grantee
Sale Date
Deed Book/Page
Property Rights
Conditions of Sale
Financing
Verification
Robert H. Ziegler, Jr.

Jerry & Candi Scudero
March 03, 2008
2008-000791-0
Fee Simple
Normal
Cash
Sale Price
$100,000
Land Data
Zoning
Topography
Utilities
Shape
Use at Sale
Site Improvements
RM, Medium Density Residential

Steep Slope
None
Irregular
Vacant
Yes
None

Gross Land Size
4.594 Acres or 200,103 SF
Indicators
Sale Price/Gross SF
$21,769
$0.50
Legal Description
That certain unsubdivided remainder of Treetops Addition to Highlands Subdivision of portions of Eureka
and Home Lode, USMS 769, Phase II, Plat No. 93-42, Ketchikan Recording District.
Remarks
This is a tract of land lying adjacent to the Highlands Subdivision and the adjoining Bear Valley
Subdivision. Access is available via Miller Ridge Road and Summit Terrace. The site has second growth
conifer tree cover. Utilities are available in Miller Ridge Road and Summit Terrace. This was a
speculative land purchase. The property is encumbered with easements for access, slope, utility, etc.
113
Addenda
Land Sale No. 19
Record ID
Property Type
Address
383
Land, Vacant
NHN Indian River Road, Sitka, Alaska 99835
Sale Data
Grantor
Grantee
Sale Date
Deed Book/Page
Property Rights
Conditions of Sale
Financing
Verification
Sheldon Jackson College

Baranof Island Housing Authority
April 02, 2009
2009-000443-0
Fee Simple
Normal
Cash
Sale Price
$1,800,000
Land Data
Zoning
Topography
Utilities
Shape
Use at Sale
Site Improvements
N/A, None
Rugged
T,E
Irregular
Vacant
None Noted
Some Clearing

Gross Land Size
Front Footage
215.000 Acres or 9,365,400 SF

Indian River Road; Sawmill Creek Road
Indicators
Sale Price/Gross SF
$8,372
$0.19
Legal Description
Lots 5, 7, and 8, Sheldon Jackson College Subdivision, according to Plat 2008-9, Sitka Recording district.
Remarks
This is a large tract of land located in Sitka. Approximately 10 acres are quarried while the rest remains
undeveloped. Portions of the property are very steep in topography. This is considered an arm's length
transaction with normal conditions of sale. This sale is analyzed based on the price allocated to Lot 5 only.
114
Addenda
Land Sale No. 20
Record ID
Property Type
Address
Location
318
Future Development, Vacant
D-1 Loop Road, Ketchikan, Alaska 99901
D-1 Loop
Sale Data
Grantor
Grantee
Sale Date
Deed Book/Page
Property Rights
Conditions of Sale
Financing
Verification

Marble Island LLC
December 06, 2010
2010-003975-0
Fee Simple
Normal
Cash
Sale Price
$69,000
Land Data
Zoning
Topography
Utilities
Shape
Use at Sale
Site Improvements
FD, Future Development

Sloping
T,E
Triangular
Vacant
Yes
None

Gross Land Size
28.970 Acres or 1,261,933 SF
Indicators
Sale Price/Gross SF
$2,382
$0.05
Legal Description
Tract J, ASLS 81-39, Plat 81-24, Ketchikan Recording District.
Remarks
This is a large tract of land located behind D-1 Loop Road. The site has direct access. Portions of the site
have been filled with wood waste. There is a good view amenity. The purchaser obtained a site closure
permit from the Alaska Department of Environmental Conservation. The proposed use is for a residential
subdivision and light industrial.
115
Addenda
Land Sale No. 21
Record ID
Property Type
Address
417
Land, Vacant
Hugli Avenue, Ketchikan, Alaska 99901
Sale Data
Grantor
Grantee
Sale Date
Deed Book/Page
Property Rights
Conditions of Sale
Financing
Verification
Estate of Larri Joe Ferguson

James J. Annicelli, JR.
December 08, 2011
2011-003633-0
Fee Simple
Normal
Cash
Sale Price
$155,500
Land Data
Zoning
Topography
Utilities
Shape
Use at Sale
Site Improvements
RL, Residential
Moderate Slope
W,S,T,E
Irregular
Vacant
Some clearing and grading

Gross Land Size
5.494 Acres or 239,329 SF
Indicators
Sale Price/Gross SF
$28,302
$0.65
Legal Description
Tract A-1-A Ferguson/KGB Subdivision, according to Plat No. 2001-25, Ketchikan Recording District,
First Judicial District, State of Alaska.
Remarks
This is a sale involving a large residential parcel in Ketchikan. The parcel has access via Hugli Avenue
which is a gravel surfaced road. There is potential for good view amenity. The parcel has areas of steep
slope that would be difficult to develop. There is a small road and pad in place on the property. This is
considered an arm's length transaction.
116
Addenda
Land Sale No. 22
Record ID
Property Type
Address
481
Land, Vacant
Yaw Drive, Sitka, Alaska
Sale Data
Grantor
Grantee
Sale Date
Deed Book/Page
Property Rights
Conditions of Sale
Financing
Verification
Baranof Island Housing Authority

AK Dept of Public Safety
May 21, 2012
2012-000771-0
Fee Simple
Normal
Cash
Sale Price
$485,000
Land Data
Zoning
Topography
Utilities
Shape
Use at Sale
Site Improvements
R2, Residential
Sloping
None
Irregular
Vacant
None
None

Gross Land Size
40.334 Acres or 1,756,927 SF
Indicators
Sale Price/Gross SF
$12,025
$0.28
Legal Description
Lot 5A, Plat 2012-2, Department of Public Safety Subdivision, Sitka Recording District.
Remarks
This is semi-remote site that is to become part of the Alaska Department of Public Safety training facility.
The parcel is undeveloped with muskeg and forest lands. The topography ranges from gentle to steep
slopes. The intended use is for a trooper driver training course.
117
Addenda
Subject
Lot 4
Address:
City:
Date of Sale:
Sales Price:
Allocated Sales Price/
SF Uplands:
Property Rights:
% Adjustment
Fee Simple
Financing:
% Adjustment
Cash
Conditions of Sale
% Adjustment
Normal
Economic Trends
Months Elapsed
% Adjustment
Adjusted Price/SF
Location
% Adjustment
$ Adjustment
10/29/2014
Average
Upland Size (SF):

Comparison
% Adjustment
$ Adjustment
26,031
Topography
Comparison
% Adjustment
$ Adjustment
Level
Utilities
Comparison
% Adjustment
$ Adjustment
W,S,T,E
Zoning
Comparison
% Adjustment
$ Adjustment
WI
Easements
Comparison
% Adjustment
$ Adjustment
Access/Util
Net Adjustments:
Average Price/Sq.Ft.:
Reconciled Price/Sq.Ft.:
Comparable Land Sales Adjustment Grid

Comparable 1
Comparable 2
Comparable 3
Comparable 4
4513 Halibut 4056 S Tongass 111 JT Brown St
916 Nordic
Point Rd
Highway
Drive
Sitka
Ketchikan
Craig
Petersburg
1-Mar-05
2-Jan-08
22-Sep-09
30-Jun-11
$2,040,000
$850,000
$542,725
$268,000
$9.21
$6.12
$8.00
$12.00
Comparable 5
Comparable 6
301-307 Front Alice Loop Road
Street
Hoonah
Sitka
25-May-12
31-Dec-14
$295,000
$604,000
$13.00
$6.75
Fee & Leasehold
Fee Simple
Fee Simple
Fee Simple
Fee Simple
Fee Simple
Cash
Cash
Cash
Cash
Cash
Cash
Normal
Normal
Normal
Normal
Normal
Normal
3/1/2005
117.63
0.00%
$9.21
Superior
1/2/2008
83.07
0.00%
$6.12
Similar
9/22/2009
62.10
0.00%
$8.00
Similar
6/30/2011
40.57
0.00%
$12.00
Superior
5/25/2012
29.57
0.00%
$13.00
Superior
12/31/2014
-2.10
0.00%
$6.75
Inferior
($3.00)
$0.00
$0.00
($3.00)
($4.00)
$1.00
179,507
Inferior
138,956
Inferior
65,135
Inferior
5,000
Superior
6,000
Superior
89,433
Inferior
$1.50
$1.25
$1.00
($2.00)
($2.00)
$1.25
Level
Similar
Level
Similar
Level
Similar
Level
Similar
Level
Similar
$1.00
$0.00
$0.00
$0.00
$0.00
$0.00
W,S,T,E
Similar
T,E
Inferior
W,S,T,E
Similar
W,S,T,E
Similar
W,S,T,E
Similar
W,S,T,E
Similar
$0.00
$0.50
$0.00
$0.00
$0.00
$0.00
I
Similar
RH/RL
Similar
I
Similar
WI
Similar
CI
Similar
W
Similar
$0.00
$0.00
$0.00
$0.00
$0.00
$0.00
None
Superior
None
Superior
None
Superior
None
Superior
None
Superior
None
Superior
($0.40)
($0.40)
($0.40)
($0.40)
($0.40)
($0.40)
($0.90)
$8.31
$7.70
$8.00
$1.35
$7.47
$0.60
$8.60
($5.40)
$6.60
($6.40)
$6.60
$1.85
$8.60
Terraced
Inferior
118
Addenda
Subject
Lot 12
Address:
City:
Date of Sale:
Sales Price:
Sales Price/SF:
Property Rights:
% Adjustment
Fee Simple
Financing:
% Adjustment
Cash
Conditions of Sale
% Adjustment
Normal
Economic Trends
Months Elapsed
% Adjustment
Adjusted Price/SF
Location
% Adjustment
$ Adjustment
10/29/2014
Size (SF)
Comparison
% Adjustment
$ Adjustment
Topography/Soils
Comparison
% Adjustment
$ Adjustment
Average
117,608
Level
Utilities
Comparison
% Adjustment
$ Adjustment
W,S,T,E
Zoning
Comparison
% Adjustment
$ Adjustment
CG
Easements
Comparison
% Adjustment
$ Adjustment
None
Net Adjustments:

Comparable 7
Comparable 8
Comparable 9 Comparable 10
4620 Sawmill 6104 Ridgewood
Harbor Way
Harbor Way
Creek Road
St
Sitka
Ketchikan
Hoonah
Hoonah
28-Oct-09
23-Dec-10
14-Sep-11
17-Aug-12
$245,000
$800,000
$27,600
$83,795
$4.92
$3.43
$4.00
$4.06
4644 Sawmill
202 Jarvis St
Creek Road
Sitka
Sitka
20-Feb-13
17-Aug-13
$235,000
$743,000
$3.53
$6.47
Fee Simple
Fee Simple
Fee Simple
Fee Simple
Fee Simple
Fee Simple
Cash
Cash
Cash
Cash
Cash
Cash
Normal
Normal
Normal
Normal
Normal
Normal
10/28/2009
60.90
0.00%
$4.92
Similar
12/23/2010
46.87
0.00%
$3.43
Similar
9/14/2011
38.03
0.00%
$4.00
Inferior
8/17/2012
26.77
0.00%
$4.06
Inferior
2/20/2013
20.53
0.00%
$3.53
Similar
8/17/2013
14.60
0.00%
$6.47
Superior
$0.00
$0.00
$1.00
$1.00
$0.00
($2.00)
49,846
Superior
233,264
Inferior
6,903
Superior
20,657
Superior
66,491
Superior
114,903
Similar
($0.50)
$0.50
($1.00)
($1.00)
($0.50)
$0.00
Level
Similar
Level
Inferior
Level
Similar
Level
Similar
Level
Similar
Level
Similar
$0.00
$0.50
$0.00
$0.00
$0.00
$0.00
W,S,T,E
Similar
T,E
Inferior
W,S,T,E
Similar
W,S,T,E
Similar
W,S,T,E
Similar
W,S,T,E
Similar
$0.00
$0.50
$0.00
$0.00
$0.00
$0.00
IL
Similar
CG
Similar
CI
Similar
CI
Similar
I
Similar
I
Similar
$0.00
$0.00
$0.00
$0.00
$0.00
$0.00
None
Similar
Sewer, Slope
Similar
Utility
Similar
Utility
Similar
None
Similar
None
Similar
$0.00
$0.00
$0.00
$0.00
$0.00
$0.00
($0.50)
$4.42
$4.15
$4.50
$1.50
$4.93
$0.00
$4.00
$0.00
$4.06
($0.50)
$3.03
($2.00)
$4.47
119
Addenda
Subject
ATS 1
Address:
City:
Date of Sale:
Sales Price:
Allocated Sales Price/
SF Tidelands:
Sitka
Property Rights:
% Adjustment
Fee Simple
Financing:
% Adjustment
Cash
Conditions of Sale
% Adjustment
Normal
Economic Trends
Months Elapsed
% Adjustment
Adjusted Price/SF
Location
% Adjustment
$ Adjustment
10/29/2014
Average
Size (SF)
Comparison
% Adjustment
$ Adjustment
5,510,340
Topography
Comparison
% Adjustment
$ Adjustment
Submerged
Utilities
Comparison
% Adjustment
$ Adjustment
None
Zoning
Comparison
% Adjustment
$ Adjustment
WI
Easements
Comparison
% Adjustment
$ Adjustment
None
Net Adjustments:

Comparable 13 Comparable 14 Comparable 15
Mile 6 N
Mile 6 N
Mile 7 N
Tongass Hwy
Tongass Hwy
Tongass Hwy
Ketchikan
Ketchikan
Ketchikan
31-Oct-05
31-Oct-05
28-Oct-05
$603,750
$304,900
$642,000
$0.48
$0.54
$0.72
7599 North 4513 Halibut Pt
Tongass Hwy
Road
Ketchikan
Sitka
8-Jun-10
15-Aug-11
$1,470,000
$290,625
$0.58
$1.09
Fee Simple
Fee Simple
Fee Simple
Fee Simple
Lease
Cash
Cash
Cash
Cash
Cash
Normal
Normal
Normal
Normal
Normal
10/31/2005
109.50
0.00%
$0.48
Superior
10/31/2005
109.50
0.00%
$0.54
Superior
10/28/2005
109.60
0.00%
$0.72
Superior
6/8/2010
53.47
0.00%
$0.58
Superior
8/15/2011
39.03
0.00%
$1.09
Superior
($0.20)
($0.20)
($0.20)
($0.20)
($0.50)
635,105
Superior
513,137
Superior
351,529
Superior
1,306,800
Superior
266,587
Superior
($0.20)
($0.20)
($0.30)
($0.15)
($0.35)
Submerged
Similar
Submerged
Similar
Submerged
Similar
Submerged
Similar
Submerged
Similar
$0.00
$0.00
$0.00
$0.00
$0.00
T,E
Similar
T,E
Similar
T,E
Similar
T,E
Similar
W,S,T,E
Similar
$0.00
$0.00
$0.00
$0.00
$0.00
IH
Similar
IH
Similar
IH
Similar
IH
Similar
I
Similar
$0.00
$0.00
$0.00
$0.00
$0.00
None
Similar
None
Similar
None
Similar
None
Similar
None
Similar
$0.00
$0.00
$0.00
$0.00
$0.00
($0.40)
$0.08
$0.18
$0.15
($0.40)
$0.14
($0.50)
$0.22
($0.35)
$0.23
($0.85)
$0.24
120
Addenda
Address:
Subject
Lot 1, Block 2
City:
Date of Sale:
Sales Price:
Sales Price/SF:
Sitka
Property Rights:
% Adjustment
Fee Simple
Financing:
% Adjustment
Cash
Conditions of Sale
% Adjustment
Normal
Economic Trends
Months Elapsed
% Adjustment
Adjusted Price/SF
Location
% Adjustment
$ Adjustment
10/29/2014
Average
Size (SF)
Comparison
% Adjustment
$ Adjustment
222,869
Topography
Comparison
% Adjustment
$ Adjustment
Steep
Utilities
Comparison
% Adjustment
$ Adjustment
None
Zoning
Comparison
% Adjustment
$ Adjustment
Easements
Comparison
% Adjustment
$ Adjustment
Utility
Net Adjustments:

Comparable 18 Comparable 19 Comparable 20
800 Bk Miller
NHN Indian D-1 Loop Road
Ridge Rd
River Road
Ketchikan
Sitka
Ketchikan
3-Mar-08
2-Apr-09
6-Dec-10
$100,000
$1,800,000
$69,000
$0.50
$0.19
$0.05
Comparable 21
Hugli Avenue
Comparable 22
Yaw Drive
Ketchikan
8-Dec-11
$155,500
$0.65
Sitka
21-May-12
$485,000
$0.28
Fee Simple
Fee Simple
Fee Simple
Fee Simple
Fee Simple
Cash
Cash
Cash
Cash
Cash
Normal
Normal
Normal
Normal
Normal
3/3/2008
81.03
0.00%
$0.50
Superior
4/2/2009
67.87
0.00%
$0.19
Superior
12/6/2010
47.43
0.00%
$0.05
Inferior
12/8/2011
35.20
0.00%
$0.65
Superior
5/21/2012
29.70
0.00%
$0.28
Superior
($0.25)
($0.10)
($0.15)
($0.10)
200,103
Similar
9,365,400
Inferior
239,329
Similar
1,756,927
Inferior
$0.00
Steep Slope
Similar
$0.25
Rugged
Similar
$0.10
1,261,933
Inferior
$0.25
$0.00
Sloping Moderate Slope

Similar
Superior
$0.25
Sloping
Similar
$0.00
$0.00
$0.00
($0.20)
$0.00
None
Similar
T,E
Similar
T,E
Similar
W,S,T,E
Superior
None
Simillar
$0.00
$0.00
$0.00
($0.05)
$0.00
RM
Similar
N/A
Similar
FD
Similar
RL
Similar
R2
Similar
$0.00
$0.00
$0.00
$0.00
$0.00
Yes
Similar
None
Similar
None
Similar
Yes
Similar
None Noted
Similar
$0.00
$0.00
$0.00
$0.00
$0.00
($0.25)
$0.25
$0.33
$0.35
$0.15
$0.34
$0.35
$0.40
($0.40)
$0.25
$0.15
$0.43
121

Appraisal 2014

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Real Estate Appraisal

GARY PAXTON INDUSTRIAL PARK

10000 Rainier Ave S

Alaska Appraisal Associates, Inc.

November 14, 2014

Gary Paxton Industrial Park

Dear Mr. Gorman:

November 14, 2014

November 14, 2014

Summary of Salient Facts

Summary of Salient Facts

Gary Paxton Industrial Park

An assemblage of 18 parcels including uplands and tidelands, located within the

October 20 and 30, 2014

October 29 and 30, 2014

November 14, 2014

Highest and Best

Commercial or industrial development

ALASKA APPRAISAL ASSOCIATES, INC.

Summary of Salient Facts

ALASKA APPRAISAL ASSOCIATES, INC.

ALASKA APPRAISAL ASSOCIATES, INC.

Limiting Conditions and Assumptions

Limiting Conditions and Assumptions

ALASKA APPRAISAL ASSOCIATES, INC.

Limiting Conditions and Assumptions

ALASKA APPRAISAL ASSOCIATES, INC.

Limiting Conditions and Assumptions

ALASKA APPRAISAL ASSOCIATES, INC.

Identification of the specific property rights to be appraised.

3. The following definition of market value is used by agencies that regulate

ALASKA APPRAISAL ASSOCIATES, INC.

Buyer and seller are typically motivated;

ALASKA APPRAISAL ASSOCIATES, INC.

ALASKA APPRAISAL ASSOCIATES, INC.

ALASKA APPRAISAL ASSOCIATES, INC.

ALASKA APPRAISAL ASSOCIATES, INC.

ALASKA APPRAISAL ASSOCIATES, INC.

ALASKA APPRAISAL ASSOCIATES, INC.

the degree to which the property is inspected or identified;

ALASKA APPRAISAL ASSOCIATES, INC.

ALASKA APPRAISAL ASSOCIATES, INC.

Southeast Alaska Map

Southeast Alaska Map

ALASKA APPRAISAL ASSOCIATES, INC.

Sitka Area Analysis

Sitka Area Analysis

9,039 (Dept. of Labor Estimate June 2013)

Unified Home Rule Municipality

Borough Located In:

City & Borough of Sitka

Sales: 5% from Oct-Mar.; 6% from Apr. - Sept.,

Coastal Management District: Sitka

History, Culture and Demographics

ALASKA APPRAISAL ASSOCIATES, INC.

Sitka Area Analysis

ALASKA APPRAISAL ASSOCIATES, INC.

Sitka Area Analysis

ALASKA APPRAISAL ASSOCIATES, INC.

Sitka Area Analysis