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7 � Van tile No._I±AnC�CLaa� 3326J111613 Uniform Residential Appraisal Report File#FIARRIE TINS REPORT HAS A PASSWORD PROTECTED DIGITAL SIGNATURE THE VISUAL INSPECTION OF THE SUBJECT PROPERLY DID NOI INCLUDE THE FOLLOWING, — OBSERVATION OF THE ATTIC OBSERVATION OF ANY CRAWLSPACE ACTIVATION AND/OR TESTING OF MECHANICAL SYSTEMS _(INCLUDING ANY WELL OR SEPTIC SYSTEM IF APPLICABLE),ANYTHING THAT IS NOT READILY OBSERVABLE,MOLD ASSESSMENT OR RADON ASSESSMENT,ROOF CONDITION REPORT BEYOND AD OBSERVATION BASED ON A VISUAL FROM THE GROUND THIS PROPERTY WAS NOT IMPACTED BY TWY RECENT FLOOD RELATED EVENTS THE SCOPE OF WORK HAS BEEN TO COLLECT CONFIRM,AND REPORT DATA. OTHER GENERAL MARKET DATA AND CONDITIONS BEEN CONSIDERED CONSIDERATION HAS BEEN GIVEN 101 HE PROPERTY'S ZONING AND SURROUNDING IMPROVEMENTS AND NEIGHBORHOOD THE WORK FOR THIS ASSIGNMENT INCLUDED AN INSPECTION OF THE PROPERTY BEING APPRAISED AS WELL AS THE NEIGHBORHOOD IN WHICH IT IS LOCATED DURING THE F INSPECTION,AN INVENTORY OF PROPERTY ATTRIBUTES WAS COLLECTED BASED ON VISUAL OBSERVATIONS. z • INSPECTED PUBLIC RECORDS FOR PROPERTY S ZONING,FLOOD HAZARD AREA CLASSIFICATION PROPERTY TAX ASSESSORS 0 RECORDS,FOR ATTRIBUTES OF THE PROPERTY 2 CONSIDERATION OF HIGHEST AND BEST USE OF THE LAND AND PROPERTY AS VACANT AND IMPROVED. COLLECTION AND ANALYSIS OF COMPARABLE LAND SALES IN ORDER CO f-ORM AN OPINION OF THE VALUE OF THE UNDERLYING QLAND. ---- --------- --- -------- — CONSULTED APPROPRIATE COST REPLACEMENT FIGURES FROM NATIONAL COSI DATA SERVICES,AS WELL AS COMPARISONS WITH LOCAL BUILDER ESTIMATES,WHICH WOULD LEAD TO COMPLETION OF THE COST TO VALUE APPROACH INVESTIGATED COMPARABLE SALES OF SIMILAR IMPROVED PROPERTIES,MADE A COMPARATIVE ANALYSIS WHICH WOULD LEAD TO THE COMPLETION OF THE SALES COMPARISON APPROACH TO VALUE.__ RECONCILING THE VALUE INDICATION FROM THE APPROPRIATE APPROACHES TO VALUE INTO A FINAL OPINION FROM THE SUBJECT PROPERTY'ALL AS OF THE EFFECTIVE DATE OF THIS REPORT_- THE APPRAISER HAS NOT PROVIDED ANY SERVICES OF ANY TYPE ASSOCIATED WITH THE SUBJECT PROPERTY IN THE LAST THREE YEARS • COST APPROACH TO VALUE(not requited byFannieMae) • Provide ade•ale inlormation for the lender/client to replicate The below cost figures and calculations. So...rt for the o.imon of site value summary of comparable land sales or other methods tar estimating site value) ANALYSIS OF SIMILAR COMPARABLES SALES AND LISTINGS AS WELL AS APPLICATION OF THE THE EXTRACTION METHOD OF SITE VALUATION IN THE GENERAL AREA OF THE SUBJECT.THE EXTRACTION METHOD HAS BEEN USED DUE TO THE SUBJECTS NEAR FULLY DEVELOPED AREA AND UNAVAILABLE LOT SALES A SITE VALUE OF ABOUT$4.00 PER SQUARE FOOT IS INDICATED. ci ESTIMATED _ REPRODUCTION OR F46 REPLACEMENT COST NEW OPINION OF SITE VALUE ..- __._. =5 61 000 o Source of cost data MARSHALL B.SWIFT ADJ.FOR LOCAL COND DWELLING 2,589 Sq.FI.@$ 87.00- _$ 225,243 a Duality rating from cost service NGD Etleclive dale of cost data 06/2012 BASEMENT 1,374 Sq,Ft.@$ 33.00__ =5 45,342 a Comments on Cost A..mach .ross twim area calculations.depreciation,etc.) PORCH AND DECK =5 8,600 en THE COST FIGURES USED WERE DEVELOPED FROM MARSHALL Garage/Carporl 780 Sq.Fe.@$ 21 00 _.. _$ 16 380 u&SWIFTS RESIDENTIAL COST HANDBOOK ADJUSTED FOR Total Estimate of Cost-New . ._ =5 295 505 LOCAL COSTS AND CONDITIONS PHYSICAL DEPRECIATION IS Less Physical Functional Edemal BASED ON THE AGE/LIFE METHOD. THE COST OF EXTRA _ preciatan 50,660 =5) 50,660) FEATURES ARE INCLUDED IN THE BASE COST PER SQUARE Depreciated Cost of Improvements ... . .. _$ 244 905 FOOT. THE AS IS"SITE VALUE INCLUDES DRIVEWAY,WALKS 'As-is"Value of Site Improvements _. =5 6,000 AND FENCE Estimated Remaining Economc Lile(HUD and VA oily) 58 Years INDICATED VALUE BY COST APPROACH .. __. = 311905 m INCOME APPROACH TO VALUE(not required by Fannie Mae) 05 Estimated Monthly Markel Rent$ X Gross Rent Multiplier =$ Indicated Value by Income Approach Summary of Income Approachrncludln support fur market rent and GRM) PROJECT INFORMATION FOR PUDs(ii applicable) Is the develo.er/buitder in control of the Homeowners'Association(ROA)( r]Yes I I No Unit lype(s) n Detached ❑Attached Provide the lolloving inlormalion for PUDs ONLY it the developer/builder is In control of the VOA and the suVUlecl properly is an attached dwelling unit. Legal Name of F'rDied --- z0 Total number of phases Total number ol units Total number ol units sold Q Total number of units reined 1101a1 number oT unils for sale Data source(s)— - 2 Was Ore rro ect creased h the conversmn at eostnyjbudding(s)into a PUD? )Yes [1 No I1 Yes date of conversion. p Does the pr lecl contain any multi dwelling units'? j 'fes S i No Data Source z Are the units,common clentenls,and recreation lacil lies complete, LI Yes I-]No II NO,describe the status of completion. Are the common J m m Teased Iu)r b y Ine Homeowners'Homeowners'Assoclalion"r res L No II re,describe the rental terms and options- - - - ---- -- - - ------ Describe Coln1111,11„Irnrrnfs ana recreabural laonl es Freddie Mac Form 70 March 2005 LIAR Ver son 9.'2011 Pace 3 of 6 Fannie Mae Form 1004 March 2005 Fora•.IOu1LiAAL--'O ur ,iI`-I'dlip.11,11 s to l r,oy a la:1 00e,InC.--I$OPAL.AMORE