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Size Size and unit price typically have an inverse relationship, that is, smaller tracts sell for more per square foot, when all other things are equal. Sale 5 was very similar in size and it was unadjusted. Conversely, sales 2 and 3 were about 94% larger than the subject, and each was adjusted +10%. Sale 4 was 210% larger and sale 1 was 264% larger than the subject. Thus, sale 4 was adjusted +20% and sale 1 was adjusted +25%. iWiLty This category included shape, topography, terrain, frontage/ street access, zoning, availability of utilities, presence of flood plain and the general suitability of a property to its highest and best use. The subject was a rectangular shaped, level, open, corner lot with Commercial zoning and access to all city utilities; however, it was extremely narrow (51' wide) and approximately 15% of the site was in the flood plain. All of the sales had generally superior shapes with at least 55% more width with some much wider than that. They were all adjusted -20% for lot width. The subject and all of the sales had full utilities. None of the sales had any flood plain while at least 15% of the subject was in the 100 year flood plain. All of the sales were adjusted -15% for that factor. The subject and sales 2, 3 and 5 were corner lots, which are generally considered superior to interior lots. Sales 2, 3 and 5 were unadjusted, but sale 1 was considered 20% inferior. Sale 4 was an interior lot but had frontage on a paved alley that formed its south (rear) line. It was adjusted +10%. The zoning varied from Light Industrial to General Retail to Central Area and Commercial, like the subject. An analysis of the otherwise adjusted values from these and other paired sales shows that the differences in these categories were not value -impacting, and no adjustments were necessary. Reconciliation of the. Sales, Coml anis. ol�Ijmach The sales had a raw price range without adjustments from $1.59 PSF to $3.06 PSF with a median at $2.41 PSF. Sale 5, the most recent and similar sized sale, had the lowest price per square foot. On the other hand, sale 2, which was just five blocks south of the subject, had the highest unit price. Qualitatively, all of the sales had superior utility in that they lacked any flood plain and all had a more useable width. After adjustments for the most significant differences in market conditions, location, size and utility features, the value range was not any tighter but it was higher than the raw price per square foot range as it varied from $1.55 PSF up to $3.02 PSF with a median of $2.22 PSF. Sale 5 was still the lowest; sale 2 was still the highest; and sale 3 was still the median. Sale 5 was similar in size and had generally similar utility features, except for the lack of flood plain; however, it had an inferior location directly opposite the growth pattern. Sale 4, the second most recent sale, had the second lowest value, which was just under the median. It was much larger and it was an interior lot but had frontage along an alley that formed its south line. It was also wider and lacked any flood plain. Sale 3, the median, was larger with an inferior location, but it had superior utility features. Sale 1 indicated an adjusted value of $2.58 PSF. It was the largest and most dated sale with generally superior utility features. It was purchased for a chain retail store, which could not be accommodated on the subject. Sale 2 had the highest adjusted value, and it was also a dated sale. It was larger with PAT MURPHY & ASSOCIATES 17