APPRAISAL OF REAL PROPERTY - Cloud Object Storage | … · APPRAISAL OF REAL PROPERTY FHA # 011-8472736 273 Placid Dr ... Heating FWA HWBB Radiant Other Fuel ... (special energy efficient

APPRAISAL OF REAL PROPERTYFHA # 011-8472736

273 Placid Dr

Harvest, AL 35749-8981

See attached addenda.

Meridian Home Mortgage Corp

410 Meadow Creek Dr

Westminister, MD 21158

175,000

08/19/2016

Jason W. Roberts

Accurate Appraisal Services, LLC

23063 Kennedy Rd

Athens, AL 35613

(256)874-6501

[email protected]

Form GA1V - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE

LOCATED AT

FOR

OPINION OF VALUE

AS OF

BY


011-8472736011-8472736

273 Placid Dr Harvest AL 35749-8981

Clarence Turner & Susan Turner Turner, Clarence W & Susan T Madison

See attached addenda.

06-08-28-1-000-058.000 2015 550

Harvest 26620 0105.01

0 0

Meridian Home Mortgage Corp 410 Meadow Creek Dr, Westminister, MD 21158

MLS

25

1,000

150

0

100

20

60

2

2

6

30

Toney to the North, Pulaski Pike to the East, Highway 72 to the South, and

Mooresville Road to the West.

The neighborhood consist of a Variety of single family dwellings. The present land use other represents schools, parks,

industry, houses of worship, agriculture, and roads/streets.

FHA, VA, and conventional financing are ready available at rates which purchasers

consider attractive. Typical marketing time is over 6 months. See USPAP for Exposure time comments.

150.00x193.70x150.00x194.27 29098 sf Irregular N;Res;

No Zoning No Zoning Typical

Propane septic tank

Asphalt

None

X 01089C0155F 10/02/2014

There were no adverse easements or encroachments noted to subject property.

1

Ranch

2003

10

0

0

Prdcnc/gd

Brk/gd

Dim shngl/gd

Alum/gd

Vinyl/sh/gd

Insulated/gd

Nylon/gd

Wdlm,cpt,wd,tl/gd

Drywall/gd

Crown molding

Tile/gd

Frbglss/gd

Electric 1

Patio

None

0

Wood

Cvrd

None

3

Cnc/grvl

2

0

9 4 2.1 1,888

Storm doors, ceiling fans, varied ceiling heights-9ft, vaulted, trey, and cathedral, master suite- 9ft to

10ft ceilings, jetted tub, walk in closet, carpet/tile, crown molding, recessed lighting, upgraded furniture vanity. Kitchen-laminate counter tops, tile back splash, cathedral ceilings, custom cabinets.

C3;No updates in the prior 15 years;The

improvements are well maintained and feature limited physical depreciation due to normal wear and tear. Some components, but not every major

building component, may be updated or recently rehabilitated. The structure has been well maintained.Windows, roof, gutters, Hvac, fence,

appliances, carpet/wood laminate, paint updated 2011

An observation of the subject property was completed on 08/19/2016 in accordance with the requirements of HUD 4000.1 manual. Any

deficiencies are noted in the appropriate section of the appraisal report. The subject property meets th minimum standards as defined by HUD

MANUAL 4000.1

Form 1004UAD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE

Uniform Residential Appraisal Report File #

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The purpose of this summary appraisal report is to provide the lender/client with an accurate, and adequately supported, opinion of the market value of the subject property.

Property Address City State Zip Code

Borrower Owner of Public Record County

Legal Description

Assessor's Parcel # Tax Year R.E. Taxes $

Neighborhood Name Map Reference Census Tract

Occupant Owner Tenant Vacant Special Assessments $ PUD HOA $ per year per month

Property Rights Appraised Fee Simple Leasehold Other (describe)

Assignment Type Purchase Transaction Refinance Transaction Other (describe)

Lender/Client Address

Is the subject property currently offered for sale or has it been offered for sale in the twelve months prior to the effective date of this appraisal? Yes No

Report data source(s) used, offering price(s), and date(s).

I did did not analyze the contract for sale for the subject purchase transaction. Explain the results of the analysis of the contract for sale or why the analysis was not

performed.

Contract Price $ Date of Contract Is the property seller the owner of public record? Yes 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 of the borrower? Yes No

If Yes, report the total dollar amount and describe the items to be paid.

Note: Race and the racial composition of the neighborhood are not appraisal factors.

Neighborhood Characteristics

Location Urban Suburban Rural

Built-Up Over 75% 25-75% Under 25%

Growth Rapid Stable Slow

One-Unit Housing Trends

Property Values Increasing Stable Declining

Demand/Supply Shortage In Balance Over Supply

Marketing Time Under 3 mths 3-6 mths Over 6 mths

One-Unit Housing

PRICE

$ (000)

AGE

(yrs)

Low

High

Pred.

Present Land Use %

One-Unit %

2-4 Unit %

Multi-Family %

Commercial %

Other %

Neighborhood Boundaries

Neighborhood Description

Market Conditions (including support for the above conclusions)

Dimensions Area Shape View

Specific Zoning Classification Zoning Description

Zoning Compliance Legal Legal Nonconforming (Grandfathered Use) No Zoning Illegal (describe)

Is the highest and best use of subject property as improved (or as proposed per plans and specifications) the present use? Yes No If No, describe

Utilities Public Other (describe) Public Other (describe)

Electricity

Gas

Water

Sanitary Sewer

Off-site Improvements - Type Public Private

Street

Alley

FEMA Special Flood Hazard Area Yes No FEMA Flood Zone FEMA Map # FEMA Map Date

Are the utilities and off-site improvements typical for the market area? Yes No If No, describe

Are there any adverse site conditions or external factors (easements, encroachments, environmental conditions, land uses, etc.)? Yes No If Yes, describe

General Description

Units One One with Accessory Unit

# of Stories

Type Det. Att. S-Det./End Unit

Existing Proposed Under Const.

Design (Style)

Year Built

Effective Age (Yrs)

Foundation

Concrete Slab Crawl Space

Full Basement Partial Basement

Basement Area sq.ft.

Basement Finish %

Outside Entry/Exit Sump Pump

Evidence of Infestation

Dampness Settlement

Exterior Description materials/condition

Foundation Walls

Exterior Walls

Roof Surface

Gutters & Downspouts

Window Type

Storm Sash/Insulated

Screens

Interior materials/condition

Floors

Walls

Trim/Finish

Bath Floor

Bath Wainscot

Attic None

Drop Stair Stairs

Floor Scuttle

Finished Heated

Heating FWA HWBB Radiant

Other Fuel

Cooling Central Air Conditioning

Individual Other

Amenities

Fireplace(s) #

Patio/Deck

Pool

Woodstove(s) #

Fence

Porch

Other

Car Storage None

Driveway # of Cars

Driveway Surface

Garage # of Cars

Carport # of Cars

Att. Det. Built-in

Appliances Refrigerator Range/Oven Dishwasher Disposal Microwave Washer/Dryer Other (describe)

Finished area above grade contains: Rooms Bedrooms Bath(s) Square Feet of Gross Living Area Above Grade

Additional features (special energy efficient items, etc.).

Describe the condition of the property (including needed repairs, deterioration, renovations, remodeling, etc.).

Are there any physical deficiencies or adverse conditions that affect the livability, soundness, or structural integrity of the property? Yes No If Yes, describe

Does the property generally conform to the neighborhood (functional utility, style, condition, use, construction, etc.)? Yes No If No, describe

Freddie Mac Form 70 March 2005 UAD Version 9/2011 Page 1 of 6 Fannie Mae Form 1004 March 2005

011-8472736011-8472736

8 118,500 187,900

17 122,500 187,500

273 Placid Dr


N;Res;

Fee Simple

29098 sf

N;Res;

DT1;Ranch

Q3

13

C3

9 4 2.1

1,888

0sf

Average

Hvac

None

2ga3dw

Porch/Patio

Fireplace 1 fp

Fence/Pool/Other Fnc

Appliances r/o,dw,mw

MLS/Tax Assessor

08/19/2016

204 Sara Sista Cir

Harvest, AL 35749

0.64 miles N

165,000

91.67

NALMLS# 1044723;DOM 11

County Tax Assessor/Broker

ArmLth

Conv;1000 0

s07/16;c05/16

N;Res;

Fee Simple

1.2 ac -5,000

N;Res;

DT1;Ranch

Q4 +6,500

~11 0

C4 +5,000

7 4 2.0 +2,000

1,800 +2,640

0sf

Average

Hvac

None

2ga2dw 0

Porch 0

1 fp

Fnc

r/o,mw 0

11,140

6.8

12.8 176,140

MLS/Tax Assessor

08/19/2016

107 Coriander Ln

Harvest, AL 35749

1.35 miles SW

177,000

84.29



ArmLth

VA;5500 0

s04/16;c03/16

N;Res;

Fee Simple

1.0 ac 0

N;Res;

DT1;Ranch

Q3

~15 0

C3

8 3 2.0 +2,000

2,100 -6,360

0sf

Average

Hvac

None

2ga2dw 0

Stoop/Patio 0

1 fp

None noted +2,000

None noted 0

-2,360

1.3

5.9 174,640

MLS/Tax Assessor

08/19/2016

205 Harvest Ridge Dr

Harvest, AL 35749

2.77 miles NW

187,500

91.46

NALMLS# 1027710;DOM 136


ArmLth

Conv;2000 0

s01/16;c01/16

N;Res;

Fee Simple

19166 sf +5,000

N;Res;

DT1;Ranch

Q3

~10 0

C3

8 4 3.0 -2,000

2,050 -4,860

0sf

Average

Hvac

None

2ga2dw 0

Porch/Patio

1 fp

Fnc/32x20Wksp -10,000

r/o,dw,mw,rf 0

-11,860

6.3

11.7 175,640

MLS/Tax Assessor

08/19/2016

MLS/Tax Assessor

MLS/Tax Assessor

No previous sales of the subject property were noted in the past 36

months per tax records, MLS, appraisal data. No previous sales of the comparable properties were noted in the past 12 months per tax records,

MLS, or appraisal data.

See Sales Comparison Addendum.

175,000

175,000 186,859

The sales comparison approach and the cost approach were used to estimate the market value of the subject property. The sales comparison

approach is believed most indicative of market value. The income approach was not developed due to lack of sales/rental data.

175,000 08/19/2016



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There are comparable properties currently offered for sale in the subject neighborhood ranging in price from $ to $ .

There are comparable sales in the subject neighborhood within the past twelve months ranging in sale price from $ to $ .

FEATURE SUBJECT COMPARABLE SALE # 1 COMPARABLE SALE # 2 COMPARABLE SALE # 3

Address

Proximity to Subject

Sale Price $ $ $ $

Sale Price/Gross Liv. Area $ sq.ft. $ sq.ft. $ sq.ft. $ sq.ft.

Data Source(s)

Verification Source(s)

VALUE ADJUSTMENTS DESCRIPTION DESCRIPTION +(-) $ Adjustment DESCRIPTION +(-) $ Adjustment DESCRIPTION +(-) $ Adjustment

Sales or Financing

Concessions

Date of Sale/Time

Location

Leasehold/Fee Simple

Site

View

Design (Style)

Quality of Construction

Actual Age

Condition

Above Grade Total Bdrms. Baths Total Bdrms. Baths Total Bdrms. Baths Total Bdrms. Baths

Room Count

Gross Living Area sq.ft. sq.ft. sq.ft. sq.ft.

Basement & Finished

Rooms Below Grade

Functional Utility

Heating/Cooling

Energy Efficient Items

Garage/Carport

Porch/Patio/Deck

Net Adjustment (Total) + - + - + -$ $ $

Adjusted Sale Price

of Comparables $ $ $

Net Adj. %

Gross Adj. %

Net Adj. %

Gross Adj. %

Net Adj. %

Gross Adj. %

I did did not research the sale or transfer history of the subject property and comparable sales. If not, explain

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)

My research did did not reveal any prior sales or transfers of the comparable sales for the year prior to the date of sale of the comparable sale.

Data Source(s)

Report the results of the research and analysis of the prior sale or transfer history of the subject property and comparable sales (report additional prior sales on page 3).

ITEM SUBJECT COMPARABLE SALE #1 COMPARABLE SALE #2 COMPARABLE SALE #3

Date of Prior Sale/Transfer

Price of Prior Sale/Transfer

Data Source(s)

Effective Date of Data Source(s)

Analysis of prior sale or transfer history of the subject property and comparable sales

Summary of Sales Comparison Approach

Indicated Value by Sales Comparison Approach $

Indicated Value by: Sales Comparison Approach $ Cost Approach (if developed) $ Income Approach (if developed) $

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, or subject to the

following required inspection based on the extraordinary assumption that the condition or deficiency does not require alteration or repair:

Based on a complete visual inspection of the interior and exterior areas of the subject property, defined scope of work, statement of assumptions and limitingconditions, and appraiser's certification, my (our) opinion of the market value, as defined, of the real property that is the subject of this report is$ , as of , which is the date of inspection and the effective date of this appraisal.


011-8472736011-8472736

COST APPROACH:

The Cost Approach to Value is relevant in estimating the replacement cost new of properties with an actual age of less than 5 years+/-.

It should be noted that Fannie Mae, Freddie Mac, not require the Cost Approach on houses over 1 year old in actual age. For older

houses, houses with substantial acreage, water or mountain view sites, or historic properties, the Cost Approach is generally not considered to be

an accurate or relevant indicator of value, due to either the reliability of estimating depreciation for an older house or since the site value is typical

more than 25% of the property value.

COST APPROACH:

The omission of either the Cost or Income Approach to Value is not a departure from the Standards Rules of USPAP in cases where the appraiser

has considered the approaches and deemed that they are not relevant to the property being appraised.

The site value was obtained from the subjects

market area noting lot sale data within the past 36 months, current listings available as the effective date of appraisal, and local county tax

assessments.

Marshall & Swift

avg 06/16

25,000

1,888 83.65 157,931

0

prch/pto/fp/applnc 12,850

524 25.30 13,257

184,038

30,679 30,679

153,359

8,500

186,859

Th site value is based on recent land and site-to- value ratios, cost

developed from Marshall & Swift residential cost estimator, and verified

by appraiser's files and local cost data. Physical depreciation is based on

age/life method.

50

The income approach was not developed due to lack of sales/rental data.



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COST APPROACH TO VALUE (not required by Fannie Mae)

Provide adequate information for the lender/client to replicate the below cost figures and calculations.

Support for the opinion of site value (summary of comparable land sales or other methods for estimating site value)

ESTIMATED REPRODUCTION OR REPLACEMENT COST NEW

Source of cost data

Quality rating from cost service Effective date of cost data

Comments on Cost Approach (gross living area calculations, depreciation, etc.)

OPINION OF SITE VALUE =$

DWELLING Sq.Ft. @ $ =$

Sq.Ft. @ $ =$

=$

Garage/Carport Sq.Ft. @ $ =$

Total Estimate of Cost-New =$

Less Physical Functional External

Depreciation =$( )

Depreciated Cost of Improvements =$

"As-is" Value of Site Improvements =$

INDICATED VALUE BY COST APPROACH =$Estimated Remaining Economic Life (HUD and VA only) Years

INCOME APPROACH TO VALUE (not required by Fannie Mae)

Estimated Monthly Market Rent $ X Gross Rent Multiplier = $ Indicated Value by Income Approach

Summary of Income Approach (including support for market rent and GRM)

PROJECT INFORMATION FOR PUDs (if applicable)

Is the developer/builder in control of the Homeowners' Association (HOA)? Yes No Unit type(s) Detached Attached

Provide the following information for PUDs ONLY if the developer/builder is in control of the HOA and the subject property is an attached dwelling unit.

Legal Name of Project

Total number of phases Total number of units Total number of units sold

Total number of units rented Total number of units for sale Data source(s)

Was the project created by the conversion of existing building(s) into a PUD? Yes No If Yes, date of conversion.

Does the project contain any multi-dwelling units? Yes No Data Source

Are the units, common elements, and recreation facilities complete? Yes No If No, describe the status of completion.

Are the common elements leased to or by the Homeowners' Association? Yes No If Yes, describe the rental terms and options.

Describe common elements and recreational facilities.


011-8472736011-8472736



This report form is designed to report an appraisal of a one-unit property or a one-unit property with an accessory unit;including a unit in a planned unit development (PUD). This report form is not designed to report an appraisal of amanufactured home or a unit in a condominium or cooperative project.

This appraisal report is subject to the following scope of work, intended use, intended user, definition of market value,statement of assumptions and limiting conditions, and certifications. Modifications, additions, or deletions to the intendeduse, intended user, definition of market value, or assumptions and limiting conditions are not permitted. The appraiser mayexpand the scope of work to include any additional research or analysis necessary based on the complexity of this appraisalassignment. Modifications or deletions to the certifications are also not permitted. However, additional certifications that donot constitute material alterations to this appraisal report, such as those required by law or those related to the appraiser'scontinuing education or membership in an appraisal organization, are permitted.

SCOPE OF WORK: The scope of work for this appraisal is defined by the complexity of this appraisal assignment and thereporting requirements of this appraisal report form, including the following definition of market value, statement ofassumptions and limiting conditions, and certifications. The appraiser must, at a minimum: (1) perform a complete visualinspection of the interior and exterior areas of the subject property, (2) inspect the neighborhood, (3) inspect each of thecomparable sales from at least the street, (4) research, verify, and analyze data from reliable public and/or private sources,and (5) report his or her analysis, opinions, and conclusions in this appraisal report.

INTENDED USE: The intended use of this appraisal report is for the lender/client to evaluate the property that is thesubject of this appraisal for a mortgage finance transaction.

INTENDED USER: The intended user of this appraisal report is the lender/client.

DEFINITION OF MARKET VALUE: The most probable price which a property should bring in a competitive and openmarket under all conditions requisite to a fair sale, the buyer and seller, each acting prudently, knowledgeably and assumingthe price is not affected by undue stimulus. Implicit in this definition is the consummation of a sale as of a specified date andthe passing of title from seller to buyer under conditions whereby: (1) buyer and seller are typically motivated; (2) bothparties are well informed or well advised, and each acting in what he or she considers his or her own best interest; (3) areasonable time is allowed for exposure in the open market; (4) payment is made in terms of cash in U. S. dollars or in termsof financial arrangements comparable thereto; and (5) the price represents the normal consideration for the property soldunaffected by special or creative financing or sales concessions* granted by anyone associated with the sale.

*Adjustments to the comparables must be made for special or creative financing or sales concessions. No adjustments arenecessary for those costs which are normally paid by sellers as a result of tradition or law in a market area; these costs arereadily identifiable since the seller pays these costs in virtually all sales transactions. Special or creative financingadjustments can be made to the comparable property by comparisons to financing terms offered by a third party institutionallender that is not already involved in the property or transaction. Any adjustment should not be calculated on a mechanicaldollar for dollar cost of the financing or concession but the dollar amount of any adjustment should approximate the market'sreaction to the financing or concessions based on the appraiser's judgment.

STATEMENT OF ASSUMPTIONS AND LIMITING CONDITIONS: The appraiser's certification in this report issubject to the following assumptions and limiting conditions:

1. The appraiser will not be responsible for matters of a legal nature that affect either the property being appraised or the titleto it, except for information that he or she became aware of during the research involved in performing this appraisal. Theappraiser assumes that the title is good and marketable and will not render any opinions about the title.

2. The appraiser has provided a sketch in this appraisal report to show the approximate dimensions of the improvements.The sketch is included only to assist the reader in visualizing the property and understanding the appraiser's determinationof its size.

3. The appraiser has examined the available flood maps that are provided by the Federal Emergency Management Agency(or other data sources) and has noted in this appraisal report whether any portion of the subject site is located in anidentified Special Flood Hazard Area. Because the appraiser is not a surveyor, he or she makes no guarantees, express orimplied, regarding this determination.

4. The appraiser will not give testimony or appear in court because he or she made an appraisal of the property in question,unless specific arrangements to do so have been made beforehand, or as otherwise required by law.

5. The appraiser has noted in this appraisal report any adverse conditions (such as needed repairs, deterioration, thepresence of hazardous wastes, toxic substances, etc.) observed during the inspection of the subject property or that he orshe became aware of during the research involved in performing the appraisal. Unless otherwise stated in this appraisalreport, the appraiser has no knowledge of any hidden or unapparent physical deficiencies or adverse conditions of theproperty (such as, but not limited to, needed repairs, deterioration, the presence of hazardous wastes, toxic substances,adverse environmental conditions, etc.) that would make the property less valuable, and has assumed that there are no suchconditions and makes no guarantees or warranties, express or implied. The appraiser will not be responsible for any suchconditions that do exist or for any engineering or testing that might be required to discover whether such conditions exist.Because the appraiser is not an expert in the field of environmental hazards, this appraisal report must not be considered asan environmental assessment of the property.

6. The appraiser has based his or her appraisal report and valuation conclusion for an appraisal that is subject to satisfactorycompletion, repairs, or alterations on the assumption that the completion, repairs, or alterations of the subject property willbe performed in a professional manner.


011-8472736011-8472736



APPRAISER'S CERTIFICATION: The Appraiser certifies and agrees that:

1. I have, at a minimum, developed and reported this appraisal in accordance with the scope of work requirements stated inthis appraisal report.

2. I performed a complete visual inspection of the interior and exterior areas of the subject property. I reported the conditionof the improvements in factual, specific terms. I identified and reported the physical deficiencies that could affect thelivability, soundness, or structural integrity of the property.

3. I performed this appraisal in accordance with the requirements of the Uniform Standards of Professional AppraisalPractice that were adopted and promulgated by the Appraisal Standards Board of The Appraisal Foundation and that were inplace at the time this appraisal report was prepared.

4. I developed my opinion of the market value of the real property that is the subject of this report based on the salescomparison approach to value. I have adequate comparable market data to develop a reliable sales comparison approachfor this appraisal assignment. I further certify that I considered the cost and income approaches to value but did not developthem, unless otherwise indicated in this report.

5. I researched, verified, analyzed, and reported on any current agreement for sale for the subject property, any offering forsale of the subject property in the twelve months prior to the effective date of this appraisal, and the prior sales of the subjectproperty for a minimum of three years prior to the effective date of this appraisal, unless otherwise indicated in this report.

6. I researched, verified, analyzed, and reported on the prior sales of the comparable sales for a minimum of one year priorto the date of sale of the comparable sale, unless otherwise indicated in this report.

7. I selected and used comparable sales that are locationally, physically, and functionally the most similar to the subject property.

8. I have not used comparable sales that were the result of combining a land sale with the contract purchase price of a home thathas been built or will be built on the land.

9. I have reported adjustments to the comparable sales that reflect the market's reaction to the differences between the subjectproperty and the comparable sales.

10. I verified, from a disinterested source, all information in this report that was provided by parties who have a financial interest inthe sale or financing of the subject property.

11. I have knowledge and experience in appraising this type of property in this market area.

12. I am aware of, and have access to, the necessary and appropriate public and private data sources, such as multiple listingservices, tax assessment records, public land records and other such data sources for the area in which the property is located.

13. I obtained the information, estimates, and opinions furnished by other parties and expressed in this appraisal report fromreliable sources that I believe to be true and correct.

14. I have taken into consideration the factors that have an impact on value with respect to the subject neighborhood, subjectproperty, and the proximity of the subject property to adverse influences in the development of my opinion of market value. Ihave noted in this appraisal report any adverse conditions (such as, but not limited to, needed repairs, deterioration, thepresence of hazardous wastes, toxic substances, adverse environmental conditions, etc.) observed during the inspection of thesubject property or that I became aware of during the research involved in performing this appraisal. I have considered theseadverse conditions in my analysis of the property value, and have reported on the effect of the conditions on the value andmarketability of the subject property.

15. I have not knowingly withheld any significant information from this appraisal report and, to the best of my knowledge, allstatements and information in this appraisal report are true and correct.

16. I stated in this appraisal report my own personal, unbiased, and professional analysis, opinions, and conclusions, whichare subject only to the assumptions and limiting conditions in this appraisal report.

17. I have no present or prospective interest in the property that is the subject of this report, and I have no present orprospective personal interest or bias with respect to the participants in the transaction. I did not base, either partially orcompletely, my analysis and/or opinion of market value in this appraisal report on the race, color, religion, sex, age, maritalstatus, handicap, familial status, or national origin of either the prospective owners or occupants of the subject property or of thepresent owners or occupants of the properties in the vicinity of the subject property or on any other basis prohibited by law.

18. My employment and/or compensation for performing this appraisal or any future or anticipated appraisals was notconditioned on any agreement or understanding, written or otherwise, that I would report (or present analysis supporting) apredetermined specific value, a predetermined minimum value, a range or direction in value, a value that favors the cause ofany party, or the attainment of a specific result or occurrence of a specific subsequent event (such as approval of a pendingmortgage loan application).

19. I personally prepared all conclusions and opinions about the real estate that were set forth in this appraisal report. If Irelied on significant real property appraisal assistance from any individual or individuals in the performance of this appraisalor the preparation of this appraisal report, I have named such individual(s) and disclosed the specific tasks performed in thisappraisal report. I certify that any individual so named is qualified to perform the tasks. I have not authorized anyone to makea change to any item in this appraisal report; therefore, any change made to this appraisal is unauthorized and I will take noresponsibility for it.

20. I identified the lender/client in this appraisal report who is the individual, organization, or agent for the organization thatordered and will receive this appraisal report.


011-8472736011-8472736

Jason W Roberts

Jason W. Roberts


23063 Kennedy Rd

Athens, AL 35613

(256)874-6501

[email protected]

08/23/2016

08/19/2016

R01245

AL

09/30/2017

273 Placid Dr


175,000

1st National Appraisal Source


410 Meadow Creek Dr, Westminister, MD

21158



21. The lender/client may disclose or distribute this appraisal report to: the borrower; another lender at the request of theborrower; the mortgagee or its successors and assigns; mortgage insurers; government sponsored enterprises; othersecondary market participants; data collection or reporting services; professional appraisal organizations; any department,agency, or instrumentality of the United States; and any state, the District of Columbia, or other jurisdictions; without having toobtain the appraiser's or supervisory appraiser's (if applicable) consent. Such consent must be obtained before this appraisalreport may be disclosed or distributed to any other party (including, but not limited to, the public through advertising, publicrelations, news, sales, or other media).

22. I am aware that any disclosure or distribution of this appraisal report by me or the lender/client may be subject to certainlaws and regulations. Further, I am also subject to the provisions of the Uniform Standards of Professional Appraisal Practicethat pertain to disclosure or distribution by me.

23. The borrower, another lender at the request of the borrower, the mortgagee or its successors and assigns, mortgageinsurers, government sponsored enterprises, and other secondary market participants may rely on this appraisal report as partof any mortgage finance transaction that involves any one or more of these parties.

24. If this appraisal report was transmitted as an "electronic record" containing my "electronic signature," as those terms aredefined in applicable federal and/or state laws (excluding audio and video recordings), or a facsimile transmission of thisappraisal report containing a copy or representation of my signature, the appraisal report shall be as effective, enforceable andvalid as if a paper version of this appraisal report were delivered containing my original hand written signature.

25. Any intentional or negligent misrepresentation(s) contained in this appraisal report may result in civil liability and/orcriminal penalties including, but not limited to, fine or imprisonment or both under the provisions of Title 18, United StatesCode, Section 1001, et seq., or similar state laws.

SUPERVISORY APPRAISER'S CERTIFICATION: The Supervisory Appraiser certifies and agrees that:

1. I directly supervised the appraiser for this appraisal assignment, have read the appraisal report, and agree with the appraiser'sanalysis, opinions, statements, conclusions, and the appraiser's certification.

2. I accept full responsibility for the contents of this appraisal report including, but not limited to, the appraiser's analysis, opinions,statements, conclusions, and the appraiser's certification.

3. The appraiser identified in this appraisal report is either a sub-contractor or an employee of the supervisory appraiser (or theappraisal firm), is qualified to perform this appraisal, and is acceptable to perform this appraisal under the applicable state law.

4. This appraisal report complies with the Uniform Standards of Professional Appraisal Practice that were adopted andpromulgated by the Appraisal Standards Board of The Appraisal Foundation and that were in place at the time this appraisalreport was prepared.

5. If this appraisal report was transmitted as an "electronic record" containing my "electronic signature," as those terms aredefined in applicable federal and/or state laws (excluding audio and video recordings), or a facsimile transmission of thisappraisal report containing a copy or representation of my signature, the appraisal report shall be as effective, enforceable andvalid as if a paper version of this appraisal report were delivered containing my original hand written signature.

APPRAISER

Signature

Name

Company Name

Company Address

Telephone Number

Email Address

Date of Signature and Report

Effective Date of Appraisal

State Certification #

or State License #

or Other (describe) State #

State

Expiration Date of Certification or License

ADDRESS OF PROPERTY APPRAISED

APPRAISED VALUE OF SUBJECT PROPERTY $

LENDER/CLIENT

Name

Company Name

Company Address

Email Address

SUPERVISORY APPRAISER (ONLY IF REQUIRED)

Signature

Name

Company Name

Company Address

Telephone Number

Email Address

Date of Signature

State Certification #

or State License #

State

Expiration Date of Certification or License

SUBJECT PROPERTY

Did not inspect subject property

Did inspect exterior of subject property from street

Date of Inspection

Did inspect interior and exterior of subject property

Date of Inspection

COMPARABLE SALES

Did not inspect exterior of comparable sales from street

Did inspect exterior of comparable sales from street

Date of Inspection


011-8472736011-8472736

273 Placid Dr


N;Res;

Fee Simple

29098 sf

N;Res;

DT1;Ranch

Q3

13

C3

9 4 2.1

1,888

0sf

Average

Hvac

None

2ga3dw

Porch/Patio

Fireplace 1 fp

Fence/Pool/Other Fnc

Appliances r/o,dw,mw

MLS/Tax Assessor

08/19/2016

201 Thunderbird Dr

Harvest, AL 35749

0.52 miles NE

175,000

91.38



Listing

Lp/Sp;-3500 -3,500

Active

N;Res;

Fee Simple

1.0 ac 0

N;Res;

DT1;Ranch

Q3 +6,500

~16 0

C4 +5,000

7 4 2.0 +2,000

1,915 -810

0sf

Average

Hvac

None

2ga1gd3dw -5,000

Stoop/Patio 0

1 fp

Fnc

r/o,dw,mw

4,190

2.4

13.0 179,190

MLS/Tax Assessor

08/19/2016

409 Smith Vasser Rd

Harvest, AL 35749

2.93 miles SW

189,900

87.71



Listing

Lp/Sp;-3800 -3,800

Active

N;Res;

Fee Simple

19824 sf 0

N;Res;

DT1;Ranch

Q3

~8 0

C3

9 3 2.0 +2,000

2,165 -8,310

0sf

Average

Hvac

None

2ga2dw 0

Stoop/S Porch 0

1 fp

None noted +2,000

ra,2ovn,dw,mw -1,000

-9,110

4.8

9.0 180,790

MLS/Tax Assessor

08/19/2016

4 5 6

4 5 6

NONE NOTED

The list price/sales price percentage is 2%.

Form 1004UAD.(AC) - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE


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FEATURE SUBJECT COMPARABLE SALE # COMPARABLE SALE # COMPARABLE SALE #

Address

Proximity to Subject

Sale Price $ $ $ $

Sale Price/Gross Liv. Area $ sq.ft. $ sq.ft. $ sq.ft. $ sq.ft.

Data Source(s)

Verification Source(s)

VALUE ADJUSTMENTS DESCRIPTION DESCRIPTION +(-) $ Adjustment DESCRIPTION +(-) $ Adjustment DESCRIPTION +(-) $ Adjustment

Sales or Financing

Concessions

Date of Sale/Time

Location

Leasehold/Fee Simple

Site

View

Design (Style)

Quality of Construction

Actual Age

Condition

Above Grade Total Bdrms. Baths Total Bdrms. Baths Total Bdrms. Baths Total Bdrms. Baths

Room Count

Gross Living Area sq.ft. sq.ft. sq.ft. sq.ft.

Basement & Finished

Rooms Below Grade

Functional Utility

Heating/Cooling

Energy Efficient Items

Garage/Carport

Porch/Patio/Deck

Net Adjustment (Total) + - + - + -$ $ $

Adjusted Sale Price

of Comparables $ $ $

Net Adj. %

Gross Adj. %

Net Adj. %

Gross Adj. %

Net Adj. %

Gross Adj. %

Report the results of the research and analysis of the prior sale or transfer history of the subject property and comparable sales (report additional prior sales on page 3).

ITEM SUBJECT COMPARABLE SALE # COMPARABLE SALE # COMPARABLE SALE #

Date of Prior Sale/Transfer

Price of Prior Sale/Transfer

Data Source(s)

Effective Date of Data Source(s)

Analysis of prior sale or transfer history of the subject property and comparable sales

Analysis/Comments

Freddie Mac Form 70 March 2005 Fannie Mae Form 1004 March 2005UAD Version 9/2011

Form SUP - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE

011-8472736

Clarence Turner & Susan Turner

273 Placid Dr

Harvest Madison AL 35749-8981


FIRREA STATEMENT:

This appraisal report was prepared in accordance with the requirements of Title XI of FIRREA and any implementing

regulations.

TYPE OF REPORT:

This is an "Appraisal Assignment on a UAD 1004 form" which is intended to comply with the reporting requirements of the

USPAP Standards. This appraisal assignment was made subject to the regulations of the Alabama Real Estate Appraiser's

Board. The undersigned state licensed real estate appraiser, has met the requirements of the board, that allow this report to

be regarded as a "Certified Appraisal".

CONDITIONS OF APPRAISAL:

Estimate value as is. This appraisal is in compliance with the USPAP Standards and is considered State Certified.

MARKET APPROACH:

The Sales Comparison Approach, is commonly relied upon as the most relevant indicator of value for single family

residential properties. An extensive search was made by the appraiser of all comparable sales in the market area, with the

intent of analyzing those open-market, arms-length sales which are the most similar in location, design, and amenities to the

subject. Every effort is made to find sales within the Fannie Mae recommended guidelines with respect to distance from

subject, date of sale, percentage adjustments or similarity in other features and amenities. Since the most comparable sales

may be over six months old, further away from the subject, requiring excessive adjustments and or dissimilar in other

features and amenities, an explanation of deviation from the guidelines is made for these factors. The adjustments made

for amenities are extracted from the specific market of the subject, when possible, and will differ from one neighborhood to

another and at times within the subject's neighborhood when there are large differences in amenities such as size, site size,

condition, etc. When data requires, adjustments may be supported by market data from subject's overall market area. The

square footage adjustment is extracted from the market, and after removing the estimated site value and other contributory

amenities, ( garages, etc.) , the remaining factor should reflect the marginal incremental value of any differences in square

footage. Adjustments are then applied for differences between the sales and the subject property. After adjustments are

made for differences between the sales and the subject property, the indicated values are weighted to give the most weight

to the more comparable and or relevant data.

Comparable sales over one mile away were used because they are the best available in this neighborhood. Expanding the

search to a radius greater than 1 mile developed sales that are still within the same market. These sales are the best

comparables to the subject property and are therefore used in this report.

Date of sale time: Due to the limited number of more recent sales directly competitive to the subject property, there

comparables were considered the best available. It's This appraiser's opinion that market conditions have remained

relatively stable over this period and that a "Time" adjustment is not appropriate.

A thorough search for comparables sales was made in in an attempt to find sales with net adjustments of less than 15% and

gross adjustments of less than 25% of their sale price. After considering location, dates of sales, physical difference and

special conditions, in the appraisers judgment, the sales selected are better indicators of the value of the subject property

than those with smaller gross adjustments.

Definition: Highest and best use:

The reasonably probable and legal use of vacant land or an improved property, which is physically possible, appropriately

supported, financially feasible, and that results in the highest value. The four criteria the highest and best use must meet

are legal permissibility, physical possibility, financial feasibility, and maximum productivity. All of the four criteria were

considered when deciding the highest and best use of the subject property.

Supplemental AddendumBorrower

Lender/Client

File No.

Property Address

City County State Zip Code


011-8472736


273 Placid Dr



A thorough search in the subject's market area was performed to determine the most comparable properties to the subject.

The sales utilized are considered to be the most recent and pertinent sales in the subject's marketing area. All comparables

are similar to the subject's terms of overall market appeal. Comparable properties were selected from a search of the

Huntsville MLS for similar living area size, age, quality, neighborhood location and other factors. Adjustments are made from

market data analysis for the contributing value of differences. Lot sale information and allocation of value within the market

area were used as a basis for site adjustments. Gross Living Area (GLA) adjustments are made at $30/SF for

differences of 1SF or greater, and based on market reaction in similar comparable sales. It is generally understood, that age

and condition are related. For this analysis, condition is adjusted first. Any additional market reaction, above that for

condition, is then adjusted on the age line. Amenities such as garage, fences, workshops, sheds, pools, and other items are

adjusted from matched-pair analysis, or by the appraiser's experience and judgment as to their contributing value when such

amenities are less common in the market.

All comparables used in the market analyses are confirmed closed transactions. All comparables offered similar

neighborhood characteristics as the subject property. Major adjustments were noted for site value differences, quality,

bathroom count, gross living area, car storage, fireplaces, and extras. The adjustments made reflect the marketable

difference between the sales and subject resulting in a probable value range. Most consideration given to sale 1 and 2. Sale

1, due to; location/proximity, most recent date of sale (07/2016) age, bedroom, gross living area and car storage. Sale 3,

due to; recent date of sale, site value, quality, age, condition, and car storage. All adjustments were based on the

contributory market value of each relative to the subject.

The resulting indicated value range is between a low of $174,640 to a high of $176,140 The listed comparables were

considered to be the best comparables found and should appeal to similar purchaser.

Sale 1 is considered to be of inferior quality and condition, due to, inferior ceiling heights and lacking of updating.

Sale 2 appears to be updated and of similar quality.

Sale 3 appears to be of similar condition and quality. Sale 3 does include a 32x20 heated & cooled workshop.

Comparable 4(active listing) appears to be of inferior quality(ceiling heights), and inferior condition(lack of updates).

Comparable 5 appears to be of similar quality and condition.

SITE/LOCATION/VIEWThe estimate of value for the difference in location, and view were considered and included in the site value

adjustments.Site value adjustments are based on overall contributory value which includes, but not limited to, location, size,

topography, view, access, and overall appeal. Employment, shopping, schools and medical facilities are all within close

proximity to the subject.

TOTAL ROOM/BEDROOM ADJUSTMENTS:

Unless it has an impact on marketability, the total room count and bedroom adjustments are calculated within the GLA

adjustment.

AGE ADJUSTMENTS:Age adjustments are based off of effective age, not actual age.

Summary of Sales Comparison ApproachBorrower

Lender/Client

File No.

Property Address



011-8472736


273 Placid Dr



The subject dwelling's cabinets were observed and were functioning properly at time of inspection.

The subject's kitchen appliances include a microwave, range/oven, dishwasher, and refrigerator. All appliances were

functioning at time of inspection.

All appliances except the refrigerator were considered real property; the refrigerator was considered personal property due

to not being built-in.

The subject's dwelling's utilities were on and functioning at time of inspection.

No adverse FHA conditions were noted upon inspection.

An inspection of the attic and crawlspace was performed.

The subject's roof was observed and appeared to be functioning properly at time of inspection.

FHA COMMENTSBorrower

Lender/Client

File No.

Property Address


FHA# 011-8472736

The following comments are related to the content of this specific report, and include notations on the analysis of the comparablesales used on page two of the report form. This addendum is an integral part of the report and is essential to anydecision-making related to the subject property.

APPRAISAL DEVELOPMENT AND REPORTING PROCESS

This is an appraisal report which is intended to comply with the reporting requirements set forth under standards rule 2-2(A) ofthe Uniform Standards of Professional Appraisal Practice for an appraisal report. As such, it presents only summary discussionsof the data, reasoning, and analysis that were used in the appraisal process to develop the Appraiser's opinion of value.Supporting documentation that is not provided with the report concerning the data, reasoning, and analysis is retained in theAppraiser's file. The depth of the discussion contained in the report is specific to the needs of the client and for the intended useas stated in the report. The appraiser is not responsible for unauthorized use of this report.

PURPOSE OF THE APPRAISAL

The purpose of this appraisal report is to determine the market value of the real property that is the subject of this report formortgage insurance purposes.

DEFINITION OF MARKET VALUE: Market value is the most probable price which a property should bring in acompetitive and open market under all conditions requisite to a fair sale, the buyer and seller, each acting prudently,knowledgeably and assuming the price is not affected by undue stimulus. Implicit in this definition is the consummation of a saleas of a specified date and the passing of title from seller to buyer under conditions whereby: (1) buyer and seller are typicallymotivated; (2) both parties are well informed or well advised, and each acting in what he considers his own best interest; (3) areasonable time is allowed for exposure in the open market; (4) payment is made in terms of cash in U.S. dollars or in terms offinancial arrangements comparable thereto; and (5) the price represents the normal consideration for the property sold

unaffected by special or creative financing or sales concessions granted by anyone associated with the sale.(Fannie Mae)

SCOPE OF THE APPRAISAL

The scope of the appraisal encompasses the necessary research and analysis to prepare a report in accordance with theintended use and the Uniform Standards of Professional Appraisal Practice. Regarding the subject property this involved thefollowing steps:

1. An interior and exterior inspection of the subject property was made on 08/19/2016.

2. Regional, city, county neighborhood data (if included) were based on the information available from the Chamber ofCommerce. The 2010 U.S. Census and local MLS. The neighborhood section was based upon a physical inspection of the areaand data from the local and county Assessor's office.

3. The property data represented in the report was based on a personal inspection of the interior and exterior of the subjectproperty and the exterior of all properties listed as comparables in the appraisal report. Other subject property data was compiledfrom public records of the appropriate Assessor's office and FEMA flood maps.

4. In estimating the highest and best use for the property, an analysis was made of data compiled in the previous three steps.

5. In developing approaches to value, the market data used were collected from office files, other Appraisers, Realtors, buyers,Appraiser data bank, or persons knowledgeable of the subject property marketplace, and/or municipal offices. The comparables'physical data, sales prices and terms have been confirmed by public documents and/or office records, Appraiser data bank, andexterior inspection, unless otherwise noted, (A) all reported sale dates are closing dates from records of the appropriate countyAssessor or as indicated by the Multiple Listing Service. (B) There is no impact on value related to the time span between thecontract dates and closing dates. Information on comparable land and improved sales, rents, construction cost and accrueddepreciation was gathered and analyzed. Slight variations in size will have no effect of the estimate of value.

6. After assembling and analyzing the data defined in this scope of the appraisal, a final estimate of market value was made.The valuation of any parcel of real estate is derived principally through three basic approaches to value: the cost approach,income capitalization approach, and sales comparison approach. From indications of the analysis and the weight recorded toeach, an opinion of value is reached asked upon expert judgment within the outline of the appraisal process.

THE EFFECTIVE DATE OF THIS MARKET VALUE ESTIMATE IS 08/19/2016.

Supplemental Addendum

Form TADD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE

011-8472736


273 Placid Dr



Borrower

Lender/Client

Property Address


File No.

INTENDED USER

FHA and the Mortgagee are the intended users of the appraisal report. The FHA Appraiser does not guarantee that the propertyis free from defects. The appraisal establishes the value of the property for mortgage insurance purposes only.

INTENDED USE

FHA #011-8472736

The intended use of the appraisal is solely to assist FHA in assessing the risk of the property securing the FHA-insuredmortgage (24 CFR 200. 145(b)).

SUBJECT PROPERTY

I have considered and analyzed any current agreement of sale, option, or listing of the property being appraised; if theinformation was available in the normal course of business.

• URAR: Site Comments No adverse easements, encroachments, special assessments, slide areas, illegal or legal nonconforming zoning use weredetected at the time of inspection. • URAR: Sales Comparison Comments • URAR : The final estimate of value is made "AS IS." No warranties are given or implied as to the condition of any mechanical equipmentmentioned in this report.



011-8472736


273 Placid Dr



Borrower

Lender/Client

Property Address


File No.

FHA #011-8472736

SALES COMPARISON APPROACH

Comparable sales over one mile away were used because the best available in this neighborhood. Expanding the search to aradius greater than one mile developed sales that are still within the same market. These sales are the best comparables to thesubject property and are therefore used in this report.

Date of the sale time: Due to the limited number of more recent sales directly competitive to the subject property, thesecomparable sales were considered the best available. It is this Appraiser's opinion that market conditions have remainedrelatively stable over this period and that a "time" adjustment is not appropriate.

Miscellaneous adjustments: Typical adjustments have been made to the comparables for such characteristics as gross livingarea, bath count difference, basement areas, and other amenities based on market observation and analysis. Appropriateadjustments are made for the differences between the comparables and the subject property.

A thorough search for comparable sales was made in an attempt to find ones with net adjustments of less than 15% and grossadjustments of less than 25% of their sale price. After considering locations, dates of sales, physical differences and specialconditions, in the Appraiser's judgment, the sales selected are better indicators of the value of the subject property than thosewith smaller gross adjustments.

COST APPROACH COMMENTS

The cost approach is based on reproduction costs according to Marshall & Swift Residential Cost Estimator and is used forestimating replacement costs for both single and multifamily residences. Physical Depreciation is calculated using the "observedeffective age/total economic life" method based on 60 years. The land value was projected after reviewing land sales in theimmediate area of the subject property.

INCOME APPROACH COMMENTS

Properties in this single-family sub-market are not purchased for their income producing capabilities. This approach is notapplicable to the valuation of the subject property.



011-8472736


273 Placid Dr



Borrower

Lender/Client

Property Address


File No.

FHA #011-8472736

SPECIAL RESTRICTIONS OF APPRAISAL

The subject of this appraisal has been inspected for the sole purpose of estimating its market value as of the date listed in thisreport. This report is not a home inspection and should not be confused with a home inspection made by a qualified constructionexpert or engineer.

Any comments in the report regarding condition pf the property are for appraisal purposes only. We are not experts inconstruction, roofing, plumbing, electrical, heating and air conditioning, or insect infestation. We offer no opinion as to thestructural condition of the property or the condition or adequacy of any portion of the property. We also express no judgment asto the stability of the site either above or below the surface.

Unless otherwise noted, any septic tanks, wells, pools, hot tub, outbuildings, or any other improvement on the property isassumed to be in proper working order; however, no liability is accepted for their condition or adequacy.

If any interested party has a question regarding the condition or adequacy of the property or any of its components, or if aquestion exists regarding the site, it is highly recommended that a construction expert or engineer be hired to make a fullinspection of the property.

Any problems or items of concern found by such an inspection shall not be the responsibility of the appraiser, but must be settledbetween the buyer, seller, lender, or other interested parties.



011-8472736


273 Placid Dr



Borrower

Lender/Client

Property Address


File No.

011-8472736

011-8472736

273 Placid Dr Harvest AL 35749-8981


5

0.83

6

7.2

142,500

156

153,450

146

98.00

6

2.00

5

2.5

151,950

53

159,400

73

97.10

6

2.00

8

4.0

159,200

35

168,000

44

98.99

Seller concessions remain in the 0-6% range. This has been the typical concession range for the past several years. Buy Downs are not typical. Closing costs have changed little in recent years, and appear acceptable to the market.

Comparable REO sales in the subject area are significantly higher in numbers to the entire population of comparable properties. REO sales

tend to sell above the average/median price of similar arms-length sales. For this housing category, REO sales and listings are a significant

factor which affect property values of properties offered at arms-length.

NALMLS

Appraiser’s "Inventory Analysis," "Median Sale & List Price, DOM" and other observations in this addendum are based on the data source

identified above, which appraiser generally believes to be an acceptable source of market data. However, the appraiser cannot verify all of the

information in that data source and cannot guarantee the accuracy of such data or conclusions based thereon. The appraiser also cannot

guarantee future market conditions affecting the subject property. Days on the market for both sales and listings are not reliable due to the fact

that the MLS system does not take into consideration relist in the days on the market.The median comparable sale price indicates increasing.

However, the increase is insignificant and the market is believe to be stable.

Jason W. Roberts


23063 Kennedy Rd, Athens, AL 35613

R01245 AL

[email protected]

Form 1004MC2 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE

File No.Market Conditions Addendum to the Appraisal ReportM

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The purpose of this addendum is to provide the lender/client with a clear and accurate understanding of the market trends and conditions prevalent in the subject

neighborhood. This is a required addendum for all appraisal reports with an effective date on or after April 1, 2009.

Property Address City State ZIP Code

Borrower

Instructions: The appraiser must use the information required on this form as the basis for his/her conclusions, and must provide support for those conclusions, regarding

housing trends and overall market conditions as reported in the Neighborhood section of the appraisal report form. The appraiser must fill in all the information to the extent

it is available and reliable and must provide analysis as indicated below. If any required data is unavailable or is considered unreliable, the appraiser must provide an

explanation. It is recognized that not all data sources will be able to provide data for the shaded areas below; if it is available, however, the appraiser must include the data

in the analysis. If data sources provide the required information as an average instead of the median, the appraiser should report the available figure and identify it as an

average. Sales and listings must be properties that compete with the subject property, determined by applying the criteria that would be used by a prospective buyer of the

subject property. The appraiser must explain any anomalies in the data, such as seasonal markets, new construction, foreclosures, etc.

Inventory Analysis Prior 7–12 Months Prior 4–6 Months Current – 3 Months Overall Trend

Median Sale & List Price, DOM, Sale/List % Prior 7–12 Months Prior 4–6 Months Current – 3 Months

Total # of Comparable Sales (Settled)

Absorption Rate (Total Sales/Months)

Total # of Comparable Active Listings

Months of Housing Supply (Total Listings/Ab.Rate)

Median Comparable Sale Price

Median Comparable Sales Days on Market

Median Comparable List Price

Median Comparable Listings Days on Market

Median Sale Price as % of List Price

Increasing Stable Declining


Declining Stable Increasing


Overall Trend






Seller-(developer, builder, etc.)paid financial assistance prevalent? Yes No Declining Stable Increasing

Explain in detail the seller concessions trends for the past 12 months (e.g., seller contributions increased from 3% to 5%, increasing use of buydowns, closing costs, condo

fees, options, etc.).

Are foreclosure sales (REO sales) a factor in the market? Yes No If yes, explain (including the trends in listings and sales of foreclosed properties).

Cite data sources for above information.

Summarize the above information as support for your conclusions in the Neighborhood section of the appraisal report form. If you used any additional information, such as

an analysis of pending sales and/or expired and withdrawn listings, to formulate your conclusions, provide both an explanation and support for your conclusions.

If the subject is a unit in a condominium or cooperative project , complete the following: Project Name:

Subject Project Data Prior 7–12 Months Prior 4–6 Months Current – 3 Months Overall Trend

Total # of Comparable Sales (Settled)

Absorption Rate (Total Sales/Months)

Months of Unit Supply (Total Listings/Ab.Rate)

Total # of Active Comparable Listings





Are foreclosure sales (REO sales) a factor in the project? Yes No If yes, indicate the number of REO listings and explain the trends in listings and sales of

foreclosed properties.

Summarize the above trends and address the impact on the subject unit and project.

Signature

Appraiser Name

Company Name

Company Address

State License/Certification # State

Email Address

Signature

Supervisory Appraiser Name

Company Name

Company Address

State License/Certification # State

Email Address

Freddie Mac Form 71 March 2009 Page 1 of 1 Fannie Mae Form 1004MC March 2009

011-8472736

011-8472736


273 Placid Dr



Estimated exposure time is estimated to be 3-6 months or 90-180 days. EXPOSURE TIME: 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. Definition taken from 2016-2017

USPAP manual.

- 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.

- 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).

PRIOR SERVICE

To the appraiser's knowledge and belief: I have performed no appraisal reports regarding the property that is the subject of this report

within the three-year period immediately preceding acceptance of this assignment.

Appraiser made extraordinary assumptions for the for the comparables effective age, built dates, site size, room count, condition, livability,

gross living area, porches, patios, decks, and amenities. These assumptions may have an affect on the outcome of the opinion of market

value.

(~) Denotes estimated built dates using the age range provided by NALMLS.

This appraisal was prepared solely for our client(s) and specifically identified intended users(s) and may contain confidential information.

This information is protected by the Gramm-Leach-Bliley Act of 1999 and the confidentiality section of the Ethics Rule of the Uniform

Standards Of Professional Appraisal Practice. Therefore, to transfer or

"re-address" this report to another client or intended user(s) would be a violation of this act and USPAP.

MAP REFERENCE, CENSUS TRACT, AND FLOOD DATA WAS PROVIDED BY ALAMODE SOFTWARE.

ALL COMPARABLES INSPECTED FROM THE STREET.

Jason W. Roberts

08/23/2016

R01245

AL

09/30/2017

08/19/2016

Form ID14AP - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE

USPAP ADDENDUM File No.

Borrower

Property Address


Lender

This report was prepared under the following USPAP reporting option:

Appraisal Report This report was prepared in accordance with USPAP Standards Rule 2-2(a).

Restricted Appraisal Report This report was prepared in accordance with USPAP Standards Rule 2-2(b).

Reasonable Exposure TimeMy opinion of a reasonable exposure time for the subject property at the market value stated in this report is:

Additional CertificationsI certify that, to the best of my knowledge and belief:

I have NOT performed 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 performed services, as an appraiser or in another capacity, regarding the property that is the subject of this report within the three-year

period immediately preceding acceptance of this assignment. Those services are described in the comments below.

Additional Comments

APPRAISER:

Signature:

Name:

Date Signed:

State Certification #:

or State License #:

State:

Expiration Date of Certification or License:

Effective Date of Appraisal:

SUPERVISORY APPRAISER: (only if required)

Signature:

Name:

Date Signed:

State Certification #:

or State License #:

State:

Expiration Date of Certification or License:

Supervisory Appraiser Inspection of Subject Property:

Did Not Exterior-only from Street Interior and Exterior

FHA# 011-8472736

Order Form: Legal DescriptionALL THAT PART OF THE NE1/4 OF SEC 28 DESC AS BEG W 682.0 FT W 911.76 FT N 186.0 FT FR THE CEN OF THE EBDRY OF SEC 28 TH FR THE P/O/B N 01 DEG E 150.0 FT E 193.70 FT S 01`DEG W 150.0 FT W 194.27 FT TO THE P/O/B& CONTA 0.67AC M/L SEC 28 T2 R2W

Legal Description


011-8472736


273 Placid Dr



Borrower

Lender/Client

Property Address


File No.

Form EC2 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE


011-8472736

011-8472736

273 Placid Dr, Harvest, AL 35749-8981

01089C0155F

10/02/2014

Jason W Roberts Certified residential 08/23/2016

ENVIRONMENTAL COMPLIANCE RECORD

SINGLE FAMILY PROPERTY DISPOSITION

FHA CASE NUMBER:

PROPERTY ADDRESS:

COMPLIANCE FINDINGS SOURCE DOCUMENTATION

1. HISTORIC PRESERVATION

Property is is not listed on the National Register ofHistoric Places.

Property is is not located in an Historical District.

Note: An appropriate deed restriction will be required ifproperty meets either of the foregoing conditions.

Checked National Register ofHistorical Places

Checked National Register ofHistorical Places

2. FLOODPLAIN

Property is is not located within the 100-yearfloodplain (Zones A & V).

Note: Flood insurance may be required.

Panel #:

Map #:

Date of Map:

3. AIRPORT RUNWAY CLEAR ZONES (24 CFR 51D)

Property is is not located within boundary of runwayzones.

If so,

** has the airport operator declined to acquire theproperty? Yes No

** a signed disclaimer is required (24 CFR Part 51D).

Property not within 3,000 feet of

the runway clear zone.

4. SUMMARY

Additional actions are are not required on the basis of the findings above. If additional

actions are required, describe them in an attachment.

NOTE: OTHER ENVIRONMENTAL STATUTES, EXECUTIVE ORDERS AND AUTHORITIES

The remaining statutes and authorities cited at 24 CFR 50.4 do not require compliance because theyare not relevant to property disposition actions which do not involve new construction.

Preparer:

Supervisor:

Title:

Title:

Date:

Date:

011-8472736

011-8472736


273 Placid Dr



Form 69F2 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE

Borrower

Lender/Client

ENVIRONMENTAL ADDENDUMAPPARENT* HAZARDOUS SUBSTANCES AND/OR DETRIMENTAL ENVIRONMENTAL CONDITIONS

File #

Property Address


*Apparent is defined as that which is visible, obvious, evident or manifest to the appraiser.

This Environmental Addendum is for use with any real estate appraisal. Only the statements which have been marked by the appraiser apply to the Subject property.

This addendum reports the results of the appraiser's routine viewing of and inquiries about the subject property and its surrounding area. It also states what assumptions

were made about any observed evidence of any hazardous substances and/or detrimental environmental conditions. The appraiser is not an expert environmental inspector

and therefore might be unaware of existing hazardous substances and/or detrimental environmental conditions which may have a negative effect on the safety or value of the

property. It is possible that tests and inspections made by a qualified environmental inspector would reveal the existence of hazardous materials and/or detrimental

environmental conditions on or around the property that would negatively affect its safety and value.

DRINKING WATER

Drinking water is supplied to the subject from a municipal water supply which is considered safe. However, the only way to be absolutely certain that the water meetspublished standards is to have it tested at all discharge points.

Drinking water is supplied by a well or other non-municipal source. It is recommended that tests be made to be certain that the property is supplied with adequatedrinking water.

Lead can get into drinking water from its source, the pipes, at all discharge points, plumbing fixtures and/or appliances. The only way to be certain that water doesnot contain an unacceptable lead level is to have it tested at all discharge points.

The opinion of value is based on the assumption that there is an adequate supply of safe, lead-free drinking water.

Comments:

SEWER SYSTEM

Sewage is removed from the property by a municipal sewer system.

Sewage is disposed of by a septic system or other sanitary on-site waste disposal system. The only way to determine that the disposal system is adequate and in goodgood working condition is to have it inspected by a qualified inspector.

The opinion of value is based on the assumption that the sewage is disposed of by a municipal sewer or an adequate properly permitted alternatetreatment system in good condition.

Comments:

SOIL CONTAMINANTS

There are no apparent signs of soil contaminants on or near the subject property (except as stated in Comments, below). It is possible that research, inspection andtesting by a qualified environmental inspector would reveal existing and/or potential hazardous substances and/or detrimental environmental conditions on or aroundthe property that would negatively affect its safety and value.

The opinion of value is based on the assumption that the subject property is free of soil contaminants.

Comments:

ASBESTOS

All or part of the improvements were constructed before 1979 when asbestos was a common building material. The only way to be certain that the property is free offriable and non-friable asbestos is to have it inspected and tested by a qualified asbestos inspector.

The improvements were constructed after 1979. No apparent friable asbestos was observed (except as stated in Comments, below).

The opinion of value is based on the assumption that there is no uncontained friable asbestos or other hazardous asbestos material on the property.

Comments:

PCBs (POLYCHLORINATED BIPHENYLS)

There were no apparent leaking fluorescent light ballasts, capacitors or transformers anywhere on or nearby the property (except as stated in Comments, below).

There was no apparent visible or documented evidence known to the appraiser of soil or groundwater contamination from PCBs anywhere on the property (exceptas reported in Comments below).

The opinion of value is based on the assumption that there are no uncontained PCBs on or nearby the property.

Comments:

RADON

The appraiser is not aware of any radon tests made on the subject property within the past 12 months (except as stated in Comments, below).

The appraiser is not aware of any indication that the local water supplies have been found to have elevated levels of radon or radium.

The appraiser is not aware of any nearby properties (except as stated in Comments, below) that were or currently are used for uranium, thorium or radium extractionor phosphate processing.

The opinion of value is based on the assumption that the Radon level is at or below EPA recommended levels.

Comments:

Form 69F2 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE

USTs (UNDERGROUND STORAGE TANKS)

There is no apparent visible or documented evidence known to the appraiser of any USTs on the property nor any known historical use of the property that wouldlikely have had USTs.

There are no apparent petroleum storage and/or delivery facilities (including gasoline stations or chemical manufacturing plants) located on adjacent properties (exceptas reported in Comments below).

There are apparent signs of USTs existing now or in the past on the subject property. It is recommended that an inspection by a qualified UST inspector be obtained todetermine the location of any USTs together with their condition and proper registration if they are active; and if they are inactive, to determine whether they weredeactivated in accordance with sound industry practices.

The opinion of value is based on the assumption that any functioning USTs are not leaking and are properly registered and that any abandoned USTs arefree from contamination and were properly drained, filled and sealed.

Comments:

NEARBY HAZARDOUS WASTE SITES

There are no apparent hazardous waste sites on the subject property or nearby the subject property (except as stated in Comments, below). Hazardous Waste Sitesearch by a trained environmental engineer may determine that there is one or more hazardous waste sites on or in the area of the subject property.

The opinion of value is based on the assumption that there are no hazardous waste sites on or nearby the subject property that negatively affect thevalue or safety of the property.

Comments:

UREA FORMALDEHYDE INSULATION (UFFI)

All or part of the improvements were constructed before 1982 when urea foam insulation was a common building material. The only way to be certain that theproperty is free of urea formaldehyde is to have it inspected by a qualified urea formaldehyde inspector.

The improvements were constructed after 1982. No apparent urea formaldehyde materials were observed (except as stated in Comments, below).

The opinion of value is based on the assumption that there is no significant UFFI insulation or other urea formaldehyde material on the property.

Comments:

LEAD BASED PAINT

All or part of the improvements were constructed before 1978 when lead based paint was a common building material. There is no apparent visible or knowndocumented evidence of peeling or flaking Lead Paint on the floors, walls or ceilings (except as stated in Comments, below). The only way to be certain thatthe property is free of surface or subsurface lead based paint is to have it inspected by a qualified inspector.

The improvements were constructed after 1978. No apparent Lead Paint was observed (except as stated in Comments, below).

The opinion of value is based on the assumption that there is no flaking or peeling Lead Paint on the property.

Comments:

AIR POLLUTION

There are no apparent signs of air pollution at the time of the appraiser's viewing of the subject property, nor were any reported (except as reported in Comments,below). The only way to be certain that the air is free of pollution is to have it tested.

The opinion of value is based on the assumption that the property is free of air pollution.

Comments:

WETLANDS/FLOOD PLAINS

The site does not contain any apparent wetlands/flood plains (except as stated in Comments, below). The only way to be certain that the site is free of wetlands/flood plains is to have it inspected by a qualified environmental professional.

The opinion of value is based on the assumption that there are no Wetlands/Flood Plains on the property (except as stated in Comments, below).

Comments:

MISCELLANEOUS ENVIRONMENTAL HAZARDS

There are no other apparent hazardous substances and/or detrimental environmental conditions on or in the area of the site except as indicated below:

Excess noise

Radiation and/or electromagnetic radiation

Light pollution

Waste heat

Acid mine drainage

Agricultural pollution

Geological hazards

Nearby hazardous property

Infectious medical wastes

Pesticides

Other (chemical storage, drums, pipelines, etc.)

The opinion of value is based on the assumption that, except as reported above, there are no other environmental hazards that would negatively affect the value ofthe subject property.

When any of the environmental assumptions made in this addendum are not correct, the opinion of value in this appraisal may be affected.

03/10

011-8472736

011-8472736

Jason W. Roberts

R01245

AL 09/30/2017

"No employee, director, officer, or agent of the lender, or any other third party acting as a joint venture

partner, independent contractor, appraisal management company or partner on behalf of the lender has

influenced or attempted to influence the development, reporting, result, or review of this assignment through

coercion, extortion, collusion, compensation, instruction, inducement, intimidation, bribery or in any other

manner. I have not been contacted by anyone other than the intended user (lender/client) as identified on

the first page of the report, borrower or designated contact to make an appointment to enter the property."

Additional technical support on this report was provided by office personnel .

Form DISA_LT - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE

APPRAISER DISCLOSURE STATEMENT

File No.

Name of Appraiser:

Class of Certification/Licensure: Certified General

Certified Residential

Licensed Residential

Temporary General Licensed

Certification/Licensure Number:

Certification/Licensure State: Expires:

Scope: This Report is within the scope of my Certification or License

is not within the scope of my Certification or License

Service Provided By: Disinterested & Unbiased Third Party

Interested & Biased Third Party

Interested Third Party on Contingent Fee Basis

Signature of person preparing and reporting the Appraisal:

This form must be included in conjunction with all appraisal assignments or specialized services

performed by a state-certified or state-licensed real estate appraiser.

011-8472736

011-8472736

Form UADDEFINE - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE

File No.

UNIFORM APPRAISAL DATASET (UAD) DEFINITIONS ADDENDUM(Source: Fannie Mae UAD Appendix D: UAD Field-Specific Standardization Requirements)

Condition Ratings and Definitions

C1

The improvements have been very recently constructed and have not previously been occupied. The entire structure and all components are new

and the dwelling features no physical depreciation.*

*Note: Newly constructed improvements that feature recycled materials and/or components can be considered new dwellings provided that the

dwelling is placed on a 100% new foundation and the recycled materials and the recycled components have been rehabilitated/re-manufactured

into like-new condition. Recently constructed improvements that have not been previously occupied are not considered “new” if they have any

significant physical depreciation (i.e., newly constructed dwellings that have been vacant for an extended period of time without adequate

maintenance or upkeep).

C2

The improvements feature no deferred maintenance, little or no physical depreciation, and require no repairs. Virtually all building components

are new or have been recently repaired, refinished, or rehabilitated. All outdated components and finishes have been updated and/or replaced

with components that meet current standards. Dwellings in this category either are almost new or have been recently completely renovated and

are similar in condition to new construction.

C3

The improvements are well maintained and feature limited physical depreciation due to normal wear and tear. Some components, but not every

major building component, may be updated or recently rehabilitated. The structure has been well maintained.

C4

The improvements feature some minor deferred maintenance and physical deterioration due to normal wear and tear. The dwelling has been

adequately maintained and requires only minimal repairs to building components/mechanical systems and cosmetic repairs. All major building

components have been adequately maintained and are functionally adequate.

C5

The improvements feature obvious deferred maintenance and are in need of some significant repairs. Some building components need repairs,

rehabilitation, or updating. The functional utility and overall livability is somewhat diminished due to condition, but the dwelling remains

useable and functional as a residence.

C6

The improvements have substantial damage or deferred maintenance with deficiencies or defects that are severe enough to affect the safety,

soundness, or structural integrity of the improvements. The improvements are in need of substantial repairs and rehabilitation, including many

or most major components.

Quality Ratings and Definitions

Q1

Dwellings with this quality rating are usually unique structures that are individually designed by an architect for a specified user. Such

residences typically are constructed from detailed architectural plans and specifications and feature an exceptionally high level of workmanship

and exceptionally high-grade materials throughout the interior and exterior of the structure. The design features exceptionally high-quality

exterior refinements and ornamentation, and exceptionally high-quality interior refinements. The workmanship, materials, and finishes

throughout the dwelling are of exceptionally high quality.

Q2

Dwellings with this quality rating are often custom designed for construction on an individual property owner’s site. However, dwellings in

this quality grade are also found in high-quality tract developments featuring residence constructed from individual plans or from highly

modified or upgraded plans. The design features detailed, high quality exterior ornamentation, high-quality interior refinements, and detail. The

workmanship, materials, and finishes throughout the dwelling are generally of high or very high quality.

Q3

Dwellings with this quality rating are residences of higher quality built from individual or readily available designer plans in above-standard

residential tract developments or on an individual property owner’s site. The design includes significant exterior ornamentation and interiors

that are well finished. The workmanship exceeds acceptable standards and many materials and finishes throughout the dwelling have been

upgraded from “stock” standards.

Q4

Dwellings with this quality rating meet or exceed the requirements of applicable building codes. Standard or modified standard building plans

are utilized and the design includes adequate fenestration and some exterior ornamentation and interior refinements. Materials, workmanship,

finish, and equipment are of stock or builder grade and may feature some upgrades.

UAD Version 9/2011



Quality Ratings and Definitions (continued)

Q5

Dwellings with this quality rating feature economy of construction and basic functionality as main considerations. Such dwellings feature a

plain design using readily available or basic floor plans featuring minimal fenestration and basic finishes with minimal exterior ornamentation

and limited interior detail. These dwellings meet minimum building codes and are constructed with inexpensive, stock materials

with limited refinements and upgrades.

Q6

Dwellings with this quality rating are of basic quality and lower cost; some may not be suitable for year-round occupancy. Such dwellings

are often built with simple plans or without plans, often utilizing the lowest quality building materials. Such dwellings are often built or

expanded by persons who are professionally unskilled or possess only minimal construction skills. Electrical, plumbing, and other mechanical

systems and equipment may be minimal or non-existent. Older dwellings may feature one or more substandard or non-conforming additions

to the original structure

Definitions of Not Updated, Updated, and Remodeled

Not Updated

Little or no updating or modernization. This description includes, but is not limited to, new homes.

Residential properties of fifteen years of age or less often reflect an original condition with no updating, if no major

components have been replaced or updated. Those over fifteen years of age are also considered not updated if the

appliances, fixtures, and finishes are predominantly dated. An area that is ‘Not Updated’ may still be well maintained

and fully functional, and this rating does not necessarily imply deferred maintenance or physical/functional deterioration.

Updated

The area of the home has been modified to meet current market expectations. These modifications

are limited in terms of both scope and cost.

An updated area of the home should have an improved look and feel, or functional utility. Changes that constitute

updates include refurbishment and/or replacing components to meet existing market expectations. Updates do not

include significant alterations to the existing structure.

Remodeled

Significant finish and/or structural changes have been made that increase utility and appeal through

complete replacement and/or expansion.

A remodeled area reflects fundamental changes that include multiple alterations. These alterations may include

some or all of the following: replacement of a major component (cabinet(s), bathtub, or bathroom tile), relocation

of plumbing/gas fixtures/appliances, significant structural alterations (relocating walls, and/or the addition of)

square footage). This would include a complete gutting and rebuild.

Explanation of Bathroom Count

Three-quarter baths are counted as a full bath in all cases. Quarter baths (baths that feature only a toilet) are not

included in the bathroom count. The number of full and half baths is reported by separating the two values using a

period, where the full bath count is represented to the left of the period and the half bath count is represented to the

right of the period.

Example:

3.2 indicates three full baths and two half baths.

UAD Version 9/2011



Abbreviations Used in Data Standardization Text

Abbreviation Full Name Fields Where This Abbreviation May Appearac Acres Area, Site

AdjPrk Adjacent to Park Location

AdjPwr Adjacent to Power Lines Location

A Adverse Location & View

ArmLth Arms Length Sale Sale or Financing Concessions

ba Bathroom(s) Basement & Finished Rooms Below Grade

br Bedroom Basement & Finished Rooms Below Grade

B Beneficial Location & View

Cash Cash Sale or Financing Concessions

CtySky City View Skyline View View

CtyStr City Street View View

Comm Commercial Influence Location

c Contracted Date Date of Sale/Time

Conv Conventional Sale or Financing Concessions

CrtOrd Court Ordered Sale Sale or Financing Concessions

DOM Days On Market Data Sources

e Expiration Date Date of Sale/Time

Estate Estate Sale Sale or Financing Concessions

FHA Federal Housing Authority Sale or Financing Concessions

GlfCse Golf Course Location

Glfvw Golf Course View View

Ind Industrial Location & View

in Interior Only Stairs Basement & Finished Rooms Below Grade

Lndfl Landfill Location

LtdSght Limited Sight View

Listing Listing Sale or Financing Concessions

Mtn Mountain View View

N Neutral Location & View

NonArm Non-Arms Length Sale Sale or Financing Concessions

BsyRd Busy Road Location

o Other Basement & Finished Rooms Below Grade

Prk Park View View

Pstrl Pastoral View View

PwrLn Power Lines View

PubTrn Public Transportation Location

rr Recreational (Rec) Room Basement & Finished Rooms Below Grade

Relo Relocation Sale Sale or Financing Concessions

REO REO Sale Sale or Financing Concessions

Res Residential Location & View

RH USDA - Rural Housing Sale or Financing Concessions

s Settlement Date Date of Sale/Time

Short Short Sale Sale or Financing Concessions

sf Square Feet Area, Site, Basement

sqm Square Meters Area, Site

Unk Unknown Date of Sale/Time

VA Veterans Administration Sale or Financing Concessions

w Withdrawn Date Date of Sale/Time

wo Walk Out Basement Basement & Finished Rooms Below Grade

wu Walk Up Basement Basement & Finished Rooms Below Grade

WtrFr Water Frontage Location

Wtr Water View View

Woods Woods View View

Other Appraiser-Defined Abbreviations

Abbreviation Full Name Fields Where This Abbreviation May Appear

UAD Version 9/2011

Form PICPIX.SR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE

Subject Photo Page FHA #011-8472736


273 Placid Dr



Subject Front

Sales Price

Gross Living Area

Total Rooms

Total Bedrooms

Total Bathrooms

Location

View

Site

Quality

Age

273 Placid Dr

1,888

9

4

2.1

N;Res;

N;Res;

29098 sf

Q3

13

Subject Rear

Subject Street

Borrower

Lender/Client

Property Address


Form PIC12_LT - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE

Photograph Addendum FHA #011-8472736


273 Placid Dr



Street Right side Left side

Shed no value given Attic Garage

Borrower

Lender/Client

Property Address


Form PICPIX.SI - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE

Subject Interior Photo Page FHA #011-8472736


273 Placid Dr



Foyer

Sales Price

Gross Living Area

Total Rooms

Total Bedrooms

Total Bathrooms

Location

View

Site

Quality

Age

273 Placid Dr

1,888

9

4

2.1

N;Res;

N;Res;

29098 sf

Q3

13

Dining

Living

Borrower

Lender/Client

Property Address





273 Placid Dr



Bedroom

Sales Price

Gross Living Area

Total Rooms

Total Bedrooms

Total Bathrooms

Location

View

Site

Quality

Age

273 Placid Dr

1,888

9

4

2.1

N;Res;

N;Res;

29098 sf

Q3

13

Bedroom

Bath

Borrower

Lender/Client

Property Address





273 Placid Dr



Master Bedroom

Sales Price

Gross Living Area

Total Rooms

Total Bedrooms

Total Bathrooms

Location

View

Site

Quality

Age

273 Placid Dr

1,888

9

4

2.1

N;Res;

N;Res;

29098 sf

Q3

13

Master Bath

Master Bath

Borrower

Lender/Client

Property Address





273 Placid Dr



Master Bath

Sales Price

Gross Living Area

Total Rooms

Total Bedrooms

Total Bathrooms

Location

View

Site

Quality

Age

273 Placid Dr

1,888

9

4

2.1

N;Res;

N;Res;

29098 sf

Q3

13

Kitchen

Kitchen

Borrower

Lender/Client

Property Address





273 Placid Dr



Kitchen

Sales Price

Gross Living Area

Total Rooms

Total Bedrooms

Total Bathrooms

Location

View

Site

Quality

Age

273 Placid Dr

1,888

9

4

2.1

N;Res;

N;Res;

29098 sf

Q3

13

Breakfast

Laundry

Borrower

Lender/Client

Property Address





273 Placid Dr



Bath (half)

Sales Price

Gross Living Area

Total Rooms

Total Bedrooms

Total Bathrooms

Location

View

Site

Quality

Age

273 Placid Dr

1,888

9

4

2.1

N;Res;

N;Res;

29098 sf

Q3

13

Bath (half)

Bedroom

Borrower

Lender/Client

Property Address


Form PICPIX.CR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE

Comparable Photo Page FHA #011-8472736


273 Placid Dr



Comparable 1

Prox. to Subject

Sale Price

Gross Living Area

Total Rooms

Total Bedrooms

Total Bathrooms

Location

View

Site

Quality

Age

204 Sara Sista Cir

0.64 miles N

165,000

1,800

7

4

2.0

N;Res;

N;Res;

1.2 ac

Q4

~11

Comparable 2

Prox. to Subject

Sale Price

Gross Living Area

Total Rooms

Total Bedrooms

Total Bathrooms

Location

View

Site

Quality

Age

107 Coriander Ln

1.35 miles SW

177,000

2,100

8

3

2.0

N;Res;

N;Res;

1.0 ac

Q3

~15

Comparable 3

Prox. to Subject

Sale Price

Gross Living Area

Total Rooms

Total Bedrooms

Total Bathrooms

Location

View

Site

Quality

Age

205 Harvest Ridge Dr

2.77 miles NW

187,500

2,050

8

4

3.0

N;Res;

N;Res;

19166 sf

Q3

~10

Borrower

Lender/Client

Property Address


Form PICPIX.CR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE

Comparable Photo Page FHA #011-8472736


273 Placid Dr



Comparable 4

Prox. to Subject

Sales Price

Gross Living Area

Total Rooms

Total Bedrooms

Total Bathrooms

Location

View

Site

Quality

Age

201 Thunderbird Dr

0.52 miles NE

175,000

1,915

7

4

2.0

N;Res;

N;Res;

1.0 ac

Q3

~16

Comparable 5

Prox. to Subject

Sales Price

Gross Living Area

Total Rooms

Total Bedrooms

Total Bathrooms

Location

View

Site

Quality

Age

409 Smith Vasser Rd

2.93 miles SW

189,900

2,165

9

3

2.0

N;Res;

N;Res;

19824 sf

Q3

~8

Comparable 6

Prox. to Subject

Sales Price

Gross Living Area

Total Rooms

Total Bedrooms

Total Bathrooms

Location

View

Site

Quality

Age

Borrower

Lender/Client

Property Address


Form SKT.BLDSKI - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE

Building Sketch FHA #011-8472736


273 Placid Dr



Borrower

Lender/Client

First Floor

[2412.58 Sq ft]

12'

0.6'

6.3

'

0.6'

15'

14.9' 4'

7.5'

4'

13.8' 4'

12.4'

4'

22'

35'

23.1'

6.5

'17.5'6.5

'

13.5'

1.7

'

16.5'

Concrete Patio

[165.6 Sq ft]

8'

13.8'

8'

4'

13.8' 4'

Covered porch

[87.5 Sq ft]17.5'

5'

17.5'

5'

2 Car Attached

[-524.37 Sq ft]

23.1'

22.7

'

23.1'

22.7

'

FoyerDining

Living

BedroomBedroom

Bath

Master BedroomMaster Bath

Kitchen

Breakfast

Laundry

Bath (half)Bedroom

TOTAL Sketch by a la mode, inc. Area Calculations Summary

Living Area Calculation Details

2 Car Attached -524.37 Sq ft 22.7 × 23.1 = 524.37

First Floor 2412.58 Sq ft 6.3 × 0.6 = 3.78

7.5 × 4 = 30

12.4 × 4 = 49.6

35 × 23.1 = 808.5

28.5 × 17.5 = 498.75

30 × 33.3 = 999

13.5 × 1.7 = 22.95

Total Living Area (Rounded): 1888 Sq ft

Non-living Area

Concrete Patio 165.6 Sq ft 13.8 × 12 = 165.6

Covered porch 87.5 Sq ft 17.5 × 5 = 87.5

Property Address


Form MAP.LOC - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE

Location Map FHA #011-8472736


273 Placid Dr



Borrower

Lender/Client

Property Address


Plat FHA #011-8472736

Form SCNLGL - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE

License FHA #011-8472736

Form SCNLGL - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE

Documents

APPRAISAL OF REAL PROPERTY - Cloud Object Storage | … · APPRAISAL OF REAL PROPERTY FHA # 011-8472736 273 Placid Dr ... Heating FWA HWBB Radiant Other Fuel ... (special energy efficient