1.Setting Up a Land Matrix #

Purpose

Use this procedure to set up matrices that can supply values for appraisals through Land Schedules.

The values assigned within a matrix can provide the unit cost of a parcel of land based on user criteria. Matrices can then supply modifiers and adjustments to the unit cost.

Note This procedure is very similar to the procedure for setting up an improvement matrix. For more information, see Setting Up an Improvement Matrix.

Only one land influence matrix can be attached to a land schedule at any time, and land matrices can be used as land influence tables, where a user has selected another valuation method but needs to modify the unit price using the matrix table.

When you select the Matrix method on the schedule, then you attach the matrix needed to create the required land value.

Prerequisites

  • The following user right is assigned to your user ID:
    • PACS Administrator > Land Matrix Maintenance

Procedure

  1. In PACS Appraisal, choose Tools > Schedule Maintenance > Matrix Maintenance > Land.
  2. In the Matrix Maintenance Improvement window, click Add Add.

    Land Schedule Maint, Setting Up Land Matrix, new, 001, 9035x

    Note The matrix can only be created in the current appraisal year.

  3. In the Description field, enter a brief description identifying the matrix you are creating.
  4. Select the type of matrix being created from the Label drop-down list. Label options include the following:
    • MOD

      Used when the Matrix table is designed to modify the unit price of the land detail

    • UC

      Used when the Matrix table is designed to determine the initial unit price for a land detail

    • LAND_INF

      Used to determine the value of a parcel based in part on its Land Influence code–codes that positive/desirable and negative/undesirable features of a parcel of land

      Note A matrix designed to determine the unit cost of a parcel uses the label UC, for example. A matrix designed to modify the unit cost uses MOD, the modifier label.

  5. Select a function from the Operator drop-down list. The operator determines how the values are applied. Operator options include the following:
    • Addition

      Used when the matrix is designed to add some value to the unit price of the land detail

    • GOTO

      Used when the matrix is a depreciation table

    • End

      Used in depreciation table lookups

    • MAX

      When the current matrix evaluation results in a value greater than the current running value, then the current running value is replaced with said value; otherwise, it is ignored

    • Multiplicative

      Used when the matrix table is designed to multiply the running total unit price by another value on the improvement detail

    • Special

      Typically used with depreciation table matrices as the first matrix in the list; all previous work is ignored; in PACS, the running value equals the value from this matrix

  6. Select the properties to use in the matrix from the Axis 1 and Axis 2 drop-down lists. Then populate the axes by clicking the Data Type buttons and doing one of the following:

    Land Schedule Maint, Setting Up Land Matrix, 001, 9035x

    • Click the Add button and enter values

      Land Schedule Maint, Setting Up Land Matrix, Axis Detail, 001, 9035x

    • Use the arrows to move codes from the Available column to the Selected column

      Land Schedule Maint, Setting Up Land Matrix, Axis Detail, 002, 9035x

    After you finish selecting data types and values for both Axis 1 and Axis 2, the matrix table (sans values) is displayed in the lower section of the Matrix Maintenance Detail dialog box.

  7. Set all of the cells within the grid to a starting or default value by entering the value in the Default Cell Value field.
  8. To automatically calculate the percentage differential between each defined range, select Interpolate.

    Tip With Interpolate, the value change between ranges occurs gradually. As such, Interpolate should only be used when working with economies of scale, such as area.

  9. Next, set the value of each cell by doing the following:
    • Select the cell
    • Enter the value
    • Click Set Selected Cell Values or press the Tab key to automatically select the next cell in the grid

      Tip More than one cell value can be set at a time. Select multiple cells by pressing CTRL and clicking on cells.

    Land Schedule Maint, Setting Up Land Matrix, with Cells, 001, 9035x

  10. Select Print as needed.
  11. Click OK or Apply.

    Warning  Editing the values in a matrix can change the value of all properties to which the matrix is currently assigned.

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Last updated on June 10, 2021

2.Creating Land Schedules #

Purpose

Use this procedure to create land appraisal schedules.

Prerequisites

  • In order to perform this procedure, the following user right is required:
    • PACS Administrator > Land Schedule Maintenance
  • If you are going to apply a land matrix, the matrix has already been set up in PACS.ADMIN (Tools > Matrix Maintenance > Land). For more information about creating Matrices, see Setting Up an Improvement Matrix.

Procedure

  1. In PACS.ADMIN, choose Tools > Land Schedule Maintenance.
  2. In the Year field, select the year for which the schedule will be valid.

    Land Schedule Maintenance - Year

  3. In the Land Schedule Maintenance window, click Add .
  4. In the Add Land Schedule Detail window, type a code name for the schedule in the Code field.
  5. In the Type field, either select Ag if the schedule is going to be used for productivity valuation or Market if the schedule is going to be used for market valuation.
  6. From the Method drop-down list , select a a method and continue with the procedure according to the method that you chose.
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Last updated on June 10, 2021

2.1.Acres Method #

Procedure

If you choose the acres method, use the following steps:

  1. In the Options section, select from the following options:
    • Interpolate

      Calculates the value from one value range to the next.

      That is, when there are ranges of value for a piece of property based on numbers of acres, theinterpolate feature (1) calculates the percentage of acres within the next value range based on the number of acres in the first value range, and (2) applies the percentage to the difference in the value ranges.

      For example, if an owner has 12.5 acres, and acres 1-10 are valued at $9,000 while acres 10.1-20 are valued at $8,000, the interpolate feature determines the percentage of acres within the next value range based on the number of acres in the first value range. In this example, 25% of 10 acres, or 2.5 acres, are within the value range of 10.1-20 at $8,000.

      The interpolate feature then applies 25% to $1,000 (which is the difference between the $9,000 value range and the $8,000 value range) for a total of $250.

      The value of the 12.5 acres is then determined to be $9,250 ($9,000 + $250).

    • Slope Intercept

      If this field is selected, then the total acreage in the land detail is assigned to the (x) value in the slope intercept formula (y=mx+b).

  2. In the Influence section, select from the following options:
    • Select

      Displays the Select Land Matrix window and selects a land influence matrix.

    • Details

      Displays the details of the associated land influence matrix.

    • Remove

      Removes the land influence matrix.

  3. If you did not select the Slope Intercept option, then open the Range section to add ranges to the land schedule, and complete the following steps:
    1. Click Add  and complete the following fields in the Add Range window:
      • Range Max

        The first range’s maximum value.

      • Range Price

        The price per land segment.

      • Adjustment Factor

        The percentage factor by which to adjust the range price.

      • Adjusted Price

        The price per land segment.

    2. Choose one of the following options:
      • Unit Price
      • Flat Price
    3. Click OK and repeat to create additional ranges.
  4. If you selected the Slope Intercept option, then open the Slope Intercept section to add slope intercept ranges to the land schedule, and complete the following steps:
    1. Click Add and complete the range’s maximum value in the Range Max field in the Slope Intercept window.
    2. Click OK and repeat to create additional ranges.
  5. Click OK or Apply to create and save the new schedule.
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Last updated on January 5, 2019

2.2.Acres with Matrix Method #

Procedure

If you choose the acres with matrix method, use the following steps:

  1. In the Options section, select from the following options:
    • Interpolate

      Calculates the value from one value range to the next.

      That is, when there are ranges of value for a piece of property based on numbers of acres, theinterpolate feature (1) calculates the percentage of acres within the next value range based on the number of acres in the first value range, and (2) applies the percentage to the difference in the value ranges.

      For example, if an owner has 12.5 acres, and acres 1-10 are valued at $9,000 while acres 10.1-20 are valued at $8,000, the interpolate feature determines the percentage of acres within the next value range based on the number of acres in the first value range. In this example, 25% of 10 acres, or 2.5 acres, are within the value range of 10.1-20 at $8,000.

      The interpolate feature then applies 25% to $1,000 (which is the difference between the $9,000 value range and the $8,000 value range) for a total of $250.

      The value of the 12.5 acres is then determined to be $9,250 ($9,000 + $250).

    • Slope Intercept

      If this field is selected, then the total acreage in the land detail is assigned to the (x) value in the slope intercept formula (y=mx+b).

  2. In the Matrices section, click Add and select the matrices to associate with the land schedule. You can change the order of matrices in the grid by using the Move Up and Move Down options.
  3. If you did not select the Slope Intercept option, then open the Range section to add ranges to the land schedule, and complete the following steps:
    1. Click Add  and complete the following fields in the Add Range window:
      • Range Max

        The first range’s maximum value.

      • Range Price

        The price per land segment.

      • Adjustment Factor

        The percentage factor by which to adjust the range price.

      • Adjusted Price

        The price per land segment.

    2. Choose one of the following options:
      • Unit Price
      • Flat Price
    3. Click OK and repeat to create additional ranges.
  4. If you selected the Slope Intercept option, then open the Slope Intercept section to add slope intercept ranges to the land schedule, and complete the following steps:
    1. Click Add  and complete the range’s maximum value in the Range Max field in the Slope Intercept window.
    2. Click OK and repeat to create additional ranges.
  5. You can review and modify the details of the matrices associated with the land schedule in the relevant section for each matrix.
  6. Click OK or Apply to create and save the new schedule.
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Last updated on January 5, 2019

2.3.Front Foot Method #

Procedure

If you choose the front foot method, use the following steps:

  1. In the Options section, select from the following options:
    • Interpolate

      Calculates the value from one value range to the next.

      That is, when there are ranges of value for a piece of property based on numbers of acres, theinterpolate feature (1) calculates the percentage of acres within the next value range based on the number of acres in the first value range, and (2) applies the percentage to the difference in the value ranges.

      For example, if an owner has 12.5 acres, and acres 1-10 are valued at $9,000 while acres 10.1-20 are valued at $8,000, the interpolate feature determines the percentage of acres within the next value range based on the number of acres in the first value range. In this example, 25% of 10 acres, or 2.5 acres, are within the value range of 10.1-20 at $8,000.

      The interpolate feature then applies 25% to $1,000 (which is the difference between the $9,000 value range and the $8,000 value range) for a total of $250.

      The value of the 12.5 acres is then determined to be $9,250 ($9,000 + $250).

    • Slope Intercept

      If this field is selected, then the total acreage in the land detail is assigned to the (x) value in the slope intercept formula (y=mx+b).

  2. In the Influence section, select from the following options:
    • Select

      Displays the Select Land Matrix window and selects a land influence matrix.

    • Details

      Displays the details of the associated land influence matrix.

    • Remove

      Removes the land influence matrix.

  3. In the Adjustments section, choose one of the following options:
    • Straight Adjustment

      Select to enable straight adjustments. Clear to disable and use the Range Adjustment option.

      When you use straight adjustments, the price per foot is adjusted by the set amount for the set measurement of feet, plus or minus, that a piece of property deviates from the standard depth.

    The Straight Adjustment fields are as follows:

    • Plus (+) Dev. Ft

      The positive deviation in feet increment.

    • Minus (-) Dev. Ft

      The minus deviation in feet increment.

    • Plus (+) Dev. Amt

      The positive deviation in dollars increment.

    • Minus (-) Dev. Amt

      The minus deviation in dollars increment.

    • Range Adjustment
      • Select to enable the Front Foot Range tab. Clear to disable and use the Straight Adjustment option.
  4. If you chose the Range Adjustment option and did not select the Slope Intercept option, then open the Range section and/or Front Foot section to add ranges to the land schedule, and complete the following steps:
    1. Click Add and complete the following fields in the Add Range window:
      • Range Depth
      • Range Percent
    2. Click OK and repeat to create additional ranges.
  5. If you selected the Slope Intercept option, then open the Slope Intercept section to add slope intercept ranges to the land schedule, and complete the following steps:
    1. Click Add  and complete the range’s maximum value in the Range Max field in the Slope Intercept window.
    2. Click OK and repeat to create additional ranges.
  6. Click OK or Apply to create and save the new schedule.
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Last updated on January 5, 2019

2.4.Lot Method #

Procedure

If you choose the lot method, use the following steps:

  1. In the Options section, select from the following options:
    • Interpolate

      Calculates the value from one value range to the next.

      That is, when there are ranges of value for a piece of property based on numbers of acres, theinterpolate feature (1) calculates the percentage of acres within the next value range based on the number of acres in the first value range, and (2) applies the percentage to the difference in the value ranges.

      For example, if an owner has 12.5 acres, and acres 1-10 are valued at $9,000 while acres 10.1-20 are valued at $8,000, the interpolate feature determines the percentage of acres within the next value range based on the number of acres in the first value range. In this example, 25% of 10 acres, or 2.5 acres, are within the value range of 10.1-20 at $8,000.

      The interpolate feature then applies 25% to $1,000 (which is the difference between the $9,000 value range and the $8,000 value range) for a total of $250.

      The value of the 12.5 acres is then determined to be $9,250 ($9,000 + $250).

    • Slope Intercept

      If this field is selected, then the total acreage in the land detail is assigned to the (x) value in the slope intercept formula (y=mx+b).

  2. In the Influence section, select from the following options:
    • Select

      Displays the Select Land Matrix window and selects a land influence matrix.

    • Details

      Displays the details of the associated land influence matrix.

    • Remove

      Removes the land influence matrix.

  3. In the Pricing section, type in the Unit Price.
  4. If you selected the Slope Intercept option, then open the Slope Intercept section to add slope intercept ranges to the land schedule, and complete the following steps:
    1. Click Add  and complete the range’s maximum value in the Range Max field in the Slope Intercept window.
    2. Click OK and repeat to create additional ranges.
  5. Click OK or Apply to create and save the new schedule.
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Last updated on January 6, 2019

2.5.Lot with Matrix Method #

Procedure

If you choose the lot with matrix method, use the following steps:

  1. In the Options section, select from the following options:
    • Interpolate

      Calculates the value from one value range to the next.

      That is, when there are ranges of value for a piece of property based on numbers of acres, theinterpolate feature (1) calculates the percentage of acres within the next value range based on the number of acres in the first value range, and (2) applies the percentage to the difference in the value ranges.

      For example, if an owner has 12.5 acres, and acres 1-10 are valued at $9,000 while acres 10.1-20 are valued at $8,000, the interpolate feature determines the percentage of acres within the next value range based on the number of acres in the first value range. In this example, 25% of 10 acres, or 2.5 acres, are within the value range of 10.1-20 at $8,000.

      The interpolate feature then applies 25% to $1,000 (which is the difference between the $9,000 value range and the $8,000 value range) for a total of $250.

      The value of the 12.5 acres is then determined to be $9,250 ($9,000 + $250).

    • Slope Intercept

      If this field is selected, then the total acreage in the land detail is assigned to the (x) value in the slope intercept formula (y=mx+b).

  2. In the Matrices section, click Add and select the matrices to associate with the land schedule. You can change the order of matrices in the grid by using the Move Up and Move Down options.
  3. If you did not select the Slope Intercept option, then open the Range section to add ranges to the land schedule, and complete the following steps:
    1. Click Add and complete the following fields in the Add Range window:
      • Range Max

        The first range’s maximum value.

      • Range Price

        The price per land segment.

      • Adjustment Factor

        The percentage factor by which to adjust the range price.

      • Adjusted Price

        The price per land segment.

    2. Choose one of the following options:
      • Unit Price
      • Flat Price
    3. Click OK and repeat to create additional ranges.
  4. If you selected the Slope Intercept option, then open the Slope Intercept section to add slope intercept ranges to the land schedule, and complete the following steps:
    1. Click Add and complete the range’s maximum value in the Range Max field in the Slope Intercept window.
    2. Click OK and repeat to create additional ranges.
  5. You can review and modify the details of the matrices associated with the land schedule in the relevant section for each matrix.
  6. Click OK or Apply to create and save the new schedule.

Yes No Suggest edit
Last updated on January 6, 2019

2.6.Square Foot Method #

Procedure

If you choose the square lot method, use the following steps:

  1. In the Options section, select from the following options:
    • Interpolate

      Calculates the value from one value range to the next.

      That is, when there are ranges of value for a piece of property based on numbers of acres, theinterpolate feature (1) calculates the percentage of acres within the next value range based on the number of acres in the first value range, and (2) applies the percentage to the difference in the value ranges.

      For example, if an owner has 12.5 acres, and acres 1-10 are valued at $9,000 while acres 10.1-20 are valued at $8,000, the interpolate feature determines the percentage of acres within the next value range based on the number of acres in the first value range. In this example, 25% of 10 acres, or 2.5 acres, are within the value range of 10.1-20 at $8,000.

      The interpolate feature then applies 25% to $1,000 (which is the difference between the $9,000 value range and the $8,000 value range) for a total of $250.

      The value of the 12.5 acres is then determined to be $9,250 ($9,000 + $250).

    • Slope Intercept

      If this field is selected, then the total acreage in the land detail is assigned to the (x) value in the slope intercept formula (y=mx+b).

  2. In the Influence section, select from the following options:
    • Select

      Displays the Select Land Matrix window and selects a land influence matrix.

    • Details

      Displays the details of the associated land influence matrix.

    • Remove

      Removes the land influence matrix.

  3. If you did not select the Slope Intercept option, then open the Range section to add ranges to the land schedule, and complete the following steps:
    1. Click Add and complete the following fields in the Add Range window:
      • Range Max

        The first range’s maximum value.

      • Range Price

        The price per land segment.

      • Adjustment Factor

        The percentage factor by which to adjust the range price.

      • Adjusted Price

        The price per land segment.

    2. Choose one of the following options:
      • Unit Price
      • Flat Price
    3. Click OK and repeat to create additional ranges.
  4. If you selected the Slope Intercept option, then open the Slope Intercept section to add slope intercept ranges to the land schedule and complete the following steps:
    1. Click Add and complete the range’s maximum value in the Range Max field in the Slope Intercept window.
    2. Click OK and repeat to create additional ranges.
  5. Click OK or Apply to create and save the new schedule.
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Last updated on January 6, 2019

2.7.Special Price Method #

Procedure

If you choose the special price method, use the following steps:

  1. In the Options section, select from the following options:
    • Interpolate

      Calculates the value from one value range to the next.

      That is, when there are ranges of value for a piece of property based on numbers of acres, theinterpolate feature (1) calculates the percentage of acres within the next value range based on the number of acres in the first value range, and (2) applies the percentage to the difference in the value ranges.

      For example, if an owner has 12.5 acres, and acres 1-10 are valued at $9,000 while acres 10.1-20 are valued at $8,000, the interpolate feature determines the percentage of acres within the next value range based on the number of acres in the first value range. In this example, 25% of 10 acres, or 2.5 acres, are within the value range of 10.1-20 at $8,000.

      The interpolate feature then applies 25% to $1,000 (which is the difference between the $9,000 value range and the $8,000 value range) for a total of $250.

      The value of the 12.5 acres is then determined to be $9,250 ($9,000 + $250).

    • Slope Intercept

      If this field is selected, then the total acreage in the land detail is assigned to the (x) value in the slope intercept formula (y=mx+b).

  2. In the Influence section, select from the following options:
    • Select

      Displays the Select Land Matrix window and selects a land influence matrix.

    • Details

      Displays the details of the associated land influence matrix.

    • Remove

      Removes the land influence matrix.

  3. If you did not select the Slope Intercept option, then open the Range section to add ranges to the land schedule, and complete the following steps:
    1. Click Add and complete the following fields in the Add Range window:
      • Range Max

        The first range’s maximum value.

      • Range Price

        The price per land segment.

      • Adjustment Factor

        The percentage factor by which to adjust the range price.

      • Adjusted Price

        The price per land segment.

    2. Choose one of the following options:
      • Unit Price
      • Flat Price
    3. Click OK and repeat to create additional ranges.
  4. If you selected the Slope Intercept option, then open the Slope Intercept section to add slope intercept ranges to the land schedule, and complete the following steps:
    1. Click Add and complete the range’s maximum value in the Range Max field in the Slope Intercept window.
    2. Click OK and repeat to create additional ranges.
  5. Click OK or Apply to create and save the new schedule.
Yes No Suggest edit
Last updated on January 6, 2019

2.8.Square Foot with Matrix Method #

Procedure

If you choose the square foot with matrix method, use the following steps:

  1. In the Options section, select from the following options:
    • Interpolate

      Calculates the value from one value range to the next.

      That is, when there are ranges of value for a piece of property based on numbers of acres, theinterpolate feature (1) calculates the percentage of acres within the next value range based on the number of acres in the first value range, and (2) applies the percentage to the difference in the value ranges.

      For example, if an owner has 12.5 acres, and acres 1-10 are valued at $9,000 while acres 10.1-20 are valued at $8,000, the interpolate feature determines the percentage of acres within the next value range based on the number of acres in the first value range. In this example, 25% of 10 acres, or 2.5 acres, are within the value range of 10.1-20 at $8,000.

      The interpolate feature then applies 25% to $1,000 (which is the difference between the $9,000 value range and the $8,000 value range) for a total of $250.

      The value of the 12.5 acres is then determined to be $9,250 ($9,000 + $250).

    • Slope Intercept

      If this field is selected, then the total acreage in the land detail is assigned to the (x) value in the slope intercept formula (y=mx+b).

  2. In the Matrices section, click Add and select the matrices to associate with the land schedule. You can change the order of matrices in the grid by using the Move Up and Move Down options.
  3. If you did not select the Slope Intercept option, then open the Range section to add ranges to the land schedule, and complete the following steps:
    1. Click Add and complete the following fields in the Add Range window:
      • Range Max

        The first range’s maximum value.

      • Range Price

        The price per land segment.

      • Adjustment Factor

        The percentage factor by which to adjust the range price.

      • Adjusted Price

        The price per land segment.

    2. Choose one of the following options:
      • Unit Price
      • Flat Price
    3. Click OK and repeat to create additional ranges.
  4. If you selected the Slope Intercept option, then open the Slope Intercept section to add slope intercept ranges to the land schedule and complete the following steps:
    1. Click Add and complete the range’s maximum value in the Range Max field in the Slope Intercept window.
    2. Click OK and repeat to create additional ranges.
  5. Click OK or Apply to create and save the new schedule.
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Last updated on January 6, 2019

3.Copying Schedules #

Purpose

Use this procedure to create land schedules from existing schedules.

Procedure

  1. In PACS.ADMIN, choose Tools > Land Schedule Maintenance.
  2. In the Land Schedule Maintenance window, highlight the land schedule you wish to copy and click Create Copy.

    Land Schedule Maintenance - Create Copy

  3. In the Copy the Land Schedules window, type a code name for the schedule in the New Code field.
  4. Select Ag if the schedule is going to be used for productivity valuation and Mkt if the schedule is going to be used for market valuation.
  5. Click OK to create the new land schedule.
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Last updated on June 10, 2021

4.Land Schedule Reports #

4.1.Generating the Land Schedules Report #

Purpose

Use this procedure to generate the Land Schedules Report.

Procedure

  1. In PACS 9.0, choose Reports > Appraisal Schedules > Land Schedules.
  2. In the Land Schedules dialog box, select the year.

    Land, Reports, Land Schedules Report

  3. Select land Code and/or appraisal Method as needed. To specify particular codes or methods to be included or excluded in the report, click Dots and use the arrows to move items from the left column to the right column.
  4. In the Output Settings section, do the following:
    • In the Format drop-down list, select the report output format.
    • In the Filename field, enter the report file name.
    • In the Description field, enter a report description.
  5. Click Preview to preview the report. Click Post to generate the report.
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Last updated on June 10, 2021

4.2.Generating the Land Schedule Associations Report #

Purpose

Use this procedure to generate the Land Schedule Associations Report.

Procedure

  1. In PACS.Admin, choose Tools > Schedule Maintenance > Matrix Maintenance > Land.
  2. In the Matrix Maintenance Land view, select the required matrix schedule in the Matrices grid and click Schedule Report.

    Land Reports, Land Sched Assoc Report

  3. In the Output Settings section of the Land Schedules Assoc Report dialog box, do the following:
    • In the Format drop-down list, select the report output format.
    • In the Filename field, enter the report file name.
    • In the Description field, enter a report description.
  4. Click Preview to preview the report. Click Post to generate the report.
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Last updated on June 10, 2021
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