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IMPACT STUDY
Impact Study - Cell Tower
Plantation Road
Murrayville, New Hanover
County, North Carolina 28409
Type Report: Impact Study
Effective Date
October 9, 2022
(NH-003)
Real Prope rty Appraise rs an d Consul tants
1100 Sund ance D rive, Concord, North Carolina 28027
Telephone: 704-605-0595
October 18, 2022
Mr. Thomas H. Johnson
Attorney
Williams Mullen
301 Fayetteville Street
Suite 1700
Raleigh, NC 27601
RE: Impact Study for Proposed Telecommunications Facility located on Plantation Road,
Murrayville, New Hanover County, North Carolina.
Dear Mr. Johnson:
I have completed a study of the proposed tower. The scope of the assignment is to provide an
analysis and conclusions addressing items within my field of expertise associated with the issuance
of a special use permit for the proposed development. A special use permit includes four findings
of fact, of which two are addressed in this analysis. Details of these items are contained within this
report.
The location of the proposed tower is on a property owned by Kenneth and Eloise Parker, Sr.
according to the New Hanover County GIS. The site consists of 4.28 acres and is currently vacant.
The site is zone R15, Residential consistent with surrounding properties. The surrounding land
uses are low-density residential and agricultural. The most pertinent factor to the conclusions of
the study is the US 17 Hampstead Bypass infrastructure project that is currently under construction.
We provide details of this project in the attached study.
The impact study is intended to conform to the Uniform Standards of Professional Appraisal
Practice (USPAP), the Code of Professional Ethics and Standards of Professional Appraisal
Practice of the Appraisal Institute. The impact study is not an appraisal for several reasons
including but not necessarily limited to the scope of work of the study that does not include a
quantification of the impact if any in accordance with the New Hanover County criteria for the
special use permit. The impact study does employ appraisal methodologies in determining the
impact id any on adjacent or abutting properties.
The conclusions of this study are supported by the data and reasoning set forth in the attached
narrative. Your attention is invited to the Assumptions and Limiting Conditions section of this
report. The analysts certify that we have no present or contemplated future interest in the proposed
development, and that our fee for this assignment is in no way contingent upon the conclusions of
this study.
Tom Johnson
October 18, 2022
Page 2
(NH-003)
EXTRAORDINARY ASSUMPTIONS AND HYPOTHETICAL CONDITIONS:
It is an extraordinary assumption of this report that the improvements as described within this
report are compliant with the appropriate ordinance including but not necessarily limited to
setbacks, landscaping, access, and other items outside our field of expertise for this assignment.
These items will be addressed as part of the application by others with expertise within the
respective fields.
It is an extraordinary assumption of this report that the proposed development will be constructed
as detailed in the report. Further, it is an assumption of the study that the proposed access will be
in accordance with all local and state regulations. Maintenance will occur through a non-exclusive
easement that we assume is a legal access. Given access will be required for the development, we
consider the assumption reasonable for the purpose and intended use of this report.
The content and conclusions of this report are intended for our client and for the specified intended
uses only. They are also subject to the assumptions and limiting conditions as well as the specific
extraordinary assumption set forth in this report.
It is our opinion that the proposed development will not substantially injure the values of adjacent
or abutting properties and that the proposed development is in harmony with the area in which it
is to be located.
Thank you for the opportunity to be of service. If you have any questions or comments, please
contact our office.
Sincerely yours,
MICHAEL P. BERKOWITZ
MPB REAL ESTATE, LLC
IMPACT STUDY PLANTATION ROAD, MURRAYVILLE, NEW HANOVER COUNTY, NC Page 5 of 41
(NH-003) MPB REAL ESTATE, LLC
TABLE OF CONTENTS
SCOPE OF THE ASSIGNMENT ....................................................................................................................... 6
PREMISES OF THE STUDY ............................................................................................................................. 7
Identification of Subject..................................................................................................................................... 7
Client, Purpose, and Intended Use and Intended Users ..................................................................................... 7
Analyst ............................................................................................................................................................... 7
Property Inspection ............................................................................................................................................ 7
Extraordinary Assumptions of Report ............................................................................................................... 7
Effective Date of Study...................................................................................................................................... 8
Date of Report.................................................................................................................................................... 8
Type Report ....................................................................................................................................................... 8
Study Development and Reporting Process ....................................................................................................... 8
PROPOSED FACILITY ...................................................................................................................................... 9
Tower ................................................................................................................................................................. 9
Site Improvements ............................................................................................................................................. 9
Access .............................................................................................................................................................. 10
Location ........................................................................................................................................................... 12
SURROUNDING LAND USES ......................................................................................................................... 12
NEW HANOVER UDO ..................................................................................................................................... 13
MARKET RESEARCH ..................................................................................................................................... 16
Qualitative Analysis ......................................................................................................................................... 28
ADDENDA .......................................................................................................................................................... 31
Certification ..................................................................................................................................................... 32
Qualifications of the Analyst ........................................................................................................................... 40
IMPACT STUDY PLANTATION ROAD, MURRAYVILLE, NEW HANOVER COUNTY, NC Page 6 of 41
(NH-003) MPB REAL ESTATE, LLC
SCOPE OF THE
ASSIGNMENT
In accordance with our agreement with the client, this impact
study is specific to the needs of our client as part of an
application for a special use permit to be considered by New
Hanover County Officials. Our study and the reporting of our
study is in agreement with our client as follows:
The proposed development requires a Special Use Permit. The
report is intended to address items relevant to the issuance of
a special use permit. The following ‘Findings of Fact” was
extracted from the New Hanover County Unified
Development Ordinance (UDO).
The scope of the assignment includes research of existing
towers in New Hanover County. The neighborhoods and their
surrounding developments are researched to determine
whether the proposed development, referred to as the “The
Murrayville Site”, is consistent with the location of other
towers in the area and their impact, if any, on neighborhood
development patterns and property values.
The impact study provides an analysis of the surrounding
properties. The analysis includes existing improvements,
zoning designations and likely development patterns. The
existing uses as of the effective date of this report in concert
with the market data provided are contributing factors to the
conclusions of this study.
IMPACT STUDY PLANTATION ROAD, MURRAYVILLE, NEW HANOVER COUNTY, NC Page 7 of 41
(NH-003) MPB REAL ESTATE, LLC
PREMISES OF THE STUDY
Identification of Subject The Murrayville Site
Plantation Road
Murrayville, New Hanover County, NC 28409
New Hanover County Tax Parcel: R02800-004-012-001
Client, Purpose, and
Intended Use and Intended
Users
Mr. Thomas H. Johnson
Attorney
Williams Mullen
301 Fayetteville Street
Suite 1700
Raleigh, NC 27601
The client and intended user are Mr. Tom Johnson. The
intended use is as an aid to assist New Hanover County
officials in rendering a decision regarding the issuance of a
special use permit for the proposed development. The study
is not intended for any other use or users.
Analyst Michael P. Berkowitz
MPB Real Estate, LLC
1100 Sundance Drive
Concord, NC 28027
Property Inspection Michael Berkowitz inspected the property and neighborhood
surrounding the proposed development. Details of
surrounding land uses, and observations are provided
throughout the report. I also performed off site visual
inspections of several towers located in New Hanover County .
I consider the observations in the context of the market data.
They are a contributing factor to the conclusions. Photographs
of the property were taken during Mr. Berkowitz’s inspection.
Extraordinary
Assumptions of Report
It is an extraordinary assumption of this report that the
improvements as described within this report are compliant
with the appropriate ordinance including but not necessarily
limited to setbacks, landscaping, access, and other items
outside our field of expertise for this assignment. These items
IMPACT STUDY PLANTATION ROAD, MURRAYVILLE, NEW HANOVER COUNTY, NC Page 8 of 41
(NH-003) MPB REAL ESTATE, LLC
will be addressed as part of the application by others with
expertise within the respective fields.
It is an extraordinary assumption of this report that the
proposed development will be constructed as detailed in the
report. Further, it is an assumption of the study that the
proposed access will be in accordance with all local and state
regulations. Maintenance will occur through a non-exclusive
easement that we assume is a legal access. Given access will
be required for the development, we consider the assumption
reasonable for the purpose and intended use of this report.
These items will be addressed as part of the application by
others with expertise within the respective fields.
Should the extraordinary assumptions not exist, we reserve the
right to amend this study.
Effective Date of Study October 9, 2022
Date of Report October 18, 2022
Type Report Impact Study Report
Study Development and
Reporting Process
In preparing this study, the analyst:
Analyzes physical affects, if any, of the proposed
construction on properties in the immediate area as well as
the neighborhood;
Reviews plans for the proposed development to determine
whether it is in compliance with the New Hanover County
UDO with respect to items within my field of expertise;
Reviews site plan provided by our client with respect to
the physical characteristics of the proposed development;
Researches market data around existing cell towers in
New Hanover County to determine whether the proposed
development is consistent with other developments in the
area.
IMPACT STUDY PLANTATION ROAD, MURRAYVILLE, NEW HANOVER COUNTY, NC Page 9 of 41
(NH-003) MPB REAL ESTATE, LLC
PROPOSED FACILITY
Tower Based on information provided to the analyst, the proposed
tower will consist of a 195-foot “monopole” communications
tower. The survey appears to show that access to the tower
will be provided by a proposed driveway for the property. The
following site plan shows the proposed site.
SITE PLAN
Site Improvements The site improvements include a seven-foot chain link fence
with three strands of barbed wire. The site improvements will
include a 25-foot-wide landscaping buffer. Based on our
review of the New Hanover UDO, the site improvements meet
the requirements for the development.
IMPACT STUDY PLANTATION ROAD, MURRAYVILLE, NEW HANOVER COUNTY, NC Page 10 of 41
(NH-003) MPB REAL ESTATE, LLC
LANDSCAPING PLAN
Access According to the site plan, the access to the site will be via a
25-foot-wide utility/access easement extending from
IMPACT STUDY PLANTATION ROAD, MURRAYVILLE, NEW HANOVER COUNTY, NC Page 11 of 41
(NH-003) MPB REAL ESTATE, LLC
Plantation Road, which runs along the northern boundary of
the subject. The access road will be twelve feet wide and run
along the eastern boundary and turn into the center of the site
which will be the location of the tower. The following exhibit
was extracted from the site plan. Plantation Road is a gravel
Road that will likely be improved with the construction of the
bypass, which is under construction as of the effective date of
this study.
IMPACT STUDY PLANTATION ROAD, MURRAYVILLE, NEW HANOVER COUNTY, NC Page 12 of 41
(NH-003) MPB REAL ESTATE, LLC
Location The tower will be located close to the center of the site.
According to the plans, a significant portion of the site is
identified as wetlands. We assume the proposed development
will adhere to any restrictions associat4ed with this
designation. Along the western boundary of the subject is a
proposed off ramp from the bypass, which is under
construction. The proximity of the new highway is a factor in
the conclusions of this study.
The subject has a zoning designation of R-15, Residential
District. In the New Hanover UDO, we found that this
designation is intended to insure for orderly residential
development in areas without access to municipal water and
sanitary sewer service. The majority of the properties in the
immediate area including all of the adjacent or abutting
properties have the same designation.
SURROUNDING LAND USES
The proposed development is on a 4.28-acre tract of vacant
land that is encumbered with wetlands. The location adjacent
to the off ramp for the bypass will influence future
development patterns along the corridor. Based on
information from the Hanover County GIS, all the adjacent or
abutting properties are vacant land. The absence of access to
a paved road in conjunction with the presence of wetlands are
likely the two most significant factors influencing the absence
of development in the immediate area.
As we will discuss in the following section, the scope of the
assignment is to determine whether the proposed development
is in accordance with the New Hanover County UDO
regarding the issuance of a special use permit and the
development of wireless telecommunications facilities. The
items within our field of expertise are detailed in the following
section.
IMPACT STUDY PLANTATION ROAD, MURRAYVILLE, NEW HANOVER COUNTY, NC Page 13 of 41
(NH-003) MPB REAL ESTATE, LLC
NEW HANOVER UDO
As part of the assignment, I reviewed Article VI Section 63.5
of the New Hanover UDO regarding the development of
Telecommunication Facilities. I also reviewed Article VII of
the UDO regarding the findings of fact associated with the
approval or denial of a special use permit. The following was
extracted from the ordinance Section 70-7.
Item 1 – This item is outside my field of expertise.
Item 2 – It is our understanding, this will be performed and
reviewed by local officials in concert with our client.
Item 3 – The development, if completed as proposed, will not
substantially injure the value of abutting land. This is the focal
point of the remainder of the study.
Item 4 – The development, if completed as proposed, from an
appraiser’s perspective is in harmony with the area in which
it is to be located. This item is addressed in concert with the
analysis from Item 3.
Based on our review of the ordinance, the remainder of the
study focuses on adjoining or abutting properties and
potentially injurious effect of the special use on value. The
land uses for the area include vacant land. The following
analysis is based on the potential visual impact of the
proposed development on the respective abutting properties.
IMPACT STUDY PLANTATION ROAD, MURRAYVILLE, NEW HANOVER COUNTY, NC Page 14 of 41
(NH-003) MPB REAL ESTATE, LLC
The following aerial provides and overview of the immediate
area.
As shown on the aerial, the adjacent or abutting properties are
vacant land. Some of the properties are heavily wooded, while
the subject and the property immediately to the east are mostly
cleared. To the southwest of the subject are a residential
development with some dwellings constructed over the past
few years.
The development of the Hampstead Bypass is in two phases
and poses the most significant influence on development
patterns in the immediate area. The project was awarded for
construction in January 2022. The interchange of the bypass
and I-140 to the north of the subject is the largest interchange
of the proposed corridor. The off ramp to I-140 from the
bypass will run along the western boundary of the subject. A
knowledgeable buyer of any property would be aware of the
infrastructure project and consider the increase in
transportation linkage in the purchase price of any property.
The following map was extracted from the NCDOT website.
IMPACT STUDY PLANTATION ROAD, MURRAYVILLE, NEW HANOVER COUNTY, NC Page 15 of 41
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We will discuss property values later in the report. We
acknowledge that the proposed 195-foot tower will be visible
from the surrounding properties. The landscaping buffer will
to the extent possible screen the base of the tower from all o f
the surrounding properties.
Summary The items within our field of expertise focus on the aesthetic
impact of the proposed development. This is based on the
surrounding development patterns as detailed earlier in the
study. The limited utility of the subject and the highway under
construction are factors in the analysis.
IMPACT STUDY PLANTATION ROAD, MURRAYVILLE, NEW HANOVER COUNTY, NC Page 16 of 41
(NH-003) MPB REAL ESTATE, LLC
MARKET RESEARCH
A potential issue associated with the impact of the proposed
development is on property values in the immediate vicinity
and the neighborhood. We researched towers in Wilmington
and the surrounding area and identify the development
patterns around these towers. After analyzing the market data,
we compare this information to the proposed site and the
physical characteristics and development patterns
surrounding the proposed development.
New Hanover County
Towers
During our research, we observed several towers in New
Hanover County. Most of the towers found were in
established commercial or industrial areas. Towers are
classified as comparable for a variety of reasons including but
not necessarily limited to:
Location – The proposed location is in a rural area of
the county with the most of the land being vacant.
Surrounding Developments – The surrounding
developments include vacant land with some low
density residential in the immediate area.
Construction Type/Height – The proposed tower is a
monopole tower with a proposed height of 195 feet.
For the research of towers, we rely on information from
antennasearch.com, which we consider a reliable source of
information. Our search revealed 49 towers within a three-
mile radius of Plantation Road. We excluded towers listed that
were part of electrical transmission lines, which is
inconsistent with the proposed tower. Some of the towers
were not visible during our tour of the area. We also excluded
the towers over 250 feet which require lighting. We have also
included towers researched for a previous study in
Wilmington. The following chart provides a summary of the
towers studied in the area.
IMPACT STUDY PLANTATION ROAD, MURRAYVILLE, NEW HANOVER COUNTY, NC Page 17 of 41
(NH-003) MPB REAL ESTATE, LLC
After researching the towers in the area, several of the towers
are located on commercial or industrial properties. This
limited the number of towers for comparison. The towers
located in rural areas of the county did not provide adequate
quality or quantity of data to develop a credible quantitative
analysis. We did find one tower in a residential area that
provided data that can isolate the impact of an adjacent tower.
The most relevant local data is from a subdivision located off
Carolina Beach Road called Cypress Village. This
subdivision is in the construction phase. The following
provides an aerial and a PLAT of this development. The
tower, which was constructed in 1999 is located on the
adjacent property.
Tower Type Location Year Built Address Height (Feet)
Monopole Commercial 1995 4502 Park Avenue 95
Registered Institutional 2016 3310 South College Road 150
Monopole Commercial 2002 5515 Carolina Beach Road 160
Lattice Commercial/Industrial 2004 434 Raleigh Street 180
Monopole Industrial 2003 5501 Greenville Loop Road 156
Registered Institutional 2015 5591 Marvin K Mosss Lane 195
Registered Institutional NA Halyburton Memorial Parkway 140
Monopole Industrial NA River Road 199
Monopole Commercial/Residential NA Off Willowick Park Drive 170
Monopole Commercial/Industrial NA Pickard Road & Shipyard Blvd. 115
Monopole Residential/Vacant Land NA Behind Deer Hill Drive 147
Monopole Electrical NA Pine Grove Dr. & Beasley Rd. 108
Monopole Residential/Vacant Land NA Antietam Dr. & Appomattox Dr. 199
Lattice Commercial/Industrial NA Raleigh St. & Carolina Beach Dr. 200
Monopole Residential 1999 Behind Cypress Village Place 195
Slick Stick Mini-Storage NA 202 North Dow Road 150
Monopole Residential/Vacant Land 2012 225 Mabee Way 89
Monopole Residential 2016 Off Murrayville Road 170
Monopole Industrial 2006 7654 Market Street 150
Monopole Industrial 1995 8524 Market Street 180
Monopole Institutional/Residential 2013 6115 Gordon Road 163
Monopole Industrial 2019 2020 Corporate Drive 192
Monopole Industrial 1997 6819 Gordon Road 177
New Hanover County Tower Summary
IMPACT STUDY PLANTATION ROAD, MURRAYVILLE, NEW HANOVER COUNTY, NC Page 18 of 41
(NH-003) MPB REAL ESTATE, LLC
The following chart provides a summary of the sales in the
subdivision. The two sales highlighted in yellow are the two
lots adjacent to the tower.
IMPACT STUDY PLANTATION ROAD, MURRAYVILLE, NEW HANOVER COUNTY, NC Page 19 of 41
(NH-003) MPB REAL ESTATE, LLC
The sales have been arranged by date to reflect the higher
construction costs due to supply chain issues stemming from
the pandemic. The first three sales in the subdivision included
one of the lots adjacent to the tower. Despite its proximity to
the tower, the sale was the highest in price point and price per
square foot. Based on the analysis of the market date within
Address Sale Date Sales Price SF $/SF
773 Cypress Village Place 3/1/21 285,500$ 1,982 144.05$
777 Cypress Village Place 3/1/21 261,500$ 1,692 154.55$
781 Cypress Village Place 3/1/21 291,500$ 1,827 159.55$
712 Cypress Village Place 4/15/21 295,000$ 1,982 148.84$
715 Cypress Village Place 4/21/21 289,000$ 1,834 157.58$
708 Cypress Village Place 4/27/21 296,500$ 1,982 149.60$
732 Cypress Village Place 4/29/21 259,000$ 1,310 197.71$
736 Cypress Village Place 5/4/21 269,500$ 1,703 158.25$
707 Cypress Village Place 5/21/21 323,000$ 2,379 135.77$
733 Cypress Village Place 6/11/21 327,000$ 2,379 137.45$
728 Cypress Village Place 6/17/21 298,500$ 1,982 150.61$
780 Cypress Village Place 6/24/21 257,500$ 1,284 200.55$
760 Cypress Village Place 6/30/21 293,500$ 1,982 148.08$
725 Cypress Village Place 7/2/21 315,000$ 1,923 163.81$
711 Cypress Village Place 7/23/21 305,500$ 2,048 149.17$
765 Cypress Village Place 9/3/21 290,000$ 1,863 155.66$
748 Cypress Village Place 9/9/21 289,000$ 1,982 145.81$
749 Cypress Village Place 10/7/21 288,500$ 2,002 144.11$
753 Cypress Village Place 10/7/21 286,500$ 2,062 138.94$
724 Cypress Village Place 10/25/21 329,500$ 2,366 139.26$
752 Cypress Village Place 12/3/21 291,500$ 1,680 173.51$
764 Cypress Village Place 12/29/21 270,500$ 1,358 199.19$
772 Cypress Village Place 1/7/22 262,500$ 1,345 195.17$
768 Cypress Village Place 1/12/22 278,500$ 1,358 205.08$
720 Cypress Village Place 1/14/22 298,500$ 1,886 158.27$
769 Cypress Village Place 3/15/22 278,000$ 1,692 164.30$
756 Cypress Village Place 3/17/22 301,000$ 1,850 162.70$
744 Cypress Village Place 3/31/22 299,000$ 1,702 175.68$
757 Cypress Village Place 4/26/22 292,000$ 1,692 172.58$
716 Cypress Village Place 4/29/22 298,000$ 1,886 158.01$
745 Cypress Village Place 5/5/22 348,500$ 2,240 155.58$
761 Cypress Village Place 5/20/22 304,500$ 1,982 153.63$
776 Cypress Village Place 5/26/22 268,000$ 1,345 199.26$
Cypress Village Sales Summary
IMPACT STUDY PLANTATION ROAD, MURRAYVILLE, NEW HANOVER COUNTY, NC Page 20 of 41
(NH-003) MPB REAL ESTATE, LLC
this subdivision, the tower does not substantially injure the
value of adjacent properties.
Given the limited data for the local towers, we provide
additional examples from studies performed in North
Carolina. These examples are provided in support of the
limited data from the local market. Given the residential
zoning of the surrounding properties, we provide examples of
residential developments with visual impact from a tower.
Other Market Data The first example is located on Woodpark Drive in High
Point, North Carolina. The monopole tower is similar to the
proposed tower. The surrounding developments are
townhomes that provide adequate quantity of data to develop
an opinion of whether this tower influences value. The
townhomes in the development have varying levels of visual
influence from the tower. The sales highlighted in yellow have
the highest level of visual influence from the tower as the
tower is located in view of their front door.
IMPACT STUDY PLANTATION ROAD, MURRAYVILLE, NEW HANOVER COUNTY, NC Page 21 of 41
(NH-003) MPB REAL ESTATE, LLC
We have included this example because higher density
residential developments are prevalent along major
transportation corridors. The sales directly across the street
from the tower, shown in yellow, do not show any influence
from the tower. In fact, one sale across the street is the highest
priced sale found within the past several years. This data
provides evidence that the visual influence from the tower has
no influence on prices paid.
The second example is from a subdivision in Cornelius, North
Carolina. Victoria Bay is a waterfront community on Lake
Norman and has similar improvements. This subdivision
includes some homes with frontage on the water. We have
excluded these sales to assist in isolating the influence of the
tower if any on residential properties. The following chart
provides a summary of the sales. The sales highlighted in
yellow have visual influence from the tower. The sales
highlighted in green are for a resale of the same property.
ID Address Size SF Bedrooms Bathrooms Sale Price Price/Sq. Ft. Sale Date Deed Book Page
196643 7836 WOODPARK DR 1,264 3 2 $100,000 $79.11 7/5/2018 8065-0590
196633 7820 WOODPARK DR 1,266 3 2 $137,000 $108.21 7/27/2016 7837-2933
196634 7822 WOODPARK DR 1,266 3 2 $122,000 $96.37 5/28/2015 7704-3038
196637 7828 WOODPARK DR 1,266 3 2 $114,000 $90.05 8/22/2014 7626-0825
196644 7846 WOODPARK DR 1,264 3 2 $135,000 $106.80 10/5/2017 7982-1602
196645 7844 WOODPARK DR 1,152 2 2 $98,000 $85.07 7/23/2014 7617-0256
196645 7844 WOODPARK DR 1,152 2 2 $104,500 $90.71 8/12/2016 7844-0746
196652 7871 WOODPARK DR 1,264 3 2 $115,000 $90.98 10/14/2014 7641-1701
196656 7859 WOODPARK DR 1,264 3 2 $125,000 $98.89 4/13/2017 7923-1098
196658 7855 WOODPARK DR 1,264 3 2 $106,000 $83.86 5/14/2015 7700-2575
Castle Pines at Hickswood Townhomes
IMPACT STUDY PLANTATION ROAD, MURRAYVILLE, NEW HANOVER COUNTY, NC Page 22 of 41
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The sales shown have an average price per square foot of
$132.11. Three of the four sales with visual influence from the
tower are above the average. Six of the sales in the data set
were of the same model. Three of the sales have visual
influence from the tower. The prices paid per square foot are
comparable. The indication from the market is that the visual
Parcel # Street Address Sales Date Size (SF) $/SF Sales Price
003-381-44 19911 Marina Village Dr. April 13, 2018 1,620 138.27$ 224,000$
003-381-40 18505 Victoria Bay Dr. November 13, 2018 1,620 155.86$ 252,500$
003-381-30 18526 Victoria Bay Dr. July 1, 2020 2,219 145.11$ 322,000$
003-381-62 18611 Victoria Bay Dr. November 16, 2018 1,620 146.91$ 238,000$
003-381-65 18623 Victoria Bay Dr. February 28, 2018 1,620 139.51$ 226,000$
003-381-66 18627 Victoria Bay Dr. October 18, 2018 1,620 151.23$ 245,000$
003-381-25 18624 Victoria Bay Dr. November 20, 2018 2,052 119.40$ 245,000$
003-381-14 20030 Coral Cove Ct. January 11, 2018 1,620 134.57$ 218,000$
003-382-02 18122 Bluff Inlet Rd. June 19, 2020 2,071 153.31$ 317,500$
003-195-09 18111 Bluff Inlet Rd. May 18, 2018 2,052 121.83$ 250,000$
003-195-06 18021 Bluff Inlet Rd. July 16, 2018 2,012 136.68$ 275,000$
003-195-01 18001 Bluff Inlet Rd. April 17, 2020 1,645 151.98$ 250,000$
003-196-23 20815 Brinkley St. June 17, 2020 2,610 128.35$ 335,000$
003-196-12 18208 Harbor Mist Rd. February 23, 2018 2,709 108.90$ 295,000$
003-196-12 18208 Harbor Mist Rd. August 3, 2018 2,709 124.03$ 336,000$
003-196-36 20933 Brinkley St. September 7, 2018 2,528 128.56$ 325,000$
003-194-57 20102 Beard St. August 21, 2020 2,386 155.07$ 370,000$
003-195-59 20115 Beard St. September 4, 2018 2,263 124.61$ 282,000$
003-194-51 20914 Brinkley St. December 27, 2018 2,609 109.62$ 286,000$
003-194-25 18307 Victoria Bay Dr. February 21, 2018 2,332 125.21$ 292,000$
003-194-26 18311 Victoria Bay Dr. September 21, 2018 2,582 114.25$ 295,000$
003-194-25 18327 Victoria Bay Dr. January 24, 2018 2,609 105.40$ 275,000$
003-194-34 18409 Victoria Bay Dr. August 13, 2018 2,655 119.77$ 318,000$
Victoria Bay
IMPACT STUDY PLANTATION ROAD, MURRAYVILLE, NEW HANOVER COUNTY, NC Page 23 of 41
(NH-003) MPB REAL ESTATE, LLC
impact from the tower does not adversely impact property
values in Victoria Bay.
The next tower with adequate data is a lattice tower located at
2517 Providence Road in Weddington, North Carolina.
Typically, we would not include this tower because of its
construction type and taller size. This tower as shown on the
photograph poses a significantly higher visual impact on the
subdivision to the north, Inverness at Providence Road. The
following chart provides a summary of market data for homes
in the subdivision. The sales highlighted in yellow have
significant visual impact from the tower. The sales
highlighted in green are resales of the same property to reflect
the appreciating market.
Parcel Number Book & Page Acreage Address Sale Amount Sale Date Year Built SF $/SF Parcel Number Book & Page Acreage Address Sale Amount Sale Date Year Built SF $/SF
6159379 7154 747 0.32 104 SOMERLED WAY 508,500$ 5/11/2018 2018 3,479 146.16$ 6159445 7736 0391 0.36 309 SOMERLED WAY 525,000$ 7/15/2020 2016 3,893 134.86$
6159380 7145 188 0.37 108 SOMERLED WAY 471,000$ 4/27/2018 2017 3,859 122.05$ 6159446 6781 278 0.38 313 SOMERLED WAY 557,000$ 9/28/2016 2016 4,339 128.37$
6159381 7146 402 0.4 112 SOMERLED WAY 438,500$ 4/30/2018 2017 3,248 135.01$ 6159447 7120 362 0.32 317 SOMERLED WAY 534,500$ 3/19/2018 2017 4,291 124.56$
6159382 7172 333 0.4 113 SOMERLED WAY 559,000$ 6/8/2018 2015 3,921 142.57$ 6159448 7225 798 0.25 321 SOMERLED WAY 490,000$ 8/29/2018 2018 3,788 129.36$
6159383 7219 178 0.24 117 SOMERLED WAY 520,000$ 8/20/2018 2015 3,243 160.35$ 6159449 7244 446 0.25 325 SOMERLED WAY 472,500$ 10/1/2018 2018 4,225 111.83$
6159384 7244 560 0.24 121 SOMERLED WAY 514,000$ 10/1/2018 2018 4,354 118.05$ 6159450 7536 0594 0.25 329 SOMERLED WAY 542,500$ 12/10/2019 2016 3,824 141.87$
6159385 7942 0230 0.24 125 SOMERLED WAY 550,000$ 1/4/2021 2018 3,248 169.33$ 6159451 6967 230 0.25 333 SOMERLED WAY 540,000$ 7/5/2017 2016 4,556 118.53$
6159386 6719 319 0.26 129 SOMERLED WAY 503,500$ 7/12/2016 2015 3,921 128.41$ 6159452 7219 017 0.27 337 SOMERLED WAY 455,000$ 8/17/2018 2018 3,248 140.09$
6159387 6546 130 0.27 201 SOMERLED WAY 486,000$ 10/12/2015 2015 3,942 123.29$ 6159453 7147 488 0.32 341 SOMERLED WAY 483,000$ 5/1/2018 2017 3,892 124.10$
6159388 6699 852 0.25 205 SOMERLED WAY 453,000$ 6/16/2016 2016 3,245 139.60$ 6159454 7144 410 0.33 345 SOMERLED WAY 491,500$ 4/26/2018 2017 3,248 151.32$
6159389 6822 104 0.25 209 SOMERLED WAY 491,000$ 11/18/2016 2015 3,900 125.90$ 6159455 7684 0116 0.32 349 SOMERLED WAY 525,000$ 5/29/2020 2016 3,415 153.73$
6159390 6825 072 0.25 213 SOMERLED WAY 471,000$ 11/22/2016 2015 3,756 125.40$ 6159458 6885 265 0.353 105 BARCLAY DR 467,000$ 3/1/2017 2016 3,646 128.09$
6159391 6633 228 0.3 217 SOMERLED WAY 478,000$ 3/16/2016 2015 3,868 123.58$ 6159459 6880 725 0.342 109 BARCLAY DR 528,500$ 2/22/2017 2016 3,173 166.56$
6159392 6950 743 0.242 317 BARCLAY DR 668,500$ 6/12/2017 2016 6,507 102.74$ 6159460 6940 081 0.317 113 BARCLAY DR 518,000$ 5/26/2017 2017 4,291 120.72$
6159393 6851 790 0.27 321 BARCLAY DR 502,500$ 12/29/2016 2016 3,897 128.95$ 6159461 7047 708 0.358 117 BARCLAY DR 417,500$ 11/3/2017 2017 3,160 132.12$
6159394 6645 149 0.35 325 BARCLAY DR 495,500$ 4/1/2016 2015 3,892 127.31$ 6159462 6920 777 0.305 121 BARCLAY DR 571,000$ 4/27/2017 2017 4,775 119.58$
6159396 6670 745 0.23 333 BARCLAY DR 491,500$ 5/9/2016 2016 3,892 126.28$ 6159463 7429 307 0.25 125 BARCLAY DR 588,000$ 7/31/2019 2018 3,892 151.08$
6159397 6712 081 0.23 337 BARCLAY DR 391,500$ 6/30/2016 2016 3,180 123.11$ 6159463 7224 607 0.25 125 BARCLAY DR 572,000$ 8/28/2018 2018 3,892 146.97$
6159398 6823 029 0.28 341 BARCLAY DR 458,500$ 11/18/2016 2016 3,186 143.91$ 6159464 7122 746 0.271 129 BARCLAY DR 526,500$ 3/22/2018 2017 5,874 89.63$
6159399 7086 853 0.29 2905 MERRYVALE WAY 545,000$ 1/12/2018 2016 4,222 129.09$ 6159466 7488 0001 0.274 137 BARCLAY DR 570,000$ 10/11/2019 2017 4,560 125.00$
6159400 6846 365 0.29 2909 MERRYVALE WAY 538,000$ 12/21/2016 2016 4,434 121.34$ 6159467 6921 598 0.274 141 BARCLAY DR 452,000$ 4/28/2017 2017 3,426 131.93$
6159401 6659 509 0.31 2913 MERRYVALE WAY 459,000$ 4/25/2016 2016 3,245 141.45$ 6159468 7397 0704 0.25 145 BARCLAY DR 521,000$ 6/21/2019 2017 3,763 138.45$
6159402 6655 785 0.38 2917 MERRYVALE WAY 507,000$ 4/19/2016 2015 3,868 131.08$ 6159469 7032 212 0.25 149 BARCLAY DR 458,000$ 10/11/2017 2017 3,167 144.62$
6159403 6782 657 0.39 2920 MERRYVALE WAY 553,500$ 9/29/2016 2016 4,339 127.56$ 6159470 7223 321 0.25 153 BARCLAY DR 486,500$ 8/24/2018 2018 4,260 114.20$
6159404 6853 642 0.36 2916 MERRYVALE WAY 545,000$ 12/30/2016 2016 4,516 120.68$ 6159471 7244 507 0.25 157 BARCLAY DR 545,500$ 10/1/2018 2018 4,310 126.57$
6159405 6640 381 0.28 2912 MERRYVALE WAY 452,000$ 3/28/2016 2015 3,884 116.37$ 6159472 7243 553 0.25 161 BARCLAY DR 469,500$ 9/28/2018 2018 3,666 128.07$
6159406 6590 757 0.29 2908 MERRYVALE WAY 452,500$ 12/28/2015 2015 3,909 115.76$ 6159473 7237 611 0.25 165 BARCLAY DR 468,000$ 9/20/2018 2018 3,889 120.34$
6159407 6591 307 0.29 2904 MERRYVALE WAY 448,000$ 12/28/2015 2015 3,892 115.11$ 6159474 7177 736 0.25 169 BARCLAY DR 511,500$ 6/18/2018 2018 3,822 133.83$
6159408 6591 474 0.33 2900 MERRYVALE WAY 451,000$ 12/29/2015 2015 3,868 116.60$ 6159475 7237 408 0.25 173 BARCLAY DR 480,000$ 9/20/2018 2018 3,892 123.33$
6159409 6690 738 0.29 2808 MERRYVALE WAY 419,000$ 6/3/2016 2016 3,245 129.12$ 6159476 7778 110 0.25 177 BARCLAY DR 530,000$ 8/19/2020 2018 3,559 148.92$
6159410 6643 595 0.32 2804 MERRYVALE WAY 513,000$ 3/31/2016 2015 3,756 136.58$ 6159476 7235 595 0.25 177 BARCLAY DR 489,000$ 9/18/2018 2018 3,559 137.40$
6159411 7150 630 0.25 120 SOMERLED WAY 456,000$ 5/4/2018 2017 3,559 128.13$ 6159477 7775 473 0.298 181 BARCLAY DR 585,000$ 8/17/2020 2018 3,788 154.44$
6159412 6688 409 0.24 124 SOMERLED WAY 432,000$ 6/1/2016 2015 3,106 139.09$ 6159477 7227 402 0.298 181 BARCLAY DR 529,500$ 8/31/2018 2018 3,788 139.78$
6159413 7273 540 0.29 128 SOMERLED WAY 505,000$ 11/26/2018 2015 3,892 129.75$ 6159478 7243 069 0.287 185 BARCLAY DR 430,000$ 9/28/2018 2018 3,248 132.39$
6159414 6959 391 0.28 200 SOMERLED WAY 459,000$ 6/26/2017 2017 3,701 124.02$ 6159479 7202 403 0.287 189 BARCLAY DR 534,000$ 7/24/2018 2018 3,274 163.10$
6159415 6608 661 0.25 204 SOMERLED WAY 419,000$ 2/1/2016 2015 3,868 108.32$ 6159480 7437 393 0.287 193 BARCLAY DR 549,000$ 8/12/2019 2017 3,592 152.84$
6159416 6731 757 0.25 208 SOMERLED WAY 467,500$ 7/28/2016 2016 3,890 120.18$ 6159480 7110 539 0.287 193 BARCLAY DR 520,000$ 2/28/2018 2017 3,592 144.77$
6159417 6757 188 0.25 212 SOMERLED WAY 456,500$ 8/30/2016 2016 3,881 117.62$ 6159481 7077 103 0.287 197 BARCLAY DR 621,500$ 12/22/2017 2017 6,158 100.93$
6159419 7045 313 0.3 220 SOMERLED WAY 460,000$ 10/31/2017 2016 3,173 144.97$ 6159482 7917 0532 0.295 201 BARCLAY DR 530,000$ 12/11/2020 2017 3,260 162.58$
6159420 6868 158 0.27 328 BARCLAY DR 529,500$ 1/31/2017 2016 4,340 122.00$ 6159483 7040 873 0.29 205 BARCLAY DR 462,000$ 10/25/2017 2017 3,900 118.46$
6159421 6971 136 0.25 332 BARCLAY DR 466,000$ 7/12/2017 2017 3,833 121.58$ 6159484 7079 604 0.267 209 BARCLAY DR 521,000$ 12/29/2017 2017 3,806 136.89$
6159422 7204 509 0.25 336 BARCLAY DR 530,000$ 7/27/2018 2016 4,339 122.15$ 6159485 7042 866 0.283 213 BARCLAY DR 430,500$ 10/27/2017 2017 3,173 135.68$
6159423 6725 875 0.42 340 BARCLAY DR 533,000$ 7/21/2016 2016 3,892 136.95$ 6159486 7003 282 0.371 200 BARCLAY DR 558,500$ 8/28/2017 2017 4,531 123.26$
6159424 7242 439 0.33 301 SOMERLED WAY 500,000$ 9/27/2018 2016 4,310 116.01$ 6159487 6959 514 0.324 188 BARCLAY DR 488,500$ 6/26/2017 2017 3,911 124.90$
6159425 6842 058 0.32 305 SOMERLED WAY 433,500$ 12/16/2016 2016 3,173 136.62$ 6159488 6985 188 0.333 180 BARCLAY DR 552,000$ 7/31/2017 2017 4,541 121.56$
6159433 7224 094 0.3 301 BARCLAY DR 455,500$ 8/27/2018 2018 3,479 130.93$ 6159489 7091 878 0.254 172 BARCLAY DR 495,500$ 1/24/2018 2017 3,274 151.34$
6159434 6825 757 0.27 305 BARCLAY DR 644,500$ 11/22/2016 2016 5,830 110.55$ 6159490 7205 416 0.25 168 BARCLAY DR 503,500$ 7/30/2018 2018 4,310 116.82$
6159435 6825 096 0.28 309 BARCLAY DR 632,000$ 11/22/2016 2016 5,954 106.15$ 6159491 7066 746 0.25 164 BARCLAY DR 482,000$ 12/7/2017 2017 4,211 114.46$
6159436 6744 188 0.33 313 BARCLAY DR 534,500$ 8/15/2016 2016 3,868 138.19$ 6159492 7073 062 0.25 160 BARCLAY DR 477,500$ 12/18/2017 2017 3,912 122.06$
6159437 7147 247 0.28 308 SOMERLED WAY 464,500$ 4/30/2018 2016 3,879 119.75$ 6159493 7546 349 0.25 156 BARCLAY DR 521,000$ 12/20/2019 2017 3,248 160.41$
6159438 6660 854 0.25 316 SOMERLED WAY 465,500$ 4/26/2016 2016 3,890 119.67$ 6159493 7140 614 0.25 156 BARCLAY DR 514,500$ 4/20/2018 2017 3,248 158.41$
6159439 6693 863 0.24 320 SOMERLED WAY 448,000$ 6/8/2016 2016 3,868 115.82$ 6159494 6982 514 0.25 152 BARCLAY DR 506,000$ 7/27/2017 2017 4,566 110.82$
6159440 7232 454 0.24 324 SOMERLED WAY 533,000$ 9/10/2018 2016 3,756 141.91$ 6159495 7139 083 0.25 148 BARCLAY DR 470,000$ 4/18/2018 2017 3,883 121.04$
6159441 6693 353 0.24 328 SOMERLED WAY 495,000$ 6/8/2016 2016 3,408 145.25$ 6159496 7067 001 0.25 144 BARCLAY DR 500,000$ 12/7/2017 2017 4,311 115.98$
6159442 6653 116 0.24 332 SOMERLED WAY 452,500$ 4/14/2016 2015 3,890 116.32$ 6159497 6885 172 0.307 140 BARCLAY DR 473,000$ 2/28/2017 2016 3,918 120.72$
6159443 6712 158 0.29 340 SOMERLED WAY 456,500$ 7/1/2016 2016 3,245 140.68$ 6159498 7078 310 0.304 132 BARCLAY DR 429,500$ 12/27/2017 2017 3,164 135.75$
6159444 7833 0099 0.27 348 SOMERLED WAY 595,000$ 10/2/2020 2016 3,196 186.17$ 6159499 6867 900 0.25 124 BARCLAY DR 439,500$ 1/30/2017 2016 3,866 113.68$
6159500 6931 427 0.458 116 BARCLAY DR 581,000$ 5/12/2017 2017 4,331 134.15$
Inverness Subdivision Sales
IMPACT STUDY PLANTATION ROAD, MURRAYVILLE, NEW HANOVER COUNTY, NC Page 24 of 41
(NH-003) MPB REAL ESTATE, LLC
The most significant factor in the analysis of the data is the
date of sale. The housing shortage has shown a spike in prices
paid. The price point for these homes averages approximately
$500,000. The sales prices for the houses with visual
influence from the tower range from $448,000 to $553,500
which is consistent with the sales of homes without a visual
influence despite their older sale date. The price per square
foot for the impacted houses ranges from $115.11 to $141.45
per square foot. Again, the rates bookend the median and
averages for the neighborhood. The indication from the
analysis is that the presence of a cell tower posing a higher
level of visual impact with a light did not significantly impact
the value of properties.
The Vickery subdivision located in Waxhaw, North Carolina
has a cell tower just north of the lots at the terminus of Vickery
Drive. This tower has a comparable distance to adjacent
improvements. The vegetative buffer is comparable to the
proposed tower. The analysis for those properties closest to
the tower are compared to those within the remainder of the
subdivision. The following chart provides sales within the
Size Sale Price $/SF
Minimum 3,106 391,500$ 89.63$
Maximum 6,507 668,500$ 186.17$
Average 3,894 501,287$ 130.65$
Median 3,879 495,500$ 128.09$
Inverness Summary
IMPACT STUDY PLANTATION ROAD, MURRAYVILLE, NEW HANOVER COUNTY, NC Page 25 of 41
(NH-003) MPB REAL ESTATE, LLC
subdivision with the properties closest to the tower
highlighted in yellow.
Parcel Number
Book &
Page Acreage Address Sale Amount Size SFD (SF) Price/SF Sale Date
Assessed
Value
% of
Assessed
Value Year Built
7075300 6775 248 0.474 1209 VICKERY DR 474,000$ 4,032 117.56$ 9/21/2016 387,500$ 122% 2016
7075301 6775 389 0.584 1215 VICKERY DR 467,000$ 4,224 110.56$ 9/21/2016 398,200$ 117% 2016
7075299 6778 636 0.481 1205 VICKERY DR 447,000$ 3,453 129.45$ 9/26/2016 358,100$ 125% 2016
7075302 6781 324 0.472 1305 VICKERY DR 429,900$ 3,011 142.78$ 9/28/2016 366,300$ 117% 2016
7075308 6782 602 0.486 1416 VICKERY DR 404,000$ 3,427 117.89$ 9/29/2016 344,300$ 117% 2016
7075305 6785 056 0.46 1415 VICKERY DR 438,000$ 3,789 115.60$ 9/30/2016 380,200$ 115% 2016
7075304 6786 509 0.501 1407 VICKERY DR 390,000$ 2,922 133.47$ 10/4/2016 316,900$ 123% 2016
7075315 6800 627 0.608 1300 VICKERY DR 436,500$ 3,073 142.04$ 10/21/2016 340,200$ 128% 2016
7075310 6802 034 0.565 1408 VICKERY DR 495,500$ 4,032 122.89$ 10/24/2016 387,300$ 128% 2016
7075309 6807 378 0.53 1412 VICKERY DR 508,815$ 3,865 131.65$ 10/28/2016 406,700$ 125% 2016
7075303 6807 603 0.466 1401 VICKERY DR 435,000$ 3,571 121.81$ 10/31/2016 362,400$ 120% 2016
7075298 6835 577 0.514 1201 VICKERY DR 480,705$ 3,956 121.51$ 12/7/2016 388,200$ 124% 2016
7075314 6843 242 0.498 1304 VICKERY DR 464,900$ 3,850 120.75$ 12/16/2016 375,900$ 124% 2016
7075307 6843 367 0.466 1423 VICKERY DR 470,000$ 3,672 128.00$ 12/19/2016 362,500$ 130% 2016
7075326 6844 281 0.463 2023 DONOVAN DR 450,500$ 2,922 154.18$ 12/19/2016 324,100$ 139% 2016
7075330 6847 478 0.529 2028 DONOVAN DR 438,500$ 3,642 120.40$ 12/22/2016 355,500$ 123% 2016
7075335 6848 787 0.504 2011 CHALET LN 475,207$ 3,672 129.41$ 12/27/2016 363,700$ 131% 2016
7075331 6848 807 0.473 2024 DONOVAN DR 492,000$ 4,832 101.82$ 12/27/2016 420,500$ 117% 2016
7075332 6851 725 0.461 2018 DONOVAN DR 454,348$ 3,594 126.42$ 12/29/2016 358,800$ 127% 2016
7075312 6851 804 0.542 1402 VICKERY DR 417,000$ 3,037 137.31$ 12/29/2016 338,500$ 123% 2016
7075325 6859 111 0.463 2019 DONOVAN DR 462,500$ 3,037 152.29$ 1/13/2017 338,900$ 136% 2016
7075317 6862 313 0.496 1110 VICKERY DR 448,836$ 3,644 123.17$ 1/19/2017 376,500$ 119% 2016
7075313 6880 472 0.497 1308 VICKERY DR 476,853$ 4,102 116.25$ 2/22/2017 395,100$ 121% 2016
7075350 6882 808 0.483 1004 KARA CT 459,050$ 3,430 133.83$ 2/24/2017 344,000$ 133% 2016
7075311 6883 380 0.513 1406 VICKERY DR 499,900$ 4,240 117.90$ 2/27/2017 406,500$ 123% 2016
7075338 6886 457 0.537 3021 CHALET LN 506,000$ 3,803 133.05$ 3/2/2017 369,800$ 137% 2016
7075337 6891 603 0.531 3015 CHALET LN 442,890$ 3,036 145.88$ 3/10/2017 323,500$ 137% 2016
7075333 6892 523 0.473 2012 DONOVAN DR 494,990$ 3,777 131.05$ 3/13/2017 382,500$ 129% 2016
7075345 6894 492 0.534 3000 CHALET LN 432,000$ 3,109 138.95$ 3/16/2017 336,300$ 128% 2016
7075306 6896 071 0.462 1419 VICKERY DR 455,800$ 3,488 130.68$ 3/20/2017 366,600$ 124% 2016
7075334 6903 497 0.567 2002 DONOVAN DR 469,900$ 3,430 137.00$ 3/30/2017 359,100$ 131% 2016
7075336 6928 229 0.521 3003 CHALET LN 558,582$ 4,258 131.18$ 5/9/2017 403,700$ 138% 2017
7075343 6934 030 0.544 3012 CHALET LN 502,000$ 3,646 137.69$ 5/18/2017 366,500$ 137% 2017
7075348 6943 103 0.473 1016 KARA CT 498,677$ 3,609 138.18$ 5/31/2017 366,200$ 136% 2017
7075344 6948 415 0.56 3008 CHALET LN 512,900$ 4,059 126.36$ 6/8/2017 408,800$ 125% 2016
7075322 6954 471 0.516 2005 DONOVAN DR 512,000$ 3,910 130.95$ 6/16/2017 388,900$ 132% 2017
7075341 6955 571 0.53 3024 CHALET LN 499,900$ 4,085 122.37$ 6/19/2017 395,600$ 126% 2017
7075340 6957 267 0.482 3030 CHALET LN 465,335$ 3,462 134.41$ 6/21/2017 353,700$ 132% 2017
7075349 6961 836 0.492 1010 KARA CT 493,500$ 4,102 120.31$ 6/28/2017 395,100$ 125% 2017
7075297 6961 627 0.509 1109 VICKERY DR 470,049$ 3,413 137.72$ 6/28/2017 358,800$ 131% 2017
7075347 6962 872 0.579 1020 KARA CT 507,500$ 3,885 130.63$ 6/29/2017 371,900$ 136% 2017
7075351 6964 408 0.476 1002 KARA CT 440,000$ 3,528 124.72$ 6/30/2017 353,200$ 125% 2016
7075316 6965 130 0.568 1210 VICKERY DR 449,900$ 3,528 127.52$ 6/30/2017 353,400$ 127% 2016
7075346 6978 225 0.567 1005 KARA CT 528,250$ 3,913 135.00$ 7/21/2017 390,200$ 135% 2017
7075329 7020 463 0.541 2032 DONOVAN DR 457,400$ 3,000 152.47$ 9/22/2017 341,200$ 134% 2017
7075323 7029 563 0.505 2009 DONOVAN DR 469,500$ 3,074 152.73$ 10/6/2017 342,000$ 137% 2017
7075328 7043 656 0.613 2027 DONOVAN DR 513,500$ 3,963 129.57$ 10/30/2017 391,400$ 131% 2017
7075339 7043 673 0.548 3031 CHALET LN 443,000$ 3,074 144.11$ 10/30/2017 333,800$ 133% 2017
7075324 7064 691 0.512 2015 DONOVAN DR 471,085$ 3,609 130.53$ 12/4/2017 353,900$ 133% 2017
7075342 7072 416 0.525 3018 CHALET LN 495,000$ 3,777 131.06$ 12/15/2017 382,300$ 129% 2017
7075327 7133 380 0.467 2025 DONOVAN DR 509,000$ 3,735 136.28$ 4/9/2018 362,500$ 140% 2016
IMPACT STUDY PLANTATION ROAD, MURRAYVILLE, NEW HANOVER COUNTY, NC Page 26 of 41
(NH-003) MPB REAL ESTATE, LLC
For the analysis, we used several units of comparison. The
price point for the properties closest to the tower are within
the range of the rest of the subdivision. While one sale is on
the lower end of the range another is on the upper end of the
range indicating that the proximity to the cell tower does not
influence the price point. We also looked at the price per
square foot. Again, the sales in proximity to the tower were
consistent with nominal variances with other properties in the
subdivision. We also compared the sales prices to the assessed
values of the properties. Again, this comparison yielded the
same results that the market and prices paid for properties in
proximity to the tower were not impacted by the tower.
The next tower found is located southeast of the Prestwick
subdivision in Charlotte, North Carolina. The following aerial
shows the tower to the southeast of the subdivision.
IMPACT STUDY PLANTATION ROAD, MURRAYVILLE, NEW HANOVER COUNTY, NC Page 27 of 41
(NH-003) MPB REAL ESTATE, LLC
The tower is a monopole tower with some trees between the
tower and the residential properties within Prestwick. The
following chart provides a summary of sales within the
subdivision with the properties highlighted in yellow having
some level of visual influence from the tower.
Despite consideration of adjustments to the data set for a
variety of physical and market variances, the single-family
dwelling with the highest level of visual impact from the
tower lies within the range of the data set presented. This
analysis indicates that the visual impact of this tower does not
substantially impact property values of residential properties.
Other potential impacts to the surrounding area include noise,
traffic, and lighting. The operation of a cell tower is
essentially silent and would not influence the surrounding
Parcel Number Book & Page Acreage Address Sale Amount Size SFD (SF) Price/SF Sale Date Assessed Value
% of
Assessed
Value Year Built
7135197 6730 543 0.16 5810 PARKSTONE DR $247,000 3,288 $75.12 7/26/2016 $246,000 100% 2006
7135211 7011 590 0.15 5807 PARKSTONE DR $260,000 2,844 $91.42 9/8/2017 $224,100 116% 2006
7135214 6918 096 0.14 5801 PARKSTONE DR $245,000 2,744 $89.29 4/24/2017 $217,400 113% 2006
7135218 6991 886 0.16 5717 PARKSTONE DR $271,000 2,732 $99.19 8/10/2017 $218,500 124% 2006
7135221 6636 021 0.17 5707 PARKSTONE DR $250,000 2,744 $91.11 3/21/2016 $220,300 113% 2006
7135228 6728 324 0.17 5706 PARKSTONE DR $242,000 2,652 $91.25 7/25/2016 $212,300 114% 2006
7135238 6756 020 0.18 3107 ROYAL TROON LN $260,000 2,744 $94.75 8/29/2016 $217,500 120% 2006
7135243 7228 074 0.14 3005 ROYAL TROON LN $235,000 1,956 $120.14 8/31/2018 $179,400 131% 2006
7135190 7192 422 0.14 5704 FALKIRK LN $274,000 2,856 $95.94 7/10/2018 $223,600 123% 2006
7135193 7228 475 0.15 5800 PARKSTONE DR $287,500 3,026 $95.01 8/31/2018 $233,600 123% 2006
7135196 7154 843 0.16 5808 PARKSTONE DR $256,000 2,744 $93.29 5/11/2018 $219,900 116% 2006
7135198 6903 572 0.16 5812 PARKSTONE DR $262,000 2,744 $95.48 3/30/2017 $217,500 120% 2006
7135213 7199 856 0.14 5803 PARKSTONE DR $277,000 2,732 $101.39 7/20/2018 $218,700 127% 2006
7135215 6985 085 0.14 5723 PARKSTONE DR $245,000 3,268 $74.97 7/31/2017 $244,300 100% 2006
7135232 6890 100 0.17 5714 PARKSTONE DR $238,000 1,794 $132.66 3/8/2017 $176,700 135% 2006
7135239 6820 854 0.18 3105 ROYAL TROON DR $260,000 2,732 $95.17 11/16/2016 $225,700 115% 2006
7135279 7257 886 0.14 5911 PARKSTONE DR $211,000 2,654 $79.50 10/25/2018 $213,200 99% 2007
7135284 7231 065 0.16 5901 PARKSTONE DR $278,000 2,983 $93.19 9/6/2018 $231,100 120% 2007
7135201 7002 308 0.18 5818 PARKSTONE DR $260,000 2,837 $91.65 8/25/2017 $224,700 116% 2007
7135256 6773 258 0.14 5708 FALKIRK LN $232,500 2,104 $110.50 9/19/2016 $192,700 121% 2007
7135273 7232 509 0.15 5910 PARKSTONE DR $273,000 3,075 $88.78 9/10/2018 $235,100 116% 2007
7135283 6943 153 0.16 5903 PARKSTONE DR $255,000 2,654 $96.08 5/31/2017 $212,500 120% 2007
IMPACT STUDY PLANTATION ROAD, MURRAYVILLE, NEW HANOVER COUNTY, NC Page 28 of 41
(NH-003) MPB REAL ESTATE, LLC
developments. The additional traffic caused by the proposed
development includes two to three trips a month for routine
maintenance. Any increases in traffic are considered nominal
and does not impact the abutting properties. One of the
examples includes a lit tower with lattice construction posing
a significantly higher visual impact than the proposed tower.
Conclusions The market activity around cell towers indicates that the
visual impact of the proposed tower is not reflected in the
prices paid. In other words, if I were to appraise any of the
abutting properties of the proposed development, the market
data does not support any adjustments for the visual impact of
the tower. Therefore, I conclude that the proposed
development of a wireless telecommunications facility will
not substantially injure the value of abutting properties.
Qualitative Analysis In addition to the market activity for existing towers, we also
consider the surrounding developments for the subject. The
question posed for this study is “would the development of the
wireless facility warrant a downward adjustment to
neighborhood properties?” The information from the previous
analysis indicates that there is no empirical evidence to
support a quantitative adjustment. The following analysis is
intended to determine whether a qualitative adjustment is
warranted.
Subject Neighborhood When considering qualitative adjustments in an appraisal, the
appraiser must consider all factors that could contribute to an
adjustment. The aesthetics and location of the proposed
development as well as the existing developments are a factor
in developing our opinion. The factors considered in
developing our opinion include but are not necessarily limited
to:
The market has not shown a detrimental impact on
development patterns in areas with visual influence
from a wireless facility.
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The tower will be adjacent to the new bypass currently
under construction. The bypass represents a higher
level of impact than the proposed tower.
Many of the properties in the area are classified as
wetlands that limits the development possibilities.
All these factors would contribute to the aesthetic appeal and
a hypothetical valuation of properties in the neighborhood.
The multitude of factors indicates that multicollinearity for
aesthetics exists. Multicollinearity arises when multiple items
correlate with each other. The multiple factors can cause a
distortion of the impact of any of the factors individually
without consideration for all the factors that contribute to the
common issue. The external influence of the bypass is an
external influence that supersedes the impact of the tower.
The following provides a summary of our conclusions
regarding the items for a special use permit. We reiterate these
items for reference purposes.
Item 3 Cell towers are essentially silent and would not interfere with
the use and enjoyment of properties in the area. The existing
traffic for Plantation Road would increase nominally because
of the proposed tower. The influence of the bypass is
significantly larger than the proposed tower. Based on the
market data presented and the siting of the proposed tower
adjacent to the bypass, we conclude that the proposed tower
will not substantially injure the value of adjacent or abutting
properties.
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Item 4 We conclude that the proposed development will be in
harmony with the area. Throughout New Hanover County and
North Carolina, the presence of cell towers along major
transportation routes is common. The transformation of the
corridor will occur with increased transportation linkage.
While the area is mostly vacant and includes wetlands, the
development patterns of the area are likely to include
residential development. As shown throughout this study, the
development of a cell tower is common and harmonious with
this likely future development pattern.
Therefore, it is our opinion that the proposed development in
accordance with the proposed conditions will not substantially
injure the value of adjacent or abutting properties. The
external influence of the bypass is significantly higher than
the proposed tower. It is my opinion that the proposed
development will not substantially detract from the aesthetics
or character of the neighborhood because of its location
adjacent to the highway.
Michael P. Berkowitz
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ADDENDA
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Certification
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CERTIFICATION OF THE ANALYST
I, Michael P. Berkowitz, certify that, to the best of my knowledge and belief,
1. The statements of fact contained in this report are true and correct.
2. The reported analyses, opinions, and conclusions are limited only by the reported assumptions
and limiting conditions and are my personal, impartial, and unbiased professional analyses,
opinions, and conclusions.
3. I have no present or prospective interest in the property that is the subject of this report and no
personal interest with respect to the parties involved.
4. I have performed no services, as an appraiser or in any other capacity, regarding the property
that is the subject of this report within the three-year period immediately preceding acceptance
of this assignment.
5. I have no bias with respect to the property that is the subject of this report or to the parties
involved with this assignment.
6. My engagement in this assignment was not contingent upon developing or reporting
predetermined results.
7. My compensation for completing this assignment is not contingent upon the development or
reporting of a predetermined value or direction in value that favors the cause of the client, the
amount of the value opinion, the attainment of a stipulated result, or the occurrence of a
subsequent event directly related to the intended use of this study.
8. The reported analyses, opinions, and conclusions were developed, and this report has been
prepared, in conformity with the Uniform Standards of Professional Appraisal Practice .
9. The use of this report is subject to the requirements of the Appraisal Institute relating to review
by its duly authorized representatives.
10. I have made a personal inspection of the property that is the subject of this report.
11. No one provided significant real property appraisal assistance to the person(s) signing this
certification other than those individuals having signed the attached report.
Michael P. Berkowitz
(NC State Certified General Real Estate Appraiser #A6169)
(SC State Certified General Real Estate Appraiser #CG6277)
October 18, 2022
Date
(Rev: 06/18/12)
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ASSUMPTIONS AND LIMITING CONDITIONS
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ASSUMPTIONS AND LIMITING CONDITIONS
Limit of Liability
The liability of MPB REAL ESTATE, LLC and employees is limited to the client only and to the
fee actually received by our firm. Further, there is no accountability, obligation, or liability to any
third party. If this report is placed in the hands of anyone other than client, the client shall make
such party aware of all limiting conditions and assumptions of the assignment and related
discussions. Further, client will forever indemnify and hold MPB REAL ESTATE, LLC, its
officers, and employees harmless from any claims by third parties related in any way to the
appraisal or study which is the subject of the report. Third parties shall include limited partners of
client if client is a partnership and stockholders of client if client is a corporation, and all lenders,
tenants, past owners, successors, assigns, transferees, and spouses of client. MPB REAL ESTATE,
LLC will not be responsible for any costs incurred to discover or correct any deficiencies of any
type present in the property, physically, financially, and/or legally.
Copies, Distribution, Use of Report
Possession of this report or any copy of this report does not carry with it the right of publication,
nor may it be used for other than its intended use; the physical report remains the property of MPB
REAL ESTATE, LLC for the use of the client, the fee being for the analytical services only.
The bylaws and regulations of the Appraisal Institute require each member and candidate to control
the use and distribution of each report signed by such member or candidate; except, however, the
client may distribute copies of this report in its entirety to such third parties as he may select;
however, selected portions of this report shall not be given to third parties without the prior written
consent of the signatories of this report. Neither all nor any part of this report shall be disseminated
to the general public by the use of advertising media, public relations, news, sales or other media
for public communication without the prior written consent of MPB REAL ESTATE, LLC.
Confidentiality
This report is to be used only in its entirety and no part is to be used without the whole report. All
conclusions and opinions concerning the analysis as set forth in the report were prepared by MPB
REAL ESTATE, LLC whose signatures appear on the report. No change of any item in the report
shall be made by anyone other than MPB REAL ESTATE, LLC. MPB REAL ESTATE, LLC shall
have no responsibility if any such unauthorized change is made.
MPB REAL ESTATE, LLC may not divulge the material contents of the report, analytical findings
or conclusions, or give a copy of the report to anyone other than the client or his designee as
specified in writing except as may be required by the Appraisal Institute as they may request in
confidence for ethics enforcement, or by a court of law or body with the power of subpoena.
Trade Secrets
This report was obtained from MPB REAL ESTATE, LLC and consists of “trade secrets and
commercial or financial information” which is privileged and confidential and exempted from
disclosure under 5 U.S.C. 552 (b) (4) of the Uniform Commercial Code. MPB REAL ESTATE,
LLC shall be notified of any request to reproduce this report in whole or in part.
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Information Used
No responsibility is assumed for accuracy of information furnished by or work of others, the client,
his designee, or public records. We are not liable for such information or the work of
subcontractors. The comparable data relied upon in this report has been confirmed with one or
more parties familiar with the transaction or from affidavit or other sources thought reasonable; all
are considered appropriate for inclusion to the best of our factual judgment and knowledge. An
impractical and uneconomic expenditure of time would be required in attempting to furnish
unimpeachable verification in all instances, particularly as to engineering and market-related
information. It is suggested that the client consider independent verification as a prerequisite to
any transaction involving sale, lease, or other significant commitment of funds for the subject
property.
Financial Information
Our value opinion(s) have been based on unaudited financials, and other data provided to us by
management and/or owners. If these reports are found to be inaccurate, we reserve the right to
revise our value opinion(s). It is noted we are depending on these accounting statements as being
accurate and our interpretation of these statements as being accurate as well. If these assumptions
later prove to be false, we reserve the right to amend our opinions of value.
Testimony, Consultation, Completion of Contract for Report Services
The contract for report, consultation, or analytical service is fulfilled and the total fee payable upon
completion of the report, unless otherwise specified. MPB REAL ESTATE, LLC or those assisting
in preparation of the report will not be asked or required to give testimony in court or hearing
because of having made the report, in full or in part, nor engage in post report consultation with
client or third parties except under separate and special arrangement and at an additional fee. If
testimony or deposition is required because of any subpoena, the client shall be responsible for
any additional time, fees, and charges, regardless of issuing party.
Exhibits
The illustrations and maps in this report are included to assist the reader in visualizing the property
and are not necessarily to scale. Various photographs, if any, are included for the same purpose as
of the date of the photographs. Site plans are not surveys unless so designated.
Legal, Engineering, Financial, Structural or Mechanical Nature, Hidden Components, Soil
No responsibility is assumed for matters legal in character or nature, nor matters of survey, nor of
any architectural, structural, mechanical, or engineering nature. No opinion is rendered as to the
title, which is presumed to be good and marketable. The property is appraised as if free and clear,
unless otherwise stated in particular parts of the report. The legal description is assumed to be
correct as used in this report as furnished by the client, his designee, or as derived by MPB REAL
ESTATE, LLC.
MPB REAL ESTATE, LLC has inspected as far as possible, by observation, the land and the
improvements; however, it was not possible to personally observe conditions beneath the soil, or
hidden structural, mechanical or other components, and MPB REAL ESTATE, LLC shall not be
responsible for defects in the property which may be related.
The report is based on there being no hidden, unapparent, or apparent conditions of the property
site, subsoil or structures or toxic materials which would render it more or less valuable. No
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responsibility is assumed for any such conditions or for any expertise or engineering to discover
them. All mechanical components are assumed to be in operable condition and status standard for
properties of the subject type. Conditions of heating, cooling, ventilation, electrical, and plumbing
equipment are considered to be commensurate with the condition of the balance of the
improvements unless otherwise stated. We are not experts in this area, and it is recommended, if
appropriate, the client obtain an inspection of this equipment by a qualified professional.
If MPB REAL ESTATE, LLC has not been supplied with a termite inspection, survey or
occupancy permit, no responsibility or representation is assumed or made for any costs associated
with obtaining same or for any deficiencies discovered before or after they are obtained. No
representation or warranties are made concerning obtaining the above mentioned items.
MPB REAL ESTATE, LLC assumes no responsibility for any costs or consequences arising due
to the need, or the lack of need, for flood hazard insurance. An agent for The Federal Flood
Insurance Program should be contacted to determine the actual need for Flood Hazard Insurance.
Legality of Use
The report is based on the premise that there is full compliance with all applicable federal, state
and local environmental regulations and laws unless otherwise stated in the report; further, that all
applicable zoning, building and use regulations, and restrictions of all types have been complied
with unless otherwise stated in the report. Further, it is assumed that all required licenses, consents,
permits, or other legislative or administrative authority, local, state, federal and/or private entity
or organization have been or may be obtained or renewed for any use considered in the value
estimate.
Component Values
The distribution of the total valuation in this report between land and improvements applies only
under the existing program of utilization. The separate valuations for land and building must not
be used in conjunction with any other report and are invalid if so used.
Auxiliary and Related Studies
No environmental or impact studies, special market study or analysis, highest and best use analysis,
study or feasibility study has been required or made unless otherwise specified in an agreement
for services or in the report.
Dollar Values, Purchasing Power
The market value estimated and the costs used are as of the date of the estimate of value, unless
otherwise indicated. All dollar amounts are based on the purchasing power and price of the dollar
as of the date of the value estimate.
Inclusions
Furnishings and equipment or personal property or business operations, except as specifically
indicated and typically considered as a part of real estate, have been disregarded with only the real
estate being considered in the value estimate, unless otherwise stated. In some property types,
business and real estate interests and values are combined.
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Proposed Improvements, Special Value
Improvements proposed, if any, onsite or offsite, as well as any repairs required, are considered
for purposes of this report to be completed in a timely, good and workmanlike manner, according
to information submitted and/or considered by MPB REAL ESTATE, LLC. In cases of proposed
construction, the report is subject to change upon inspection of property after construction is
completed.
Value Change, Dynamic Market, Influences, Alteration of Estimate
The estimated value, which is defined in the report, is subject to change with market changes over
time. Value is highly related to exposure, time, promotional effort, terms, motivation, and
conditions surrounding the offering. The value estimate considers the productivity and relative
attractiveness of the property physically and economically in the marketplace.
In cases of reports involving the capitalization of income benefits, the estimate of market value or
investment value or value in use is a reflection of such benefits and MPB REAL ESTATE, LLC'
interpretation of income and yields and other factors derived from general and specific client and
market information. Such estimates are as of the date of the estimate of value; thus, they are subject
to change as the market and value is naturally dynamic.
The “estimate of market value” in the report is not based in whole or in part upon the race, color,
or national origin of the present owners or occupants of the properties in the vicinity of the property
appraised.
Report and Value Estimate
Report and value estimate are subject to change if physical or legal entity or financing differ from
that envisioned in this report.
Management of the Property
It is assumed that the property which is the subject of this report will be under prudent and
competent ownership and management.
Hazardous Materials
Unless otherwise stated in this report, the existence of hazardous substances, including without
limitation, asbestos, polychlorinated biphenyls, petroleum leakage, or agricultural chemicals,
which may or may not be present on the property, or other environmental conditions, were not
called to the attention of nor did MPB REAL ESTATE, LLC become aware of such during their
inspection. MPB REAL ESTATE, LLC had no knowledge of the existence of such materials on
or in the property unless otherwise stated. MPB REAL ESTATE, LLC, however, is not qualified
to test such substances or conditions. If the presence of such substances such as asbestos, urea
formaldehyde foam insulation, or other hazardous substances or environmental conditions, may
affect the value of the property, the value estimate is predicated on the assumption that there is no
such condition on or in the property or in the proximity that it would cause a loss in value. No
responsibility is assumed for any such conditions, nor for any expertise or engineering knowledge
required to discover them.
Soil and Subsoil Conditions
Unless otherwise stated in this report, MPB REAL ESTATE, LLC does not warrant the soil or
subsoil conditions for toxic or hazardous waste materials. Where any suspected materials might
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be present, we have indicated in the report; however, MPB REAL ESTATE, LLC are not experts
in this field and recommend appropriate engineering studies to monitor the presence or absence of
these materials.
Americans with Disabilities Act (ADA)
“MPB REAL ESTATE, LLC has not made a specific compliance survey and analysis of this
property to determine whether or not it is in conformity with the various detailed requirements of
the Americans with Disabilities Act (ADA), which became effective January 26, 1992. It is
possible that a compliance survey of the property together with a detailed analysis of the
requirements of the ADA could reveal that the property is not in compliance with one or more of
the requirements of the Act. If so, this fact could have a negative effect upon the value of the
property. Since MPB REAL ESTATE, LLC has no direct evidence relating to this issue, we did
not consider possible non-compliance with the requirements of ADA in estimating the value of the
property.”
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Qualifications of the Analyst
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QUALIFICATIONS OF THE ANALYST
Michael P. Berkowitz
MPB Real Estate, LLC, Inc.
1100 Sundance Drive
Concord, North Carolina 28027
(704) 605-0595
EDUCATION AND CREDENTIALS
Duke University
Major: Economics 1985-1989
Central Piedmont Community College
R-1 - Introduction to Real Estate Appraisal, 2002
R-2 - Valuation Principles and Procedures, 2002
R-3 - Applied Residential Property Valuation, 2002
G-1 - Introduction to Income Property Appraisal, 2003
Bob Ipock and Associates
G-2 - Advanced Income Capitalization Procedures, 2003
G-3 - Applied Property Income Valuation 2004
Appraisal Institute
520 Highest and Best Use and Market Analysis, 2004
Seminar Rates, Multipliers and Ratios 2005
530 Advanced Sales Comparison and Cost Approaches 2006
Seminar Apartment Appraisal, Concepts & Applications 2009
Seminar Appraising Distresses Commercial Real Estate 2009
Seminar Appraising Convenience Stores 2011
Seminar Analyzing Operating Expenses 2011
AFFILIATIONS AND ACTIVITIES
Association Memberships
North Carolina State Certified General Real Estate Appraiser, October 2006, Certificate No.
A6169
RELATED EXPERIENCE
Provided real estate consulting services for a variety of clients including real estate brokers,
property owners and financial planners
Performed financial feasibility studies for multiple property types including golf communities,
and renovation projects.
Developed plan for self-contained communities.
Race Track expertise
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APPRAISAL EXPERIENCE
A partial list of types of properties appraised include:
Retail Properties, Single and Multi-Tenant, Proposed and Existing
Office Single and Multi-Tenant Proposed and Existing
Mixed-Use Properties, Proposed and Existing
Industrial Properties, Warehouse, Flex and Manufacturing
Vacant Land
Condemnation
C-Stores
Race Tracks
CLIENTELE
Bank of America
Transylvania County
Cabarrus County
Mecklenburg County
City of Statesville
NC Department of Transportation
Henry County, GA
Town of Loudon, NH
First Citizens Bank
City of Charlotte
City of Concord
Union County
BB & T
Aegon USA Realty Advisors
Sun Trust Bank
First Charter Bank
Regions Bank
Charlotte Housing Authority
Alliance Bank and Trust
Broadway Bank
Duke Energy Corporation
Jim R. Funderburk, PLLC
Hamilton, Fay, Moon, Stephens, Steele & Martin
Senator Marshall A. Rauch
Perry, Bundy, Plyler & Long, LLP
Robinson, Bradshaw & Hinson
CSX Real Property
Baucom, Clayton, Burton, Morgan & Wood, PA
City of Mount Holly
Our Towns Habitat for Humanity
Parker, Poe, Adams & Bernstein, LLP
Central Carolina Bank
Southern Community Bank and Trust