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<br /> it iSJ/IUJ/AHRiEf Laos#3J
<br /> . 33263111813
<br /> Uniform Residential Appraisal Report File#HARRIE
<br /> There are 14 conparable properties currently offered for sale in the subject neighborhood ranging in once from$ 262 000 to$ 335,000__
<br /> There are 13 comparable sales in the subject neighborhood within the past twelve months ranging III sale price Iron S 275000 to$ 330,000
<br /> FEATURE 1 SUBJECT COMPARABLE SALE#I COMPARABLE SALE#2 _ COMPARABLE SALE#3
<br /> Address 3326 111h SI S 1814 36 112 Ave S 1926 L Rose Creek Pkwy S 3327 River Dr S
<br /> Far o ND 58104 Fargo,ND 58104 Fargo,ND 58104 Fargo,ND 58104 _
<br /> Pruemity to Subject __ 0.82 miles SW 1.86 miles SW _ 0.04 miles E _ _
<br /> Sale Price $ $ 285,000 $ 303 50500 $ 309,000
<br /> Sale Price/Gross Llv.Area I$ soil.$ 123.81 spit. $ 133.00.sq.fl I S 123 50 sq.1.
<br /> Data Somce)s) FMAAR#13-1850,DOM 2 FMAAR#13-132DOM 44 FMAAR#12-3497,DOM 146
<br /> Verification Source(s) CITY 8 COUNTY RECORDS CITY&COUNTY RECORDS CITY&COUNTY RECORDS
<br /> VALUE ADJUSTMENTS DESCRIPTION DESCRIPTION +(-)$Adjustment DESCRIPTION +j-)$Adjustrnent DESCRIPTION +(-)S Adjustment_
<br /> Sales or Financing ArmLth ArmLth ArmLrh
<br /> Concessions Conv,0 Conv,0 Cash 0
<br /> Date ofSale/Time - s06/13,c05l13 -_-- s03113;c02/13 s01/13,c12/12 _,
<br /> Location N;Res; N,Res, A;Res,BsyRd +10,000 N,Res,
<br /> Leasehold/Fee Simple Fee Simple Fee Simple Fee Simple Fee Simple —_
<br /> Site 15328 sl 11254 sl +6 000 26399 sf -16,500 12102 sf +4 500
<br /> View N;Res, N,Res; N;Res,_ N Res,
<br /> Design(Style) 2ST_ORY 2 STORY _ 2 STORY 2 STORY
<br /> Ouality of Construction Q3 03 03 -15,000 Q3 -_
<br /> Actual Age 20_. 19 0 15 0 23 0
<br /> Condisen C3 C3 C3 C3-----
<br /> —I
<br /> - - -------
<br /> Above Grade Trial Bdrms Baths Total d dnn
<br /> ms. Baths Total Bdrms Baths 0 Total Bs. Baths
<br /> Room Count 8 1 B
<br /> 4 2 1 8 4 2.1 7 3 2.0 ±5,000 7 4 2.1 0
<br /> Gross Living Area _ 2,589 sq lt. 2,302 sq.ft. +10,045 2,282 sq.11. +10,745 2,502 sq.ft._ +3,045
<br /> Basement&Finished 1374sf1237shn 1572sf1272sfin 0 1594s11435sfin 0 1746sf1659sfin -5,000
<br /> Rooms Below Grade lrrlbr1.0ba0o Orrlbrl.0ba10 0 2rr1br1.0ba0o 0 1rr2br1 Obalo 0
<br /> =Functional Utility AVERAGE AVERAGE AVERAGE AVERAGE
<br /> Heating/Cooling ,GFNCAC 'GFA/CAC GFA/CAC I GFA/EBB/CAC _ 0
<br /> g u Energy Efficient Items TYPICAL INSL TYPICAL INSL TYPICAL INSL TYPICAL INSL
<br /> fif Garage/Carport 3/ATTACHED 3/ATTACHED - 3/ATT Finished -2,000 3/ATT Finished -2,000
<br /> Z PorclVPabs/Deck cord porch/deck PATIO/DECK 0 PORCH/PATIO__. 0 DECK 0
<br /> O FENCE F/P ETC. 2 F/P,sprinklers 1 F/P,FENCE +3,000 2f/p,Inc 0 2 FnP 0
<br /> --1J _"-- +4,000$417-- 0
<br /> a Uncertified Specials Balance $483.94 $0 0$4,497
<br /> a.
<br /> uNet Adjustment(Total) • FA+ ❑- $ 19,045 n+ $ -3 755 "+ f $ 545
<br /> y Adjusted Sale Price - Net Adj. 6.7% Net Adj. 1.2% Net All 0.2%
<br /> . of Comparables Gross Adj. 6.7%$ 304,045 Gross Adj. 20.8%$ 299,745 Gross Adj. 4.7%$ 309,545
<br /> m I did ]did not research the sale or transfer history of the subject properly and comparable sales.11 not,explain
<br /> My research ❑did ®did not reveal any prior sales or transfers al the subject_property for the three years poor to the effective date of this app5aisai
<br /> Data Source(s) RMLS;CTY RECORDS -- —
<br /> My research ❑did ®did not reveal any prior sales or transfers of the comparable sales for the_year prior to the date of sale of the comparable sale.
<br /> Data Source(s) RMLS
<br /> Rerun the results of the research and analysis of the prior sale or transfer history of the subject property and comparable sales(reped additional poor sales on page 3).
<br /> ITEM _ SUBJECT COMPARABLE SALE#1 COMPARABLE SALE#2 COMPARABLE SALE#3
<br /> Date of Prior Sale/Transler _
<br /> Price of Prior Sale/Transfer
<br /> Data Source(s) RMLS;CTY RECORDS R MILS CTY RECORDS RMLS,CTY RECORDS RMLS•CTY RECORDS --
<br /> ERectioe Date oh Data Soercu(s) 11/01/2013 11/01/2013 11/01/2013 11/01/2013 —
<br /> Analysis of prior sale or transfer history of the subject properly and comparable sales THERE ARE NO KNOWN PRIOR SALES FOR THE SUBJECT IN THE
<br /> LAST THREE YEARS.NO KNOWN PRIOR SALES FOR COMPARABLES IN THE LAST YEAR.
<br /> Summary of Sales Comparison Approach See attached addenda. _-_--
<br /> _Indicated Value by Sales Comparison Approach$ 302,000
<br /> Indicated Value by:Sales Comparison Approach S 302,000 Cost Approach(n developed)S 314,905 Income Approach(d developed)S
<br /> THE SALES COMPARISON APPROACH IS OUR BEST INDICATOR OF VALUE AS IT BEST REFLECTS THE ACTIONS OF BUYERS AND
<br /> 0 SELLERS IN THE MARKET.THE COST APPROACH SUPPORTS THE SALES COMPARISON APPROACH THE INCOME APPROACH WAS-
<br /> 4 CONSIDERED AND DEEMED NOT APPLICABLE T L
<br /> O THE APPRAISAL
<br /> Tres appraisal is made®'as is', ❑ subject to completion per plans and specifications on the basis of a hypothetical condition lhal the improvements have been
<br /> z completed, ❑subject to the lollowing repairs or alterations on the basis of a hypothetical condition that the repairs or alterations have been completed or n subject to the
<br /> u Io!owerg required inspection basod on the extraordinary assom don that the condition ur deliciency does rail require apaation or repair.
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<br /> ee
<br /> Based on a complete visual inspection of the Interior and exterior areas of the subject property,defined scope of work statement of assumptions and limiting
<br /> conditions,and appraiser's certification,my(our)opinion of the market value,as defined,of the real property that is the subject of this report Is
<br /> $ 302,000 ,asol 11/18/2013 ,which Is the date of Inspection and the effective date of this appraisal.
<br /> Freddie Mac Form 70 March 2005 UAD Version 9/2011 Page 2 of 6 Fannie Mae Form 1004 March 2005
<br /> form 10010AD--'WmTOf AI.'appraisal sultwaie ny a id Mild,.inc - t.BOO.ALAMULrE
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