Bruyere Chadwick Realty, LLC 6 Lafayette Street Ogdensburg, NY

Bruyere Chadwick Realty, LLC
6 Lafayette Street
Ogdensburg, NY 13669
Commercial Agents: Jim & Allison Chadwick
Jim-315-323-5956 Allison- 315-323-1226
a
$__________________
For Sale: Commercial uilding-former School
616 ensselaer Ave. Ogdensburg, NY
DETAILS
Tax Map# 59.022-14-002-Currently owned by St. Lawrence-Lewis Boces used as an office building. The
property is exempt for taxes, however the city’s stated assessment is $311,800 and the lot size is 1.33 acres
330’Rensselaer Ave. x 176’ Ogden St’. The building is a 2-story steel frame masonry structure with brick
exterior containing 26,848 Sq. Ft. including a full finished basement level. The school was built in 1928. The
building is heated two gas boilers (low pressure system) installed in 1967(well maintained). The windows are
older single hung, fixed pane transom, slider/metal. Hot water/gas thru wall A/C basement unit. The school’s
electrical service is three phase, 800 Amps. Elevator with three stops and a non-functioning front entrance lift.
The building uses the city’s water & sewer services. The rubber roof was installed in 2007. The paved
parking areas can hold app. 56 cars. This basement level contains:-a gym, 5 offices/work Rm.2-fixture
restroom, woodworking Rm., boiler Rm. w/utility sink and a weight Rm. The first floor contains: a storage
Rm. Over a former stage, 3 offices, meeting Rm., classroom, men’s Rm. w/3loilets (including 1-handicapp
accessible stall), 2 urinals, 2 sinks, ladies Rm. with 4 toilet stalls, 1-handicap accessible stall, 2 sinks, janitor
closet and roof access, unisex 2 fixture restroom, meeting Rm., large office, The building with its central
location would make it ideal for many uses. The building was commercially appraised 3/28/2012 for
$385,000 by Michael Varley/Varley appraisal group, Inc.
Seller:__________________________________________________
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New York State
DEPARTMENT OF STATE
Division of Licensing Services
P.O. Box 22001
Albany, NY 12201-2001
Customer Service: (518) 474-4429
www.dos.state.ny.us
New York State Disclosure Form for Buyer and Seller
THIS IS NOT A CONTRACT
New York State law requires real estate licensees who
are acting as agents of buyers or sellers of property to
advise the potential buyers or sellers with whom they
work of the nature of their agency relationship and the
rights and obligations it creates. This disclosure will help
you to make informed choices about your relationship
with the real estate broker and its sales agents.
Throughout the transaction you may receive more than
one disclosure form. The law may require each agent
assisting in the transaction to present you with this dis
closure form. A real estate agent is a person qualified to
advise about real estate.
If you need legal, tax or other advice, consult with a
professional in that field.
Disclosure Regarding Real Estate
Agency Relationships
Seller’s Agent
A seller’s agent is an agent who is engaged by a seller to
represent the seller’s interests. The seller’s agent does this
by securing a buyer for the seller’s home at a price and on
terms acceptable to the seller. A seller’s agent has, with
out limitation, the following fiduciary duties to the seller:
reasonable care, undivided loyalty, confidentiality, full
disclosure, obedience and duty to account. A seller’s
agent does not represent the interests of the buyer. The
obligations of a seller’s agent are also subject to any spe
cific provisions set forth in an agreement between the
agent and the seller. In dealings with the buyer, a seller’s
agent should (a) exercise reasonable skill and care in per
formance of the agent’s duties; (b) deal honestly, fairly
and in good faith; and (c) disclose all facts known to the
agent materially affecting the value or desirability of
property, except as otherwise provided by law.
Buyer’s Agent
A buyer’s agent is an agent who is engaged by a buyer to
represent the buyer’s interests. The buyer’s agent does
this by negotiating the purchase of a home at a price and
DOS-1736-a (Rev. 11/10)
on terms acceptable to the buyer. A buyer’s agent has,
without limitation, the following fiduciary duties to the
buyer: reasonable care, undivided loyalty, confidentiality,
full disclosure, obedience and duty to account. A buyer’s
agent does not represent the interest of the seller. The ob
ligations of a buyer’s agent are also subject to any specif
ic provisions set forth in an agreement between the agent
and the buyer. In dealings with the seller, a buyer’s agent
should (a) exercise reasonable skill and care in perfor
mance of the agent’s duties; (b) deal honestly, fairly and
in good faith; and (c) disclose all facts known to the agent
materially affecting the buyer’s ability and/or willingness
to perform a contract to acquire seller’s property that are
not inconsistent with the agent’s fiduciary duties to the
buyer.
Broker’s Agents
A broker’s agent is an agent that cooperates or is engaged
by a listing agent or a buyer’s agent (but does not work
for the same firm as the listing agent or buyer’s agent) to
assist the listing agent or buyer’s agent in locating a
property to sell or buy, respectively, for the listing agent’s
seller or the buyer agent’s buyer. The broker’s agent does
not have a direct relationship with the buyer or seller and
the buyer or seller can not provide instructions or direc
tion directly to the broker’s agent. The buyer and the sel
ler therefore do not have vicarious liability for the acts of
the broker’s agent. The listing agent or buyer’s agent do
provide direction and instruction to the broker’s agent
and therefore the listing agent or buyer’s agent will have
liability for the acts of the broker’s agent.
Dual Agent
A real estate broker may represent both the buyer and sel
ler if both the buyer and seller give their informed con
sent in writing. In such a dual agency situation, the agent
will not be able to provide the full range of fiduciary du
ties to the buyer and seller. The obligations of an agent
are also subject to any specific provisions set forth in an
agreement between the agent, and the buyer and seller.
An agent acting as a dual agent must explain carefully to
both the buyer and seller that the agent is acting for the
other party as well. The agent should also explain the
possible effects of dual representation, including that by
consenting to the dual agency relationship the buyer and
seller are giving up their right to undivided loyalty. A
buyer or seller should carefully consider the possible con
sequences of a dual agency relationship before agreeing
to such representation. A seller or buyer may provide ad
vance informed consent to dual agency by indicating the
same on this form.
Dual Agent with Designated Sales Agents
If the buyer and seller provide their informed consent in
writing, the principals and the real estate broker who
represents both parties as a dual agent may designate a
sales agent to represent the buyer and another sales agent
to represent the seller to negotiate the purchase and sale
of real estate. A sales agent works under the supervision
of the real estate broker. With the informed consent of the
buyer and the seller in writing, the designated sales agent
for the buyer will function as the buyer’s agent represent
ing the interests of and advocating on behalf of the buyer
and the designated sales agent for the seller will function
as the seller’s agent representing the interests of and ad
vocating on behalf of the seller in the negotiations be
tween the buyer and seller. A designated sales agent can
not provide the full range of fiduciary duties to the buyer
or seller. The designated sales agent must explain that
like the dual agent under whose supervision they func
tion, they cannot provide undivided loyalty. A buyer or
seller should carefully consider the possible conse
quences of a dual agency relationship with designated
sales agents before agreeing to such representation. A sel
ler or buyer may provide advance informed consent to
dual agency with designated sales agents by indicating
the same on this form.
This form was provided to me by James J Chadwick
(print name of licensee) of Bruyere Chadwick Realty, LLC
(print name of company, firm or brokerage), a licensed real estate broker acting in the interest of the:
CL....)
Seller as a (check relationship below)
(__)
(_) Buyer as a (check relationship below)
Seller’s agent
L....)
Buyer’s agent
Broker’s agent
LJ
Broker’s agent
(...........)
Dual agent
(.......)
Dual agent with designated sales agent
For advance informed consent to either dual agency or dual agency with designated sales agents complete section below:
(-...........)
Advance informed consent dual agency
()
Advance informed consent to dual agency with designated sales agents
If dual agent with designated sales agents is indicated above:
represent the buyer; and
is appointed to
is appointed to represent the seller in this transaction.
(I) (We)
form: signature of
Date:
DOS-1736-a (Rev. 11/10)
acknowledge receipt of a copy of this disclosure
Buyer(s) and/or { / } Seller(s):
Date
Is?
BRUYERE CHADWICK REALTY, LLC
EMAIL: [email protected]
EXCLUSIVE RIGHT TO SELL CONTRACT
I (We) the owners, employ you, BRUVERE CHADWICK REALTY, LLC, to sell or to contract to sell the real property described as follows:
Commercil building situated on a lot app. size-330x176 locted at 616 Rensselaer Ave. Ogdensburg, NY 13660- Tax
Map#59.022-14-002 for a purchase price of no less than
or at a price or terms which I (We) authorize. When said
$______________
property is sold, I (We) agree to execute and deliver a sufficient warranty deed, or other deed acceptable to the buyer, with abstract of title and
tax searches, and to pay BRUYERE CHADWICK REALTY, LLC a commission of 10% on the sale or exchange price, but in no event less than
$1000.00, whether such a sale is made by BRUYERE CHADWICK REALTY, LLC, myself, or anyone else while this agreement remains in force. I
(We) understand that if I terminate the Listing Broker’s authority prior to the expiration if its term, the Listing Broker shall retain its contract
rights (including but not limited to recovery of its commission, advertising expenses, attorney fees and/or any other damages — minimum fee
due firm for termination $250.00). It is further understood that during the unexpired term of this contract, I (We) cannot list the property with
any other broker.
This contract is to expire at midnight August 1,2014; but if a sale of said property is made within six months thereafter to a buyer
whom BRUYERE CHADWICK REALTY,LLC has either shown the property, or had discussions relating to the property, I (We) agree to pay
BRUYERE CHADWICK REALTY,LLC the commission as aforementioned. If a buyer, lessee or transferee ready, willing and able to buy, lease or
exchange for this property or business is procured by you or anyone else, I agree to pay you BRUYERE CHADWICK REALTY, L LC the full
commission (Upon written request seller may receive a list of such prospective buyers.)
I (We) authorize my attorney to pay commission due or balance thereof to BRUYERE CHADWICK REALTY, LLC directly from the
proceeds at closing. All funds left in deposit with BRUYERE CHADWICK REALTY, LLC shall be held in escrow, and any deposit forfeited by a buyer
shall be divided equally between the broker and seller, not to exceed the full amount of commission. I further agree that if a purchaser is found
by BRUYERE CHADWICK REALTY, LLC ready, able, and willing to comply with the above mentioned terms and I choose not to accept them, I will
still pay the above (full) mentioned commission to BRUYERE CHADWICK REALTY, LLC.
BRUYERE CHADWICK REALTY,LLC is hereby authorized to place a “For Sale” sign on said property and share this listing with other real
estate agencies in the St. Lawrence County multiple listing service (MLS). I (We) authorize BRUYERE CHADWICK REALTY,LLC to cooperate with
brokers who represent buyers with the understanding that such BUYERS BROKERS will be representing only the interests of the prospective
buyer, the compensation to the buyer’s broker in this transaction shall be 5 % of the gross selling price the COOPERATING BROKER also called
the selling broker, or outside broker shall receive 5% of the gross selling price. Both Buyers Broker & Cooperating Brokers traditionally are
compensated through a commission split with the listing broker.
I (We) agree to cooperate with BRUYERE CHADWICK REALTY, LLC in making the property available to show at reasonable hours, and
by providing a key for use as necessary. I (We) represent that that property description, listing information, and property condition disclosure
forms are complete and correct. BRUYERE CHADWICK REALTY, LLC does not certify nor guarantee the accuracy of such description and
information given by seller. By our signatures below, I (We) further represent that I (We) own said property, or have been designated as
authorized agents of said owner to sell the property.
It is agreed that my property is listed in full compliance with local, state, and Federal Fair Housing Laws against discrimination on the
basis of race, color, religion, sex, national origin, family status, marital status, children, age, or disability.
The following are terms which are explained as per Department of State regulations:
~An “EXCLUSIVE RIGHT TO SELL” listing means that if you, the owner of the property, find a buyer for your house, or if another broker finds a
buyer, you must pay the agreed commission to the present broker.
flAn “EXCLUSIVE AGENCY” listing means that if you, the owner of the property, find a buyer, you will not have to pay a commission to the
broker. However, if another broker finds a buyer, you will owe a commission to both the selling broker and your present broker.
I (We) certify that the information is accurate to the best of my knowledge. I also authorize the distribution of information on my listing to
potential buyers and on the Internet. I authorize the SLCBOR to receive compensation for the distribution of the information.
We hereby acknowledge the receipt of: Explanation of the Exclusive Right to Sell and Exclusive Agency types of listings.
I confirm that I have received a copy of the Agency Disclosure Notice as required by the New York Department of State.
SIGNATURE ON THIS CONTRACT AUTHORIZES ATTORNEY TO PAY BROKERS COMMISSION WHEN EARNED.
SIGNATURE OF SELLER
DATE_____________
SIGNATURE OF SELLER
DATE
SIGNATUREOFAGENT
SELLERS ATTORNEY
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DATE
APPRAISAL IN A SUMMARY FORMAT
OF
616 RENSSELAER AVENUE
CITY OF OGDENSBIJF:G
ST. LAWRENCE COUNTY, NEW YORK
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OWNER
BOARD OF COOPERATIVE EDUCATIONAL SERVICES, ST. LAWRENCELEWIS ~
MADE FOR
ST. LAWRENCE-LEWIS BOCES
P. 0. BOX 231
139 STATE STREET ROAD
CANTON, NEW YORK 13617
ASOF
MARCH 20, 2012
PREPARED BY
MICHAEL L. VARLEY, MM
N.Y.S. CERTIFIED GENERAL
REAL ESTATE APPRAISER
CERTIFICATION #46-15803
Varley Appraisal Group, Inc.
Real Estate Appraisers and Consultants
March 28, 2012
Ms. Nicole Ashley
St. Lawrence-Lewis BOCES
P.O. Box 231
139 State Street Road
Canton, New York 13617
Re:
Appraisal in a Summary Format of the property at 616 Rensselaer Avenue,
City of Ogdensburg, St. Lawrence County, New York
Our File No. 12-024
Dear Ms. Ashley:
The following document represents an Appraisal in a summary format of the property
located at 616 Rensselaer Avenue, in the City of Ogdensburg, St. Lawrence County,
New York.
In accordance with your request, I have personally inspected the property in order to
estimate its Market Value. This valuation report contains a description of the property,
an analysis of significant factors affecting the Market Value, computations utilized in the
valuation process, and a final estimate of Market Value. The report also incLudes any
pertinent definitions, such as Market Value, Highest and Best Use, etc., and all of the
underlying assumptions and limiting conditions.
This report is intended to comply with the reporting requirements set forth under
Standards Rule 2-2(b) of the Uniform Standards of Professional Appraisal Practice of a
Summary Appraisal Report. In that regard, this report presents only summary
discussions of the data, reasoning, and analysis that were used in the appraisal
process. Supporting documentation concerning the data, reasoning, and analysis is
retained in the Appraiser’s flies. The depth of the discussion contained in this report is
specific to the needs of the client, and for the intended use stated by that client. This
appraisal has been prepared for the exclusive use of St. Lawrence-Lewis BOCES.
Secondary users of the report include the auditors, directors and/or officials of this
organization, and appropriate regulatory authorities. The report may not be distributed
to, or relied upon by other persons or authorities without my written permission.
Varley Appraisal Group, Inc.
Ms. Nicole Ashley
March 28, 2012
Page 2
In accordance with prior agreement between St. Lawrence-Lewis BOCES and the
Appraiser, the scope of this appraisal involved developing the most appropriate
valuation approach only. The sales comparison approach was developed and is
believed to lead to development of a credible appraisal. Reasoning for exclusion of the
cost approach and income approach is provided in the Appraisal Methodology.
The subject property consists of 1.33 ± acres of land situated on the southeast side of
Rensselaer Avenue, in the City of Ogdensburg, St. Lawrence County, New York.
The building improvements consist of a 2-story steel frame and masonry former school
building containing a gross building area of 26,848 square feet including a full, finished
basement level.
After an appropriate investigation and analysis of the data collected, it is my opinion that
the subject’s Market Value, as of March 20, 2012 is:
THREE HUNDRED EIGHTY-FIVE THOUSAND DOLLARS
($385,000)
Respectfully Submitted,
Michael L. Varley, MZIa
NYS Certified
General Real Estate Appraiser
Certification #46-15803
varley Appraisal Group, Inc.
NO BUYERS There were no buyers liii (lie former Sherman Elementary School in Ogdensburg as bids railed to materialize by Tuesday’s 10 am.
deadline. Ki well Photo
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NO 13L YERS [here were no ho) ers 11w the rormer Sherman Elementary School in Ogdensburg as bids failed to materialize by Tuesday’s 10a.m.
deadline. (Kidwcll Photo)
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AA
C SHARE t I’
There are no buyers for now for the Cornier Sherman Elementary School in Ogdensburg.
Bids for at least $250,000 For the 16.000-square-Foot building on Franklin Street failed to materialize by Tuesday’s 10a.m.
deadline.
“We had some people call, but that’s it,’ said Jeffrey R. Swanson, the Ogdensburg City School District’s business manager.
Mr. Swanson said the district’s board of education will likely discuss the matter when it next meets Aug. 5.
He predicts a new marketing strategy ~ itlh a bottom line twist.
“We’ll probably have to lower the minimum hid.” Mr. Swanson said.
Mr. Swanson said the building’s ultimate sale price will only be the beginning for the buyer no matter what the plans are,
residential or business.
“Whoever buys it will probably have to spend their own money to convert it,” he said, adding that grants may be scarce
School officials have surmised that the building could he used for residential apartments or commercial office space.
The school first opened in 1895 and was rebuilt following a fire in 1949 that gutted the building.
The school closed June30 as part of the district~s plan to consolidate elementary education and trim costs. Lincoln Elementaiy
School is slated to close next 3 ear.
To accommodate the approximately 700 students to be displaced from both schools, an expansion project is underway at John
F. Kennedy Elementaiy School on Park Street.