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TCF Bank-Direct Lending Ac Uniform Residential Appraisal Report File# 3803WA The ur ose of this summa a raisal re ort is to rovide the lender/client with an accurate and ade uatel su orted o inion of the market value of the sub'ect ro e . Property Address 1120 Cox Farm Road City Long Lake State �`/�N Zip Code 55356 _ _ _ _ _ _ _ Borrower Gregory 8 Laura Wagener Owner of Public Record Gregory&Laura Wagener County Hennepin . _... __ __ _ _ _ __ _ . _. Legal Description Lot 005 Block 001 Shadowood Farm _ __ _ __ _ Assessors Parcel# 2711823310021 Tax Year 2015 R.E.Taxes$ 6018 � -- — __ _ _ S Nei hborhood Name Shadowood Farm � g Map Reference 103-D1 Census Tract 0272.01 B Occupant �2]C Owner ❑Tenant ❑Vacant Special Assessments$ � � PUD HOA$ $�� peryear ❑ per month � Property Rights Appraised �Fee Simple ❑Leasehold ❑Other (describe) E Assignment Type ❑Purchase Transaction �Refinance Transaction ❑Other (describe) _ _ _ _._ � Lender/Client TCF Bank-Direct Lending Account Address 801 Marquette Ave Minneapolis MN 55402 __ __ ___ —_.. _ 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 }�—JC No _ _. __. __ _ . _ Report data source(s)used,offering price(s),and date(s). MLS/Owners. _ __ _ I ❑ did ❑did not analyze the contract for sale for the subject purchase transaction.Explain the resuits of the analysis of the contract for sale or why the analysis was not performed. _ _...... _. C 0 ___...... T Contract Price� Date of Contract Is the property seller the owner of public record? ❑Yes ❑No Data Source(s) _� _____ _. R 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 q if Yes report the tota(dollar amount and descnbe the items to be paid . � mm _. C T Note:Race and the racial composition of the neighborhood are not appraisal factors. Neighborhood Characteristics One-Unit Housing Trends One-Unit Housing Present land Use% N Location [i Urban �Suburban [;Rural Property Values ❑increasing �]C Stable ❑Dedining PRICE AGE One-Unit $5% _ _. E Built Up �L Over 75% ❑25-75% [�Under 25% Demand/Suppty [�Shortage ❑In Balance �C Over Supply $(000) (yrs) 2 4 Unit 10% � Growth ❑Rapid ❑Stable (]Slow ; Marketing Time �Under 3 mths ❑3-6 mths ❑Over 6 mths , �26 Low � Multi-Family °/o HNeighborhood Boundaries . _ 4635 Hi9h 115 Commercial 5 /o See Attached Addendum - �� ` ' ' ` � B 595 Pred. 30 Other % __ , _... __.. � _ . .. .�_..._—_ _ � __.___.._.. _ _ _. R Neighborhood Description _ _ _ H See Attached Addendum 0 0 _ p Market Conditions(including support for the above conciusions) The subject is part of a well-regarded area with traditionally strong values and market demand. Active listings have anticipated marketing times of 0-3 months. All types of mortgage fnancing are generally available at reasonable rates with no unusual buydowns,discounts or concessions. Dimensions Irregular Area 2•35 ac Shape Irregular �ieW N;Res; _ _ _ Specific Zoning Classification RR-1 B Zoning Description One Family Rural Residential-2 Acres _ _ _ __ _ 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. __ _ _ _ _- _ _ __ __ _ _ _ .........__ _ _ S Utilities Pubhc Other(describe) _ Public Other(describe) Off-site lmprovements-Type Public Private � Electricity �C ❑ 200 Amp Water ❑ 0 Well Street Asphalt [� ❑ �-- __ __. _ __ _ T Gas J� ❑ Sanitary Sewer ❑ 0 Septic Alley None [� __ __ . E FEMA Special Flood Hazard Area ❑Yes �No FEMA Flood Zone X FEMA Map# 2�053C0302E FEMA Map Date 09/02/2004 Are the utilities and off-site improvements typical for the market area? �Yes ❑ No If No,describe. _ _ _ _ Are there any adverse site conditions or extemal factors(easements,encroachments,environmental conditions,land uses,etc.)� n Yes !nC No If Yes,describe. None Noted. _ _ _ General Description Foundation Exterior Description materialslcondition Interior materials/condition Units �C One ❑One with Accessory Unit ❑ Concrete Slab ❑Crawl Space Foundation Walls Concrete/Avg Floors Hwd/CT/Crpt/Avg __ __ __ _ __ # of Stories 2 (Z�C Full Basement ❑Partial Basement Exterior Walls Stucco/Stone/Avg Walls Drywall/Avg Type �Det. ❑Att. ❑S-Det./End Unit Basement Area 1314 sq.ft. Roof Surface AsphalUAvg Trim/Finish Hwd/Avg __ . __ __ � Existing ❑Proposed ❑Under Const. Basement Finish 90 °/a Gutters 8 Downspouts Alum/Avg Bath Floor HwdlCT/avg Design(Style) Modem � Outside Entry/Exit (LC,Sump Pump Window Type Case/Wd/Avg Bath Wainscot Ceramic/Avg _ __ _ Year Built �998 Evidence of ❑Infestation Storm Sash/lnsulated Wood/Avg Car Storage ❑None I Effective Age(Yrs) 5 ❑ Dampness ❑ Settlement Screens Mesh/Avg �Cj Driveway #of Cars 4 PAttic ❑None Neating ,j�C FWA ❑ HWBB []Radiant Amenities ❑WoodStove(s)# � Driveway Surface Asphalt R ❑ Drop Stair ❑Stairs �� Other Fuel Gas (�Cf Fireplace(s)# � �Fence Cedar (}C] Garage #of Cars 3 0 � Floor (LCf Scuttle Cooling �Central Air Conditioning �C]PatiolDeck Rear �porch 3Season [� Carport #of Cars � E ❑ Finished ❑Heated ❑ Individual ❑Other ❑Pool None ❑Other None }(�C Att. ❑ Det ❑Built-in M Appliances � Refrigerator �RangelOven (ZCf Dishwasher (� Disposal �]Microwave i(P' Washer/Dryer ❑Other(describe) F _. . . . . � _ � .. , � , _ .. , , �� .. _ . .,. .. . . .. .. .