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<br />5820172 <br />Uniform Residential Appraisal Report <br />File #092096 <br /> <br />Note: All comparables in this report were analyzed by the appraiser. Information was obtained from the Willamette Valley Multiple Listing <br />Service, RealQuest Database and the Marion County Assessor records. The appraiser has not personally confirmed the sale with a party to the <br />transaction. The appraiser has reconciled the information from at least two of the above sources. The appraiser has relied on the FHA standards <br />for appraisal comparable sale verification by referring to FHA Handbook 4000.1 which requires verification of comparables by not only Mls <br />records and property visits but by verification of county records. The appraiser has made a drive-by inspection of each of the comparables. <br />Note: According to Steven, Planner, City of Salem Planning Department, the subject property is NOT located within a PUD. According to the <br />broker and public records, the subject is not located in an HOA. <br />Note: The adjustments for the bedroom count are located on the comparables grid above the room count line. The adjustments for the bathroom <br />are located on the comparables grid on the room count line. <br />Note: Age adjustments are based on effective age, not chronological age, after a drive-by inspection of the comparables as well as research of <br />each comparables' listing information which includes remodeling and updating for each comparable as compared to the subject. <br />S <br />T <br />N <br />E <br />Note: The subject square footage is 2436 and a 604 Sf guest house. The county assessor shows a square footage for the subject of 2396 with a <br />M <br />M <br />660 Sf guest house, a difference of 40 and 56, respectively. The appraiser has personally measured the subject dwelling for this report. The <br />O <br />C <br />assessor has not recently measured the dwelling. <br />L <br />A <br />N <br />O <br />I Note: Account number 587559 and 587560 sold separately from the main account 57558. These two accounts last sold on 01/17/2017 for $1.00 <br />T <br />I <br />(vesting change) to the current owner per a Marion County Quitclaim Deed. A copy of this deed has been scanned into this report. <br />D <br />D <br />A <br />Note: The sales agreement states the property being sold one address and one tax lot. The appraiser contacted the Realtor to confirm that the <br />"Sales Agreement Is Not Correct" The property included in this transaction included all three tax lots. <br />COST APPROACH TO VALUE (not required by Fannie Mae) <br />Provide adequate information for the lender/client to replicate the below cost figures and calculations. <br />Support for the opinion of site value (summary of comparable land sales or other methods for estimating site value) <br />H <br />C <br />ESTIMATEDREPRODUCTION ORREPLACEMENT COST NEWOPINION OF SITE VALUE=$ <br />A <br />O <br />Source of cost dataDWELLINGSq.Ft. @ $=$ <br />2,436 <br />R <br />P <br />P <br />Quality rating from cost serviceEffective date of cost dataSq.Ft. @ $=$ <br />0 <br />A <br /> <br />T Comments on Cost Approach (gross living area calculations, depreciation, etc.)=$ <br />S <br />O <br />Garage/CarportSq.Ft. @ $=$ <br />C <br />Total Estimate of Cost-New=$ <br />LessPhysicalFunctionalExternal <br />Depreciation=$() <br />Depreciated Cost of Improvements=$ <br />"As-is" Value of Site Improvements=$ <br />Estimated Remaining Economic Life (HUD and VA only)Years INDICATED VALUE BY COST APPROACH=$ <br />50 <br />E <br />INCOME APPROACH TO VALUE (not required by Fannie Mae) <br />M <br />O <br />Estimated Monthly Market Rent $X Gross Rent Multiplier= $Indicated Value by Income Approach <br />C <br />N <br />I <br />Summary of Income Approach (including support for market rent and GRM) <br />PROJECT INFORMATION FOR PUDs (if applicable) <br />Is the developer/builder in control of the Homeowners' Association (HOA)?YesNoUnit type(s)DetachedAttached <br />Provide the following information for PUDs ONLY if the developer/builder is in control of the HOA and the subject property is an attached dwelling unit. <br />Legal Name of Project <br />N <br />O <br />Total number of phasesTotal number of unitsTotal number of units sold <br />I <br />T <br />A <br />Total number of units rentedTotal number of units for saleData source(s) <br />M <br />R <br />Was the project created by the conversion of existing building(s) into a PUD?YesNoIf Yes, date of conversion. <br />O <br />F <br />Does the project contain any multi-dwelling units?YesNoData Source <br />N <br />I <br /> <br />Are the units, common elements, and recreation facilities complete?YesNoIf No, describe the status of completion. <br />D <br />U <br />P <br />Are the common elements leased to or by the Homeowners' Association?YesNoIf Yes, describe the rental terms and options. <br />Describe common elements and recreational facilities. <br />Freddie Mac Form 70 March 2005UAD Version 9/2011Page 3 of 6Fannie Mae Form 1004 March 2005 <br />Form 1004UAD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE <br /> <br />