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price by 5 percent because he concluded that the 5 acres
represented almost 5 percent of the Jess Ranch property. Mr.
Perdue combined topography with access and frontage and made an
aggregate positive 20-percent adjustment for those three factors.
He did not explain how he would have divided the 20-percent
adjustment, and we decline to speculate on his analysis. We
therefore accept Mr. Thompson’s 5-percent positive adjustment for
topography.
E. Access
Mr. Thompson made a negative adjustment of 10 percent for
access because he stated that the Jess Ranch property was
surrounded on four sides by streets, while the Victorville
property has streets on only two sides. Mr. Perdue made a
positive 20-percent adjustment for topography, access, and
frontage. He stated that the Jess Ranch property was inferior to
the Victorville property in access, because it was 5 miles from
the freeway. In addition, he stated that two of the streets
surrounding the Jess Ranch property were minor, residential
streets.
We believe that Mr. Perdue’s positive adjustment for access
because of the Victorville property’s proximity to the freeway
was appropriately factored into our 20-percent positive
adjustment for location, and to make another adjustment here
would be double-counting. We disagree with Mr. Thompson that the
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