DISTRICT OF SOUTH DAKOTA - United States Bow Ranch 3 21 88.pdfDISTRICT OF SOUTH DAKOTA ROOM 211 ... data or sales approach method was used by each appraiser. Les ... The following is a recapitulation
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UNITED STATES BANKRUPTCY COURTDISTRICT OF SOUTH DAKOTAROOM 211FEDERAL BUILDING AND U.S. POST OFFICE225 SOUTH PIERRE STREETPIERRE, SOUTH DAKOTA 57501-2463 IRVIN N. HOYT TELEPHONE (605) 224-0560BANKRUPTCY JUDGE FAX (605) 224-9020March 21, 1988John Harmelink, Esq.Post Office Box 18Yankton, South Dakota 57078John Quaintance, Esq.Post Office Box 1103Sioux Falls, South Dakota 57101Re: In re Broken EAow Ranch. Inc. Chapter 12 87-30137Dear Counsel:The above entitled matter was heard on a motion to determinethe value of a secured claim pursuant to 11 USC, Section 506(a)filed by Federal Land Bank of Omaha. On March 4, 1988 a hearing onthis matter was held in Pierre, South Dakota. At that timetestimony was presented and three appraisals of the subjectproperty were submitted into evidence, and the Court took thematter under advisement. There was no unanimity among theappraisals, therefore, it is necessary to make certain adjustmentsto determine the market value of the subject property. A marketdata or sales approach method was used by each appraiser. LesMiller of Wheatstem Realty and Auction, appraiser for Federal LandBank of Omaha, determined the subject property to be valued at$299,505.00. Mr. Dan Chase, appraiser for Federal Land Bank ofOmaha determined the value to be $301,030.00. Doug Mortenson ofM.C. Associates, Inc., appraiser for Debtor, Broken Bow Ranch,Inc., determined the value to be $156,350.00. Mr. Mortensonprepared a supplemental appraisal which was not admissible byvirtue of this Court having granted Federal Land Bank of Omaha*amotion in limjne based upon failure to timely file the samepursuant to this Court*s pre-trial order. It is further noted thatMr. Miller did not use a cost or income approach which both of theother appraisers testified they did as a check or aid in arrivingat their respective market values for the subject property. ThisCourt has discounted the Miller appraisal after several fallacieswere revealed during his testimony and cross-examination.-2- To adjust the disparities which exist between the Chase andMortenson appraisals, this Court has compared the cost approach ofeach appraisal and made adjustments which the testimony indicatedwould be warranted. It is disgruntling to note that the appraiserscannot arrive at a consensus as to the proper allocation of acreagefor the various classifications contained within the subjectproperty.This Court is satisfied after reviewing Mr. Mortensonstestimony that his calculations of the contributing value ofirrigation are not the result of any recognized method. This Courtin determining the value of adjoining property, i.e. the Zemancase, found the application of proper methods of determinationwould result in a $100.00 per acre increase in value. This Courthas applied this factor in the present case.This Court finds there are approximately 608 acres ofirrigated cropland and allocates $270.00 per acre to 394 acres and$160.00 per acre to 155 acres. There are approximately 88 acres ofnon-irrigated cropland which the Court values at $170.00 per acre.There are 36 acres of pasture which this Court values at $75.00 peracre- There are 24 acres of trees and building lots which thisCourt values at $65.00 per acre. This Court has allowedapproximately 47 acres for roads and waste at zero value.As to the value of the irrigation equipment, this Courtbelieves that Miller*s value of $65,000.00 and Chase*s value of$45,600.00 are excessive according to the testimony. Therefore,this Court determines the value of the irrigation equipment to be$35,000.00.The Court finds the value of the improvements to be$40,000.00.The following is a recapitulation of the items set out above:394 Acres Irrigated x $270.00/acre = $106,380.00214 Acres Irrigated x $16O.00/acre = $ 34,240.0088 Acres Dry Land x $170.00/acre = $ 14,960.0036 Acres Pasture x $ 75.00/acre = $ 2,700.0024 Acres Trees/Bid. tots x $ 65.00/acre = $ 1,560.0047 Acres Waste Land & Roads No Value 0$159,840.00Irrigation Equipment $ 35,000.00Improvements $ 40,000.00-3-This Court determines the value of the Broken Bow Ranch, Inc.to be $234,840.00. Counsel for Federal Land Bank of Omaha maysubmit findings of fact, conclusions of law and a judgmentaccordingly.By way of postscript, the Court finds the task of reconcilingthe disparities among the different methods applied by theappraisers evolving from their varying expertise almost an effortin futility. Many times what appears to be a guesstimate* of theCourt is actually its best efforts in attempting to reconcile whaton the surface appears to be irreconcilable differences in theappraisals. Greater uniformity by the appraisers would make thistask easier for the Court.Very truly yours, Irvin N. Hoyt Bankruptcy JudgeINH/shCC: Bankruptcy ClerkJohn Lovald, Trustee
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