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Home My WebLink About45 Wimbledon - Appraisal (Cost Approach)Uniform Residential Appraisal Report File No. The purpose of this summary appraisal report is to provide the lender/client with an accurate, and adequately supported, opinion of the market value of the subject property. Property Address City State Zip Code Borrower Owner of Public Record County Legal Description Assessor's Parcel #Tax Year R.E. Taxes $ Neighborhood Name Map Reference Census Tract Occupant Owner Tenant Vacant Special Assessments $PUD HOA $per year per month Property Rights Appraised Fee Simple Leasehold Other (describe) Assignment Type Purchase Transaction Refinance Transaction Other (describe) Lender/Client Address Is the subject property currently offered for sale or has it been offered for sale in the twelve months prior to the effective date of this appraisal?Yes No Report data source(s) used, offering price(s), and date(s).SUBJECTI did did not analyze the contract for sale for the subject purchase transaction. Explain the results of the analysis of the contract for sale or why the analysis was not performed. Contract Price $Date of Contract Is the property seller the owner of public record?Yes No Data Source(s) Is there any financial assistance (loan charges, sale concessions, gift or downpayment assistance, etc.) to be paid by any party on behalf of the borrower?Yes No If Yes, report the total dollar amount and describe the items to be paid.CONTRACTNeighborhood Characteristics One-Unit Housing Trends One-Unit Housing Present Land Use % Note: Race and the racial composition of the neighborhood are not appraisal factors. Location Urban Suburban Rural Property Values Increasing Stable Declining PRICE AGE One-Unit % Built-Up Over 75%25-75%Under 25%Demand/Supply Shortage In Balance Over Supply $(000)(yrs)2-4 Unit % Growth Rapid Stable Slow Marketing Time Under 3 mths 3-6 mths Over 6 mths Low Multi-Family % Neighborhood Boundaries High Commercial % Pred.Other % Neighborhood Description Market Conditions (including support for the above conclusions)NEIGHBORHOODDimensions Area Shape View Specific Zoning Classification Zoning Description Zoning Compliance 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?Yes No If No, describe. Utilities Public Other (describe)Public Other (describe)Off-site Improvements—Type Public Private Electricity Water Street Gas Sanitary Sewer Alley FEMA Special Flood Hazard Area Yes No FEMA Flood Zone FEMA Map #FEMA Map Date Are the utilities and off-site improvements typical for the market area?Yes No If No, describe. Are there any adverse site conditions or external factors (easements, encroachments, environmental conditions, land uses, etc.)?Yes No If Yes, describe.SITEGENERAL DESCRIPTION FOUNDATION EXTERIOR DESCRIPTION materials/condition INTERIOR materials/condition Units One One with Accessory Unit Concrete Slab Crawl Space Foundation Walls Floors # of Stories Full Basement Partial Basement Exterior Walls Walls Type Det.Att.S-Det./End Unit Basement Area sq. ft.Roof Surface Trim/Finish Existing Proposed Under Const.Basement Finish %Gutters & Downspouts Bath Floor Design (Style)Outside Entry/Exit Sump Pump Window Type Bath Wainscot Year Built Evidence of Infestation Storm Sash/Insulated Car Storage None Effective Age (Yrs)Dampness Settlement Screens Driveway # of Cars Attic None Heating FWA HWBB Radiant Amenities WoodStove(s) #Driveway Surface Drop Stair Stairs Other Fuel Fireplace(s) #Fence Garage # of Cars Floor Scuttle Cooling Central Air Conditioning Patio/Deck Porch Carport # of Cars Finished Heated Individual Other Pool Other Att.Det.Built-in Appliances Refrigerator Range/Oven Dishwasher Disposal Microwave Washer/Dryer Other (describe) Finished area above grade contains:Rooms Bedrooms Bath(s)Square Feet of Gross Living Area Above Grade Additional features (special energy efficient items, etc.). Describe the condition of the property (including needed repairs, deterioration, renovations, remodeling, etc.). Are there any physical deficiencies or adverse conditions that affect the livability, soundness, or structural integrity of the property?Yes No If Yes, describe. Does the property generally conform to the neighborhood (functional utility, style, condition, use, construction, etc.)?Yes No If No, describe.IMPROVEMENTSPage 1 of 6Freddie Mac Form 70 March 2005 Fannie Mae Form 1004 March 2005Produced using ACI software, 800.234.8727 www.aciweb.com 1004_05UAD 12182015UAD Version 9/2011 20154SR (LAPP)73-73-6-0830403 Stephen J. Roche Appraisal Service DOM 24;$325,000;07/10/2020;MLS#72693393 X 1400 Veterans United Drive Columbia MO 65203Veterans United Home Loans/Veterans Affairs X X 00X 0121.02MSA# 14484Lewis Bay 2,28620200030 00013 0000 Barnstable County Registry of Deeds, Book 13758, Page 23 (Reference Only) BarnstableMelvin & Brenda CollamoreDavid A. Noren 02673MAWest Yarmouth45 Wimbledon Dr $3000;;Seller to buyer credit towards closing costs. X Public RecordsX08/04/2020335,000 Arms length sale;The appraiser reviewed the sales contract which reflected a standard contract to purchase the subject property between the buyer and seller. X Monthly home sales are are stable and single family home median sale prices appear to have stabilized. Realistically priced properties appear to be selling within 3-6+ mos. (Per Warren Group, ForeclosureMass.com, Banker&Tradesman, Brokers, etc) See Attached Addendum 20Open 5 5 70 60 100 1 335 750 300 The immediate neighborhood is bounded to the south and west by Lewis Bay, north and east by Route 28. X X X X X X The site is generally level with average landscaping and a paved driveway. The appraiser has confirmed with the town building department that there is no town sewer available at this time within the town. X X 07/16/201425001C0588JAEX None XPaved Private SepticX X X X X X Residential 25,000 SFR25 N;Res;Mostly rectangular6534 sf(Deed attached) X X C3;Kitchen-not updated;Bathrooms-updated-eleven to fifteen years ago;The subject is in average to good overall condition with no immediate necesary repairs required. Subject's additional features includes deck, full/unfinished basement and open driveway for off street parking. 9361.025 XX 0 0 Gravel 2X FG/Avg/Gd Cer/Avg/Gd Wood/Av/Gd Drywall/Avg/Gd Hdwd/Avg/Gd NoneNone NoneDeckX None1X 0 Yes/Avg-Gd Thermal/Avg-Gd Dbl.Hung/Avg-Gd Alum/Avg-Gd Comp/Good WdSh/Avg-Gd Concrete/Avg NoneX Gas X X 0 936 X X 25 1967 Ranch X X 1 X Uniform Residential Appraisal Report File No. There are comparable properties currently offered for sale in the subject neighborhood ranging in price from $to $. There are comparable sales in the subject neighborhood within the past twelve months ranging in sale price from $to $. FEATURE SUBJECT Address Proximity to Subject Sale Price $ Sale Price/Gross Liv. Area $sq. ft. Data Source(s) Verification Source(s) VALUE ADJUSTMENTS DESCRIPTION Sale or Financing Concessions Date of Sale/Time Location Leasehold/Fee Simple Site View Design (Style) Quality of Construction Actual Age Condition Above Grade Total Bdrms.Baths Room Count Gross Living Area sq. ft. Basement & Finished Rooms Below Grade Functional Utility Heating/Cooling Energy Efficient Items Garage/Carport Porch/Patio/Deck Net Adjustment (Total) Adjusted Sale Price of Comparables COMPARABLE SALE NO. 1 $ $sq. ft. DESCRIPTION +(-) $ Adjustment Total Bdrms.Baths sq. ft. +-$ Net Adj.% Gross Adj.%$ COMPARABLE SALE NO. 2 $ $sq. ft. DESCRIPTION +(-) $ Adjustment Total Bdrms.Baths sq. ft. +-$ Net Adj.% Gross Adj.%$ COMPARABLE SALE NO. 3 $ $sq. ft. DESCRIPTION +(-) $ Adjustment Total Bdrms.Baths sq. ft. +-$ Net Adj.% Gross Adj.%$ I did did not research the sale or transfer history of the subject property and comparable sales. If not, explain 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) My research did did not reveal any prior sales or transfers of the comparable sales for the year prior to the date of sale of the comparable sale. Data source(s) 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). ITEM SUBJECT Date of Prior Sale/Transfer Price of Prior Sale/Transfer Data Source(s) Effective Date of Data Source(s) COMPARABLE SALE NO. 1 COMPARABLE SALE NO. 2 COMPARABLE SALE NO. 3 Analysis of prior sale or transfer history of the subject property and comparable sales Summary of Sales Comparison Approach. Indicated Value by Sales Comparison Approach $SALES COMPARISON APPROACHIndicated Value by:Sales Comparison Approach $Cost Approach (if developed) $Income Approach (if developed) $ This appraisal is made "as is,"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, or subject to the following required inspection based on the extraordinary assumption that the condition or deficiency does not require alteration or repair: Based on a complete visual inspection of the interior and exterior areas of the subject property, defined scope of work, statement of assumptions and limiting conditions, and appraiser’s certification, my (our) opinion of the market value, as defined, of the real property that is the subject of this report is $ as of , which is the date of inspection and the effective date of this appraisal.RECONCILIATIONPage 2 of 6Freddie Mac Form 70 March 2005 Fannie Mae Form 1004 March 2005Produced using ACI software, 800.234.8727 www.aciweb.com 1004_05UAD 12182015UAD Version 9/2011 20154SR (LAPP)73-73-6-0830403 Stephen J. Roche Appraisal Service 400,000310,00012 399,900339,9006 N/ASP/LP Semi-ModernKitchen&Baths 1 F/PFireplace Deck 2dw None FWA None Average 936sf0sfwo 93630 1.025 C3 53 Q4 DT1;Ranch N;Res; 6534 sf Fee Simple N;Res; 357.91 335,000 West Yarmouth, MA 02673 45 Wimbledon Dr 352,0204.9 -4.1 14,980X N/A Semi-Modern 1 F/P 1,500Patio 04dw None FWA None Average 0384sf0sfwu -6,4801,152 -10,0002.025 C3 075 Q4 0DT2;Colonial N;Res; 6534 sf Fee Simple N;Res; 0s01/20;c01/20 0Conv;0 ArmLth MLS/B&T/Town Hall/Ext.Insp. MLS #72596699;DOM 38 318.58 367,000 0.03 miles NE West Yarmouth, MA 02673 40 Wimbledon Dr 346,8805.6 -0.2 620X N/A -10,000Modern 1 F/P 1,500Patio 03dw None FWA None Average 5,0000sf 2,880840 01.026 C3 059 Q4 DT1;Ranch N;Res; 09583 sf Fee Simple N;Res; 0s07/20;c06/20 0Conv;0 ArmLth MLS/B&T/Town Hall/Ext.Insp. MLS #72659426;DOM 39 413.69 347,500 0.87 miles SE West Yarmouth, MA 02673 27 Crowes Purchase Rd 315,0471.6 -1.6 5,203X N/A Semi-Modern 1 F/P Deck -2,0001gd4dw None FWA None Average 0936sf0sfwu 936 1.025 C3 065 Q4 DT1;Ranch N;Res; -3,20316988 sf Fee Simple N;Res; 0s12/19;c11/19 0Conv;0 ArmLth MLS/B&T/Town Hall/Ext.Insp. MLS #72533536;DOM 126 342.15 320,250 0.25 miles SE West Yarmouth, MA 02673 62 Berry Ave MLS/Banker&Tradesman/Assessor's records X Registry of deeds, B&T/Assessors Records X X 08/05/2020 B&T/AssessorsRecs/MLS 08/05/2020 B&T/AssessorsRecs/MLS 08/05/2020 B&T/AssessorsRecs/MLS 08/05/2020 B&T/AssessorsRecs/MLS 335,000 See Attached Addendum The subject did not transfer within the past three years as noted above. No sales or transfers within 1 year prior to the sale used in this report. 08/05/2020 335,000 This appraisal is made "As Is". X $335,000 (Rounded) is the best indication of value as represented by the Sales Comparison Analysis. The Cost Approach was considered but not used due the age of the dwelling. Income approach was considered but not utilized because single family dwellings are not typically purchased for their income producing capabilities. 355,300335,000 Stephen Roche Uniform Residential Appraisal Report File No.ADDITIONAL COMMENTSCOST APPROACH TO VALUE (not required by Fannie Mae) Provide adequate information for the lender/client to replicate the below 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 NEW Source of cost data Quality rating from cost service Effective date of cost data Comments on Cost Approach (gross living area calculations, depreciation, etc.) Estimated Remaining Economic Life (HUD and VA only)Years OPINION OF SITE VALUE........................................= $ Dwelling Sq. Ft. @ $............= $ Sq. Ft. @ $............= $ Garage/Carport Sq. Ft. @ $............= $ Total Estimate of Cost-New ............= $ Less Physical Functional External Depreciation = $ () Depreciated Cost of Improvements................................= $ "As-is" Value of Site Improvements................................= $ INDICATED VALUE BY COST APPROACH ......................= $COST APPROACHINCOME APPROACH TO VALUE (not required by Fannie Mae) Estimated Monthly Market Rent $X Gross Rent Multiplier = $Indicated Value by Income Approach Summary of Income Approach (including support for market rent and GRM)INCOMEPROJECT INFORMATION FOR PUDs (if applicable) Is the developer/builder in control of the Homeowners' Association (HOA)?Yes No Unit type(s)Detached Attached 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. Legal name of project Total number of phases Total number of units Total number of units sold Total number of units rented Total number of units for sale Data source(s) Was the project created by the conversion of an existing building(s) into a PUD?Yes No If Yes, date of conversion. Does the project contain any multi-dwelling units?Yes No Data source(s) Are the units, common elements, and recreation facilities complete?Yes No If No, describe the status of completion. Are the common elements leased to or by the Homeowners' Association?Yes No If Yes, describe the rental terms and options. Describe common elements and recreational facilities.PUD INFORMATIONPage 3 of 6Freddie Mac Form 70 March 2005 Fannie Mae Form 1004 March 2005Produced using ACI software, 800.234.8727 www.aciweb.com 1004_05UAD 12182015UAD Version 9/2011 20154SR (LAPP)73-73-6-0830403 Stephen J. Roche Appraisal Service EEXPANDED SCOPE OF WORK: 1. DEFINITION OF INSPECTION: The term "Inspection", as used in this report, is for valuation purposes only, it is not the same level of inspection that is required for a "Professional Home Inspection". This visual inspection is of readily accessible areas only. The appraiser does not fully inspect the electrical system, plumbing system, mechanical systems, foundation system, floor structure, or subfloor. The appraiser is not an expert in construction materials and the purpose of the appraisal is to make an economic evaluation of the subject property. If the client needs a more detailed inspection of the property, a home inspection, by a Professional Home Inspector, is suggested. 2. CLARIFICATION OF CERTIFICATION #23:The Intended User of this appraisal report is the lender/client. The Intended Use is to evaluate the property that is the subject of this appraisal for a mortgage finance transaction, subject to the stated scope of work, purpose of the appraisal, reporting requirements of this appraisal report form and definition of market value. No additional Intended Users are identified by the appraiser. 3. REPORT OPTION: This is an Appraisal Report, which is intended to comply with the reporting requirements set forth under Standards Rule 2-2 of the Uniform Standards of Professional Appraisal Practice for an Appraisal Report. This appraisal was prepared in full compliance with the Appraiser Independence Requirements. The appraiser certifies that he has not performed, participated in or been associated with any activity in violations of these requirements. The Appraiser has prepared this Appraisal in full compliance with applicable Appraiser Independence Requirements and has not performed, participated in, or been associated with any activity in violation of those requirements. 4. ADDITIONAL CERTIFICATION: I have performed no services as an appraiser or in any other capacity regarding the property that is the subject of this report within the three-year period immediately preceding acceptance of this assignment. 5. EXPOSURE TIME: The estimated exposure time for the subject property is 90 days. ADDITIONAL COST APPROACH COMMENTS: 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. 355,300 10,000 170,293 56,765$0$0$56,765 50 227,058 10,000Deck 13,10414.00Basment 936 203,954217.90936 175,000 55 Land value typically exceeds 30% of the total property value. The physical depreciation was estimated using the age-life method. 08/2020Avg Means Res. Square Foot Costs Manual 2020 X The site value is estimated from recent land sales when available along with the use of the land Extraction Method. Uniform Residential Appraisal Report File No. This report form is designed to report an appraisal of a one-unit property or a one-unit property with an accessory unit; including a unit in a planned unit development (PUD). This report form is not designed to report an appraisal of a manufactured home or a unit in a condominium or cooperative project. This appraisal report is subject to the following scope of work, intended use, intended user, definition of market value, statement of assumptions and limiting conditions, and certifications. Modifications, additions, or deletions to the intended use, intended user, definition of market value, or assumptions and limiting conditions are not permitted. The appraiser may expand the scope of work to include any additional research or analysis necessary based on the complexity of this appraisal assignment. Modifications or deletions to the certifications are also not permitted. However, additional certifications that do not constitute material alterations to this appraisal report, such as those required by law or those related to the appraiser’s continuing education or membership in an appraisal organization, are permitted. SCOPE OF WORK: The scope of work for this appraisal is defined by the complexity of this appraisal assignment and the reporting requirements of this appraisal report form, including the following definition of market value, statement of assumptions and limiting conditions, and certifications. The appraiser must, at a minimum: (1) perform a complete visual inspection of the interior and exterior areas of the subject property, (2) inspect the neighborhood, (3) inspect each of the comparable sales from at least the street, (4) research, verify, and analyze data from reliable public and/or private sources, and (5) report his or her analysis, opinions, and conclusions in this appraisal report. INTENDED USE: The intended use of this appraisal report is for the lender/client to evaluate the property that is the subject of this appraisal for a mortgage finance transaction. INTENDED USER: The intended user of this appraisal report is the lender/client. DEFINITION OF MARKET VALUE: The most probable price which a property should bring in a competitive and open market under all conditions requisite to a fair sale, the buyer and seller, each acting prudently, knowledgeably and assuming the price is not affected by undue stimulus. Implicit in this definition is the consummation of a sale as of a specified date and the passing of title from seller to buyer under conditions whereby: (1) buyer and seller are typically motivated; (2) both parties are well informed or well advised, and each acting in what he or she considers his or her own best interest; (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 sales concessions* granted by anyone associated with the sale. *Adjustments to the comparables must be made for special or creative financing or sales concessions. No adjustments are necessary for those costs which are normally paid by sellers as a result of tradition or law in a market area; these costs are readily identifiable since the seller pays these costs in virtually all sales transactions. Special or creative financing adjustments can be made to the comparable property by comparisons to financing terms offered by a third party institutional lender that is not already involved in the property or transaction. Any adjustment should not be calculated on a mechanical dollar for dollar cost of the financing or concession but the dollar amount of any adjustment should approximate the market's reaction to the financing or concessions based on the appraiser's judgment. STATEMENT OF ASSUMPTIONS AND LIMITING CONDITIONS: The appraiser’s certification in this report is subject to the following assumptions and limiting conditions: 1.The appraiser will not be responsible for matters of a legal nature that affect either the property being appraised or the title to it, except for information that he or she became aware of during the research involved in performing this appraisal. The appraiser assumes that the title is good and marketable and will not render any opinions about the title. 2.The appraiser has provided a sketch in this appraisal report to show the approximate dimensions of the improvements. The sketch is included only to assist the reader in visualizing the property and understanding the appraiser’s determination of its size. 3.The appraiser has examined the available flood maps that are provided by the Federal Emergency Management Agency (or other data sources) and has noted in this appraisal report whether any portion of the subject site is located in an identified Special Flood Hazard Area. Because the appraiser is not a surveyor, he or she makes no guarantees, express or implied, regarding this determination. 4.The appraiser will not give testimony or appear in court because he or she made an appraisal of the property in question, unless specific arrangements to do so have been made beforehand, or as otherwise required by law. 5.The appraiser has noted in this appraisal report any adverse conditions (such as needed repairs, deterioration, the presence of hazardous wastes, toxic substances, etc.) observed during the inspection of the subject property or that he or she became aware of during the research involved in performing this appraisal. Unless otherwise stated in this appraisal report, the appraiser has no knowledge of any hidden or unapparent physical deficiencies or adverse conditions of the property (such as, but not limited to, needed repairs, deterioration, the presence of hazardous wastes, toxic substances, adverse environmental conditions, etc.) that would make the property less valuable, and has assumed that there are no such conditions and makes no guarantees or warranties, express or implied. The appraiser will not be responsible for any such conditions that do exist or for any engineering or testing that might be required to discover whether such conditions exist. Because the appraiser is not an expert in the field of environmental hazards, this appraisal report must not be considered as an environmental assessment of the property. 6.The appraiser has based his or her appraisal report and valuation conclusion for an appraisal that is subject to satisfactory completion, repairs, or alterations on the assumption that the completion, repairs, or alterations of the subject property will be performed in a professional manner. Page 4 of 6Freddie Mac Form 70 March 2005 Fannie Mae Form 1004 March 2005Produced using ACI software, 800.234.8727 www.aciweb.com 1004_05UAD 12182015UAD Version 9/2011 20154SR (LAPP)73-73-6-0830403 Stephen J. Roche Appraisal Service Uniform Residential Appraisal Report File No. APPRAISER'S CERTIFICATION: The Appraiser certifies and agrees that: 1.I have, at a minimum, developed and reported this appraisal in accordance with the scope of work requirements stated in this appraisal report. 2.I performed a complete visual inspection of the interior and exterior areas of the subject property. I reported the condition of the improvements in factual, specific terms. I identified and reported the physical deficiencies that could affect the livability, soundness, or structural integrity of the property. 3.I performed this appraisal in accordance with the requirements of the Uniform Standards of Professional Appraisal Practice that were adopted and promulgated by the Appraisal Standards Board of The Appraisal Foundation and that were in place at the time this appraisal report was prepared. 4.I developed my opinion of the market value of the real property that is the subject of this report based on the sales comparison approach to value. I have adequate comparable market data to develop a reliable sales comparison approach for this appraisal assignment. I further certify that I considered the cost and income approaches to value but did not develop them, unless otherwise indicated in this report. 5.I researched, verified, analyzed, and reported on any current agreement for sale for the subject property, any offering for sale of the subject property in the twelve months prior to the effective date of this appraisal, and the prior sales of the subject property for a minimum of three years prior to the effective date of this appraisal, unless otherwise indicated in this report. 6.I researched, verified, analyzed, and reported on the prior sales of the comparable sales for a minimum of one year prior to the date of sale of the comparable sale, unless otherwise indicated in this report. 7.I selected and used comparable sales that are locationally, physically, and functionally the most similar to the subject property. 8.I have not used comparable sales that were the result of combining a land sale with the contract purchase price of a home that has been built or will be built on the land. 9.I have reported adjustments to the comparable sales that reflect the market's reaction to the differences between the subject property and the comparable sales. 10.I verified, from a disinterested source, all information in this report that was provided by parties who have a financial interest in the sale or financing of the subject property. 11.I have knowledge and experience in appraising this type of property in this market area. 12.I am aware of, and have access to, the necessary and appropriate public and private data sources, such as multiple listing services, tax assessment records, public land records and other such data sources for the area in which the property is located. 13.I obtained the information, estimates, and opinions furnished by other parties and expressed in this appraisal report from reliable sources that I believe to be true and correct. 14.I have taken into consideration the factors that have an impact on value with respect to the subject neighborhood, subject property, and the proximity of the subject property to adverse influences in the development of my opinion of market value. I have noted in this appraisal report any adverse conditions (such as, but not limited to, needed repairs, deterioration, the presence of hazardous wastes, toxic substances, adverse environmental conditions, etc.) observed during the inspection of the subject property or that I became aware of during the research involved in performing this appraisal. I have considered these adverse conditions in my analysis of the property value, and have reported on the effect of the conditions on the value and marketability of the subject property. 15.I have not knowingly withheld any significant information from this appraisal report and, to the best of my knowledge, all statements and information in this appraisal report are true and correct. 16.I stated in this appraisal report my own personal, unbiased, and professional analysis, opinions, and conclusions, which are subject only to the assumptions and limiting conditions in this appraisal report. 17.I have no present or prospective interest in the property that is the subject of this report, and I have no present or prospective personal interest or bias with respect to the participants in the transaction. I did not base, either partially or completely, my analysis and/or opinion of market value in this appraisal report on the race, color, religion, sex, age, marital status, handicap, familial status, or national origin of either the prospective owners or occupants of the subject property or of the present owners or occupants of the properties in the vicinity of the subject property or on any other basis prohibited by law. 18.My employment and/or compensation for performing this appraisal or any future or anticipated appraisals was not conditioned on any agreement or understanding, written or otherwise, that I would report (or present analysis supporting) a predetermined specific value, a predetermined minimum value, a range or direction in value, a value that favors the cause of any party, or the attainment of a specific result or occurrence of a specific subsequent event (such as approval of a pending mortgage loan application). 19.I personally prepared all conclusions and opinions about the real estate that were set forth in this appraisal report. If I relied on significant real property appraisal assistance from any individual or individuals in the performance of this appraisal or the preparation of this appraisal report, I have named such individual(s) and disclosed the specific tasks performed in this appraisal report. I certify that any individual so named is qualified to perform the tasks. I have not authorized anyone to make a change to any item in this appraisal report; therefore, any change made to this appraisal is unauthorized and I will take no responsibility for it. 20.I identified the lender/client in this appraisal report who is the individual, organization, or agent for the organization that ordered and will receive this appraisal report. 21.The lender/client may disclose or distribute this appraisal report to: the borrower; another lender at the request of the borrower; the mortgagee or its successors and assigns; mortgage insurers; government sponsored enterprises; other secondary market participants; data collection or reporting services; professional appraisal organizations; any department, agency, or instrumentality of the United States; and any state, the District of Columbia, or other jurisdictions; without having to obtain the appraiser’s or supervisory appraiser’s (if applicable) consent. Such consent must be obtained before this appraisal report may be disclosed or distributed to any other party (including, but not limited to, the public through advertising, public relations, news, sales, or other media). Page 5 of 6Freddie Mac Form 70 March 2005 Fannie Mae Form 1004 March 2005Produced using ACI software, 800.234.8727 www.aciweb.com 1004_05UAD 12182015UAD Version 9/2011 20154SR (LAPP)73-73-6-0830403 Stephen J. Roche Appraisal Service Uniform Residential Appraisal Report File No. 22.I am aware that any disclosure or distribution of this appraisal report by me or the lender/client may be subject to certain laws and regulations. Further, I am also subject to the provisions of the Uniform Standards of Professional Appraisal Practice that pertain to disclosure or distribution by me. 23.The borrower, another lender at the request of the borrower, the mortgagee or its successors and assigns, mortgage insurers, government sponsored enterprises, and other secondary market participants may rely on this appraisal report as part of any mortgage finance transaction that involves any one or more of these parties. 24.If this appraisal report was transmitted as an “electronic record” containing my “electronic signature,” as those terms are defined in applicable federal and/or state laws (excluding audio and video recordings), or a facsimile transmission of this appraisal report containing a copy or representation of my signature, the appraisal report shall be as effective, enforceable and valid as if a paper version of this appraisal report were delivered containing my original hand written signature. 25.Any intentional or negligent misrepresentation(s) contained in this appraisal report may result in civil liability and/or criminal penalties including, but not limited to, fine or imprisonment or both under the provisions of Title 18, United States Code, Section 1001, et seq., or similar state laws. SUPERVISORY APPRAISER'S CERTIFICATION: The Supervisory Appraiser certifies and agrees that: 1.I directly supervised the appraiser for this appraisal assignment, have read the appraisal report, and agree with the appraiser’s analysis, opinions, statements, conclusions, and the appraiser’s certification. 2.I accept full responsibility for the contents of this appraisal report including, but not limited to, the appraiser’s analysis, opinions, statements, conclusions, and the appraiser’s certification. 3.The appraiser identified in this appraisal report is either a sub-contractor or an employee of the supervisory appraiser (or the appraisal firm), is qualified to perform this appraisal, and is acceptable to perform this appraisal under the applicable state law. 4.This appraisal report complies with the Uniform Standards of Professional Appraisal Practice that were adopted and promulgated by the Appraisal Standards Board of The Appraisal Foundation and that were in place at the time this appraisal report was prepared. 5.If this appraisal report was transmitted as an “electronic record” containing my “electronic signature,” as those terms are defined in applicable federal and/or state laws (excluding audio and video recordings), or a facsimile transmission of this appraisal report containing a copy or representation of my signature, the appraisal report shall be as effective, enforceable and valid as if a paper version of this appraisal report were delivered containing my original hand written signature. APPRAISER Signature Name Company Name Company Address Telephone Number Email Address Date of Signature and Report Effective Date of Appraisal State Certification # or State License # or Other (describe)State # State Expiration Date of Certification or License ADDRESS OF PROPERTY APPRAISED APPRAISED VALUE OF SUBJECT PROPERTY $ LENDER/CLIENT Name Company Name Company Address Email Address SUPERVISORY APPRAISER (ONLY IF REQUIRED) Signature Name Company Name Company Address Telephone Number Email Address Date of Signature State Certification # or State License # State Expiration Date of Certification or License SUBJECT PROPERTY Did not inspect subject property Did inspect exterior of subject property from street Date of Inspection Did inspect interior and exterior of subject property Date of Inspection COMPARABLE SALES Did not inspect exterior of comparable sales from street Did inspect exterior of comparable sales from street Date of Inspection Page 6 of 6Freddie Mac Form 70 March 2005 Fannie Mae Form 1004 March 2005Produced using ACI software, 800.234.8727 www.aciweb.com 1004_05UAD 12182015UAD Version 9/2011 20154SR (LAPP)73-73-6-0830403 Stephen J. Roche Appraisal Service n/a Columbia, MO 65203 1400 Veterans United Drive Veterans United Home Loans/Veterans Affairs No AMC 335,000 West Yarmouth, MA 02673 45 Wimbledon Dr 05/11/2021 MA VA ID# 5004602 2668 MACR 08/05/2020 08/14/2020 sjroche@comcast.net 617-448-6528 Quincy, MA 02171 182 Bellevue Road Stephen J. Roche Appraisal Service Stephen Roche Stephen Roche Uniform Residential Appraisal Report File No. FEATURE SUBJECT Address Proximity to Subject Sale Price $ Sale Price/Gross Liv. Area $sq. ft. Data Source(s) Verification Source(s) VALUE ADJUSTMENTS DESCRIPTION Sale or Financing Concessions Date of Sale/Time Location Leasehold/Fee Simple Site View Design (Style) Quality of Construction Actual Age Condition Above Grade Total Bdrms.Baths Room Count Gross Living Area sq. ft. Basement & Finished Rooms Below Grade Functional Utility Heating/Cooling Energy Efficient Items Garage/Carport Porch/Patio/Deck Net Adjustment (Total) Adjusted Sale Price of Comparables COMPARABLE SALE NO. 4 $ $sq. ft. DESCRIPTION +(-) $ Adjustment Total Bdrms.Baths sq. ft. +-$ Net Adj.% Gross Adj.%$ COMPARABLE SALE NO. 5 $ $sq. ft. DESCRIPTION +(-) $ Adjustment Total Bdrms.Baths sq. ft. +-$ Net Adj.% Gross Adj.%$ COMPARABLE SALE NO. 6 $ $sq. ft. DESCRIPTION +(-) $ Adjustment Total Bdrms.Baths sq. ft. +-$ Net Adj.% Gross Adj.%$ ITEM SUBJECT Date of Prior Sale/Transfer Price of Prior Sale/Transfer Data Source(s) Effective Date of Data Source(s) COMPARABLE SALE NO. 4 COMPARABLE SALE NO. 5 COMPARABLE SALE NO. 6 Summary of Sales Comparison Approach SALES COMPARISON APPROACHFannie Mae Form 1004 March 2005Freddie Mac Form 70 March 2005 Produced using ACI software, 800.234.8727 www.aciweb.com 1004_05UAD 12182015UAD Version 9/2011 20154SR (LAPP)73-73-6-0830403 Stephen J. Roche Appraisal Service N/ASP/LP Semi-ModernKitchen&Baths 1 F/PFireplace Deck 2dw None FWA None Average 936sf0sfwo 93630 1.025 C3 53 Q4 DT1;Ranch N;Res; 6534 sf Fee Simple N;Res; 357.91 335,000 West Yarmouth, MA 02673 45 Wimbledon Dr 354,4509.0 -8.2 31,800X N/A -10,000Modern 1,500None -5,000Porch 03dw None -3,500FWA C/Air Average 0200sf0sfwu -4,8001,096 -10,0002.036 C3 070 Q4 DT1;Ranch N;Res; 010019 sf Fee Simple N;Res; 0s06/20;c06/20 0Conv;0 ArmLth MLS/B&T/Town Hall/Ext.Insp. MLS #72646065;DOM 53 352.42 386,250 0.96 miles SE West Yarmouth, MA 02673 30A Salt Marsh Ln 382,6004.1 -4.1 16,400X 0SP/LP Diff. 0% Semi-Modern 1 F/P Deck 04dw None -3,500FWA C/Air Average 0200sf0sfwu -4,9201,100 01.035 -3,990 C3 070 Q4 DT1;Ranch N;Res; -3,99023552 sf Fee Simple N;Res; 0c06/20 0;0 Listing MLS/B&T/Town Hall/Ext.Insp. MLS #72596719;DOM 213 362.73 399,000 0.81 miles SE West Yarmouth, MA 02673 182 Silverleaf Ln 353,4106.9 -5.8 21,590X 0SP/LP Diff. 0% -10,000Modern 1 F/P -10,000Porch/Deck 06dw None FWA None Average 0360sf0sfwu 2,160864 01.035 -3,750 C3 060 Q4 DT1;Ranch N;Res; 08712 sf Fee Simple N;Res; 0c07/20 0;0 Listing MLS/B&T/Town Hall/Ext.Insp. MLS #72623085;DOM 139 434.03 375,000 1.04 miles SE West Yarmouth, MA 02673 43 Elton Rd 08/05/2020 B&T/AssessorsRecs/MLS 08/05/2020 B&T/AssessorsRecs/MLS 08/05/2020 B&T/AssessorsRecs/MLS 08/05/2020 B&T/AssessorsRecs/MLS $30 per S.F. was used in the GLA adjustment. No time adjustments were deemed necessary based upon data from MLS indicating market stability in the subject market. Comps 5 and 6 are active listings with no % adjustment required for SP/LP difference per market conditions data. The comps used are the best available sales in the current market. All other adjustments are market derived and applied. Comparable Listing 1 slightly exceeds the desired 1 mile radius of the subject property with no locational adjustment deemed necessary by the appraiser. Uniform Appraisal Dataset Definitions File No. Condition Ratings and Definitions C1 The improvements have been very recently constructed and have not previously been occupied. The entire structure and all components are new and the dwelling features no physical depreciation.* *Note: Newly constructed improvements that feature recycled materials and/or components can be considered new dwellings provided that the dwelling is placed on a 100% new foundation and the recycled materials and the recycled components have been rehabilitated/re-manufactured into like-new condition. Recently constructed improvements that have not been previously occupied are not considered "new" if they have any significant physical depreciation (i.e., newly constructed dwellings that have been vacant for an extended period of time without adequate maintenance or upkeep). C2 The improvements feature no deferred maintenance, little or no physical depreciation, and require no repairs. Virtually all building components are new or have been recently repaired, refinished, or rehabilitated. All outdated components and finishes have been updated and/or replaced with components that meet current standards. Dwellings in this category either are almost new or have been recently completely renovated and are similar in condition to new construction. *Note: The improvements represent a relatively new property that is well maintained with no deferred maintenance and little or no physical depreciation, or an older property that has been recently completely renovated. C3 The improvements are well maintained and feature limited physical depreciation due to normal wear and tear. Some components, but not every major building component, may be updated or recently rehabilitated. The structure has been well maintained. *Note: The improvement is in its first-cycle of replacing short-lived building components (appliances, floor coverings, HVAC, etc.) and is being well maintained. Its estimated effective age is less than its actual age. It also may reflect a property in which the majority of short-lived building components have been replaced but not to the level of a complete renovation. C4 The improvements feature some minor deferred maintenance and physical deterioration due to normal wear and tear. The dwelling has been adequately maintained and requires only minimal repairs to building components/mechanical systems and cosmetic repairs. All major building components have been adequately maintained and are functionally adequate. *Note: The estimated effective age may be close to or equal to its actual age. It reflects a property in which some of the short-lived building components have been replaced, and some short-lived building components are at or near the end of their physical life expectancy; however, they still function adequately. Most minor repairs have been addressed on an ongoing basis resulting in an adequately maintained property. C5 The improvements feature obvious deferred maintenance and are in need of some significant repairs. Some building components need repairs, rehabilitation, or updating. The functional utility and overall livability is somewhat diminished due to condition, but the dwelling remains useable and functional as a residence. *Note: Some significant repairs are needed to the improvements due to the lack of adequate maintenance. It reflects a property in which many of its short-lived building components are at the end of or have exceeded their physical life expectancy but remain functional. C6 The improvements have substantial damage or deferred maintenance with deficiencies or defects that are severe enough to affect the safety, soundness, or structural integrity of the improvements. The improvements are in need of substantial repairs and rehabilitation, including many or most major components. *Note: Substantial repairs are needed to the improvements due to the lack of adequate maintenance or property damage. It reflects a property with conditions severe enough to affect the safety, soundness, or structural integrity of the improvements. Quality Ratings and Definitions Q1 Dwellings with this quality rating are usually unique structures that are individually designed by an architect for a specified user. Such residences typically are constructed from detailed architectural plans and specifications and feature an exceptionally high level of workmanship and exceptionally high-grade materials throughout the interior and exterior of the structure. The design features exceptionally high-quality exterior refinements and ornamentation, and exceptionally high-quality interior refinements. The workmanship, materials, and finishes throughout the dwelling are of exceptionally high quality. Q2 Dwellings with this quality rating are often custom designed for construction on an individual property owner's site. However, dwellings in this quality grade are also found in high-quality tract developments featuring residences constructed from individual plans or from highly modified or upgraded plans. The design features detailed, high-quality exterior ornamentation, high-quality interior refinements, and detail. The workmanship, materials, and finishes throughout the dwelling are generally of high or very high quality. Q3 Dwellings with this quality rating are residences of higher quality built from individual or readily available designer plans in above-standard residential tract developments or on an individual property owner's site. The design includes significant exterior ornamentation and interiors that are well finished. The workmanship exceeds acceptable standards and many materials and finishes throughout the dwelling have been upgraded from "stock" standards. Q4 Dwellings with this quality rating meet or exceed the requirements of applicable building codes. Standard or modified standard building plans are utilized and the design includes adequate fenestration and some exterior ornamentation and interior refinements. Materials, workmanship, finish, and equipment are of stock or builder grade and may feature some upgrades. Q5 Dwellings with this quality rating feature economy of construction and basic functionality as main considerations. Such dwellings feature a plain design using readily available or basic floor plans featuring minimal fenestration and basic finishes with minimal exterior ornamentation and limited interior detail. These dwellings meet minimum building codes and are constructed with inexpensive, stock materials with limited refinements and upgrades. Q6 Dwellings with this quality rating are of basic quality and lower cost; some may not be suitable for year-round occupancy. Such dwellings are often built with simple plans or without plans, often utilizing the lowest quality building materials. Such dwellings are often built or expanded by persons who are professionally unskilled or possess only minimal construction skills. Electrical, plumbing, and other mechanical systems and equipment may be minimal or non-existent. Older dwellings may feature one or more substandard or non-conforming additions to the original structure. Definitions of Not Updated, Updated, and Remodeled Not Updated Little or no updating or modernization. This description includes, but is not limited to, new homes. Residential properties of fifteen years of age or less often reflect an original condition with no updating, if no major components have been replaced or updated. Those over fifteen years of age are also considered not updated if the appliances, fixtures, and finishes are predominantly dated. An area that is 'Not Updated' may still be well maintained and fully functional, and this rating does not necessarily imply deferred maintenance or physical /functional deterioration. Updated The area of the home has been modified to meet current market expectations. These modifications are limited in terms of both scope and cost. An updated area of the home should have an improved look and feel, or functional utility. Changes that constitute updates include refurbishment and/or replacing components to meet existing market expectations. Updates do not include significant alterations to the existing structure. Remodeled Significant finish and/or structural changes have been made that increase utility and appeal through complete replacement and/ or expansion. A remodeled area reflects fundamental changes that include multiple alterations. These alterations may include some or all of the following: replacement of a major component (cabinet(s), bathtub, or bathroom tile), relocation of plumbing/gas fixtures/appliances, significant structural alterations (relocating walls, and/or the addition of square footage). This would include a complete gutting and rebuild. Explanation of Bathroom Count The number of full and half baths is reported by separating the two values by a period. The full bath is represented to the left of the period. The half bath count is represented to the right of the period. Three-quarter baths are to be counted as a full bath in all cases. Quarter baths (baths that feature only toilet) are not to be included in the bathroom count. Uniform Appraisal Dataset DefinitionsProduced using ACI software, 800.234.8727 www.aciweb.com 1004_05UAD 12182015UAD Version 9/2011 20154SR (LAPP)73-73-6-0830403 Stephen J. Roche Appraisal Service Uniform Appraisal Dataset Definitions File No. Abbreviations Used in Data Standardization Text Abbrev.Full Name Appropriate Fields ac Acres Area, Site AdjPrk Adjacent to Park Location AdjPwr Adjacent to Power Lines Location A Adverse Location & View ArmLth Arms Length Sale Sale or Financing Concessions AT Attached Structure Design(Style) ba Bathroom(s)Basement & Finished Rooms Below Grade br Bedroom Basement & Finished Rooms Below Grade B Beneficial Location & View BsyRd Busy Road Location cp Carport Garage/Carport Cash Cash Sale or Financing Concessions CtySky City View Skyline View View CtyStr City Street View View Comm Commercial Influence Location c Contracted Date Date of Sale/Time Conv Conventional Sale or Financing Concessions cv Covered Garage/Carport CrtOrd Court Ordered Sale Sale or Financing Concessions DOM Days On Market Data Sources DT Detached Structure Design(Style) dw Driveway Garage/Carport Estate Estate Sale Sale or Financing Concessions e Expiration Date Date of Sale/Time FHA Federal Housing Authority Sale or Financing Concessions g Garage Garage/Carport ga Garage - Attached Garage/Carport gbi Garage - Built-in Garage/Carport gd Garage - Detached Garage/Carport GR Garden Structure Design(Style) GlfCse Golf Course Location Glfvw Golf Course View View HR High Rise Structure Design(Style) Ind Industrial Location & View Abbrev.Full Name Appropriate Fields in Interior Only Stairs Basement & Finished Rooms Below Grade Lndfl Landfill Location LtdSght Limited Sight View Listing Listing Sale or Financing Concessions MR Mid-Rise Structure Design(Style) Mtn Mountain View View N Neutral Location & View NonArm Non-Arms Length Sale Sale or Financing Concessions op Open Garage/Carport o Other Basement & Finished Rooms Below Grade O Other Design(Style) Prk Park View View Pstrl Pastoral View View PwrLn Power Lines View PubTrn Public Transportation Location rr Recreational (Rec) Room Basement & Finished Rooms Below Grade Relo Relocation Sale Sale or Financing Concessions REO REO Sale Sale or Financing Concessions Res Residential Location & View RT Row or Townhouse Design(Style) RH Rural Housing - USDA Sale or Financing Concessions SD Semi-detached Structure Design(Style) s Settlement Date Date of Sale/Time Short Short Sale Sale or Financing Concessions sf Square Feet Area, Site, Basement sqm Square Meters Area, Site, Basement Unk Unknown Date of Sale/Time VA Veterans Administration Sale or Financing Concessions wo Walk Out Basement Basement & Finished Rooms Below Grade wu Walk Up Basement Basement & Finished Rooms Below Grade WtrFr Water Frontage Location Wtr Water View View w Withdrawn Date Date of Sale/Time Woods Woods View View Other Appraiser-Defined Abbreviations Abbrev.Full Name Appropriate Fields Abbrev.Full Name Appropriate Fields Uniform Appraisal Dataset DefinitionsProduced using ACI software, 800.234.8727 www.aciweb.com 1004_05UAD 12182015UAD Version 9/2011 20154SR (LAPP)73-73-6-0830403 Stephen J. Roche Appraisal Service ADDENDUM Borrower:David A. Noren File No.:20154SR Property Address:45 Wimbledon Dr Case No.:(LAPP)73-73-6-0830403 City:West Yarmouth State:MA Zip:02673 Lender:Veterans United Home Loans/Veterans Affairs Addendum Page 1 of 1 NEIGHBORHOOD DESCRIPTION The neighborhood is made up predominantly of single family properties in the immediate neighborhood with other residential uses within the neighborhood and some commercial uses along the main streets. The area is made up of mixed style homes which appear to be in overall average/good condition. Schools, shopping and support facilities, and some major highways are convenient. There were no adverse conditions noted in the area. Lewis Bay is within the immedite neighborhood. Highest and Best Use-The highest and best use of the subject property is its current use as improved. The subject use is a legally permissible use based on its current legal nonconforming use. Also, the lot size, shape and land-to-building ratio allow the present structure and indicate a good utilization of the improvements. Based on current market conditions, the current use as a single family dwelling is its financially feasible and maximally productive use. The highest and best use, as if vacant, would be to construct a single family dwelling. Zoning Compliance The site is of legal nonconforming use because the site is not large enough to satisfy current zoning. The dwelling can be rebuilt as is if destroyed by natural disaster or fire with special permit granted by the building department. The legal nonconforming use is typical and does not affect marketability. No adverse easements, encroachments, or other negative site conditions noted on the date of inspection. Site Comments PRIVATE SEWER: Private sewerage systems are common to the area and do not affect marketability. There were no obvious odors or seepage (surface water) at the time of inspection. This appraiser assumes that the subject's private sewer system is functional and meets all state requirements (Title V) for a sounds and healthy system. Comments on Sales Comparison $30 per square foot was used in the GLA adjustment. No time adjustments were deemed necessary based upon data from MLS indicating market stability in the subject market. Lot size differences were adjusted by percentage. Bedroom count differences adjusted at 1% per bedroom. All comparable sales are within the desired 1 mile radius of the subject property. To bracket all subject attributes it was necessary to exceed the desired 6 months from the date of inspection. The sales used are the best available sales in the current market. All other adjustments are market derived and applied. After necessary adjustments the range of adjusted sales prices is $315,047 to $354,450 with the subject's final value conclusion at $335,000 with equal weight given to all sales due to similar neighborhood locations and similar overall utility as also supported by the comparable listings provided. Adjustments for exterior features are as follows; porch $10,000, deck $5000 and patio $3500. Final Reconciliation $335,000 (Rounded) is the best indication of value as represented by the Sales Comparison Analysis. The Cost Approach was considered but not utilized due to the age of the dwelling. Income approach was considered but not utilized because single family dwellings are not typically purchased for their income producing capabilities. * CERTIFICATION:I have considered relevant competitive listings/contract offerings in performing this appraisal, and any trend indicated by this data is supported by the listing/offering information included in this report. Future Market Conditions Effect of Novel Coronavirus (COVID-19) On March 13, 2020, the United States Government declared a “National Emergency Concerning the Novel Coronavirus Disease (COVID-19) Outbreak”, which was in effect on the Effective Date of this Appraisal Report. In addition, on March 10, 2020 the Commonwealth of Massachusetts Government declared a State of Emergency, which was in effect on the Effective Date of this Appraisal Report. This appraisal report was performed pursuant to the Uniform Standards of Professional Appraisal Practice (“USPAP”) and was based on information and comparable sales available on that date. At this time, the effect of COVID-19 on the future value of the Subject Property or the value of the real estate market in the area of the Subject Property is unknown and not possible to predict. FEMA DECLARED DISASTER AREA-Incident Period: January 20, 2020 and continuing. Major Disaster Declaration declared on March 27, 2020. This status continues. The real estate market as described in the Market Conditions Addendum of this report pertains to the subject property's market. The days on market listing in the grid are averages (not medians) as there is no way to derive a median number through MLS. It is the appraiser's opinion that the average days on market is more meaningful to the process than a median number as it represents all of the sales and listings, not just a midpoint number. Based on the information recorded on the above grid, it appears that the subject's market continues to remain stabile during this current during the present real estate with no measurable adverse effects on the local real estate market. Market Conditions Addendum to the Appraisal Report File No. The purpose of this addendum is to provide the lender/client with a clear and accurate understanding of the market trends and conditions prevalent in the subject neighborhood. This is a required addendum for all appraisal reports with an effective date on or after April 1, 2009. Property Address City State Zip Code Borrower Instructions:The appraiser must use the information required on this form as the basis for his/her conclusions, and must provide support for those conclusions, regarding housing trends and overall market conditions as reported in the Neighborhood section of the appraisal report form. The appraiser must fill in all the information to the extent it is available and reliable and must provide analysis as indicated below. If any required data is unavailable or is considered unreliable, the appraiser must provide an explanation. It is recognized that not all data sources will be able to provide data for the shaded areas below; if it is available, however, the appraiser must include the data in the analysis. If data sources provide the required information as an average instead of the median, the appraiser should report the available figure and identify it as an average. Sales and listings must be properties that compete with the subject property, determined by applying the criteria that would be used by a prospective buyer of the subject property. The appraiser must explain any anomalies in the data, such as seasonal markets, new construction, foreclosures, etc. Inventory Analysis Total # of Comparable Sales (Settled) Absorption Rate (Total Sales/Months) Total # of Comparable Active Listings Months of Housing Supply (Total Listings/Ab.Rate) Median Sale & List Price, DOM, Sale/List % Median Comparable Sale Price Median Comparable Sales Days on Market Median Comparable List Price Median Comparable Listings Days on Market Median Sale Price as % of List Price Seller-(developer, builder, etc.)paid financial assistance prevalent? Increasing Increasing Declining Declining Increasing Declining Increasing Declining Increasing Declining Stable Stable Stable Stable Stable Stable Stable Stable Stable Stable Declining Declining Increasing Increasing Declining Increasing Declining Increasing Declining IncreasingYesNo Prior 7-12 Months Prior 7-12 Months Prior 4-6 Months Prior 4-6 Months Current - 3 Months Current - 3 Months Overall Trend Overall Trend Explain in detail the seller concessions trends for the past 12 months (e.g., seller contributions increased from 3% to 5%, increasing use of buydowns, closing costs, condo fees, options, etc.). Are foreclosure sales (REO sales) a factor in the market?Yes No If yes, explain (including the trends in listings and sales of foreclosed properties). Cite data sources for above information. Summarize the above information as support for your conclusions in the Neighborhood section of the appraisal report form. If you used any additional information, such as an analysis of pending sales and/or expired and withdrawn listings, to formulate your conclusions, provide both an explanation and support for your conclusions.MARKET RESEARCH & ANALYSISIf the subject is a unit in a condominium or cooperative project , complete the following:Project Name: Subject Project Data Total # of Comparable Sales (Settled) Absorption Rate (Total Sales/Months) Total # of Active Comparable Listings Months of Unit Supply (Total Listings/Ab. Rate) Increasing Increasing Declining Declining Stable Stable Stable Stable Declining Declining Increasing Increasing Prior 7-12 Months Prior 4-6 Months Current - 3 Months Overall Trend Are foreclosure sales (REO sales) a factor in the project?Yes No If yes, indicate the number of REO listings and explain the trends in listings and sales of foreclosed properties. Summarize the above trends and address the impact on the subject unit and project.CONDO / CO-OP PROJECTSAPPRAISER Signature Name Company Name Company Address State License/Certification #State Email Address SUPERVISORY APPRAISER (ONLY IF REQUIRED) Signature Name Company Name Company Address State License/Certification #State Email AddressAPPRAISER Page 1 of 1Freddie Mac Form 71 March 2009 Fannie Mae Form 1004MC March 2009Produced using ACI software, 800.234.8727 www.aciweb.com 1004MC_2009 090909 20154SR (LAPP)73-73-6-0830403 Stephen J. Roche Appraisal Service David A. Noren 02673MAWest Yarmouth45 Wimbledon Dr XX X X X X X X X X X 1% 43 330,500 33 329,900 3.5 6 1.7 5 .98% 17 379,900 22 371,000 5.0 5 1.0 3 1% 66 339,900 24 337,700 4.3 3 0.7 4 The above information pertains to the subject property's market, not necessarily the neighborhood. While the neighborhood section on page 1 of this report includes many different styles and ages of home, the subject's market only includes houses that are similar to it in style, size, and other factors that would appeal to the same buyer. The days on market listing in the grid are averages (not medians) as there is no way to derive a median number through MLS. It is the appraiser's opinion that the average days on market is more meaningful to the process than a median number as it represents all of the sales and listings, not just a midpoint number. Based on the information recorded on the above grid, it appears that the subject's market continues to stabilize. Data source for the above information in the MLSPIN system. REO Sales and Listings neither have a negative or positive effect in the subject's neighborhood. X Based on a review of the comparable sales in the multiple listing service over the past twelve months, for the subject's market, there does not appear to be a significant increase in reported sales concessions. Typically, the most common concession found in the market is the seller offer to contribute to the buyer's closing costs. MA sjroche@comcast.net MAVA ID# 5004602 Quincy, MA 02171 182 Bellevue Road Stephen J. Roche Appraisal Service Stephen Roche SUBJECT PROPERTY PHOTO ADDENDUM Borrower:File No.: Address:Case No.: City:St:Zip:Lender: FRONT VIEW OF SUBJECT PROPERTY REAR VIEW OF SUBJECT PROPERTY STREET SCENE Veterans United Home Loans/Veterans Affairs02673MAWest Yarmouth (LAPP)73-73-6-083040345 Wimbledon Dr 20154SRDavid A. Noren Borrower:File No.: Address:Case No.: City:St:Zip:Lender:Veterans United Home Loans/Veterans Affairs02673MAWest Yarmouth (LAPP)73-73-6-083040345 Wimbledon Dr 20154SRDavid A. Noren EXTERIOR PHOTO ADDENDUM Front Right Front Left Rear Left Rear Right Borrower:File No.: Address:Case No.: City:St:Zip:Lender: Produced using ACI software, 800.234.8727 www.aciweb.com PHT6 Veterans United Home Loans/Veterans Affairs02673MAWest Yarmouth (LAPP)73-73-6-083040345 Wimbledon Dr 20154SRDavid A. Noren SUBJECT PHOTO ADDENDUM Living Room Kitchen Bedroom Bathroom Bedroom Dining Area Borrower:File No.: Address:Case No.: City:St:Zip:Lender:Veterans United Home Loans/Veterans Affairs02673MAWest Yarmouth (LAPP)73-73-6-083040345 Wimbledon Dr 20154SRDavid A. Noren SUBJECT PHOTO ADDENDUM Scuttle Attic Deck Basement Utilities Basement COMPARABLE PROPERTY PHOTO ADDENDUM Borrower:File No.: Address:Case No.: City:St:Zip:Lender: COMPARABLE SALE #1 COMPARABLE SALE #2 COMPARABLE SALE #3 Veterans United Home Loans/Veterans Affairs02673MAWest Yarmouth (LAPP)73-73-6-083040345 Wimbledon Dr 20154SRDavid A. Noren West Yarmouth, MA 02673 40 Wimbledon Dr West Yarmouth, MA 02673 27 Crowes Purchase Rd West Yarmouth, MA 02673 62 Berry Ave COMPARABLE PROPERTY PHOTO ADDENDUM Borrower:File No.: Address:Case No.: City:St:Zip:Lender: COMPARABLE SALE #4 Sale Date: Sale Price: $ COMPARABLE SALE #5 Sale Date: Sale Price: $ COMPARABLE SALE #6 Sale Date: Sale Price: $ Veterans United Home Loans/Veterans Affairs02673MAWest Yarmouth (LAPP)73-73-6-083040345 Wimbledon Dr 20154SRDavid A. Noren 386,250 s06/20;c06/20 West Yarmouth, MA 02673 30A Salt Marsh Ln 399,000 c06/20 West Yarmouth, MA 02673 182 Silverleaf Ln 375,000 c07/20 West Yarmouth, MA 02673 43 Elton Rd FLOORPLAN SKETCH Borrower:File No.: Property Address:Case No.: City:State:Zip: Lender:Veterans United Home Loans/Veterans Affairs 02673MAWest Yarmouth (LAPP)73-73-6-083040345 Wimbledon Dr 20154SRDavid A. Noren Form EDOCProduced using ACI software, 800.234.8727 www.aciweb.com LOCATION MAP Borrower:File No.: Property Address:Case No.: City:State:Zip: Lender:Veterans United Home Loans/Veterans Affairs 02673MAWest Yarmouth (LAPP)73-73-6-083040345 Wimbledon Dr 20154SRDavid A. Noren FLOOD MAP Borrower:File No.: Property Address:Case No.: City:State:Zip: Lender:Veterans United Home Loans/Veterans Affairs 02673MAWest Yarmouth (LAPP)73-73-6-083040345 Wimbledon Dr 20154SRDavid A. Noren AERIAL MAP Borrower:File No.: Property Address:Case No.: City:State:Zip: Lender:Veterans United Home Loans/Veterans Affairs 02673MAWest Yarmouth (LAPP)73-73-6-083040345 Wimbledon Dr 20154SRDavid A. Noren Borrower:File No.: Property Address:Case No.: City:State:Zip: Lender:Veterans United Home Loans/Veterans Affairs 02673MAWest Yarmouth (LAPP)73-73-6-083040345 Wimbledon Dr 20154SRDavid A. Noren APPRAISER CERTIFICATION ADDENDUM Form EDOCProduced using ACI software, 800.234.8727 www.aciweb.com Appraiser Independence Certification File No.: Borrower: Property Address: City:County:State:Zip Code: Lender/Client: I do hereby certify, I have followed the appraiser independence safeguards in compliance with Appraisal Independence and any applicable state laws I may be required to comply with. This includes but is not limited to the following: I am currently licensed and/or certified by the state in which the property to be appraised is located. My license is the appropriate license for the appraisal assignment(s) and is reflected on the appraisal report. I certify that there have been no sanctions against me for any reason that would impair my ability to perform appraisals pursuant to the required guidelines. I assert that no employee, director, officer, or agent of the Lender/Client, or any other third party acting as joint venture partner, independent contractor, appraisal company, appraisal management company, or partner on behalf of the Lender/Client, influenced or attempted to influence the development, reporting, result, or review of the appraisal through coercion, extortion, collusion, compensation, inducement, intimidation, bribery, or in any other manner. I further assert that the Lender/Client has never participated in any of the following prohibited behavior in our business relationship: 1.Withholding or threatening to withhold timely payment or partial payment for the appraisal report; 2.Withholding or threatening to withhold future business, or demoting or terminating, or threatening to demote or terminate my services; 3.Expressly or implicitly promising future business, promotions, or increased compensation for my services; 4.Conditioning the ordering of the appraisal report or the payment of the appraisal fee or salary or bonus on my opinion, conclusion or valuation reached, or on a preliminary value estimate requested; 5.Requesting an estimated, predetermined, or desired valuation in the appraisal report, prior to the completion of the appraisal report, or requesting estimated values or comparable sales at any time prior to the completion of the appraisal report; 6.Providing an anticipated, estimated, encouraged or desired value for the subject property, or a proposed or target amount to be loaned to the Borrower, except that a copy of the sales contract may have been provided if the assignment was for a purchase transaction; 7.Providing stock or other financial or non-financial benefits to me or any entity or person related to me, my appraisal or appraisal management company, if applicable; 8.Any other act or practice that impairs or attempts to impair my independence, objectivity or impartiality, or violates law or regulation, including but not limited to, the Truth in Lending Act (TILA) and Regulation Z, or the Uniform Standards of Professional Appraisal Practice (USPAP). Additional Comments: APPRAISER: Signature: Name: Date Signed: State Certification #: or State License #: or Other (describe):State #: State: Expiration Date of Certification or License: SUPERVISORY APPRAISER (only if required): Signature: Name: Date Signed: State Certification #: or State License #: State: Expiration Date of Certification or License: Produced using ACI software, 800.234.8727 www.aciweb.com AIRCS_14 04082014 20154SR (LAPP)73-73-6-0830403 Stephen J. Roche Appraisal Service Veterans United Home Loans/Veterans Affairs 02673MABarnstableWest Yarmouth 45 Wimbledon Dr David A. Noren I certify that the above statements are true and that a current copy of my Massachusetts State Certification is attached. 05/11/2021 MA VA ID# 5004602 2668 MACR 08/14/2020 Stephen Roche Stephen Roche Form EDOCProduced using ACI software, 800.234.8727 www.aciweb.com Form EDOCProduced using ACI software, 800.234.8727 www.aciweb.com Form EDOCProduced using ACI software, 800.234.8727 www.aciweb.com