APPRAISAL SUMMARY REPORT SUBJECT ASSIGNMENT SALES COMPARISON APPROACH Lic #: 4800004017 Page #1 File No.: : City: Rye State: NY Zip Code: County: WESTCHESTER Legal Description: Assessor's Parcel #: (SUMMARY APPRAISAL REPORT) Tax Year: 2013 R.E. Taxes: $ 3,30 Special Assessments: $ Borrower (if applicable): Current Owner of Record: Occupant: Owner Tenant Vacant Manufactured Housing Property Type: SFR 2-4 Family # of Units: 1 Ownership Restriction: None PUD Condo Coop Market Area Name: RYE Map Reference: GOOGLE MAP Census Tract: 0076.00 Flood Hazard The purpose of this appraisal is to develop an opinion of: Market Value (as defined), or other type of value (describe) 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 Other: Property Rights Appraised: Fee Simple Leasehold Leased Fee Other (describe) Intended Use: FAIR MARKET VALUE FOR PRE-LISTING Under USPAP Standards Rule 2-2(c), this is a Restricted Use Appraisal Report, and is intended only for the sole use of the named client. There are no other intended users. The client must clearly understand that the appraiser's opinions and conclusions may not be understood properly without additional information in the appraiser's work file. Client: Address: Appraiser: Address: FEATURE SUBJECT COMPARABLE SALE # 1 COMPARABLE SALE # 2 COMPARABLE SALE # 3 Address 6 DALPHIN DR 770 FOREST AVE 37 OAKLAND BEACH AVE Rye, NY RYE, NY RYE, NY RYE, NY Proximity to Subject 0.48 miles NW 0.22 miles NE 0.6 miles NE Sale Price $ $ 2,,000 $ 2,7,000 $ 2,147,00 Sale Price/GLA $ /sq.ft. $ 840.8 /sq.ft. $ 687. /sq.ft. $ 8.6 /sq.ft. Data Source(s) COMPS INC COMPS INC COMPS INC COMPS INC Verification Source(s) CLOSED MLS #3313473 MLS #3306078 MLS #3327477 VALUE ADJUSTMENTS DESCRIPTION DESCRIPTION +(-) $ Adjust. DESCRIPTION +(-) $ Adjust. DESCRIPTION +(-) $ Adjust. Sales or Financing ArmLth ArmLth ArmLth Concessions Date of Sale/Time 06/27/13 0/06/13 11/06/13 Rights Appraised Fee Simple FEE SIMPLE FEE SIMPLE FEE SIMPLE WTR FRNT -10% -2,00 14,37 SQ FT. 1,682 SF -13,000 13,04 SF 11,761 SF +26,000 WATER -% -128,70 Design (Style) COLONIAL COLONIAL COLONIAL COLONIAL of Construction 12 182 11 11 Condition C2 C2 C2 C2 Above Grade Total Bdrms Baths Total Bdrms Baths Total Bdrms Baths Total Bdrms Baths Room Count 4. 4. 4 3. +20,000 4 +10,000 sq.ft. 3,63 sq.ft. -26,100 3,743 sq.ft. -42,300 3,87 sq.ft. -28,260 Basement & Finished FULL FULL FULL FULL Rooms Below Grade UNFINISHED P-FINISHED -10,000 UNFINISHED UNFINISHED Functional Utility GOOD AVERAGE GOOD AVERAGE Heating/Cooling OHW/CAC GHA/CAC GAS/CAC GHA/CAC Energy Efficient Items THERMOPANE THERMOPANE THERMOPANE THERMOPANE Garage/Carport 2-CAR GAR 2-CAR GAR 2-CAR GAR 2-CAR GAR Porch/Patio/Deck 2 PATIOS, PORCH PAT, DECK, DOCK PATIO, BALCONY +,000 PAT, DECK, DOCK FIREPLACE 2 1 +10,000 2 1 +10,000 Net Adjustment (Total) + - $ -338,600 + - $ -146,00 + - $ 17,740 Adjusted Sale Price of Comparables $ 2,66,400 $ 2,428,0 $ 2,16,240 Summary of Sales Comparison Approach GLA ADJUSTMENTS ARE MADE AT $0.00 PER SQ FT. SITE ADJUSTMENTS ARE MADE AT $10 PER SQ FT. FOR A DIFFERENCE OF 1,000 SQ FT. AND GREATER. BATH ADJUSTMENTS ARE MADE AT $10,000 PER HALF BATH. LOCATION ADJUSTMENT IS MADE AT 10% OF THE SALE PRICE TO SALE #1 AS IT IS WATER FRONT. WATER VIEW ADJUSTMENT IS MADE AT % OF THE SALE PRICE TO SALE # 2. Copyright 2010 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 GPRTD "WinTOTAL" appraisal software by a la mode, inc. 1-800-ALAMODE /2010
APPRAISAL SUMMARY REPORT TRANSFER HISTORY MARKET File No.: My research did did not reveal any prior sales or transfers of the subject property for the three years prior to the effective date of this appraisal. Data Source(s): WESTCHESTER 1st Prior Subject Sale/Transfer Analysis of sale/transfer history and/or any current agreement of sale/listing: Date: Price: Source(s): 2nd Prior Subject Sale/Transfer Date: Price: Source(s): Subject Market Area and Marketability: AS PER COMPS INC. AND ZILLOW.COM HOME VALUES THROUGHOUT THE SUBJECT ZIP CODE HAVE REMAINED STABLE THROUGHOUT THE PAST YEAR, Page #2 SITE Area: 14,37 SQ FT. : Topography: AVERAGE Drainage: Zoning Classification: Description: GENERAL RESIDENCE DISTRICT Zoning Compliance: Legal Legal nonconforming (grandfathered) Illegal No zoning Highest & Best Use: Present use, or Other use (explain) Actual Use as of Effective Date: Use as appraised in this report: Opinion of Highest & Best Use: FEMA Spec'l Flood Hazard Area Yes No FEMA Flood Zone X FEMA Map # 3611C034F FEMA Map Date 0/28/2007 Comments: IMPROVEMENTS Improvements Comments: SUBJECT IS IN OVERALL C2 CONDITION. Indicated Value by: Sales Comparison Approach $ 2,42,000 Indicated Value by: Cost Approach (if developed) $ Indicated Value by: Income Approach (if developed) $ Final Reconciliation RECONCILIATION This appraisal is made ''as is'', subject to completion per plans and specifications on the basis of a Hypothetical Condition that the improvements have been completed, subject to the following repairs or alterations on the basis of a Hypothetical Condition that the repairs or alterations have been completed, subject to the following required inspection based on the Extraordinary Assumption that the condition or deficiency does not require alteration or repair: ATTACHMENTS This report is also subject to other Hypothetical Conditions and/or Extraordinary Assumptions as specified in the attached addenda. Based on the degree of inspection of the subject property, as indicated below, defined Scope of Work, Statement 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: $ 2,42,000, as of: 01/22/14, which is the effective date of this appraisal. If indicated above, this Opinion of Value is subject to Hypothetical Conditions and/or Extraordinary Assumptions included in this report. See attached addenda. A true and complete copy of this report contains pages, including exhibits which are considered an integral part of the report. This appraisal report may not be properly understood without reference to the information contained in the complete report. Attached Exhibits: Scope of Work Limiting Cond./Certifications Narrative Addendum Photograph Addenda Sketch Addendum Map Addenda Additional Sales Cost Addendum Flood Addendum Manuf. House Addendum Hypothetical Conditions Extraordinary Assumptions Extraordinary Assumptions Client Contact: Client Name: E-Mail: Address: APPRAISER SUPERVISORY APPRAISER (if required) or CO-APPRAISER (if applicable) SIGNATURES Supervisory or Appraiser Name: Company: Co-Appraiser Name: Company: Phone: Fax: Phone: Fax: E-Mail: E-Mail: Date of Report (Signature): 01/2/14 Date of Report (Signature): License or Certification #: State: License or Certification #: State: Designation: Expiration Date of License or Certification: Designation: Expiration Date of License or Certification: Inspection of Subject: Interior & Exterior Exterior Only None Inspection of Subject: Interior & Exterior Exterior Only None Date of Inspection: 01/22/14 Date of Inspection: Copyright 2010 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 GPRTD "WinTOTAL" appraisal software by a la mode, inc. 1-800-ALAMODE /2010
Subject Photo Page City Page #3 SUBJECT FRONT 4. 14,37 SQ FT. 12 SUBJECT REAR SUBJECT STREET Form PIC3x.SR "WinTOTAL" appraisal software by a la mode, inc. 1-800-ALAMODE
Photo Page City Page #4 4. 14,37 SQ FT. 12 Form PIC3x.SI "WinTOTAL" appraisal software by a la mode, inc. 1-800-ALAMODE
Photo Page City Page # 4. 14,37 SQ FT. 12 SUBJECT INTERIOR Form PIC3x.SI "WinTOTAL" appraisal software by a la mode, inc. 1-800-ALAMODE
Photo Page City Page #6 4. 14,37 SQ FT. 12 Form PIC3x.SI "WinTOTAL" appraisal software by a la mode, inc. 1-800-ALAMODE
Photo Page City Page #7 4. 14,37 SQ FT. 12 Form PIC3x.SI "WinTOTAL" appraisal software by a la mode, inc. 1-800-ALAMODE
Photo Page City Page #8 4. 14,37 SQ FT. 12 Form PIC3x.SI "WinTOTAL" appraisal software by a la mode, inc. 1-800-ALAMODE
Comparable Photo Page City Page # Comparable 1 6 DALPHIN DR Prox. to Subject 0.48 miles NW Sale Price 2,,000 3,63 4. WTR FRNT -10% 1,682 SF 182 Comparable 2 770 FOREST AVE Prox. to Subject 0.22 miles NE Sale Price 2,7,000 3,743 4 3. WATER -% 13,04 SF 11 Comparable 3 37 OAKLAND BEACH AVE Prox. to Subject 0.6 miles NE Sale Price 2,147,00 3,87 4 11,761 SF 11 Form PIC3x.CR "WinTOTAL" appraisal software by a la mode, inc. 1-800-ALAMODE
Map City Page #10 Form MAP.LOC "WinTOTAL" appraisal software by a la mode, inc. 1-800-ALAMODE