9 Weir Ave Taunton, MA

Transcription

1 Comparative Market Analysis To establish market value of 9 Weir Ave Taunton, MA By Tanya Walker

2 Introduction Letter Thursday, September 27, 2007 Joe & Jane Doe Dear Joe & Jane Doe, I know that your home is probably the most valuable possession that you have. In fact, many of the people I serve have only the equity in their property to see them through their retirement years. With this in mind, I wish to thank you for placing your trust in me to help you through the process. My first goal is to help you set a list price that represents top market value, without going so high that it does not sell at all. This can only be accomplished by thoroughly understanding the market. To help you in this regard, you will find a detailed market analysis attached. It has been painstakingly prepared to ensure that you feel comfortable and confident as we proceed to reach this important first goal. Additionally, you will find significant information that will help you feel confident that you are being represented by an agent and organization that is second to none. I welcome the opportunity to serve you, and insist that you contact me with any questions you may have, should they arise now, or during the marketing process. Sincerely, Tanya Walker Broker

3 Contents of this Comparative Market Analysis Cover Page Introduction Letter Subject Property Report Market Analysis Summary Comparable Property Reports Side by Side Property Comparisons (3-up) Current/Pending Properties Graph Sold Properties Graph Pricing Adjustment per Property (Appraisal Style) Suggested Sales Price Pricing Analysis ($/Sq.Ft.)

4 Subject Property 9 Weir Ave Taunton, MA Units : 3 Bedrooms : 5 Bathrooms : 3 Living Area (Square Feet) : 2960 Lot Size (Square Feet) : 6534 Year Built : 1875 Property Features :

5 Market Analysis Summary Properties Currently For Sale Number of Properties: 3 Price Range: $299,000 to $349,900 Average Price: $319,633 Median Price: $310,000 Address City Units Beds Baths Full Half Living Area (Square Feet) Days on Market List Price 30 Newcomb Place Taunton, MA $299, Smith St Taunton, MA $310, Webster St Taunton, MA $349,900

6 Property Descriptions 30 Newcomb Place Taunton, MA Multi-Family MLS #: Status: Active List Price: $299,000 List Date: 6/7/2007 Area: Off Market Date: Days on Market (Total): 112 Days on Market (Office): 112 Property Features # of Units: 3 Type: 3 Family Total Rooms: 13 Apprx Acres: 0.13 Total Floors: 3 Apprx Lot Size: 6098 sq.ft. Heating Units: Apprx Living Area: 2728 sq.ft. Heating Zones: Garage: 0 Cooling Units: Parking: 6 Off-Street Cooling Zones: Year Built: 1890 Unit Descriptions Unit # Rms # Brs: FB/HB # FP # Lvls Flr# Mon Rent Lease Rent Includes Heating / $900 Yes Water Hot Water Baseboard, Gas / $800 Yes Water Hot Water Baseboard, Gas / $700 Yes Water Other (See Remarks) Annual Expenses Heating: $ Management: $ Gas: $ Miscellaneous: $ Elec: $ Ann. Prop. Oper. Data: No Water: $ Expense Source: -- Repair & Maintenance: $ Trash Removal: $ Gross Income: $0 Sewer: $ Gross Expenses: $0 Insurance: $ Net Income: $0 Remarks Many updates on this spacious 3-family located on side street.two apartments with update baths,kitchen cabinets and floors. Updated electrical, seperate util,vinyl siding, off street parking,leases.double parlors, hardwood flooring,all appliances included.all windows are vinyl replacements. Close to shopping, transportation, restaurants,etc... Features & Other Information Basement: Yes Full, Interior Access, Bulkhead, Sump Pump, Concrete Floor Electric: 110 Volts, Circuit Breakers, 100 Amps Exterior: Vinyl Foundation: Fieldstone Hot Water: Natural Gas, Electric, Tankless Lead Paint: Unknown Sewer/Water: City/Town Water, City/Town Sewer Tax Information Pin #: Assessment: $331,600 Taxes: $2606 Tax Year: 2007 Book: Page: 225 Cert: Zoning Code: URB RES Map: Block: Lot: The information in this listing was gathered from third party sources including the seller and public records. MLS Property Information Network and its subscribers disclaim any and all representations or warranties as to the accuracy of this information. Content 2007 MLS Property Information Network, Inc.

7 Property Descriptions 27 SMITH ST Taunton, MA Multi-Family MLS #: Status: Active List Price: $310,000 List Date: 9/1/2007 Area: Off Market Date: Days on Market (Total): 26 Days on Market (Office): 26 Property Features # of Units: 3 Type: 3 Family Total Rooms: 14 Apprx Acres: 0.06 Total Floors: 3 Apprx Lot Size: 2614 sq.ft. Heating Units: 3 Apprx Living Area: 2500 sq.ft. Heating Zones: 3 Garage: 0 Cooling Units: 0 Parking: 2 Off-Street, Other (See Remarks) Cooling Zones: 3 Year Built: 1300 Unit Descriptions Unit # Rms # Brs: FB/HB # FP # Lvls Flr# Mon Rent Lease Rent Includes Heating / $0 No -- Hot Water Baseboard / $0 No -- Wall Unit / $0 No Annual Expenses Heating: $ Management: $ Gas: $ Miscellaneous: $ Elec: $ Ann. Prop. Oper. Data: No Water: $ Expense Source: -- Repair & Maintenance: $ Trash Removal: $ Gross Income: $0 Sewer: $ Gross Expenses: $0 Insurance: $ Net Income: $0 Remarks NICE THREE FAMILY WITH MANY UPDATES, INCLUDING NEW WINDOWS,SEPARATE ULTILITIES,NEWER KITCHEN AND BATHS,VINYL SIDED,FANS IN NEARLY EVERY ROOM,SOME ROOMS WITH PINE WOOD FLOORING. EASY TO SHOW ALL UNITS VACANT READY TO GO. Features & Other Information Basement: Yes Full Electric: Circuit Breakers, 100 Amps Exterior: Vinyl Foundation: Fieldstone Hot Water: Natural Gas Lead Paint: Unknown Sewer/Water: City/Town Water, City/Town Sewer Tax Information Pin #: Assessment: $369,300 Taxes: $2902 Tax Year: 2007 Book: Page: 148 Cert: Zoning Code: R Map: Block: Lot: The information in this listing was gathered from third party sources including the seller and public records. MLS Property Information Network and its subscribers disclaim any and all representations or warranties as to the accuracy of this information. Content 2007 MLS Property Information Network, Inc.

8 Property Descriptions 17 Webster St Taunton, MA Multi-Family MLS #: Status: Active List Price: $349,900 List Date: 6/29/2007 Area: Off Market Date: Days on Market (Total): 90 Days on Market (Office): 90 Property Features # of Units: 3 Type: 3 Family Total Rooms: 14 Apprx Acres: 0.26 Total Floors: 2 Apprx Lot Size: sq.ft. Heating Units: Apprx Living Area: 2844 sq.ft. Heating Zones: Garage: 0 Cooling Units: Parking: 4 Off-Street Cooling Zones: Year Built: 1877 Unit Descriptions Unit # Rms # Brs: FB/HB # FP # Lvls Flr# Mon Rent Lease Rent Includes Heating / $750 No Heat, Hot Water Hot Water Baseboard, Gas / $700 No Heat, Hot Water Hot Water Baseboard, Gas / $900 No Heat, Hot Water Hot Water Baseboard, Gas Annual Expenses Heating: $ Management: $ Gas: $ Miscellaneous: $ Elec: $ Ann. Prop. Oper. Data: Yes Water: $ Expense Source: -- Repair & Maintenance: $ Trash Removal: $ Gross Income: $0 Sewer: $ Gross Expenses: $0 Insurance: $ Net Income: $0 Remarks Investment or absolutely perfect for the owner occupied! 2-1 bedroom units on the 1st floor. Owners can occupy entire 2nd level with hardwood flooring in kitchen and double parlors, with washer & dryer hook up, too! Some updated kitchens and baths. Great side street location with nice size lawn, close to everything! Maintenance free vinyl siding & off street parking. Features & Other Information Basement: Yes Full Electric: Fuses, Circuit Breakers Exterior: Vinyl Foundation: Concrete Block, Fieldstone Hot Water: Natural Gas, Tank Lead Paint: Yes, Unknown Sewer/Water: City/Town Water Tax Information Pin #: M:66 L:469 U: Assessment: $328,700 Taxes: $2584 Tax Year: 2007 Book: Page: 193 Cert: Zoning Code: Res Map: Block: Lot: The information in this listing was gathered from third party sources including the seller and public records. MLS Property Information Network and its subscribers disclaim any and all representations or warranties as to the accuracy of this information. Content 2007 MLS Property Information Network, Inc.

9 Market Analysis Summary Properties Currently Under Contract Number of Properties: 3 Price Range: $309,900 to $329,900 Average Price: $319,900 Median Price: $319,900 Address City Units Beds Baths Full Half Living Area (Square Feet) Days on Market List Price 155 Cohannet St. Taunton, MA $309, Highland Street Taunton, MA $319, Grant St Taunton, MA $329,900

10 Property Descriptions 155 Cohannet St. Taunton, MA Multi-Family MLS #: Status: Under Agreement List Price: $309,900 List Date: 6/15/2007 Ant. Sale Date: 10/31/2007 Area: Off Market Date: 9/26/2007 Days on Market (Total): 234 Days on Market (Office): 103 Property Features # of Units: 4 Type: 3 Family Total Rooms: 14 Apprx Acres: 0.21 Total Floors: 3 Apprx Lot Size: 9583 sq.ft. Heating Units: 3 Apprx Living Area: 3406 sq.ft. Heating Zones: 6 Garage: 0 Cooling Units: 3 Parking: 6 Off-Street Cooling Zones: 0 Year Built: 1900 Unit Descriptions Unit # Rms # Brs: FB/HB # FP # Lvls Flr# Mon Rent Lease Rent Includes Heating / $0 No Water Hot Water Baseboard, Gas, Unit Control / $0 No Electric, Water Hot Water Baseboard, Gas, Unit Control / $0 No Electric, Water Hot Water Baseboard, Gas, Unit Control / $0 No Electric, Water Hot Water Baseboard, Gas, Unit Control Annual Expenses Heating: $ Management: $ Gas: $ Miscellaneous: $ Elec: $ Ann. Prop. Oper. Data: No Water: $ Expense Source: -- Repair & Maintenance: $ Trash Removal: $ Gross Income: $0 Sewer: $ Gross Expenses: $0 Insurance: $ Net Income: $0 Remarks Unbelievable income potential! Mixed use zoning currently a 3 family plus a large 2 room office with bath. DELEADED!Across from temporary courthouse. This property has been rented to family members of employees for no rent or a fraction of market rents, All new windows, updated electric, vinyl sided, fenced yard, 3 newer heating systems with gas furnaces and much, much more! Features & Other Information Basement: Yes Full, Interior Access, Concrete Floor Disclosures: End of September closing preferred Electric: 220 Volts, Circuit Breakers, 100 Amps, Individually Metered Exterior: Vinyl Foundation: Fieldstone Hot Water: Natural Gas, Tank, Leased Heater Lead Paint: Certified Treated Sewer/Water: City/Town Water, City/Town Sewer Tax Information Pin #: Assessment: $348,200 Taxes: $ Tax Year: 2007 Book: Page: 314 Cert: Zoning Code: MIXED USE Map: Block: Lot: 161 The information in this listing was gathered from third party sources including the seller and public records. MLS Property Information Network and its subscribers disclaim any and all representations or warranties as to the accuracy of this information. Content 2007 MLS Property Information Network, Inc.

11 Property Descriptions 40 Highland Street Taunton, MA Multi-Family MLS #: Status: Under Agreement List Price: $319,900 List Date: 7/11/2007 Ant. Sale Date: 9/30/2007 Area: Off Market Date: 8/20/2007 Days on Market (Total): 43 Days on Market (Office): 43 Property Features # of Units: 2 Type: 2 Family Total Rooms: 9 Apprx Acres: 0.44 Total Floors: 2 Apprx Lot Size: sq.ft. Heating Units: 2 Apprx Living Area: 1800 sq.ft. Heating Zones: 2 Garage: 0 Cooling Units: 0 Parking: 6 Off-Street Cooling Zones: Year Built: 1890 Unit Descriptions Unit # Rms # Brs: FB/HB # FP # Lvls Flr# Mon Rent Lease Rent Includes Heating / $0 No -- Forced Air, Individual / $0 No -- Forced Air, Individual, Wall Unit Annual Expenses Heating: $ Management: $ Gas: $ Miscellaneous: $ Elec: $ Ann. Prop. Oper. Data: No Water: $ Expense Source: -- Repair & Maintenance: $ Trash Removal: $ Gross Income: $0 Sewer: $ Gross Expenses: $0 Insurance: $ Net Income: $0 Remarks Appraised at $350K in June/07. This beautiful, completely refinished 2 family is in a SF neighborhood area. Hardwood floors, high ceilings, French doors,very light and clean house. Large private yard. House needs nothing. This has been owner occupied for 9 years and is the nicest 2 family in Taunton. Must sell, make an offer!! Features & Other Information Basement: Yes Full, Walk Out, Interior Access, Concrete Floor Disclosures: Owner is a licensed real estate agent Electric: Circuit Breakers, 100 Amps Exclusions: Refrigerators,1st floor laundry,dog kennel Exterior: Vinyl Foundation: Granite Hot Water: Electric, Leased Heater Lead Paint: Unknown Sewer/Water: City/Town Water, City/Town Sewer Tax Information Pin #: M:91 L:255 U: Assessment: $315,800 Taxes: $2482 Tax Year: 2007 Book: Page: 160 Cert: Zoning Code: Res Map: Block: Lot: The information in this listing was gathered from third party sources including the seller and public records. MLS Property Information Network and its subscribers disclaim any and all representations or warranties as to the accuracy of this information. Content 2007 MLS Property Information Network, Inc.

12 Property Descriptions 29 Grant St Taunton, MA Multi-Family MLS #: Status: Under Agreement List Price: $329,900 List Date: 5/24/2007 Ant. Sale Date: 9/28/2007 Area: Off Market Date: 7/24/2007 Days on Market (Total): 61 Days on Market (Office): 61 Property Features # of Units: 3 Type: 3 Family Total Rooms: 14 Apprx Acres: 0.09 Total Floors: 3 Apprx Lot Size: 4148 sq.ft. Heating Units: 3 Apprx Living Area: 2582 sq.ft. Heating Zones: Garage: 0 Cooling Units: Parking: 5 Off-Street Cooling Zones: Year Built: 1900 Unit Descriptions Unit # Rms # Brs: FB/HB # FP # Lvls Flr# Mon Rent Lease Rent Includes Heating / $0 No -- Gas / $550 No -- Gas / $0 No -- Gas Annual Expenses Features & Other Information Heating: $ Management: $ Basement: Yes Full Gas: $ Miscellaneous: $ Electric: 220 Volts Elec: $ Ann. Prop. Oper. Data: No Exterior: Vinyl Water: $ Expense Source: -- Foundation: Poured Concrete Repair & Maintenance: $ Trash Removal: $ Gross Income: $0 Hot Water: Natural Gas Lead Paint: Unknown Sewer: $ Gross Expenses: $0 Sewer/Water: City/Town Water Insurance: $ Net Income: $0 Remarks Tax Information Well maintained 3 family located near shopping and hospital. New roof, new windows, vinyl siding, updated electric. Nice Pin #: Assessment: $364,800 fenced in yard 1st and 3rd floors vacant.seperate utilities.easy to Taxes: $ Tax Year: 2007 show Book: Page: 36 Cert: Zoning Code: res Map: Block: Lot: The information in this listing was gathered from third party sources including the seller and public records. MLS Property Information Network and its subscribers disclaim any and all representations or warranties as to the accuracy of this information. Content 2007 MLS Property Information Network, Inc.

13 Market Analysis Summary Properties Recently Sold Number of Properties: 3 Price Range: $315,000 to $350,000 Average Price: $333,333 Median Price: $335,000 Address City Units Beds Baths Full Half Living Area (Square Feet) Days on Market List Price Sale Price SP% of LP 10 Harrison Street Taunton, MA $329,900 $315,000 95% 9 Weir Ave Taunton, MA $320,000 $335, % 10 Charles St Taunton, MA $340,000 $350, %

14 Property Descriptions 10 Harrison Street Taunton, MA Multi-Family MLS #: Status: Sold List Price: $329,900 Sale Price: $315,000 List Date: 7/27/2006 Sale Date: 2/28/2007 Area: Off Market Date: 12/20/2006 Days on Market (Total): 136 Days on Market (Office): 136 Property Features # of Units: 3 Type: 3 Family Total Rooms: 12 Apprx Acres: 0.25 Total Floors: 2 Apprx Lot Size: sq.ft. Heating Units: 2 Apprx Living Area: 3312 sq.ft. Heating Zones: 4 Garage: 2 Cooling Units: 0 Parking: 4 Off-Street Cooling Zones: 0 Year Built: 1900 Unit Descriptions Unit # Rms # Brs: FB/HB # FP # Lvls Flr# Mon Rent Lease Rent Includes Heating / $750 No Heat, Electric, Gas, Water, Hot Water Hot Water Baseboard, Oil / $0 No Heat, Electric, Hot Water Hot Water Baseboard, Oil / $0 No -- Hot Water Baseboard, Oil Annual Expenses Heating: $4500 Management: $ Gas: $ Miscellaneous: $ Elec: $850 Ann. Prop. Oper. Data: Yes Water: $409 Expense Source: Owner Provided Repair & Maintenance: $ Trash Removal: $ Gross Income: $9000 Sewer: $409 Gross Expenses: $8084 Insurance: $1916 Net Income: $0 Remarks WELL MAINTAINED 3 UNIT (OVER 60 YEARS OWNER OCCUPIED). VINYL SIDED, NEW ROOF. TWO 1 BEDROOM UNITS ON 1ST FLOOR. 2ND FLOOR HAS 6 ROOMS, 2 FULL BATHS, WALK-UP ATTIC HAS 5 PARTIALLY FINISHED ROOMS WITH A SEPERATE THERMOSTAT. 2 HEAT (OIL) SYSTEMS, 2 ELECTRICAL PANELS, WASHER & DRYER HOOK-UPS IN EACH UNIT. GLEAMING HARDWOOD FLOORS, NICE DETAIL, 2 CAR GARAGE, DOUBLE WIDE DRIVEWAY.1st floor front unit is rented for $750 including utilities, other 2 units are owner-occupied. Features & Other Information Basement: Yes Full, Bulkhead, Sump Pump, Concrete Floor Disclosures: SOME WATER DURING HEAVY RAINS Electric: Fuses, Circuit Breakers, Varies per Unit Exclusions: WINDOW A/C Exterior: Vinyl Foundation: Granite Hot Water: Oil, Tankless Lead Paint: Unknown Sewer/Water: City/Town Water, City/Town Sewer Tax Information Pin #: Assessment: $343,800 Taxes: $ Tax Year: 2007 Book: 6818 Page: 202 Cert: Zoning Code: 1050 Map: 66 Block: Lot: The information in this listing was gathered from third party sources including the seller and public records. MLS Property Information Network and its subscribers disclaim any and all representations or warranties as to the accuracy of this information. Content 2007 MLS Property Information Network, Inc.

15 Property Descriptions 9 Weir Ave Taunton, MA Multi-Family MLS #: Status: Sold List Price: $320,000 Sale Price: $335,000 List Date: 5/5/2007 Sale Date: 7/6/2007 Area: Off Market Date: 5/29/2007 Days on Market (Total): 24 Days on Market (Office): 24 Property Features # of Units: 2 Type: 3 Family Total Rooms: 11 Apprx Acres: 0.15 Total Floors: 2 Apprx Lot Size: 6534 sq.ft. Heating Units: Apprx Living Area: 2960 sq.ft. Heating Zones: Garage: 1 Cooling Units: Parking: 6 Off-Street Cooling Zones: Year Built: 1875 Unit Descriptions Unit # Rms # Brs: FB/HB # FP # Lvls Flr# Mon Rent Lease Rent Includes Heating / $0 No / $0 No / $0 No Annual Expenses Heating: $ Management: $ Gas: $ Miscellaneous: $ Elec: $ Ann. Prop. Oper. Data: No Water: $ Expense Source: -- Repair & Maintenance: $ Trash Removal: $ Gross Income: $0 Sewer: $ Gross Expenses: $0 Insurance: $ Net Income: $0 Remarks 3 family w/ 2 bedrms on 1st & 2nd floor 1 bedrm on 3rd, new kitchen & bath on 1st. 2nd floor kitchen & bath have been updated, 3rd floor needs work but it is a legal apartment, vinyl siding, replacement windows, 100 amp c/b electric, large 1 car garage, shed, beautifully landscaped back yard w/ garden fountain, garden area, fruit trees, and grape arbor! Seller is accepting offers between $320,000 and $349,900 Features & Other Information Basement: Yes Full Electric: Circuit Breakers, 100 Amps Exterior: Vinyl Foundation: Fieldstone Lead Paint: Unknown Sewer/Water: City/Town Water, City/Town Sewer Tax Information Pin #: M:78 L:219 U: Assessment: $342,200 Taxes: $2690 Tax Year: 2007 Book: 2366 Page: 318 Cert: Zoning Code: Res. Map: Block: Lot: The information in this listing was gathered from third party sources including the seller and public records. MLS Property Information Network and its subscribers disclaim any and all representations or warranties as to the accuracy of this information. Content 2007 MLS Property Information Network, Inc.

16 Property Descriptions 10 Charles St Taunton, MA Multi-Family MLS #: Status: Sold List Price: $340,000 Sale Price: $350,000 List Date: 5/7/2007 Sale Date: 6/18/2007 Area: Off Market Date: 6/13/2007 Days on Market (Total): 115 Days on Market (Office): 37 Property Features # of Units: 3 Type: 3 Family Total Rooms: 14 Apprx Acres: 0.41 Total Floors: 2 Apprx Lot Size: sq.ft. Heating Units: Apprx Living Area: 2844 sq.ft. Heating Zones: Garage: 3 Cooling Units: Parking: 8 Off-Street Cooling Zones: Year Built: 1885 Unit Descriptions Unit # Rms # Brs: FB/HB # FP # Lvls Flr# Mon Rent Lease Rent Includes Heating / $0 No -- Hot Water Baseboard, Oil, Individual / $0 No Heat, Hot Water / $0 No Annual Expenses Heating: $ Management: $ Gas: $ Miscellaneous: $ Elec: $ Ann. Prop. Oper. Data: No Water: $ Expense Source: -- Repair & Maintenance: $ Trash Removal: $ Gross Income: $0 Sewer: $ Gross Expenses: $0 Insurance: $ Net Income: $0 Remarks NEW LISTING NEW AGENT: INCREDIBLY-PRICED TO SELL, THE PERFECT OWNER OCCUPIED as it was, OR RENT ALL UNITS. GREAT INVESTMENT..HUGE 3-FAMILY with a 3-CAR GARAGE THAT IS BONUS INCOME POTENTIAL! Nice quiet yard w a/g pool for those warm summers! Large enclosed Sunroom with Fireplace for entertaining, Kitchen appliances included. 2 Laundry Hookups, Separate electric,oil heat. AND almost 1/2 acre lot size. REDUCED $37,000. LESS THAN Assessed Tax Value! GOTTA SEE THIS. Potential $3,500.+ income! Features & Other Information Basement: Yes Full, Concrete Floor Disclosures: Unit 2 is TAW. Other 2 units presently vacant incase new Owner wants to occupy. Electric: Circuit Breakers, 100 Amps, Individually Metered Exclusions: Unit 2-Refrig. Exterior: Shake, Other (See Remarks) Foundation: Poured Concrete, Fieldstone Hot Water: Natural Gas, Electric, Tank, Varies Per Unit Lead Paint: Unknown Sewer/Water: City/Town Water, City/Town Sewer Tax Information Pin #: M:92 L:359 U: Assessment: $376,900 Taxes: $2962 Tax Year: 2007 Book: 8682 Page: 156 Cert: Zoning Code: Resid Map: Block: Lot: The information in this listing was gathered from third party sources including the seller and public records. MLS Property Information Network and its subscribers disclaim any and all representations or warranties as to the accuracy of this information. Content 2007 MLS Property Information Network, Inc.

17 Property Comparisons 30 Newcomb Place 27 Smith St 17 Webster St Taunton, MA Taunton, MA Taunton, MA MLS # Status Active Active Active List Price $299,000 $310,000 $349,900 Sale Price List Date 6/7/2007 9/1/2007 6/29/2007 Off Market Date Sale Date Days on Market Type 3 Family 3 Family 3 Family Units Bedrooms Full Baths Half Baths Total Rooms Square Feet Acres Lot Size (sq.ft.) Year Built Fireplaces Garage Spaces Ext. Features Porch, Gutters Porch Porch Sewer & Water City/Town Water, City/Town Sewer City/Town Water, City/Town Sewer City/Town Water Waterfront Beach Desc Assessed Value $331,600 $369,300 $328,700 Taxes $2,606 $2,902 $2,584 Tax Year

18 Property Comparisons 155 Cohannet St. 40 Highland Street 29 Grant St Taunton, MA Taunton, MA Taunton, MA MLS # Status Under Agreement Under Agreement Under Agreement List Price $309,900 $319,900 $329,900 Sale Price List Date 6/15/2007 7/11/2007 5/24/2007 Off Market Date 9/26/2007 8/20/2007 7/24/2007 Sale Date Days on Market Type 3 Family 2 Family 3 Family Units Bedrooms Full Baths Half Baths Total Rooms Square Feet Acres Lot Size (sq.ft.) Year Built Fireplaces Garage Spaces Ext. Features Gutters, Screens, Fenced Yard,... Porch, Gutters Sewer & Water City/Town Water, City/Town Sewer City/Town Water, City/Town Sewer City/Town Water Waterfront Beach Desc Assessed Value $348,200 $315,800 $364,800 Taxes $3, $2,482 $2, Tax Year

19 Property Comparisons 9 Weir Ave 10 Harrison Street 10 Charles St Taunton, MA Taunton, MA Taunton, MA MLS # Status Sold Sold Sold List Price $320,000 $329,900 $340,000 Sale Price $335,000 $315,000 $350,000 List Date 5/5/2007 7/27/2006 5/7/2007 Off Market Date 5/29/ /20/2006 6/13/2007 Sale Date 7/6/2007 2/28/2007 6/18/2007 Days on Market Type 3 Family 3 Family 3 Family Units Bedrooms Full Baths Half Baths Total Rooms Square Feet Acres Lot Size (sq.ft.) Year Built Fireplaces Garage Spaces Ext. Features Porch, Storage Shed, Greenhous... Porch, Gutters Porch, Enclosed Porch, Above G... Sewer & Water City/Town Water, City/Town Sewer City/Town Water, City/Town Sewer City/Town Water, City/Town Sewer Waterfront Beach Desc Assessed Value $342,200 $343,800 $376,900 Taxes $2,690 $2, $2,962 Tax Year

20 Current/Pending Properties Graph $400,000 Original Asking Price vs. Current Price $350,000 $300,000 $250,000 $200,000 $150,000 $100,000 $50,000 $ Address City Days on Market Original Price Current Price 1 30 Newcomb Place Taunton, MA 112 $338,000 $299, Cohannet St. Taunton, MA 234 $349,900 $309, SMITH ST Taunton, MA 26 $310,000 $310, Highland Street Taunton, MA 43 $330,000 $319, Grant St Taunton, MA 61 $329,900 $329, Webster St Taunton, MA 90 $359,900 $349,900

21 Sold Properties Graph $400,000 List Price vs. Sale Price $350,000 $300,000 $250,000 $200,000 $150,000 $100,000 $50,000 $ Address City Days on Market List Price Sale Price 1 9 Weir Ave Taunton, MA 24 $320,000 $335, Harrison Street Taunton, MA 136 $329,900 $315, Charles St Taunton, MA 115 $340,000 $350,000

22 Pricing Adjustments per Property Comparable No.1 Comparable No.2 Comparable No.3 Adjustments 30 Newcomb Place Multi-Family - Active Taunton, MA List Price: $299,000 List Date: 6/7/2007 Days on Market: Smith St Multi-Family - Active Taunton, MA List Price: $310,000 List Date: 9/1/2007 Days on Market: Webster St Multi-Family - Active Taunton, MA List Price: $349,900 List Date: 6/29/2007 Days on Market: 90 Item Description +(-) $ Adjustment Description +(-) $ Adjustment Description +(-) $ Adjustment Net Adjusted (Total) Adjusted Price $299,000 $310,000 $349,900

23 Pricing Adjustments per Property Comparable No.4 Comparable No.5 Comparable No.6 Adjustments 155 Cohannet St. Multi-Family - Under Agreement Taunton, MA List Price: $309,900 List Date: 6/15/2007 Off Market Date: 9/26/2007 Days on Market: Highland Street Multi-Family - Under Agreement Taunton, MA List Price: $319,900 List Date: 7/11/2007 Off Market Date: 8/20/2007 Days on Market: Grant St Multi-Family - Under Agreement Taunton, MA List Price: $329,900 List Date: 5/24/2007 Off Market Date: 7/24/2007 Days on Market: 61 Item Description +(-) $ Adjustment Description +(-) $ Adjustment Description +(-) $ Adjustment Net Adjusted (Total) Adjusted Price $309,900 $319,900 $329,900

24 Pricing Adjustments per Property Comparable No.7 Comparable No.8 Comparable No.9 Adjustments 9 Weir Ave Multi-Family - Sold Taunton, MA List Price: $320,000 Sale Price: $335,000 List Date: 5/5/2007 Off Market Date: 5/29/2007 Sale Date: 7/6/2007 Days on Market: Harrison Street Multi-Family - Sold Taunton, MA List Price: $329,900 Sale Price: $315,000 List Date: 7/27/2006 Off Market Date: 12/20/2006 Sale Date: 2/28/2007 Days on Market: Charles St Multi-Family - Sold Taunton, MA List Price: $340,000 Sale Price: $350,000 List Date: 5/7/2007 Off Market Date: 6/13/2007 Sale Date: 6/18/2007 Days on Market: 115 Item Description +(-) $ Adjustment Description +(-) $ Adjustment Description +(-) $ Adjustment Net Adjusted (Total) Adjusted Price $335,000 $315,000 $350,000

25 Suggested Sales Price Days on Market Price No Newcomb Place, Taunton, MA 112 $299,000 No Smith St, Taunton, MA 26 $310,000 No Webster St, Taunton, MA 90 $349,900 No Cohannet St., Taunton, MA 234 $309,900 No Highland Street, Taunton, MA 43 $319,900 No Grant St, Taunton, MA 61 $329,900 No. 7-9 Weir Ave, Taunton, MA 24 $335,000 No Harrison Street, Taunton, MA 136 $315,000 No Charles St, Taunton, MA 115 $350,000 Indicated Value by Sale Comparison Approach $324,289

26 Pricing Analysis - Square Foot Price Number of Properties: 9 Price Range: $299,000 to $350,000 Average Price: $324,289 Average $ Per Square Foot: $121 Address City Status Square Feet $/SqFt Price 30 Newcomb Place Taunton, MA ACT $299, Cohannet St. Taunton, MA UAG $309, Smith St Taunton, MA ACT $310, Harrison Street Taunton, MA SLD $315, Highland Street Taunton, MA UAG $319, Grant St Taunton, MA UAG $329,900 9 Weir Ave Taunton, MA SLD $335, Webster St Taunton, MA ACT $349, Charles St Taunton, MA SLD $350,000 Pricing Scenarios Average price of properties comparable to yours: $324,289 Predicted Price of your home based on 'cost per square foot': $ 358,160 Based on your property's square footage of 2960 and the average cost per square foot listed above as $121 per sqft.