{ Special Project } West Magnolia

Transcription

1 { Special Project } West Magnolia Hillstone Special Project opportunities are reserved exclusively for Hillstone Capital fund subscribers and capital partners. Special Projects are separate investments from Hillstone Capital subscription offerings, and are structured as separate and specific businesses or projects for the mutual benefit of the members of the hosting entity. The purpose of the Special Project partnership is to share risks and rewards in a joint venture fashion, with limited indirect partner participants, and direct partner participants. The overall management of the Special Project is managed by Hillstone Capital. Joint venturers thus have an interest or relationship as passive investors.

2 Better Together Vision: We are recognized as the most trusted and valuable resource in real estate fund management; we are the preferred choice in your portfolios real estate allocation. Mission: To positively and powerfully impact every community, client, associate, and team member we encounter. Our Committment: To deliver above expectations by prizing value over returns. Your best days are ahead, Blake and Christina *don t have a copy of our latest prospectus? Just ask.

3 Stacking Order 1. Investment Territory Overview - See a general overview of Hillstone s core investment locations throughout the nation and demographic information of the areas. 2. At a Glance - all of the most pertinent information you want to see - investment highlights. 3. Executive Summary - property brief, general plan of action for property transformation, sale, and exit strategy, demographic overview. 4. Fast Facts Sheet - basic facts and numbers such as purchase price, CMA, DOM, and construction costs (exit valuation), etc. 5. Profitability Scenario - deal evaluation and proforma 6. Property Images - pictures, repair schedule, parcel report, etc. 7. CMA from team agent - Cumulative Market Analysis from team real estate broker. 8. Bio of Listing Agent/Agency - market information, representing company summary links, stats, etc. 9. News and Social Impact Updates - Stay up to date on Hillstone s latest investment products, and learn how to participate in Hillstone s social impact functions. Find out more at: 1. Non-Binding Letter of Intent - let us know you re interested in our Special Projects or other fund options; we want to ensure you are getting every opportunity available. 11. Disclaimer

4 , our primary territory.

5 /Tacoma is the Pacific Northwest s economic center and a mecca for the nation s high-tech industries. It is home to 15 Fortune 5 companies including Microsoft, Amazon, Starbucks, Costco, Weyerhaeuser, Nintendo, Nordstrom and Safeco Insurance. /Tacoma ranks third in the US among adults with a bachelor s degree or higher - over half the residents have attended college. alone receives 1.2 million tourists a year who collectively spend $5.9 billion on sites, tours, products and food.

6 at a glance acquisition: $1,35,. improvements: $275,. sale: $2,55,. projected net profit: $368,. Total SP equity investment: $521,. SP projected net profit: $184,222.5 (35% return on cash) minimum SP investment: $5,. (35% return on cash) projected minimum: $17,5. SP - Special Project * See the page titled Profitability Scenario for a detailed projection. ** Projections are based upon the managers expectations. Partners and investors should not rely upon these expectations when making their investment decisions. You are expected to perform your own due diligence and investment evaluation before making an investment decision.

7 Executive Summary Property Overview We are investing into another one of the most coveted neighborhoods of ; Magnolia. Perched along Viewmont Way, one of the most private and exclusive streets in west Magnolia; subject property boasts unobstructed 18º views of Puget Sound, Mt. Rainier, and downtown. This regal neighborhood is only a 1 minute commute to downtown, close to all major employers, and just minutes in any direction to all that has to offer. Here you will find Discovery Park, s largest park, with 54 acres and miles of walking/hiking beach trails. West Magnolia offers an exclusive atmosphere with many historic estate homes bordering the bluff for exceptionally stunning views. Add to that a tight knit community with many families and school age children, award winning dining and private schools, and you have high end living at its finest. Transformation The 6,133 sqft view lot features a 3,96 sqft 4 bedroom, 4 bath home which will be remodeled to reveal a beautiful Historic Tudor home. (see Design Inspiration). Foundation repair, lot preparation, will be commencing as soon as allowable (permits pending). Construction of the new home is targeted to be completed approximately 27 days or less, with lot preparation and permitting expected to be 9 days or less. Property will feature a two story (plus daylight basement), 4,16+ sqft home with 5+ bedrooms (plus den/office), 4+ full baths. Amenities such as outdoor living spaces with a built in BBQ and fireplace will be a great touch off the kitchen and living area, and we are adding plenty of storage and remodeling the single car garage. Lighthouse, Discovery Park

8 PALISADE, award winning restaurant in North Elliott Bay. AREA AMENITIES MAGNOLIA PARK, facing south, featuring Elliott Bay, Space Needle, and downtown.

9 DOWNTOWN, iconic Piers and boardwalk ELLIOTT BAY MARINA, Magnolia, featuring Elliott Bay, Mt. Rainier, and downtown.

10 Fast Facts Property 2363 W Viewmont Way, WA, bed/bath 5+/ 4+ currently, 4/4, 3,96 sqft sqft 4,16 +/- lot sqft 6,132 purchase $1,35,. (53% purchase to value) development fee $76,5. tax assessed $1,684,. (217) Local Market $/sqft this home at: Magnolia (View) 62 $2,54,32. Magnolia 59 $2,454,4. Queen Anne 492 $2,46,72. Briar Cliff 457 $1,91, $1,83, $1,722,24. Averages 481 $2,,96. As is Price Valuation l m h Zillow $1,51,. $1,586,457. $1,77,345. eppraisal $1,474,778. $1,735,34. $1,995,289. Zip/Homesnap $1,56,. $1,64,. $1,75,. averages $1,514,926. $1,653,83.33 $1,817, local rental market $5,25. $6,625. $7,7. CMA low mid high $2,229,. $2,55,. $2,75,. Value range: 2,25, - 2,75, +/- Listing at: $2,55,. +/- Special Project Equity (available): $521,. +/- rehabilitation: $275,. +/-

11 Profitability Scenario The proforma image below is a theoretical overview that displays the anticipated and most typical costs associated with real estate developments and redevelopments. This is not a promise or guaranty of any particular outcome this project may produce. Some assumptions include (and preclude): Financing Variables Estimated Title/Escrow Fees Estimated Real Estate Broker Fees Excise Tax (where applicable) Lender credits negotiated (borrowers behalf) Seller Carryback' (owner financing, if applicable) Seller paid closing costs or contributions

12 Property Pictures (current condition)

13 West Magnolia has an exclusive feel complimented by high end homes with elegant architecture. This Tudor style home will undergo an extensive renovation including a german smear facelift, outdoor space redesign, while salvaging and updating the gorgeous historic elements of the home. The result will be a depth of experience; the addition of modern luxuries while remaining true to a sense of time rooted in beauty and significance.. DESIGN INSPIRATION

14 Minimums and Maximums This page summarizes key fields of the listings in this analysis. Monday, July 17, 217 The listings in this analysis can be summarized as follows: Priced between $1,875, and $3,2, 3 to 5 Bedrooms 2.75 to 4.25 Bathrooms 3,762 to 6,32 Square Feet $363 to $728 per Square Foot $332 to $731 per Sold Square Foot Built between 193 and to 15 Days on Market 675 South Lane Street # 35, WA(425)

15 Number of Days On Market This graph illustrates the number of days on market for the listings in this analysis. Monday, July 17, Cumulative Days on Market Days MLS Numbers South Lane Street # 35, WA(425)

16 List Price and Sale Price This graph illustrates the list price, along with sale price in Sold listings. Monday, July 17, 217 Price Graph Listing Price Selling Price 34K 32K 3K 28K Price ($) 26K 24K 22K 2K 18K MLS Number 675 South Lane Street # 35, WA(425)

17 Pricing Recommendation This page suggests a recommended selling price based on a thorough analysis of your property. Monday, July 17, 217 After the renovations we've discussed, based on today's sales market, I'd recommend an after renovations list price of $2,29, - $2,39, depending on the finish-grade of the product. 675 South Lane Street # 35, WA(425)

18 Portrait Report This report breaks down the compared properties by Status. Monday, July 17, 217 Single Family Active Address City Bd Bth SqFt Lot Sz Yr Blt Date $/SqFt CDOM Orig Price List Price 3 42nd Ave W /27/ $2,295, $1,999, Magnolia Blvd W /12/ $3,3, $2,995, 249 Montavista Place W /23/ $2,599, $2,599, Listing Count 3 Averages 426 $ $2,731,333 $2,531,333 High $2,995, Low $1,999,999 Median $2,599, Pending Address City Bd Bth SqFt Lot Sz Yr Blt Date $/SqFt CDOM Orig Price List Price 3215 Magnolia Blvd W /1/ $2,495, $2,495, Listing Count 1 Averages 3762 $ $2,495, $2,495, High $2,495, Low $2,495, Median $2,495, Sold Address City Bd Bth SqFt Lot Sz Yr Blt Date $/SqFt CDOM Orig Price List Price Sale Price 2323 Eyres Place W /16/ $2,37, $2,37, $2,4, rd Ave W /29/ $1,988, $1,988, $1,925, 2429 Montavista Place W /27/ $2,9, $2,9, $2,89, rd Ave W /27/ $2,295, $2,295, $2,1, 2424 Magnolia Blvd W /1/ $1,999, $1,999, $1,91, th Ave W /2/ $2,15, $2,15, $2,16, th Ave W /14/ $2,595, $2,595, $2,5, rd Ave W /17/ $2,598, $2,598, $2,598, th Ave W /3/ $2,, $2,, $2,25, 452 W Armour St /14/ $2,225, $2,125, $2,58, nd Ave W /5/ $1,875, $1,875, $1,9, 4121 W Dravus St /31/ $2,, $2,, $1,9, 197 Magnolia Blvd W /1/ $3,2, $3,2, $3,215, 261 4th Ave W /16/ $2,595, $2,595, $2,764,5 Listing Count 14 Averages 4461 $ $2,342,143 $2,335, $2,31,393 High $3,215, Low $1,9, Median $2,13, Report Count 18 Report Averages 4389 $ $2,415,5 $2,357,472 High $3,215, Low $1,9, Median $2,28, 675 South Lane Street # 35, WA (425)

19 Brief Summary of Compared Listings Monday, July 17, 217 This report summarizes the comparable listings contained in this market analysis. Status: Active ML# L/S Date Address City Sqft Bds Bth L/S Price CDOM /6/ nd Ave 4, $1,999, /12/ Magnolia Blvd 4, $2,995, /23/ Montavista Place 4, $2,599, 24 Averages: 4, $2,531, Status: Pending ML# L/S Date Address City Sqft Bds Bth L/S Price CDOM /12/ Magnolia Blvd 3, $2,495, 19 Averages: 3, $2,495, 19 Status: Sold ML# L/S Date Address City Sqft Bds Bth L/S Price CDOM /3/ Eyres Place 4, $2,4, /16/ rd Ave 4, $1,925, /1/ Montavista Place 4, $2,89, /29/ rd Ave 6, $2,1, /7/ Magnolia Blvd 4, $1,91, /7/ th Ave 4, $2,16, /26/ th Ave 4, $2,5, /9/ rd Ave 3, $2,598, /23/ th Ave 3, $2,25, /3/ W Armour St 4, $2,58, /25/ nd Ave 4, $1,9, /13/ W Dravus St 4, $1,9, /3/ Magnolia Blvd 4, $3,215, /4/ th Ave 4, $2,764,5 3 Averages: 4, $2,31, South Lane Street # 35, WA(425)

20 Brief Summary of Compared Listings Monday, July 17, 217 This report summarizes the comparable listings contained in this market analysis. Summary Status Total Avg Price Avg $ Per SqFt High Low Median Avg DOM ACTIVE 3 $2,531,333 $594 $2,995, $1,999,999 $2,599, 74 CONTINGENT RENTED Temp.Off Mrkt PENDING 1 $2,495, $663 $2,495, $2,495, $2,495, 19 SOLD 14 $2,31,393 $526 $3,215, $1,9, $2,13, 64 SOLD-Unlisted EXPIRED SALE FAIL RLS CANCELLED Total 18 $2,357,472 $545 $3,215, $1,9, $2,28, South Lane Street # 35, WA(425)

21 CMA Pro Report These pages give a general overview of the selected properties. Monday, July 17, 217 Active Properties LP: $1,999,999 Listing # Nd Ave W Prop Sub Type: Residential Beds: 4 Appx. SqFt: 431 Area: 7 - Queen Anne/Magno Baths: 3.25 Acres:.133 Map: 534 Lot #: Year Built 1941 Grid: C7 Cov'd Parking: Garage-Attached Style: 18-2 Stories w/bsmnt New Cnstrct: Bldg Type: Built On Lot Subdivision: Magnolia Waterfront: School District: View: Mountain, Partial, Sound, Territorial Exquisite quality and workmanship are the hallmarks of this custom designed residence in one of 's finest neighborhoods. Entertaining spaces, both formal and informal, are welcome setting for hosting friends. Views of Puget Sound and the Olympic Mountains, delightful private garden spaces and a broad stone patio for all al fresco dining, create a perfect natural setting for this jewel-like home. Just minutes from downtown, yet a world away. Directions: Head North on Viewmont, go left on West Barrett one block. LP: $2,995, Listing # Magnolia Blvd W Prop Sub Type: Residential Beds: 4 Appx. SqFt: 44 Area: 7 - Queen Anne/Magno Baths: 3.25 Acres:.366 Map: 534 Lot #: 5-6 Year Built 2 Grid: B7 Cov'd Parking: Garage-Attached, Off Street Style: 18-2 Stories w/bsmnt New Cnstrct: Bldg Type: Built On Lot Subdivision: Magnolia Waterfront: School District: View: Mountain, Sound Private Magnolia Estate with breathtaking 18 degree views of Puget Sound & Olympics from nearly every room. Rare opportunity for island like living. Impeccably maintained with over $7, in stunning updates; Chef's kitchen, entertaining spaces inside and out, 3 bedrooms up including grand master suite with view terrace, 3 car garage and 4 fireplaces. Guest suite, yoga room and family media room below w/walkout to impressive patio & deck. Enjoy this special lifestyle! Furniture negotiable. Directions: Look for dead-end sign on water side of Blvd saying Magnolia Blvd. Follow signs down to the left to the very end. 675 South Lane Street # 35, WA(425)

22 CMA Pro Report These pages give a general overview of the selected properties. Monday, July 17, 217 Active Properties LP: $2,599, Listing # Montavista Place W Prop Sub Type: Residential Beds: 4 Appx. SqFt: 47 Area: 7 - Queen Anne/Magno Baths: 3.25 Acres:.115 Map: Lot #: Year Built 1978 Grid: Cov'd Parking: Garage-Attached, Off Street Style: 18-2 Stories w/bsmnt New Cnstrct: Bldg Type: Built On Lot Subdivision: Magnolia Waterfront: School District: View: Bay, City, Mountain, Sound Nestled on top of Magnolia,impeccable custom home showcases magical views of & Sound. Experience sunrises over Mt. Rainier & sunsets over the Olympics. Pure perfection in design.a cozy retreat on quieter nights & natural hub for friends.have guests delight in the open concept. The chef's kitchen serves as the epicenter that is perfectly open to the spacious living/dining room.year round fun & exercise w/ indoor pool/spa. Moments to the Village w/ shops, restaurants & amazing local parks. Directions: From 15th NW, west on Dravus, Left on 28th, Right on McGraw, Right onto Montavista. Keybox located on the front door. Pending Properties LP: $2,495, Listing # Magnolia Blvd W Prop Sub Type: Residential Beds: 4 Appx. SqFt: 3762 Area: 7 - Queen Anne/Magno Baths: 4. Acres:.134 Map: Lot #: Year Built 217 Grid: Cov'd Parking: Garage-Attached Style: 18-2 Stories w/bsmnt New Cnstrct: Completed Bldg Type: Built On Lot Subdivision: Magnolia Waterfront: School District: View: Mountain, Sound Modern sophistication on the Boulevard with forever views of Puget Sound. Crafted with unrivaled quality & detail for luxurious living this custom masterpiece features a fabulous versatile floor plan. Chef s kitchen flows seamlessly to the open living spaces. Walls of glass enhance the view & lead to the entertaining terrace. Main floor bedroom/office. En suite bedrooms up include lavish master with view deck. Lower level media room doubles as 5th BR & opens to private backyard. Simply stunning! Directions: Take Magnolia Bridge onto Galer. Turn left on Magnolia Boulevard and follow the boulevard to 3215 on your left. 675 South Lane Street # 35, WA(425)

23 CMA Pro Report These pages give a general overview of the selected properties. Monday, July 17, 217 Sold Properties SP: $2,4, Listing # Eyres Place W Prop Sub Type: Residential Beds: 5 Appx. SqFt: 43 Area: 7 - Queen Anne/Magno Baths: 3.75 Acres:.157 Map: 564 Lot #: Year Built 1937 Grid: C1 Cov'd Parking: Garage-Detached Style: 18-2 Stories w/bsmnt New Cnstrct: Bldg Type: Built On Lot Subdivision: Magnolia Waterfront: School District: View: Bay, City, Mountain, Sound Built by Next Century Modern & designed by Thomas Isarankura, this stunning home takes the term 'modern' to a whole new level. Nothing remotely cookie-cutter here...this is a 1% custom work of art. Clever melding of old & new lends a distinct European flavor to this modern re-imagining of a classic Tudor. Design elements, finishes, & details will surprise & inspire. Prominently sited to capture sweeping Bay/City/Mountain Views. Directions: Heading west on McGraw, turn left on Westmont, then west on Eyres. Home will be on your left just past the alley. SP: $1,925, Listing # Rd Ave W Prop Sub Type: Residential Beds: 5 Appx. SqFt: 478 Area: 7 - Queen Anne/Magno Baths: 3.5 Acres:.14 Map: Lot #: Year Built 25 Grid: Cov'd Parking: Garage-Attached, Off Street Style: 18-2 Stories w/bsmnt New Cnstrct: Bldg Type: Built On Lot Subdivision: Magnolia Waterfront: School District: View: Mountain, Sound, Territorial Elegant & inviting 5 bedroom, 3.5 bath home set to maximize sound & mountain views. Dramatic entry, soaring ceilings, Brazilian hardwoods, tailored mill work, 3 fireplaces, office/den, formal rooms, media rm & more. Stunning kitchen w/double Sub-Zero, 6 inch Viking, high-end cabinetry, granite counters & island. Master ste w/spa-like bath retreat. CCTV security system. Oversized 2 car garage. M-I-L potential downstairs. Minutes to Downtown/SLU; steps to Discovery Pk & all Magnolia has to offer! Directions: From Magnolia Blvd: Turn East on Dravus St - North on 43rd Ave W - Home is on east side of st 675 South Lane Street # 35, WA(425)

24 CMA Pro Report These pages give a general overview of the selected properties. Monday, July 17, 217 Sold Properties SP: $2,89, Listing # Montavista Place W Prop Sub Type: Residential Beds: 4 Appx. SqFt: 421 Area: 7 - Queen Anne/Magno Baths: 3.5 Acres:.115 Map: Lot #: 6 Year Built 27 Grid: Cov'd Parking: Garage-Attached Style: 18-2 Stories w/bsmnt New Cnstrct: Completed Bldg Type: Built On Lot Subdivision: Magnolia Waterfront: School District: View: City, Mountain, Sound Exquisite newer home sited on a St. to St. lot. Breathtaking day & night views, overlooking the city, Mt. Rainier, Sound and Cascade Mt. Range to Mt. Baker. Custom design by Alex Sasonoff, built by Ryan Mckinney. 11' ceilings in main living area. Brazilian cherry floors, custom arched doors and windows. Designer lighting. Gourmet kitchen includes a butler pantry and wet bar. Master bdrm, with steam shower, fireplace and Juliet balcony. Custom. One of a kind. Attention to every detail. Directions: Mag. Blvd W. Montavista up hill. Left turn on Westmont, then R on Alta Vista. SP: $2,1, Listing # Rd Ave W Prop Sub Type: Residential Beds: 3 Appx. SqFt: 632 Area: 7 - Queen Anne/Magno Baths: 3.25 Acres:.387 Map: Lot #: 1 Year Built 193 Grid: Cov'd Parking: Garage-Attached Style: 18-2 Stories w/bsmnt New Cnstrct: Bldg Type: Built On Lot Subdivision: Magnolia Waterfront: School District: View: Tranquil in-city oasis awaits you in this gorgeous 193 Federal Brick Magnolia home. Over 4 SF of livable space. Entertain in style in the formal dining w/butler's pantry, spacious living room with dual fireplace in library/den/office w/ wet bar. A large terrace patio adjoins the master en-suite w/gas fireplace. Bonus room above garage is used as work-out / spa area. Upper office has custom built-ins & small patio. Private, 1/3 acre manicured park like grounds. Truly a majestic home. Directions: Magnolia Bridge, Left on Howe St. over bridge, Left on Magnolia Blvd, Right on W. Monfort Pl, Left onto 43rd to home. 675 South Lane Street # 35, WA(425)

25 CMA Pro Report These pages give a general overview of the selected properties. Monday, July 17, 217 Sold Properties SP: $1,91, Listing # Magnolia Blvd W Prop Sub Type: Residential Beds: 4 Appx. SqFt: 432 Area: 7 - Queen Anne/Magno Baths: 3.5 Acres:.126 Map: Lot #: Year Built 1947 Grid: Cov'd Parking: Garage-Attached Style: 18-2 Stories w/bsmnt New Cnstrct: Bldg Type: Built On Lot Subdivision: Magnolia Waterfront: School District: View: Mountain, Sound Spectacular views of the Puget Sound, Mt. Rainier, & the Olympics await at this spacious home located on Magnolia BLVD. Recently updated, the home features hardwood floors, views from almost every room, & 2 full kitchens. The main floor master suite features chic his & her closets & a large bathroom. An elegant formal living room with fireplace flows graciously into the formal dining room. MIL Suite with separate entry. Marvelous home on a prominent street just waiting for your personalization! Directions: Take Magnolia Bridge, left at 4 way stop, slight left onto Magnolia BLVD SP: $2,16, Listing # Th Ave W Prop Sub Type: Residential Beds: 4 Appx. SqFt: 467 Area: 7 - Queen Anne/Magno Baths: 3.25 Acres:.136 Map: 564 Lot #: 1 Year Built 28 Grid: Cov'd Parking: Garage-Attached Style: 13 - Tri-Level New Cnstrct: Bldg Type: Built On Lot Subdivision: Magnolia Waterfront: School District: View: City, Mountain, Territorial City skyline, mountain, sunrise & sunset views are captured from 2 decks in this 28 contemporary home. Ipe Mahogany graces floors on 3 levels. Enjoy an open floor plan with spacious rooms, a kitchen with granite, stainless, Miele, bamboo, & patio through NanaWall door system. Elegant master upstairs, plus two more bedrooms, huge deck, stairs to top floor with a room for hobbies/office, & another deck. Lower level has huge family room, 3/4 bath, laundry, garage. Home features gas, solar, A/C. Directions: Magnolia Way West to Montavista, follow all the way to Westmont Way W right onto Crestmont Pl W, then right on 38th, house on left. 675 South Lane Street # 35, WA(425)

26 CMA Pro Report These pages give a general overview of the selected properties. Monday, July 17, 217 Sold Properties SP: $2,5, Listing # Th Ave W Prop Sub Type: Residential Beds: 4 Appx. SqFt: 454 Area: 7 - Queen Anne/Magno Baths: 3.25 Acres:.129 Map: Lot #: Year Built 212 Grid: Cov'd Parking: Garage-Attached Style: 15 - Multi Level New Cnstrct: Bldg Type: Built On Lot Subdivision: Magnolia Waterfront: School District: View: Bay, Mountain, Sound This stunning modern home just steps above famed Magnolia Boulevard, is prominently sited on its well-manicured lot to take full advantage of westerly Sound/Mtn Views. Sought-after neighborhood with underground power, you can take a scenic stroll along The Boulevard to Discovery Park to the north, or bustling Magnolia Village to the south---with jaw-dropping views along the way. Watch the sunsets while lounging in your rooftop cabana, or work up a sweat in your in-home gym. Impeccable. Directions: From Magnolia Blvd, turn east on Armour, then north on 44th From Viewmont, turn west on Armour, then north on 44th Home is on the east side of the street. SP: $2,598, Listing # Rd Ave W Prop Sub Type: Residential Beds: 5 Appx. SqFt: 394 Area: 7 - Queen Anne/Magno Baths: 3.5 Acres:.121 Map: Lot #: 9 Year Built 215 Grid: Cov'd Parking: Garage-Detached Style: 18-2 Stories w/bsmnt New Cnstrct: Completed Bldg Type: Built On Lot Subdivision: Magnolia Waterfront: School District: View: Bay, Mountain, Ocean, Sound Elegant Cape Cod Home, custom built 215. Sited prominently to take in captivating Puget Sound and Olympic Mtn. views. Luxury Chef s kitchen dressed in white, high end appliances & finishes. Hickory wood floors, attractive lighting, integrated sound sys. & thoughtfully chosen finishes throughout. Five bdrm. Four bath. Dbl. Garage. Quiet street. Site features fountain, fireplace, sound & lighting. Quick commute downtown. The home of your dreams in the desirable Carleton Park Heights neighborhood. Directions: Magnolia Boulevard to W. Armour St. turn Right on 44th Ave. W. then Left to rd Ave. W. Double garage off alley, at East side of home. 675 South Lane Street # 35, WA(425)

27 CMA Pro Report These pages give a general overview of the selected properties. Monday, July 17, 217 Sold Properties SP: $2,25, Listing # Th Ave W Prop Sub Type: Residential Beds: 4 Appx. SqFt: 379 Area: 7 - Queen Anne/Magno Baths: 3.5 Acres:.141 Map: Lot #: Year Built 24 Grid: Cov'd Parking: Garage-Attached Style: 18-2 Stories w/bsmnt New Cnstrct: Bldg Type: Built On Lot Subdivision: Magnolia Waterfront: School District: View: Mountain, Sound This Modern Craftsman features the perfect blend of traditional details with an open floorplan & today s amenities. Designed to capture unrivaled vistas of the Sound & Olympics this timeless classic is crafted with the finest finishes. Featuring a chef s kitchen, family room, spacious view master suite w/spa inspired bath, home office, gym & attached garage with level access off the alley. Located on a quiet street just a short walk to Discovery Park & Magnolia Village & just minutes to Downtown Directions: Take Magnolia Bridge & follow W Galer which turns into Magnolia Blvd. Take Magnolia Blvd to Armour. Go right on Armour & left on 44th home will be on right. Or from Viewmont take Armour west to 44th SP: $2,58, Listing # W Armour St Prop Sub Type: Residential Beds: 5 Appx. SqFt: 427 Area: 7 - Queen Anne/Magno Baths: 3. Acres:.21 Map: 534 Lot #: 1-2 Year Built 1937 Grid: B7 Cov'd Parking: Garage-Attached Style: 18-2 Stories w/bsmnt New Cnstrct: Bldg Type: Built On Lot Subdivision: Magnolia Waterfront: School District: View: Bay, Mountain, Sound Breathtaking views from this gracious Traditional home perched on a private corner lot. Main floor boasts crown moldings,wide planked dark hardwood floors, gracious living room w/gas fireplace, spacious dining room w/bar area and powder room. Four bedrooms, two baths and an office on 2nd flr, beautiful view deck off master suite. Daylight lwr level w/views, spacious fam rm, gas fireplace, bedroom, 3/4 bath, wine room and French doors out to patio, lush gardens and sports court. Two car garage. Directions: West off Magnolia Boulevard at W Armour St. Armour is between Raye St & Barrett St. 675 South Lane Street # 35, WA(425)

28 CMA Pro Report These pages give a general overview of the selected properties. Monday, July 17, 217 Sold Properties SP: $1,9, Listing # Nd Ave W Prop Sub Type: Residential Beds: 5 Appx. SqFt: 418 Area: 7 - Queen Anne/Magno Baths: 2.75 Acres:.12 Map: Lot #: 27 Year Built 1957 Grid: Cov'd Parking: Garage-Attached Style: 16-1 Story w/bsmnt. New Cnstrct: Bldg Type: Built On Lot Subdivision: Magnolia Waterfront: School District: View: Mountain, Sound Beautifully remodeled home sited on a St. to St. lot on one of Magnolia's most sought after streets. Panoramic views of Sound and Olympics. Gourmet kitchen with cherry cabinets, stainless appliances. OPen floor plan. Living room opens onto entertaining size deck. Three bedrooms on the main floor. Two bedrooms up. One presently used as an office. Lower level opens up onto yard. DLB garage. Tall and vaulted ceilings. Directions: Mag. Blvd. W. to Glenmont. Left on 42nd Ave W. Viewmont to 42 Ave. W. SP: $1,9, Listing # W Dravus St Prop Sub Type: Residential Beds: 4 Appx. SqFt: 421 Area: 7 - Queen Anne/Magno Baths: 4. Acres:.133 Map: Lot #: Year Built 1988 Grid: Cov'd Parking: Garage-Attached, Off Street Style: 18-2 Stories w/bsmnt New Cnstrct: Bldg Type: Built On Lot Subdivision: Magnolia Waterfront: School District: View: Mountain, Sound Classic custom home sited on a corner lot overlooking the Sound & Olympics. Traditional floor plan w/4 bedrooms & 3 baths up. Elegant main floor has circular plan & open, airy rooms. The island kitchen w/breakfast room opens to a garden seating area w/gas fire pit. Lovely living & dining rooms + family room w/river rock fireplace lead to view deck. Daylight lower level features custom media room, large rec room, bath & separate entry. 2 car garage. Radiant in-floor heat is toasty & efficient. Directions: Magnolia Blvd. west to Dravus. This beautiful home is on the corner of 42nd and Dravus. 675 South Lane Street # 35, WA(425)

29 CMA Pro Report These pages give a general overview of the selected properties. Monday, July 17, 217 Sold Properties SP: $3,215, Listing # Magnolia Blvd W Prop Sub Type: Residential Beds: 3 Appx. SqFt: 4396 Area: 7 - Queen Anne/Magno Baths: 3. Acres:.198 Map: 564 Lot #: 4-5 Year Built 26 Grid: C2 Cov'd Parking: Garage-Attached, Garage-Deta Style: 18-2 Stories w/bsmnt New Cnstrct: Bldg Type: Built On Lot Subdivision: Magnolia Waterfront: School District: View: City, Mountain, Sound, Territorial Beautiful 26 Cape Cod impeccably maintained home with breathtaking views of the Sound and Olympics from every level and located on one of Magnolia's most coveted streets. Grand indoor/outdoor spaces, perfect for entertaining. Three bedroom suites, all with views. Well appointed kitchen with Sub Zero, Miele, Wolf and Gaggenau appliances. Wide plank oak floors. Large attached shop. Two car garage. Lush landscaping. This meticulously built, smart home with iports throughout is spectacular! Directions: North on Magnolia Blvd. W south of Montavista Place W. SP: $2,764,5 Listing # Th Ave W Prop Sub Type: Residential Beds: 5 Appx. SqFt: 4722 Area: 7 - Queen Anne/Magno Baths: 4.25 Acres:.22 Map: 534 Lot #: Year Built 1946 Grid: C7 Cov'd Parking: Garage-Attached Style: 18-2 Stories w/bsmnt New Cnstrct: Bldg Type: Built On Lot Subdivision: Magnolia Waterfront: School District: View: Mountain, Sound Exquisitely remodeled modern sanctuary in one of s most coveted neighborhoods. Hemlock & reclaimed NW timber ceilings soar above dramatic living room windows. An open kitchen offers Wolf/SubZero/Miele appliances, stone surfaces & adjacent dining area with built-in buffet. Gorgeous sound view master plus 4 more bedrooms, bonus room & built-in library/den. Resort-style living--sauna, pool, outdoor fireplace/pizza oven & 2-year organic garden with fruit & berries. HE heating & solar, too! Directions: Magnolia bridge to Viewmont Way W. North on Viewmont to Raye. East on Raye. House is on corner of Crestmont and 4th. 675 South Lane Street # 35, WA(425)

30 CMA Pro Report These pages give a general overview of the selected properties. Monday, July 17, 217 Active Properties Total # of Listings Lowest Price Highest Price Average Price Avg. Price/SqFt Avg CDOM 3 $1,999,999 $2,995, $2,531,333 $ Montavista Place W 2555 Magnolia Blvd W 3 42nd Ave W K 5K 1K 15K 2K 25K 3K Pending Properties Total # of Listings Lowest Price Highest Price Average Price Avg. Price/SqFt Avg CDOM 1 $2,495, $2,495, $2,495, $ Magnolia Blvd W K 5K 1K 15K 2K 25K 3K 675 South Lane Street # 35, WA(425)

31 CMA Pro Report These pages give a general overview of the selected properties. Monday, July 17, 217 Sold Properties Total # of Listings Lowest Price Highest Price Average Price Avg. Price/SqFt Avg CDOM 14 $1,9, $3,215, $2,31,393 $ Magnolia Blvd W 2323 Eyres Place W 2424 Magnolia Blvd W 2429 Montavista Place W nd Ave W th Ave W 261 4th Ave W rd Ave W rd Ave W th Ave W th Ave W rd Ave W 4121 W Dravus St 452 W Armour St K 1K 2K 3K 4K 5K 6K 675 South Lane Street # 35, WA(425)

32 CMA Pro Report Monday, July 17, 217 These pages give a general overview of the selected properties. Summary Graph/Analysis 5,.K 4,.K 3,.K 2,.K 1,.K.K Avg Price Min Price Max Price Cumulative Analysis Listing Category Active Pending Sold Lowest Price Highest Price Average Price Avg $ Per $1,999,999 $2,995, $2,531,333 $ SqFt $2,495, $2,495, $2,495, $ $1,9, $3,215, $2,31,393 $ Totals / Averages $1,9, $3,215, $2,357,472 $ Sold Property Analysis Address List Price Sold Price CDOM %SP/LP SP/Sqft Active 3 42nd Ave W $1,999, Magnolia Blvd W $2,995, Montavista Place W $2,599, 24 Pending 3215 Magnolia Blvd W $2,495, South Lane Street # 35, WA(425)

33 CMA Pro Report Monday, July 17, 217 These pages give a general overview of the selected properties. Sold 2323 Eyres Place W $2,37, $2,4, 145 %1.27 $ rd Ave W $1,988, $1,925, 6 -%3.17 $ Montavista Place W $2,9, $2,89, 137 -%.34 $ rd Ave W $2,295, $2,1, 15 -%8.5 $ Magnolia Blvd W $1,999, $1,91, 141 -%4.45 $ th Ave W $2,15, $2,16, 7 %.47 $ th Ave W $2,595, $2,5, 42 -%3.66 $ rd Ave W $2,598, $2,598, 1 %. $ th Ave W $2,, $2,25, 68 %1.25 $ W Armour St $2,125, $2,58, 84 -%3.15 $ nd Ave W $1,875, $1,9, 1 %1.33 $ W Dravus St $2,, $1,9, 21 -%5. $ Magnolia Blvd W $3,2, $3,215, 11 %.47 $ th Ave W $2,595, $2,764,5 3 %6.53 $ Total Averages 2,376,611 2,31, %-1.21 $ S Street Address Bds Property Summary Bth Sqft L Price S Price Sold Date S 2323 Eyres Place W ,3 $2,37, $2,4, 11/16/ S rd Ave W ,78 $1,988, $1,925, 7/29/216 6 S 2429 Montavista Place W ,21 $2,9, $2,89, 7/27/ S rd Ave W ,32 $2,295, $2,1, 2/27/ S 2424 Magnolia Blvd W ,32 $1,999, $1,91, 3/1/ S th Ave W ,67 $2,15, $2,16, 12/2/216 7 S th Ave W ,54 $2,595, $2,5, 4/14/ S rd Ave W ,94 $2,598, $2,598, 2/17/217 1 S th Ave W ,79 $2,, $2,25, 4/3/ S 452 W Armour St ,27 $2,125, $2,58, 7/14/ A 3 42nd Ave W ,31 $1,999, S nd Ave W ,18 $1,875, $1,9, 4/5/217 1 S 4121 W Dravus St ,21 $2,, $1,9, 5/31/ S 197 Magnolia Blvd W ,396 $3,2, $3,215, 6/1/ A 2555 Magnolia Blvd W ,4 $2,995, 66 S 261 4th Ave W ,722 $2,595, $2,764,5 5/16/217 3 P 3215 Magnolia Blvd W ,762 $2,495, 19 A 249 Montavista Place W ,7 $2,599, 24 CDOM 675 South Lane Street # 35, WA(425)

34 CMA 1 Line (Portrait) This page displays the comparable listings detailed in 1-Line format. Monday, July 17, 217 Single Family Active Properties Address City Bd Bth SqFt Lot Sz Year Date $/SqFt CDOM Orig Price List Price 3 42nd Ave W , /6/17 $ $2,295, $1,999, Montavista Place W , /23/17 $ $2,599, $2,599, 2555 Magnolia Blvd W , /12/17 $ $3,3, $2,995, Listing Count : 3 Averages: 4,26 $ $2,731,333 $2,531,333 Pending Properties Price : High $2,995, Low $1,999,999 Median $2,599, Address City Bd Bth SqFt Lot Sz Year Date $/SqFt CDOM Orig Price List Price 3215 Magnolia Blvd W , /1/17 $ $2,495, $2,495, Listing Count : 1 Averages: 3,762 $ $2,495, $2,495, Sold Properties Price : High $2,495, Low $2,495, Median $2,495, Address City Bd Bth SqFt Lot Sz Year Date $/SqFt CDOM Orig Price List Price Sold Price SP%LP nd Ave W , /5/17 $ $1,875, $1,875, $1,9, rd Ave W , /29/16 $ $1,988, $1,988, $1,925, Magnolia Blvd W , /1/17 $ $1,999, $1,999, $1,91, th Ave W , /3/17 $ $2,, $2,, $2,25, W Dravus St , /31/17 $ $2,, $2,, $1,9, W Armour St , /14/17 $ $2,225, $2,125, $2,58, th Ave W , /2/16 $ $2,15, $2,15, $2,16, rd Ave W , /27/17 $ $2,295, $2,295, $2,1, Eyres Place W , /16/16 $ $2,37, $2,37, $2,4, th Ave W , /14/17 $ $2,595, $2,595, $2,5, th Ave W , /16/17 $ $2,595, $2,595, $2,764, rd Ave W , /17/17 $ $2,598, $2,598, $2,598, Montavista Place W , /27/16 $ $2,9, $2,9, $2,89, Magnolia Blvd W , /1/17 $ $3,2, $3,2, $3,215, 1.47 Listing Count : 14 Averages: 4,461 $ $2,342,143 $2,335, $2,31, Price : High $3,215, Low $1,9, Median $2,13, Grand Totals Count : 18 Averages: $/SqFt: $ CDOM: 63 OP: $2,415,5 LP: $2,376,611 SP: $2,31, South Lane Street # 35, WA (425)

35 CMA 1 Line (Landscape) This page displays the comparable listings detailed in 1-Line landscape format. Monday, July 17, 217 Single Family Active Properties Listing # Address City Area Community Bd Bth SqFt Lot Sz Year Date $/SqFt CDOM Orig Price List Price nd Ave W 7 Magnolia , /6/17 $ $2,295, $1,999, Montavista Place W 7 Magnolia , /23/17 $ $2,599, $2,599, Magnolia Blvd W 7 Magnolia , /12/17 $ $3,3, $2,995, Listing Count : 3 Averages: 4,26 $ $2,731,333 $2,531,333 Price : High $2,995, Low $1,999,999 Median $2,599, Pending Properties Listing # Address City Area Community Bd Bth SqFt Lot Sz Year Date $/SqFt CDOM Orig Price List Price Magnolia Blvd W 7 Magnolia , /1/17 $ $2,495, $2,495, Listing Count : 1 Averages: 3,762 $ $2,495, $2,495, Price : High $2,495, Low $2,495, Median $2,495, Sold Properties Listing # Address City Area Community Bd Bth SqFt Lot Sz Year Date $/SqFt CDOM Orig Price List Price Sold Price SP%LP nd Ave W 7 Magnolia , /5/17 $ $1,875, $1,875, $1,9, rd Ave W 7 Magnolia , /29/16 $ $1,988, $1,988, $1,925, Magnolia Blvd W 7 Magnolia , /1/17 $ $1,999, $1,999, $1,91, th Ave W 7 Magnolia , /3/17 $ $2,, $2,, $2,25, W Dravus St 7 Magnolia , /31/17 $ $2,, $2,, $1,9, W Armour St 7 Magnolia , /14/17 $ $2,225, $2,125, $2,58, th Ave W 7 Magnolia , /2/16 $ $2,15, $2,15, $2,16, rd Ave W 7 Magnolia , /27/17 $ $2,295, $2,295, $2,1, Eyres Place W 7 Magnolia , /16/16 $ $2,37, $2,37, $2,4, th Ave W 7 Magnolia , /14/17 $ $2,595, $2,595, $2,5, th Ave W 7 Magnolia , /16/17 $ $2,595, $2,595, $2,764, rd Ave W 7 Magnolia , /17/17 $ $2,598, $2,598, $2,598, Montavista Place W 7 Magnolia , /27/16 $ $2,9, $2,9, $2,89, South Lane Street # 35, WA(425)

36 CMA 1 Line (Landscape) This page displays the comparable listings detailed in 1-Line landscape format. Monday, July 17, Magnolia Blvd W 7 Magnolia , /1/17 $ $3,2, $3,2, $3,215, 1.47 Listing Count : 14 Averages: 4,461 $ $2,342,143 $2,335, $2,31, Price : High $3,215, Low $1,9, Median $2,13, Grand Totals Count : 18 Averages: $/SqFt: $ CDOM: 63 OP: $2,415,5 LP: $2,376,611 SP:$2,31, South Lane Street # 35, WA(425)

37 CMA 2 Line This page displays the comparable listings detailed in 2-Line format. Single Family Active Properties Address City Bd Bth Area Lot Sz SqFt Listing # Style Code Community $/SqFt Year Orig Price CDOM List Price 3 42nd Ave W , Stories w/bsmnt Magnolia $464.4 $2,295, $1,999, Montavista Place W , Stories w/bsmnt Magnolia $ $2,599, $2,599, 2555 Magnolia Blvd W , Stories w/bsmnt Magnolia $68.68 $3,3, $2,995, Monday, July 17, 217 Date 3/6/17 6/23/17 5/12/17 Listing Count : 3 Averages: 4,26 $ $2,731, $2,531,333 Pending Properties Price : High $2,995, Low $1,999,999 Median $2,599, Address City Bd Bth Area Lot Sz SqFt Listing # Style Code Community $/SqFt Year Orig Price CDOM List Price 3215 Magnolia Blvd W , Stories w/bsmnt Magnolia $ $2,495, $2,495, Date 7/1/17 Listing Count : 1 Averages: 3,762 $ $2,495, 19 $2,495, Sold Properties Price : High $2,495, Low $2,495, Median $2,495, Address City Bd Bth Area Lot Sz SqFt Listing # Style Code Year CDOM Community $/SqFt Orig Price List Price Sold Price SP%LP nd Ave W , /5/ Story w/bsmnt. Magnolia $ $1,875, $1,875, $1,9, rd Ave W , /29/ Stories w/bsmnt Magnolia $42.72 $1,988, $1,988, $1,925, Magnolia Blvd W , /1/ Stories w/bsmnt Magnolia $ $1,999, $1,999, $1,91, th Ave W , /3/ Stories w/bsmnt Magnolia $534.3 $2,, $2,, $2,25, W Dravus St , /31/ Stories w/bsmnt Magnolia $ $2,, $2,, $1,9, W Armour St , /14/ Stories w/bsmnt Magnolia $ $2,225, $2,125, $2,58, th Ave W , /2/ Tri-Level Magnolia $ $2,15, $2,15, $2,16, rd Ave W , /27/ Stories w/bsmnt Magnolia $ $2,295, $2,295, $2,1, Eyres Place W , /16/ Stories w/bsmnt Magnolia $ $2,37, $2,37, $2,4, th Ave W , /14/ Multi Level Magnolia $55.66 $2,595, $2,595, $2,5, th Ave W , /16/ Stories w/bsmnt Magnolia $ $2,595, $2,595, $2,764, rd Ave W , /17/ Stories w/bsmnt Magnolia $ $2,598, $2,598, $2,598, 1. Date 675 South Lane Street # 35, WA (425)

38 CMA 2 Line This page displays the comparable listings detailed in 2-Line format. Monday, July 17, Montavista Place W , /27/ Stories w/bsmnt Magnolia $ $2,9, $2,9, $2,89, Magnolia Blvd W , /1/ Stories w/bsmnt Magnolia $ $3,2, $3,2, $3,215, , Listing Count : 14 Averages: $ $2,342,143 $2,335, $2,31, Price : High $3,215, Low $1,9, Median $2,13, Grand Totals Count : 18 Averages: $/SqFt: $ CDOM: 63 OP: $2,415,5 LP: $2,376,611 SP: $2,31, South Lane Street # 35, WA (425)

39 Summary of Comparable Listings This page summarizes the comparable listings contained in this market analysis. Active listings Monday, July 17, 217 Address L/S Price Bd Bth Sqft $/Sq Built MLS # Date CDOM 2363W Viewmont Wy W , nd Ave W $1,999, ,31 $ /6/ Magnolia Blvd W $2,995, ,4 $ /12/ Montavista Place W $2,599, ,7 $ /23/ Pending listings $2,531, ,26 $ Address L/S Price Bd Bth Sqft $/Sq Built MLS # Date CDOM 2363W Viewmont Wy W , Magnolia Blvd W $2,495, ,762 $ /1/ Sold listings $2,495, ,762 $ Address L/S Price Bd Bth Sqft $/Sq Built MLS # Date CDOM 2363W Viewmont Wy W , Eyres Place W $2,4, ,3 $ /16/ rd Ave W $1,925, ,78 $ /29/ Montavista Place W $2,89, ,21 $ /27/ rd Ave W $2,1, ,32 $ /27/ Magnolia Blvd W $1,91, ,32 $ /1/ th Ave W $2,16, ,67 $ /2/ th Ave W $2,5, ,54 $ /14/ rd Ave W $2,598, ,94 $ /17/ th Ave W $2,25, ,79 $ /3/ W Armour St $2,58, ,27 $ /14/ nd Ave W $1,9, ,18 $ /5/ W Dravus St $1,9, ,21 $ /31/ Magnolia Blvd W $3,215, ,396 $ /1/ th Ave W $2,764, ,722 $ /16/217 3 $2,31, ,461 $ Median: Average: $2,28, $2,357, South Lane Street # 35, WA(425)

40 Full Summary of Compared Listings This report summarizes the comparable listings contained in this market analysis. Monday, July 17, 217 Subject Property 2363W Viewmont Wy W MLS# Status List Price List Date Sold Price Sold Date City Area 7 - Queen Anne/Magno Subdiv Magnolia DOM Beds 4 Baths 3.5 Fireplaces Gas Parking 2 Park Type Garage-Detached Sqft 396 Acres.141 ac/6,132 sf View Mountain, Sound Heat/Cool Forced Air Foundatn Poured Concrete Age Restr Year Built 1933 Floor Cover Hardwood, Vinyl, Wall to Wa Architect Tudor Sewer Wtr Spply Panoramic Sound, Mt. Rainier, & Olympic mountain views in a premier location. This classic Tudor has protected views from nearly every room. Main floor has living, dining, kitchen with sweeping views, BR/office & 3/4 bath. Upper has 3 view bedrooms incl. en-suite master, & 2nd bath. Lower opens to spacious yard & has rec rm, laundry, 3/4 bath, & storage. Street to street lot, 2-car garage, wood floors, leaded windows, mahogany 2323 Eyres Place W Sold $2,37, 3/3/216 $2,4, 11/16/ Queen Anne/Magno Magnolia Gas 1 Garage-Detached ac/6,854 Bay, City, Mountain, Sound Central A/C, Forced Air, Hea Poured Concrete 1937 Concrete, Hardwood, Wall t Modern Built by Next Century Modern & designed by Thomas Isarankura, this stunning home takes the term 'modern' to a whole new level. Nothing remotely cookie-cutter here...this is a 1% custom work of art. Clever melding of old & new lends a distinct European flavor to this modern re-imagining of a classic Tudor. Design elements, finishes, & details will surprise & inspire. Prominently sited to capture sweeping Bay/City/Mountain Views rd Ave W Sold $1,988, 6/16/216 $1,925, 7/29/ Queen Anne/Magno Magnolia Gas 2 Garage-Attached, Off Stree ac/6,9 Mountain, Sound, Territorial 9%+ High Efficiency, Force Poured Concrete 25 Ceramic Tile, Hardwood, W Elegant & inviting 5 bedroom, 3.5 bath home set to maximize sound & mountain views. Dramatic entry, soaring ceilings, Brazilian hardwoods, tailored mill work, 3 fireplaces, office/den, formal rooms, media rm & more. Stunning kitchen w/double Sub-Zero, 6 inch Viking, high-end cabinetry, granite counters & island. Master ste w/spa-like bath retreat. CCTV security system. Oversized 2 car garage. M-I-L potential downstairs. Minutes to Downtown/SLU; steps to Price Total ments ed Price $2,4, $ $2,4, $1,925, $ $1,925, 675 South Lane Street # 35, WA(425)

41 Full Summary of Compared Listings This report summarizes the comparable listings contained in this market analysis. Monday, July 17, 217 Subject Property 2363W Viewmont Wy W MLS# Status List Price List Date Sold Price Sold Date City Area 7 - Queen Anne/Magno Subdiv Magnolia DOM Beds 4 Baths 3.5 Fireplaces Gas Parking 2 Park Type Garage-Detached Sqft 396 Acres.141 ac/6,132 sf View Mountain, Sound Heat/Cool Forced Air Foundatn Poured Concrete Age Restr Year Built 1933 Floor Cover Hardwood, Vinyl, Wall to Wa Architect Tudor Sewer Wtr Spply Panoramic Sound, Mt. Rainier, & Olympic mountain views in a premier location. This classic Tudor has protected views from nearly every room. Main floor has living, dining, kitchen with sweeping views, BR/office & 3/4 bath. Upper has 3 view bedrooms incl. en-suite master, & 2nd bath. Lower opens to spacious yard & has rec rm, laundry, 3/4 bath, & storage. Street to street lot, 2-car garage, wood floors, leaded windows, mahogany 2429 Montavista Place W Sold $2,9, 7/1/216 $2,89, 7/27/ Queen Anne/Magno Magnolia Garage-Attached ac/5, City, Mountain, Sound 9%+ High Efficiency, Cent Poured Concrete 27 Hardwood, Slate, Wall to W Exquisite newer home sited on a St. to St. lot. Breathtaking day & night views, overlooking the city, Mt. Rainier, Sound and Cascade Mt. Range to Mt. Baker. Custom design by Alex Sasonoff, built by Ryan Mckinney. 11' ceilings in main living area. Brazilian cherry floors, custom arched doors and windows. Designer lighting. Gourmet kitchen includes a butler pantry and wet bar. Master bdrm, with steam shower, fireplace and Juliet balcony. Custom. One of a rd Ave W Sold $2,295, 8/29/216 $2,1, 2/27/ Queen Anne/Magno Magnolia Both 2 Garage-Attached ac/16,862 Radiator Concrete Block 193 Ceramic Tile, Hardwood Colonial Tranquil in-city oasis awaits you in this gorgeous 193 Federal Brick Magnolia home. Over 4 SF of livable space. Entertain in style in the formal dining w/butler's pantry, spacious living room with dual fireplace in library/den/office w/ wet bar. A large terrace patio adjoins the master en-suite w/gas fireplace. Bonus room above garage is used as work-out / spa area. Upper office has custom built-ins & small patio. Private, 1/3 acre manicured park like grounds. Price Total ments ed Price $2,89, $ $2,89, $2,1, $ $2,1, 675 South Lane Street # 35, WA(425)

42 Full Summary of Compared Listings This report summarizes the comparable listings contained in this market analysis. Monday, July 17, 217 Subject Property 2363W Viewmont Wy W MLS# Status List Price List Date Sold Price Sold Date City Area 7 - Queen Anne/Magno Subdiv Magnolia DOM Beds 4 Baths 3.5 Fireplaces Gas Parking 2 Park Type Garage-Detached Sqft 396 Acres.141 ac/6,132 sf View Mountain, Sound Heat/Cool Forced Air Foundatn Poured Concrete Age Restr Year Built 1933 Floor Cover Hardwood, Vinyl, Wall to Wa Architect Tudor Sewer Wtr Spply Panoramic Sound, Mt. Rainier, & Olympic mountain views in a premier location. This classic Tudor has protected views from nearly every room. Main floor has living, dining, kitchen with sweeping views, BR/office & 3/4 bath. Upper has 3 view bedrooms incl. en-suite master, & 2nd bath. Lower opens to spacious yard & has rec rm, laundry, 3/4 bath, & storage. Street to street lot, 2-car garage, wood floors, leaded windows, mahogany 2424 Magnolia Blvd W Sold $1,999, 9/7/216 $1,91, 3/1/ Queen Anne/Magno Magnolia Wood 2 Garage-Attached ac/5,5 Mountain, Sound Forced Air Poured Concrete 1947 Ceramic Tile, Hardwood, W Spectacular views of the Puget Sound, Mt. Rainier, & the Olympics await at this spacious home located on Magnolia BLVD. Recently updated, the home features hardwood floors, views from almost every room, & 2 full kitchens. The main floor master suite features chic his & her closets & a large bathroom. An elegant formal living room with fireplace flows graciously into the formal dining room. MIL Suite with separate entry. Marvelous home on a prominent th Ave W Sold $2,15, 1/7/216 $2,16, 12/2/ Queen Anne/Magno Magnolia Gas 1 Garage-Attached ac/5,919 City, Mountain, Territorial Central A/C, Forced Air, Hot Poured Concrete 28 Hardwood, Vinyl, Wall to Wa Contemporary City skyline, mountain, sunrise & sunset views are captured from 2 decks in this 28 contemporary home. Ipe Mahogany graces floors on 3 levels. Enjoy an open floor plan with spacious rooms, a kitchen with granite, stainless, Miele, bamboo, & patio through NanaWall door system. Elegant master upstairs, plus two more bedrooms, huge deck, stairs to top floor with a room for hobbies/office, & another deck. Lower level has huge family Price Total ments ed Price $1,91, $ $1,91, $2,16, $ $2,16, 675 South Lane Street # 35, WA(425)

43 Full Summary of Compared Listings This report summarizes the comparable listings contained in this market analysis. Monday, July 17, 217 Subject Property 2363W Viewmont Wy W MLS# Status List Price List Date Sold Price Sold Date City Area 7 - Queen Anne/Magno Subdiv Magnolia DOM Beds 4 Baths 3.5 Fireplaces Gas Parking 2 Park Type Garage-Detached Sqft 396 Acres.141 ac/6,132 sf View Mountain, Sound Heat/Cool Forced Air Foundatn Poured Concrete Age Restr Year Built 1933 Floor Cover Hardwood, Vinyl, Wall to Wa Architect Tudor Sewer Wtr Spply Panoramic Sound, Mt. Rainier, & Olympic mountain views in a premier location. This classic Tudor has protected views from nearly every room. Main floor has living, dining, kitchen with sweeping views, BR/office & 3/4 bath. Upper has 3 view bedrooms incl. en-suite master, & 2nd bath. Lower opens to spacious yard & has rec rm, laundry, 3/4 bath, & storage. Street to street lot, 2-car garage, wood floors, leaded windows, mahogany th Ave W Sold $2,595, 1/26/217 $2,5, 4/14/ Queen Anne/Magno Magnolia Gas 2 Garage-Attached ac/5,624 Bay, Mountain, Sound Central A/C, Forced Air, Hea Poured Concrete 212 Ceramic Tile, Hardwood, W Modern This stunning modern home just steps above famed Magnolia Boulevard, is prominently sited on its well-manicured lot to take full advantage of westerly Sound/Mtn Views. Sought-after neighborhood with underground power, you can take a scenic stroll along The Boulevard to Discovery Park to the north, or bustling Magnolia Village to the south---with jaw-dropping views along the way. Watch the sunsets while lounging in your rooftop cabana, rd Ave W Sold $2,598, 1/9/217 $2,598, 2/17/ Queen Anne/Magno Magnolia Gas 2 Garage-Detached ac/5,25 Bay, Mountain, Ocean, Sou 9%+ High Efficiency, Cent Poured Concrete, Slab 215 Ceramic Tile, Hardwood, W Cape Cod Elegant Cape Cod Home, custom built 215. Sited prominently to take in captivating Puget Sound and Olympic Mtn. views. Luxury Chef s kitchen dressed in white, high end appliances & finishes. Hickory wood floors, attractive lighting, integrated sound sys. & thoughtfully chosen finishes throughout. Five bdrm. Four bath. Dbl. Garage. Quiet street. Site features fountain, fireplace, sound & lighting. Quick commute downtown. The home of your dreams in the Price Total ments ed Price $2,5, $ $2,5, $2,598, $ $2,598, 675 South Lane Street # 35, WA(425)

44 Full Summary of Compared Listings This report summarizes the comparable listings contained in this market analysis. Monday, July 17, 217 Subject Property 2363W Viewmont Wy W MLS# Status List Price List Date Sold Price Sold Date City Area 7 - Queen Anne/Magno Subdiv Magnolia DOM Beds 4 Baths 3.5 Fireplaces Gas Parking 2 Park Type Garage-Detached Sqft 396 Acres.141 ac/6,132 sf View Mountain, Sound Heat/Cool Forced Air Foundatn Poured Concrete Age Restr Year Built 1933 Floor Cover Hardwood, Vinyl, Wall to Wa Architect Tudor Sewer Wtr Spply Panoramic Sound, Mt. Rainier, & Olympic mountain views in a premier location. This classic Tudor has protected views from nearly every room. Main floor has living, dining, kitchen with sweeping views, BR/office & 3/4 bath. Upper has 3 view bedrooms incl. en-suite master, & 2nd bath. Lower opens to spacious yard & has rec rm, laundry, 3/4 bath, & storage. Street to street lot, 2-car garage, wood floors, leaded windows, mahogany th Ave W Sold $2,, 1/23/217 $2,25, 4/3/ Queen Anne/Magno Magnolia Gas 2 Garage-Attached ac/6,161 Mountain, Sound 9%+ High Efficiency, Force Poured Concrete 24 Ceramic Tile, Hardwood, W This Modern Craftsman features the perfect blend of traditional details with an open floorplan & today s amenities. Designed to capture unrivaled vistas of the Sound & Olympics this timeless classic is crafted with the finest finishes. Featuring a chef s kitchen, family room, spacious view master suite w/spa inspired bath, home office, gym & attached garage with level access off the alley. Located on a quiet street just a short walk to Discovery Park & Magnolia 452 W Armour St 1747 Sold $2,125, 3/3/217 $2,58, 7/14/ Queen Anne/Magno Magnolia Gas 2 Garage-Attached ac/8,775 Bay, Mountain, Sound Forced Air Poured Concrete 1937 Ceramic Tile, Hardwood, W Traditional Available Breathtaking views from this gracious Traditional home perched on a private corner lot. Main floor boasts crown moldings,wide planked dark hardwood floors, gracious living room w/gas fireplace, spacious dining room w/bar area and powder room. Four bedrooms, two baths and an office on 2nd flr, beautiful view deck off master suite. Daylight lwr level w/views, spacious fam rm, gas fireplace, bedroom, 3/4 bath, wine room and French doors out to patio, Price Total ments ed Price $2,25, $ $2,25, $2,58, $ $2,58, 675 South Lane Street # 35, WA(425)

45 Full Summary of Compared Listings This report summarizes the comparable listings contained in this market analysis. Monday, July 17, 217 Subject Property 2363W Viewmont Wy W MLS# Status List Price List Date Sold Price Sold Date City Area 7 - Queen Anne/Magno Subdiv Magnolia DOM Beds 4 Baths 3.5 Fireplaces Gas Parking 2 Park Type Garage-Detached Sqft 396 Acres.141 ac/6,132 sf View Mountain, Sound Heat/Cool Forced Air Foundatn Poured Concrete Age Restr Year Built 1933 Floor Cover Hardwood, Vinyl, Wall to Wa Architect Tudor Sewer Wtr Spply Panoramic Sound, Mt. Rainier, & Olympic mountain views in a premier location. This classic Tudor has protected views from nearly every room. Main floor has living, dining, kitchen with sweeping views, BR/office & 3/4 bath. Upper has 3 view bedrooms incl. en-suite master, & 2nd bath. Lower opens to spacious yard & has rec rm, laundry, 3/4 bath, & storage. Street to street lot, 2-car garage, wood floors, leaded windows, mahogany 3 42nd Ave W 1781 Active $1,999,999 3/6/ Queen Anne/Magno Magnolia Both 1 Garage-Attached ac/5,8 Mountain, Partial, Sound, Te 9%+ High Efficiency, Force Poured Concrete 1941 Hardwood, Laminate, Vinyl, Traditional Exquisite quality and workmanship are the hallmarks of this custom designed residence in one of 's finest neighborhoods. Entertaining spaces, both formal and informal, are welcome setting for hosting friends. Views of Puget Sound and the Olympic Mountains, delightful private garden spaces and a broad stone patio for all al fresco dining, create a perfect natural setting for this jewel-like home. Just minutes from downtown, yet a world away nd Ave W Sold $1,875, 2/25/217 $1,9, 4/5/ Queen Anne/Magno Magnolia Garage-Attached ac/5,243 Mountain, Sound Forced Air Poured Concrete 1957 Hardwood, Wall to Wall Car Traditional Beautifully remodeled home sited on a St. to St. lot on one of Magnolia's most sought after streets. Panoramic views of Sound and Olympics. Gourmet kitchen with cherry cabinets, stainless appliances. OPen floor plan. Living room opens onto entertaining size deck. Three bedrooms on the main floor. Two bedrooms up. One presently used as an office. Lower level opens up onto yard. DLB garage. Tall and vaulted ceilings. Price Total ments ed Price $1,999,999 $ $1,999,999 $1,9, $ $1,9, 675 South Lane Street # 35, WA(425)

46 Full Summary of Compared Listings This report summarizes the comparable listings contained in this market analysis. Monday, July 17, 217 Subject Property 2363W Viewmont Wy W MLS# Status List Price List Date Sold Price Sold Date City Area 7 - Queen Anne/Magno Subdiv Magnolia DOM Beds 4 Baths 3.5 Fireplaces Gas Parking 2 Park Type Garage-Detached Sqft 396 Acres.141 ac/6,132 sf View Mountain, Sound Heat/Cool Forced Air Foundatn Poured Concrete Age Restr Year Built 1933 Floor Cover Hardwood, Vinyl, Wall to Wa Architect Tudor Sewer Wtr Spply Panoramic Sound, Mt. Rainier, & Olympic mountain views in a premier location. This classic Tudor has protected views from nearly every room. Main floor has living, dining, kitchen with sweeping views, BR/office & 3/4 bath. Upper has 3 view bedrooms incl. en-suite master, & 2nd bath. Lower opens to spacious yard & has rec rm, laundry, 3/4 bath, & storage. Street to street lot, 2-car garage, wood floors, leaded windows, mahogany 4121 W Dravus St Sold $2,, 3/13/217 $1,9, 5/31/ Queen Anne/Magno Magnolia Both 2 Garage-Attached, Off Stree ac/5,8 Mountain, Sound Hot Water Recirc Pump, Ra Poured Concrete 1988 Ceramic Tile, Hardwood, W Classic custom home sited on a corner lot overlooking the Sound & Olympics. Traditional floor plan w/4 bedrooms & 3 baths up. Elegant main floor has circular plan & open, airy rooms. The island kitchen w/breakfast room opens to a garden seating area w/gas fire pit. Lovely living & dining rooms + family room w/river rock fireplace lead to view deck. Daylight lower level features custom media room, large rec room, bath & separate entry. 2 car garage. Radiant 197 Magnolia Blvd W Sold $3,2, 3/3/217 $3,215, 6/1/ Queen Anne/Magno Magnolia Gas 2 Garage-Attached, Garage-D ac/8,69 City, Mountain, Sound, Terr Central A/C, Radiant Poured Concrete 26 Ceramic Tile, Hardwood, W Cape Cod Beautiful 26 Cape Cod impeccably maintained home with breathtaking views of the Sound and Olympics from every level and located on one of Magnolia's most coveted streets. Grand indoor/outdoor spaces, perfect for entertaining. Three bedroom suites, all with views. Well appointed kitchen with Sub Zero, Miele, Wolf and Gaggenau appliances. Wide plank oak floors. Large attached shop. Two car garage. Lush landscaping. This meticulously Price Total ments ed Price $1,9, $ $1,9, $3,215, $ $3,215, 675 South Lane Street # 35, WA(425)

47 Full Summary of Compared Listings This report summarizes the comparable listings contained in this market analysis. Monday, July 17, 217 Subject Property 2363W Viewmont Wy W MLS# Status List Price List Date Sold Price Sold Date City Area 7 - Queen Anne/Magno Subdiv Magnolia DOM Beds 4 Baths 3.5 Fireplaces Gas Parking 2 Park Type Garage-Detached Sqft 396 Acres.141 ac/6,132 sf View Mountain, Sound Heat/Cool Forced Air Foundatn Poured Concrete Age Restr Year Built 1933 Floor Cover Hardwood, Vinyl, Wall to Wa Architect Tudor Sewer Wtr Spply Panoramic Sound, Mt. Rainier, & Olympic mountain views in a premier location. This classic Tudor has protected views from nearly every room. Main floor has living, dining, kitchen with sweeping views, BR/office & 3/4 bath. Upper has 3 view bedrooms incl. en-suite master, & 2nd bath. Lower opens to spacious yard & has rec rm, laundry, 3/4 bath, & storage. Street to street lot, 2-car garage, wood floors, leaded windows, mahogany 2555 Magnolia Blvd W Active $2,995, 5/12/ Queen Anne/Magno Magnolia Gas 3 Garage-Attached, Off Stree ac/15,959 Mountain, Sound Forced Air Poured Concrete 2 Ceramic Tile, Hardwood, Sl See Remarks Private Magnolia Estate with breathtaking 18 degree views of Puget Sound & Olympics from nearly every room. Rare opportunity for island like living. Impeccably maintained with over $7, in stunning updates; Chef's kitchen, entertaining spaces inside and out, 3 bedrooms up including grand master suite with view terrace, 3 car garage and 4 fireplaces. Guest suite, yoga room and family media room below w/walkout to impressive patio & deck. Enjoy this 261 4th Ave W Sold $2,595, 5/4/217 $2,764,5 5/16/ Queen Anne/Magno Magnolia Wood 1 Garage-Attached ac/9,567 Mountain, Sound Forced Air, High Efficiency ( Poured Concrete 1946 Bamboo/Cork, Ceramic Tile NW Contemporary Exquisitely remodeled modern sanctuary in one of s most coveted neighborhoods. Hemlock & reclaimed NW timber ceilings soar above dramatic living room windows. An open kitchen offers Wolf/SubZero/Miele appliances, stone surfaces & adjacent dining area with built-in buffet. Gorgeous sound view master plus 4 more bedrooms, bonus room & built-in library/den. Resort-style living--sauna, pool, outdoor fireplace/pizza oven & 2-year organic Price Total ments ed Price $2,995, $ $2,995, $2,764,5 $ $2,764,5 675 South Lane Street # 35, WA(425)

48 Full Summary of Compared Listings This report summarizes the comparable listings contained in this market analysis. Monday, July 17, 217 Subject Property 2363W Viewmont Wy W MLS# Status List Price List Date Sold Price Sold Date City Area 7 - Queen Anne/Magno Subdiv Magnolia DOM Beds 4 Baths 3.5 Fireplaces Gas Parking 2 Park Type Garage-Detached Sqft 396 Acres.141 ac/6,132 sf View Mountain, Sound Heat/Cool Forced Air Foundatn Poured Concrete Age Restr Year Built 1933 Floor Cover Hardwood, Vinyl, Wall to Wa Architect Tudor Sewer Wtr Spply Panoramic Sound, Mt. Rainier, & Olympic mountain views in a premier location. This classic Tudor has protected views from nearly every room. Main floor has living, dining, kitchen with sweeping views, BR/office & 3/4 bath. Upper has 3 view bedrooms incl. en-suite master, & 2nd bath. Lower opens to spacious yard & has rec rm, laundry, 3/4 bath, & storage. Street to street lot, 2-car garage, wood floors, leaded windows, mahogany 3215 Magnolia Blvd W Pending $2,495, 6/12/ Queen Anne/Magno Magnolia Gas 2 Garage-Attached ac/5,85 Mountain, Sound 9%+ High Efficiency, Force Poured Concrete 217 Hardwood, See Remarks, W Modern Modern sophistication on the Boulevard with forever views of Puget Sound. Crafted with unrivaled quality & detail for luxurious living this custom masterpiece features a fabulous versatile floor plan. Chef s kitchen flows seamlessly to the open living spaces. Walls of glass enhance the view & lead to the entertaining terrace. Main floor bedroom/office. En suite bedrooms up include lavish master with view deck. Lower level media room doubles as 249 Montavista Place W Active $2,599, 6/23/ Queen Anne/Magno Magnolia Wood 2 Garage-Attached, Off Stree ac/5, Bay, City, Mountain, Sound Central A/C, Forced Air, Hea Poured Concrete 1978 Ceramic Tile, Concrete, Har Contemporary Nestled on top of Magnolia,impeccable custom home showcases magical views of & Sound. Experience sunrises over Mt. Rainier & sunsets over the Olympics. Pure perfection in design.a cozy retreat on quieter nights & natural hub for friends.have guests delight in the open concept. The chef's kitchen serves as the epicenter that is perfectly open to the spacious living/dining room.year round fun & exercise w/ indoor pool/spa. Moments to the Village w/ Price Total ments ed Price $2,495, $ $2,495, $2,599, $ $2,599, 675 South Lane Street # 35, WA(425)

49 Full Summary of Compared Listings This report summarizes the comparable listings contained in this market analysis. Monday, July 17, 217 Summary Status Total Avg Price Avg $ Per SqFt High Low Median Avg DOM ACTIVE 3 $2,531,333 $594 $2,995, $1,999,999 $2,599, 74 CONTINGENT RENTED Temp.Off Mrkt PENDING 1 $2,495, $663 $2,495, $2,495, $2,495, 19 SOLD 14 $2,31,393 $526 $3,215, $1,9, $2,13, 64 SOLD-Unlisted EXPIRED SALE FAIL RLS CANCELLED Total 18 $2,357,472 $545 $3,215, $1,9, $2,28, South Lane Street # 35, WA(425)

50 CMA Price ments This page outlines the subject property versus comparables properties. Monday, July 17, 217 Subject Property 2363W Viewmont Wy W MLS# Status List Price List Date Sold Price Sold Date City Area 7 - Queen Anne/Magno Subdiv Magnolia DOM Beds 4 Baths 3.5 Fireplaces Gas Parking 2 Park Type Garage-Detached Sqft 396 Lot Ac/SqFt.141 ac/6,132 sf View Mountain, Sound Heat/Cool Forced Air Foundatn Poured Concrete Age Restr Year Built 1933 Floor Cover Hardwood, Vinyl, Wall to W Architect Tudor Sewer Wtr Spply Panoramic Sound, Mt. Rainier, & Olympic mountain views in a premier location. This classic Tudor has protected views from nearly every room. Main floor has living, dining, kitchen with sweeping views, BR/office & 3/4 bath. Upper has 3 view bedrooms incl. en-suite master, & 2nd bath. Lower opens to spacious yard & has rec rm, laundry, 3/4 bath, & storage. Street to street lot, 2-car garage, wood floors, leaded windows, mahogany 2323 Eyres Place W Sold $2,37, 3/3/216 $2,4, 11/16/ Queen Anne/Magno Magnolia Gas 1 Garage-Detached ac/6,854 Bay, City, Mountain, Sound Central A/C, Forced Air, Hea Poured Concrete 1937 Concrete, Hardwood, Wall t Modern Built by Next Century Modern & designed by Thomas Isarankura, this stunning home takes the term 'modern' to a whole new level. Nothing remotely cookie-cutter here...this is a 1% custom work of art. Clever melding of old & new lends a distinct European flavor to this modern re-imagining of a classic Tudor. Design elements, finishes, & details will surprise & inspire. Prominently sited to capture sweeping Bay/City/Mountain Views rd Ave W Sold $1,988, 6/16/216 $1,925, 7/29/ Queen Anne/Magno Magnolia Gas 2 Garage-Attached, Off Stree ac/6,9 Mountain, Sound, Territorial 9%+ High Efficiency, Force Poured Concrete 25 Ceramic Tile, Hardwood, W Elegant & inviting 5 bedroom, 3.5 bath home set to maximize sound & mountain views. Dramatic entry, soaring ceilings, Brazilian hardwoods, tailored mill work, 3 fireplaces, office/den, formal rooms, media rm & more. Stunning kitchen w/double Sub-Zero, 6 inch Viking, high-end cabinetry, granite counters & island. Master ste w/spa-like bath retreat. CCTV security system. Oversized 2 car garage. M-I-L potential downstairs. Minutes to Price Total ments ed Price $2,4, $ $2,4, $1,925, $ $1,925, 675 South Lane Street # 35, WA (425)

51 CMA Price ments This page outlines the subject property versus comparables properties. Monday, July 17, 217 Subject Property 2363W Viewmont Wy W MLS# Status List Price List Date Sold Price Sold Date City Area 7 - Queen Anne/Magno Subdiv Magnolia DOM Beds 4 Baths 3.5 Fireplaces Gas Parking 2 Park Type Garage-Detached Sqft 396 Lot Ac/SqFt.141 ac/6,132 sf View Mountain, Sound Heat/Cool Forced Air Foundatn Poured Concrete Age Restr Year Built 1933 Floor Cover Hardwood, Vinyl, Wall to W Architect Tudor Sewer Wtr Spply Panoramic Sound, Mt. Rainier, & Olympic mountain views in a premier location. This classic Tudor has protected views from nearly every room. Main floor has living, dining, kitchen with sweeping views, BR/office & 3/4 bath. Upper has 3 view bedrooms incl. en-suite master, & 2nd bath. Lower opens to spacious yard & has rec rm, laundry, 3/4 bath, & storage. Street to street lot, 2-car garage, wood floors, leaded windows, mahogany 2429 Montavista Place W Sold $2,9, 7/1/216 $2,89, 7/27/ Queen Anne/Magno Magnolia Garage-Attached ac/5, City, Mountain, Sound 9%+ High Efficiency, Cent Poured Concrete 27 Hardwood, Slate, Wall to W Exquisite newer home sited on a St. to St. lot. Breathtaking day & night views, overlooking the city, Mt. Rainier, Sound and Cascade Mt. Range to Mt. Baker. Custom design by Alex Sasonoff, built by Ryan Mckinney. 11' ceilings in main living area. Brazilian cherry floors, custom arched doors and windows. Designer lighting. Gourmet kitchen includes a butler pantry and wet bar. Master bdrm, with steam shower, fireplace and Juliet balcony. Custom rd Ave W Sold $2,295, 8/29/216 $2,1, 2/27/ Queen Anne/Magno Magnolia Both 2 Garage-Attached ac/16,862 Radiator Concrete Block 193 Ceramic Tile, Hardwood Colonial Tranquil in-city oasis awaits you in this gorgeous 193 Federal Brick Magnolia home. Over 4 SF of livable space. Entertain in style in the formal dining w/butler's pantry, spacious living room with dual fireplace in library/den/office w/ wet bar. A large terrace patio adjoins the master en-suite w/gas fireplace. Bonus room above garage is used as work-out / spa area. Upper office has custom built-ins & small patio. Private, 1/3 Price Total ments ed Price $2,89, $ $2,89, $2,1, $ $2,1, 675 South Lane Street # 35, WA (425)

52 CMA Price ments This page outlines the subject property versus comparables properties. Monday, July 17, 217 Subject Property 2363W Viewmont Wy W MLS# Status List Price List Date Sold Price Sold Date City Area 7 - Queen Anne/Magno Subdiv Magnolia DOM Beds 4 Baths 3.5 Fireplaces Gas Parking 2 Park Type Garage-Detached Sqft 396 Lot Ac/SqFt.141 ac/6,132 sf View Mountain, Sound Heat/Cool Forced Air Foundatn Poured Concrete Age Restr Year Built 1933 Floor Cover Hardwood, Vinyl, Wall to W Architect Tudor Sewer Wtr Spply Panoramic Sound, Mt. Rainier, & Olympic mountain views in a premier location. This classic Tudor has protected views from nearly every room. Main floor has living, dining, kitchen with sweeping views, BR/office & 3/4 bath. Upper has 3 view bedrooms incl. en-suite master, & 2nd bath. Lower opens to spacious yard & has rec rm, laundry, 3/4 bath, & storage. Street to street lot, 2-car garage, wood floors, leaded windows, mahogany 2424 Magnolia Blvd W Sold $1,999, 9/7/216 $1,91, 3/1/ Queen Anne/Magno Magnolia Wood 2 Garage-Attached ac/5,5 Mountain, Sound Forced Air Poured Concrete 1947 Ceramic Tile, Hardwood, W Spectacular views of the Puget Sound, Mt. Rainier, & the Olympics await at this spacious home located on Magnolia BLVD. Recently updated, the home features hardwood floors, views from almost every room, & 2 full kitchens. The main floor master suite features chic his & her closets & a large bathroom. An elegant formal living room with fireplace flows graciously into the formal dining room. MIL Suite with separate entry. Marvelous home on th Ave W Sold $2,15, 1/7/216 $2,16, 12/2/ Queen Anne/Magno Magnolia Gas 1 Garage-Attached ac/5,919 City, Mountain, Territorial Central A/C, Forced Air, Hot Poured Concrete 28 Hardwood, Vinyl, Wall to Wa Contemporary City skyline, mountain, sunrise & sunset views are captured from 2 decks in this 28 contemporary home. Ipe Mahogany graces floors on 3 levels. Enjoy an open floor plan with spacious rooms, a kitchen with granite, stainless, Miele, bamboo, & patio through NanaWall door system. Elegant master upstairs, plus two more bedrooms, huge deck, stairs to top floor with a room for hobbies/office, & another deck. Lower level Price Total ments ed Price $1,91, $ $1,91, $2,16, $ $2,16, 675 South Lane Street # 35, WA (425)

53 CMA Price ments This page outlines the subject property versus comparables properties. Monday, July 17, 217 Subject Property 2363W Viewmont Wy W MLS# Status List Price List Date Sold Price Sold Date City Area 7 - Queen Anne/Magno Subdiv Magnolia DOM Beds 4 Baths 3.5 Fireplaces Gas Parking 2 Park Type Garage-Detached Sqft 396 Lot Ac/SqFt.141 ac/6,132 sf View Mountain, Sound Heat/Cool Forced Air Foundatn Poured Concrete Age Restr Year Built 1933 Floor Cover Hardwood, Vinyl, Wall to W Architect Tudor Sewer Wtr Spply Panoramic Sound, Mt. Rainier, & Olympic mountain views in a premier location. This classic Tudor has protected views from nearly every room. Main floor has living, dining, kitchen with sweeping views, BR/office & 3/4 bath. Upper has 3 view bedrooms incl. en-suite master, & 2nd bath. Lower opens to spacious yard & has rec rm, laundry, 3/4 bath, & storage. Street to street lot, 2-car garage, wood floors, leaded windows, mahogany th Ave W Sold $2,595, 1/26/217 $2,5, 4/14/ Queen Anne/Magno Magnolia Gas 2 Garage-Attached ac/5,624 Bay, Mountain, Sound Central A/C, Forced Air, Hea Poured Concrete 212 Ceramic Tile, Hardwood, W Modern This stunning modern home just steps above famed Magnolia Boulevard, is prominently sited on its well-manicured lot to take full advantage of westerly Sound/Mtn Views. Sought-after neighborhood with underground power, you can take a scenic stroll along The Boulevard to Discovery Park to the north, or bustling Magnolia Village to the south---with jaw-dropping views along the way. Watch the sunsets while lounging in your rooftop cabana, rd Ave W Sold $2,598, 1/9/217 $2,598, 2/17/ Queen Anne/Magno Magnolia Gas 2 Garage-Detached ac/5,25 Bay, Mountain, Ocean, Sou 9%+ High Efficiency, Cent Poured Concrete, Slab 215 Ceramic Tile, Hardwood, W Cape Cod Elegant Cape Cod Home, custom built 215. Sited prominently to take in captivating Puget Sound and Olympic Mtn. views. Luxury Chef s kitchen dressed in white, high end appliances & finishes. Hickory wood floors, attractive lighting, integrated sound sys. & thoughtfully chosen finishes throughout. Five bdrm. Four bath. Dbl. Garage. Quiet street. Site features fountain, fireplace, sound & lighting. Quick commute downtown. The home of your Price Total ments ed Price $2,5, $ $2,5, $2,598, $ $2,598, 675 South Lane Street # 35, WA (425)

54 CMA Price ments This page outlines the subject property versus comparables properties. Monday, July 17, 217 Subject Property 2363W Viewmont Wy W MLS# Status List Price List Date Sold Price Sold Date City Area 7 - Queen Anne/Magno Subdiv Magnolia DOM Beds 4 Baths 3.5 Fireplaces Gas Parking 2 Park Type Garage-Detached Sqft 396 Lot Ac/SqFt.141 ac/6,132 sf View Mountain, Sound Heat/Cool Forced Air Foundatn Poured Concrete Age Restr Year Built 1933 Floor Cover Hardwood, Vinyl, Wall to W Architect Tudor Sewer Wtr Spply Panoramic Sound, Mt. Rainier, & Olympic mountain views in a premier location. This classic Tudor has protected views from nearly every room. Main floor has living, dining, kitchen with sweeping views, BR/office & 3/4 bath. Upper has 3 view bedrooms incl. en-suite master, & 2nd bath. Lower opens to spacious yard & has rec rm, laundry, 3/4 bath, & storage. Street to street lot, 2-car garage, wood floors, leaded windows, mahogany th Ave W Sold $2,, 1/23/217 $2,25, 4/3/ Queen Anne/Magno Magnolia Gas 2 Garage-Attached ac/6,161 Mountain, Sound 9%+ High Efficiency, Force Poured Concrete 24 Ceramic Tile, Hardwood, W This Modern Craftsman features the perfect blend of traditional details with an open floorplan & today s amenities. Designed to capture unrivaled vistas of the Sound & Olympics this timeless classic is crafted with the finest finishes. Featuring a chef s kitchen, family room, spacious view master suite w/spa inspired bath, home office, gym & attached garage with level access off the alley. Located on a quiet street just a short walk to Discovery 452 W Armour St 1747 Sold $2,125, 3/3/217 $2,58, 7/14/ Queen Anne/Magno Magnolia Gas 2 Garage-Attached ac/8,775 Bay, Mountain, Sound Forced Air Poured Concrete 1937 Ceramic Tile, Hardwood, W Traditional Available Breathtaking views from this gracious Traditional home perched on a private corner lot. Main floor boasts crown moldings,wide planked dark hardwood floors, gracious living room w/gas fireplace, spacious dining room w/bar area and powder room. Four bedrooms, two baths and an office on 2nd flr, beautiful view deck off master suite. Daylight lwr level w/views, spacious fam rm, gas fireplace, bedroom, 3/4 bath, wine room and French Price Total ments ed Price $2,25, $ $2,25, $2,58, $ $2,58, 675 South Lane Street # 35, WA (425)

55 CMA Price ments This page outlines the subject property versus comparables properties. Monday, July 17, 217 Subject Property 2363W Viewmont Wy W MLS# Status List Price List Date Sold Price Sold Date City Area 7 - Queen Anne/Magno Subdiv Magnolia DOM Beds 4 Baths 3.5 Fireplaces Gas Parking 2 Park Type Garage-Detached Sqft 396 Lot Ac/SqFt.141 ac/6,132 sf View Mountain, Sound Heat/Cool Forced Air Foundatn Poured Concrete Age Restr Year Built 1933 Floor Cover Hardwood, Vinyl, Wall to W Architect Tudor Sewer Wtr Spply Panoramic Sound, Mt. Rainier, & Olympic mountain views in a premier location. This classic Tudor has protected views from nearly every room. Main floor has living, dining, kitchen with sweeping views, BR/office & 3/4 bath. Upper has 3 view bedrooms incl. en-suite master, & 2nd bath. Lower opens to spacious yard & has rec rm, laundry, 3/4 bath, & storage. Street to street lot, 2-car garage, wood floors, leaded windows, mahogany 3 42nd Ave W 1781 Active $1,999,999 3/6/ Queen Anne/Magno Magnolia Both 1 Garage-Attached ac/5,8 Mountain, Partial, Sound, Te 9%+ High Efficiency, Force Poured Concrete 1941 Hardwood, Laminate, Vinyl, Traditional Exquisite quality and workmanship are the hallmarks of this custom designed residence in one of 's finest neighborhoods. Entertaining spaces, both formal and informal, are welcome setting for hosting friends. Views of Puget Sound and the Olympic Mountains, delightful private garden spaces and a broad stone patio for all al fresco dining, create a perfect natural setting for this jewel-like home. Just minutes from downtown, yet a world nd Ave W Sold $1,875, 2/25/217 $1,9, 4/5/ Queen Anne/Magno Magnolia Garage-Attached ac/5,243 Mountain, Sound Forced Air Poured Concrete 1957 Hardwood, Wall to Wall Car Traditional Beautifully remodeled home sited on a St. to St. lot on one of Magnolia's most sought after streets. Panoramic views of Sound and Olympics. Gourmet kitchen with cherry cabinets, stainless appliances. OPen floor plan. Living room opens onto entertaining size deck. Three bedrooms on the main floor. Two bedrooms up. One presently used as an office. Lower level opens up onto yard. DLB garage. Tall and vaulted ceilings. Price Total ments ed Price $1,999,999 $ $1,999,999 $1,9, $ $1,9, 675 South Lane Street # 35, WA (425)

56 CMA Price ments This page outlines the subject property versus comparables properties. Monday, July 17, 217 Subject Property 2363W Viewmont Wy W MLS# Status List Price List Date Sold Price Sold Date City Area 7 - Queen Anne/Magno Subdiv Magnolia DOM Beds 4 Baths 3.5 Fireplaces Gas Parking 2 Park Type Garage-Detached Sqft 396 Lot Ac/SqFt.141 ac/6,132 sf View Mountain, Sound Heat/Cool Forced Air Foundatn Poured Concrete Age Restr Year Built 1933 Floor Cover Hardwood, Vinyl, Wall to W Architect Tudor Sewer Wtr Spply Panoramic Sound, Mt. Rainier, & Olympic mountain views in a premier location. This classic Tudor has protected views from nearly every room. Main floor has living, dining, kitchen with sweeping views, BR/office & 3/4 bath. Upper has 3 view bedrooms incl. en-suite master, & 2nd bath. Lower opens to spacious yard & has rec rm, laundry, 3/4 bath, & storage. Street to street lot, 2-car garage, wood floors, leaded windows, mahogany 4121 W Dravus St Sold $2,, 3/13/217 $1,9, 5/31/ Queen Anne/Magno Magnolia Both 2 Garage-Attached, Off Stree ac/5,8 Mountain, Sound Hot Water Recirc Pump, Ra Poured Concrete 1988 Ceramic Tile, Hardwood, W Classic custom home sited on a corner lot overlooking the Sound & Olympics. Traditional floor plan w/4 bedrooms & 3 baths up. Elegant main floor has circular plan & open, airy rooms. The island kitchen w/breakfast room opens to a garden seating area w/gas fire pit. Lovely living & dining rooms + family room w/river rock fireplace lead to view deck. Daylight lower level features custom media room, large rec room, bath & separate entry Magnolia Blvd W Sold $3,2, 3/3/217 $3,215, 6/1/ Queen Anne/Magno Magnolia Gas 2 Garage-Attached, Garage-D ac/8,69 City, Mountain, Sound, Terr Central A/C, Radiant Poured Concrete 26 Ceramic Tile, Hardwood, W Cape Cod Beautiful 26 Cape Cod impeccably maintained home with breathtaking views of the Sound and Olympics from every level and located on one of Magnolia's most coveted streets. Grand indoor/outdoor spaces, perfect for entertaining. Three bedroom suites, all with views. Well appointed kitchen with Sub Zero, Miele, Wolf and Gaggenau appliances. Wide plank oak floors. Large attached shop. Two car garage. Lush landscaping. This meticulously Price Total ments ed Price $1,9, $ $1,9, $3,215, $ $3,215, 675 South Lane Street # 35, WA (425)

57 CMA Price ments This page outlines the subject property versus comparables properties. Monday, July 17, 217 Subject Property 2363W Viewmont Wy W MLS# Status List Price List Date Sold Price Sold Date City Area 7 - Queen Anne/Magno Subdiv Magnolia DOM Beds 4 Baths 3.5 Fireplaces Gas Parking 2 Park Type Garage-Detached Sqft 396 Lot Ac/SqFt.141 ac/6,132 sf View Mountain, Sound Heat/Cool Forced Air Foundatn Poured Concrete Age Restr Year Built 1933 Floor Cover Hardwood, Vinyl, Wall to W Architect Tudor Sewer Wtr Spply Panoramic Sound, Mt. Rainier, & Olympic mountain views in a premier location. This classic Tudor has protected views from nearly every room. Main floor has living, dining, kitchen with sweeping views, BR/office & 3/4 bath. Upper has 3 view bedrooms incl. en-suite master, & 2nd bath. Lower opens to spacious yard & has rec rm, laundry, 3/4 bath, & storage. Street to street lot, 2-car garage, wood floors, leaded windows, mahogany 2555 Magnolia Blvd W Active $2,995, 5/12/ Queen Anne/Magno Magnolia Gas 3 Garage-Attached, Off Stree ac/15,959 Mountain, Sound Forced Air Poured Concrete 2 Ceramic Tile, Hardwood, Sl See Remarks Private Magnolia Estate with breathtaking 18 degree views of Puget Sound & Olympics from nearly every room. Rare opportunity for island like living. Impeccably maintained with over $7, in stunning updates; Chef's kitchen, entertaining spaces inside and out, 3 bedrooms up including grand master suite with view terrace, 3 car garage and 4 fireplaces. Guest suite, yoga room and family media room below w/walkout to impressive patio & deck th Ave W Sold $2,595, 5/4/217 $2,764,5 5/16/ Queen Anne/Magno Magnolia Wood 1 Garage-Attached ac/9,567 Mountain, Sound Forced Air, High Efficiency ( Poured Concrete 1946 Bamboo/Cork, Ceramic Tile NW Contemporary Exquisitely remodeled modern sanctuary in one of s most coveted neighborhoods. Hemlock & reclaimed NW timber ceilings soar above dramatic living room windows. An open kitchen offers Wolf/SubZero/Miele appliances, stone surfaces & adjacent dining area with built-in buffet. Gorgeous sound view master plus 4 more bedrooms, bonus room & built-in library/den. Resort-style living--sauna, pool, outdoor fireplace/pizza oven & 2-year organic Price Total ments ed Price $2,995, $ $2,995, $2,764,5 $ $2,764,5 675 South Lane Street # 35, WA (425)

58 CMA Price ments This page outlines the subject property versus comparables properties. Monday, July 17, 217 Subject Property 2363W Viewmont Wy W MLS# Status List Price List Date Sold Price Sold Date City Area 7 - Queen Anne/Magno Subdiv Magnolia DOM Beds 4 Baths 3.5 Fireplaces Gas Parking 2 Park Type Garage-Detached Sqft 396 Lot Ac/SqFt.141 ac/6,132 sf View Mountain, Sound Heat/Cool Forced Air Foundatn Poured Concrete Age Restr Year Built 1933 Floor Cover Hardwood, Vinyl, Wall to W Architect Tudor Sewer Wtr Spply Panoramic Sound, Mt. Rainier, & Olympic mountain views in a premier location. This classic Tudor has protected views from nearly every room. Main floor has living, dining, kitchen with sweeping views, BR/office & 3/4 bath. Upper has 3 view bedrooms incl. en-suite master, & 2nd bath. Lower opens to spacious yard & has rec rm, laundry, 3/4 bath, & storage. Street to street lot, 2-car garage, wood floors, leaded windows, mahogany 3215 Magnolia Blvd W Pending $2,495, 6/12/ Queen Anne/Magno Magnolia Gas 2 Garage-Attached ac/5,85 Mountain, Sound 9%+ High Efficiency, Force Poured Concrete 217 Hardwood, See Remarks, W Modern Modern sophistication on the Boulevard with forever views of Puget Sound. Crafted with unrivaled quality & detail for luxurious living this custom masterpiece features a fabulous versatile floor plan. Chef s kitchen flows seamlessly to the open living spaces. Walls of glass enhance the view & lead to the entertaining terrace. Main floor bedroom/office. En suite bedrooms up include lavish master with view deck. Lower level media room 249 Montavista Place W Active $2,599, 6/23/ Queen Anne/Magno Magnolia Wood 2 Garage-Attached, Off Stree ac/5, Bay, City, Mountain, Sound Central A/C, Forced Air, Hea Poured Concrete 1978 Ceramic Tile, Concrete, Har Contemporary Nestled on top of Magnolia,impeccable custom home showcases magical views of & Sound. Experience sunrises over Mt. Rainier & sunsets over the Olympics. Pure perfection in design.a cozy retreat on quieter nights & natural hub for friends.have guests delight in the open concept. The chef's kitchen serves as the epicenter that is perfectly open to the spacious living/dining room.year round fun & exercise w/ indoor pool/spa. Moments to the Price Total ments ed Price $2,495, $ $2,495, $2,599, $ $2,599, 675 South Lane Street # 35, WA (425)

59 CMA Map Layout This page displays the Map for the CMA Subject and your comparables. Monday, July 17, W Viewmont Wy W Eyres Place rd Ave Montavista Place rd Ave Magnolia Blvd th Ave th Ave rd Ave th Ave Armour St W nd Ave nd Ave Dravus St W Magnolia Blvd Magnolia Blvd th Ave Magnolia Blvd Montavista Place 675 South Lane Street # 35, WA(425)

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