real estate appraisal report - loopnet

File No.: k-231-20

07/10/2020

4612 Caswell Avenue

Austin, TX 78751

Chris Oakland4612 Caswell Avenue, Austin, TX 78751

GP Residential ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................Additional Comparables 4-6 ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................General Text Addendum ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................Certifications & Limiting Conditions - Residential ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................Location Map ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................Aerial Map ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................Comparables Map ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................Building Sketch (Page - 1) ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................Subject Photos 15 ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................Subject Photos 15-1 ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................Comparable Photos 1-3 ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................Comparable Photos 4-6 ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................Resume ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................State Certificate ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................

156810111213141516171819

Form TCN — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE

Kuykendall Appraisal Associates

Real Estate Appraisal Report

Table of Contents

k-231-20

07/10/2020

4612 Caswell Avenue

Austin, TX 78751


GP Residential ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................Additional Comparables 4-6 ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................General Text Addendum ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................Certifications & Limiting Conditions - Residential ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................Location Map ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................Aerial Map ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................Comparables Map ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................Building Sketch (Page - 1) ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................Subject Photos 15 ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................Subject Photos 15-1 ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................Comparable Photos 1-3 ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................Comparable Photos 4-6 ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................Resume ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................State Certificate ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................

156810111213141516171819

Form TCN — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE

Kuykendall Appraisal Associates

Real Estate Appraisal Report

Table of Contents

File No.:

File No.:SU

BJE

CT

Property Address: City: State: Zip Code:County: Legal Description:

Assessor's Parcel #:Tax Year: R.E. Taxes: $ Special Assessments: $ Borrower (if applicable):Current Owner of Record: Occupant: Owner Tenant Vacant Manufactured HousingProject Type: PUD Condominium Cooperative Other (describe) HOA: $ per year per monthMarket Area Name: Map Reference: Census Tract:

ASS

IGN

MEN

T

The purpose of this appraisal is to develop an opinion of: Market Value (as defined), or other type of value (describe)This report reflects the following value (if not Current, see comments): Current (the Inspection Date is the Effective Date) Retrospective ProspectiveApproaches developed for this appraisal: Sales Comparison Approach Cost Approach Income Approach (See Reconciliation Comments and Scope of Work)Property Rights Appraised: Fee Simple Leasehold Leased Fee Other (describe)Intended Use:

Intended User(s) (by name or type):Client: Address:Appraiser: Address:

MA

RK

ET A

REA

DES

CR

IPTI

ON

Location: Urban Suburban RuralBuilt up: Over 75% 25-75% Under 25%Growth rate: Rapid Stable SlowProperty values: Increasing Stable DecliningDemand/supply: Shortage In Balance Over SupplyMarketing time: Under 3 Mos. 3-6 Mos. Over 6 Mos.

PredominantOccupancy

OwnerTenantVacant (0-5%)Vacant (>5%)

One-Unit HousingPRICE$(000)

LowHighPred

AGE(yrs)

Present Land UseOne-Unit %2-4 Unit %Multi-Unit %Comm'l %

%

Change in Land UseNot LikelyLikely * In Process *

* To:

Market Area Boundaries, Description, and Market Conditions (including support for the above characteristics and trends):

SITE

DES

CR

IPTI

ON

Dimensions: Site Area:Zoning Classification: Description:

Zoning Compliance: Legal Legal nonconforming (grandfathered) Illegal No zoningAre CC&Rs applicable? Yes No Unknown Have the documents been reviewed? Yes No Ground Rent (if applicable) $ /Highest & Best Use as improved: Present use, or Other use (explain)

Actual Use as of Effective Date: Use as appraised in this report:Summary of Highest & Best Use:

Utilities Public Other Provider/Description Off-site Improvements Type Public PrivateElectricityGasWaterSanitary SewerStorm Sewer

StreetCurb/GutterSidewalkStreet LightsAlley

TopographySizeShapeDrainageView

Other site elements: Inside Lot Corner Lot Cul de Sac Underground Utilities Other (describe)FEMA Spec'l Flood Hazard Area Yes No FEMA Flood Zone FEMA Map # FEMA Map DateSite Comments:

IMPR

OVE

MEN

TS

General Description# of Units Acc.Unit# of StoriesType Det. Att.Design (Style)

Existing Proposed Und.Cons.Actual Age (Yrs.)Effective Age (Yrs.)

Exterior DescriptionFoundationExterior WallsRoof SurfaceGutters & Dwnspts.Window TypeStorm/Screens

FoundationSlabCrawl SpaceBasementSump PumpDampnessSettlementInfestation

Basement NoneArea Sq. Ft.% FinishedCeilingWallsFloorOutside Entry

HeatingTypeFuel

CoolingCentralOther

Copyright© 2007 by a la mode, inc. This form may be reproduced unmodified without written permission, however, a la mode, inc. must be acknowledged and credited.3/2007

Kuykendall Appriasal Associates

k-231-20SMALL INCOME PROPERTY APPRAISAL4612 Caswell Avenue Austin TX 78751

Travis LOT 1&2 BLK 1 OLT 16 DIV C RESUB OF BLK 1 RIDGETOP ANNEX215205

2020 18,952 0.00 Chris OaklandChris Oakland

SFR N/Ahyde park 555 0016.03

Provide a market value for the above property for potential sale.

Individual (Chris Oakland)Chris Oakland 4612 Caswell Avenue, Austin, TX 78751

Marshall Kuykendall PO Box 301883 , Austin, TX 78703

85%650

31,650770

New9560

52161616

Vacant 0The immediate neighborhood is

north/central Austin and about 5-6 miles north the Austin, Texas CBD and near the University of Texas. The area is experiencingredevelopment and renovation where homes are being substantially renovated or new homes are being built. Commercial and multifamily isnearby and generally confined to major or secondary roadways. North Lamar Blvd, Burnet Road and RR 2222 allow for traffic in/out of thearea. The quality, appeal and maintenance varies considerably thru out the area but is generally good to excellent. The area is served by AustinISD with a few schools in the area. Numerous large state employment centers are located about 1.5 miles away as is the Capital Complex.Due to the proximity to the Austin CBD and employment centers the area is very popular. No REO sales are noted.

100x124x100x125 feet 0.286 acresSF-3-HD-NCCD-NP Residential

noneRational for the Highest and Best Use is based on zoning and surrounding

land use. (See additional comments attached)Residential Residential

See attached.

CityTexas GasCityCityCity

AsphaltConcreteConcreteYesNone/Side street

LevelAbove AverageMostly rectangularAdequateAvg/Typ/SFR

X 48453C0445H 09/26/2008The subject site is an interior lot with typical utility easements assumed. There were no adverse easements nor encroachment

noted upon inspection which would affect marketability.

22

Duplex/Typical

80 years10 years

P+BSiding/ExcellentComp/AvgYes/AdqWd/NewScreens

PartialYesNone

NoneNone

NoneNone

0NoneNoneNoneNoneNone

ForcedElectric

Central

Form GPRES2_LT — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE

Kuykendall Appriasal Associates

k-231-20SMALL INCOME PROPERTY APPRAISAL4612 Caswell Avenue Austin TX 78751

Travis LOT 1&2 BLK 1 OLT 16 DIV C RESUB OF BLK 1 RIDGETOP ANNEX215205

2020 18,952 0.00 Chris OaklandChris Oakland

SFR N/Ahyde park 555 0016.03

Provide a market value for the above property for potential sale.

Individual (Chris Oakland)Chris Oakland 4612 Caswell Avenue, Austin, TX 78751

Marshall Kuykendall PO Box 301883 , Austin, TX 78703

85%650

31,650770

New9560

52161616

Vacant 0The immediate neighborhood is

north/central Austin and about 5-6 miles north the Austin, Texas CBD and near the University of Texas. The area is experiencingredevelopment and renovation where homes are being substantially renovated or new homes are being built. Commercial and multifamily isnearby and generally confined to major or secondary roadways. North Lamar Blvd, Burnet Road and RR 2222 allow for traffic in/out of thearea. The quality, appeal and maintenance varies considerably thru out the area but is generally good to excellent. The area is served by AustinISD with a few schools in the area. Numerous large state employment centers are located about 1.5 miles away as is the Capital Complex.Due to the proximity to the Austin CBD and employment centers the area is very popular. No REO sales are noted.

100x124x100x125 feet 0.286 acresSF-3-HD-NCCD-NP Residential

noneRational for the Highest and Best Use is based on zoning and surrounding

land use. (See additional comments attached)Residential Residential

See attached.

CityTexas GasCityCityCity

AsphaltConcreteConcreteYesNone/Side street

LevelAbove AverageMostly rectangularAdequateAvg/Typ/SFR

X 48453C0445H 09/26/2008The subject site is an interior lot with typical utility easements assumed. There were no adverse easements nor encroachment

noted upon inspection which would affect marketability.

22

Duplex/Typical

80 years10 years

P+BSiding/ExcellentComp/AvgYes/AdqWd/NewScreens

PartialYesNone

NoneNone

NoneNone

0NoneNoneNoneNoneNone

ForcedElectric

Central


File No.:SU

BJE

CT

Property Address: City: State: Zip Code:County: Legal Description:

Assessor's Parcel #:Tax Year: R.E. Taxes: $ Special Assessments: $ Borrower (if applicable):Current Owner of Record: Occupant: Owner Tenant Vacant Manufactured HousingProject Type: PUD Condominium Cooperative Other (describe) HOA: $ per year per monthMarket Area Name: Map Reference: Census Tract:

ASS

IGN

MEN

T

The purpose of this appraisal is to develop an opinion of: Market Value (as defined), or other type of value (describe)This report reflects the following value (if not Current, see comments): Current (the Inspection Date is the Effective Date) Retrospective ProspectiveApproaches developed for this appraisal: Sales Comparison Approach Cost Approach Income Approach (See Reconciliation Comments and Scope of Work)Property Rights Appraised: Fee Simple Leasehold Leased Fee Other (describe)Intended Use:

Intended User(s) (by name or type):Client: Address:Appraiser: Address:

MA

RK

ET A

REA

DES

CR

IPTI

ON

Location: Urban Suburban RuralBuilt up: Over 75% 25-75% Under 25%Growth rate: Rapid Stable SlowProperty values: Increasing Stable DecliningDemand/supply: Shortage In Balance Over SupplyMarketing time: Under 3 Mos. 3-6 Mos. Over 6 Mos.

PredominantOccupancy

OwnerTenantVacant (0-5%)Vacant (>5%)

One-Unit HousingPRICE$(000)

LowHighPred

AGE(yrs)

Present Land UseOne-Unit %2-4 Unit %Multi-Unit %Comm'l %

%

Change in Land UseNot LikelyLikely * In Process *

* To:

Market Area Boundaries, Description, and Market Conditions (including support for the above characteristics and trends):

SITE

DES

CR

IPTI

ON

Dimensions: Site Area:Zoning Classification: Description:

Zoning Compliance: Legal Legal nonconforming (grandfathered) Illegal No zoningAre CC&Rs applicable? Yes No Unknown Have the documents been reviewed? Yes No Ground Rent (if applicable) $ /Highest & Best Use as improved: Present use, or Other use (explain)

Actual Use as of Effective Date: Use as appraised in this report:Summary of Highest & Best Use:

Utilities Public Other Provider/Description Off-site Improvements Type Public PrivateElectricityGasWaterSanitary SewerStorm Sewer

StreetCurb/GutterSidewalkStreet LightsAlley

TopographySizeShapeDrainageView

Other site elements: Inside Lot Corner Lot Cul de Sac Underground Utilities Other (describe)FEMA Spec'l Flood Hazard Area Yes No FEMA Flood Zone FEMA Map # FEMA Map DateSite Comments:

IMPR

OVE

MEN

TS

General Description# of Units Acc.Unit# of StoriesType Det. Att.Design (Style)

Existing Proposed Und.Cons.Actual Age (Yrs.)Effective Age (Yrs.)

Exterior DescriptionFoundationExterior WallsRoof SurfaceGutters & Dwnspts.Window TypeStorm/Screens

FoundationSlabCrawl SpaceBasementSump PumpDampnessSettlementInfestation

Basement NoneArea Sq. Ft.% FinishedCeilingWallsFloorOutside Entry

HeatingTypeFuel

CoolingCentralOther


Page #1Main File No. k-231-20

File No.:D

ESC

RIP

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ENTS

(con

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d)

Interior DescriptionFloorsWallsTrim/FinishBath FloorBath WainscotDoors

AppliancesRefrigeratorRange/OvenDisposalDishwasherFan/HoodMicrowaveWasher/Dryer

Attic NoneStairsDrop StairScuttleDoorwayFloorHeatedFinished

AmenitiesFireplace(s) #PatioDeckPorchFencePool

Woodstove(s) #Car Storage NoneGarage # of cars ( Tot.)Attach.Detach.Blt.-In

CarportDrivewaySurface

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

Describe the condition of the property (including physical, functional and external obsolescence):

SALE

S C

OM

PAR

ISO

N A

PPR

OA

CH

SALES COMPARISON APPROACH TO VALUE (if developed) The Sales Comparison Approach was not developed for this appraisal.FEATURE SUBJECT COMPARABLE SALE # 1 COMPARABLE SALE # 2 COMPARABLE SALE # 3

Address

Proximity to SubjectSale Price $ $ $ $Sale Price/GLA $ /sq.ft. $ /sq.ft. $ /sq.ft. $ /sq.ft.Data Source(s)Verification Source(s)VALUE ADJUSTMENTS DESCRIPTION DESCRIPTION +(-) $ Adjust. DESCRIPTION +(-) $ Adjust. DESCRIPTION +(-) $ Adjust.

Sales or FinancingConcessionsDate of Sale/TimeRights AppraisedLocationSiteViewDesign (Style)Quality of ConstructionAgeConditionAbove Grade Total Bdrms Baths Total Bdrms Baths Total Bdrms Baths Total Bdrms BathsRoom CountGross Living Area sq.ft. sq.ft. sq.ft. sq.ft.Basement & FinishedRooms Below GradeFunctional UtilityHeating/CoolingEnergy Efficient ItemsGarage/CarportPorch/Patio/Deck

Net Adjustment (Total) + - + - + -$ $ $Adjusted Sale Priceof Comparables $ $ $


k-231-20SMALL INCOME PROPERTY APPRAISALWd,CT/New/ExcellentSR/New/ExcellentWood/ExcellentCT/New/ExcellentCT/New/ExcellentWood/Good

NoneNoneYesCvd FrntPartial/YesNone

00000

None18 12 6.0 4,484

See below.

Subject is two story dwelling originally constructed in 1940asubstantially renovated in 2020. Unit A includes 4 bedrooms and baths along with living , dining and kitchen area. A small utility is present.Upstairs are the balance of the bedrooms and baths. Unit B includes living, dining and kitchen along with two bedrooms and bath on the firstlevel. Upstairs are the balance of the bedrooms and two baths. Renovation is to most interior surfaces including new paint/sheet rock, kitchenand bath cabinets and fixtures. Floor is new and deluxe with wide plank oak and carport. Subject is in excellent condition with a functionallayout. See attached floor plan and photos.

4612 Caswell AvenueAustin, TX 78751

n/a

TCADInspection

NoneNonen/aFee SimpleCentral Austin0.286 acresAvg/Typ/SFRDuplex/Typical2 Stry/Avg80 yearsGood/Excellent

18 12 6.04,484

NoneNoneAverageCH/CAUnknownOpen ParkingCvd Frnt Prch

Days on the Market NoneGRM None

3500 Duval StreetAustin, TX 787510.96 miles SW

1,775,000380.82

MLS#6288182/TCADAMLS/Agent

CashSlr Pts -$0-11/19/2019Fee SimpleCentral Austin0.183 acresAvg/Typ/SFRDuplex/Typical2 Stry/Avg17 yearsGood/Excellent

16 12 6.04,661 0

NoneNoneAverageCH/CAUnknown8 Car Garage -24,000Similar64 Days173

-24,000

1,751,000

1615 Enfield RoadAustin, TX 787032.94 miles SW

1,800,000433.53


CNV$N/ASlr Pts -$0-11/20/2019Fee SimpleCentral Austin0.309 acres -200,000Avg/Typ/SFRTri-plex/Typical2 Stry/Avg95 yearsGood/Excellent

16 6 5.0 +10,0004,152 0

NoneNoneAverageCH/CAUnknown4 Car Carport -10,000Similar118 DaysNone

-200,000

1,600,000

3801 SpeedwayAustin, TX 787510.95 miles SW

1,130,000351.37


CashSlr Pts -$0-01/15/2020Fee SimpleCentral Austin0.186 acresAvg/Typ/SFRTri-plex/Typical2 Stry/Avg83 yearsGood +250,000

12 5 6.1 -5,0003,216 +158,500


394,500

1,524,500


k-231-20SMALL INCOME PROPERTY APPRAISALWd,CT/New/ExcellentSR/New/ExcellentWood/ExcellentCT/New/ExcellentCT/New/ExcellentWood/Good

NoneNoneYesCvd FrntPartial/YesNone

00000

None18 12 6.0 4,484

See below.

Subject is two story dwelling originally constructed in 1940asubstantially renovated in 2020. Unit A includes 4 bedrooms and baths along with living , dining and kitchen area. A small utility is present.Upstairs are the balance of the bedrooms and baths. Unit B includes living, dining and kitchen along with two bedrooms and bath on the firstlevel. Upstairs are the balance of the bedrooms and two baths. Renovation is to most interior surfaces including new paint/sheet rock, kitchenand bath cabinets and fixtures. Floor is new and deluxe with wide plank oak and carport. Subject is in excellent condition with a functionallayout. See attached floor plan and photos.


n/a

TCADInspection


18 12 6.04,484



3500 Duval StreetAustin, TX 787510.96 miles SW

1,775,000380.82


CashSlr Pts -$0-11/19/2019Fee SimpleCentral Austin0.183 acresAvg/Typ/SFRDuplex/Typical2 Stry/Avg17 yearsGood/Excellent

16 12 6.04,661 0


-24,000

1,751,000

1615 Enfield RoadAustin, TX 787032.94 miles SW

1,800,000433.53


CNV$N/ASlr Pts -$0-11/20/2019Fee SimpleCentral Austin0.309 acres -200,000Avg/Typ/SFRTri-plex/Typical2 Stry/Avg95 yearsGood/Excellent

16 6 5.0 +10,0004,152 0

NoneNoneAverageCH/CAUnknown4 Car Carport -10,000Similar118 DaysNone

-200,000

1,600,000

3801 SpeedwayAustin, TX 787510.95 miles SW

1,130,000351.37


CashSlr Pts -$0-01/15/2020Fee SimpleCentral Austin0.186 acresAvg/Typ/SFRTri-plex/Typical2 Stry/Avg83 yearsGood +250,000

12 5 6.1 -5,0003,216 +158,500


394,500

1,524,500


File No.:D

ESC

RIP

TIO

N O

F IM

PRO

VEM

ENTS

(con

tinue

d)

Interior DescriptionFloorsWallsTrim/FinishBath FloorBath WainscotDoors

AppliancesRefrigeratorRange/OvenDisposalDishwasherFan/HoodMicrowaveWasher/Dryer

Attic NoneStairsDrop StairScuttleDoorwayFloorHeatedFinished

AmenitiesFireplace(s) #PatioDeckPorchFencePool

Woodstove(s) #Car Storage NoneGarage # of cars ( Tot.)Attach.Detach.Blt.-In

CarportDrivewaySurface

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

Describe the condition of the property (including physical, functional and external obsolescence):

SALE

S C

OM

PAR

ISO

N A

PPR

OA

CH

SALES COMPARISON APPROACH TO VALUE (if developed) The Sales Comparison Approach was not developed for this appraisal.FEATURE SUBJECT COMPARABLE SALE # 1 COMPARABLE SALE # 2 COMPARABLE SALE # 3

Address



Net Adjustment (Total) + - + - + -$ $ $Adjusted Sale Priceof Comparables $ $ $



File No.:SA

LES

CO

MPA

RIS

ON

APP

RO

AC

H (c

ontin

ued)

Summary of Sales Comparison Approach

Indicated Value by Sales Comparison Approach $

TRA

NSF

ER H

ISTO

RY

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):

1st Prior Subject Sale/TransferDate:Price:Source(s):

2nd Prior Subject Sale/TransferDate:Price:Source(s):

Analysis of sale/transfer history and/or any current agreement of sale/listing:

CO

ST A

PPR

OA

CH

COST APPROACH TO VALUE (if developed) The Cost Approach was not developed for this appraisal.Provide adequate information for replication of the following 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 NEWSource of cost data:Quality rating from cost service: Effective date of cost data:

OPINION OF SITE VALUE =$DWELLING Sq.Ft. @ $ =$

Sq.Ft. @ $ =$Sq.Ft. @ $ =$Sq.Ft. @ $ =$Sq.Ft. @ $ =$

=$Garage/Carport Sq.Ft. @ $ =$Total Estimate of Cost-New =$Less Physical Functional ExternalDepreciation =$( )Depreciated Cost of Improvements =$''As-is'' Value of Site Improvements =$

=$=$

INDICATED VALUE BY COST APPROACH =$

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

Estimated Remaining Economic Life (if required): YearsCopyright© 2007 by a la mode, inc. This form may be reproduced unmodified without written permission, however, a la mode, inc. must be acknowledged and credited.

3/2007

k-231-20SMALL INCOME PROPERTY APPRAISALSee Attached

1,675,000

AMLS/TCAD

N/AN/ATCAD/AMLS

No prior sales noted for comps the yearproceeding the comp/sale.

See addenda.

650,000

None

25


k-231-20SMALL INCOME PROPERTY APPRAISALSee Attached

1,675,000

AMLS/TCAD

N/AN/ATCAD/AMLS

No prior sales noted for comps the yearproceeding the comp/sale.

See addenda.

650,000

None

25


File No.:SA

LES

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MPA

RIS

ON

APP

RO

AC

H (c

ontin

ued)

Summary of Sales Comparison Approach

Indicated Value by Sales Comparison Approach $

TRA

NSF

ER H

ISTO

RY

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):

1st Prior Subject Sale/TransferDate:Price:Source(s):

2nd Prior Subject Sale/TransferDate:Price:Source(s):

Analysis of sale/transfer history and/or any current agreement of sale/listing:

CO

ST A

PPR

OA

CH

COST APPROACH TO VALUE (if developed) The Cost Approach was not developed for this appraisal.Provide adequate information for replication of the following 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 NEWSource of cost data:Quality rating from cost service: Effective date of cost data:

OPINION OF SITE VALUE =$DWELLING Sq.Ft. @ $ =$

Sq.Ft. @ $ =$Sq.Ft. @ $ =$Sq.Ft. @ $ =$Sq.Ft. @ $ =$

=$Garage/Carport Sq.Ft. @ $ =$Total Estimate of Cost-New =$Less Physical Functional ExternalDepreciation =$( )Depreciated Cost of Improvements =$''As-is'' Value of Site Improvements =$

=$=$

INDICATED VALUE BY COST APPROACH =$

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

Estimated Remaining Economic Life (if required): YearsCopyright© 2007 by a la mode, inc. This form may be reproduced unmodified without written permission, however, a la mode, inc. must be acknowledged and credited.

3/2007


File No.:IN

CO

ME

APP

RO

AC

H INCOME APPROACH TO VALUE (if developed) The Income Approach was not developed for this appraisal.Estimated Monthly Market Rent $ X Gross Rent Multiplier = $ Indicated Value by Income ApproachSummary of Income Approach (including support for market rent and GRM):

PUD

PROJECT INFORMATION FOR PUDs (if applicable) The Subject is part of a Planned Unit Development.Legal Name of Project:Describe common elements and recreational facilities:

REC

ON

CIL

IATI

ON

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

This appraisal is made ''as is'', subject to completion per plans and specifications on the basis of a Hypothetical Condition that the improvements have beencompleted, subject to the following repairs or alterations on the basis of a Hypothetical Condition that the repairs or alterations have been completed, subject tothe following required inspection based on the Extraordinary Assumption that the condition or deficiency does not require alteration or repair:

This report is also subject to other Hypothetical Conditions and/or Extraordinary Assumptions as specified in the attached addenda.Based on the degree of inspection of the subject property, as indicated below, defined Scope of Work, Statement of Assumptions and Limiting Conditions,and Appraiser’s Certifications, my (our) Opinion of the Market Value (or other specified value type), as defined herein, of the real property that is the subjectof this report is: $ , as of: , which is the effective date of this appraisal.If indicated above, this Opinion of Value is subject to Hypothetical Conditions and/or Extraordinary Assumptions included in this report. See attached addenda.

ATT

AC

HM

ENTS A true and complete copy of this report contains pages, including exhibits which are considered an integral part of the report. This appraisal report may not be

properly understood without reference to the information contained in the complete report.Attached Exhibits:

SIG

NA

TUR

ES

Client Contact: Client Name:E-Mail: Address:APPRAISER

Appraiser Name:Company:Phone: Fax:E-Mail:Date of Report (Signature):License or Certification #: State:Designation:Expiration Date of License or Certification:Inspection of Subject: Interior & Exterior Exterior Only NoneDate of Inspection:

SUPERVISORY APPRAISER (if required)or CO-APPRAISER (if applicable)

Supervisory orCo-Appraiser Name:Company:Phone: Fax:E-Mail:Date of Report (Signature):License or Certification #: State:Designation:Expiration Date of License or Certification:Inspection of Subject: Interior & Exterior Exterior Only NoneDate of Inspection:


k-231-20SMALL INCOME PROPERTY APPRAISAL10,250 168 1,722,000

Estimated market rent was paired with comp 1 due to confirmation ofbeds/baths. Gross Rent Multipliers/GRMs is within the range for similar comparables. .

N/A

1,675,000 1,722,000See Attached comments.

1,700,000 07/10/2020

17

Scope of Work Limiting Cond./Certifications Narrative Addendum Photograph Addenda Sketch AddendumMap Addenda Additional Sales Cost Addendum Flood Addendum Manuf. House AddendumHypothetical Conditions Extraordinary Assumptions AI Certificate


Marshall KuykendallKuykendall Appraisal Associates

(512) [email protected]

07/07/20201330160 TX

State Certified05/31/2021

07/10/2020


k-231-20SMALL INCOME PROPERTY APPRAISAL10,250 168 1,722,000

Estimated market rent was paired with comp 1 due to confirmation ofbeds/baths. Gross Rent Multipliers/GRMs is within the range for similar comparables. .

N/A

1,675,000 1,722,000See Attached comments.

1,700,000 07/10/2020

17

Scope of Work Limiting Cond./Certifications Narrative Addendum Photograph Addenda Sketch AddendumMap Addenda Additional Sales Cost Addendum Flood Addendum Manuf. House AddendumHypothetical Conditions Extraordinary Assumptions AI Certificate


Marshall KuykendallKuykendall Appraisal Associates

(512) [email protected]

07/07/20201330160 TX

State Certified05/31/2021

07/10/2020


File No.:IN

CO

ME

APP

RO

AC

H INCOME APPROACH TO VALUE (if developed) The Income Approach was not developed for this appraisal.Estimated Monthly Market Rent $ X Gross Rent Multiplier = $ Indicated Value by Income ApproachSummary of Income Approach (including support for market rent and GRM):

PUD

PROJECT INFORMATION FOR PUDs (if applicable) The Subject is part of a Planned Unit Development.Legal Name of Project:Describe common elements and recreational facilities:

REC

ON

CIL

IATI

ON

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

This appraisal is made ''as is'', subject to completion per plans and specifications on the basis of a Hypothetical Condition that the improvements have beencompleted, subject to the following repairs or alterations on the basis of a Hypothetical Condition that the repairs or alterations have been completed, subject tothe following required inspection based on the Extraordinary Assumption that the condition or deficiency does not require alteration or repair:

This report is also subject to other Hypothetical Conditions and/or Extraordinary Assumptions as specified in the attached addenda.Based on the degree of inspection of the subject property, as indicated below, defined Scope of Work, Statement of Assumptions and Limiting Conditions,and Appraiser’s Certifications, my (our) Opinion of the Market Value (or other specified value type), as defined herein, of the real property that is the subjectof this report is: $ , as of: , which is the effective date of this appraisal.If indicated above, this Opinion of Value is subject to Hypothetical Conditions and/or Extraordinary Assumptions included in this report. See attached addenda.

ATT

AC

HM

ENTS A true and complete copy of this report contains pages, including exhibits which are considered an integral part of the report. This appraisal report may not be

properly understood without reference to the information contained in the complete report.Attached Exhibits:

SIG

NA

TUR

ES

Client Contact: Client Name:E-Mail: Address:APPRAISER

Appraiser Name:Company:Phone: Fax:E-Mail:Date of Report (Signature):License or Certification #: State:Designation:Expiration Date of License or Certification:Inspection of Subject: Interior & Exterior Exterior Only NoneDate of Inspection:

SUPERVISORY APPRAISER (if required)or CO-APPRAISER (if applicable)

Supervisory orCo-Appraiser Name:Company:Phone: Fax:E-Mail:Date of Report (Signature):License or Certification #: State:Designation:Expiration Date of License or Certification:Inspection of Subject: Interior & Exterior Exterior Only NoneDate of Inspection:



File No.:SA

LES

CO

MPA

RIS

ON

APP

RO

AC

H

FEATURE SUBJECT COMPARABLE SALE # COMPARABLE SALE # COMPARABLE SALE #Address



Net Adjustment (Total) + - + - + -$ $ $Adjusted Sale Priceof Comparables $ $ $Summary of Sales Comparison Approach


k-231-20ADDITIONAL COMPARABLE SALES


n/a

TCADInspection


18 12 6.04,484



705 Nelray BlvdAustin, TX 787511.10 miles NW

1,100,000284.90


CashSlr Pts -$0-01/01/2020Fee SimpleCentral Austin0.192 acres +250,000Avg/Typ/SFRTri-plex/Typical2 Stry/Inferior +125,00014 yearsGood +250,000

12 9 6.0 -5,0003,861 +77,875


688,875

1,788,875

3104 Cedar StreetAustin, TX 787051.36 miles SW

1,052,000274.10


CNV$N/ASlr Pts -$0-02/12/2020Fee SimpleCentral Austin0.186 acres +250,000Avg/Typ/SFRDuplex/Typical2 Stry/Avg83 yearsAverage +250,000

12 8 4.1 +15,0003,838 +80,750

NoneNoneAverageCH/CAUnknownOpen ParkingSimilar6 Days150

595,750

1,647,750

110 East 10th StreetAustin, TX 787052.80 miles SW

1,395,000376.11


Listing/ActiveListing/Sale 4% -55,80002/12/2020Fee SimpleCentral Austin0.207 acresAvg/Typ/SFRFour-plex/Typical2 Stry/Avg45 yearsAverage +250,000

12 10 6.03,709 +96,875


291,075

1,686,075

Form GPRES2_LT.(AC) — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE

4 5 6k-231-20ADDITIONAL COMPARABLE SALES


n/a

TCADInspection


18 12 6.04,484



705 Nelray BlvdAustin, TX 787511.10 miles NW

1,100,000284.90


CashSlr Pts -$0-01/01/2020Fee SimpleCentral Austin0.192 acres +250,000Avg/Typ/SFRTri-plex/Typical2 Stry/Inferior +125,00014 yearsGood +250,000

12 9 6.0 -5,0003,861 +77,875


688,875

1,788,875

3104 Cedar StreetAustin, TX 787051.36 miles SW

1,052,000274.10


CNV$N/ASlr Pts -$0-02/12/2020Fee SimpleCentral Austin0.186 acres +250,000Avg/Typ/SFRDuplex/Typical2 Stry/Avg83 yearsAverage +250,000

12 8 4.1 +15,0003,838 +80,750


595,750

1,647,750

110 East 10th StreetAustin, TX 787052.80 miles SW

1,395,000376.11


Listing/ActiveListing/Sale 4% -55,80002/12/2020Fee SimpleCentral Austin0.207 acresAvg/Typ/SFRFour-plex/Typical2 Stry/Avg45 yearsAverage +250,000

12 10 6.03,709 +96,875


291,075

1,686,075

Form GPRES2_LT.(AC) — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE

4 5 6File No.:

SALE

S C

OM

PAR

ISO

N A

PPR

OA

CH

FEATURE SUBJECT COMPARABLE SALE # COMPARABLE SALE # COMPARABLE SALE #Address



Net Adjustment (Total) + - + - + -$ $ $Adjusted Sale Priceof Comparables $ $ $Summary of Sales Comparison Approach



Property AddressCity County State Zip Code

File No. k-231-20Chris Oakland4612 Caswell AvenueAustin Travis TX 78751Chris Oakland

Borrower/Client

Lender


Market ConditionsWithin the market area (see attached maps) there were 47 multifamily properties sold since 07/07/2019, 1750 sf or larger andsold for $650,000. The median for this group has a median of $770,000. 46 of these houses sold in the year previous withmedian of $762,500, 42 the year before that with a median of $739,000. These represent a solid body of sales for the area.The days on market ranged from 0 to 462 days for the last year; 26 days at the median for the current period. The medianvalue has trended within a stable range into this year. There are currently 26 active properties within the above guidelinesactive or pending in the market with about 6.7 months inventory on hand. No REO sales were noted with about 7 in 47 saleswith some seller paid buyers closing cost. A market in shortage with low days on the market and upward pricing pressure.

Market area: City of Austin city limits.

Subject HistoryNo recent sale or listing of the subject.

Comments on the Sales Comparison ApproachComps were drawn from the surrounding area of the subject to capture the appeal and character of the subject. The report isbelieved to contain the most similar comps available at the time of the report. While the comps are the most similar, someadjustments were required. Adjustments were made on an accepted quantitative and qualitative basis. A total of 5 comps wereused: 5 closed sales and 1 active listing. The active listings are used to capture a current snapshot of the market. The listingsare adjusted for typical asking/sales price ratios noted in the market conditions addendum. See workfile and above marketanalysis report for more.

Comps 2, 4 and 5 are adjusted for site area/value. See below for more on site values. Comps 3-6 are adjusted for condition.See above and photos for more on subject condition. Comps 3-6 is adjusted for differing gla. Comps 2-5 are adjusted fordiffering bathroom arrangements. See attached floor plan. Measured at inspection. Comps 1-4 are adjusted for car storage.Comps 4 and 6 are adjusted for additional improvements.

Comps 1 is weighted due to configuration and condition.

Cost ApproachCost approach was not fully developed given the age of the subject and the difficulty with estimating wear and tear.

Subject site is rectangular shaped level site of 0.2859 acres. Subject is a rectangular site with good trees, typical view ofsurrounding SFR. Subject is situated on the corner of subject street and Wast 47th Streets. Searching the market area, atotal of 24 sites were revealed sold since 08/16/2018. The sale ranged from $65,000 to $1,787,500, the median site sold for$447,500. 314& 316 West 34th Streets a site of 0.167 acres sold on 05/31/2019 for $900,000. 4808 Red River Street a site of0.216 acres sold on 10/21/2019 for $450,000. 409 West 35th Street a site of 0.163 acres sol don 12/28/2018 for $ 398,500.4604 Avenue D a site of 0.155 acres sold on 01/17/2020 for $ 345,000. 600 East 49th Street a site of 0.26 acres sold on06/14/2019 for $650,000. Others noted. See workfile.

Income ApproachSee workfile and above for more.

ReconciliationAll weight in this report is given to the Sales Comparison Approach, as I believe this best represents the motivations of buyersand sellers of this type of property.

Purpose of this Appraisal The purpose of this appraisal was to estimate the market value of the subject as if sold for cash, orcash equivalent basis. This summary appraisal has been prepared for market purposes only; it is not intended for any other useto include insurance proposes.

Scope of the Appraisal The scope of this appraisal is the formulation of the most current applicable data in relation to thesubject property and the market value estimate. The verified collected data is processed through the basic applicableapproaches or methods-cost, income, and direct sales comparison. The selected comparable data are adjusted to the subjectproperty. The verification process may be primary or secondary type of verification facts.

This appraisal is NOT a home inspection and the appraiser only conducted a visual observation of the readily accessible areas.The appraisal report CANNOT be relied upon to disclose conditions and or defects in the property. No survey was provided orreviewed with this file.

The Intended User of this report is only the client stated herein. Use of this report by others in NOT intended by the appraiser.

Highest and best Use: The highest and best use for the subject is as improved; this would be consistent with any applicable


File No. k-231-20Chris Oakland4612 Caswell AvenueAustin Travis TX 78751Chris Oakland

Borrower/Client

Lender


zoning standards, deed restrictions and prevailing presence of single family homes throughout this market area. If damaged,current standards and regulations would allow for its continued residential use.

Extraordinary Assumptions: Information provided by the client, lender, property owner/borrower, MLS, agents, parties to thecontract, or other data source is assumed to be reliable.

Appraisal Development and Reporting Process This is a Appraisal Report which is intended to comply with the reportingrequirements set forth under Standards Rule 2-2 (b) of the Uniform Standards of Professional Appraisal Practice for a SummaryAppraisal report. As such, this report presents only summary discussions of the data, reasoning, and analysis that were used inthe appraisal process to develop the appraiser's opinion of value. Supporting documentation that is not provided with the reportconcerning data, reasoning, and analyses is retained in the appraiser's file. The depth of the discussion contained in this reportis specific to the needs of the client and the intended use stated in the report. The appraiser is not responsible for unauthorizeduse of this report. To develop the opinion of value, the appraiser performed a complete appraisal process as defined by theUSPAP.

Appraisal Standards The contents of this summary appraisal report, and the analysis presented herein, comply with and meetall applicable Interagency Rules of Banks ad Credit Unions requirements published by the FDIC in December 2010. Thisappraisal complies with the standards and guidelines for appraisals set forth by the TALBC, TREC and the USPAP.

Gross Living Area adjustments are made to the sales in this report that are larger/smaller than 10% of the subject GLA. Anysales within 10% of the GLA of the subject are not adjusted do to differences in the measuring and recording in some servicesincluding the local taxing authorities.

Photographs from the MLS of the subject, comparables or other properties may be used at the discretion of the appraiser whenthose photos serve to better communicate characteristics and information about the subject and comparables in the report.

I have performed no (or other specified) services, as an appraiser or in any other capacity, regarding the property that is thesubject of this report within the three-year period immediately proceeding acceptance of this assignment.

Reasonable exposure time. Exposure time is always presumed to precede the effective date of the appraisal. It is the estimatedlength of time the property would have been offered on the market, prior to the hypothetical sale, at the appraised value, on theeffective date of the appraisal. It is a retrospective estimate based on an analysis of past events assuming a competitive andopen market. This includes not only adequate, sufficient and reasonable time, but adequate, sufficient and reasonable effort. Itis often expressed as a range and is based on the following: 1. Statistical information about days on the market, most commonlyobtained from the local Multiple Listing Service. 2. Information gathered through sales verification. 3. Interviews with marketparticipants. Under historical market conditions, the reasonable exposure time for the subject property would have beenapproximately three to six months. This is based on the analyses of current market trends in the general area and takes intoaccount the size, condition and price range of the subject property and surrounding area. It presupposes that the listed pricewould have been at or near the appraised value. It also assumes aggressive professional marketing by reputable local realestate offices would have been performed.

As of the date of this report, I Marshall Kuykendall, Jr. has completed the Standards and Ethics Education Requirements for(Candidates and Practicing Affiliates) of the Appraisal Institute.

Client: Client File #:

Subject Property: Appraisal File #:

STATEMENT OF ASSUMPTIONS AND LIMITING CONDITIONSThis appraisal is subject to the following assumptions and limiting conditions:

This report is prepared using forms developed and copyrighted by the Appraisal Institute. However, the content, analyses, andopinions set forth in this report are the sole product of the appraiser. The Appraisal Institute is not liable for any of the content,analyses, or opinions set forth herein.No responsibility is assumed for matters legal in character or nature. No opinion is rendered as to title, which is assumed to begood and marketable. All existing liens, encumbrances, and assessments have been disregarded, unless otherwise noted, andthe property is appraised as though free and clear, having responsible ownership and competent management.I have examined the property described herein exclusively for the purposes of identification and description of the real property.The objective of our data collection is to develop an opinion of the highest and best use of the subject property and makemeaningful comparisons in the valuation of the property. The appraiser’s observations and reporting of the subjectimprovements are for the appraisal process and valuation purposes only and should not be considered as a warranty of anycomponent of the property. This appraisal assumes (unless otherwise specifically stated) that the subject is structurally soundand all components are in working condition.I will not be required to give testimony or appear in court because of having made an appraisal of the property in question,unless specific arrangements to do so have been made in advance, or as otherwise required by law.I have noted in this appraisal report any significant adverse conditions (such as needed repairs, depreciation, the presence ofhazardous wastes, toxic substances, etc.) discovered during the data collection process in performing the appraisal. Unlessotherwise stated in this appraisal report, we have no knowledge of any hidden or unapparent physical deficiencies or adverseconditions of the property (such as, but not limited to, needed repairs, deterioration, the presence of hazardous wastes, toxicsubstances, adverse environmental conditions, etc.) that would make the property less valuable, and have assumed that thereare no such conditions and make no guarantees or warranties, express or implied. We 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 I am not an expert in the field of environmental hazards, this appraisal report must not be considered as anenvironmental assessment of the property. I obtained the information, estimates, and opinions furnished by other parties andexpressed in this appraisal report from reliable public and/or private sources that I believe to be true and correct.I will not disclose the contents of this appraisal report except as provided for in the Uniform Standards of Professional AppraisalPractice, and/or applicable federal, state or local laws.The Client is the party or parties who engage an appraiser (by employment or contract) in a specific assignment. A partyreceiving a copy of this report from the client does not, as a consequence, become a party to the appraiser-client relationship.Any person who receives a copy of this appraisal report as a consequence of disclosure requirements that apply to anappraiser’s client, does not become an intended user of this report unless the client specifically identified them at the time of theassignment. The appraiser's written consent and approval must be obtained before this appraisal report can be conveyed byanyone to the public through advertising, public relations, news, sales, or other media.A true and complete copy of this report contains pages including exhibits which are considered an integral part of thereport. The appraisal report may not be properly understood without access to the entire report.If this valuation conclusion is subject to satisfactory completion, repairs, or alterations, it is assumed that the improvements willbe completed competently and without significant deviation.

VALUE DEFINITIONMarket Value Definition (below) Alternate Value Definition (attached)

MARKET VALUE is defined as the most probable price which a property should bring in a competitive and open market under allconditions requisite to a fair sale, the buyer and seller each acting prudently and knowledgeably, and assuming the price is notaffected by undue stimulus. Implicit in this definition is the consummation of a sale as of a specified date and the passing of titlefrom seller to buyer under conditions whereby:

1. buyer and seller are typically motivated;

2. both parties are well informed or well advised and acting in what they consider their own best interests;

3. a reasonable time is allowed for exposure in the open market;

4. payment is made in terms of cash in U.S. dollars or in terms of financial arrangements comparable thereto; and

5. the price represents the normal consideration for the property sold unaffected by special or creative financing or salesconcessions granted by anyone associated with the sale.

Source: The Dictionary of Real Estate Appraisal, 4th ed., Appraisal Institute

* NOTICE: The Appraisal Institute publishes this form for use by appraisers where the appraiser deems use of the form appropriate. Depending on the assignment, the appraiser may needto provide additional data, analysis and work product not called for in this form. The Appraisal Institute plays no role in completing the form and disclaims any responsibility for the data,analysis or any other work product provided by the individual appraiser(s).AI Reports® AI-900.03 Assumptions and Limiting Conditions/Certification © Appraisal Institute 2008, All Rights Reserved December 2008

Chris Oakland4612 Caswell Avenue, Austin, TX 78751 k-231-20

14

Form AI9003 — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE


14




STATEMENT OF ASSUMPTIONS AND LIMITING CONDITIONSThis appraisal is subject to the following assumptions and limiting conditions:

This report is prepared using forms developed and copyrighted by the Appraisal Institute. However, the content, analyses, andopinions set forth in this report are the sole product of the appraiser. The Appraisal Institute is not liable for any of the content,analyses, or opinions set forth herein.No responsibility is assumed for matters legal in character or nature. No opinion is rendered as to title, which is assumed to begood and marketable. All existing liens, encumbrances, and assessments have been disregarded, unless otherwise noted, andthe property is appraised as though free and clear, having responsible ownership and competent management.I have examined the property described herein exclusively for the purposes of identification and description of the real property.The objective of our data collection is to develop an opinion of the highest and best use of the subject property and makemeaningful comparisons in the valuation of the property. The appraiser’s observations and reporting of the subjectimprovements are for the appraisal process and valuation purposes only and should not be considered as a warranty of anycomponent of the property. This appraisal assumes (unless otherwise specifically stated) that the subject is structurally soundand all components are in working condition.I will not be required to give testimony or appear in court because of having made an appraisal of the property in question,unless specific arrangements to do so have been made in advance, or as otherwise required by law.I have noted in this appraisal report any significant adverse conditions (such as needed repairs, depreciation, the presence ofhazardous wastes, toxic substances, etc.) discovered during the data collection process in performing the appraisal. Unlessotherwise stated in this appraisal report, we have no knowledge of any hidden or unapparent physical deficiencies or adverseconditions of the property (such as, but not limited to, needed repairs, deterioration, the presence of hazardous wastes, toxicsubstances, adverse environmental conditions, etc.) that would make the property less valuable, and have assumed that thereare no such conditions and make no guarantees or warranties, express or implied. We 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 I am not an expert in the field of environmental hazards, this appraisal report must not be considered as anenvironmental assessment of the property. I obtained the information, estimates, and opinions furnished by other parties andexpressed in this appraisal report from reliable public and/or private sources that I believe to be true and correct.I will not disclose the contents of this appraisal report except as provided for in the Uniform Standards of Professional AppraisalPractice, and/or applicable federal, state or local laws.The Client is the party or parties who engage an appraiser (by employment or contract) in a specific assignment. A partyreceiving a copy of this report from the client does not, as a consequence, become a party to the appraiser-client relationship.Any person who receives a copy of this appraisal report as a consequence of disclosure requirements that apply to anappraiser’s client, does not become an intended user of this report unless the client specifically identified them at the time of theassignment. The appraiser's written consent and approval must be obtained before this appraisal report can be conveyed byanyone to the public through advertising, public relations, news, sales, or other media.A true and complete copy of this report contains pages including exhibits which are considered an integral part of thereport. The appraisal report may not be properly understood without access to the entire report.If this valuation conclusion is subject to satisfactory completion, repairs, or alterations, it is assumed that the improvements willbe completed competently and without significant deviation.

VALUE DEFINITIONMarket Value Definition (below) Alternate Value Definition (attached)

MARKET VALUE is defined as the most probable price which a property should bring in a competitive and open market under allconditions requisite to a fair sale, the buyer and seller each acting prudently and knowledgeably, and assuming the price is notaffected by undue stimulus. Implicit in this definition is the consummation of a sale as of a specified date and the passing of titlefrom seller to buyer under conditions whereby:

1. buyer and seller are typically motivated;

2. both parties are well informed or well advised and acting in what they consider their own best interests;

3. a reasonable time is allowed for exposure in the open market;

4. payment is made in terms of cash in U.S. dollars or in terms of financial arrangements comparable thereto; and

5. the price represents the normal consideration for the property sold unaffected by special or creative financing or salesconcessions granted by anyone associated with the sale.

Source: The Dictionary of Real Estate Appraisal, 4th ed., Appraisal Institute





APPRAISER CERTIFICATIONI certify that, to the best of my knowledge and belief:

The statements of fact contained in this report are true and correct.

The reported analysis, opinions, and conclusions are limited only by the reported assumptions and limiting conditions, and aremy personal, unbiased professional analysis, opinions, and conclusions.

I have no present (unless specified below) or prospective interest in the property that is the subject of this report, and I have no(unless specified below) personal interest with respect to the parties involved.

I have no bias with respect to any property that is the subject of this report or to the parties involved with this assignment.

My engagement in this assignment was not contingent upon the developing or reporting predetermined results.

My compensation for completing this assignment is not contingent upon the development or reporting of a predetermined valueor direction in value that favors the cause of the client, the amount of the value opinion, the attainment of a stipulated result, orthe occurrence of a subsequent event directly related to the use of this appraisal.

My analysis, opinions, and conclusions were developed, and this report has been prepared, in conformity with the UniformStandards of Professional Appraisal Practice.

Individuals who have provided significant real property appraisal assistance are named below. The specific tasks performed bythose named are outlined in the Scope of Work section of this report.

None Name(s)

As previously identified in the Scope Of Work section of this report, the signer(s) of this report certify to the inspection of theproperty that is the subject of this report as follows:Property inspected by Appraiser Yes No

Property inspected by Co-Appraiser Yes No

ADDITIONAL CERTIFICATION FOR APPRAISAL INSTITUTE MEMBERSAppraisal Institute Member Certify:

The reported analyses, opinions, and conclusions were developed, and this report has been prepared, in conformity with therequirements of the Code of Professional Ethics & Standards of Professional Appraisal Practice of the Appraisal Institute, whichinclude the Uniform Standards of Professional Appraisal Practice.

The use of this report is subject to the requirements of the Appraisal Institute relating to review by its duly authorizedrepresentatives.

Designated Appraisal Institute Member Certify:As of the date of this report, I have / have not completedthe continuing education program of the Appraisal Institute.

APPRAISER:

SignatureNameReport DateTrainee Licensed Certified Residential Certified GeneralLicense # StateExpiration Date


CO-APPRAISER:




Marshall Kuykendall07/07/2020

1330160 TX05/31/2021



Marshall Kuykendall07/07/2020

1330160 TX05/31/2021




APPRAISER CERTIFICATIONI certify that, to the best of my knowledge and belief:

The statements of fact contained in this report are true and correct.

The reported analysis, opinions, and conclusions are limited only by the reported assumptions and limiting conditions, and aremy personal, unbiased professional analysis, opinions, and conclusions.

I have no present (unless specified below) or prospective interest in the property that is the subject of this report, and I have no(unless specified below) personal interest with respect to the parties involved.

I have no bias with respect to any property that is the subject of this report or to the parties involved with this assignment.

My engagement in this assignment was not contingent upon the developing or reporting predetermined results.

My compensation for completing this assignment is not contingent upon the development or reporting of a predetermined valueor direction in value that favors the cause of the client, the amount of the value opinion, the attainment of a stipulated result, orthe occurrence of a subsequent event directly related to the use of this appraisal.

My analysis, opinions, and conclusions were developed, and this report has been prepared, in conformity with the UniformStandards of Professional Appraisal Practice.

Individuals who have provided significant real property appraisal assistance are named below. The specific tasks performed bythose named are outlined in the Scope of Work section of this report.

None Name(s)

As previously identified in the Scope Of Work section of this report, the signer(s) of this report certify to the inspection of theproperty that is the subject of this report as follows:Property inspected by Appraiser Yes No

Property inspected by Co-Appraiser Yes No

ADDITIONAL CERTIFICATION FOR APPRAISAL INSTITUTE MEMBERSAppraisal Institute Member Certify:

The reported analyses, opinions, and conclusions were developed, and this report has been prepared, in conformity with therequirements of the Code of Professional Ethics & Standards of Professional Appraisal Practice of the Appraisal Institute, whichinclude the Uniform Standards of Professional Appraisal Practice.

The use of this report is subject to the requirements of the Appraisal Institute relating to review by its duly authorizedrepresentatives.


APPRAISER:



CO-APPRAISER:





Form MAP_LT.LOC — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE

Location MapChris Oakland4612 Caswell AvenueAustin Travis TX 78751Chris Oakland

Borrower/Client

Lender


Location MapChris Oakland4612 Caswell AvenueAustin Travis TX 78751Chris Oakland

Borrower/Client

Lender





Aerial MapChris Oakland4612 Caswell AvenueAustin Travis TX 78751Chris Oakland

Borrower/Client

Lender


Aerial MapChris Oakland4612 Caswell AvenueAustin Travis TX 78751Chris Oakland

Borrower/Client

Lender





Comparables MapChris Oakland4612 Caswell AvenueAustin Travis TX 78751Chris Oakland

Borrower/Client

Lender


Comparables MapChris Oakland4612 Caswell AvenueAustin Travis TX 78751Chris Oakland

Borrower/Client

Lender



Unit A[1973.77 Sq ft]

15.7'

40.3'

8'

4.24'

Unit B[937.11 Sq ft]

12.8'

14.7'

22.4'15.7'


35.3'

35.3'

Open Staircase[-129.8 Sq ft]

11'

11'


11'

14.7'

38.1'

3.3'

12.5'

Bedroom

Bath Bedroom

Bedroom

StairsDining

Kitchen

Stairs

Bedroom

BedroomBath

Game Room

Bedroom Bath Bedroom

LivingKitchen

StairsBedroom

Bedroom

Bath

BathBedroom Bedroom

Bath

Bedroom

Duplex or two, attached condos

For comparison purposes only

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

Living Area Calculation DetailsOpen Staircase -129.8 Sq ft 11.8 × 11 = 129.8

Unit B 810.13 Sq ft 14.7 × 16 = 235.211.5 × 3.4 = 39.114.8 × 34.8 = 515.046.3 × 3.3 = 20.79

Unit A 893.09 Sq ft 25.3 × 35.3 = 893.09

Unit A 1973.77 Sq ft 0.5 × 3 × 3 = 4.50.5 × 3 × 3 = 4.56.4 × 3 = 19.235.3 × 31 = 1094.318.3 × 15.7 = 287.3122.6 × 24.6 = 555.961 × 8 = 8

Unit B 937.11 Sq ft 4.3 × 2.7 = 11.6114.8 × 12.8 = 189.4426.6 × 11 = 292.614.7 × 27.8 = 408.663 × 11.6 = 34.8

Total Living Area (Rounded): 4484 Sq ft


Form SKT_LT.BldSkI — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE

Building SketchChris Oakland4612 Caswell AvenueAustin Travis TX 78751Chris Oakland

Borrower/Client

Lender


15.7'

40.3'

8'

4.24'


12.8'

14.7'

22.4'15.7'


35.3'

35.3'

Open Staircase[-129.8 Sq ft]

11'

11'


11'

14.7'

38.1'

3.3'

12.5'

Bedroom

Bath Bedroom

Bedroom

StairsDining

Kitchen

Stairs

Bedroom

BedroomBath

Game Room

Bedroom Bath Bedroom

LivingKitchen

StairsBedroom

Bedroom

Bath

BathBedroom Bedroom

Bath

Bedroom

Duplex or two, attached condos

For comparison purposes only

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

Living Area Calculation DetailsOpen Staircase -129.8 Sq ft 11.8 × 11 = 129.8

Unit B 810.13 Sq ft 14.7 × 16 = 235.211.5 × 3.4 = 39.114.8 × 34.8 = 515.046.3 × 3.3 = 20.79

Unit A 893.09 Sq ft 25.3 × 35.3 = 893.09

Unit A 1973.77 Sq ft 0.5 × 3 × 3 = 4.50.5 × 3 × 3 = 4.56.4 × 3 = 19.235.3 × 31 = 1094.318.3 × 15.7 = 287.3122.6 × 24.6 = 555.961 × 8 = 8

Unit B 937.11 Sq ft 4.3 × 2.7 = 11.6114.8 × 12.8 = 189.4426.6 × 11 = 292.614.7 × 27.8 = 408.663 × 11.6 = 34.8

Total Living Area (Rounded): 4484 Sq ft

Form SKT_LT.BldSkI — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE

Building SketchChris Oakland4612 Caswell AvenueAustin Travis TX 78751Chris Oakland

Borrower/Client

Lender




Form PICINT15 — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE

Subject Photos 15Chris Oakland4612 Caswell AvenueAustin Travis TX 78751Chris Oakland

Front Street Rear

Bath Interior Interior

Interior Interior Bath

Interior Interior Interior

Bath Interior

Borrower/Client

Lender


Subject Photos 15Chris Oakland4612 Caswell AvenueAustin Travis TX 78751Chris Oakland

Front Street Rear

Bath Interior Interior

Interior Interior Bath


Bath Interior

Borrower/Client

Lender





Subject Photos 15-1Chris Oakland4612 Caswell AvenueAustin Travis TX 78751Chris Oakland

Bath Interior Bath



Interior No Images

Borrower/Client

Lender


Subject Photos 15-1Chris Oakland4612 Caswell AvenueAustin Travis TX 78751Chris Oakland

Bath Interior Bath



Interior No Images

Borrower/Client

Lender




Form PIC3x5.CR — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE

Comparable Photo PageChris Oakland4612 Caswell AvenueAustin Travis TX 78751Chris Oakland

Comparable 1

Prox. to SubjectSale PriceGross Living AreaTotal RoomsTotal BedroomsTotal BathroomsLocationViewSiteQualityAge

3500 Duval Street0.96 miles SW1,775,0004,66116126.0Central AustinAvg/Typ/SFR0.183 acres2 Stry/Avg17 years

Comparable 2


1615 Enfield Road2.94 miles SW1,800,0004,1521665.0Central AustinAvg/Typ/SFR0.309 acres2 Stry/Avg95 years

Comparable 3


3801 Speedway0.95 miles SW1,130,0003,2161256.1Central AustinAvg/Typ/SFR0.186 acres2 Stry/Avg83 years

Borrower/Client

Lender



Comparable 1


3500 Duval Street0.96 miles SW1,775,0004,66116126.0Central AustinAvg/Typ/SFR0.183 acres2 Stry/Avg17 years

Comparable 2


1615 Enfield Road2.94 miles SW1,800,0004,1521665.0Central AustinAvg/Typ/SFR0.309 acres2 Stry/Avg95 years

Comparable 3


3801 Speedway0.95 miles SW1,130,0003,2161256.1Central AustinAvg/Typ/SFR0.186 acres2 Stry/Avg83 years

Borrower/Client

Lender






Comparable 4


705 Nelray Blvd1.10 miles NW1,100,0003,8611296.0Central AustinAvg/Typ/SFR0.192 acres2 Stry/Inferior14 years

Comparable 5


3104 Cedar Street1.36 miles SW1,052,0003,8381284.1Central AustinAvg/Typ/SFR0.186 acres2 Stry/Avg83 years

Comparable 6


110 East 10th Street2.80 miles SW1,395,0003,70912106.0Central AustinAvg/Typ/SFR0.207 acres2 Stry/Avg45 years

Borrower/Client

Lender



Comparable 4


705 Nelray Blvd1.10 miles NW1,100,0003,8611296.0Central AustinAvg/Typ/SFR0.192 acres2 Stry/Inferior14 years

Comparable 5


3104 Cedar Street1.36 miles SW1,052,0003,8381284.1Central AustinAvg/Typ/SFR0.186 acres2 Stry/Avg83 years

Comparable 6


110 East 10th Street2.80 miles SW1,395,0003,70912106.0Central AustinAvg/Typ/SFR0.207 acres2 Stry/Avg45 years

Borrower/Client

Lender




Form MAP_LT.Generic — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE

ResumeChris Oakland4612 Caswell AvenueAustin Travis TX 78751Chris Oakland

Borrower/Client

Lender


ResumeChris Oakland4612 Caswell AvenueAustin Travis TX 78751Chris Oakland

Borrower/Client

Lender





State CertificateChris Oakland4612 Caswell AvenueAustin Travis TX 78751Chris Oakland

Borrower/Client

Lender


State CertificateChris Oakland4612 Caswell AvenueAustin Travis TX 78751Chris Oakland

Borrower/Client

Lender



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