a:5:{s:8:"template";s:12359:"<!DOCTYPE html>
<html lang="en">
<head>
<meta charset="utf-8"/>
<meta content="initial-scale=1, width=device-width" name="viewport"/>
<title>{{ keyword }}</title>
<link href="https://fonts.googleapis.com/css?family=Droid+Serif:400,400italic,700,700italic&amp;subset=latin%2Clatin-ext" id="wp-garden-droid-font-css" media="all" rel="stylesheet" type="text/css"/>
<link href="https://fonts.googleapis.com/css?family=Shadows+Into+Light&amp;subset=latin%2Clatin-ext" id="wp-garden-shadows-font-css" media="all" rel="stylesheet" type="text/css"/>
<link href="http://fonts.googleapis.com/css?family=Open+Sans%3A300%2C400%2C600%2C700%2C800%2C300italic%2C400italic%2C600italic%2C700italic%2C800italic%7CRaleway%3A100%2C200%2C300%2C400%2C500%2C600%2C700%2C800%2C900&amp;ver=5.4" id="redux-google-fonts-smof_data-css" media="all" rel="stylesheet" type="text/css"/></head>
<style rel="stylesheet" type="text/css">@charset "UTF-8";.has-drop-cap:not(:focus):first-letter{float:left;font-size:8.4em;line-height:.68;font-weight:100;margin:.05em .1em 0 0;text-transform:uppercase;font-style:normal} html{font-family:sans-serif;-webkit-text-size-adjust:100%;-ms-text-size-adjust:100%}body{margin:0}article,aside,footer,header,nav{display:block}a{background-color:transparent}a:active,a:hover{outline:0}/*! Source: https://github.com/h5bp/html5-boilerplate/blob/master/src/css/main.css */@media print{*,:after,:before{color:#000!important;text-shadow:none!important;background:0 0!important;-webkit-box-shadow:none!important;box-shadow:none!important}a,a:visited{text-decoration:underline}a[href]:after{content:" (" attr(href) ")"}a[href^="#"]:after{content:""}h3{orphans:3;widows:3}h3{page-break-after:avoid}} *{-webkit-box-sizing:border-box;-moz-box-sizing:border-box;box-sizing:border-box}:after,:before{-webkit-box-sizing:border-box;-moz-box-sizing:border-box;box-sizing:border-box}html{font-size:10px;-webkit-tap-highlight-color:transparent}body{font-family:"Helvetica Neue",Helvetica,Arial,sans-serif;font-size:14px;line-height:1.42857143;color:#333;background-color:#fff}a{color:#337ab7;text-decoration:none}a:focus,a:hover{color:#23527c;text-decoration:underline}a:focus{outline:thin dotted;outline:5px auto -webkit-focus-ring-color;outline-offset:-2px}h3{font-family:inherit;font-weight:500;line-height:1.1;color:inherit}h3{margin-top:20px;margin-bottom:10px}h3{font-size:24px}.text-left{text-align:left}ul{margin-top:0;margin-bottom:10px}.container{padding-right:15px;padding-left:15px;margin-right:auto;margin-left:auto}@media (min-width:768px){.container{width:750px}}@media (min-width:992px){.container{width:970px}}@media (min-width:1200px){.container{width:1170px}}.row{margin-right:-15px;margin-left:-15px}.col-lg-3,.col-lg-6,.col-lg-9,.col-md-3,.col-md-6,.col-md-9,.col-sm-12,.col-sm-3,.col-sm-6,.col-sm-9,.col-xs-12{position:relative;min-height:1px;padding-right:15px;padding-left:15px}.col-xs-12{float:left}.col-xs-12{width:100%}@media (min-width:768px){.col-sm-12,.col-sm-3,.col-sm-6,.col-sm-9{float:left}.col-sm-12{width:100%}.col-sm-9{width:75%}.col-sm-6{width:50%}.col-sm-3{width:25%}}@media (min-width:992px){.col-md-3,.col-md-6,.col-md-9{float:left}.col-md-9{width:75%}.col-md-6{width:50%}.col-md-3{width:25%}}@media (min-width:1200px){.col-lg-3,.col-lg-6,.col-lg-9{float:left}.col-lg-9{width:75%}.col-lg-6{width:50%}.col-lg-3{width:25%}}.collapse{display:none}.navbar-collapse{padding-right:15px;padding-left:15px;overflow-x:visible;-webkit-overflow-scrolling:touch;border-top:1px solid transparent;-webkit-box-shadow:inset 0 1px 0 rgba(255,255,255,.1);box-shadow:inset 0 1px 0 rgba(255,255,255,.1)}@media (min-width:768px){.navbar-collapse{width:auto;border-top:0;-webkit-box-shadow:none;box-shadow:none}.navbar-collapse.collapse{display:block!important;height:auto!important;padding-bottom:0;overflow:visible!important}}.clearfix:after,.clearfix:before,.container:after,.container:before,.navbar-collapse:after,.navbar-collapse:before,.row:after,.row:before{display:table;content:" "}.clearfix:after,.container:after,.navbar-collapse:after,.row:after{clear:both}@-ms-viewport{width:device-width}  body{font-family:'Open Sans';color:#767676;background-attachment:fixed;background-size:cover;background-position:center}a{color:#6f4792}a:hover{color:#6ab42f}article,aside,body,div,footer,h3,header,html,i,li,nav,span,ul{-moz-osx-font-smoothing:grayscale;text-rendering:optimizelegibility}#cshero-header-navigation{position:static}h3{margin:0 0 10px;line-height:1.8}#cshero-footer-top{padding:83px 0 81px}#cshero-footer-top .cms-recent-posts article{position:relative;margin-bottom:25px}#cshero-footer-top h3.wg-title{color:#fff;font-size:21px!important;font-weight:700;margin-bottom:30px!important}#cshero-footer-bottom{border-top:1px solid #333;color:#767676;padding:29px 0 28px;font-weight:600!important}#cshero-header{width:100%;position:relative}#cshero-header nav.main-navigation ul.menu-main-menu>li>a{line-height:103px}#cshero-header-top{background-color:#6ab42f}#cshero-header{height:103px;background-color:#fff}#cshero-header #cshero-header-logo a{line-height:103px;-webkit-transition:line-height .4s ease-in-out;-khtml-transition:line-height .4s ease-in-out;-moz-transition:line-height .4s ease-in-out;-ms-transition:line-height .4s ease-in-out;-o-transition:line-height .4s ease-in-out;transition:line-height .4s ease-in-out}#cshero-header #cshero-header-logo a:focus{outline:0}#cshero-header #cshero-header-navigation{-webkit-transition:line-height .1s ease-in-out;-khtml-transition:line-height .1s ease-in-out;-moz-transition:line-height .1s ease-in-out;-ms-transition:line-height .1s ease-in-out;-o-transition:line-height .1s ease-in-out;transition:line-height .1s ease-in-out}#cshero-header #cshero-header-navigation nav#site-navigation{float:right}#cshero-header #cshero-header-navigation nav#site-navigation ul#menu-primary-menu>li>a{color:#222}#cshero-header #cshero-header-navigation nav#site-navigation ul#menu-primary-menu>li>a span{padding:7.7px 15px}#cshero-header #cshero-header-navigation nav#site-navigation ul#menu-primary-menu>li>a:hover{color:#fff}#cshero-header #cshero-header-navigation nav#site-navigation ul#menu-primary-menu>li>a:hover span{background-color:#6ab42f}#cshero-header #cshero-header-navigation nav#site-navigation ul#menu-primary-menu>li>a:focus{outline:0;text-decoration:none}#cshero-header #cshero-menu-mobile i{display:none}@media screen and (max-width:991px){#cshero-header{height:60px}#cshero-header #cshero-header-logo a{line-height:60px}#cshero-header #cshero-menu-mobile{float:right;position:absolute;right:15px;top:50%;-webkit-transform:translatey(-50%);-khtml-transform:translatey(-50%);-moz-transform:translatey(-50%);-ms-transform:translatey(-50%);-o-transform:translatey(-50%);transform:translatey(-50%)}#cshero-header #cshero-menu-mobile i{display:block!important;padding:0 0 0 30px}}@media screen and (min-width:992px){#cshero-header-navigation .main-navigation ul{margin:0;text-indent:0}#cshero-header-navigation .main-navigation li a{border-bottom:0;white-space:nowrap}#cshero-header-navigation .main-navigation .menu-main-menu>li{vertical-align:top}#cshero-header-navigation .main-navigation .menu-main-menu>li>a{position:relative;text-align:center;line-height:1.1;-webkit-transition:all .4s ease 0s;-khtml-transition:all .4s ease 0s;-moz-transition:all .4s ease 0s;-ms-transition:all .4s ease 0s;-o-transition:all .4s ease 0s;transition:all .4s ease 0s}#cshero-header-navigation .main-navigation .menu-main-menu>li:last-child>a{padding-right:0}#cshero-header-navigation .main-navigation .menu-main-menu>li,#cshero-header-navigation .main-navigation .menu-main-menu>li a{display:inline-block;text-decoration:none}}@media screen and (max-width:991px){.cshero-main-header .container{position:relative}#cshero-menu-mobile{display:block}#cshero-header-navigation{display:none}#cshero-menu-mobile{display:block}#cshero-menu-mobile i{color:inherit;cursor:pointer;font-size:inherit;line-height:35px;text-align:center}#cshero-header #cshero-header-navigation .main-navigation{padding:15px 0}#cshero-header #cshero-header-navigation .main-navigation .menu-main-menu li{line-height:31px}#cshero-header #cshero-header-navigation .main-navigation .menu-main-menu li a{background:0 0;color:#fff}#cshero-header-navigation .main-navigation .menu-main-menu>li{position:relative}#cshero-header-navigation .main-navigation .menu-main-menu>li a{display:block;border-bottom:none;font-size:14px;color:#222}}@media screen and (max-width:991px){#cshero-footer-bottom .footer-bottom-widget{text-align:center}#cshero-footer-top .widget-footer{height:270px;margin-bottom:40px}}@media screen and (max-width:767px){#cshero-footer-top .widget-footer{padding-top:40px}}.container:after,.navbar-collapse:after,.row:after{clear:both}.container:after,.container:before,.navbar-collapse:after,.navbar-collapse:before,.row:after,.row:before{content:" ";display:table}.vc_grid.vc_row .vc_pageable-slide-wrapper>:hover{z-index:3} @font-face{font-family:'Open Sans';font-style:normal;font-weight:400;src:local('Open Sans Regular'),local('OpenSans-Regular'),url(http://fonts.gstatic.com/s/opensans/v17/mem8YaGs126MiZpBA-UFVZ0e.ttf) format('truetype')} @font-face{font-family:Raleway;font-style:normal;font-weight:400;src:local('Raleway'),local('Raleway-Regular'),url(http://fonts.gstatic.com/s/raleway/v14/1Ptug8zYS_SKggPNyC0ISg.ttf) format('truetype')}@font-face{font-family:Raleway;font-style:normal;font-weight:500;src:local('Raleway Medium'),local('Raleway-Medium'),url(http://fonts.gstatic.com/s/raleway/v14/1Ptrg8zYS_SKggPNwN4rWqZPBQ.ttf) format('truetype')} @font-face{font-family:Roboto;font-style:normal;font-weight:500;src:local('Roboto Medium'),local('Roboto-Medium'),url(http://fonts.gstatic.com/s/roboto/v20/KFOlCnqEu92Fr1MmEU9fBBc9.ttf) format('truetype')} @font-face{font-family:Raleway;font-style:normal;font-weight:500;src:local('Raleway Medium'),local('Raleway-Medium'),url(http://fonts.gstatic.com/s/raleway/v14/1Ptrg8zYS_SKggPNwN4rWqZPBQ.ttf) format('truetype')}</style>
<body class="wpb-js-composer js-comp-ver-4.10 vc_responsive">
<div class="" id="page">
<header class="site-header" id="masthead">
<div id="cshero-header-top" style="display:">
<div class="container">
<div class="row">
</div>
</div>
</div>
<div class="cshero-main-header no-sticky " id="cshero-header">
<div class="container">
<div class="row">
<div class="col-xs-12 col-sm-3 col-md-3 col-lg-3" id="cshero-header-logo">
<a href="#">{{ keyword }}</a>
</div>
<div class="col-xs-12 col-sm-9 col-md-9 col-lg-9 megamenu-off" id="cshero-header-navigation">
<nav class="main-navigation" id="site-navigation">
<div class="menu-primary-menu-container"><ul class="nav-menu menu-main-menu" id="menu-primary-menu"><li class="menu-item menu-item-type-custom menu-item-object-custom menu-item-home menu-item-1276" id="menu-item-1276"><a href="#"><span>Home</span></a></li>
<li class="menu-item menu-item-type-post_type menu-item-object-page menu-item-1437" id="menu-item-1437"><a href="#"><span>Our Services</span></a></li>
<li class="menu-item menu-item-type-post_type menu-item-object-page menu-item-1456" id="menu-item-1456"><a href="#"><span>About us</span></a></li>
<li class="menu-item menu-item-type-post_type menu-item-object-page menu-item-1278" id="menu-item-1278"><a href="#"><span>Blog</span></a></li>
<li class="menu-item menu-item-type-post_type menu-item-object-page menu-item-1325" id="menu-item-1325"><a href="#"><span>Contact</span></a></li>
</ul></div> </nav>
</div>
<div class="collapse navbar-collapse" id="cshero-menu-mobile"><i class="fa fa-bars"></i></div>
</div>
</div>
</div>
 </header>
<div id="main">
{{ text }}
</div>
<footer>
<div id="cshero-footer-top">
<div class="container">
<div class="row">
<div class="col-xs-12 col-sm-6 col-md-3 col-lg-3 widget-footer"><aside class="widget cms-recent-posts" id="cms_recent_posts-4"><h3 class="wg-title">Recent Posts</h3> <article class="recent-post-item clearfix post-890 post type-post status-publish format-standard has-post-thumbnail hentry category-lawn-maintenance tag-lawn-care">
{{ links }}
</article>
</aside></div>
</div>
</div>
</div>
<div id="cshero-footer-bottom">
<div class="container">
<div class="row">
<div class="col-xs-12 col-sm-12 col-md-6 col-lg-6 footer-bottom-widget text-left">{{ keyword }} 2021</div>
</div>
</div>
</div>
</footer>
</div>
</body></html>";s:4:"text";s:13347:"In addition to a property's market value, one of the first things you'll want to do as a real estate investor who's considering buying a purchase is determine is its operating income and costs. • Valuation of Land: • Valuation of land is done by one of the three methods as and where applicable. Basic Reproduction Cost = CSA x UTC CSA = Cross-sectional area of the subject tree UTC = Unit tree cost, determined by the Regional Plant Appraisal Committee (RPAC) or local wholesale cost 2. Some of the most common are: 1. Income Approach a. The market valuation standard, as it applies to commercial property, provides flexibility in determining the assessed value of property by allowing the use of any of three accepted approaches to value employed in the industry: the property income (rental) approach, the cost approach and the … Conceptual Basis Land is valuable because of the utility it provides people. • Comparative method: this is simplest and most direct method. Capitalization of Earnings/Cash Flows Method b. Going Concern Premise 2. Book Value Method b. For example, In its natural unimproved state, land has little value. Historical Cost of Property. In this example, the equation is y = 7.476x -.650 where y is the lot value/sqft and x is the lot size in acres. This approach seeks to determine how much a property would cost to replace (meaning, rebuild) after subtracting accrued depreciation. An appraiser’s judgment is important in determining land value. This method is a practical and discreet one, extending a fair view of the value of the property. Appraisers must consider the micro and macro location of the property, its features, and how its value is impacted by the neighborhood and amenities available. The income approach considers the value as the present value of future expected cash flows generated by the property. The commonly used methods of valuation can be grouped into one of three general approaches, as follows: 1. Next, Property appraisingis an art, not a science or math where 2+2 is always equal to 4. The property valuation methods and property valuation process depends on the location of the property, the quality of construction, maintenance of the property, proximity to major infrastructure developments and more. Safety and security of the apartment is another factor which is closely looked upon in the present times. If none of your comps have sold, then at least look at the asking price, which should be listed on Zillow. Replacement value. The second approach to determining the value of a property is the cost approach. $23.215/sqft x .175 acres x 43560 sqft/acre = $176,966. Checking the Property Valuation. Rental method In this method the net rental income from a property is calculated after deducting all outgoings from the gross rent and years purchase is calculated after adopting the current bank interest. The The land value may be expressed as a unit (square foot or acre) value, a percentage of total property value, or a lump sum (site) value. Land And Property Valuation. The market comparable method is the method mostly accepted in the South African courts. While most commonly used when evaluating commercial investment properties, it can theoretically be applied to … The valuation of a property is worked out as under. Information gathered on individual properties, comparable sales on similar properties, replacement cost, location, availability of services, and rental rates may all be used. Land in It is suggested that the optimal value of a property or a real estate equates market value, to the true value and present value. Appraisers rely on the following three methods of establishing real estate property values: 1 Sales comparison. This is the most common method, where appraisers value a property based on the recent selling prices of similar properties in the same neighborhood. ... 2 Cost approach. ... 3 Income approach. ... There are five main methods used when conducting a property evaluation; the comparison, profits, residual, contractors and that of the investment. Appraisers use three different methods to estimate the value of a property. Principles and Practice of Property Valuation 13. Comparative method 2. Locate and identify each property The formal process of valuation of real property is known as real estate appraisal. The valuation of real estate is a central tenet for all businesses. A real estate valuation is an independent opinion on the market value of a property. We have all government approved valuation methods on whose basis we calculate the current market and then estimate the land value an check for the present and future value of the Land and suggest the best value considering the past and future of the land … The appraisal calculation method would be as follows: 1. The underlying economic bases of value include: at what cost a substitute property can be … The equation is shown on the graph along with the square of the correlation coefficient. Onsite Property Data Collection (P) – The property data was collected onsite by a licensed or certified appraiser or other third party and validated … Suppose an appraiser is using the cost approach to estimate the … SALES COMPARISON APPROACH The sales verification process previously described is the initial step in the sales comparison approach to determine land value. Following are important property valuation methods. Basis of Valuation:-As the property under question is open plot, land method of valuation has been adopted for arriving at fair market value of the above property on the date of valuation. A property valuer can use one of more of these methods when calculating the market or rental value of a property. a) Market Comparable Method. Used for feasibility analysis and highest and best use. In this article, we will be presenting and providing a quick and easy method of property valuation called the Direct Comparison Approach. Secondly, local taxing jurisdictions such as cities, schools, counties, and other entities authorize to levy a property and a tax rate to calculate the amount of taxes owed on that property. in appraisal, a method of estimating the value of land when given the Net Operating Income (NOI) and value of improvements. The need for … If a large place of land is required to be divided into plots after providing for roads, parks, etc., this method of valuation is to be adopted. However, some background knowledge is also very important to establish a value as accurate as possible. • Prepare and certify the assessment roll for the county . LAND VALUATION METHODS The sales comparison approach is the primary land valuation method used by the department. other. This method is known as the “at the fence method (ATF)”. Following are important property valuation methods. Using the cost method, determine the value of the building. • Estimate the real market value (RMV) of each property . In contrast, 'site' is a term used for a parcel that is ready for building. This is because the land is seen as a blank canvas. Valuers and non-valuers and policy makers should keep in mind that there is only one simple test of a method. This is often used by property developers when they plan to buy or lodge a bid for a site. The rest of the value ($30,000) is attributed to the land. Comparative method of property valuation functions by estimating a property’s value based on the value of neighbouring properties. Adjustments are made for differences among the properties and are used to create indicators of value for the land under appraisal. The value of raw land is actually more difficult to judge than land that already has a structure on it. The sales comparison approach is the most reliable method of land valuation. Technically speaking, a property's value is defined as the present worth of future benefits arising from the ownership of the property. The sales comparison approach is used to find the value of the property’s land based on comparables. Then the costs of building the property are estimated, taking depreciation into consideration. Another aspect that separates this method from other property valuation methods is what kind of real estate it is used for. For rate base regulated properties, the historical cost for appraisal purposes should be similar to the property cost required to be included on the utility’s accounting records and reports to the regulator. Capitalized value = Net income ×year’s purchase C.V.= N.I. The land and building method. Unlike other methods of estimating value, the residual land or … Unitary Valuation Methods. Therefore, an estimate of a property's value must take into consideration economic and social trends, as well as governmental controls or regulations and environmental conditi… The Subject’s lot size is .175 acres: y = 7.476 x .175^-.650 = $23.215/sqft. The approach uses data on market prices for homes and other real estates to estimate consumers’ willingness to pay for improved levels of environmental quality, air, noise etc. The method which is often used by real estate developers to determine the value of land is an application of residual method called developer™s residual analysis, or the development method of appraisal. The profits method of valuation involves the following steps: An assessment of the fair maintainable trade (FMT) and fair maintainable operating profit (FMOP) that could be achieved at the property. It involves converting a property’s income flow (rent) into an appropriate capital sum. This manual describes the standard appraisal methods and techniques that are applied to the appraisal of land, as required by Arizona Revised Statutes. We have assumed the property is in the same condition on the valuation date as the inspection date. The third edition of Property Valuation: The Five Methods introduces students to the fundamental principles of property valuation theory by means of clear explanation and worked examples. When evaluating single-family, owner-occupied properties, the Sales Comparison Approach is heavily weighted by an Appraiser. The first valuation method is “price per square foot.” The formula for price per square foot is the cost of the property divided by the number of square feet. Replacement Cost Premise ii. Depreciation Method of Valuation According to this method the depreciated value of the property on the present day rates is calculated by the formula: D = P[(100 – rd)/100]n Where, D – depreciated value P – cost at present market rate rd – fixed percentage of depreciation (r stands for rate and d for depreciation) n – The number of years the building had been constructed. For each comparable sale, the appraisal must include the names of the buyer and seller, the deed book and page number, the date of sale and selling price, a property description, the amount and terms of mortgages, property surveys, the assessed value, the tax rate, and the assessor's appraised FMV. Unlike many consumer goodsthat are quickly used, the benefits of real property are generally realized over a long period of time. Asset Based Approach a. Land values must reflect market value in each neighborhood or market area. This appraisal method is known as It is the most popular method. Lastly, the residual method is used to value a development site or to build a valuation plan to forecast a property project. What is valuation? Appraisal smoothing states that appraisers evaluate the valuation values by obtaining the most recent data available in the market and incorporating property values from the recent past. Valuation of Green and High Performance Property: Background and Core Competency This document is intended to offer voluntary guidance on recognized valuation methods and techniques. that informed buyers will not pay more for a property than it will cost them to build to a similar property from scratch and with the same level of The assessor must then rely on other methods of land valuation. A property valuer can use one of more of these methods when calculating the market or rental value of a property. using this method, one could arrive at land valuation as well as property valuation. The difference between the land value of the subject and the land value of the comparable  As such, land value is a residual value. BLA is responsible for regulation, oversight, training and technical assistance to cities and towns in the areas of real and personal property valuation and classification. $390,000 divided by 3,000 equals $130.00 per square foot. The Australian Valuers Institute’s definition of market value is: ‘The estimated amount which an asset should exchange on the date of valuation between a willing buyer and a willing seller in an arm’s length transaction, after proper marketing … A property appraisal will typically take into consideration elements of the home including ‘street appeal’ (what it looks like from the street), the property’s interior and exterior, and size of the land. Bangalore: Property valuation is a major component of a property transaction.This evaluates the market value of the Real estate property. 4. In order for this method to be truly effective, it is necessary to know the exact sales price of properties, rather than available asking prices online. ";s:7:"keyword";s:32:"land valuation methods appraisal";s:5:"links";s:1104:"<a href="https://royalspatn.adamtech.vn/nha/notifying-patients-of-therapist-leaving-practice">Notifying Patients Of Therapist Leaving Practice</a>,
<a href="https://royalspatn.adamtech.vn/nha/things-to-do-in-chesterfield%2C-mo-at-night">Things To Do In Chesterfield, Mo At Night</a>,
<a href="https://royalspatn.adamtech.vn/nha/a-very-large-component-of-hitech-covers%3A">A Very Large Component Of Hitech Covers:</a>,
<a href="https://royalspatn.adamtech.vn/nha/circular-walks-around-monsal-trail">Circular Walks Around Monsal Trail</a>,
<a href="https://royalspatn.adamtech.vn/nha/stout-breathable-waders">Stout Breathable Waders</a>,
<a href="https://royalspatn.adamtech.vn/nha/walmart-stocker-job-description">Walmart Stocker Job Description</a>,
<a href="https://royalspatn.adamtech.vn/nha/403-forbidden-bypass-android">403 Forbidden Bypass Android</a>,
<a href="https://royalspatn.adamtech.vn/nha/king-charming-and-queen-charming">King Charming And Queen Charming</a>,
<a href="https://royalspatn.adamtech.vn/nha/how-to-remove-attributes-in-woocommerce">How To Remove Attributes In Woocommerce</a>,
";s:7:"expired";i:-1;}