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File No. 98 10-4-4I Page #6VaiuaiionSection____________________UNIFORM RESIDENTIAL APPRAISAL REPORT
<br />ESTIMATED SITE VALUE
<br />ESTIMATED REPRODUCTION COST-NEW-OF IMPROVEMENTS.
<br />Dwelling 3,168 So. Ft. @S 108.00 = $__
<br />= S______600, OOP
<br />342,144
<br />2. 352 So Ft. (S)S 95.00 =223. -140
<br />Pool, Pecks, and Patios _40,000
<br />Gafage/Carpoft vt? So FI. (tbS 27.oo =20,979
<br />Total Estimated Cost New = S_____.02
<br />Less Physical Functional External
<br />Depreciation 208, 8 33 -to, 000 19,000 =s
<br />Depreciated Value ot Improvements =s
<br />*As-ls“ Value of Site Improvements =s
<br />INDICATED VALUE BY COST APPROACH =s
<br />267,B33
<br />358,730
<br />40,000
<br />FileNo. 08-10-4-4
<br />Comments on Cost Approach (such as, source ol cost cslimale. site value,
<br />square fool calculation and lor HUD, VA and FmHA, the estimated remaining
<br />economic life ol the properly): Reproduciton costs based on
<br />Marshcill h Swift Rosidont.ia! Cost Handbook
<br />updated and modified to rofleet local
<br />builders' costs.
<br />Physical Depreciation based on age and
<br />condition. Functional based on floor plan
<br />(Split Level). External based on buildincr
<br />restrictions.
<br />1 ITEM 1 SUBJECT COMPARABLE NO. 1 COMPARABLE NO. 2 COMPARABLE NO 3
<br />2565 Dun\
<br />Address Orono
<br />^oody Avenue,2480 Old Beach Road
<br />Orono
<br />3650 Casco Avenue
<br />Orono
<br />2525 Kelly Avenue
<br />Orono
<br />[Proximitv lo Subieci C 1 117 1.86 miles eas C 1 117 .5 miles South Cl 117
<br />Sales Price S $ 800,000 S 980,000 S 1,295,000
<br />Pnee/Gross Living Area i________L S 174.22'/S 206.03 /S 301.16-/'
<br />1 Data ancL'or
<br />Verification Source
<br />MLS, Office Records,&Pub
<br />Records
<br />MLS & Public Records MLS L Public Records
<br />VALUE ADJUSTMENTS DESCRIPTION DESCRIPTION -♦•(-)$ Adiust.DESCRIPTION +(-)$ Adjust DESCRIPTION : -•-(-)$ Adiust
<br />Sales or Financing
<br />Concessions
<br />Conventional Conventional Corivent iunal
<br />I Date ol Sale/Time 2/8/96 150 D 9/19/97 15 Da 9/11/97 32 D
<br />1 Location Avo Avq/Gd Avq Avq/Gd
<br />Leasehold/Fee Simple Fee Simple Fee Simple Fee Simple Fee Simple
<br />Site 52,800 SF 2 Acres -50,000 32,600 SF :2.87 Acres -350,000
<br />IView Excel lent Excellent Excellent Excellent
<br />1 Desion and Appeal Split Level Traditional -40,000 Traditional -50,000 Cape Cod -50,000
<br />Quality of Construction Gd Gd Gd Gd
<br />Age 33 and Rmodle 42 and Hemodl 0 -100,000 88 and Remode
<br />Condition Avq/Gd Avq/GD Gd Gd
<br />Above Grade
<br />Room Count
<br />Gross Living Area
<br />Total : Bdrms Baths Tjial Bdrms Baths Total Bdrms Baths Total : Bdrms Baths
<br />1 0 j 2.',12 ' S 3.5 -5.000 10 3 2.5 ‘9 j 3 ;:.75 -2.500
<br />3, 168 So FI.4,592 Sa Ft. -100.000 3,419 Sa Ft -10, 000 4,300 Sa. FI. -80,000
<br />Basement & Finished
<br />Rooms Below Grade
<br />2, 352
<br />90
<br />RecRm Den i
<br />Hitch .5 Bat
<br />FmRmBrExcRm
<br />Bath
<br />Partial No fi: +75,000
<br />Functional Utilitv Avq/Fair Avq Avq Avq
<br />Heatina/Cooling 2GFA CAC GFA/CAC GFA/CAC GFA/CAC
<br />Energy Efficient Items Typical Typical Typical :Typical
<br />Garaae/Caroort 3 Car Garaqe 6 Cars Storacj -20, 000 3 Car Att Gar'2 Car Tuckund +'10,000
<br />Porch. Patio. DecK,
<br />Fireplace(s). etc
<br />Decics and Pat
<br />3
<br />Decks,PatioPo
<br />3
<br />Deck, Porch -20,000
<br />4
<br />Larqe Porch
<br />3 ■
<br />Fence. Pool. etc.Pool +15,000 +15,000 +15,000
<br />•
<br />Net Adi. (total)'”1 + r’- S 200,000 ! ' + i-1 - S 173.000 *1+ -1- S 382,500
<br />Adjusted Sales Price
<br />of Comoarable $ 600,000 S 807,000 S 912,500
<br />limits, however in the price bracket of the subject this is not
<br />varied.
<br />The adjustments exceed the normal
<br />unusua1._ _ _ _ _ _ _ _The amenities are many and
<br />in the instant situation site size, and the dwelling size causes excessive variance. The
<br />n^uuQjers of compcH.a are limited. The price bracket of the subject is in a very small percentage of
<br />the market . These are the befiTcompa rbl es available_lor the subject.
<br />ITEM
<br />Date, Price and Data
<br />Source, lor prior sales
<br />within year of appraisal
<br />SUBJECT
<br />None ol
<br />COMPARABLE NO. 1
<br />the above have sold
<br />COMPArj\BLE NO. 2
<br />in the |>ievious year.
<br />COMPARABLE NO. 3
<br />Analysis of any current agreement ol sale, option, or listing ol subieci property and analysis ol any prior sales ol subject and comparables within one year of the date of appraisal:
<br />None available.
<br />INDICATED VALUE BY SALES COMPARISON APPROACH
<br />INDICATED VALUE BY INCOME APPROACH {il AmilicahlP i FstimatPd M.itKp1 RphI 'Me X Gross Rent Multiptier
<br />S
<br />= $
<br />HOP,non
<br />This appraisal is made
<br />Conditions of Appraisal:
<br />i *) "as IS" : subject to the repairs, alterationb. in vections or conditions listed below
<br />Please see tlic attached.
<br />subject to completion per p!d.ns & specifications
<br />Final Reconciliation: The market is the best indicator of value for a single tamily dwelling. Typically the Cost
<br />Approach to value sets the upper limit, delineates the depreciation, and sets out the estimated l_ot_ _ _
<br />value.
<br />iHjrpose of tNs appraisal is to estimate the market value of the real property that is the subject ot this report, based on the above coruktions and the certification, contingent
<br />and limiting conditions, and market value delinition that are stated in the attached Freddie Mac Form 439/FNMA form 1004B (Revised____________J.
<br />I (WE) ESTIMATE THE MARKET VALUE. AS DEFINED. OF THE REAL PROPERTY THAT IS THE SUBJECT OF THIS REPORT, AS OF January 2. 1998
<br />(WMtCH Hi THE^TTOf EFFECTIVE DATE OF THIS REPORT) TO BE S hoo.qoq_______
<br />APPRAISER y ' ■ n SUPERVISORY APPRAISER (ONLY IF REQUIRED):
<br />Sionalure "2 J»-•> i. ______________S!3n4tuie________________________________
<br />Ndiiic William C. Warner Name
<br />I • II Old Did Not
<br />Inspect Properly
<br />Dale Report Signed 4/21/^ni Date Report Sipned
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