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094 <br /> by which he reached his conclusions. The appraisal report shall also <br /> contain, for information purposes only (unless required by State Law), <br /> the APPRAISER'S estimates of the fair market value of the to -be-acquired <br /> part or interest as part of the whole property and the net damages or <br /> benefits to the remaining property of the owner. <br /> If, in the opinion of the APPRAISER, acquisition of the part of, or <br /> interest in, the property proposed for acquisition would leave the owner <br /> with an uneconomic remnant, the APPRAISER shall furnish a separate estimate <br /> of the fair market value of the entire property and interests of the <br /> owner unless informed by the COUNTY that it does not have authority legally <br /> to acquire the remnant. A remainder parcel or interest shall be considered <br /> to be an uneconomic remnant if by itself it is not capable of being used <br /> economically. <br /> f. Such maps, plans, photographs, or other exhibits, as necessary, to <br /> explain or illustrate the analyses of the APPRAISER. <br /> g. The APPRAISER'S evaluation of the indications of value deduced from his <br /> separate analyses of the various evidences of value and an explanation <br /> of how he reached his final conclusion as to the fair market value of <br /> the property. <br /> 11. Land Value. The opinion of the APPRAISER as to the fair market value <br /> of the land, if vacant. The valuation shall be for the same interest in the land <br /> as is to be acquired in the real property. The report shall contain information <br /> with respect to the available use or uses for which the land would be suitable <br /> if vacant, the opinion of the APPRAISER as to its highest and best use, and the <br /> APPRAISER'S analysis of the evidences of value and of the use potential by which <br /> he reached his conclusions as to the highest and best use and the land value. <br /> 12. Additional Findings in Certain Cases. Additional conclusions, if <br /> applicable, as follows: <br /> a. Parcels Comprised of Independently Marketable Properties. If the parcel <br /> is marketable as two or more separate properties, the appraisal report <br /> shall, in addition to furnishing the APPRAISER'S opinion of the fair <br /> market value of the entire parcel, identify each separately marketable <br /> property by street address and the actual or an assumed suitable legal <br /> description and provide a separate estimate of the fair market value <br /> of each such separately marketable property as an independent property. <br /> The appraisal report on the entire parcel in such a case may be presented <br /> as separate reports, one for each separately marketable property, with <br /> an overall report on all such properties considered as a single property. <br /> Any difference between the sum of the APPRAISER'S opinions of the fair <br /> market value of the separately marketable properties and his opinion of <br /> the fair market value of the entire parcel shall be explained. <br /> b. Separately Held Interests. If there are separately held interests in <br /> the real property to be acquired, such as easements, leaseholds, air <br /> rights, life estates, and oil, gas, or mineral rights, and the division <br /> of ownership is not of such character as to destroy the practical unity <br /> of the property, the APPRAISER shall apportion his estimate of the fair <br /> market value of the property (all interests therein to be acquired) to <br /> each separately held interest. If a tenant owns any real property <br /> improvements which he has the right or obligation to remove at the <br /> expiration of his term, the apportionment between the landlord and the <br /> tenant shall be made in accordance with Paragraph c below. The report <br /> shall contain the data, analyses, and reasoning by which the APPRAISER <br /> made the apportionment. If the "unit rule" is regarded as not applicable <br /> because the division of ownership is such as to diminish the fair market <br /> value of the property as a whole, the separate interests involved shall <br /> be appraised separately. <br /> c. Tenant-Owned Improvements. If any buildings, structures, fixtures, or <br /> other improvements, comprising part of the property appraised are <br /> identified, as provided in Paragraph 5 of this agreement, as being the <br /> property of a tenant who has the right or obligation to remove them at <br /> the expiration of his term, the APPRAISER shall apportion his estimate <br /> of the fair market value of the real property appraised, including the <br /> property of each such tenant, to the landowner and the tenant or tenants <br /> -8- <br />