APPRAISAL OF REAL PROPERTY

Transcription

1 APPRAISAL OF REAL PROPERTY LOCATED AT: Block:4.2 Lot:9 (Brick Township), FOR: P.O. Box 1 Hackettstown, 784 AS OF: 1/19/218 BY: John M. Eckert Jr. P.O. Box 6 Beachwood, 8722 Mid Appraisal Company Form GA2 - "TOTAL" appraisal software by a la mode, inc ALAMODE

2 Mid Appraisal Company INVOICE FROM: INVOICE NUMBER Mid Appraisal Company Terr P.O. Box 6 DATE Beachwood, /19/218 Telephone Number: Fax Number: (732) (732) REFERENCE TO: Internal Order #: Terr Lender Case #: P.O. Box 1 Hackettstown, 784 Telephone Number: Client File #: Terr Main File # on form: Terr Other File # on form: (98) 85-3 Alternate Number: Fax Number: Federal Tax ID: Employer ID: larryradio@att.net DESCRIPTION Lender: Purchaser/: : : : Legal Description: Block:4.2 Lot:9 (Brick Township) Client: : Zip: FEES AMOUNT General Purpose 65. SUBTOTAL 65. PAYMENTS Check #: 145 AMOUNT Date: 1/19/218 Description: Check #: Date: Description: Check #: Date: Description: Paid by check 65. SUBTOTAL TOTAL DUE Form NIV5 - "TOTAL" appraisal software by a la mode, inc ALAMODE 65.

3 Mid Appraisal Company P.O. Box 6 Beachwood, New Jersey /19/218 P.O. Box 1 Hackettstown, 784 Re: Property: : File No.:, Terr In accordance with your request, we have appraised the above referenced property. The report of that appraisal is attached. The purpose of this appraisal is to estimate the market value of the property described in this appraisal report, as improved, in unencumbered fee simple title of ownership. This report is based on a physical analysis of the site and improvements, a locational analysis of the neighborhood and city, and an economic analysis of the market for properties such as the subject. The appraisal was developed and the report was prepared in accordance with the Uniform Standards of Professional Appraisal Practice. The value conclusions reported are as of the effective date stated in the body of the report and contingent upon the certification and limiting conditions attached. It has been a pleasure to assist you. Please do not hesitate to contact me or any of my staff if we can be of additional service to you. Sincerely, John M. Eckert Jr. Mid Appraisal Company

4 Mid Appraisal Company RESIDENTIAL SUMMARY APPRAISAL REPORT : SUBJECT : Tax Year: Current Owner of Record: Project Type: PUD Market Area Name: Normandy Beach Cooperative ASSIGNMENT Approaches developed for this appraisal: Appraiser: John M. Eckert Jr. Location: Urban MARKET AREA DESCRIPTION SITE DESCRIPTION Retrospective Income Approach Prospective (See Reconciliation Comments and Scope of Work) Other (describe) The client and their designated users. Address: P.O. Box 1, Hackettstown, 784 Address: P.O. Box 6, Beachwood, Suburban Rural Change in Land Use Present Land Use One-Unit Housing Predominant Occupancy Not Likely 9 % (yrs) () Likely * In Process * 2-4 Unit Owner Growth rate: Rapid Stable Slow % Multi-Unit Low Tenant Property values: Increasing Stable Declining 5 % * To: Vacant to Vacant (-5%) Demand/supply: Shortage In Balance Over Supply 8, High 1 Comm'l 1 % Residential. Vacant (>5%) Marketing time: Under 3 Mos. 3-6 Mos. Over 6 Mos. 1,25 Pred 4 Vacant 2 % Market Area Boundaries, Description, and Market Conditions (including support for the above characteristics and trends): Subject is a waterfront (ocean) property located on a barrier island off of 7th Avenue in a residential area known as Normandy Beach in Brick Township, which is comprised of single family, one - three story dwellings. The subject is proximate to major roadways (Route #35, Route #37, and the Garden Parkway), which provide access to employment and retail centers as well as recreational areas. There are no known adversities to employment stability or appeal to market in the area. Maintenance in the area is satisfactory. Favorable financing of all types is readily available with conventional financing being prevalent. Typical marketing time ranges from 1 to 6 months for properly priced and adequately maintained homes. Exposure time is average at 1 to 6 months. Research of all closed sales within the subject market area over the past twelve months via the MLS and tax records indicates the market area is currently stabile with a balance between supply and demand. Subject neighborhood boundaries are south of Road, north of Route #37, west of the Atlantic, and east of Route #35N. Dimensions: Site Area: Corner Lot Cul de Sac 4x125+- Feet 5, sf Topography Description: Zoning Classification: R5 Residential (5 sf site area minimum) Mostly Level Size Zoning Compliance: Legal Legal nonconforming (grandfathered) Illegal No zoning Compatible With Area Shape Type Public Private Public Other Description Off-site Improvements Utilities Rectangular Drainage Electricity Street 15 amps Asphalt Appears Adequate View Gas Curb/Gutter Concrete Landscaping Water Sidewalk Concrete Sanitary Sewer Street Lights Mercury Vapor Easements Apparent Storm Sewer Alley FEMA Spec'l Flood Hazard Area Yes No FEMA Flood Zone FEMA Map # FEMA Map Date AO 3429C218F 9/29/26 Built up: Over 75% 25-75% Highest & Best Use as improved: Under 25% Present use, or AGE PRICE One-Unit Other use (explain) Use as appraised in this report: Single Family Residential Single Family Residential Summary of Highest & Best Use: The subject's zoning's principal permitted uses are single family dwellings. There are some other conditional uses. Considering the subjects existing improvements and surroundings, the Highest and Best Use is its present use - single family residential. Site Comments: apparent. Off site improvements are common to the area. A recent survey was not available for review. Subject is located in FEMA identified flood zone and flood insurance may be required. There is no adverse effect on marketability or value for location in a FEMA flood zone. Actual Use as of Effective Date: # of Units # of Stories Type Acc.Unit 1 2 Det. Design (Style) Existing Actual Age (Yrs.) Effective Age (Yrs.) Exterior Walls Roof Surface Att. Gutters & Dwnspts. Colonial Proposed Und.Cons Interior Description Floors Walls Trim/Finish Bath Floor Bath Wainscot Doors Foundation Hwd/Ctile/Vinyl/Avg. Drywall/Wood/Avg. Wood/Avg. Ctile/Avg. Ctile/Avg. Wood/Avg. Window Type Storm/Screens C-block/Pilings Composite Asphalt DH Yes Slab Crawl Space Basement Sump Pump Dampness Settlement Infestation 6 sf noted noted noted noted Area Sq. Ft. 6 C-block Concrete Yes % Finished Ceiling Walls Floor Outside Entry Heating Type FHA Gas Condition Fuel Cooling Central Other CAC N/A Car Storage Appliances Attic Amenities Refrigerator Fireplace(s) # Range/Oven Stairs Patio Disposal Drop Stair Deck Dishwasher Scuttle Porch Fan/Hood Floor Fence Microwave Heated Pool Washer/Dryer Finished Other Finished area above grade contains: Additional features: Basement Foundation Exterior Description General Description DESCRIPTION OF THE IMPROVEMENTS per month other type of value (describe) Cost Approach Leased Fee per year Census Tract: Determine current market value. Intended User(s) (by name or type): Client: Leasehold Manufactured Housing Current (the Inspection Date is the Effective Date) Sales Comparison Approach Fee Simple Special Assessments: Vacant HOA: Market Value (as defined), or Terr : 17,835 Tenant Other (describe) This report reflects the following value (if not Current, see comments): Intended Use: Owner Map Reference: The purpose of this appraisal is to develop an opinion of: Property Rights Appraised: R.E. Taxes: 218 Occupant: Condominium : Block:4.2 Lot:9 (Brick Township) Legal Description: Assessor's Parcel #: File No.: : Woodstove(s) # 1 Trex 7 Rooms 5 Bedrooms. Personal property items are not included in value. Garage Attach. Detach. Blt.-In Carport Driveway Surface 2 Bath(s) 1,824 # of cars ( 1 Tot.) 1 Square Feet of Gross Living Area Above Grade Describe the condition of the property (including physical, functional and external obsolescence): No functional obsolescence observed. Subject appears well maintained with no required repairs observed. Floor plan is typical to the age and style. All utilities and appliances were on and fully functional at time of inspection. The basement area was inspected (head and shoulders). Subject was updated on the interior within the past five years (kitchen and lower level bathroom). Copyright 27 by a la mode, inc. This form may be reproduced unmodified without written permission, however, a la mode, inc. must be acknowledged and credited. Form GPRES - "TOTAL" appraisal software by a la mode, inc ALAMODE 1/27

5 RESIDENTIAL SUMMARY APPRAISAL REPORT My research did TRANSFER HISTORY Data Source(s): Analysis of Sale/Transfer History: No Sale Prior 3 years MLS/Tax Records than listed above. Price: Source(s): Subject and sales have not been sold within the past three years other 2nd Prior Subject Sale/Transfer Date: N/A N/A N/A Price: Source(s): The Sales Comparison Approach was not developed for this appraisal. SALES COMPARISON APPROACH TO VALUE (if developed) FEATURE Address SUBJECT COMPARABLE SALE # 1, Sale Price Sale Price/GLA Data Source(s) Inspection Tax Records Verification Source(s) VALUE ADJUSTMENTS DESCRIPTION DESCRIPTION View Design (Style) Quality of Construction Actual Age Condition Fee Simple front 5 sf Colonial 64 Above Grade Total Bdrms. Room Count 7 5 Gross Living Area Basement & Finished +(-) Adjust. Conventional Fee Simple 1/9/218 front 5 sf Colonial 63 Date of Sale/Time Site 36 Ter Lavallette, miles S 1,62, 1,8, 1,75, /sq.ft /sq.ft /sq.ft. MOMLS#: /Closed MOMLS#:217455/Closed MOMLS#:218751/Closed Tax Records (DOM-94) Tax Records (DOM-118) Tax Records (DOM-22) Concessions Location Baths Total 2 8 1,824 sq.ft. 6sfsfwo sf Bdrms. 5 DESCRIPTION +(-) Adjust. Cash Fee Simple 4/6/218 front 3154 sf Colonial 3 Good Baths 3 1,872 sq.ft. -1, Total Bdrms. 7 4 Heating/Cooling Energy Efficient Items Garage/Carport Porch/Patio/Deck Amenities Amenities Amenities FHA/CAC 1 Car Garage Deck Fireplace FHA/CAC Deck(2) DESCRIPTION +(-) Adjust. Conventional Fee Simple 4/27/218 front 56 sf Colonial 58-5, Good Baths 4. 2,368 sq.ft. +1, 21sfsfwo Rooms Below Grade Functional Utility COMPARABLE SALE # 3 1 E Colony Rd Lavallette, miles S /sq.ft. Sales or Financing Rights Appraised COMPARABLE SALE # Ave Frnt Lavallette, miles S Proximity to Subject SALES COMPARISON APPROACH Terr tax records. 1st Prior Subject Sale/Transfer Date: File No.: did not reveal any prior sales or transfers of the subject property for the three years prior to the effective date of this appraisal. FHA/CAC +1, 2 Car Garage -5, Deck +5, Fireplace Total Bdrms. -5, Baths -2, ,4 1,32 sq.ft. +5, 432sf4sfwo 1rrbr1.bao Radiant/CAC -1, 1 Car Garage Deck Fireplace -5, +5,4-1, -1, Net Adjustment (Total) , -129,4-24,6.6 % 7.2 % 1.4 % Net Net Net of Comparables 2.5 % 1,63, Gross 7.7 % 1,67,6 Gross 7.2 % 1,725,4 Gross Summary of Sales Comparison Approach Subject is a waterfront (ocean) property located on a barrier island within a residential area known as Normandy Beach in Brick Township. Research revealed limited comparable waterfront (ocean) sales in the past twelve months in the subject neighborhood area. Due to the lack of recent closed comparable waterfront (ocean) sales, it was necessary to exceed the preferred distance (1 mile) guidelines and utilize a varying style sale, which has similar market value and appeal with no adjustment warranted. All comparables are waterfront (ocean) sales, which are located on the barrier island and appear to be arms length transactions sold in similar market conditions. It was necessary to utilize comparable sales from Toms River Township, which is a similar market area for waterfront (ocean) properties in value and appeal with no adjustments warranted. All comparables are the most similar to the subject size, location, and amenities making them good indicators of value. MLS data (interior photographs) and exterior observations indicate Comps. #2 and #3 sold in superior condition to the subject and condition adjustments were warranted. Comparable gross living areas obtained from the tax records, online records (vitalgov.net), and exterior observations. Extensive research of all closed sales within the subject market area via the MLS and tax assessors records did not reveal any further comparable waterfront sales, which are more recent sales or closer in proximity. Research was completed using the Jersey Shore MLS, Monmouth- MLS, and tax assessors records. It is acknowledged that comps/listings with site sizes that vary by more than 25% and gross living areas that vary by more than 25% were utilized in this valuation of the subject. A search expanding to 3 miles and up to 12 months was conducted and the comparables provided were the best available within these search parameters. Comparables that exceeded these parameters were felt to loose credibility as viable value indicators for the subject property. All adjustments were made based on a paired sales analysis and market reaction to respective variances of amenities as researched via the MLS. GLA adjusted at 1 per sf (variance greater than 1 sf). Consideration given to all comparables sales utilized in the sales comparison analysis in estimating subject market value. Adjusted Sale Price Indicated Value by Sales Comparison Approach 1,65, Copyright 27 by a la mode, inc. This form may be reproduced unmodified without written permission, however, a la mode, inc. must be acknowledged and credited. Form GPRES - "TOTAL" appraisal software by a la mode, inc ALAMODE 1/27

6 RESIDENTIAL SUMMARY APPRAISAL REPORT File No.: Terr The Cost Approach was not developed for this appraisal. COST APPROACH TO VALUE (if developed) Provide adequate information for replication of the following cost figures and calculations. Support for the opinion of site value (summary of comparable land sales or other methods for estimating site value): Research revealed limited comparable waterfront (ocean) vacant land sales in the market area in the past 24 months. MLS # Terrace is a 792 sf oceanfront site area sold for on 7/2/218. The land sale above reported was utilized in estimate of site value. Cost approach is supplied to support opinion of value and not be to construed as insurable value. COST APPROACH ESTIMATED REPRODUCTION OR = OPINION OF SITE VALUE REPLACEMENT COST NEW DWELLING Source of cost data: Marshall & Swift and local builders estimates. Quality rating from cost service: Effective date of cost data: Avg. 1/218 1, ,4, 273,6 3, = = Comments on Cost Approach (gross living area calculations, depreciation, etc.): = No measurable functional or external obsolescence observed. Land to value ratio cited in the cost approach exceeds 3%, which research shows is typical for the subject area for waterfront properties. Cost data reference: Marshall and Swift cost data, appraiser's knowledge of subject area, and local builders surveys. Estimated remaining economic life of subject property is 6+- years based on present condition and future marketability. = = = Amenities Garage/Carport 312 Total Estimate of Cost-New Physical Less Depreciation 25, = Functional = 328,6 =( 82,15) 246,45 1, External 82,15 Depreciated Cost of Improvements = ''As-is'' Value of Site Improvements = = = INCOME APPROACH Estimated Remaining Economic Life (if required): = Years INDICATED VALUE BY COST APPROACH 6 INCOME APPROACH TO VALUE (if developed) The Income Approach was not developed for this appraisal. Estimated Monthly Market Rent X Gross Rent Multiplier Indicated Value by Income Approach = Summary of Income Approach (including support for market rent and GRM): 1,656,45 The income approach was not requested by the client and thus was not completed for this assignment. The Subject is part of a Planned Unit Development. PROJECT INFORMATION FOR PUDs (if applicable) Legal Name of Project: PUD Describe common elements and recreational facilities: Indicated Value by: Sales Comparison Approach Cost Approach (if developed) Income Approach (if developed) 1,65, 1,656,45 In estimating the value of the subject property, all weight is given to the sales comparison approach. See attached appraiser's certification and statement of limiting conditions. The cost approach is supportive. RECONCILIATION Final Reconciliation This appraisal is completed, the made ''as is'', subject following required to the inspection subject following based repairs on the to or completion alterations Extraordinary per on plans the Assumption and basis of that the specifications a on Hypothetical condition or the basis Condition of a Hypothetical Condition that the repairs or does not require alteration specified in deficiency alterations or that have repair: the been improvements have completed, been subject to This appraisal was made with the subject in 'as is' condition for valuation purposes. This report is also subject to other Hypothetical Conditions and/or Extraordinary Assumptions as the attached addenda. Based on the degree of inspection of the subject property, as indicated below, defined Scope of Work, ment of Assumptions and Limiting Conditions, and Appraiser s Certifications, my (our) Opinion of the Market Value (or other specified value type), as defined herein, of the real property that is the subject of this report is:, as of:, which is the effective date of this appraisal. 1,65, 1/19/218 If indicated above, this Opinion of Value is subject to Hypothetical Conditions and/or Extraordinary Assumptions included in this report. See attached addenda. ATTACHMENTS A true properly and complete understood copy without of this reference report to the contains 25 information pages, contained including exhibits in complete the which are considered an integral part of the report. This appraisal report may not be report. Attached Exhibits: Scope of Work Limiting Cond./Certifications Hypothetical Conditions Extraordinary Assumptions Narrative Addendum Sketch Addendum Location Map(s) Flood Addendum Additional Sales Cost Addendum Manuf. House Addendum Subject Photos Comparable Photos Photo Addendums P.O. Box 1, Hackettstown, 784 Client Name: Client Contact: Address: SUPERVISORY APPRAISER (if required) APPRAISER SIGNATURES or CO-APPRAISER (if applicable) Supervisory or Co-Appraiser Name: Appraiser Name: John M. Eckert Jr. Company: Mid Appraisal Company Fax: (732) Phone: (732) jeckert@midstateappraisalco.com Date of Report (Signature): 11/1/218 : License or Certification #: 42RC1921 Expiration Date of License or Certification: 12/31/219 Inspection of Subject: Date of Inspection: Interior & Exterior 1/19/218 Exterior Only Company: Fax: Phone: Date of Report (Signature): : License or Certification #: Expiration Date of License or Certification: Inspection of Subject: Interior & Exterior Exterior Only Date of Inspection: Copyright 27 by a la mode, inc. This form may be reproduced unmodified without written permission, however, a la mode, inc. must be acknowledged and credited. Form GPRES - "TOTAL" appraisal software by a la mode, inc ALAMODE 1/27

7 ADDITIONAL COMPARABLE SALES FEATURE Address SUBJECT COMPARABLE SALE #, 3566 Ter,.41 miles S Proximity to Subject Sale Price Sale Price/GLA Data Source(s) Inspection Tax Records Verification Source(s) VALUE ADJUSTMENTS DESCRIPTION Concessions Fee Simple Date of Sale/Time Location Site View Design (Style) Quality of Construction Actual Age Condition Above Grade Total Bdrms. 7 5 Gross Living Area Basement & Finished Rooms Below Grade Functional Utility Heating/Cooling Energy Efficient Items Garage/Carport Porch/Patio/Deck Amenities Amenities Amenities SALES COMPARISON APPROACH front 5 sf Colonial 64 Room Count +(-) Adjust. Listing Fee Simple LD-5/7/218 front 6525 sf Colonial 65 Good Baths Total Bdrms. Net Adjustment (Total) Adjusted Sale Price of Comparables Summary of Sales Comparison Approach DESCRIPTION Baths Total Bdrms. +(-) Adjust. Listing Fee Simple -87,5 CD-9/21/218 front 544 sf Colonial 53 Good ,824 sq.ft. 1,92 sq.ft. 6sfsfwo 84sf4sfwo 1rrbr1.bao FHA/CAC Hwbb/FHA/CAC 1 Car Garage 2 Car Garage Deck Deck(2) Fireplace Fireplace Ter,.21 miles S 1,75, 1,975, /sq.ft /sq.ft. MOMLS#: /Active MOMLS#: /Pending Tax Records (DOM-178) Tax Records (DOM-92) DESCRIPTION Terr COMPARABLE SALE # 5 /sq.ft. Sales or Financing Rights Appraised File No.: COMPARABLE SALE # 4 DESCRIPTION +(-) Adjust. -98,75 Baths ,346 sq.ft. -1, 157sfsfwo -1, HWBB/CAC -1, 1 Car Garage -5, Porch,Deck(2) Fireplace /sq.ft. Total -15, -152,2-5, Bdrms. Baths sq.ft. -1, ,5-28,95 7. % 14.2 % Net Net Net % 7. % 1,627,5 Gross 14.2 % 1,694,5 Gross Gross % Comps. #4 and #5 received adjustments to reflect the current market statistic of a 95% list to sale price ratio within the subject market area. Copyright 27 by a la mode, inc. This form may be reproduced unmodified without written permission, however, a la mode, inc. must be acknowledged and credited. Form GPRES.(AC) - "TOTAL" appraisal software by a la mode, inc ALAMODE 1/27

8 Supplemental Addendum File No Terr I have performed no services, as an appraiser or in any other capacity, regarding the property that is the subject of this report within the three year period immediately preceding acceptance of this agreement. This appraisal was prepared in accordance with the requirements of Title XI of the Financial Institutions Reform, Recovery and Enforcement Act of 1989, as amended (12 U.S.C 331 et seq.) and any implementing regulations. Highest and Best Use ment The subject is a legally permissible use based on its current zoning. Also, the lot size, shape and land-to-building ratio allow the present structure and indicate a good utilization of the improvements. Based on current market conditions, the existing structure as a single family residence is its financially feasible and maximally productive use. The highest and best use, as if vacant, would be to construct a single family residence. Subject is located within the municipality of Brick Township in an area serviced by the United s Post Office - Branch. Thus, the subject has a mailing address. The Intended User of this appraisal report is the Client and their designated assignees. The Intended Use is to evaluate the property that is the subject of this appraisal for asset valuation purposes, subject to the Scope of Work, purpose of the appraisal, reporting requirements of this appraisal report form, and Definition of Market Value. No additional Intended Users are identified by the appraiser. Subject estimated market value exceeds the predominant value in the market area, however is not considered an overimprovement for the area due to positive location factors. Form TADD - "TOTAL" appraisal software by a la mode, inc ALAMODE

9 Building Sketch 6' 14' 18' 14' 2' Uncovered Deck HVAC 24' 24' 24' 4' HWH 14' 12' Living Bedroom Bedroom Dining 2' 38' 38' 11' 26' 1 Car Garage Staircase Foyer 38' Laundry Staircase Bath Staircase Bath 6' Kitchen Bedroom Bedroom Bedroom 12' Basement Unfinished TOTAL Sketch by a la mode, inc. 12' 24' 24' 2nd Floor 1st Floor Area Calculations Summary Living Area First Floor 912 Sq ft = 912 Second Floor 912 Sq ft = 912 Total Living Area (Rounded): Non-living Area 1 Car Attached Calculation Details 1824 Sq ft 312 Sq ft = 312 Deck 654 Sq ft Basement 6 Sq ft = = 456 Form SKT.BldSkI - "TOTAL" appraisal software by a la mode, inc ALAMODE = 252 = 28 = 66 = 56

10 Subject Photo Page Subject Front Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 1, front 5 sf 64 Subject Rear Subject Street Form PICPIX.SR - "TOTAL" appraisal software by a la mode, inc ALAMODE

11 PHOTOGRAPH ADDENDUM Subject: Photo of exterior side. Subject: Photo of exterior side. Subject: Photo of street. Form GPICPIX - "TOTAL" appraisal software by a la mode, inc ALAMODE

12 PHOTOGRAPH ADDENDUM Subject: Address verification. Subject: Photo of CAC unit. Subject: Photo of garage - interior. Form GPICPIX - "TOTAL" appraisal software by a la mode, inc ALAMODE

13 Photograph Addendum Subject: Photo of basement area. Subject: Photo of HVAC. Subject: Photo of hot water heater. Form GPICPIX - "TOTAL" appraisal software by a la mode, inc ALAMODE

14 Photograph Addendum Subject: Photo of laundry. Subject: Photo of living room. Subject: Photo of dining room. Form GPICPIX - "TOTAL" appraisal software by a la mode, inc ALAMODE

15 Photograph Addendum Subject: Photo of kitchen. Subject: Photo of bathroom. Subject: Photo of bedroom. Form GPICPIX - "TOTAL" appraisal software by a la mode, inc ALAMODE

16 Photograph Addendum Subject: Photo of bedroom. Subject: Photo of bedroom. Subject: Photo of bedroom. Form GPICPIX - "TOTAL" appraisal software by a la mode, inc ALAMODE

17 Photograph Addendum Subject: Photo of bathroom. Subject: Photo of bedroom. Subject: Photo of bedroom. Form GPICPIX - "TOTAL" appraisal software by a la mode, inc ALAMODE

18 Photograph Addendum Subject: Photo of electric panel. Subject: Photo of ocean view. Subject: Photo of ocean view. Form GPICPIX - "TOTAL" appraisal software by a la mode, inc ALAMODE

19 Comparable Photo Page Comparable Ave Frnt Prox. to Subject 2.42 miles S Sale Price 1,62, Gross Living Area 1,872 Total Rooms 8 Total Bedrooms 5 Total Bathrooms 3 Location front View Site 5 sf Quality Age 63 Comparable 2 1 E Colony Rd Prox. to Subject Sale Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age.51 miles S 1,8, 2, front 3154 sf 3 Comparable 3 36 Ter Prox. to Subject Sale Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age Form PICPIX.CR - "TOTAL" appraisal software by a la mode, inc ALAMODE.28 miles S 1,75, 1, front 56 sf 58

20 Comparable Photo Page Comparable Ter Prox. to Subject Sale Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age.41 miles S 1,75, 1, front 6525 sf 65 Comparable Ter Prox. to Subject Sale Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age.21 miles S 1,975, 3, front 544 sf 53 Comparable 6 Prox. to Subject Sale Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age Form PICPIX.CR - "TOTAL" appraisal software by a la mode, inc ALAMODE

21 Scanned License Form SCNLTR - "TOTAL" appraisal software by a la mode, inc ALAMODE

22 Scanned E & O Form SCNLGL - "TOTAL" appraisal software by a la mode, inc ALAMODE

23 Location Map Form MAP.LOC - "TOTAL" appraisal software by a la mode, inc ALAMODE

24 Flood Map Form MAP.FLOOD - "TOTAL" appraisal software by a la mode, inc ALAMODE

25 Aerial Map Form MAP.LOC - "TOTAL" appraisal software by a la mode, inc ALAMODE

26 File No Terr APPRAISAL AND REPORT IDENTIFICATION This Report is one of the following types: Appraisal Report (A written report prepared under Standards Rule 2-2(a), pursuant to the Scope of Work, as disclosed elsewhere in this report.) Restricted Appraisal Report (A written report prepared under Standards Rule 2-2(b), pursuant to the Scope of Work, as disclosed elsewhere in this report, restricted to the stated intended use by the specified client or intended user.) Comments on Standards Rule 2-3 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 analyses, opinions, and conclusions are limited only by the reported assumptions and limiting conditions and are my personal, impartial, and unbiased professional analyses, opinions, and conclusions. - Unless otherwise indicated, I have no present or prospective interest in the property that is the subject of this report and no personal interest with respect to the parties involved. - Unless otherwise indicated, I have performed no services, as an appraiser or in any other capacity, regarding the property that is the subject of this report within the three-year period immediately preceding acceptance of this assignment. - I have no bias with respect to the property that is the subject of this report or 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 analyses, opinions, and conclusions were developed, and this report has been prepared, in conformity with the Uniform Standards of Professional Appraisal Practice that were in effect at the time this report was prepared. - Unless otherwise indicated, I have made a personal inspection of the property that is the subject of this report. - Unless otherwise indicated, no one provided significant real property appraisal assistance to the person(s) signing this certification (if there are exceptions, the name of each individual providing significant real property appraisal assistance is stated elsewhere in this report). Reasonable Exposure Time (USPAP defines Exposure Time as the estimated length of time that the property interest being appraised would have been offered on the market prior to the hypothetical consummation of a sale at market value on the effective date of the appraisal.) My Opinion of Reasonable Exposure Time for the subject property at the market value stated in this report is: Research revealed the reasonable exposure time for the subject property at the market value stated is 1-6 months. Comments on Appraisal and Report Identification Note any USPAP-related issues requiring disclosure and any state mandated requirements: This appraisal report which is intended to comply with reporting requirements set forth under Standards Rule 2-2(a) of the Uniform Standards of Professional Appraisal Practice for a Summary Appraisal Report. As such, it presents only summary discussions of the data, reasoning, and analyses that were used in the appraisal process to develop the appraiser's opinion of value. Some supporting documentation concerning the data, reasoning, and analysis is retained in the appraiser's file. The depth of discussion contained in this report is specific to the needs of the client and for the intended use stated. The appraiser is not responsible for unauthorized use of this report. This appraisal has been prepared in conformity to USPAP guidelines. Electronically affixing a signature to a certification in a report carries the same level of authenticity and responsibility as an ink signature on paper. A signature can be represented by a handwritten mark, a digitized image controlled by a personalized identification number, or other media, where the appraiser has sole personalized control of affixing the signature. Where possible, comparable photos are obtained from MLS data, in order to more accurately portray comparable properties at time of sale. APPRAISER: SUPERVISORY or CO-APPRAISER (if applicable): Signature: Signature: Name: Name: John M. Eckert Jr. SCRREA Certification #: 42RC1921 Certification #: or License #: or License #: : Expiration Date of Certification or License: Date of Signature and Report: Effective Date of Appraisal: Inspection of Subject: Date of Inspection (if applicable): 12/31/219 Interior and Exterior 1/19/218 : Expiration Date of Certification or License: Date of Signature: 11/1/218 1/19/218 Exterior-Only Inspection of Subject: Date of Inspection (if applicable): Form ID14E - "TOTAL" appraisal software by a la mode, inc ALAMODE Interior and Exterior Exterior-Only