|
<br />5820172
<br />Uniform Residential Appraisal Report
<br />File #092096
<br />There arecomparablepropertiescurrentlyofferedforsaleinthesubjectneighborhoodranginginpricefrom$to $.
<br />33150,000500,000
<br />There arecomparablesalesinthesubjectneighborhoodwithinthepasttwelvemonthsranginginsalepricefrom$to $.
<br />175150,000500,000
<br />FEATURESUBJECTCOMPARABLE SALE # 1COMPARABLE SALE # 2COMPARABLE SALE # 3
<br />Address
<br />1924 Water St NE2480 Market St NE589 24th St NE743 25th St SE
<br />Salem, OR 97301Salem, OR 97301Salem, OR 97301Salem, OR 97301
<br />Proximity to Subject
<br />1.64 miles SE1.84 miles SE2.44 miles SE
<br />Sale Price$$$$
<br />310,000338,000334,400303,000
<br />Sale Price/Gross Liv. Area$sq.ft.$sq.ft.$sq.ft.$sq.ft.
<br />127.26131.21235.66155.15
<br />Data Source(s)
<br />DrvbyWvmls#764195;DOM 81DrvbyWvmls#766076;DOM 41DrvbyWvmls#761226;DOM 170
<br />Verification Source(s)
<br />Mls, Realtor, Closing DocumentsMls, Realtor, Closing DocumentsMls, Realtor, Closing Documents
<br />VALUE ADJUSTMENTSDESCRIPTIONDESCRIPTION+(-) $ AdjustmentDESCRIPTION+(-) $ AdjustmentDESCRIPTION+(-) $ Adjustment
<br />Sales or Financing
<br />ArmLthArmLthArmLth
<br />Concessions
<br />Conv;0FHA;0Conv;8000-8,000
<br />Date of Sale/Time
<br />s08/20;c06/20s08/20;c07/20s08/20;c07/20
<br />Location
<br />N;AcrsRvr;InfrArN;BsyRd;0N;BsyRd;0N;BsyRd;0
<br />Leasehold/Fee Simple
<br />Fee SimpleFee SimpleFee SimpleFee Simple
<br />Site
<br />14810 sf9148 sf+5,7004792 sf+10,0009148 sf+5,700
<br />View
<br />N;Res;N;Res;N;Res;N;Res;
<br />Design (Style)
<br />DT1;CustomDT1;Ranch0DT1;Ranch0DT1.5;Historic0
<br />Quality of Construction
<br />Q4Q4Q4Q4
<br />Actual Age
<br />347006901130
<br />Condition
<br />C4C3-10,000C3-10,000C4
<br />Above Grade
<br />TotalBdrms.BathsTotalBdrms.Baths-15,000 TotalBdrms.Baths-5,000 TotalBdrms.Baths-20,000
<br />Room Count
<br />511.1841.2-2,500521.10952.0-2,500
<br />Gross Living Areasq.ft.sq.ft.sq.ft.sq.ft.
<br />2,4362,576-3,5001,419+25,4001,953+12,100
<br />Basement & Finished
<br />0sf0sf1158sf1158sfin-29,0001148sf0sfin-28,700
<br />Rooms Below Grade
<br />1rr1br1.0ba0o-10,000
<br />Functional Utility
<br />H
<br />NotMrktConfornMkt Conforming-10,000Mkt Conforming-10,000NotMrktConforn
<br />C
<br />A
<br />Heating/Cooling
<br />HeatPmp/BBElcF-Air Gas/AC0F-Air Gas+2,000F-Air Gas+2,000
<br />O
<br />R
<br />Energy Efficient Items
<br />Dbl Pn WindowDbl Pn WindowDbl Pn WindowDbl Pn Window
<br />P
<br />P
<br />Garage/Carport
<br />2cp2dw3ga3dw-10,0001ga2dw02dw+5,000
<br />A
<br />N
<br />Porch/Patio/Deck
<br />Porch,BreezewyPorch, Patios0Porch, Patio0Porch, Deck0
<br />O
<br />S
<br />I
<br />Fireplace(s)
<br />1 Wood Stove1 Wood Stove2 Wood Stoves-1,000No Fireplace+1,000
<br />R
<br />A
<br />Site Improvements
<br />Guest HouseFence, Shop+25,000Fence, Shed+34,000Fence, Shed+32,500
<br />P
<br />M
<br />Site Improvements (Cont'd)
<br />NoneRV Parking0NoneNone
<br />O
<br />C
<br />Net Adjustment (Total)+-$+-$+-$
<br />-20,3006,400-900
<br />S
<br />E
<br />Adjusted Sale PriceNet Adj.%Net Adj.%Net Adj.%
<br />6.01.90.3
<br />L
<br />A
<br />of ComparablesGross Adj.%$Gross Adj.%$Gross Adj.%$
<br />24.240.838.8
<br />317,700340,800302,100
<br />S
<br />Ididdid not research the sale or transfer history of the subject property and comparable sales. If not, explain
<br />My researchdiddid not reveal any prior sales or transfers of the subject property for the three years prior to the effective date of this appraisal.
<br />Data Source(s)
<br />Wvmls, Marion County Assessor, RealQuest
<br />My researchdiddid not reveal any prior sales or transfers of the comparable sales for the year prior to the date of sale of the comparable sale.
<br />Data Source(s)
<br />Wvmls, Marion County Assessor, RealQuest
<br />Report the results of the research and analysis of the prior sale or transfer history of the subject property and comparable sales (report additional prior sales on page 3).
<br />ITEMSUBJECTCOMPARABLE SALE #1COMPARABLE SALE #2COMPARABLE SALE #3
<br />Date of Prior Sale/Transfer
<br />Price of Prior Sale/Transfer
<br />Data Source(s)
<br />Wvmls,County,RealQuestWvmls,County,RealQuestWvmls,County,RealQuestWvmls,County,RealQuest
<br />Effective Date of Data Source(s)
<br />10/06/202010/06/202010/06/202010/06/2020
<br />Analysis of prior sale or transfer history of the subject property and comparable sales
<br />The subject property is currently listed for sale with one known pending
<br />offer of $310,000 dated 08/31/2020. The subject last sold/transferred 07/01/2015 for $235,000 to the current owner(s). There are no known prior
<br />sales for any of the comparables for the 12 months prior to the effective date of this report.
<br />Summary of Sales Comparison Approach
<br />Please See Text Addendum.
<br />
<br />Indicated Value by Sales Comparison Approach $
<br />310,000
<br />Indicated Value by: Sales Comparison Approach $Cost Approach (if developed) $Income Approach (if developed) $
<br />310,000
<br />Market data derived from recent sales of competitive properties in the same market as the subject is considered the most reliable indicator of
<br />N
<br />O
<br />market value. The cost approach was not developed and does not assist in providing a credible value estimate. The income approach is not
<br />I
<br />T
<br />A
<br />applicable.
<br />I
<br />L
<br />I
<br />This appraisal is made"as is",subjecttocompletionperplansandspecificationsonthebasisofahypotheticalconditionthattheimprovementshavebeen
<br />C
<br />N
<br />completed,subjecttothefollowingrepairsoralterationsonthebasisofahypotheticalconditionthattherepairsoralterationshavebeencompleted,orsubject to the
<br />O
<br />C
<br />followingrequiredinspectionbasedontheextraordinaryassumptionthattheconditionordeficiencydoesnotrequirealterationorrepair:
<br />Report subject to sale including
<br />E
<br />R
<br />three tax lots included together as one parcel; NOT just the one tax lot incorrectly noted on the sales agreement.
<br />Basedonacompletevisualinspectionoftheinteriorandexteriorareasofthesubjectproperty,definedscopeofwork,statementofassumptionsandlimiting
<br />conditions,andappraiser'scertification,my(our)opinionofthemarketvalue,asdefined,oftherealpropertythatisthesubjectofthisreportis
<br />$, as of,whichisthedateofinspectionandtheeffectivedateofthisappraisal.
<br />310,00010/05/2020
<br />Freddie Mac Form 70 March 2005UAD Version 9/2011Page 2 of 6Fannie Mae Form 1004 March 2005
<br />Form 1004UAD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE
<br />
<br />
|