Appraisal - McCarter Auction Inc.

Transcription

Order Form
CLIENT
ORDER INFORMATION
General
File No.:
646 Harbor Pointe Drive
Loan Type:
Case No:
Job Type:
Client File No.:
Property Type:
Tracking No.:
Form Type:
Filename:
C:\PROGRAM FILES (X86)\ACI32\REPORTS\646
n/a
full appraisal
single family
GPAR 2009
HARBOR POINTE DRIVE.ACI
Property Information
Address:
City:
Location:
Legal:
Sale Price:
Rooms:
Silver Point
Silver Point
Deed BK 319 parcel 891
County: Dekalb
Map No:030 parcel 01.30
St: TN
Zip: 38582-7998
Census: 9203.00
Refinance
Loan Amt.:
Date of Sale:
6
Bedrooms: 2
Baths: 2.10
Appraised Value: $310,000
Borrower First: Sharon
Last: Clifton
Owner: Sharon Clifton
Client Information
X Ordered By
x Bill To
x Send To
Client:
Sharon Clifton
Branch:
Address:
City:
Silver Point
State: TN
Zip: 38582
Phone:
Fax:
Contact:
Misc:
Client Information
Bill To
Send To
Client:
Branch:
Address:
City:
State:
Zip:
Phone:
Fax:
Contact:
Misc:
Status:
Dates
Ordered:
Due:
Assigned:
Inspected:
Reviewed:
Signed:
Fax/EDI:
Delivered:
Invoiced:
User Defined:
Cancelled:
Paid:
07/02/2014
July 8, 2014
07/25/2014
July 24, 2014
Billing Information
Invoice No.:
Fee:
Tax:
Total Amount:
Payment 1:
Check #:
Payment 2:
Check #:
Due:
$450.00
$0.00
$450.00
$450.00
Date:
Date:
$0.00
NAME
Appraiser/Broker Information
Name:
Cert #:
License #:
Exp. Date:
Michael L. Duncan/1025
1025
Supervisor:
State:
Cert #:
State: TN License #:
Exp. Date:
Primary Contact Information
Primary Contact:
Best time to call:
Home Phone:
Work Phone:
Secondary Contact Information
Secondary Contact:
Best time to call:
Home Phone:
Work Phone:
INSTRUCTIONS/CONTACTS
Special Instructions
COMMENTS
Comments
Produced using ACI software, 800.234.8727 www.aciweb.com
State:
State:
File No. 646 Harbor Pointe Drive
********* INVOICE *********
File Number: 646 Harbor Pointe Drive
July 24, 2014
Sharon Clifton
Silver Point, TN 38582
Invoice # :
Order Date :
Reference/Case # :
PO Number :
07/02/2014
Silver Point, TN 38582-7998
450.00
$
$
--------------
Invoice Total
State Sales Tax @
Deposit
Deposit
Amount Due
Terms: due upon receipt
Please Make Check Payable To:
Real Estate Concepts
106 Obed Pines Road
Crossville, TN 38571
Fed. I.D. #: 62-1409214
450.00
$
0.00
$
450.00 )
($
($
)
-------------0.00
$
APPRAISAL OF
LOCATED AT:
CLIENT:
Sharon Clifton
AS OF:
July 8, 2014
BY:
106 Obed Pines Road
July 24, 2014
Sharon Clifton
File Number: 646 Harbor Pointe Drive
In accordance with your request, I have appraised the real property at:
The purpose of this appraisal is to develop an opinion of the defined value of the subject property, as improved.
The property rights appraised are the fee simple interest in the site and improvements.
In my opinion, the defined value of the property as of July 8, 2014
is:
$310,000
Three Hundred Ten Thousand Dollars
The attached report contains the description, analysis and supportive data for the conclusions,
final opinion of value, descriptive photographs, assignment conditions and appropriate certifications.
106 Obed Pines Road
Crossville, TN 38571
PURPOSE
Summary Residential Appraisal Report
The purpose of this appraisal report is to provide the client with a credible opinion of the defined value of the subject property, given the intended use of the appraisal.
Client Name/Intended User Sharon Clifton
E-mail
Client Address 640 Harbor Pointe Drive
Additional Intended User(s) IRS
City Silver Point
State TN
Zip 38582
SUBJECT
Intended Use To assist client in determining market value for IRS purposes
Property Address 640 Harbor Pointe Drive
Owner of Public Record Sharon Clifton
Legal Description Deed BK 319 parcel 891
Assessor's Parcel # 001.30
Neighborhood Name Silver Point/Harbor Pointe
City Silver Point
State TN
Zip 38582-7998
County Dekalb
Tax Year 2014
Map Reference 030 parcel 01.30
R.E. Taxes $ 1,049.00
Census Tract 9203.00
SALES HISTORY
Property Rights Appraised
x Fee Simple
Leasehold
Other (describe)
My research
did X did not reveal any prior sales or transfers of the subject property for the three years prior to the effective date of this appraisal.
Prior Sale/Transfer:
Date 08/19/2010
Price $258,700
Source(s) crs
Analysis of prior sale or transfer history of the subject property (and comparable sales, if applicable) The subject property has not sold within the past 36 months
but has sold within the past 47 months. The sales used have not sold within the previous 12 month period.
Offerings, options and contracts as of the effective date of the appraisal
NEIGHBORHOOD
Neighborhood Characteristics
Location
Urban
Suburban x Rural
Property Values
Built-Up
Over 75% x 25-75%
Under 25% Demand/Supply
Growth
Rapid
x Stable
Slow
Marketing Time
Neighborhood Boundaries North by I-40; South by Hwy 70; east
One-Unit Housing Trends
One-Unit Housing
Increasing
Shortage
Under 3 mths
PRICE
$(000)
x Stable
Declining
In Balance
Over Supply
3-6 mths
x Over 6 mths
Present Land Use %
AGE
(yrs)
One-Unit
2-4 Unit
2 Multi-Family
70 Commercial
20 Other vacant
40 %
%
65 Low
%
by Hwy 135; and west by Hwy 196.
600 High
%
300 Pred.
60 %
Neighborhood Description The subject is located in an area of primarily single family dwellings that vary as to age, style and size. The area is
in close proximity to employment, shopping and public schools. The area has above average appeal in the market. No adverse factors
were noted.
Market Conditions (including support for the above conclusions) Conventional and FHA/VA financing is available at competitive interest rates. Supply an
Demand relationships are satisfactory with no inordinate financing concessions noted. Typical marketing times are 90-180 days.
Estimate exposure time is 60-150 days
Dimensions Irregular
Area 1 acre
Shape rectangular
Specific Zoning Classification R-10
Zoning Description residential
Zoning Compliance
x Legal
Legal Nonconforming (Grandfathered Use)
No Zoning
Illegal (describe)
Is the highest and best use of the subject property as improved (or as proposed per plans and specifications) the present use?
x Yes
View lake
No
If No, describe. See Attached
SITE
Addendum
Utilities
Electricity
Gas
Site Comments
Public
Other (describe)
Public
Water
Sanitary Sewer
X
Other (describe)
Off-site Improvements—Type
Street asphalt
Alley none
x
Public
Private
x
IMPROVEMENTS
none
There are no adverse easements, encroachments, or environmental conditions observed. However, it would require a
survey, title opinion and environmental assessment to ascertain such conditions. The appraiser is not a qualified environmental
professional.
GENERAL DESCRIPTION
Units X One
One w/Acc. unit
# of Stories 1
Type x Det.
Att.
S-Det./End Unit
x Existing
Proposed
Under Const.
Design (Style) log
FOUNDATION
Concrete Slab
Crawl Space
X Full Basement
Partial Basement
Basement Area
1120 sq. ft.
Basement Finish
100 %
x Outside Entry/Exit
Sump Pump
Year Built 2007
Effective Age (Yrs) 2
Attic
Drop Stair
Floor
Finished
Storm Sash/Insulated no/no
Car Storage
None
Screens
yes
x Driveway # of Cars 3
Heating x FWA
HW
Radiant Amenities
WoodStove(s) #
Driveway Surface concrete
Other
Fuel electric
x Fireplace(s) # 1
Fence
Garage
# of Cars
Cooling
x Central Air Conditioning
x Patio/Deck 2 dks x Porch covered
Carport
# of Cars
Individual
Other
Pool none
Other scrn prch
Att.
Det.
x None
Stairs
Scuttle
Heated
Appliances
X Refrigerator X Range/Oven
Finished area above grade contains:
Additional Features 1488 deck/porch area
Dishwasher
6 Rooms
Disposal
EXTERIOR DESCRIPTION
materials
Foundation Walls
conc blk/good
Exterior Walls
log/stn/good
Roof Surface
metal/good
Gutters & Downspouts alum/good
Window Type
vinyl/good
X Microwave
2 Bedrooms
X Washer/Dryer
2.1 Bath(s)
INTERIOR
Floors
Walls
Trim/Finish
Bath Floor
Bath Wainscot
materials
hdwd/good
wood/good
wood/good
hdwd/good
f.glass/good
Built-in
Other (describe)
1,946 Square Feet of Gross Living Area Above Grade
Comments on the Improvements
The subject appears to be in good condition and of average construction. Physical depreciation appears to be
minimal. No necessary repairs noted. The subject has good lake view and 2 heat and air units and is plumbed for 2 wet bars and wired
surround sound. The following improvements have been made since the property was purchased: Retaining wall; improved driveway;
screened in porch; to new sets of doors; appliances; all blinds, closet and bath hardware; stained and treated and caulked. No
functional or external obsolescence.
Page 1 of 2
This form Copyright © 2005-2010 ACI Division of ISO Claims Services, Inc., All Rights Reserved.
(gPAR™) General Purpose Appraisal Report 12/2008
GPARSUM_08 12222008
Summary Residential Appraisal Report
FEATURE
SUBJECT
COMPARABLE SALE NO. 1
Address Silver Point, TN 38582
Proximity to Subject
Sale Price
Sale Price/Gross Liv. Area
Data Source(s)
$
$
SALES COMPARISON APPROACH
Verification Source(s)
VALUE ADJUSTMENTS
Sale or Financing
Concessions
Date of Sale/Time
Location
Leasehold/Fee Simple
Site
View
Design (Style)
Quality of Construction
Actual Age
Condition
Above Grade
Room Count
Gross Living Area 20.00
Basement & Finished
Rooms Below Grade
Functional Utility
Heating/Cooling
Energy Efficient Items
Garage/Carport
Porch/Patio/Deck
180 Fawn Place
Smithville, TN 37166
8.44 miles SW
200 Deerwood Court
8.44 miles SW
137 Bayside Drive
Lancaster, TN 38569
4.65 miles NW
$
300,000
$
287,000
$
270,000
0.00 sq. ft. $ 162.16 sq. ft.
$ 165.90 sq. ft.
$
93.10 sq. ft.
MTRMLS#1254347;DOM 382 MTRMLS#1478662;DOM 161 MTRMLS#1416196;DOM 244
crs
crs
crs
DESCRIPTION
DESCRIPTION
DESCRIPTION
+(-) $ Adjustment
Conv.
Rural
Fee Simple
1 acre
lake
log
Good
7+/- Years
Good
09/13/2013
rural
fee simple
.81 acres
Lake
wood
Good
5
Good
Total Bdrms.
Total Bdrms.
6
Baths
2
2.1
1,946 sq. ft.
Full/1120 Sq.Ft.
100% Finished
average
FWA C/Air
none
3 Car Driveway
Deck,Porch
1 F/P
Net Adjustment (Total)
Adjusted Sale Price
of Comparables
Summary of Sales Comparison Approach
5
2
Baths
Total Bdrms.
2.1
1,850 sq. ft.
-
$
09/13/2013
rural
fee simple
0 .96 acres
gated community
log
good
8
good
Baths
0 8 3
2
0
1,730 sq. ft.
0sf
10,000
average
fwa c/air
none
3 car driveway
deck,porch
1 f/p
X +
$
Net Adj. 10.2%
310,000 Gross Adj. 10.2% $
10,000
3.3%
3.3% $
See Attached Addendum
+(-) $ Adjustment
Cash
02/27/2014
rural
fee simple
0 .66 acres
lake
wood log siding
good
6
Good
Full
520 sf finished
average
fwa c/air
none
3 car driveway
deck,porch
1 f/p
X +
Net Adj.
Gross Adj.
DESCRIPTION
+(-) $ Adjustment
Conv.
Total Bdrms.
30,000
Baths
0 14 3
2.2
4,320
2,900 sq. ft.
25,000 1,352 sf
350 sf fin.
average
fwa c/air
none
2 car in bsmt
deck,porch
1 f/p
-1,000
-19,080
10,000
0
X +
$
Net Adj.
7.4%
316,320 Gross Adj. 22.3% $
29,320
19,920
289,920
COST APPROACH TO VALUE
COST APPROACH
Site Value Comments The site value estimate is based on similar lot sales and the appraisers knowledge of the general market area.
ESTIMATED
REPRODUCTION OR
Source of cost data local builders
X REPLACEMENT COST NEW
OPINION OF SITE VALUE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . = $
Dwelling
1,946 Sq. Ft. @ $
80.00. . . . . . . . . . . . = $
Quality rating from cost service avg
Effective date of cost data 4/2014
Comments on Cost Approach (gross living area calculations, depreciation, etc.)
Bsmt: 1120 Sq.Ft.
porches and decks
Sq. Ft. @ $
Cost estimates obtained from the following:
CK Construction, 3860 Airport Road, Rockwood, TN 37854
Keith Stedam Builders, Petros, TN
ACC Construction, P.O. Box 10409, Knoxville, TN 37930
Garage/Carport
Sq. Ft. @ $
.. .. .. .. .. .. =
Total Estimate of Cost-New
. .. .. .. .. .. . =
Less 50
Physical
Functional
External
Depreciation $8,995
=
Depreciated Cost of Improvements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . =
"As-is" Value of Site Improvements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . =
35.00. . . . . . . . . . . . = $
INCOME
INDICATED VALUE BY COST APPROACH . . . . . . . . . . . . . . . . . . . . . .
RECONCILIATION
75,000
155,680
39,200
30,000
$
$
224,880
$(
$
$
8,995 )
215,885
87,000
= $
377,900
INCOME APPROACH TO VALUE
Estimated Monthly Market Rent $
X Gross Rent Multiplier
=$
Indicated Value by Income Approach
Summary of Income Approach (including support for market rent and GRM) The income approach was not used in the development of this report because it
is the least reliable method of estimating value for residential properties and because of the lack of reliable and verifiable data.
Methods and techniques employed: X Sales Comparison Approach
X Cost Approach
Income Approach
Other:
Discussion of methods and techniques employed, including reason for excluding an approach to value:
Reconciliation comments: See Attached Addendum
Based on the scope of work, assumptions, limiting conditions and appraiser's certification, my (our) opinion of the defined value of the real property that is
the subject of this report as of
X Single point $ 310,000
This appraisal is made X "as is,"
07/08/2014
Range $
, which is the effective date of this appraisal, is:
to $
Greater than
Less than $
subject to completion per plans and specifications on the basis of a hypothetical condition that the improvements have been completed,
subject to the following repairs or alterations on the basis of a hypothetical condition that the repairs or alterations have been completed
subject to the following:
Page 2 of 2
GPARSUM_08 12222008
ADDENDUM
Client: Sharon Clifton
Property Address: 640 Harbor Pointe Drive
City: Silver Point
State: TN
File No.: 646 Harbor Pointe Drive
Case No.:
Zip: 38582-7998
Highest and Best Use
After analyzing the subject property and the most probable use of land or improved property that is legally possible,
physically possible, financially feasible (and appropriately supportable) from the market, and which results in maximum
profitability, and based on a study of market data the highest and best use of the subject is residential.
Comments on Sales Comparison
The sales used in the development of this appraisal were obtained from the Nashville MLS service. The sales are all within
the past 12 months or less and are considered to be the best available for use in comparing to the subject property. All sales
are from the same general market area however, when necessary the appraiser may expand the comparable search area.
No percentages exceed desired limits. All sales are as similar to the subject in age, condition, appeal and size as could be
found. Adjustments have been made when the market indicates such adjustments are necessary to bring the comparable
sales into conformity to the subject. Adjustments for square footage differences were made on comparables when the
square foot difference is 125 square feet or more. Site adjustments were made for difference in market value only when a
value difference exists which is determined by many factors including but not limited to size of tract. The appraiser has given
consideration to the adjusted values of all comparables in the sales analysis.
The site adjustment differences were based on the estimate of market value as the subject compared to
the comparables. If no adjustment was made it was determined that the value of the comparable and
subject were equal.
Condition adjustments were made based on not only the exterior condition but also the interior
condition when the interior condition of the comparables used was able to be determined. Even though
some of the comparables were of similar age and some may even be older homes, because of
renovations, updates and/or remodeling the condition was considered either equal or superior to the
subject and appropriate adjustments were made to show any difference. The condition adjustment is
based on the premise that it would take at least the amount of the adjustment to bring the subject into
conformity to the comparable sales used.
No age adjustment was made because the adjustment for difference was best reflected in the condition
adjustment.
Reasons for non-development of a value approach
The sales comparison approach to value is the most reliable
method of evaluation for which to determine market value. The cost approach to value can be an effective means of
determining market value when accurate cost estimates and depreciation is applied. The cost approach was used in the
development of this report however in the case of the subject it does not reflect the market because of the excessive cost of
the retaining wall.The income approach was considered but not used in the development of this report because of limited
and verifiable data.
Final Reconciliation
Market actions of buyers and sellers are best analyzed by the Sales Comparison Approach. That approach is given greatest
weight in the reconciliation. The Cost Approach provides support of the Sales Comparison Approach. Income approach was
considered, however it was not used because of the lack of reliable and verifiable data and also the income approach is the
least effective method of estimating market value when determining market value for residential properties. When the
income approach was used the data available was retained in files.
Conditions of Appraisal
All observations were visual observations only. No guaranty or warranty of the subject property is given
or implied. No liability is assumed for the mechanical or structural elements of the subject property. For
further assurance of the mechanical and/or the structural elements of the subject property, a home
inspection is recommended.
This report contains coded, secure, digital signatures and are true representations of the same.
Note to the reader: The pre-printed appraisal forms used for this appraisal report express terminology
such as inspect or inspection. The reader this report should replace these words with observe and
observation. This change in terminology is to clarify the job performed by the appraiser. The appraiser
is completing an observation of the subject property. This report is not to be confused with a home
inspection.
EXTRAORDINARY ASSUMPTIONS
1) Deed data, legal description, site dimensions, surveys (if applicable),
2) and other data from outside sources is accurate as available to appraiser.
If any of these items are proven to be untrue, it would alter my opinions and conclusion.
Addendum Page 1 of 2
ADDENDUM
City: Silver Point
State: TN
Case No.:
Zip: 38582-7998
The appraiser has not performed any service regarding the subject property within a 3 year period.
Extra Comments
MARKETING TIME AND EXPOSURE TIME
Marketing Time
An opinion of the amount of time it might take to sell a real or personal property interest at the
concluded market value level during the period immediately after the effective date of the appraisal.
Marketing time differs from exposure time, which is always presumed to precede the effective date of
the appraisal.
Advisory Opinion 7 of the Appraisal Standards Board of The Appraisal Foundation and Statement on
Appraisal Standards No. 6, "Reasonable Exposure Time in Real Property and Personal Property Market
Value Opinions" address the determination of reasonable exposure and marketing time.
Exposure Time
1. The time a property remains on the market.
2. The estimated length of time the property interest being appraised would have been offered on the
market prior to the hypothetical consummation of a sale at market value on the effective date of the
appraisal; a retrospective estimate based on an analysis of past events assuming a competitive and open
market.
Appraisal Institute, The Dictionary of Real Estate Appraisal, 5th ed. (Chicago: Appraisal Institute,
2010).
REASONABLE EXPOSURE TIME
"Reasonable Exposure Time"
Exposure time is deemed to expire as of the effective date the appraisal - it examines the time frame
leading up to the date of valuation, linking the value estimate to how long the property would have
required exposure in order to sell at the estimated market value.
The reasonable exposure time for this property would be approximately 6-18 months. Also, the final
conclusion of value stated within this report is based on a exposure time of 6-18 months.
Addendum Page 2 of 2
Scope of Work, Assumptions and Limiting Conditions
Scope of work is defined in the Uniform Standards of Professional Appraisal Practice as " the type and extent of research and analyses in an
assignment." In short, scope of work is simply what the appraiser did and did not do during the course of the assignment. It includes, but is not
limited to: the extent to which the property is identified and inspected, the type and extent of data researched, the type and extent of analyses applied
to arrive at opinions or conclusions.
The scope of this appraisal and ensuing discussion in this report are specific to the needs of the client, other identified intended users and to the
intended use of the report. This report was prepared for the sole and exclusive use of the client and other identified intended users for the identified
intended use and its use by any other parties is prohibited. The appraiser is not responsible for unauthorized use of the report.
The appraiser's certification appearing in this appraisal report is subject to the following conditions and to such other specific conditions as are
set forth by the appraiser in the report. All extraordinary assumptions and hypothetical conditions are stated in the report and might have affected the
assignment results.
1. The appraiser assumes no responsibility for matters of a legal nature affecting the property appraised or title thereto, nor does the appraiser render any opinion as to the title, which is
assumed to be good and marketable. The property is appraised as though under responsible ownership.
2. Any sketch in this report may show approximate dimensions and is included only to assist the reader in visualizing the property. The appraiser has made no survey of the property.
3. The appraiser is not required to give testimony or appear in court because of having made the appraisal with reference to the property in question, unless arrangements have been
previously made thereto.
4. Neither all, nor any part of the content of this report, copy or other media thereof (including conclusions as to the property value, the identity of the appraiser, professional designations,
or the firm with which the appraiser is connected), shall be used for any purposes by anyone but the client and other intended users as identified in this report, nor shall it be conveyed by
anyone to the public through advertising, public relations, news, sales, or other media, without the written consent of the appraiser.
5. The appraiser will not disclose the contents of this appraisal report unless required by applicable law or as specified in the Uniform Standards of Professional Appraisal Practice.
6. Information, estimates, and opinions furnished to the appraiser, and contained in the report, were obtained from sources considered reliable and believed to be true and correct.
However, no responsibility for accuracy of such items furnished to the appraiser is assumed by the appraiser.
7. The appraiser assumes that there are no hidden or unapparent conditions of the property, subsoil, or structures, which would render it more or less valuable. The appraiser assumes
no responsibility for such conditions, or for engineering or testing, which might be required to discover such factors. This appraisal is not an environmental assessment of the property and
should not be considered as such.
8. The appraiser specializes in the valuation of real property and is not a home inspector, building contractor, structural engineer, or similar expert, unless otherwise noted. The appraiser
did not conduct the intensive type of field observations of the kind intended to seek and discover property defects. The viewing of the property and any improvements is for purposes of
developing an opinion of the defined value of the property, given the intended use of this assignment. Statements regarding condition are based on surface observations only. The
appraiser claims no special expertise regarding issues including, but not limited to: foundation settlement, basement moisture problems, wood destroying (or other) insects, pest infestation,
radon gas, lead based paint, mold or environmental issues. Unless otherwise indicated, mechanical systems were not activated or tested.
This appraisal report should not be used to disclose the condition of the property as it relates to the presence/absence of defects. The client is invited and encouraged to employ qualified
experts to inspect and address areas of concern. If negative conditions are discovered, the opinion of value may be affected.
Unless otherwise noted, the appraiser assumes the components that constitute the subject property improvement(s) are fundamentally sound and in
working order.
Any viewing of the property by the appraiser was limited to readily observable areas. Unless otherwise noted, attics and crawl space areas were not accessed. The appraiser did not move
furniture, floor coverings or other items that may restrict the viewing of the property.
9. Appraisals involving hypothetical conditions related to completion of new construction, repairs or alteration are based on the assumption that such completion, alteration or repairs will
be competently performed.
10. Unless the intended use of this appraisal specifically includes issues of property insurance coverage, this appraisal should not be used for such purposes. Reproduction or
Replacement cost figures used in the cost approach are for valuation purposes only, given the intended use of the assignment. The Definition of Value used in this assignment is unlikely
to be consistent with the definition of Insurable Value for property insurance coverage/use.
11. The ACI General Purpose Appraisal Report (GPAR™) is not intended for use in transactions that require a Fannie Mae 1004/Freddie Mac 70 form,
also known as the Uniform Residential Appraisal Report (URAR).
Additional Comments Related To Scope Of Work, Assumptions and Limiting Conditions
Page 1 of 2
GPARLIM_05 08112008
Appraiser's Certification
The appraiser(s) certifies that, to the best of the appraiser's knowledge and belief:
1. The statements of fact contained in this report are true and correct.
2. The reported analyses, opinions, and conclusions are limited only by the reported assumptions and limiting conditions and are the appraiser's personal, impartial, and unbiased
professional analyses, opinions, and conclusions.
3. Unless otherwise stated, the appraiser has no present or prospective interest in the property that is the subject of this report and has no personal interest with respect to the parties
involved.
4. The appraiser has no bias with respect to the property that is the subject of this report or to the parties involved with this assignment.
5. The appraiser's engagement in this assignment was not contingent upon developing or reporting predetermined results.
6. The appraiser's compensation for completing this assignment is not contingent upon the development or reporting of a predetermined value or direction in value that favors the cause of
the client, the amount of the value opinion, the attainment of a stipulated result, or the occurrence of a subsequent event directly related to the intended use of this appraisal.
7. The appraiser's analyses, opinions, and conclusions were developed, and this report has been prepared, in conformity with the Uniform Standards of Professional Appraisal Practice.
8. Unless otherwise noted, the appraiser has made a personal inspection of the property that is the subject of this report.
9. Unless noted below, no one provided significant real property appraisal assistance to the appraiser signing this certification. Significant real property appraisal assistance provided by:
Additional Certifications:
Definition of Value:
Market Value
Other Value:
Source of Definition:
ADDRESS OF THE PROPERTY APPRAISED:
EFFECTIVE DATE OF THE APPRAISAL: July 8, 2014
APPRAISED VALUE OF THE SUBJECT PROPERTY $ 310,000
APPRAISER
SUPERVISORY APPRAISER
Signature:
Name: Michael L. Duncan/1025
State Certification #
or License # 1025
or Other (describe):
Signature:
Name:
State Certification #
or License #
State:
State #:
State: TN
Expiration Date of Certification or License:
Date of Signature and Report: 07/25/2014
Date of Property Viewing:
07/08/2014
Degree of property viewing:
Interior and Exterior
Exterior Only
Expiration Date of Certification or License:
Date of Signature:
Date of Property Viewing:
Degree of property viewing:
Interior and Exterior
Exterior Only
Did not personally view
Did not personally view
Page 2 of 2
GPARLIM_05 08112008
SUBJECT PROPERTY PHOTO ADDENDUM
City: Silver Point
State: TN
Case No.:
Zip: 38582-7998
FRONT VIEW OF
SUBJECT PROPERTY
Appraised Date: July 8, 2014
Appraised Value: $ 310,000
REAR VIEW OF
SUBJECT PROPERTY
STREET SCENE
City: Silver Point
State: TN
Case No.:
Zip: 38582-7998
PHT3 05212013
City: Silver Point
State: TN
Case No.:
Zip: 38582-7998
PHT3 05212013
City: Silver Point
State: TN
Case No.:
Zip: 38582-7998
PHT3 05212013
City: Silver Point
State: TN
Case No.:
Zip: 38582-7998
PHT12
COMPARABLE PROPERTY PHOTO ADDENDUM
Case No.:
City: Silver Point
State: TN
Zip: 38582-7998
COMPARABLE SALE #1
180 Fawn Place
Sale Date: 09/13/2013
Sale Price: $ 300,000
COMPARABLE SALE #2
200 Deerwood Court
Sale Date: 02/27/2014
COMPARABLE SALE #3
137 Bayside Drive
Lancaster, TN 38569
Sale Date: 09/13/2013
FLOORPLAN SKETCH
City: Silver Point
State: TN
Case No.:
Zip: 38582-7998
PLAT MAP
City: Silver Point
State: TN
Case No.:
Zip: 38582-7998
LOCATION MAP
City: Silver Point
State: TN
Case No.:
Zip: 38582-7998
FLOOD MAP
City: Silver Point
State: TN
Case No.:
Zip: 38582-7998
City: Silver Point
State: TN
Case No.:
Zip: 38582-7998
Thumbnails
Subject Front View
Title
File No.
Subject Rear View
Subject Street Scene
Extra Photo 1
Extra Photo 2
Extra Photo 3
Extra Photo 1
Extra Photo 2
Extra Photo 3
Extra Photo 1
Extra Photo 2
Extra Photo 3
Extra Photo 1
Extra Photo 2
Extra Photo 3
Extra Photo 4
Extra Photo 5
Thumbnails
Extra Photo 6
Extra Photo 7
File No.
Extra Photo 8
Extra Photo 9
Extra Photo 10
Extra Photo 11
Extra Photo 12
Sales Comp. 1
Sales Comp. 2
Sales Comp. 3
Sales Comp. 4
Sales Comp. 5
Sales Comp. 6
Plat Map
Location Map
Flood Map
Extra Image
Extra Image

Appraisal - McCarter Auction Inc.

Transcription

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