2-4 UNIT RESIDENTIAL APPRAISAL REPORT

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1 2-4 UNIT RESIDENTIAL APPRAISAL REPORT SUBJECT ASSIGNMENT MARKET AREA DESCRIPTION : : Cincinnati State: OH Zip Code: County: Hamilton Legal Description: 709 S CRESCENT AVE 50 X 250 PT LOT 29 S CLOONS SUB Assessor's Parcel #: Tax Year: 2015 R.E. Taxes: $ Special Assessments: $ Current Owner of Record: Andrea Richardson (if applicable): Occupant: Owner Tenant Vacant Project Type: PUD Other (describe) HOA: $ 0 per yr. per mo. Market Area Name: Avondale Map Reference: Census Tract: The purpose of this appraisal is to develop an opinion of: Market Value (as defined), or other type of value (describe) Seizure Valuation This report reflects the following value (if not Current, see comments): Current (the Inspection Date is the Effective Date) Retrospective Prospective Approaches developed for this appraisal: Sales Comparison Approach Cost Approach Income Approach (See Reconciliation Comments and Scope of Work) Property Rights Appraised: Fee Simple Leasehold Leased Fee Other (describe) Intended Use: Seizure Valuation Intended User(s) (by name or type): Client: Appraiser: Colliers International B. Todd Wilson Location: Urban Suburban Rural Built up: Over 75% 25-75% Under 25% Growth rate: Rapid Stable Slow Property values: Increasing Stable Declining Demand/supply: Shortage In Balance Over Supply Marketing time: Under 3 Mos. 3-6 Mos. Over 6 Mos. /U.S. Marchals Service Address: Address: Predominant 2-4 Unit Housing Present Land Use Change in Land Use Occupancy PRICE AGE One-Unit 70 % Not Likely Owner 75 $(000) (yrs) 2-4 Unit 2 % Likely * In Process * Tenant 20 5 Low 55 Multi-Unit 3 % * To: Vacant (0-5%) 260 High 130 Comm'l 15 % Vacant (>5%) 34 Pred 99 Other 10 % Market Area Boundaries, Description, and Market Conditions (including support for the above characteristics and trends): Market area is approximately bounded to the North by Glenwood Ave, to the Sount by William H Taft Rd, to the East by I-71 and to the West by Vine St. The general market conditions are stable at this time, with no future changes in demand anticipated. The predominant financing in the area is Conventional, FHA and VA, at prevailing rates and terms Dimensions: 50 X 250 Area: Zoning Classification: SF-10 Description: Single Family District Zoning Compliance: Legal Legal nonconforming (grandfathered) Illegal No zoning Are CC&Rs applicable? Yes No Unknown Have the documents been reviewed? Yes No Ground Rent (if applicable) $ / Comments: Highest & Best Use as improved: Present use, or Other use (explain) Actual Use as of Effective Date: Summary of Highest & Best Use: Use as appraised in this report: SITE DESCRIPTION Utilities Public Other Provider/Description Off-site Improvements Type Public Private Electricity Gas Water Sanitary Sewer Storm Sewer Telephone Multimedia Public Public Public Public Public Public Street Width Surface Curb/Gutter Sidewalk Street Lights Alley 2 Lane 2 Lane Asphalt Concrete Concrete Electric Other site elements: Inside Lot Corner Lot Cul de Sac Underground Utilities Other (describe) Frontage Topography Size Shape Drainage 50 Level 12500sf Rectangular Appears Adequate FEMA Spec'l Flood Hazard Area: Yes No FEMA Flood Zone: X FEMA Map #: 39061C0238E FEMA Map Date: 2/16/2012 Comments: No adverse easements or encroachments were noted at the time of inspection. DESCRIPTION OF THE IMPROVEMENTS General Description Exterior Description Foundation Basement # of Units 3 Accessory Unit Foundation Stone/Fair,Poor Slab N/A Area Sq. Ft. # Stories 2.5 # Bldgs. 1 Exterior Walls Brick/Fair,Poor Crawl Space N/A % Finished Type Det. Att. Roof Surface Rubber/Avg Basement Full Ceiling Design (Style) Traditional Gutters & Dwnspts. Metal/Fair,Poor Sump Pump Walls Existing Proposed Und.Cons. Window Type DblHng/Fair,Pr Dampness Obse Floor Actual (Yrs.) Effective (Yrs.) 40 Storm/Screens Mesh/Fair,Poor Settlement Infestation Obse Obse Outside Entry Interior Description Appliances # Attic Amenities Floors Hrdwd,Tile/Fair,Poor Refrigerator 0 Stairs Fireplace(s) # 0 Walls Plaster/Fair,Poor Range/Oven 0 Drop Stair Patio Trim/Finish P Wood/Fair,Poor Disposal 0 Scuttle Deck Bath Floor Vinyl/Fair,Poor Dishwasher 0 Doorway Porch Covered Bath Wainscot Ceramic/Fair,Poor Fan/Hood 0 Floor Fence Doors Wood/Fair,Poor Microwave 0 Heated Pool Washer/Dryer 0 Finished Unit # 1 contains: 5 Rooms; 1 Bedrooms; 1.0 Bath(s); 1,740 Sq.Ft. GLA Above Grade Unit # 2 contains: 3 Rooms; 1 Bedrooms; 1.0 Bath(s); 568 Sq.Ft. GLA Above Grade Unit # 3 contains: 6 Rooms; 4 Bedrooms; 2.0 Bath(s); 2,274 Sq.Ft. GLA Above Grade Unit # 4 contains: Rooms; Bedrooms; Bath(s); Sq.Ft. GLA Above Grade 1,740 0 FloorJoist Stone Concrete Heating Type Fuel Cooling Central Other Yes Radiant Gas Car Storage Woodstove(s) # 0 Garage # of cars ( 4 Tot.) Attach. Detach. Blt.-In Carport Driveway Surface Gravel The Total Gross Building Area for the Subject Property is: 4,583 Sq.Ft.

2 2-4 UNIT RESIDENTIAL APPRAISAL REPORT noted. C5;No updates in the prior 15 years; Cincinnati, OH Less: Utilities $ $ $ 0 $ Furnishings $ $ $ 0 $ Plus: Rent Concess. +$ +$ +$ 0 +$ Adj. Monthly Rent $ $ $ $ Adj. Mo. Rent / GLA $ /sq.ft. $ /sq.ft. $ /sq.ft. $ /sq.ft. Data Source(s) Inspection Cincy MSL# Cincy MLS# RENT ADJUSTMENTS DESCRIPTION DESCRIPTION +/ $ Adjust DESCRIPTION +/ $ Adjust DESCRIPTION +/ $ Adjust Rent Control Yes No Yes No Yes No Yes No Lease Date Location Design (Style) Condition Vacant Traditional C5 Unknown Traditional 100 C4 Fully Rented/OnrOcc Traditional 136 C4 Total GBA 4,583 sq.ft. sq.ft. sq.ft. sq.ft. Total # of Units Total GLA 4,582 sq.ft. sq.ft. sq.ft. sq.ft. Unit Breakdown Tot. Bed. Baths GLA Tot. Bed. Baths GLA Tot. Bed. Baths GLA Tot. Bed. Baths GLA Unit # 1 Unit # 2 Unit # 3 Unit # , ,274 Net Rental Adjustment (Total) + $ + $ + $ Indicated Monthly Market Rent $ $ 1,655 $ Analysis of rental data: SUBJECT RENT SCHEDULE Rent Schedule: The appraiser must reconcile the applicable indicated monthly market rents to provide an opinion of the market rent for each unit in the subject property. Leases Actual Rents Opinion of Market Rent Lease Dates Per Unit Total Per Unit Total Unit # Begin Date End Date Unfurnished Furnished Rents Unfurnished Furnished Rents 1 $ $ $ $ $ $ 2 $ $ $ $ $ $ 3 $ $ $ $ $ $ 4 $ $ $ $ $ $ Comments on lease data Total Actual Monthly Rent $ Total Gross Monthly Rent $ Other Monthly Income (itemize) $ Other Monthly Income (itemize) $ Total Actual Monthly Income $ Total Estimated Monthly Income $ Utilities included in estimated rents Electric Water Sewer Gas Oil Trash collection Multimedia Telephone Other Comments on actual or estimated rents and other monthly income (including personal property) INCOME APPROACH INCOME APPROACH TO VALUE The Income Approach was not developed for this appraisal. Gross Rent Multiplier Analysis: Address Date Sale Price Gross Rent GRM Comments Opinion of Monthly Market Rent $ X Gross Rent Multiplier = $ Indicated Value by Income Approach Summary of Income Approach (including support for market rent and GRM):

3 Mls/County 0 Mls/County County Records Cincinnati, OH miles SW 1,650 Mls/County Inspection 8 CincyMLS, # Unit Breakdown Unit # 1 Unit # 2 Unit # 3 Unit # 4 Basement & Finished Rooms Below Grade Functional Utility Heating/Cooling Energy Efficient Items Parking Porch/Patio/Deck NA NA Fee Simple Traditional C5 4, ,582 Total Bdrms Baths Total Bdrms Baths Total Bdrms Baths Total Bdrms Baths sf0fin Average Radiant/ Noted 2 Car Detached CvrdPorch Net Adjustment (Total) + $ + $ + $ Adjusted Sale Price of Comparables $ $ $ Adjusted Price of Comparables per GBA $ $ $ Adjusted Price of Comparables per Unit $ $ $ Adjusted Price of Comparables per Room $ $ $ Adjusted Price of Comparables per Bedroom $ $ $ Ind. Val. per GBA $ X SF GBA = $ Ind. Val. per Unit $ X Units = $ Ind. Val. per Room $ X Rooms = $ Ind. Val. per Bedroom $ X Bedrooms = $ Summary of Sales Comparison Approach Indicated Value by Sales Comparison Approach $

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