Based upon these considerations, the highest and best use of the subject property is considered to be as follows:
Use as a rehabilitation center, or other limited health care center; dormitory or group home, or other minimum care or confinement center.
Alternative uses to be considered are offices, or conversion to apartments.
Following is a summary of data relative to Wahoo, Nebraska. This data was compi1ed in l977, and is still believed to be accurate with only minor changes in detail. This information is used to demonstrate the solid economic base of Wahoo. It explains the effects of agriculture on the coinmunity. It also points out the effects of Wahoo's proximity to Lincoln and Omaha.
DESCRIPTION OF WAHOO, NEBRASKA
Location, Population, Climate
The city of Wahoo is located in the central portion of Saunders County, Nebraska which is in the east-central portion of the state. Wahoo is the county seat of Saunders County and lies approximately 30 miles north of Lincoln and 38 miles west of Omaha. Distance in miles from other major cities include; Kansas City-244; Chicago-499; Denver-519; Dallas-65l; Los Angeles-l.578; and New York-1,291. Wahoo is the largest community located in Saunders County. The following shows past and projected population trends of Wahoo:
Popu1ation (U.S. Census)
It should be noted that Wahoo is within the triang1e of Lincoln, Omaha, and Fremont which has the highest concentration of population in the state. From the above chart, Saunders County decreased in population between 1960 and 1970, a total of 252 persons, or -l.5%. This is very similar to the situation in the mid-west agriculture regions where rural population is declining and urban popu1ation is increasing. In 1940, 14.8% of the population in Saunders County resided in urban areas as compared to 22.5% in 1970.
The terrain in the Wahoo area is gently rolling with soils in the area being Sharpburg, Marshall and Wymore type of silty clay loam, Wahoo is 1,223 feet above sea level and has an average annual rainfall of 28.81 inches and a snowfall of 20 to 25 inches. The average length of growing season is l61 days and average temperature in Wahoo is 53 degrees with winter temperatures ranging from 16 to 34 and summer ranging from 67 to 92.
Transportation and Market Accessibility
Wahoo is served by the main line of the Union Pacific Railroad and a branch of the Chicago & North Western railroad. There are 127 inbound can and 538 outbound cars annually.
REA Express service is available daily. Piggyback facilities are available. Reciprocal switching in not availab1e. Passenger service is availab1e at Lincoln (30 miles).
Rai1road mileage and time spent in transit
to major cities:
East-west State Highway 92 and north-south Highway 77 pass through Wahoo.
The gross maximum weight permitted on non-interstate highways is ~5,000 ~und5. This would apply to a seven-axle, sixty-foot interior rig. The gross maximum weight for:
A four-axle, fifty-foot rig is 80,000 poundsFor interstate highways, the maximuzi length between the extremes of any group of two or more consecutive axles is fifty feet. The gross maximum weight permitted is 80,000 pounds. All interstate ramps are posted as follows: 20.000 single-axle1 34,000 tandm axle, maximum of 80.000 pounds.
A five-axle, sixty-foot rig is 85,000 pounds
A six-axle sixty-foot rig is 90,000 pounds
A seven-axle, sixty foot rig is 95,000 pounds
Wahoo is not served directly by any bus line. Wahoo does not have intra-city bus service. Arrow-Black Hi1ls Stage Line will drop off passengers and freight on their Lincoln-Fremont route.
There are no cab companies in Wahoo.
The nearest point of scheduled air service is Lincoln, Nebraska, thirty miles from Wahoo, or Omaha, Nebraska, forty miles from Wahoo. Passenger and air freight Service are provided by Frontier and United Air1ines in Lincoln. Omaha is served by Braniff, Frontier, North Central, Ozark, American, Republic Airlines, TWA, and United Airlines.
The municipal airport is only one mile northeast of Wahoo and only one quarter of a mile from Commercial Park. The Runway which is 3,500 feet long is paved and lighted. There is a non-directional beacon. There are facilities for servicing aircraft and mechanic and inspector available. There are twenty-seven private planes hangered there. The elevation is 1,223 feet, the latitude is 41, 14, and the longitude is 96, 35.
Wahoo is forty miles from Omaha where the Missouri River provides transportation.
Employment/ Labor Force Composition/ Industry
The labor force in Saunders county is currently 7,380 with 250 unemployed for a rate of 3.4% unemployment. Total employment is currently at 7,130 with agricu1tural employment at 1,510 and nonagricultural employment at 5,620.
In the past, Wahoo's industry was devoted primarily to serving the farmer and processing their products. However, as the urbanization process in the metropolitan area has accelerated, the agricultural section of the economy has decreased, while the economic base of Wahoo continues to be agricultura1ly oriented.
EMPLOYMENT PROJECTION BY INDUSTRY CROUP
SAUNDERS COUNTY, NEBRASKA
1970 to 1990
Agriculture 2,969 1,41 -5.2 -2.8 1,311 987 743
Mining 12 69 +19.1 0.2 70 71 73 4
Construction 333 444 +2.9 0 444 444 444 0
Manufacturing 186 613 +12.6 3.1 904 1,128 1,.531 918
and Utilities 365 359 -0.2 -0.1 355 351 348 -11
and Real Estate 100 90 -1.0 0.2 92 94 96 6
Trade 929 863 -0.8 0.5 928 953 1,002 139
Service 636 1,105 +5.6 2.0 1,398 1,642 2,00l 896
Pub1ic Administration 309 295 -0.5 2.2 366 454 564 269
Not Reported 129 88 -3.8 0 88 88 88 0
Total 5,968 5,667 -0.5 0.6 5.956 6,212 6,890 1,223
Source: Consultants in Real Estate, Inc. estimates.
(1) Adjusted based on available 1970 census.
Principal Manufacturers in Wahoo
|Armco Steel Corp.||metal products||regional|
|Breunig Rendering Works||feed supplements||national|
|Hellstar Corp.||oil pump jacks||international|
|Platte Valley Foods||food processing||regiona1|
|Wahoo Built Div.||component|
|Economy Housing||buildings and homes||regional|
|Wahoo Concrete||redi-mix mix concrete||local|
|Ludi Printing Co||paper products||regional|
|6-B Mfg.||metal products||regional|
|Wahoo Metal||metal products||local|
|Davis Mfg. Co.||metal products||regional|
Major Non-manufacturing Employers
Cengas natural gas utilityWahoo Industries, Inc., is composed of 135 members. It is a profit type corporation with a capitalization of $100,000; capital stock in totals of $30,000.
City of Wahoo city government
Farmers Union Coop feed, grain, petroleum
Lincoln Telephone & Telegraph telephone utility
Johnson, Erickson engineers, surveyors
O'Brien Engineers architectural
Saunders County Hospital hospital
Saunders Care Center nursing home
Haven House nursing home
Wahoo Livestock Auction Livestock & general merchandise sale
Be-Right Printing printing
Industrial Development Organizations
There are 3,200 acres of county land zoned for industry. Presently this land is being used for agricu1tural purposes.
The Wahoo Industries, Inc., the Wahoo Development Committee, and thi Wahoo Chamber of Commerce work for industrial development in the community. The goals of these organizations are to encourage and promote a new industrial development in the city of Wahoo and surrounding area, to unite in common organization and to encourage better business and industrial conditions in Wahoo and the surrounding area, and to assist in improvement of sites and erection of buildings in the city of Wahoo. The Wahoo community leaders recognize Wahoo's need for new Industry and economic growth.
Available Industrial Sites and Buildings
Wahoo Commercia1 Park was begun in June of 1979 and completed in December of 1979. This is a 60-acre tract of land located 1 mile north of Wahoo on Highways 77 & 92. This Commercial Park is the only one in the state of Nebraska to receive an Urban Development Action Grant through the Department of Housing and Urban Deve1opment which wias used for paving in the north 30 acres and grading in the south 30 acres along with the sanitary sewer system and the water system.
The north 30 acres has been developed end is occupied. All of the park has streets dedicated, plated, surveyed, and graded. Sewer water, electricity, and gas is located in the park. The Wahoo Commercial Park is owned by the City of Wahoo and the lots can be bought, leased, or lease-purchased. The park is eligible for participation of federally funded grants under the Urban Development Grants Program for on-site development.
Hourly wage rates in manufacturing occupations
(production and/or clerical)