2025_12_10 BOER Minutes - Laserfiche WebLink

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Docusign Envelope ID:84157092-C2DE-402A-AE92-3A9DOF65AA54 • The appellant is being represented by their attorney,Andrew Simpson. Mr. Simpson states that this property has severe physical limitations. These limitations include environmental constraints, infrastructure access limitations and a lack of basic infrastructure access. Mr. Simpson also states that the entire property is located within a floodplain with no access to public sewer systems and has no public road access. • Mr. Simpson provided three equity comparables as supporting documentation. • Hudson Vaughn was called as a witness and presented evidence on behalf of the appellant. Evidence submitted by the county representative: • Subject Property Overview o The subject property is a 0.69-acre tract with a 748-square-foot single-family dwelling located at 104 Guthrie Avenue in Carrboro. The appellant's representative contends that the property suffers from several severe physical limitations that impact its overall utility and marketability. • Site Visit and Observations o County staff conducted an on-site visit for physical verification purposes and photographs. After observation and after discussions with the property owner, staff observed multiple serious issues that substantially affect the property's condition and value. • Physical and Functional Limitations o Access: The property has no direct road access. The only point of entry is via a gravel road that passes through an old concrete plant, which limits accessibility and potential market appeal. o Drainage and Flooding: The site experiences significant drainage issues and frequent flooding during rainfall events. This flooding is progressively undermining the home's foundation and underpinning, creating long-term structural risks. o Utilities: Public sewer is not available due to the property's location. The dwelling also lacks hot water, further reducing habitability and functional utility. o Structural Condition: The foundation shows visible damage related to drainage issues. In addition,the roof, windows, and siding are all in need of replacement. • Recommended Adjustments o After reviewing the appeal and completing the field inspection, County staff recommends the following adjustments to accurately reflect the property's condition and market limitations: - Reduce Effective Year Built from 1977 to 1957 - Apply 40%Physical Depreciation - Increase Land Adjustment from -25%to -50% o Additionally,the subject's Lot value was also reviewed as part of a BOER-ordered neighborhood analysis performed by Tanner Valuation Group. As a result of that review, lot valuations in this neighborhood were reduced from$250,000 to$225,000,and this adjustment has been applied to the subject parcel. • Revised Value Recommendation o These recommended changes result in a revised assessed value of$150,000 for the subject property. • Photos of Subject • GIS Map • Current Property Record Card • Proposed Property Record Card