ML12340A823
| ML12340A823 | |
| Person / Time | |
|---|---|
| Site: | Indian Point  |
| Issue date: | 11/21/2012 |
| From: | Entergy Nuclear Operations |
| To: | Atomic Safety and Licensing Board Panel |
| SECY RAS | |
| References | |
| RAS 23791, 50-247-LR, 50-286-LR, ASLBP 07-858-03-LR-BD01 | |
| Download: ML12340A823 (8) | |
Text
United States Nuclear Regulatory Commission Official Hearing Exhibit Entergy Nuclear Operations, Inc.
In the Matter of:
(Indian Point Nuclear Generating Units 2 and 3)
ENT000594 ASLBP #: 07-858-03-LR-BD01 Submitted: November 21, 2012 Docket #: 05000247 l 05000286 Exhibit #: ENT000594-00-BD01 Identified: 11/28/2012 Admitted: 11/28/2012 Withdrawn:
Rejected: Stricken:
Other:
RCF, Examples of Errors Remaining in Dr. Sheppards Assessor Data Set
Sale Between Family Members: Property ID #285 Property Card PDF OAGI0000558.pdf, p.210 Clearly listed on the card are two sales between relatives, noted by the Assessor. Using the property ID number, we can identify sales associated with this property ID in Dr. Sheppards data as follows:
list id newid nomreturn saleyrqtr saleprice preyrqtr prevprice if id==285
+--------------------------------------------------------------------+
l id newid nomreturn saleyrqtr saleprice preyrqtr prevprice l l--------------------------------------------------------------------l l 285 285.2 -.035824 1988.1 55800 1984.3 63650 l l 285 285.4 -.043947 2000.2 75000 1988.2 127500 l
+--------------------------------------------------------------------+
id in the code and table above corresponds to the Property ID. newid corresponds to the observation ID, since each property in the sample may be associated with more than one sample observation. saleyrqtr is the year and quarter that the property was sold. saleprice is the nominal price received for the sale. preyrqtr is the purchase year and quarter. prevprice is the nominal purchase price.
Observation #285.2 in Dr. Sheppards dataset was marked as being ineligible for inclusion by RCF staff because the sale associated with this observation was marked by the assessor as sale between relatives, and as a result does not represent an arms-length market transaction.
Observation #285.4 in Dr. Sheppards dataset was marked as being ineligible for inclusion by RCF staff because the purchase associated with this observation was marked by the assessor as sale between relatives, and as a result does not represent an arms-length market transaction.
There were no other sample observations associated with this property ID, so all observations for this property were marked as being ineligible for inclusion in the analysis performed by RCF staff.
Foreclosures and Bank Sales: Property ID #429 Property Card PDF OAGI0000558.pdf, p.330 Clearly listed on the card are HSP (Housing Subsidy Program?), foreclosure judgment, and foreclosure, noted by the Assessor. Using the property ID number, we can identify sales associated with this property ID in Dr. Sheppards data as follows:
+--------------------------------------------------------------------+
l id newid nomreturn saleyrqtr saleprice preyrqtr prevprice l l--------------------------------------------------------------------l l 429 429.2 .067558 1980.4 33500 1969.3 15675 l l 429 429.3 .100723 1985.3 54100 1980.4 33500 l l 429 429.6 .474846 2003.3 197200 2002.2 110000 l l 429 429.5 .176787 2002.2 110000 2001.3 94125 l l 429 429.4 .034623 2001.3 94125 1985.3 54100 l
+--------------------------------------------------------------------+
Observation #429.2 in Dr. Sheppards dataset was marked as being ineligible for inclusion by RCF staff because the purchase associated with this transaction was labeled by the assessor as subsidized, and as a result does not represent an arms-length market transaction.
Observation #429.3 in Dr. Sheppards dataset was marked as being ineligible for inclusion by RCF staff because the sale associated with this transaction was labeled by the assessor as a foreclosure auction by HUD, and as a result does not represent an arms-length market transaction.
Observation #429.4 in Dr. Sheppards dataset was marked as being ineligible for inclusion by RCF staff because the purchase associated with this transaction was labeled by the assessor as a foreclosure auction by HUD and the sale of the property was a repossession by a loan company, and as a result does not represent an arms-length market transaction.
Observation #429.5 in Dr. Sheppards dataset was marked as being ineligible for inclusion by RCF staff because the purchase associated with this transaction was a repossession by a loan company, and as a result does not represent an arms-length market transaction.
Observation #429.6 was recommended for inclusion in the sample by RCF staff. This observation did not contain any errors.
Private Hospital and SRO (Unusual Case): Property ID #615 Property Card PDF OAGI0000558.pdf, p.512 While it may not be completely clear, the Assessor notes that this property begins in the records as a 10-bed for-profit hospital and Comm. Care Sponsor. The building was then converted to an SRO Rooming House, and is then converted to a 2-family dwelling. The land is zoned commercial. Using the property ID number, we can identify sales associated with this property ID in Dr. Sheppards data as follows:
+--------------------------------------------------------------------+
l id newid nomreturn saleyrqtr saleprice preyrqtr prevprice l l--------------------------------------------------------------------l l 615 615.2 .044131 1969.4 26500 1951.1 11500 l l 615 615.4 .080486 2002.2 355000 1970.4 28000 l l 615 615.3 .066152 1970.4 28000 1969.4 26500 l l 615 615.5 .066823 2004.4 420000 2002.2 355000 l l 615 615.6 .078261 2007.2 511300 2004.4 420000 l
+--------------------------------------------------------------------+
RCF staff recommended that all observations associated with this property be excluded from the sample for analysis because of the commercial zoning and unusual property and transaction history.
Not Valid Sale: Property ID #1018 Property Card PDF OAGI0000558.pdf, p.867 Clearly listed on the card is the phrase not valid sale, noted by the Assessor. Using the property ID number, we can identify sales associated with this property ID in Dr. Sheppards data as follows:
+----------------------------------------------------------------------+
l id newid nomreturn saleyrqtr saleprice preyrqtr prevprice l l----------------------------------------------------------------------l l 1018 1018.3 .547256 2003.4 200000 2002.3 110000 l l 1018 1018.2 .050845 2002.3 110000 1975.4 28000 l
+----------------------------------------------------------------------+
Observation #1018.2 in Dr. Sheppards dataset was marked as being ineligible for inclusion by RCF staff because the purchase associated with this transaction was marked by the Assessor as not valid sale, and as a result does not represent an arms-length market transaction.
Observation #1018.3 was recommended for inclusion in the sample by RCF staff. This observation did not contain any errors.
HUD Takeover and Non-Market Sale: Property ID #1073 Property Card PDF OAGI0000558.pdf, p.295 Clearly listed on the card is the purchaser ,[t]he Secretary of Housing and Urban Development, noted by the Assessor. Using the property ID number, we can identify sales associated with this property ID in Dr. Sheppards data as follows:
+----------------------------------------------------------------------+
l id newid nomreturn saleyrqtr saleprice preyrqtr prevprice l l----------------------------------------------------------------------l l 1073 1073.3 .101275 1992.3 130000 1983.1 50000 l l 1073 1073.6 .18353 2002.2 255000 1999.3 150000 l l 1073 1073.7 .116948 2005.1 350000 2002.2 255000 l l 1073 1073.2 .039065 1983.1 50000 1970.1 30000 l l 1073 1073.4 -.161148 1995.1 85000 1992.3 130000 l l 1073 1073.5 .132727 1999.3 150000 1995.1 85000 l
+----------------------------------------------------------------------+
Observation #1073.4 in Dr. Sheppards dataset was marked as being ineligible for inclusion by RCF staff because the sale associated with this transaction was marked by the Assessor as a transfer from the Secretary of Housing and Urban Development (HUD), and as a result does not represent an arms-length market transaction.
Observation #1073.4 in Dr. Sheppards dataset was marked as being ineligible for inclusion by RCF staff because the purchase associated with this transaction was marked by the Assessor as a transfer from the Secretary of Housing and Urban Development (HUD), and as a result does not represent an arms-length market transaction.
The remaining observations associated with this property were recommended for inclusion in the sample by RCF staff, as they did not contain any errors.