appraisermetrics_report_service 0.0.1

data/lib/eval_report.rb

@@ -0,0 +1,1192 @@
+class EvalReport < Prawn::Document
+	require 'prawn'
+	require 'prawn/table'
+	require 'date'
+
+	include ReportUtils # utility methods used across reports
+
+	def initialize()
+		super()
+	end
+
+	def write_content(subject, comparables, images, logo) # main method to populate pdf
+		# variables used across instance methods
+		@logo = logo
+		@sub = subject
+		@comps = comparables
+		@images = images
+		@text_blocks = static_strings # Hash of text blocks loaded from .yml
+		@recon_primary_per_acre = [] # used for reconciliation for comparables
+		@recon_secondary_per_acre = [] # ""
+
+		# font defaults to Helvetica
+		font_size 11 
+
+		office_logo
+		cover_page
+		letter_of_transmittal # table/text
+		subject_images #images with caption # 2 pages
+		table_of_contents #text
+		introduction #text and checkboxes
+		property_identification
+		regional_maps
+		topo_maps
+		property_description
+		property_features
+		value_intro
+		comp_methodology
+		property_comparison # landscape
+		discussion_of_sales # landscape
+		ag_sales_map
+		val_method_and_recon
+		assumptions_and_conditions
+		addenda_contents
+		addendum_a
+		addendum_b
+	end
+
+	def office_logo
+		move_down 550
+		image "#{@logo}", width: 200
+	end
+
+	def cover_page
+		bounding_box([220, 700], width: 320, height: 700) do
+			text 'EVALUATION OF REAL PROPERTY', size: 14
+			move_down 5
+			text "#{@sub[:primary_ag_use]}"
+
+			if @sub[:property_inclusions] && @sub[:property_inclusions].any?
+				move_down 3
+				text "#{@sub[:property_inclusions].join(', ')}"
+			end
+
+			move_down 10
+
+			text "#{@sub[:property_name]}"
+			move_down 3
+			text "#{@sub[:county_state]}".slice(0..-3)
+			move_down 3
+			text "#{@sub[:property_address_number]} " << "#{@sub[:street_or_road_name]}"
+			move_down 3
+			add_string = ""
+			add_string << "#{@sub[:city]}, "  
+
+			if @sub[:county_state]
+				add_string << "#{@sub[:county_state].slice(-2..-1)} "
+			end
+
+			add_string << "#{@sub[:zip_code]}"
+			text add_string
+			move_down 25
+			
+			text 'AGRICULTURAL REAL ESTATE EVALUATION', size: 14
+			move_down 10
+			text 'As of ' << "#{datemaker(@sub[:effvaluedateasis])}"
+			move_down 3
+			text 'Report Date: ' << "#{datemaker(@sub[:valreportdate])}"
+			move_down 15
+
+			text 'Prepared For:'
+			text "#{@sub[:clientid]}"
+			text "#{@sub[:clientaddress]}"
+			text "#{@sub[:clientcontact]}"
+			text "#{@sub[:clientrefnum]}"
+			move_down 10
+			text 'Prepared By:'
+			text "#{@sub[:record_created_by]}"
+			# "#{@sub[:tenant_name]}" # not found currently
+			# "#{@sub[:tenant_contact]}" # not found currently
+		end
+
+		stroke_bounds
+		start_new_page
+	end
+
+	def letter_of_transmittal
+		header("LETTER OF TRANSMITTAL")
+		move_down 10
+		text "#{datemaker(@sub[:valreportdate])}"
+		text "#{@sub[:clientid]}"
+		text "#{@sub[:clientaddress]}"
+		text "#{@sub[:clientcontact]}"
+
+		move_down 25
+		float do
+			text "Re:"
+		end
+
+		indent(30) do
+			taxes = @sub[:taxes]
+			if taxes && taxes.any?
+					t_s = taxes.inject("") {|memo_s, t| memo_s << "#{t[:tax_parcel_no]}, "; memo_s }
+			else
+					t_s = ""
+			end
+
+			parallel_text("Evaluation of Real Property", " ", 150)
+			parallel_text("Property Type:", "#{@sub[:primary_ag_use]}", 150)
+			parallel_text("Property Name:", "#{@sub[:property_name]}", 150)
+			parallel_text("Tax Parcel ID No.:", t_s , 150)
+			parallel_text("County:","#{@sub[:county_state]}".slice(0..-3), 150)
+			parallel_text("Street Address:", "#{@sub[:property_address_number]}" << "#{@sub[:street_or_road_name]}", 150)
+			parallel_text("City, State, Zip Code:", "#{@sub[:city]}" << "#{@sub[:county_state]}".chars.last(2).join(''), 150)
+			parallel_text("Client Assignment Ref. No.:", "#{@sub[:clientrefnum]}", 150)
+			parallel_text("Valuator's Internal File No.:", "#{@sub[:_id]}", 150)
+		end
+
+		move_cursor_to 450
+		text "Dear " << "#{@sub[:clientid]},"
+		text @text_blocks[:transmittal]
+		start_new_page
+	end
+
+	def subject_images
+		header("SUBJECT PHOTOGRAPHS")
+		move_down 10
+		if @images && @images[:subject_photos]
+			if @images[:subject_photos][0]
+				image_cap("")
+				image "#{@images[:subject_photos][0]}", width: 300, position: :center
+				move_down 2
+				text "Subject Property - Representative Image", align: :center
+				move_down 25
+			else
+				text "No Image", align: :center
+				move_cursor_to 350
+			end
+
+			if @images[:subject_photos][1]
+				image_cap("")
+				image "#{@images[:subject_photos][1]}", width: 300, position: :center
+				move_down 2
+				text "Subject Property - Representative Image", align: :center
+				move_down 25
+			else
+				text "No Image", align: :center
+				move_cursor_to 350
+			end
+
+
+			start_new_page
+			header("SUBJECT PHOTOGRAPHS")
+			move_down 10
+			if @images[:subject_photos][2]
+				image_cap("")
+				image "#{@images[:subject_photos][2]}", width: 300, position: :center
+				move_down 2
+				text "Subject Property - Representative Image", align: :center
+				move_down 25
+			else
+				text "No Image", align: :center
+				move_cursor_to 350
+			end
+
+			if @images[:subject_photos][3]
+				image_cap("")
+				image "#{@images[:subject_photos][3]}", width: 300, position: :center
+				move_down 2
+				text "Subject Property - Representative Image", align: :center
+				move_down 25
+			else
+				text "No Image", align: :center
+				move_cursor_to 350
+			end
+		else
+			text "No Image", align: :center
+			move_cursor_to 350
+			text "No Image", align: :center
+			move_cursor_to 350
+			start_new_page
+			text "No Image", align: :center
+			move_cursor_to 350
+			text "No Image", align: :center
+			move_cursor_to 350
+		end
+
+		start_new_page
+	end
+
+	def table_of_contents
+		header("TABLE OF CONTENTS")
+		move_down 25
+		text "Table of Contents", size: 14
+		move_down 25
+
+		contents = ["INTRODUCTION", "SCOPE OF WORK", "REGIONAL MAPS", "MAPS", 
+			"PROPERTY DESCRIPTION, SURROUNDING LAND USES, REGIONAL ECONOMIC AND \nDEMOGRAPHIC OVERVIEW", "HIGHEST AND BEST USE", 
+			"SALES COMPARISON APPROACH", "METHODOLOGY", "DISCUSSION OF SALES USED", "GLOSSARY OF TERMS & DEFINITIONS", "CASH EQUIVALENCE", 
+			"ELLWOOD FORMULA", "EXPOSURE TIME","FEE SIMPLE ESTATE", "LEASED FEE INTEREST", "LEASEHOLD INTEREST", "MARKET RENT", "MARKET VALUE", 
+			"ADDENDA CONTENTS"
+		]
+
+		contents.each do |c|
+			text "#{c}"
+			stroke_horizontal_rule
+			move_down 5
+		end
+		start_new_page
+	end
+
+	def introduction
+		header("INTRODUCTION")
+		move_down 25
+		text "INTRODUCTION", size: 14, style: :bold
+		move_down 10
+		text "SCOPE OF WORK", size: 14, style: :bold
+		text @text_blocks[:scope_of_work1]
+		move_down 10
+		
+		if @sub[:research] && @sub[:research].any?
+			@sub[:research].each do |r|
+				float do # building a checkbox because there is no support for them in base 14 fonts
+					float do
+						rectangle [0, cursor], 12, 12
+						stroke
+					end
+					text 'X', size: 15 
+				end
+
+				indent(50) do
+					text r
+					move_down 10
+				end
+			end
+		end
+
+		move_down 5
+		text @text_blocks[:scope_of_work3]
+		start_new_page
+	end
+
+	def property_identification
+		header("PROPERTY IDENTIFICATION")
+		move_down 25
+
+		parallel_text("Effective Date of Value", "#{datemaker(@sub[:effvaluedateasis])}", 150)
+		move_down 30
+		parallel_text("Report Date:", "#{datemaker(@sub[:valreportdate])}", 150)
+		move_down 30
+		parallel_text("Estate Valued:", "#{@sub[:property_rights]}", 150)
+		move_down 30
+		parallel_text("Intended Use:", no_nil_array(@sub[:intendeduse]).join(", "), 150)
+		move_down 30
+		parallel_text("Intended User:", "#{@sub[:intendeduser]}", 150)
+		move_down 30
+		parallel_text("Problem being solved:","#{@sub[:appproblem]}", 150)
+		move_down 30
+
+		text "CONFORMITY AND COMPLIANCE IDENTIFICATION FOR THIS EVALUATION ANALYSIS", size: 14, style: :bold
+		move_down 20
+		text "#{no_nil_array(@sub[:complianceid]).join(', ')}"
+		move_down 30
+
+		text "DEFINITION OF VALUE USED IN THIS EVALUATION:", size: 14, style: :bold
+		move_down 20
+		text "#{no_nil_array(@sub[:valuationvalues]).join(', ')}"
+		move_down 30
+
+		text "ASSUMPTIONS:", size: 14, style: :bold
+		move_down 20
+		text "#{(@sub[:extrassumptions])}"
+		move_down 30
+
+		text "EXPOSURE TIME:", size: 14, style: :bold
+		move_down 20
+		text "#{@sub[:exptimereasoning]}"
+		move_down 30
+
+		text "MARKETING TIME:", size: 14, style: :bold
+		move_down 20
+		text "#{@sub[:marketingtimereasoning]}"
+		move_down 30
+
+		start_new_page
+	end
+
+	def regional_maps
+		header("REGIONAL MAPS")
+		move_down 25
+		text "REGIONAL MAPS", size: 14, align: :center
+		if @images && @images[:regional_maps]
+			if @images[:regional_maps][0]
+				image_cap("STATE MAP")
+				image "#{@images[:regional_maps][0]}", width: 300, position: :center
+				move_down 25
+			else
+				text 'No Image', align: :center
+				move_cursor_to 350
+			end
+
+			if @images[:regional_maps][1]
+				image_cap("COUNTY MAP")
+				image "#{@images[:regional_maps][1]}", width: 300, position: :center
+			else
+				text 'No Image', align: :center
+				move_cursor_to 350
+			end
+		else
+			text 'No Image', align: :center
+			move_cursor_to 350
+			text 'No Image', align: :center
+		end
+
+		start_new_page
+	end
+
+	def topo_maps
+		header("LOCAL AREA MAP")
+		move_down 25
+		text "MAPS", size: 14, align: :center
+
+		if @images && @images[:topo_maps]
+			if @images[:topo_maps][0]
+				image_cap("TOPOGRAPHICAL MAPS")
+				image "#{@images[:topo_maps][0]}", width: 300, position: :center
+				move_down 25
+			else
+				text 'No Image', align: :center
+				move_cursor_to 350
+			end
+
+
+			if @images[:topo_maps][1]
+				image_cap("AERIAL FSA MAP")
+				image "#{@images[:topo_maps][1]}", width: 300, position: :center
+			else
+				text 'No Image', align: :center
+			end
+		else
+			text 'No Image', align: :center
+			move_cursor_to 350
+			text 'No Image', align: :center
+		end
+		start_new_page
+	end
+
+	def property_description
+		header("PROPERTY DESCRIPTION")
+		move_down 25
+		text "PROPERTY DESCRIPTION, SURROUNDING LAND USES, REGIONAL ECONOMIC AND DEMOGRAPHIC OVERVIEW", size: 14, style: :bold
+		font_size 6
+		bounding_box([0, 645], height: 300, width: 340) do
+			if @sub[:landclassifications] && @sub[:landclassifications].any?
+				@number_acres = @sub[:landclassifications].inject(0) {|memo, l| memo += no_nil_number(l[:numacres]); memo }
+			else
+				@number_acres = 0
+			end
+
+			general_data = [
+				[{content: "General Information", colspan:2}],
+				["Effective Date of Analysis:", @sub[:effvaluedateasis]],
+				["Property Rights Being Analyzed:", @sub[:property_rights]],
+				["Total No. Acres:", @number_acres]
+			]
+
+			table(general_data) do
+				columns(0..1).width = 170
+				cells.style(border_width: 0)
+				cells.padding = [1, 2.5]
+				column(0).style(font_style: :bold, align: :right)
+				row(0).style(align: :center, border_bottom_width: 0.5)
+			end
+
+			# construction of combo strings
+			street_address = "#{@sub[:property_address_number]} " << "#{@sub[:street_or_road_name]}"
+			lat_long_string = ""
+			lat_long_string << "#{@sub[:position][0]}/#{@sub[:position][1]}" unless @sub[:positioin] == nil
+			meridian_town_range = "#{@sub[:meridian]}, " << "#{@sub[:township]} " << "#{@sub[:range]}"
+			
+			taxes = @sub[:taxes]
+			if taxes
+				parcel_nos = taxes.inject("") {|memo, t| memo << "#{t[:tax_parcel_no]}; "; memo}
+			else
+				parcel_nos = ""
+			end
+
+			re_tax_string = "#{@sub[:total_RET]}  "
+			if @number_acres == 0
+				re_tax_string << "/  0"
+			else
+				re_tax_string << "/  #{@sub[:total_RET].to_f / @number_acres}"
+			end
+
+			if @sub[:county_state]
+				state_string = "#{@sub[:county_state].slice(-2..-1)}"
+			else
+				state_string = ""
+			end
+
+			identification_data = [
+				[{content: "Property Identification", colspan: 2}],
+				["Property Owner:", @sub[:curr_owner]],
+				["Property Name:", @sub[:property_name]],
+				["Street Address:", street_address],
+				["City:", @sub[:city]],
+				["State:", state_string],
+				["Zip Code:", @sub[:zip_code]],
+				["Latitude/Longitude:", lat_long_string],
+				["Meridian/Township/Range:", meridian_town_range],
+				["Brief Legal:", @sub[:legal_description]],
+				["Tax Parcel ID(s):", parcel_nos],
+				["RE Taxes/ $/Acre:", re_tax_string],
+				["Assessed Value of Land:", @sub[:total_assess_value]],
+				["Current Real Estate Taxes", @sub[:total_RET]],
+				["Total Number of Acres:", @number_acres],
+				["Land Use Zone and Allowed Uses:", "#{@sub[:land_use_zone]}, #{@sub[:allowed_uses_and_limitations]}"],
+				["Does property conform to zoning?:", @sub[:conf_type]],
+				["Is Property located in Flood Zone/Wetland?:", "#{@sub[:flood_zone]} #{@sub[:wetlands]}"],
+				["Is Property currently listed, under contract? If property has sold in prior 3 years see Transaction History table below.", "#{@sub[:under_purchase_agr]}, #{@sub[:listed_for_sale]}"],
+				["Does Property have Legal Access? How?:", "#{@sub[:has_legal_access]} / #{@sub[:legal_access]}"],
+				["Does the property have Physical Access? How?:", "#{@sub[:has_physical_access]} / #{@sub[:physical_access]}"],
+				["Easements, ROW or Encroachments:", @sub[:easements_description]]
+			]
+
+			table(identification_data) do
+				columns(0..1).width = 170
+				cells.style(border_width: 0)
+				cells.padding = [1, 2.5]
+				row(0).style(align: :center, font_style: :bold, border_bottom_width: 0.5)
+				column(0).style(align: :right)
+			end
+
+			stroke_bounds
+		end
+
+		bounding_box([340, 645], height: 300, width: 200) do
+			neighborhood_data = [
+				[{content: "Neighborhood Information", colspan: 2}],
+				["Land Use North:", @sub[:north_land]],
+				["Land Use South:", @sub[:south_land]],
+				["Land Use East:", @sub[:east_land]],
+				["Land Use West:", @sub[:west_land]],
+				[{content: "Comments - Distance to Services, Farm to Market, etc.:", colspan: 2}],
+				[{content: "#{@sub[:SWOT_analysis1]}", colspan: 2}]
+			]
+
+			table(neighborhood_data) do
+				cells.style(border_width: 0)
+				cells.padding = [1, 2.5]
+				row(0).style(align: :center, font_style: :bold, border_bottom_width: 0.5)
+				column(0).style(border_right_width: 0.5)
+				column(0).width = 80
+				column(1).width = 120
+			end
+
+			stroke_horizontal_rule
+			text "Economics and Demographics", align: :center, style: :bold
+			stroke_horizontal_rule
+			move_down 3
+			text "Pertinent Local Economic Factors including a description of current supply and 
+			demand of similar property types and commodities produced. Included influences on value."
+			stroke_horizontal_rule
+			move_down 3
+			text "#{@sub[:SWOT_analysis2]}"
+
+			stroke_bounds
+		end
+
+		# Property Description Table Header
+		move_down 4
+		text 'Property Description', align: :center, style: :bold
+
+
+		# bounding box for left table under property description section
+		bounding_box([0, 330], height: 230, width: 270) do
+			inclusions = @sub[:inclusions]
+			if inclusions
+				incl_string = inclusions.join(", ")
+			else
+				incl_string = ""
+			end
+
+			# getting primary and secondary land classes by index
+			if @sub[:landclassifications] && @sub[:landclassifications].any?
+				num_primary = no_nil_number(@sub[:landclassifications][0][:numacres])
+
+				if @sub[:landclassifications][1]
+					num_secondary = no_nil_number(@sub[:landclassifications][1][:numacres])
+					secondary_land_type = @sub[:landclassifications][1][:landclass]
+				else
+					num_secondary = 0
+				end
+			else
+				num_primary = 0
+				num_secondary = 0
+			end
+
+			# getting primary and secondary commodities by index
+			if @sub[:estimatedproductivity] && @sub[:estimatedproductivity].any?
+				primary_commodity = "#{@sub[:estimatedproductivity][0][:commodity]}"
+				commodity_num_primary = no_nil_number(@sub[:estimatedproductivity][0][:estmtdyield])
+
+				if @sub[:estimatedproductivity][1]
+					secondary_commodity = "#{@sub[:estimatedproductivity][1][:commodity]}"
+					commodity_num_secondary = no_nil_number(@sub[:estimatedproductivity][1][:estmtdyield])
+				else
+					commodity_num_secondary = 0
+					secondarycommodity = "None"
+				end
+
+			else
+				commodity_num_primary = 0
+				commodity_num_secondary = 0
+				secondary_commodity = "None"
+				primary_commodity = "None"
+			end
+
+			# conditional strings
+			is_encumbered = @sub[:occupancy] == "leased" || @sub[:occupancy] = "partially leased" ? "Yes" : "No"
+			end_of_lease = @sub[:lease_data] && @sub[:lease_data].any? ? @sub[:lease_data][0][:endLeaseDate] : "NA"
+
+			if @sub[:inclusions] 
+				has_improvs = (@sub[:inclusions] & ["Improved with non-Ag Use Improvements", 
+																						"Improved with Ag Use Improvements", 
+																						"Improved with residence"]).present?
+				improvs_string = has_improvs ? "See Improvements Table" : "No"
+			else
+				improvs_string = "No"
+			end
+
+			# calculated strings
+			income = Money.new(no_nil_number(@sub[:eff_gross_income]) * 100, 'USD')
+			expense = Money.new(no_nil_number(@sub[:total_expenses]) * 100, 'USD')
+			noi = income - expense
+			noi_string = noi.format(no_cents: :true)
+			expense_ratio = "#{((expense / income) * 100).round(2)}" + "%"
+
+			description_data2 = [
+				["Effective Unit Size/Acres:", "#{@sub[:num_of_units]}"],
+				["Current Land Use", "See General Comments"],
+				["Historic Land Use:", "See General Comments"],
+				["Intended Future use by Borrower:", "#{@sub[:change_of_use]}"],
+				["Occupancy:", "#{@sub[:occupancy]}"],
+				["What does this property include?:", incl_string],
+				["Primary Agricultural Land Use:", "#{@sub[:primary_ag_use]}"],
+				["Primary Agricultural Land Use Acres:", num_primary],
+				["Primary Commodity:", primary_commodity],
+				["Primary Ag Commodity Est. Productivity Yield:", commodity_num_primary],
+				["Secondary Agricultural Land Class:", secondary_land_type],
+				["Secondary Agricultural Land Use Acres:", num_secondary],
+				["Secondary Commodity:", secondary_commodity],
+				["Secondary Ag Commodity Est. Productivity Yield:", commodity_num_secondary],
+				["Is subject encumbered by a current lease?:", is_encumbered],
+				["Lease Structure:", "#{@sub[:type_of_lease]}"],
+				["Lease Term:", end_of_lease],
+				["NOI Projected Income from Rent:", noi_string],
+				["Expense Ratio:", expense_ratio],
+				["Does the subject have Building Improvements?:", improvs_string]
+			]
+			
+			table(description_data2) do
+				cells.style(border_width: 0)
+				cells.padding = [1, 2.5]
+				column(0).style(border_right_width: 0.5, align: :right)
+				column(0..1).width = 135
+			end
+
+			stroke_bounds
+		end
+
+		# bounding box for right table under property description section
+		bounding_box([270, 330], height: 230, width: 270) do
+
+			if @sub[:perm_plantings] && @sub[:perm_plantings].any?
+				has_perm_plants = "Yes"
+			else
+				has_perm_plants = "No"
+			end
+
+			if @sub[:crops] && @sub[:crops].any?
+				has_crops = "Yes"
+			else
+				has_crops = "No"
+			end
+
+			description_data = [
+				["Infrastructure-Farming Practice:", "#{@sub[:farming_practices]}"],
+				["Predominant Soils Types:", "See Comments Below"],
+				["Dominant Soils Capability Class:", "#{@sub[:soils]}"],
+				["Corn Suitability Rating (NRCS):", "#{@sub[:CSR2]}"],
+				["Average Annual Precipitation:", "#{@sub[:avg_precipitation]}"],
+				["Average Growing Season:", "#{@sub[:growing_season]}"],
+				["Elevation:", "#{@sub[:elevation]}"],
+				["Predominant Slope:", "#{@sub[:topography]}"],
+				["Does property have water rights?:", "#{@sub[:any_water_rights]}"],
+				["Annual Water Cost/Irrigated Acre:", "#{moneymaker(@sub[:irrig_cost_per_acre], false)}"],
+				["Does the property have a water distribution system?", "stubbed"],
+				["Annual Pumping Cost/Irrigated Acre:", "#{moneymaker(@sub[:pumping_cost_per_acre], false)}"],
+				["Does the property have Permanent Plantings?", has_perm_plants],
+				["Is a Crop Insurance Yield Report Available?", has_crops],
+				[{content: "Soils, Water, Distribution System, Permanent Planting Comments", colspan: 2}],
+				[{content: "#{@sub[:soils]} #{@sub[:accessibility]} #{@sub[:mineral_rights]} #{@sub[:water_rights_comment]} #{@sub[:water_distribution_comment]}", colspan: 2}]
+			]
+
+			table(description_data) do
+				cells.style(border_width: 0)
+				cells.padding = [1, 2.5]
+				column(0).style(border_right_width: 0.5, align: :right)
+				row(-2).style(align: :center, border_bottom_width: 0.5, border_top_width: 0.5)
+				row(-1).style(align: :right)
+
+			end
+
+			stroke_bounds
+		end
+		move_down 3
+		text "General Comments - Subject Property", align: :center, style: :bold
+		stroke_horizontal_rule
+		move_down 3
+
+		comment_proc = Proc.new do |k|
+			if k
+				text "#{k}"
+			end
+		end
+
+		comment_proc.call(@sub[:directions_or_ownership_comments])
+		comment_proc.call(@sub[:development_potential])
+		comment_proc.call(@sub[:general_comments])
+		comment_proc.call(@sub[:listing_comments])
+		comment_proc.call(@sub[:lease_comments])
+		comment_proc.call(@sub[:foo])
+		comment_proc.call(@sub[:foo])
+		comment_proc.call(@sub[:income_comments])
+		comment_proc.call(@sub[:problem_descr])
+		comment_proc.call(@sub[:hazard_descr])
+		comment_proc.call(@sub[:env_problem_descr])
+		comment_proc.call(@sub[:windgen_comment])
+
+		start_new_page
+		font_size 11 # change fontsize back to default
+	end
+
+	def property_features # container method to create various tables
+		font_size 6
+		transaction_history
+		utilities
+		improvements
+		water_rights
+		water_distribution
+		
+		start_new_page
+
+		crop_yield
+		perm_plantings
+		externalities
+
+		start_new_page
+		font_size 11
+	end
+
+
+	def value_intro
+		header("VALUATION PROCESS")
+		move_down 25
+		text "VALUATION PROCESS", size: 14, style: :bold
+		move_down 20
+		text "#{@text_blocks[:valuation_process]}"
+		start_new_page
+	end
+
+	def comp_methodology
+		header("DIRECT COMPARISON METHODOLOGY")
+		move_down 25
+		text "ESTIMATE OF VALUE BY DIRECT COMPARISON METHODOLOGY", size: 14, style: :bold
+		move_down 20
+		text "#{@text_blocks[:comp_method]}"
+		start_new_page
+	end
+
+	def property_comparison
+		header("DIRECT COMPARISON ANALYSIS")
+		move_down 25
+		font_size 6
+
+		table(flip_comp_array) do
+			column(0).width = 85
+			columns(1..7).width = 65
+			cells.padding = [1, 2.5]
+			columns(1..7).style(align: :center)
+		end
+		start_new_page
+		font_size 11
+	end
+
+	def discussion_of_sales
+		header("DIRECT COMPARISON ANALYSIS")
+
+		discussion_data = [
+			["Subject", "Sale 1", "Sale 2", "Sale 3", "Sale 4", "Sale 5", "Sale 6"]
+		]
+
+		sale_discussions = ["N/A"]
+		@comps.each do |c|
+			c_string = "#{c[:directions_or_ownership_comments]}\n\n" << "#{c[:allowed_uses_and_limitations]}\n\n"
+			c_string << "#{c[:development_potential]}\n\n"	<< "#{c[:comments_on_floodways]}\n\n" << "#{c[:sale_adjustment_comments]}\n\n"
+			c_string << "#{c[:general_comments]}\n\n" << "#{c[:atmarket_comments]}\n\n" << "#{c[:listing_comments]}\n\n"
+			c_string << "#{c[:lease_comments]}\n\n" << "#{c[:change_of_use]}\n\n" << "#{c[:water_rights_comment]}\n\n"
+			c_string << "#{c[:water_distribution_comment]}\n\n" << "#{c[:accessibility]}\n\n" << "#{c[:easements_description]}\n\n"
+			c_string << "#{c[:elevation]}\n\n" << "#{c[:property_improvement_comments]}\n\n" << "#{c[:income_comments]}"
+
+			# build on sub-array
+			sale_discussions << c_string
+		end
+
+		# push subarray to main table array
+		discussion_data << sale_discussions
+
+		table(discussion_data) do
+			cells.padding = [1, 2.5]
+			columns(0..6).width = 77
+			row(0).style(align: :center, background_color: 'd7d7d7')
+			cells.style(border_width: 0)
+			columns(0..6).style(border_right_width: 0.5)
+		end
+
+		start_new_page
+	end
+
+	def ag_sales_map
+		header("AGRICULTURE SALES LOCATION MAP")
+		move_down 50
+		if @images && @images[:ag_sales_map]
+			image "#{@images[:ag_sales_map]}", width: 500, align: :center
+		else
+			text 'No Image'
+		end
+
+		start_new_page
+	end
+
+	def val_method_and_recon
+		header("FINAL VALUE INDICATION")
+		move_down 25
+		text "Valuation Methodology Review and Reconciliation", size: 14, style: :bold
+		move_down 20
+		text @text_blocks[:val_method]
+		move_down 10
+		text "The previous analysis indicated the following:"
+		move_down 10
+
+		parallel_text("Average Primary Land Value/Unit", "#{average_primary_land_val(@recon_primary_per_acre).format(no_cents: true)}", 200)
+		move_down 20
+		parallel_text("Median Primary Land Value/Unit", "#{median_primary_land_val(@recon_primary_per_acre).format(no_cents: true)}", 200)
+		move_down 20
+		parallel_text("Maximum Primary Land Value/Unit", "#{maximum_primary_land_val(@recon_primary_per_acre).format(no_cents: true)}", 200)
+		move_down 20
+		parallel_text("Minimum Primary Land Value/Unit", "#{minimum_primary_land_val(@recon_primary_per_acre).format(no_cents: true)}", 200)
+		move_down 20
+		parallel_text("Unit of Comparison", "$/Acre", 200)
+		move_down 20
+		parallel_text("Indicated Value per Unit", "stubbed", 200)
+		move_down 20
+		parallel_text("Indicated Primary Land Value/Unit", "stubbed", 200)
+		move_down 20
+		parallel_text("Indicated Secondary Land Value/Unit", "stubbed", 200)
+		move_down 20
+		parallel_text("Improvement Value Allocation", "stubbed", 200)
+		move_down 20
+		parallel_text("Overall Indicated Value", "stubbed", 200)
+		move_down 20
+		parallel_text("SAY", "stubbed", 200)
+		start_new_page
+	end
+
+	def assumptions_and_conditions
+		header("ASSUMPTIONS AND LIMITING CONDITIONS")
+		move_down 25
+		text "ASSUMPTIONS AND LIMITING CONDITIONS", size: 14, style: :bold
+		move_down 20
+		text "#{@text_blocks[:assumptions_conditions]}", style: :bold
+		move_down 20
+		text "Evaluators Associated with this Evaluation Report are identified as follows:"
+		text "#{@sub[:validentification]}"
+		start_new_page
+	end
+
+	def addenda_contents
+		header("ADDENDA CONTENTS")
+		move_down 25
+		text "ADDENDA CONTENTS", size: 14, style: :bold
+		start_new_page
+	end
+
+	def addendum_a
+		header("ENGAGEMENT LETTER")
+		move_down 25
+		text "ADDENDUM A", size: 14, style: :bold
+		start_new_page
+	end
+
+	def addendum_b
+		header("LEGAL DESCRIPTION")
+		move_down 25
+		text "ADDENDUM B", size: 14, style: :bold
+		# end of document
+	end
+
+	def header(page_title)
+		text "#{page_title}  " << "#{page_count - 1}", align: :right
+		stroke_horizontal_rule
+	end
+
+	def flip_comp_array # necessary to produce 2D array of comps side by side
+		props = [@sub, @comps].compact.flatten
+		final_a = [
+			[{content: 'Valuation Analysis - Sales Comparison Approach', colspan: 8}], # [0]
+			['Characteristic', 'Subject', 'Sale 1', 'Sale 2', 'Sale 3', 'Sale 4', 'Sale 5', 'Sale 6'], # [1]
+			['Record No.'], ['Tax Parcel #(s)'], ['Address'], ['City'], ['State'], ['Zip Code'], ['Sale Date'], ['Sale Price'], # [2] -> [9]
+			['Conditions of Sale'], ['Adjusted Sale Price'], ['Property Rights Conveyed'], ['Unit of Comparison'], # [10 -> 13]
+			['Price/Unit'], ['Total Acres'], ['Primary Land Use'], ['No. Units - Acres'], ['$/Unit - Primary Land'], # [14 -> 18]
+			['Secondary Land Use'], ['No. Units - Acres'], ['$/Unit - Secondary Land'], # [19 -> 21]
+			['$/Unit Allocated to Improvements'], ['Physical Access'], ['Legal Access'], # [22 -> 24] 
+			['Topography'], ['Rainfal'], ['Primary Crop'], ['Yield'], ['Cap Rate'], [''], # [25 -> 30]
+			['% Primary Land'], [''], ['Deed Instrument No.'] # [31 -> 33]
+		]
+
+		props.each do |p|
+			final_a[2].push(p[:sequence]) # record number
+
+			taxes = p[:taxes]
+			if taxes && taxes.any?
+					t_s = taxes.inject("") {|memo_s, t| memo_s << "#{t[:tax_parcel_no]}, "; memo_s }
+			else
+					t_s = ""
+			end
+
+			final_a[3].push(t_s) # tax parcels
+			final_a[4].push("#{p[:property_address_number]} " << "#{p[:street_or_road_name]}") # address
+			final_a[5].push(p[:city]) # city
+			final_a[6].push("#{p[:county_state]}".slice(-2..-1)) # state
+			final_a[7].push(p[:zip_code]) # zip
+			final_a[8].push(datemaker(p[:sale_date])) # sale date
+			final_a[9].push(moneymaker(p[:sale_price],false)) # sale price
+			final_a[10].push(moneymaker(p[:sale_adjustment],false)) # conditions of sale
+			final_a[11].push(moneymaker(p[:cesaleprice],false)) # adjusted sale price
+			final_a[12].push(p[:property_rights]) # property rights conveyed
+			final_a[13].push(p[:unit]) # unit of comparison
+			final_a[14].push(moneymaker(p[:cesaleunitprice],false)) # price/unit
+			final_a[15].push(p[:num_of_units]) # total acres
+			final_a[16].push(p[:primary_ag_use]) # primary land use
+
+			if p[:landclassifications] && p[:landclassifications].any?
+				units_primary = p[:landclassifications][0][:numacres]
+				units_secondary = p[:landclassifications][1][:numacres]
+
+				primary_per_acre = moneymaker(p[:landclassifications][0][:priceperacre], false)
+				if p[:landclassifications][1]
+					secondary_per_acre = moneymaker(p[:landclassifications][1][:priceperacre], false)
+				else
+					secondary_per_acre = 0
+				end
+			else
+				units_primary = 0
+				units_secondary = 0
+			end
+
+			@recon_primary_per_acre << primary_per_acre.to_f unless primary_per_acre == 0
+
+			percent_primary = p[:num_of_units] ? ((units_primary * 100) / p[:num_of_units]) : 0
+			
+			final_a[17].push(units_primary) # no. units
+			final_a[18].push(primary_per_acre) # $/unit - primary
+			final_a[19].push(p[:secondary_ag_use]) # secondary land use
+			final_a[20].push(units_secondary) # no. units - acres
+			final_a[21].push(secondary_per_acre) # $/unit - secondary
+
+
+			expenses_per_unit = p[:num_of_units] ? (Money.new(no_nil_number(p[:total_expenses]) * 100, 'USD') / p[:num_of_units]).format(no_cents: true) : 0
+
+			final_a[22].push(expenses_per_unit) # $/unit allocated to improvements
+			final_a[23].push("#{p[:has_physical_access]} " << "#{p[:physical_access]}") # physical access
+			final_a[24].push("#{p[:has_legal_access]} " << "#{p[:legal_access]}") # legal access
+			final_a[25].push(p[:topography]) # topography
+			final_a[26].push(p[:avg_precipitation]) # rainfall
+
+			if p[:estimatedproductivity] && p[:estimatedproductivity].any?
+				primary_commodity = "#{p[:estimatedproductivity][0][:commodity]}"
+				commodity_num_primary = no_nil_number(p[:estimatedproductivity][0][:estmtdyield])
+
+			else
+				commodity_num_primary = 0
+				primary_commodity = "None"
+			end
+
+			final_a[27].push(primary_commodity) # primary crop
+			final_a[28].push(commodity_num_primary) # yield
+			final_a[29].push("#{p[:overall_capitalization_rate]}%") # cap rate
+			# [30] is a blank line
+			final_a[31].push("#{percent_primary}%") # % primary land
+			# [32] is a blank line
+			final_a[33].push(p[:public_rec_ref_number]) # deed instrument no.
+		end
+
+		return final_a
+
+	end
+
+	# table methods for the property_features_method
+	def transaction_history
+		bounding_box([0, 700], height: 135, width: 540) do
+			transaction_history_data = [
+				[{content: "Transaction History", colspan: 4}],
+				["Historic Transaction Type", "Transaction Description", "Date", "Sale Price, List Price, or List Price"]
+			]
+
+			transactions = @sub[:historyrecords]
+
+			if transactions # node could be nil
+				transactions.each do |t|
+					if t # array could be nil
+						transaction_history_data.push(
+							[t[:transType], t[:transDescr], datemaker(t[:transDate]), moneymaker(t[:price], true)]
+						)
+					end
+				end
+			end
+
+			table(transaction_history_data) do
+				columns(0..3).width = 135
+				columns(0..3).style(align: :right, font_style: :bold)
+				cells.padding = [1, 2.5]
+				cells.style(border_width: 0)
+				row(0).style(align: :center, background_color: 'd7d7d7', font_size: 8, font_style: :bold)
+				row(1).style(border_bottom_width: 0.5, font_style: nil)
+			end
+			stroke_bounds
+		end
+	end
+
+	def utilities
+		bounding_box([0, 565], height: 120, width: 540) do
+			utilities_data = [
+				[{content: "Description of Utilities", colspan: 4}],
+				["Utility Description", "Service Availability", "Service Provider", "Comments"]
+			]
+
+			utilities = @sub[:utilities]
+			if utilities # node could be nil
+				utilities.each do |u|
+					if u # array could be empty
+						utilities_data.push(
+							[u[:description], u[:availbility], u[:provider], u[:comments]]
+						)
+					end
+				end
+			end
+
+			table(utilities_data) do
+				columns(0..3).width = 135
+				columns(0..3).style(align: :right, font_style: :bold)
+				cells.padding = [1, 2.5]
+				cells.style(border_width: 0)
+				row(0).style(align: :center, background_color: 'd7d7d7', font_size: 8, font_style: :bold)
+				row(1).style(border_bottom_width: 0.5, font_style: nil)
+			end
+			stroke_bounds
+		end
+		# no new page
+	end
+
+	def improvements
+		bounding_box([0, 445], height: 220, width: 540) do
+
+			improvements_array = @sub[:improvements]			
+			
+			sorted_array = flip_improvements_array(improvements_array)
+
+			table(sorted_array) do
+				columns(0..7).width = 67.5
+				columns(1..7).style(font_style: :bold)
+				row(0).style(align: :center, background_color: 'd7d7d7', font_size: 8, font_style: :bold)
+				cells.padding = [1, 2.5]
+				cells.style(border_width: 0, font_size: 6)
+				row(1).style(border_bottom_width: 0.5, font_style: nil)
+			end 
+			stroke_bounds
+		end
+		# no new page
+	end
+
+	def water_rights
+		bounding_box([0, 225], height: 115, width: 540) do
+
+			water_rights_data = [
+				[{content: "Water Rights", colspan: 8}],
+				["Water Right No.", "Water Right", "Water Source", "Priority Date", "Beneficial Use", "No. Acres Irrigated", "Annual Volume Ac-Ft", "Period of Use"]
+			]
+
+			rights = @sub[:waterrights]
+			if rights # node could be nil
+				rights.each do |r|
+					if r # array could be empty
+						water_rights_data.push(
+							[r[:waterrightNum], r[:waterRight], r[:waterSrc], datemaker(r[:priorityDate]), r[:purpose], r[:numIrrAcres], r[:annVolume]]
+						)
+					end
+				end
+			end
+
+			table(water_rights_data) do
+				columns(0..7).width = 67.5
+				columns(0..7).style(font_style: :bold)
+				row(0).style(align: :center, background_color: 'd7d7d7', font_size: 8, font_style: :bold)
+				cells.padding = [1, 2.5]
+				cells.style(border_width: 0)
+				row(1).style(border_bottom_width: 0.5, font_style: nil)
+			end
+
+			stroke_bounds
+		end
+		# no new page
+	end
+
+	def water_distribution
+		bounding_box([0, 110], height: 110, width: 540) do
+
+			distribution_data = [
+				[{content: "Water Distribution System", colspan: 8}],
+				["Water Distrib. Equip.", "Manuf.", "Make/Brand", "Type", "Description", "Yr. Manufactured", "Remaining Ec. Life", "No. Acres Irrigated"]
+			]
+
+			distributions = @sub[:waterdistributions]
+
+			if distributions # node could be nil
+				distributions.each do |d|
+					if d # array could be empty
+						distribution_data.push(
+							[d[:waterdistrEq], d[:manufacturer], d[:brand], d[:eqType], d[:descr], d[:yearManuf], d[:remainingEcLife], d[:irrAcres]]
+						)
+					end
+				end
+			end
+
+			table(distribution_data) do
+				columns(0..7).width = 67.5
+				columns(0..7).style(font_style: :bold)
+				row(0).style(align: :center, background_color: 'd7d7d7', font_size: 8, font_style: :bold)
+				cells.padding = [1, 2.5]
+				cells.style(border_width: 0)
+				row(1).style(border_bottom_width: 0.5, font_style: nil)
+			end
+
+			stroke_bounds
+		end
+	end
+
+	def crop_yield
+		bounding_box([0, 700], height: 100, width: 540) do
+
+			crops = @sub[:crops]
+
+			crop_data = [
+				[{content: "Crop Yield Summary", colspan: 7}],
+				["Crop Year", "Commodity Identified", "Unit of Measure", "Average Yield", " ", " ", ", "]
+			]
+
+			if crops # node could be nil
+				crops.each do |c|
+					if c # array could be empty
+						crop_data.push(
+							[c[:year], c[:commodity], c[:unit], c[:avgyield]]
+						)
+					end
+				end
+			end
+
+			table(crop_data) do
+				column(0).width = 135
+				columns(1..6).width = 67.5
+				columns(0..6).style(font_style: :bold)
+				row(0).style(align: :center, background_color: 'd7d7d7', font_size: 8, font_style: :bold)
+				cells.padding = [1, 2.5]
+				cells.style(border_width: 0)
+				row(1).style(border_bottom_width: 0.5, font_style: nil)
+			end
+			stroke_bounds
+		end
+	end
+
+	def perm_plantings
+		bounding_box([0, 600], height: 150, width: 540) do
+			planting_data = [
+				[{content: "Permanent Plantings", colspan: 8}],
+				["Planting", "Variety", "Ac. Type", "No. of Acres", "Average Age", "Plants/Acre", "Unit Description", "Average Yield"]
+			]
+
+			plantings = @sub[:plantings]
+
+			if plantings # node could be nil
+				plantings.each do |p|
+					if p # array could be empty
+						planting_data.push(
+							[p[:planting], p[:variety], p[:acres], p[:numacres], p[:avgage], p[:plantsacre], p[:unitdescr1], p[:avgproduction]]
+						)
+					end
+				end
+			end
+
+			table(planting_data) do
+				columns(0..7).width = 67.5
+				columns(0..7).style(font_style: :bold)
+				row(0).style(align: :center, background_color: 'd7d7d7', font_size: 8, font_style: :bold)
+				cells.padding = [1, 2.5]
+				cells.style(border_width: 0)
+				row(1).style(border_bottom_width: 0.5, font_style: nil)
+			end
+			
+			stroke_bounds
+		end
+	end
+
+	def externalities
+		bounding_box([0, 450], height: 350, width: 540) do
+			
+			extern_data = ReportUtils.conditional_externs_array(@sub) # instance method to populate dynamic array
+			table(extern_data) do
+				columns(0..3).width = 135
+				columns([1, 3]).style(font_style: :bold)
+				row(0).style(align: :center, background_color: 'd7d7d7', font_size: 8, font_style: :bold)
+				cells.padding = [1, 2.5]
+				cells.style(border_width: 0)
+			end
+
+			stroke_bounds
+		end
+	end
+
+	def image_cap(title)
+		float do
+			fill_color '24478F'
+			fill_rectangle [120, cursor], 300, 20
+			fill_color '000000'
+		end
+		move_down 4
+		text "#{title}", align: :center, color: 'ffffff'
+	end
+
+	def indicated_value_per_unit
+		# stubbed
+	end
+
+	def indicated_primary_land_per_unit
+		# stubbed
+	end
+
+	def indicated_secondary_land_per_unit
+		# stubbed
+	end
+
+	def improvement_val_alloc
+		# stubbed
+	end
+
+	def overall_val
+		# stubbed
+	end
+
+	def say_value
+		# stubbed
+	end
+end