File No. 2 Case No. 18939 IMPROVEMENTS SITE NEIGHBORHOOD CONTRACT Uniform Residential Appraisal Report The purpose this summary appraisal report is to provide the lender/client with an accurate, and adequately supported, opinion the market value the subject property. City Ellicott City 213 Property Address 518 Bonnie Acres Dr Steinhorn, Jason S / Scott, Carol J Borrower Jason S Steinhorn & Carol J Scott Owner Public Record Legal Description Lot 8 S 2 518 Bonnie Acres Dr Bonnie Acres Tax Year R.E. Taxes 3715 1181319 21 Assessor's Parcel # Neighborhood Name Bonnie Acres HW-16-H-3 611. Map Reference Census Tract Vacant Special Assessments PUD HOA 952 Occupant X Owner Tenant per year per month Property Rights Appraised X Leasehold Other (describe) Purchase Transaction Refinance Transaction X Other (describe) New Construction Assignment Type Lender/Client Susquehanna Bank Address 351 Concord Rd. Suite 35, York, PA 172-867 Is the subject property currently fered for sale or has it been fered for sale in the twelve months prior to the effective date this appraisal? X No Report data source(s) used, ferings price(s), and date(s). DOM Unk;Subject property was fered for sale.;original Price 225,;Original Date 8/29/213;Deed;This sale was an Estate Sale and was not listed on the MLS database.;see Exhibit page. I did X did not analyze the contract for sale for the subject purchase transaction. Explain the results the analysis the contract for sale or why the analysis was not performed. Arms length sale;the subject is new construction. The construction contract was not available at the time the appraisal. 35,657 Contract Price Date Contract 5/12/21 Is the property seller the owner public record? X No Data Source(s) Is there any financial assistance (loan charges, sale concessions, gift or downpayment assistance, etc.) to be paid by any party on behalf the borrower? X No If, report the total dollar amount and describe the items to be paid. ;;No Financial Assistance Noted. The property owner is having a newly constructed home built on the lot which he currently owns. Tax ID#11181319. See Exhibit page. Note: Race and the racial composition the neighborhood are not appraisal factors. Neighborhood Characteristics One-Unit Housing Trends One-Unit Housing Present Land Use % Rural Increasing AGE One-Unit X Stable 6 % Location X Urban Suburban Property Values Declining PRICE Shortage (yrs) 2- Unit X In Balance 5 % Built-Up X Over 75% 25-75% Under 25% Demand/Supply Over Supply () Growth Rapid Slow 3-6 mths X Stable 1 5 % Marketing Time X Under 3 mths Multi-Family Over 6 mths 175 Low 85 1 % Neighborhood Boundaries Subject is Bounded to the North by Md. Route, to the South by Md. Route 1, 765 High Commercial Other to the East by Md. Route 1, and to the West by Md. Route 1. See Map Addendum. 6 Pred. 6 2 % Neighborhood Description The neighborhood enjoys average proximity to schools, shopping, and employment centers.the neighborhood has average linkage to regional centers via Md. Route 1. The subject property's marketability appears to be average in comparison to typical properties in the area. Subject dwelling is located in the well established community Bonnie Acres. Market Conditions (including support for the above conclusions) Prices within the neighborhood are stable at the present time. Homes like the subject, when fered for sale, generally sell in under three months when marketed. No unusual sales or financing concessions are fered at this time. Supply is in balance and demand is moderate with financing available. Dimensions See Plat Map Area Shape View 1999 sf Rectangular Zoning Description R2 Specific Zoning Classification R Residential w/ Basement Zoning Compliance X Legal Legal Nonconforming (Grandfathered Use) No Zoning Illegal (describe) Is the highest and best use subject property as improved (or as proposed per plans and specifications) the present use? X No If No, describe. Utilities Public Other (describe) Public Other (describe) Off-site Improvements--Type Public Private Electricity X Water Street Asphalt X X Gas Sanitary Sewer Alley X X FEMA Special Flood Hazard Area X No FEMA Flood Zone X FEMA Map # 227C16D FEMA Map Date 11/6/213 Are the utilities and/or f-site improvements typical for the market area? X No If No, describe. Are there any adverse site conditions or external factors (easements, encroachments, environmental conditions, land uses, etc.)? X No If, describe. Apparent. General Description Foundation Exterior Description materials/condition Interior materials/condition One with Accessory Unit Concrete Slab Crawl Space Foundation Walls Masonry/Good Floors Units X One Wood/Carpet/Tile/Gd # Stories 2 Walls X Full Basement Siding/Good Drywall/Good Partial Basement Exterior Walls Type X Det. Att. Composite/Good S-Det./End Unit Basement Area 1,317 Ro Surface Trim/Finish Pine/Pine/Good Existing X Proposed Under Const. Basement Finish 5 % Gutters & Downspouts Alum/Alum/Good Bath Floor Tile/Good X Outside Entry/Exit Dbl-hung/Good Design (Style) Colonial Sump Pump Window Type Bath Wainscot Tile/Good Year Built Car Storage 21 Evidence Infestation Visible Storm Sash/Insulated /Good Effective Age (Yrs) Settlement Screens /Good X Driveway # Cars 2 Dampness Attic Woodstove(s) # Driveway Surface Paved Heating X FWA HWBB Radiant Amenities Drop Stair Stairs Gas X Fireplace(s) # 1 X Garage # Cars 2 Other Fuel Fence Floor Cooling X Central Air Conditioning X Patio/Deck Dk Carport # Cars X Scuttle X Porch 2 Finished Heated Individual Det. Built-in X Att. Other Pool Other Appliances X Refrigerator X Range/Oven X Dishwasher X Disposal X Microwave X Washer/Dryer Other (describe) Finished area above grade contains: Rooms Square Feet Gross Living Area Above Grade 9 2,595 Bedrooms 3. Bath(s) Additional features (special energy efficient items, etc.) Ceiling Fans, Insulated Windows, Porch, Screened Porch, Deck and features listed above. Describe the condition the property (including needed repairs, deterioration, renovations, remodeling, etc.). C1;Kitchen-updated-less than one year ago;bathrooms-updated-less than one year ago;condition the subject is good. Ceiling and walls are good. HVAC is good. Kitchen and baths are modern. Construction the subject is good There were no physical, functional, or external inadequacies noted at the time appraisal. New Construction Proposed per Plans and Specs attached. Are there any physical deficiencies or adverse conditions that affect the livability, soundness, or structural integrity the property? X No If, describe Noted. Does the property generally conform to the neighborhood (functional utility, style, condition, use, construction, etc.)? X No If No, describe Freddie Mac Form 7 March 25 UAD Version 9/211 Produced by ClickFORMS Stware 8-622-8727 Fannie Mae Form 1 March 25 1
SALES COMPARISON ANALYSIS Uniform Residential Appraisal Report File No. 2 Case No. 18939 16 comparable properties currently fered for sale in the subject neighborhood ranging in price from 39,5 7,9. There are to 3 comparable sales in the subject neighborhood within the past twelve months ranging in sale price from 313, 683,567. There are to FEATURE 1 2 3 518 Bonnie Acres Dr 5163 Ilchester Rd 57 Winesap Way 828 Ellicott Woods Ln Address Ellicott City, 213 Ellicott City, 213 Ellicott City, 213 Ellicott City, 213 Proximity to Subject.28 miles E.98 miles E.77 miles N Sale Price 35,657 575, 683,567 585, 253.53 22.51 22.92 Sale Price/Gross Liv. Area 135.13 Data Source(s) MRIS#HW8299927;DOM 12 MRIS#HW813757;DOM 6 MRIS#HW8291539;DOM Verification Source(s) VALUE ADJUSTMENTS +(-) Adjustment +(-) Adjustment +(-) Adjustment Sale or Financing Concessions Conv;1 Conv;1 Conv; Date Sale/Time s5/1;c/1 s1/1;c7/13 s/1;c3/1 Location Leasehold/ Site 1999 sf 327 sf 1728 sf 1867 sf View Design (Style) Quality Construction Q Q Q Q 2 1 19 Actual Age Condition C1 C3 +2, C1 C3 +2, Above Grade Room Count 9 3. 9 2.1 +2, 9 3.1-2, 1 2.1 +2, Gross Living Area 2,595 2,268 +13,8 3,1-2,2 2,68 Basement & Finished 1317sf711sfwu 1288sfsfwu 155sfsfwu 119sf9sfwo Rooms Below Grade rrbr.ba2o +5, +5, 1rr1br1.ba1o -6,5 Functional Utility Heating/Cooling HtPmp/CAC Energy Efficient Items Garage/Carport 2Porch,Deck Porch,Patio +11, Porch +12, Patio,Deck +3, Porch/Patio/Deck Fireplaces Fence/Pool Kitchens/Baths + X 51,8-5,2 18,5 Net Adjustment (Total) Adjusted Sale Price Net Adj: 9% Net Adj: -1% Net Adj: 3% Comparables 626,8 Gross Adj: 6% 678,367 Gross Adj: 5% 63,5 Gross Adj : 9% I X did did not research the sale or transfer history the subject property and comparable sales. If not, explain My research X did did not reveal any prior sales or transfers the subject property for the three years prior to the effective date this appraisal. Data source(s) MLS/ My research did X did not reveal any prior sales or transfers the comparable sales for the year prior to the date sale the comparable sale. Data source(s) MLS/ Report the results the research and analysis the prior sale or transfer history the subject property and comparable sales (report additional prior sales on page 3). ITEM 1 2 3 9/6/213 7/13/212 11/15/1995 Date Prior Sale/Transfer 225, 525, 235,78 Price Prior Sale/Transfer Data Source(s) 5/16/21 5/16/21 5/16/21 5/16/21 Effective Date Data Source(s) Analysis prior sale or transfer history the subject property and comparable sales All comparables have been verified as closed sales through the MLS service and the Department Assessments & Taxation (SDAT). A current agreement sale, option, or listing is in effect for the subject property. Reported sales comparables used appear to be normal for the neighborhood. Comparables with longer than typical days on the market were considered over priced when first listed. The subjects prior sale dated 9/6/213 for 225, was a non arms length sale ( Estate Sale) the existing home (to be demolished) to the current owner. RECONCILIATION Summary Sales Comparison Approach Equal attention was given to all sales. This appraisal remains the intellectual property this appraiser, and as such, may not be used outside the limited context a "mortgage finance transaction", without the express written permission this appraiser. No part the appraisal certification can be interpreted as written permission for other use this appraisal. The Lender/Client is granted this limited use license for mortgage financing only. See Addendum 626, Indicated Value by Sales Comparison Approach 626, 653,115 Income Approach (if developed) Indicated Value by: Sales Comparison Approach Cost Approach (if developed) The market data approach is considered to be the best indicator market value because it reports actual buyer behavior in the subject's market area. The income approach was not used due to insufficient data with which to develop a reliable "GRM". X subject to completion per plans and specifications on the basis a hypothetical condition that the improvements have been This appraisal is made "as is," completed, subject to the following repairs or alterations on the basis a hypothetical condition that the repairs or alterations have been completed, or subject to the following required inspection based on the extraordinary assumption that the condition or deficiency does not require alteration or repair: The appraiser makes no guarantee, expressed or implied, as to the physical, mechanical, or environmental conditions the subject property. Based on a complete visual inspection the interior and exterior areas the subject property, defined scope work, statement assumptions and limiting conditions, and appraiser's certification, my (our) opinion the market value, as defined, the real property that is the subject this report is 626, 5/16/21, as, which is the date inspection and the effective date this appraisal. Freddie Mac Form 7 March 25 Fannie Mae Form 1 March 25 UAD Version 9/211 Produced by ClickFORMS Stware 8-622-8727 2
File No. 2 Case No. 18939 Uniform Residential Appraisal Report Appraisal Report- The 2% Present Land Use described as "Other" in the Neighborhood section this appraisal report consists schools, parks, cemetery, and vacant land. No adjustments were warranted for Age, Acreage, Design, or Location, per buyers actions. GLA adjusted at SF and rounded. ADDITIONAL COMMENTS In completing the sales comparison approach, I have attempted to use comparable sales which fully complied with generally accepted secondary market underwriting guidelines (E.G. Settled sales within certain time frames, net adjustments under 15%, gross adjustments under 25%, reasonable proximity to the Subject, similar GLA, use utility, Etc.). In addition, whenever possible, I have also attempted to meet specific underwriting criteria relayed to use by the Lender/Client. In order to achieve this goal, a comprehensive search the Subject's market area is conducted. The best sales available have been utilized in this analysis. "The Intended User this appraisal report is the Lender/Client. The Intended Use is to evaluate the property that is the subject this appraisal for a mortgage finance transaction, subject to the stated Scope Work, purpose the appraisal, reporting requirements this appraisal report form, and Definition Market Value. No additional Intended Users are identified by the appraiser." The information provided on the attached 1MC is based on properties that are compatible to the subject, however, this information is very limited and not sufficient to fully identify some, or all the market trends observed in the market area. The data above may not coincide with the data on page one under neighborhood as the data on the 1MC is subject specific. Seller concessions in this market typically range from -6% and therefore no adjustments were made for seller concessions since the comparables provided fall into this range. Current market conditions, other settled sales, under contract and active listing sales have been analyzed in arriving at the final market value estimate. These "other sales and listings" do not appear in this report but do contribute to the overall market in which the subject is located, and have been considered in arriving at the final opinion value estimate. The cost approach is used for valuation purposes only. No one client, or 3rd party should rely on these figures for insurance purposes. The definition market value is not consistent with insurable value. Due to the lack sales similar to the subject in size, age, amenities and condition it was necessary to exceed clients guidelines 2% the unadjusted sales price and 1% the adjusted sales price the comparables. This does not affect the marketability the subject. MLS database system used is Metropolitan Regional Information System (MRIS). No personal property was included in the final value estimate. COST APPROACH TO VALUE (not required by Fannie Mae.) INCOME COST APPROACH Provide adequate information for the lender/client to replicate your cost figures and calculations. Support for the opinion site value (summary comparable land sales or other methods for estimating site value) Site value is based on sales when available and/or extraction method. ESTIMATED REPRODUCTION OR X REPLACEMENT COST NEW OPINION OF SITE VALUE 2,595 Source cost data See Below Dwelling Sq. Ft. @ Avg-Good Effective date cost data Report Date Bsmt. 1,317 Sq. Ft. @ Quality rating from cost service 2Porches,Deck Comments on Cost Approach (gross living area calculations, depreciation, etc.) The cost estimates are the appraisers opinion local market costs and Garage/Carport 83 Sq. Ft. @ were not derived from Marshall & Swift or other cost estimate services. Total Estimate Cost-new Indicated value by cost approach is the summation opinion site Less Physical Functional value and total estimate cost new. Depreciation The appraiser is assuming all improvements conform to Building Depreciated Cost Improvements Code. Physical depreciation was calculated by the effective "As-is" Value Site Improvements age/economic life method. 6 Estimated Remaining Economic Life (HUD and VA only) Years Indicated Value By Cost Approach 125. 65. 5. = = 175,9 32,375 85,65 3, 21,735 61,715 = ( = = 61,715 15,5 = 653,115 = = = External ) INCOME APPROACH TO VALUE (not required by Fannie Mae.) Estimated Monthly Market Rent X Gross Multiplier Summary Income Approach (including support for market rent and GRM) = Indicated Value by Income Approach PUD INFORMATION PROJECT INFORMATION FOR PUDs (if applicable) Is the developer/builder in control the Homeowner's Association (HOA)? No Unit type(s) Detached Attached Provide the following information for PUDs ONLY if the developer/builder is in control the HOA and the subject property is an attached dwelling unit. Legal Name Project Total number phases Total number units Total number units sold Total number units rented Total number units for sale Data source(s) Was the project created by the conversion existing building(s) into a PUD? No If, date conversion. Does the project contain any multi-dwelling units? No Data source. Are the units, common elements, and recreation facilities complete? No If No, describe the status completion. Are the common elements leased to or by the Homeowner's Association? No If, describe the rental terms and options. Describe common elements and recreational facilities. Freddie Mac Form 7 March 25 UAD Version 9/211 Produced by ClickFORMS Stware 8-622-8727 Fannie Mae Form 1 March 25 3
EXTRA COMPARABLES -5-6 File No. 2 Case No. 18939 SALES COMPARISON ANALYSIS Borrower Jason S Steinhorn & Carol J Scott Property Address 518 Bonnie Acres Dr City Ellicott City Lender/Client Susquehanna Bank FEATURE 518 Bonnie Acres Dr Address Ellicott City, 213 Proximity to Subject Sale Price 35,657 Sale Price/Gross Liv. Area 135.13 Data Source(s) Verification Source(s) VALUE ADJUSTMENTS Sale or Financing Concessions Date Sale/Time Location Leasehold/ Site 1999 sf View Design (Style) Quality Construction Q Actual Age Condition C1 Above Grade Room Count 9 3. Gross Living Area 2,595 Basement & Finished 1317sf711sfwu Rooms Below Grade rrbr.ba2o Functional Utility Heating/Cooling Energy Efficient Items Garage/Carport 2Porch,Deck Porch/Patio/Deck Fireplaces Fence/Pool Kitchens/Baths Net Adjustment (Total) Adjusted Sale Price Comparables 213 Address 351 Concord Rd. Suite 35, York, PA 172-867 5 6 5223 New Prospect Ct 819 Wellstone Way 8237 Glenmar Rd Ellicott City, 213 Elkridge, 2175 Ellicott City, 213.26 miles W.9 miles NE.5 miles SW 627,5 68, 6, 25.79 23.2 235.11 MRIS#HW8213832;DOM 9 MRIS#HW81962;DOM 29 MRIS#HW8313911;DOM 8 +(-) Adjustment +(-) Adjustment +(-) Adjustment Listing Conv;1 ; Conv; s1/1;c11/13 c/1 c/1 198 sf 611 sf +3,18 1816 sf Q Q Q 23 1 2 C3 +2, C1 C3 +2, 8. -, 9 2.1 +2, 9 2.1 +2, 2,553 2,5 2,552 1871sf131sfwu 125sfsfin 187sf157sfwo rr1br1.ba1o -, +5, 1rr1br.1bao -2, Porch,Patio +11, Porch +12, Deck +, Fence -1, 22, 22,18 2, Net Adj: % Net Adj: % Net Adj: % 69,5 Gross Adj: % 63,18 Gross Adj: 5% 62, Gross Adj : 6% Report the results the research and analysis the prior sale or transfer history the subject property and comparable sales ITEM 5 6 9/6/213 11/15/1991 7/7/23 Date Prior Sale/Transfer 225, 255, 69,9 Price Prior Sale/Transfer Data Source(s) 5/16/21 5/16/21 5/16/21 5/16/21 Effective Date Data Source(s) Analysis prior sale or transfer history the subject property and comparable sales All comparables have been verified as closed sales through the MLS service and the Department Assessments & Taxation (SDAT). A current agreement sale, option, or listing is in effect for the subject property. Reported sales comparables used appear to be normal for the neighborhood. Summary Sales Comparison Approach Equal attention was given to all sales. This appraisal was performed for the Lender/Client described on page # one. It was not intended for any other use but the use described by the Lender/Client. See addendum. UAD Version 9/211 Produced by ClickFORMS Stware 8-622-8727 7
LOCATION MAP ADDENDUM Borrower Jason S Steinhorn & Carol J Scott Property Address 518 Bonnie Acres Dr City Ellicott City Lender/Client Susquehanna Bank File No. 2 Case No. 18939 213 Address 351 Concord Rd. Suite 35, York, PA 172-867 UAD Version 9/211 Produced by ClickFORMS Stware 8-622-8727 13
PHOTO ADDENDUM Borrower Jason S Steinhorn & Carol J Scott Property Address 518 Bonnie Acres Dr City Ellicott City Lender/Client Susquehanna Bank Address File No. 2 Case No. 18939 213 351 Concord Rd. Suite 35, York, PA 172-867 FRONT OF PROPERTY 518 Bonnie Acres Dr Ellicott City, 213 REAR OF PROPERTY 518 Bonnie Acres Dr Ellicott City, 213 STREET SCENE 518 Bonnie Acres Dr Ellicott City, 213 UAD Version 9/211 Produced by ClickFORMS Stware 8-622-8727 1
COMPARABLES 1-2-3 Borrower Jason S Steinhorn & Carol J Scott Property Address 518 Bonnie Acres Dr City Ellicott City Lender/Client Susquehanna Bank File No. 2 Case No. 18939 213 Address 351 Concord Rd. Suite 35, York, PA 172-867 1 5163 Ilchester Rd Ellicott City, 213 2 57 Winesap Way Ellicott City, 213 3 828 Ellicott Woods Ln Ellicott City, 213 UAD Version 9/211 Produced by ClickFORMS Stware 8-622-8727 15
COMPARABLES -5-6 Borrower Jason S Steinhorn & Carol J Scott Property Address 518 Bonnie Acres Dr City Ellicott City Lender/Client Susquehanna Bank File No. 2 Case No. 18939 213 Address 351 Concord Rd. Suite 35, York, PA 172-867 5223 New Prospect Ct Ellicott City, 213 5 819 Wellstone Way Elkridge, 2175 6 8237 Glenmar Rd Ellicott City, 213 UAD Version 9/211 Produced by ClickFORMS Stware 8-622-8727 16