2012 fall town meeting article 10 appraisal of 255 acton road chelmsford
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MINUTEMAN APPRAISALS, INC. REAL ESTATE APPRAISERS & CONSULTANTS APPRAISAL OF LOCATED AT: 255 Acton Road Chelmsford, MA 01824-3818 FOR: Community Preservation Committee Tn of Chelmsford Chelmsford MA 01824 BORROWER: Town of Chetmsford AS OF: August 1, 2012 BY: Joanri B Wynkoop MINUTEMAN APPRAISALS, INCTRANSCRIPT
MIN
UT
EM
AN
AP
PR
AIS
AL
S,
INC
.R
EA
LE
STA
TE
AP
PR
AIS
ER
S&
CO
NSU
LT
AN
TS
APP
RA
ISA
LO
F
LO
CA
TE
DA
T:
255
Act
on
Road
Che
lmsf
ord,
MA
0182
4-38
18
FOR
:
File
No.
0712
044J
B
Com
mun
ity
Pre
serv
atio
nC
om
mit
tee
Tn
ofC
helm
sfor
dC
helm
sfor
dM
A01
824
BO
RR
OW
ER
:
To
wn
of
Ch
etm
sfo
rd
AS
OF
:
Au
gu
st1,
2012
BY
:
Joan
riB
Wyn
koop
MIN
UT
EM
AN
AP
PR
AIS
AL
S,
INC
Ott 4
00
AR
ESI
DE
NT
IAL
BU
ILD
ING
LOT
P0.
Box
217,
CH
EL
MSF
OR
D,
MA
0182
4PH
:97
8.25
0.98
89/
FAX
:9782509997
LA
ND
AP
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AIS
AL
RE
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RT
File
No.
0712044
JB
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oth
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tN
one
Non
eN
one
Net
Adj
._1
.6%
lG
ross
Adj
.1.
6%$
218,
887
CO
MPA
RA
BLE
SALE
NO
.2
6L
ynch
Way
Che
lmsf
ord,
MA
0186
3
$3.
8811
302
/03/
2012
-5m
oD
OM
=Unk
now
nC
onve
ntio
nal
Non
e
Fee
Sim
ple
60,5
48sf
Res
iden
tial
Vie
wL
evel
elec
,gas
,wtr
,sw
r15
0’F
ront
age
Thr
ough
Str
eet
Rea
rof
site
/typ
.N
one
Non
e
Net
Adj
.
Gro
ssA
dj.
7.6
%$
to$
299,
900
to$
235,
000
CO
MPA
RA
BLE
SALE
NO
3
8L
ynch
Way
Che
lmsf
ord,
MA
0186
33.
36_M
ILE
SN
NW
Bo
ok
:25
69
3;f
g:
92R
eg,
ofD
eeds
;A
sses
sor;
Vie
w$
235,
000
$3.
671
-5,8
75D
OM
=Unk
now
nco
nven
tion
alN
on
e
SI.
Infe
rior
Feep
je
Res
iden
tial
Vie
wL
evel
elec
,gas
,wtr
,sw
r20
0.16
’F
ront
age
Thr
ough
Str
eet
None
Non
eN
one
Li+
J_$
875
Net
Adj
.-3
.4%
76%
Is
The
appr
aise
rsre
sear
chdi
rtX
Jdi
dno
tre
veal
any
prio
rsa
les
ortr
ansf
ers
ofth
esu
btec
tpro
perty
for t
heth
ree
year
spr
ior
toth
eef
fect
ive
date
ofth
eap
prai
sal,
Dat
aSo
urce
s.M
LA
r’
reco
rds
Reg
istr
yof
Dee
ds_
...
______
—
“he
appr
aise
rsre
sear
ctl
did
“n
ot
reve
alan
ypr
ior
safe
sor
tran
sfer
sof
the
com
para
ble
sale
sfo
rth
eye
arpr
ior
toth
eda
teof
sale
ofth
eco
mpa
rabl
esa
leD
ata
Sour
ces
MLS
,A
sses
sor’
sre
cord
sR
egis
try
ofD
eeds
______
“The
appr
aise
rsre
sear
c”T
h’re
veal
any
prior
listin
gsof
the
subt
ectp
rope
rtyor
com
para
ble
sale
sfor
the
year
prior
toth
eef
fect
ive
date
ofth
eap
prai
sal
Dat
aSo
urce
s.L
oca
lM
,,If
,n1
Lis
tina
Ser
vice
istin
g/T
rans
fer
Hist
ory
Tra
nsfe
r/Sa
le(O
NLY
)of
the
List
ing
and
Tra
nsfe
rhi
stor
yof
List
ing
and
Tra
nsfe
rhi
stor
yof
List
ing
and
Tra
nsfe
riti
stor
yof
.Su
bjec
t in
past
36m
onth
s:C
omp
1in
past
12m
onth
s:C
omp
2in
past
12m
onth
sC
omp
3in
past
12m
onth
s
:1.0
002
/16/
1993
$n-
a-I
06/1
9/19
96$
nosa
les
12m
o,$
nosale
5jp
ast1
2m
o.
$jp
ct
Prqp
ppy
IsCu
rrent
lyLm
tedFo
rSa
le?
Yes
No
Dat
aS
og
pjO
call
tili
sjj
g,,S
erV
ice
-
Cur
rent
Listi
ngH
istor
y““
1,
List
Dat
eLi
stPr
ice
Day
son
Mar
ket‘
,_
Dat
aSo
urce
n/a
$1ect
Prop
erty
nas
been
liste
dw
ithin
the
last
12M
onth
s?E
lYes
No
Dat
aSo
urce
:12
Mon
thLi
sting
His
tory
-Li
stD
ate
-Li
stPr
ice
Day
son
Mar
ketj
Dat
aSo
urce
/a
$n/
a$
Com
men
tson
Pnor
Sas
1fra
nsfe
rsan
dC
urre
ntan
dPr
ior
List
ings
:N
oot
her
sale
ofth
esu
bjec
tpr
oper
tyin
the
past
3ye
ars.
No
othe
rsa
les
ofth
ese
cçpara
ble
sin
the
12m
on
ths
prio
rto
the
sale
utili
zed
inth
isan
alys
is.
Sal
es#2

wer
eli
sted
inM
LS
on06
/18/
2007
,neit
her
list
ing
resu
lted
ina
sale
otj
pi
red
and
wer
epr
ivat
ely
sold
inF
ebru
ary
2012
.
______
_____
Sum
ryyp
yoft
heSa
iesC
pypp
riso
nppf
pach
:S
ales
hav
eje
jgti
yad
’u
st!
en
tof
0.5%
per
mon
thto
refl
ect
curr
ent
mar
ket
cond
itio
ns,
asof
the
effe
cffv
eda
teof
tppra
tsal.
Are
cent
sale
not
incl
uded
onth
egr
idis
321
Old
Wes
tfor
dR
oad.
The
stre
etis
asi
mila
rlo
catio
nw
ithsi
mil
artr
affi
c,ho
wev
er,
this
site
had
adw
ellin
gat
the
tim
eof
sale
whi
chre
quir
ed‘r
azin
g’,
asw
ell
asbe
tter
men
tfe
esfo
rse
wer
and
sinc
eit
isan
‘und
ersi
zed’
lot
for
the
RB
zone
,w
ould
requ
ire
ava
rian
ceto
rebu
ild,
(unl
ess
usin
gth
esa
me
foun
dati
on,
per
the
build
ing
$165
,000
onM
ay10
,20
12,
but
too
man
yot
her
vari
able
sar
ein
volv
edto
incl
ude
ithe
re.
The
rear
eot
her
sale
sw
ithsi
mila
rci
rcum
stan
ces,
also
not
incl
uded
here
.S
ales
ofun
impr
oved
land
wer
eco
nsid
ered
mos
tsi
mila
r.O
fth
efo
ursa
les
of‘b
uil
dat
elan
cin
MLS
inth
epa
st24
mon
ths,
only
SaIe
#1is
cons
ider
edco
mpa
rabl
e.O
neof
the
four
isa
wat
erfr
ont,
,9per
tyon
eis
men
tion
edab
ove,
and
one
isa
mul
ti-l
otpa
rcel
whi
chw
assu
bseq
uent
lydi
vide
d,P
endi
ngS
aIe#
4ab
uts
Sale
#1andals
oco
nsid
ered
are
habl
ein
dica
tor
ofva
lue.
Sal
esch
osen
are
the
best
avai
labl
e.A
llsa
les
are
cons
ider
edre
liab
lein
dica
tors
ofva
lue
for
the
ect.
Fec
onci
liatio
nC
omm
ents
:C
om
par
able
Sal
esA
ppro
ach
tova
lue
isth
em
ost
reli
able
indi
cato
rof
valu
efo
rth
esu
bjec
tp
rpp
çy
The
Cos
tappro
ach
isno
tus
edin
land
valu
atio
n.T
heIn
com
eap
proa
chis
not
reli
able
due
toli
mit
edla
ndle
ases
avai
labl
efo
rst
udy
hisg
ppra
isal i
sm
ad
c,,
‘as
is”or
“su
fJje
ctto
the
toow
eco
nditi
ons
orjn
ypçc
tions
:-
—-
Bas
edon
aco
rnp
iete
vis
ual
insp
ecti
on
ofth
esu
bje
ct
site
and
tho
seim
pro
vem
en
tsu
po
nsa
idsi
te,
def
ined
scope
ofw
ork
,st
ate
ment
ofass
um
pti
ons
and
urn
itin
gco
nd
itio
ns,
and
appra
iser
’sce
rtif
icat
ion
,m
y(o
ur)
op
inio
nof
mar
ket
vaiu
e,as
def
ined
,of
the
reai
pro
per
tyth
atis
the
subje
ctof
this
report
is:
Opin
ion
ofM
arke
t Val
ue:
S22
0,00
0,a
sof
:08
1011
2012
,wh
ich
isth
edat
eof
insp
ecti
on
and
the
effe
ctiv
edat
eof
this
app
rais
al.
Piod
uced
usin
gA
Ciso
tWar
e80
023
487
27uu
ac,w
eb.c
omP
ate
2ot
4
Min
utem
anA
ppra
isal
s,In
c.
Ther
ear
e8
com
par)
esit
escu
rren
fypf
fere
dfo
rsa
lein
the
subi
ect
neig
hbor
hood
rang
ing
inpr
icefro
m$
158,
000
Ther
ear
e4
com
oara
ble
sites
sold
inth
eoa
st12
mon
ths
inth
esu
biec
tneia
hbor
hood
ranoir
ioin
sale
Price
from
$16
5.00
0
LA
ND
AP
PR
AIS
AL
RE
PO
RT
File
No.
0712
044J
B
n/a
3.32
MIL
ES
NN
W
Rea
.of
Dee
ds:
Ass
esso
r:V
iew
Rea
.of
Dee
ds:
Ass
esso
r:V
iew
Boo
k:25
684:
Pan
e:90
1$22
2.50
0
—1
1$23
5.00
0
-5.8
7502
/07/
2012
-5m
o
-2,5
00SI
.In
feri
or+
5,00
0
-7,0
0064,0
33sf
+5,
000
:7,0
00
3,61
3+
[Xj-
1$7,
875
The
App
rais
erha
sre
sear
ched
the
tran
sfer
hist
ory
ofth
esu
bjec
tpro
pert
yfo
r the
past
3ye
ars
and
the
listin
ghi
stor
yof
the
subj
ectf
orth
epa
st12
mon
ths
prio
rto
the
effe
ctiv
eda
teof
this
appr
aisa
l.fIr
eap
prais
erha
sal
sore
sear
ched
the
trans
fer
and
listin
ghi
stor
yof
the
com
para
ble
sale
sfo
r the
past
12m
onth
s.
227,
125
Gro
ssA
d.22
7,12
5
LAN
D2:0
55
10
LA
ND
AP
PR
AIS
AL
RE
PO
RT
Pile
No.
0712
044J
BP
RO
DU
CT
INFO
RM
AT
ION
FO
RP
UD
s(f
appli
cable
)
Isth
ede
velo
per/
build
erin
cont
rol
ofth
eH
omeo
wne
rsA
ssoc
iatio
n(H
OA
)?[
Yes
No
Uni
t typ
e(s):
ElD
etac
hed
Atta
ched
Prov
ide
the
follo
win
gin
form
atio
nfo
rPU
Ds
ON
LYit
the
deve
lope
r/bu
ilder
isin
cont
rol
ofth
eH
OA
and
the
subj
ect p
rope
rty
isan
atta
ched
dwel
ling
unit.
Lega
lN
ame
ofPr
ojec
t.
____________________
____
____
____
____
____
____
____
____
__
Tota
lnu
mbe
rof
phas
esTo
tal
num
ber
ofun
its:
—To
tal
num
ber
ofun
itsso
ld:
—
Tota
lnu
mbe
rof
units
rent
edTo
tal
num
ber
ofun
itsfo
rsa
le:
Dat
aso
urce
(s)
—-
las
the
proj
ect c
reat
edby
the
conv
ersi
onof
exis
ngbu
Pdrn
g(s)
into
aPU
D?
ElY
esN
oIf
Yes
, dat
eof
conv
ersi
on:
Doe
sth
epr
oeot
cont
ain
any
mul
t-dw
ellin
gun
its?j
Yes
JN
oD
ata
Sour
ce.
____
____
____
____
____
____
____
____
____
Are
the
unis
com
mon
elem
ents
and
recr
eatio
nfa
cili
esco
mpl
ete?
Yes
ElN
oIf
No.
desc
ribe
the
stat
usof
com
plet
ion:
Des
crio
eco
mm
onel
emen
tsan
dre
crea
tiona
lfa
cilib
es.
This
repo
rtfo
rmis
desi
gned
tore
port
anap
prai
sal o
f apa
rcel
ofla
ndw
hich
may
have
som
em
inor
impr
ovem
ents
buti
sno
tcon
side
red
tobe
an“i
mpr
oved
site”
. All
impr
ovem
ents
are
cons
ider
edto
beof
rela
tivel
ym
inor
valu
eim
pact
onth
eov
eral
l val
ueof
the
site.
This
repo
rtfo
rmis
notd
esig
ned
tore
port
onan
“im
prov
edsit
e”w
here
sign
ifica
ntva
lue
isde
rived
from
the
impr
ovem
ents
This
appr
aisa
lre
port
form
may
beus
edfo
rsi
ngle
fam
ily,m
ulti-
fam
ilysi
tes
and
may
bein
clud
edw
ithin
aPU
Dde
velo
pmen
t.
This
appr
aisa
lre
port
issu
bjec
t to
the
follo
win
gsc
ope
ofw
ork,
inte
nded
use,
inte
nded
user
,def
initi
onof
mar
ketv
alue
, sta
tem
ent o
f ass
umpt
ions
and
limiti
ngco
nditi
ons
and
certi
ficat
ions
.M
odifi
catio
ns, a
dditi
ons
orde
letio
nsto
the
inte
nded
use,
inte
nded
user
, def
initi
onof
mar
ket v
alue
, or
assu
mpt
ions
and
limiti
ngco
nditi
ons
are
notp
erm
itted
, The
appr
aise
rm
ayex
pand
the
scop
eof
wor
kto
inclL
ide
any
addi
tiona
l res
earc
hor
anal
ysis
nece
ssar
yba
sed
onth
eco
mm
plex
ityof
this
appr
aisa
l ass
ignm
ent.
Mod
ifica
tions
orde
letio
nsto
the
certi
ficat
ions
are
also
not
perm
itted
.H
owev
erad
dit o
nalc
ertif
icat
ions
that
dono
tcon
stitu
tem
ater
ial a
ltera
tions
toth
isap
prai
sal r
epor
t,su
chas
thos
ere
quire
dby
law
orth
ose
rela
ted
toth
eap
prai
ser’
sco
ntin
uing
educ
atio
nor
mem
bers
hip
inan
appr
aisa
l org
aniz
atio
n,ar
epe
rmitt
ed.
SC
OP
EO
FW
OR
K;
The
scop
eof
wor
kfo
r thi
sap
prai
sal
isde
fined
byth
eco
mpl
exity
ofth
isap
prai
sala
ssig
nmen
t and
the
repo
rting
requ
irem
ents
ofth
isap
prai
sal
repo
rtfo
rm,
incl
udin
gth
eto
ilow
ing
defl
atio
nof
mar
ket c
alue
.st
atem
ent
ofas
sum
ptio
nsan
dlim
iting
cond
ition
san
dce
rtific
atio
ns. T
heap
prai
ser
mus
t,at
am
inim
um.
(1)
perf
orm
aco
mpl
ete
visu
alin
spec
tion
ofth
esu
bjec
tsi
tean
dan
ylim
ited
irip
rove
men
ts, (
2)in
spec
t the
neig
hbor
hood
,(3
)in
spec
t eac
hof
the
com
para
ble
sale
sfro
mat
leas
t the
stre
et,
(4)
rese
arch
, ver
ifyan
dan
alyz
eda
tafr
omre
liabl
epu
blic
andr
orpr
ivat
eso
urce
s,an
d(5
)re
port
his
orhe
ran
alys
is. o
pini
ons
and
conc
lusi
ons
inth
isap
prai
sal
repo
rt.
iNT
EN
DE
DU
SE
The
inte
nded
use
ofth
eap
prai
sal
repo
rtis
for t
hele
nder
/clie
ntto
eval
uate
the
prop
erty
that
isth
esu
bjec
t oft
his
appr
aisa
lfo
ra
mor
tgag
efi
nanc
etr
ansa
chon
.
iNT
EN
DE
DU
SE
R-
The
inte
nded
user
ofth
isre
port
isth
ele
nder
/clie
ntid
entif
ied
with
inth
eap
prai
sal
repo
rt.
DE
FIN
ITIO
NO
FM
AR
KE
TV
AL
UE
:Th
em
ostp
roba
ble
pric
ew
hich
apr
oper
tysh
ould
brin
gin
aco
mpe
titiv
ean
dop
enm
arke
t und
eral
l con
ditio
nsre
quis
iteto
ata
irsa
le,t
hebu
yer
and
selle
rea
chac
fing
prud
ently
and
know
ledg
eabl
y,an
das
sum
ing
the
pric
eis
nota
ffec
ted
byun
due
stim
ulus
.Im
plic
itin
this
defin
ition
isth
eco
nsum
mat
ion
ofa
sale
asof
asp
ecifi
edda
tean
dth
epa
ssin
gof
title
from
selle
rto
buye
run
der
cond
ition
sw
here
by:
(1)
buye
ran
dse
ller
are
typi
cally
mot
ivat
ed;
(2)
both
part
ies
are
wel
lin
form
edor
wel
lad
vise
d,an
dea
chac
ting
inw
hat t
hey
cons
ider
thei
row
nbe
stnt
eres
t.(3
)a
reas
onab
letim
eis
allo
wed
for
expo
sure
inth
eop
enm
arke
t;(4
)pa
ymen
t is
mad
ein
term
sof
cash
inU
nite
dS
tate
sdo
llars
orin
term
sof
finan
cial
arra
ngem
ents
com
para
ble
ther
eto,
and
(5)
the
pric
ere
pres
ents
the
norm
alco
nsid
erat
ion
for t
hepr
oper
tyso
ldun
affe
cted
bysp
ecia
lor
crea
tive
finan
cing
orsa
les
conc
essi
ons*
gran
ted
byan
yone
asso
ciat
edw
ithth
esa
le.
(Sou
rce:
DC
C,O
TSPR
S,&
PDIC
join
treg
ulat
ions
publ
ishe
dJu
ne7,
1994
)
Adl
ustm
ents
toth
eco
mpa
rabl
esm
ust b
em
ade
for
spec
ial
orcr
eativ
eco
nces
sion
s.N
oad
just
men
tsar
ene
cess
ary
for t
hose
cost
sw
hich
are
norm
ally
paid
byse
llers
asa
resu
ltof
tradi
tion
orla
win
am
arke
t are
a;th
ese
cost
sar
ere
adily
iden
tifia
ble
sinc
eth
ese
ller
pays
thes
eco
sts
invi
rtual
lyall
sale
str
ansa
ctio
ns.
Spec
ial
orcr
eativ
efin
anci
ngad
just
men
tsca
nbe
mad
eto
the
com
para
ble
prop
erty
byco
mpa
riso
nsto
finan
cing
term
sof
fere
dby
ath
irdpa
rtyin
stitu
tiona
lle
nder
that
isno
talr
eady
invo
lved
inth
epr
oper
tyor
tran
sact
ion,
Any
adju
stm
ent s
houl
dno
t be
calc
ulat
edon
am
echa
nica
l dol
lar
ford
olla
rco
stof
the
finan
cing
orco
nces
sion
butt
hedo
llar
amou
ntof
any
adju
stm
ent s
houl
dap
prox
imat
eth
em
arke
t’sre
actio
nto
the
finan
cing
orco
nces
sion
sba
sed
onth
eap
prai
ser’
sud
gmen
t
ST
AT
EM
EN
TO
FA
SS
UM
PT
iON
SA
ND
LIM
ITIN
GC
ON
DIT
ION
S:
The
appr
aise
r’s
certi
ficat
ion
inth
isre
port
issu
bjec
t to
the
follo
win
gas
sum
ptio
nsan
dlim
iting
cond
ition
s.1.
The
appr
aise
rwi
llno
rbe
resp
onsi
ble
for
mat
ters
ofa
lega
lna
ture
that
affe
ctth
esu
bjec
t pro
perty
bein
gap
prai
sed
orth
etit
leto
it,ex
cept
for
info
rmat
ion
that
heor
she
beca
me
awar
eof
durin
gth
ere
sear
chin
volv
edin
perf
orm
ing
this
appr
aisa
l.Th
eap
prai
ser
assu
mes
that
the
title
isgo
odan
dm
arke
tabl
ean
dmi
llno
tren
der
any
opin
ions
abou
t tile
title
.Tr
wap
prai
ser
[tax
exam
ined
the
avai
labl
eflo
odm
aps
that
ate
prov
ided
byth
eFe
dera
lE
mer
genc
yM
anag
emen
t Age
ncy
(or
othe
rda
taso
urce
s)an
dha
sno
ted
inth
isap
prai
sal
repo
rtw
heth
eran
ypo
rtion
ofth
esu
bjec
t site
islo
cate
din
anid
entif
ied
Spec
ial F
lood
Haz
ard
Are
a,B
ecau
seth
eap
prai
ser
isno
t asu
rvey
or,
heor
she
mak
esno
guar
ante
es.
expr
ess
orim
plie
d,re
gard
ing
this
dete
rmin
atio
n,3.
The
appr
aise
r will
not g
ive
test
imon
yor
appe
arin
cour
t bec
ause
heor
she
mad
ean
appr
aisa
l oft
hepr
oper
tyin
ques
tion
unle
sssp
ecifi
car
rang
emen
tsto
doso
have
been
mad
ebe
fore
hand
,or
asot
herw
ise
requ
ired
byla
w4
The
appr
aise
rha
sno
ted
inth
isap
prai
sal
repo
rtan
yad
vers
eco
nditi
ons
(suc
has
the
pres
ence
ofha
zard
ous
was
tes,
toxi
csu
bsta
nces
,et
c.)
obse
rved
durin
gth
ens
pect
ion
ofth
esu
biec
t pro
perty
orth
athe
orsh
ebe
cam
eaw
are
ofdu
ring
the
rese
arch
invo
lved
inpe
rform
ing
this
appr
aisa
l.U
nles
sot
herw
ise
stat
edin
this
appr
aisa
lre
port
the
appr
aise
rha
sno
know
ledg
eof
any
hidd
enor
unap
pare
ntph
ysic
alde
ficie
ncie
sor
adve
rse
cond
ition
sof
the
subj
ect p
rope
rty(s
uch
as,b
utno
tlim
ited
to,
need
edre
pairs
, det
erio
ratio
n,th
epr
esen
ceof
haza
rdou
sw
aste
s,to
xic
subs
tanc
es, a
dver
seen
viro
nmen
tal c
ondi
tions
, etc
.)th
atw
ould
mak
eth
epr
oper
tyle
ssva
luab
le,
and
has
assu
med
that
ther
ear
eno
such
cond
ition
san
dm
akes
nogu
aran
tees
orw
arra
ntie
sex
pres
sor
impl
ied.
The
appr
aise
rwi
llno
t be
resp
onsi
ble
for a
nysu
chco
nditi
ons
that
doex
isto
r for
the
engi
neer
ing
orte
stin
gth
atm
ight
bere
quire
dto
disc
over
whe
ther
such
cond
ition
exis
tB
ecau
seth
eap
prai
ser
isno
t an
expe
rtin
the
held
ofen
viro
nmen
tal
haza
rds,
this
appr
aisa
lm
ust n
otbe
cons
ider
edas
anen
viro
nmen
tal a
sses
smen
t oft
hepr
oper
ty.
AP
PR
AIS
ER
’SC
ER
TIF
ICA
TIO
N-
The
App
rais
erce
rtifie
san
dag
rees
that
:1
have
,at
am
inim
umde
velo
ped
and
repo
rted
this
appr
aisa
lin
acco
rdan
cewi
thth
esc
ope
otw
ork
requ
irem
ents
stat
edin
this
appr
aisa
lre
port.
2pe
rfor
med
aco
rripl
ete
visu
alin
spec
tion
ofth
esu
bjec
t site
and
any
limite
dim
prov
emen
ts.
Ihav
ere
porte
dth
ein
form
atio
nin
fact
ual
and
spec
ific
term
s.Ii
dent
ified
and
repo
rted
the
defic
ienc
ies
ofth
esu
bjec
tsite
that
coul
daf
fect
the
utili
tyof
the
site
and
itsus
eful
ness
asa
build
ing
lot(s
).3
; per
form
edth
isap
prai
sal
inac
cord
ance
with
the
requ
irem
ents
ofth
eU
nifo
rmSt
anda
rds
ofPr
ofes
sion
alA
ppra
isal
Prac
tice
that
wer
ead
opte
dan
dpr
omul
gate
dby
the
Apo
raisa
lSt
anda
rds
Boar
dof
the
App
rais
alFo
unda
tion
and
that
wer
ein
plac
eat
the
time
this
appr
aisa
lre
port
was
prep
ared
4.de
velo
ped
my
opin
ion
ofth
em
arke
t val
ueof
the
real
prop
erty
that
isth
esu
bjec
toft
his
repo
rtba
sed
onth
esa
les
com
paris
onap
proa
chto
valu
e.Ih
ave
adeq
uate
com
para
ble
mar
ket d
ata
tode
velo
pa
relia
ble
sale
sco
mpa
rison
appr
oach
for t
his
appr
aisa
l ass
ignm
ent.
I fur
ther
certi
fyth
atI c
onsi
dere
dth
eco
stan
din
com
eap
proa
ches
tova
lue
butd
idno
t dev
elop
them
unle
ssin
dica
ted
else
whe
rew
ihtin
this
repo
rtas
ther
ear
eno
orve
rylim
ited
impr
ovem
ents
and
thes
eap
proa
ches
tova
lue
are
not
deem
edne
cess
ary
for c
redi
ble
resu
ltan
d/or
relia
ble
indi
cato
rsof
valu
efo
rthi
sap
prai
sal a
ssig
nmen
t.5.
Ires
earc
hed,
verif
ied,
anal
yzed
,an
dre
porte
don
any
curr
ent a
gree
men
t for
sale
fort
hesu
bjec
tpro
perty
, any
offe
ring
for s
ale
ofth
esu
btec
tpro
perty
inth
etw
elve
mon
ths
prow
toth
eef
fect
ive
date
ofth
isap
prai
sal,
and
the
prio
rsa
les
ofth
esu
bjec
t pro
perty
for
am
inim
umof
thre
eye
ars
prio
rto
the
effe
ctiv
eda
teof
this
appr
aisa
l,un
less
othe
rwis
ein
dica
ted
inth
isre
port.
6.I r
esea
rche
d,ve
rifie
dan
alyz
ed,a
ndre
porte
don
the
prio
rsa
les
ofth
eco
mpa
rabl
esa
les
tor a
min
imum
ofon
eye
arpr
ior
toth
eda
eof
the
sale
otth
eco
mpa
rabl
esa
le,
unle
ssot
herw
ise
indi
cate
din
this
repo
rt7
Isel
ecte
dan
dus
edco
mpa
rabl
esa
les
that
are
loca
tiona
lly, p
hysic
ally
, and
func
tiona
llyth
em
ost s
imila
r to
the
subj
ectp
rope
rty.
8.ha
veno
t use
dco
mpa
rabl
esa
les
that
wer
eth
ere
sult
ofco
mbi
ning
mul
tiple
trans
actio
nsin
tore
porte
dsa
les
9ha
vere
porte
dad
just
men
tsto
the
com
para
ble
sale
sth
atre
flect
the
mar
ket’s
reac
tion
toth
edi
ffer
ence
sbe
twee
nth
esu
bjec
t pro
perty
and
the
com
para
ble
sale
s.10
have
verif
ied,
from
adi
sint
eres
ted
sour
ce,
all
info
rmat
ion
LA
ND
AP
PR
AIS
AL
RE
PO
RT
Fil
eN
o.07
1204
4JB
CE
RT
IFIC
AT
ION
SA
ND
LIM
ITIN
GC
ON
DIT
ION
S(c
on
tin
ued
)
13ob
tane
Oth
eof
orm
aton
,es
timea
les,
and
opin
ions
furn
ishe
dby
othe
rpa
rtie
san
dex
pres
sed
inth
isap
prai
sal
repo
rtfr
om
reli
able
sour
ces
that
Ibel
teve
dto
betr
uean
dCO
rrect
4ha
veta
kn
into
onsd
erab
onth
efa
ctor
sth
atha
vean
impa
cton
valu
ew
ithre
spec
t to
the
sube
clne
ghbo
rhoo
d,su
blec
tpro
perty
,and
the
prox
imay
ofth
esu
bjec
tp
oper
tyto
adve
soin
tuen
ces
inth
ede
velo
pmen
tof
roy
opin
ion
ofm
arke
tval
ueI h
ave
note
din
this
appa
isaI
repo
rtan
yad
vers
eco
nditi
ons
(suc
has
,bu
tno
thm
ited
tone
eded
repa
irs,
dete
rior
aton
.the
pres
ence
ofha
zard
ous
was
tes.
toxi
csu
bsta
nces
,ad
vers
een
viro
nmen
talc
ondi
tions
,et
c.)
obse
rved
durin
gth
ein
spec
tion
ofth
esu
bjec
t pro
perty
oth
atI b
ecam
eaw
are
ofdu
ring
the
rese
arch
invo
lved
inpe
rfor
min
gth
isap
prai
sal.
I hav
eco
nsid
ered
thes
ead
vers
eco
nditi
ons
inm
yan
alys
isof
the
prop
erty
valu
e,an
dha
veet
orte
don
the
effe
ctof
the
cond
ition
son
the
valu
ean
dm
arke
tabi
lity
ofth
esu
bjec
t pro
pert
y15
.ha
veno
tkno
win
gly
with
held
any
sign
ifica
ntin
form
atio
nfr
omth
isap
pra
isal
repo
rtar
id, t
oth
ebe
stof
my
know
ledg
e,al
lsta
fenw
nts
and
info
rmat
ion
inth
isappra
isal
repo
rtar
etru
ean
dco
rrec
t.
16st
ated
inhi
sap
prai
sal
repo
rtm
yow
npe
rson
alun
bias
ed,
and
prof
essi
onal
anal
ysis
,op
inio
ns,
and
conc
lusi
ons,
whi
char
esu
bjec
tonl
yto
the
assu
mpt
ions
and
limiti
ngnd
itio
istr
sap
prai
sal
repo
11Iha
verio
pres
ento
rpr
ospe
ctiv
ein
tere
stin
the
prop
erty
that
isth
esu
bjec
tof t
his
rep
ort
,an
dIha
veno
pre
sen
tor
pro
spec
tiv
epers
onal
inte
rest
or
bia
sw
ith
resp
ect
toth
epa
rtic
ipan
tsin
the
tran
sact
ion.
I did
not b
ase,
eith
erpar
tial
lyor
com
ple
tely
.m
yanaly
sis
and/o
ropin
ion
of
mar
ket
val
ue
inth
isappra
isal
report
on
the
race
,co
lor,
reli
gio
n.
asa
age
nairt
alst
atus
hand
icap
fam
ilial
stat
us,
orna
tiona
lor
igin
ofei
ther
the
pros
pect
ive
owne
rsor
occu
pant
sof
the
subj
ect
prop
erty
orof
the
pres
ento
wne
rsor
cupa
nts
oth
prop
ertie
sin
the
vici
nity
ofth
esu
bjec
tpro
pert
yor
onan
yot
her
basi
spr
ohib
ited
byla
w18
Mv
empl
oym
enta
ndlo
rco
mpe
nsat
ion
for
per
form
ing
this
appr
aisa
lor
any
futu
reor
antic
ipat
edap
prai
sals
was
notc
ondi
tione
don
any
agre
emen
tor
unde
rsta
ndin
g.w
ritte
nor
othe
rwis
e,th
atI w
ould
repo
rt(o
rpr
esen
tan
alys
issu
ppor
ting)
apr
edet
erm
ined
spec
ific
valu
e,a
pred
eter
min
edm
inim
umva
lue
ara
nge
ordi
rect
ion
inva
lue,
valu
eth
atfa
vor
the
caus
eof
any
party
orth
eat
tain
men
tof a
spec
ific
resu
ltor
occu
iren
ceof
asp
ecifi
csu
bseq
uent
even
t(su
chas
appr
oval
ofa
pend
ing
mor
tgag
ena
nap
plic
afio
iI p
erso
nally
prep
ared
allco
nclu
sion
san
dop
inio
nsab
outt
here
alest
ate
that
wer
ese
tfor
thin
this
appr
aisa
lre
port.
IfI r
etie
don
sign
ifica
ntre
alpr
oper
tyap
prai
sal
assi
stan
cefro
man
yin
divi
dual
sin
the
perf
orm
ance
ofth
isap
prai
sal
orth
epr
epar
atio
nof
this
appr
aisa
lre
port,
I hav
ena
med
such
indi
vidu
al(s
)an
ddi
sclo
sed
t’e
spec
ific
task
spe
rfor
med
inth
isap
prai
sal
repo
rt.Ic
ertif
yth
atan
yin
divi
dual
sona
med
isqu
alifi
edto
perf
orm
the
task
s.I h
ave
nota
utho
rize
dan
yone
mak
ea
hanq
et
any
item
inth
isap
prai
sal
repo
rt:th
eref
ore,
any
chan
gem
ade
toth
isap
prai
sal
isun
auth
oriz
edan
dIw
illta
keno
resp
onsi
bilit
yfo
rit.
20de
ritifi
edth
ele
ide
r/cl
ient
inth
isap
prai
sal
repo
rtw
hois
the
indi
vidu
al, o
rgan
izat
ion,
orag
entf
orth
eor
gani
zatio
nth
ator
dere
dar
idwi
llre
ceiv
edth
isap
prai
sal
repo
rt.21
The
lend
er/c
lient
may
disc
lose
ordi
strib
ute
this
appr
aisa
lre
port
to:
the
borr
ower
:an
othe
rle
nder
atth
ere
ques
tof t
hebo
rrow
er:
the
mor
tgag
eeor
itssu
cces
sors
and
assi
gns’
nxt
gage
insu
rers
’go
vern
men
tspo
nsor
eden
terp
rise
s;ot
her
seco
ndar
ym
arke
tpar
ticip
ants
,da
taco
llect
ion
orre
port
ing
serv
ices
,pr
ofes
sion
alap
prai
sal
rgan
izat
ios:
ade
patrn
enf
agen
cyor
inst
rum
enta
lity
ofth
eU
nite
dSt
ates
,an
dan
yst
ate,
the
Dis
trict
ofC
olum
bia
orot
her
juris
dict
ions
,with
outh
avin
gto
obta
inth
eap
prai
ser
Sor
supe
rvis
or5
appr
aise
r’s
(ifap
ptic
able
)co
nsen
t.Su
chco
nsen
tm
ustb
eob
tain
edbe
fore
this
appr
aisa
lre
port
may
bedi
sclo
sed
ordi
stri
bute
dto
any
othe
rpa
rty(in
clud
ing,
but
notl
imite
dto
,fh
epu
blic
thro
ugh
adve
rtis
ing,
publi
cre
lati
ons,
new
s,sa
les.
orot
her
med
ia).
2I a
maw
are
that
any
disc
losu
reor
dist
ribut
ion
ofth
isap
prai
sal
repo
rtby
me
orth
ele
nder
/clie
ntm
aybe
subj
ectt
oce
rtai
nla
ws
and
regu
latio
ns.
Furth
er,
I am
also
subj
ect
fte
pro
son
fhe
Un
form
Stan
dard
sof
Prof
essi
onal
App
rais
alPr
actic
eth
atpe
rtai
nto
disc
losu
reor
dist
ribut
ion
bym
e.2.1
The
borr
ower
anot
her
tend
erat
the
requ
esto
f the
borr
ower
,the
mor
tgag
eeor
itssu
cces
sors
an
das
sign
s,m
ortg
age
insu
rers
,gov
ernm
ent s
pons
ored
ente
rpri
ses,
and
othe
rse
cond
ary
mar
ketp
artic
ipan
tsm
ayre
lyon
this
appr
aisa
lre
port
aspa
rtof
any
mor
tgag
efi
nanc
etr
ansa
ctio
nth
atin
volv
esan
yon
eor
mor
eof
thes
epa
rtie
s.2
.I
this
appr
isal
epor
twas
tran
smitt
edas
an“e
lect
roni
cre
cord
”co
ntai
ning
my
“ele
ctro
nic
sign
atur
e”as
thos
ete
rms
are
defi
ned
inap
plic
able
fede
ral
and/
orst
ate
law
se
clot
eg
udio
aid
vide
ore
cord
ings
)or
afa
csim
iletr
ansm
issi
onof
this
appr
aisa
lre
port
cont
aini
nga
copy
orre
pres
enta
tion
ofm
ysi
gnat
ure,
the
appr
aisa
lre
port
shal
tbe
asef
fect
ive
enfo
rcea
ble
and
valid
asif
apa
per
vers
ion
ofth
isap
prai
sal
repo
rtw
ere
deliv
ered
cont
aini
ngm
yor
igin
alha
ndw
ritte
nsi
gnat
ure.
25.
Any
inte
ntio
nal o
rne
glig
entm
isre
pres
enta
tion(
s)co
ntai
ned
inth
isap
prai
sal
repo
rtm
ayre
sult
inciv
illia
bilit
yan
d/or
crim
inal
pena
lties
incl
udin
g,bu
tno
tlim
ited
to.f
ine
orip
rison
mer
ilor
xfrh
unde
rth
epr
ovis
ions
ofTi
tle18
Uni
ted
Sta
tes
Cod
e,Se
ctio
n10
01,c
i seq
.or
sim
dar
stat
ela
ws.
SUPE
RV
ISO
RY
APP
RA
ISE
R’S
CE
RT
IFIC
AT
ION
:Th
eSu
perv
isor
yA
ppra
iser
certi
fies
and
agre
esth
at1.
Idire
ctly
supe
rvis
edth
eap
prai
ser
for
this
appr
aisa
las
sign
men
tha
vere
adth
eap
prai
sal
repo
rt, a
ndag
ree
with
the
appra
iser’
san
aly
sis,
opin
ions
.st
afer
nenf
s.co
nciu
sion
s.an
dth
eap
prai
ser’
sce
rtific
atio
n.2
acce
ptNi
resp
oisi
bnlit
yfo
rth
eon
tent
sof
this
appr
aisa
l rep
orti
nctu
ding
,but
notl
imite
dto
,the
appr
aise
r’s
anal
ysis
,op
inio
nsst
atem
ents
,con
clus
ions
arid
the
appa
iser
’ser
tific
alio
n3.
The
appr
aise
rde
ntifl
edin
this
appr
aisa
lre
port
isei
ther
asu
b-co
ntra
ctor
oran
empl
oyee
ofth
esu
perv
isor
yap
prai
ser
(ort
heap
prai
sal
firm
),is
qual
ified
tope
rfor
mth
isap
prai
sal
and
isac
cept
able
top
erfo
rmth
isap
prai
sal
unde
rth
eap
plic
able
state
law
This
appr
aisa
lre
port
com
plie
sw
ithth
eU
nifo
rmSt
anda
rds
ofPr
ofes
sion
alA
ppra
isal
Prac
tice
that
wer
ead
opte
dan
dpr
omul
gate
dby
the
App
rais
alS
tand
ards
Boa
rdof
Tie
App
rais
alou
ndat
ion
and
that
wer
ein
plac
eat
the
time
this
appr
aisa
lre
port
was
prep
ared
.It
this
appr
aisa
lre
port
was
tran
smitt
edas
an“e
lect
roni
cre
cord
”co
ntai
ning
my
“ele
ctro
nic
sign
atur
e”as
thos
ete
rms
are
defi
ned
inap
plic
able
fed
eral
and
/or
state
law
s(e
xclu
ding
audi
oan
dvi
deo
reco
rdin
gs),
ora
facs
imile
tran
smis
sion
ofth
isappra
isal
repo
rtco
nta
inin
ga
cop
yor
repre
senta
tion
of
my
sign
atur
e,th
eappra
isal
report
shal
lbe
asef
fect
ive,
enfo
rcea
ble
and
valid
asif
apa
per
vers
ion
ofth
isap
prai
sal
repo
rtw
ere
deliv
ered
cont
aini
ngm
yor
igin
alha
ndw
ritte
nsi
gnat
ure.
Pod
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gA
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