we started by researching the subject parcel from the tax map on file at the county

 

lot #160 on the tax map below – 2.11 acres

 

pulling the current deed of record

 

 

and noting there are two parcels mentioned Premises “A” and “B”

 

and then plotting the meets and bounds on the tax map

 

 

we usually do an overlay of the parcel – once we start to get a sense of what we have

 

we take an aerial photo from Google Maps and superimpose on the tax map to see how they match up

 

 

 

we also look into the previous Main Line Atlas to see how the parcel may have evolved

 

we were lucky enough to find the Yerkes plan from 1937 that all these meets and bounds refer to

 

 

and looking into the subdivision of the neighboring parcel in 1991 – that necessitated the extinguishment of part of the road

the subdivision showing the part of road to be extinguished – and the steep slopes they had to deal with

 

 

the three lot subdivision with their new building envelopes and access easements

 

 

we then checked the zoning and setbacks for the parcel

 

 

 

you can get a few 15,000 sq ft lots from 2.11 acres

– but highest and best use may be just a few larger lots

 

 

we used a recent two lot subdivision in Wynnewood for the comparable sales

since the setbacks are the same

 

40′ front yard 25′ rear and 15′ side yards

 

 

 

nearly 2,000 sq ft on the first and second floor

 

and a three car garage

 

 

 

this new home sold for nearly $2,000,000 just this year

renovate the existing stone cape built in 1953

 

or build three new 4,000 sq ft homes??!!

 

the foot print of this home is about 60′ wide and 56′ deep including front porch and rear breakfast room

 

with about 30′ of driveway turn around space for the three car garage

each on about 3/4 of an acre – a level lot with zero for the new owner to do

 

except enjoy the quiet cul de cac location, the new finishes and high ceilings

 

similar to the recent subdivision on Clothier