Summary Appraisal Report. Residential

Transcription

1 Summary Appraisal Report. Residential of, VA As Of: 4/21/214 Prepared For: 792 Bull Hill Rd, VA Prepared By: Thomas M. Strickland, Jr Percival Street Chester, VA 23831

2 Client File #: Appraisal File #: 514 Summary Appraisal Report. Residential Appraisal Company: Address: 1244 Percival Street, Chester, VA Phone: Fax: Website: Form 1.4* Appraiser: Thomas M. Strickland, Jr. Co-Appraiser: AI Membership (if any): AI Membership (if any): SRA MAI SRPA SRA MAI SRPA AI Status (if any): AI Status (if any): Candidate for Designation Practicing Affiliate Candidate for Designation Practicing Affiliate Other Professional Affiliation: Residential Accredited Appraiser (RAA), NAR Other Professional Affiliation: Contact: Address: 792 Bull Hill Rd,, VA Phone: Fax: SUBJECT PROPERTY IDENTIFICATION Address: City: County: State: ZIP: VA Legal Description: county tax map # 34(A)-22-T Tax Parcel #: 34(A)-22-T Use of the Real Estate As of the Date of Value: Single Family Residential Use of the Real Estate Reflected in the Appraisal: Single Family Residential Opinion of highest and best use (if required): Single Family Residential SUBJECT PROPERTY HISTORY Owner of Record: Description and analysis of sales within 3 years (minimum) prior to effective date of value: Description and analysis of agreements of sale (contracts), listing, and options: RE Taxes: Tax Year: 213 in past year. RECONCILIATIONS AND CONCLUSIONS Indication of Value by Sales Comparison Approach Indication of Value by Cost Approach Indication of Value by Income Approach Final Reconciliation of the Methods and Approaches to Value: Opinion of Value as of: 353, The sales comparison approach is sufficient to develop a credible opinion of fair market value. 4/21/214 Exposure Time: 3 to 5 months The above opinion is subject to: Hypothetical Conditions and/or Extraordinary Assumptions cited on the following page. * NOTICE: The Appraisal Institute publishes this form for use by appraisers where the appraiser deems use of the form appropriate. Depending on the assignment, the appraiser may need to provide additional data, analysis and work product not called for in this form. The Appraisal Institute plays no role in completing the form and disclaims any responsibility for the data, analysis or any other work product provided by the individual appraiser(s) in the specific contents of the AI Reportsª. AI Reportsª AI-1.4 Summary Appraisal Report - Residential Appraisal Institute 213, All Rights Reserved January of 17

3 Subject Property:,, VA Client File # Appraisal File # 514 ASSIGNMENT PARAMETERS Intended User(s): Intended Use: To assist the client in marketing the subject property. This report is not intended by the appraiser for any other use by any other user. Type of Value: Fair Market Effective Date of Value: 4/21/214 Interest Appraised: X Fee Simple Leasehold Other Hypothetical Conditions: (A hypothetical condition is that which is contrary to what exists, but is asserted by the appraiser for the purpose of analysis. Any hypothetical condition may affect the assignment results.) The appraiser assumes any and all electrical problems will be corrected by owner. The appriaser assumes the kitchen hardware will be installed and settlement in garage floor will be corrected. Extraordinary Assumptions: (An extraordinary assumption is directly related to a specific assignment and presumes uncertain information to be factual. If found to be false this assumption could alter the appraiser's opinions or conclusions. Any extraordinary assumption may affect the assignment results.) In accordance with Standard Rule 2-2(a) of the Uniform Standard of Professional Appraisal Practice (USPAP), this is an appraisal report. SCOPE OF WORK Definition: The scope of work is the type and extent of research and analysis in an assignment. Scope of work includes the extent to which the property is identified, the extent to which tangible property is inspected, the type and extent of data research, and the type and extent of analysis applied to arrive at credible opinions or conclusions. The specific scope of work for this assignment is identified below and throughout this report. Scope of Subject Property Inspection/ Data Sources Utilized Approaches to Value Developed Appraiser Cost Approach: Property Inspection: X Yes No Is necessary for credible results and is developed in this analysis Date of Inspection: 4/21/214 X Is not necessary for credible results; not developed in this analysis Describe Scope of Property Inspection, Source of Area Calculations Is not necessary for credible results but is developed in this analysis and Data Sources Consulted: Interior and exterior inspection of subject's dwelling and out buildings, all improvements measured, CVRMLS and Sales Comparison Approach: tax records consulted. X Is necessary for credible results and is developed in this analysis Is not necessary for credible results; not developed in this analysis Is not necessary for credible results but is developed in this analysis Co-Appraiser Property Inspection: Yes No Date of Inspection: Income Approach: Describe Scope of Property Inspection, Source of Area Calculations Is necessary for credible results and is developed in this analysis and Data Sources Consulted: X Is not necessary for credible results; not developed in this analysis Is not necessary for credible results but is developed in this analysis Additional Scope of Work Comments: A visual inspection was made of the comparable sales from at least an aerial photography. ADDITIONAL CERTIFICATION I have performed no other services, as an appraiser or in any other capacity, regarding the property that is the subject of the work under valuation within the three-year period immediately preceding acceptance of this assignment. Copyright 214 Thomas M. Strickland, Jr, Significant Real Property Appraisal Assistance: X Disclose Name(s) and contribution: * NOTICE: The Appraisal Institute publishes this form for use by appraisers where the appraiser deems use of the form appropriate. Depending on the assignment, the appraiser may need to provide additional data, analysis and work product not called for in this form. The Appraisal Institute plays no role in completing the form and disclaims any responsibility for the data, analysis or any other work product provided by the individual appraiser(s) in the specific contents of the AI Reportsª. AI Reportsª AI-1.4 Summary Appraisal Report - Residential Appraisal Institute 213, All Rights Reserved January of 17

4 Subject Property: Client File # Appraisal File #,, VA MARKET AREA ANALYSIS Location Built Up Urban Under 25 Suburban X Over 75 X Rural Neighborhood Single Family Profile Price Age Low 6, New High 5, 75 Predominant 175, 25 Growth Rapid X Stable Slow 1 Family Condo Multifamily Supply & Demand Shortage X In Balance Over Supply Neighborhood Land Use Commercial Vacant Agricult. 514 Value Trend Increasing X Stable Decreasing Neighborhood Name: 2 3 PUD Condo Amenities: Typical Marketing Time Under 3 Months X 3-6 Months Over 6 Months HOA: / Market Area description and characteristics: Bounded generally by the County line to the west & north, Hines Road to the east and US 46 to the south. Rural area convenient to schools, shopping, road arteries and employment centers. The property is also located near the county courthouse complex and Fort Lee Military Base. The public schools, parks, views and noise levels are typical for this type of neighborhood and provides a good environment for the property being appraised. There are no factors that would negatively effect the marketability of the property. SITE ANALYSIS Dimensions: See attached Site Plat View: Rural residential scene Drainage: Adequate Site Similarity/Conformity to Neighborhood Size: View: Smaller than Typical Favorable X Typical X Typical Larger Than Typical Less than Favorable Utilities Electric Gas Water Sewer X Public Public Public Public X X Other Other Other Other Well Septic Tank Area: 2. Acres Shape: Rectangular Utility: Adequate Zoning/Deed Restriction Zoning: RA, Rural residential No zoning X Legal Legal, non-conforming Illegal Off Site Improvements Street X Public Alley Public Sidewalk Public Street Lights Public Covenants, Condition & Restrictions Yes No X Unknown Documents Reviewed Yes X No Ground Rent / Private Private Private Private Asphalt Site description and characteristics: Typical residential lot. There are no apparent adverse easement, encroachments, etc. observed. HIGHEST AND BEST USE ANALYSIS Proposed Use Other: X Present Use Summary of highest and best use analysis: Due to the lot size, zoning, and the surrounding use, the highest and best use of the subject property is single family residential. * NOTICE: The Appraisal Institute publishes this form for use by appraisers where the appraiser deems use of the form appropriate. Depending on the assignment, the appraiser may need to provide additional data, analysis and work product not called for in this form. The Appraisal Institute plays no role in completing the form and disclaims any responsibility for the data, analysis or any other work product provided by the individual appraiser(s) in the specific contents of the AI Reportsª. AI Reportsª AI-1.4 Summary Appraisal Report - Residential Appraisal Institute 213, All Rights Reserved January of 17

5 Subject Property: Client File # Appraisal File #,, VA IMPROVEMENTS ANALYSIS Design: Cape Cod No. of Units: No. of Stories: Actual Age: 26 Effective Age: 4 General: Story Under Construction Proposed Attached Manufactured Modular X Existing X Detached Other: Roofing: Dimensional Shgls/Gd Siding: Windows: Vinyl insulated Exterior Elements Brick Patio Pool Fence X Deck Rear X Porch Large stoop Other: Flooring: Carpet & Ceramic tile Walls: Fireplace # Interior Elements Drywall Kitchen: Refrigerator Microwave X Dishwasher Countertops: Laminate X Range X Oven X Fan/Hood Other Crawl Space Slab Foundation X Basement Brick Other: Scuttle Drop Stair Finished Attic X Stairway Floored HVAC: Heat pump Fuel: Air Conditioning: Central Mechanicals Elec. Driveway Gravel Carport Finished Car Storage X Garage 3 Car attached Other Elements Detached metal garage with electrical and concrete floor. Above Grade Gross Living Area (GLA) Living Dining Level 1 1 Level 2 Finished area above grade contains: Summarize Above Grade Improvements: Below Grade Area or Other Area Living Dining Below Grade Other Area Kitchen 1 Den Family Rec. Bedrms 3 # Baths 2. Utility 1 Bedroom(s): 3 Bath(s): 2. Home appears to be in good condition and adequately maintained. Kitchen Den Family Rec. Bedrms # Baths Utility Other GLA: Area Sq. Ft. 2,4 2,4 Finished Unfinished Second floor Area Sq. Ft. 2,4 171 Unfinished Summarize below grade and/or other area improvements: Unfinished second floor of 171 square feet with rough-in plumbing for two baths and a kitchenette. The unfinished second floor has a part vaulted ceiling. Sump pump and high ceilings in basement. Discuss physical depreciation and functional or external obsolescence: Typical physical depreciation. Functional depreciation curable observed due to lack of functional hardware for the kitchen cabinets and drawers. Estimated cost to cure is 5. Functional depreciation curable observed due to floor settlement in garage related to inadequate back fill of the excavated basement. Estimated cost to cure 7,5. The appriaser assumes the kitchen hardware will be installed and settlement in garage floor will be corrected. No external depreciation observed. Discuss style, quality, condition, size, and appeal of improvements including conformity to market area: The style is typical with typical quality of construction. The condition is attractive as "move in" condition and the size of the home is better than typical due to the unfinished second floor and the unfinished basement. * NOTICE: The Appraisal Institute publishes this form for use by appraisers where the appraiser deems use of the form appropriate. Depending on the assignment, the appraiser may need to provide additional data, analysis and work product not called for in this form. The Appraisal Institute plays no role in completing the form and disclaims any responsibility for the data, analysis or any other work product provided by the individual appraiser(s) in the specific contents of the AI Reportsª. AI Reportsª AI-1.4 Summary Appraisal Report - Residential Appraisal Institute 213, All Rights Reserved January of 17

6 Subject Property: SALES COMPARISON APPROACH ITEM SUBJECT Address, VA Proximity to Subject Date Source/ Verification Original List Price Final List Price Sale Price Sale Price of Original List Sale Price of Final List Closing Date Days on Market Price/Gross Living Area DESCRIPTION Financing Concessions Contract Date Location Site Size 2. Acres Site Views/Appeal Residential/Avg Design and Appeal 1.5 sty/avg Quality of Construction Age 8 yrs Condition Good Above Grade Bedrooms Bedrooms 3 Above Grade Baths Baths 2. Gross Living Area Sq. Ft. 2,4 Below Grade Area 2,4 Below Grade Finish Other Area 171 Unfinished Functional Utility Heating/Cooling Car Storage Other Item Other Item Other Item Net Adjustment (total) Client File # Appraisal File #,, VA FWA/Central 3 Car Garage Lg Stoop/Deck No FP/Jetted tub Metal garage 514 COMPARISON 1 COMPARISON 2 COMPARISON Continental Forest Dr 354 Willow Creek Dr 4826 Tatum Rd Disputanta, VA Disputanta, VA Disputanta, VA miles S 7.69 miles S 8.67 miles S MLS# MLS# MLS# County tax record County tax record County tax record 329,95 35, 399, 329,95 35, 389, 315, 35, 375, /26/213 7/11/213 9/17/ (-) Adjustment +(-) Adjustment DESCRIPTION DESCRIPTION DESCRIPTION +(-) Adjustment FHA VA CONVENT 7537 CC -7,537 12/3/213 5/17/213 8/13/ Ac. -39, 9. Ac. -14, 1.1Ac. -16,2 Residential/Avg Residential/Avg Residential/Avg 1 sty/avg 1.5 sty/avg 1 sty/avg Log Home -3, 12 yrs +2, 7 yrs yrs +3,5 Good Good Good Bedrooms 3 Bedrooms 4 No Adj Bedrooms 3 Baths , Baths 3. -4, Baths 2. 1,74 Sq. Ft. +26,4 2,6 Sq. Ft. -8, 2,511 Sq. Ft. -4, ,5 +6, ,5 2 Rms; 1 bth -14, 1 bth -4, +17,1 +17,1 +17,1 FWA/Central Incld. in Bmt Lg Dk/Pto 1 FP/ X + Net Adj.12 Gross Adj.46 Not in data base FWA/Central FWA/Central +24, 2 Car Garage +8, Incld. in Bmt +24, -1, Pch/Lg Deck -4,Lg Pch/Lg Dk/SP -15, No Adj 1 FP/Jetted tub -3, 1 FP/ No Adj +4, Shed +3, Out buildings No Adj 38, X + 47,63 + X -2,54 Net Adj.15 Net Adj.-5 Adjusted Sale Price 353, Gross Adj ,63 Gross Adj ,46 Prior Transfer Not in data base 1/7/27 2/9/25 History 353,497 Not in data base Comments and reconciliation of the sales comparison approach: See sale 4. All comparable sales were adjusted for subject's functional obsolescence curable in the estimated amount of 8,. Equal weight given to all four comparable sales. Indication of Value by Sales Comparison Approach 353, * NOTICE: The Appraisal Institute publishes this form for use by appraisers where the appraiser deems use of the form appropriate. Depending on the assignment, the appraiser may need to provide additional data, analysis and work product not called for in this form. The Appraisal Institute plays no role in completing the form and disclaims any responsibility for the data, analysis or any other work product provided by the individual appraiser(s) in the specific contents of the AI Reportsª. AI Reportsª AI-1.4 Summary Appraisal Report - Residential Appraisal Institute 213, All Rights Reserved January of 17

7 EXTRA COMPARABLES Subject Property: Client File # Appraisal File #,, VA SALES COMPARISON APPROACH ITEM SUBJECT COMPARISON 4 Address 85 Rubermont Rd, VA Victoria, VA Proximity to Subject miles W Date Source/ MLS# Verification County tax record Original List Price 329, Final List Price 329, Sale Price 31, 94 Sale Price of Original List Sale Price of Final List 94 Closing Date 6/5/213 Days on Market 55 Price/Gross Living Area 19 +(-) Adjustment DESCRIPTION DESCRIPTION Financing Conventional Concessions 1, CC -1, Contract Date 4/8/213 Location Lunenburg +3, Site Size 2. Acres 14.8Ac. -25,6 Site Views/Appeal Residential/Avg Residential/Avg Design and Appeal 1.5 sty/avg 1.5 sty/avg Quality of Construction Age 8 yrs 8 yrs Condition Good Good Above Grade Bedrooms Bedrooms Bedrooms 3 3 Above Grade Baths Baths Baths 2. 2 Gross Living Area Sq. Ft. 2,838 Sq. Ft. 2,4-17,52 Below Grade Area 2,4 +6, Below Grade Finish Other Area 171 Unfinished 1772 Unfinished -62 COMPARISON COMPARISON 6 DESCRIPTION +(-) Adjustment Bedrooms Baths DESCRIPTION +(-) Adjustment Bedrooms Baths Sq. Ft. Sq. Ft. Functional Utility Heating/Cooling Car Storage Other Item Other Item Other Item Net Adjustment (total) FWA/Central FWA/Central 3 Car Garage 2 Car Garage +8, Lg Stoop/Deck Lg Deck/ScnPch -5, No FP/Jetted tub 1 FP/ No Adj Metal garage +4, X + 43, Net Adj.14 Net Adj. Net Adj. Gross Adj.52 Gross Adj. Adjusted Sale Price 353,26 Gross Adj. Comments and reconciliation of the sales comparison approach: Comparable sale 4 is the only unfinished 2nd floor similar sale the appraiser could find in the past 12 months. This sale required a location adjustment of 3, being located in Lunenburg County, VA and having much lower land values. 6 of 17

8 Subject Property: Client File # Appraisal File # 514 STATEMENT OF ASSUMPTIONS AND LIMITING CONDITIONS This appraisal is subject to the following assumptions and limiting conditions:. This report is prepared using forms developed and copyrighted by the Appraisal Institute. However, the content, analyses, and opinions set forth in this report are the sole product of the appraiser. The Appraisal Institute is not liable for any of the content, analyses, or opinions set forth herein.. No responsibility is assumed for matters legal in character or nature. No opinion is rendered as to title, which is assumed to be good and marketable. All existing liens, encumbrances, and assessments have been disregarded, unless otherwise noted, and the property is appraised as though free and clear, having responsible ownership and competent management.. I have examined the property described herein exclusively for the purpose of identification and description of the real property. The objective of our data collection is to develop an opinion of the highest and best use of the subject property and make meaningful comparisons in the valuation of the property. The appraiser's observations and reporting of the subject improvements are for the appraisal process and valuation purposes only and should not be considered as a warranty of any component of the property. This appraisal assumes (unless otherwise specifically stated) that the subject is structurally sound and all components are in working condition.. I will not be required to give testimony or appear in court because of having made an appraisal of the property in question, unless specific arrangements to do so have been made in advance, or as otherwise required by law.. I have noted in this appraisal report any significant adverse conditions (such as needed repairs, depreciation, the presence of hazardous wastes, toxic substances, etc.) discovered during the data collection process in performing the appraisal. Unless otherwise stated in this appraisal report, I have no knowledge of any hidden or unapparent physical deficiencies or adverse conditions of the property (such as, but not limited to, needed repairs, deterioration, the presence of hazardous wastes, toxic substances, adverse environmental conditions, etc.) that would make the property less valuable, and have assumed that there are no such conditions and make no guarantees or warranties, express or implied. I will not be responsible for any such conditions that do exist or for any engineering or testing that might be required to discover whether such conditions exist. Because I am not an expert in the field of environmental hazards, this appraisal report must not be considered as an environmental assessment of the property. I obtained the information, estimates, and opinions furnished by other parties and expressed in this appraisal report from reliable public and/or private sources that I believe to be true and correct.. I will not disclose the contents of this appraisal report except as provided for in the Uniform Standards of Professional Appraisal Practice, and/or applicable federal, state or local laws.. The Client is the party or parties who engage an appraiser (by employment contract) in a specific assignment. A party receiving a copy of this report from the client does not, as a consequence, become a party to the appraiser-client relationship. Any person who receives a copy of this appraisal report as a consequence of disclosure requirements that apply to an appraiser's client, does not become an intended user of this report unless the client specifically identified them at the time of the assignment. The appraiser's written consent and approval must be obtained before this appraisal report can be conveyed by anyone to the public through advertising, public relations, news, sales, and other media.. A true and complete copy of this report contains 17 pages including exhibits which are considered an integral part of the report. The appraisal report may not be properly understood without access to the entire report.. If this valuation conclusion is subject to satisfactory completion, repairs, or alterations, it is assumed that the improvements will be completed competently and without signification deviation. VALUE DEFINITION Alternative Value Definition (attached) X Market Value Definition (below) MARKET VALUE is defined as the most probable price which a property should bring in a competitive and open market under all conditions requisite to a fair sale, the buyer and seller each acting prudently and knowledgeably, and assuming the price is not affected by undue stimulus. Implicit in this definition is the consummation of a sale as of a specified date and the passing of the title from the seller to buyer under conditions whereby: buyer and seller are typically motivated; both parties are well informed or well advised and acting in what they consider their own best interests; a reasonable time is allowed for exposure in the open market; payment is made in terms of cash in U.S. dollars or in terms of financial arrangements comparable thereto; and the price represents the normal consideration for the property sold unaffected by special or creative financing or sales concessions granted by anyone associated with the sale. Source: The Dictionary of Real Estate Appraisal, 4th ed., Appraisal Institute *NOTICE: The Appraisal Institute publishes this form for use by appraisers where the appraiser deems use of the form appropriate. Depending on the assignment, the appraiser may need to provide additional data, analysis and work product not called for in this form. The Appraisal Institute plays no role in completing the form and disclaims any responsibility for data, analysis or any other work product provided by the individual appraiser(s). AI Reports *AI-9.3 Certification, Assumptions and Limiting Conditions. Appraisal Institute 28, All Rights Reserved December 28 7 of 17

9 Subject Property: Client File # Appraisal File # 514 APPRAISER'S CERTIFICATION I certify that, to the best of my knowledge and belief:. The statements of fact contained in this report are true and correct.. The reported analysis, opinions, and conclusions are limited only by the report assumptions and limiting conditions, and are my personal, unbiased professional analysis, opinions, and conclusions.. I have no present (unless specified below) or prospective interest in the property that is the subject of this report, and I have no (unless specified below) personal interest with respect to the parties involved.. I have no bias with respect to any property that is the subject of this report or to the parties involved with this assignment.. My engagement in this assignment was not contingent upon developing or reporting predetermined results.. My compensation for completing this assignment is not contingent upon the development or reporting of a predetermined value or direction in value that favors the cause of the client, the amount of the value opinion, the attainment of a stipulated result, or the occurrence of a subsequent event directly related to the intended use of this appraisal.. My analysis, opinions, and conclusions were developed, and this report has been prepared, in conformity with the Uniform Standards of Professional Appraisal Practice.. Individuals who have provided significant real property appraisal assistance are named below. The specific tasks performed by those named are outlined in the Scope of Work section of this report. Name(s) X As previously identified in the Scope of Work section of this report, the signer(s) of this report certify to the inspection of the property that is the subject of this report as follows: Property Inspected by Appraiser No X Yes Property inspected by Co-Appraiser Yes No ADDITIONAL CERTIFICATION FOR APPRAISAL INSTITUTE MEMBERS Appraisal Institute Member Certify:. The reported analyses, opinions, and conclusions were developed, and this report has been prepared, in conformity with the requirements of the Code of Professional Ethics & Standards of Professional Appraisal Practice of the Appraisal Institute, which include the Uniform Standards of Professional Appraisal Practice.. The use of this report is subject to the requirements of the Appraisal Institute relating to review by its duly authorized representatives. Designated Appraisal Institute Member Certify: As of the date of this report, I have / have not completed the continuing education program of the Appraisal Institute. Designated Appraisal Institute Member Certify: As of the date of this report, I have / have not completed the continuing education program of the Appraisal Institute. APPRAISERS SIGNATURES APPRAISER: CO-APPRAISER: Signature Name Thomas M. Strickland, Jr. Report Date 4/3/214 Trainee License # Expiration Date 9/3/215 Signature Name Report Date Trainee License # Expiration Date State VA State *NOTICE: The Appraisal Institute publishes this form for the use by appraisers where the appraiser deems use of the form appropriate. Depending on the assignment, the appraiser may need to provide additional data, analysis and work product not called for in this form. The Appraisal Institute plays no role in completing the form and disclaims any responsibility for the data, analysis or any other work product provided by the individual appraiser(s). AI Reports AI-9.3 Certification, Assumptions and Limiting Conditions Appraisal Institute 28, All Rights Reserved December 28 8 of 17

10 SUBJECT PHOTO ADDENDUM Subject Property: Client File #: Appraisal File #: 514 FRONT OF SUBJECT PROPERTY, VA REAR OF SUBJECT PROPERTY STREET SCENE 9 of 17

11 SUBJECT PHOTO ADDENDUM Subject Property: Client File #: Appraisal File #: 514 Detached metal garage with electrical and concrete floor Unfinished basement Unfinished half story 1 of 17

12 SUBJECT PHOTO ADDENDUM Borrower Property Address City Lender/Client County Address File No. 514 Case No. State Zip Code VA Bull Hill Rd,, VA Rough-in plumbing for full bath in unfinished area. Rough-in plumbing for full bath in unfinished area. Vaulted ceiling in unfinished area. 11 of 17

13 SUBJECT PHOTO ADDENDUM Borrower Property Address City Lender/Client County Address File No. 514 Case No. State Zip Code VA Bull Hill Rd,, VA Area of electrical repair in metal garage Settlement at garage floor blank 12 of 17

14 COMPARABLES Subject Property: Client File #: Appraisal File #: 514 COMPARABLE SALE # Continental Forest Dr Disputanta, VA COMPARABLE SALE # Willow Creek Dr Disputanta, VA COMPARABLE SALE # Tatum Rd Disputanta, VA of 17

15 COMPARABLES Subject Property: Client File #: Appraisal File #: 514 COMPARABLE SALE # 4 85 Rubermont Rd Victoria, VA COMPARABLE SALE # 5 COMPARABLE SALE # 6 14 of 17

16 SKETCH ADDENDUM Borrower Property Address City Lender/Client County File No. 514 Case No. State Zip Code VA Address 792 Bull Hill Rd,, VA ' 12' 12' Wood Deck 3' 4' 2' 13.5' 12' Bath 3' Unfinished Kitchen 1' 15' Garage 3.5' 3' Bedroom 3' 1' 5.5' Utility Master Master 3' 6' 6' 6' Bedroom 3' Unfinished Dining 4.5' Bath Living Room Bedroom 14' 2' Porch 1' 1' 4' 14' 4' 24' 3' Basement 3' Metal 6' 6' Unfinished Garage 24' 4' Sketch by Apex Sketch v5 Standard Comments: AREA CALCULATIONS SUMMARY Code Description GLA1 BSMT GAR First Floor Basement Garage Metal Garage Porch Wood Deck Unfinished P/P OTH Net LIVABLE Area Net Size (rounded) LIVING AREA BREAKDOWN Net Totals Breakdown First Floor 4. x Subtotals Item (rounded) of 17

17 Site Plat County State VA Zip Code Address 792 Bull Hill Rd,, VA SUB JECT Borrower Property Address City Lender/Client File No. 514 Case No. 16 of 17

18 LOCATION MAP ADDENDUM Borrower Property Address City County Lender/Client File No. 514 Case No. State Zip Code VA Address 792 Bull Hill Rd,, VA of 17