The URL can be used to link to this page

Home My WebLink AboutBLDR-23-9570 FEMA final cost affidavit TOWN OF YARMOUTH 1146 Route 28, South Yarmouth, MA 02664 508-398-2231 ext. 1261 Fax 508-398-0836 Office of the Building Commissioner Revised FINAL COST AFFIDAVIT FOR WORK IN FEMA FLOOD ZONE To the Building Commissioner, In accordance with 780 CMR Section 109 of the Massachusetts State Building Code, the total estimated cost of construction, including all related costs* of the building at 173 Winslow Gray Road and constructed, reconstructed, altered, repaired, or extended under building permit no. 23-000339 amounts to $ 61,356.60 I Fabricio Ferreira deCarvalho ,being referred to as the owner/agent identified below,do solemnly swear that the statements made herein are strictly true, correct and made in good faith. *Related construction costs include all work done with or concurrently with the work contemplated by the building permit including construction, reconstruction, repairs, demolition, HVAC work, etc. Furnishings and portable equipment are not part of the total construction costs. te149) Signature of owner/agent 46167;a E, 1 mr24k_ 5 - Ilei - 202g Notary Public Signature My Commission Expires Notary Seal: i RESTRICTED REPORT CONSTRUCTION COST ANALYSIS of 174 WINSLOW GRAY ROAD WEST YARMOUTH, MA 02673 ASSESSOR'S MAP 40, PARCEL 73 BARNSTABLE COUNTY REGISTRY OF DEEDS BOOK 35001 PAGE 276 -11r • 'k iY k ., Gil U' ^ it P .� , 4b f 'i' � . Ana C ...... ........ , ',,..i , iii .._. _,, ,11 'i ,' '4, ,,,,,,i$04., _ (Broker Photograph taken 01/27/2022) INTENDED USER: MARIAN S. ROSE LAW OFFICE OF SINGER & SINGER, LLC 26 UPPER COUNTY ROAD PO BOX 67 DENNIS PORT, MA 02639 PREPARED BY: JACOB C. ROSS, SRA MA CERTIFIED RESIDENTIAL REAL ESTATE APPRAISER LICENSE #70585 CAPE COD & ISLANDS APPRAISAL GROUP, LLP PO BOX 545 BARNSTABLE, MA 02630 DATE OF INSPECTION: MARCH 6, 2024 DATE OF VALUE: MARCH 25, 2022 DATE OF REPORT: MARCH 7, 2024 Cape Cod & Islands Appraisal Group, LLP CAPE COD & ISLANDS APPRAISAL GROUP LLP Heather J.Ross,MRA,SRA,RA atj Fl lnfoPcapecodappraisal.com Jacob C.Ross,SRA MA Cert Gen RE Appr Lic#1434 www.capecodaporaisal.com MA Cert Res RE Appr Lic#70585 P.O.Box 545,Barnstable,MA 02630 - Barnstable 508-362-9050 — Fax 508-375-0154 March 7,2024 Marian S. Rose Law Office of Singer&Singer, LLC 26 Upper County Rd PO Box 67 Dennis Port, MA 02639 508-398-2221 msrose@singer-Iaw.com 174 Winslow Gray Road, West Yarmouth,MA 02673 (Reproduction Construction Cost of the House Only) Attorney Rose, In accordance with your authorization, I have prepared an estimate of the "fair market value," as defined by FEMA, of the single-family home (house only) located at 174 Winslow Gray Rd, West Yarmouth, MA 02673. Site improvements (utility connections, septic system, landscaping, etc.) and land value are not included in the analysis. The effective date of value is March 25, 2022, the date of the purchase by the current owner,Fabrico Painting, Inc. Jacob C. Ross,SRA inspected the property on March 6, 2024. The intended use of this cost analysis is to assist the client and the Town of Yarmouth with National Flood Insurance Program (NFIP) regulatory compliance("50%Rule"). The subject property is located in an AE flood zone (see attached FIRM map). Intended users of the report are the client, in representation of the owner property owner, and the Town of Yarmouth Building Commissioner, for the stated purpose. The appraiser has no duty to any parties not specifically identified as intended users of the report. FEMA P-758 Substantial Improvement/Substantial Damage Desk Reference states the required value estimate for NFIP compliance is "fair market value." "Fair market value" is not explicitly defined in FEMA P-758, but several requirements and acceptable methodologies for determining "fair market value" are outlined in Section 4, including: • "Market value must always be based on the condition of the structure before the improvement (sic) is undertaken,or before the damage occurred." • "Only the market value of the structure is pertinent. The value of the land and site improvements (landscaping, driveway, detached accessory structures, etc) and the value of the use and occupancy (business income) are not included. Any value associated with the location of the property should be attributed to the land, not the building." • One of the 4 acceptable methods for estimating fair market value is "Estimates of a structure's actual cash value, including depreciation."(ACV) • Actual cash value (ACV) is defined as "the cost to replace a building on the same parcel with a new building of like-kind and quality, minus depreciation due to the age, use and neglect." Cape Cod&Islands Appraisal Group,LLP 1 • Industry-accepted manuals, including the Core Logic Marshall Valuation Service cost manual,are an appropriate source of information for estimating ACV based on"occupancy,square footage,quality,and regional cost variations,"according to the FEMA P-758 Desk Reference. The subject improvements consist of a 660 SF square foot(SF),wood-frame,single-family home originally constructed in 1963,with significant depreciation. The house is comprised of a kitchen, living room,2 bedrooms,and 1 bathroom. The foundation is concrete block with a crawl space. Central heating is electric baseboard. Amenities include a fireplace and an attached shed. GLA is based on the dimensions reported on the property record card,supported by measurements taken in the field by the appraiser. Overall,the improvements were of"good"'quality construction,including wood floors,fireplace,wood trim and vaulted ceilings. As of the date of value, the improvements were in poor condition. Significant depreciation is incorporated in the cost analysis. Construction quality and condition ratings are based on interior and exterior photographs from the MIS listing in 2022. This construction cost estimate in restricted report format,attached,is prepared in compliance with the requirements of Standards Rules 1 and 2 of the Uniform Standards of Professional Appraisal Practice (USPAP),as promulgated by the Appraisal Standards Board of the Appraisal Foundation,2024-2025 Edition, and all applicable guidelines and regulations. The attached restricted report includes an analysis of the replacement cost(ACV)of the house only. It does not include the land value or site improvements. This construction cost analysis is not an opinion of market value in the traditional sense of what the real estate (land an improvements)would sell for on the open market. The scope of work included a review of the 2022 MIS listing,an exterior inspection of the home on March 6,2024,and development of an appropriate cost analysis to estimate the ACV of the house only. Cost data are based on the CoreLogic Marshall Valuation Service manual,supported by local builders'estimates. The sales comparison and income approaches are not applicable to the assignment and were not developed. In this regard,the limited scope of the assignment is fully disclosed and should be clear to all readers. Additional supporting documentation for the factual data,reasoning and analysis is retained in the work file. Based on the attached analysis, the opinion of the "fair market value," as defined by FEMA, measured by estimating the"actual cash value"of the subject improvements only,as of March 25,2024 is: ONE HUNDRED FIFTY-ONE THOUSAND DOLLARS ($151,000) The opinion of the ACV of the subject improvements only,reported in this letter,is intended solely for use by the client,cannot be fully understood by others who are not familiar with the property or the intended use of the report,and is invalid with out the entire report attached.Thank you for allowing us to be of service in this matter. Please contact us should you require any additional assistance. Sincerely, oleteAk Jacob C.Ross,SRA MA Certified Residential Real Estate Appraiser License#70585 "Good"refers the quality classification in the CoreLogic,Marshall Valuation Service manual Cape Cod&Islands Appraisal Group,LLP 2 COST ANALYSIS The GLA of the subject home is based on the Assessor's property record card, supported by measurements taken in the field. Cost data are based on the CoreLogic Marshall Valuation Service Manual, supported by local builders' estimates. The costs used are for "good" quality Class D "Single-Family Residences,"from section 12, page 25 of the Marshall Valuation Service manual. Class D refers to wood-frame construction. A description of the quality rating is included below. Appropriate adjustments and multipliers are applied to the base cost for climate, number of stories, story height, and the shape of the footprint of the building. The fireplace and attached shed are included as separate line items,as they are not part of the "base cost"figure in the manual. Finally, current, local and resort location cost multipliers are applied to adjust for the higher cost of construction in the regional (Eastern), local (Massachusetts/Cape Cod) markets, and current market conditions.This is standard methodology when using the Marshall Valuation Service manual. Ratings and definitions from the Marshall Valuation Service manual: • "Class D Buildings are characterized by combustible construction. The exterior walls may be made up of closely spaced wood or steel studs, as in the case of a typical frame house, with an exterior covering of wood siding, shingle, stucco, brick or stone veneer, or other materials. Floors and roofs are supported on wood or steel joists or trusses or the floor may be a concrete slab on the ground. Upper floors or roofs may consist of wood or metal deck, prefabricated panels or sheathing." • Good Quality: "Above average, but not uncommon in quality of materials and workmanship. Architects and reputable contractors are retained for this work. May be considered only standard construction in high-cost areas." • Class D Exterior: "Good stucco,EIFS,or siding,tile,light shakes or good shingle" • Class D Interior: "Good plaster or drywall,some ornamentation,carpet or hardwood" • Lighting and Plumbing: "Good lighting and outlets,one bath per 2 bedrooms" • HVAC: Base costs in the manual are based on "Moderate Climate." Electric baseboard heat in "Moderate Climate" areas is $4.95/SF, in "Extreme Climate" areas it is $7.35/SF. The difference is $2.40/SF, the amount noted in the cost calculations. • Appropriate adjustments (cost multipliers) for the shape of the footprint, stories, and ceiling height have been applied. Fireplace and attached shed are not incorporated in the base cost estimate and are added as separate line items. • Finally, the Current, Local and Resort Location cost multipliers are applied to account for higher construction costs in the Eastern region and Cape Cod in particular. These multipliers are noted in Section 99 on Pages 1, 3 and 8. The Current Cost multiplier was most recently updated in March 2023. Local and Resort Location multipliers were last updated in January 2023. • Depreciation of 20% is based on the Marshall Valuation Service depreciation table for residential properties,with 70 years to full economic life and an effective age of 28 years. Cape Cod&Islands Appraisal Group,LLP 3 COST ANALYSIS: 174 Winslow Gray Rd, West Yarmouth, MA 02673 PROPERTY TYPE SINGLE-FAMILY RESIDENCES (351) Occupancy Residential Building Class D / Wood-frame Quality of Construction "Good" Exterior Siding Wood Shingle Roof Cover Asphalt Shingle Number of Stories 1 Story Total GLA 660 SF Year Built & Age 1963/ 59 yrs Condition Average Effective Age 28-30 years Basement Crawl Space Region Eastern Climate Extreme Sec 12, Pg 25 - Class D BASE SQUARE FOOT COST $176.00 Climate/Heating adjustment $2.40 Refined SF Cost $178.40 Height & Size Refinements Number of Stories Multiplier 1.000 Story Height Multiplier 1.000 Shape Multiplier 1.057 Combined Height & Size Multiplier 1.057 Refined SF Cost $188.57 GLA 660 SF SUB-TOTAL $124,456 Additional Items (Not Included in Base SF Cost) Fireplace: 1 @ $14,400.00 /Unit $14,400 Deck: 140 SF @ $31.00 /SF $4,340 Attchd Shed: 32 @ $50.00 /SF $1,600 Lump Sum Total $20,340 SUB-TOTAL $144,796 Current & Local Cost Multipliers Current Cost Multiplier 0.980 Local Cost Multiplier 1.160 Resort Location 1.150 Total Multiplier 1.307 TOTAL COST NEW OF THE IMPROVEMENTS: $189,249 Depreciation Eff Age: 28 yrs Dep = 20% $37,850 DEPRECIATED COST OF THE IMPROVEMENTS $151,399,, ROUNDED TO: $151,000 Indicated Price per SF $227.27 Based on the Marshall Valuation Service Manual Cape Cod & Islands Appraisal Group, LLP 4 Property Location 174 WINSLOW GRAY RD Map ID 40/73/// Bldg Name State Use 1010 Vision ID 6175 Account# 6175 Bldg# 1 Sec# 1 of 1 Card# 1 of 1 Print Date 9/15/2023 CURRENT OWNER TOPO UTILITIES - STRTJROAD LOCATION CURRENT ASSESSMENT FABRICO PAINTING INC Level '2 -1-Paved Suburban Description Code Assessed Assessed 815 6 Septic RESIDNTL 1010 165,500 165,500 4 Gas RES LAND 1010 124,900 124,900 35 WASHINGTON AVE SUPPLEME 4TAL DATA YARMOUTH,MA WEST YARMOUTH MA 02673 AR Prcl ID 34/W 012/// VOTE MISC 210 VOTE DATE SEWER P PRIVATE BETTERMENTS VISION PLAN # 255 ZIP CODE 2673 GIS ID M_306469_823714 Assoc Pid# Total 290,400 290,400 RECORD OF OWNERSHIP BK-VOL/PAGE SALE DATE i 0141 WI SALE PRICE VC PREVIOUS ASSESSMENTS(HISTORY) FABRICO PAINTING INC 35001 267 03-25-2022 Q • I 285,000 00 Year Code Assessed Year Code Assessed V Year Code Assessed GEILER MICHAELT 22999 0045 06-24-2008 U I 100 1F 2024 1010 165,500 2023 1010 134,700 2022 1010 107,000 GEILER MICHAELT 18307 0089 03-11-2004 U I 76,507 1N 1010 124,900 1010 106,500 1010 95,900 p FRASIER WILLIAM A 11896 0052 12-07-1998 U I 99 1 F a FRASIER WILLIAM 0 10-12-1994 U V 0 rb o Total� 290,400 Total 241,200' Total 202,900 4 EXEMPTIONS OTHER ASSESSMENTS This signature acknowledges a visit by a Data Collector or Assessor 70 Ro Year Code Description Amount Code Description Number Amount Commint LJ o m a APPRAISED VALUE SUMMARY 70 n Total 0.00 Appraised Bldg.Value(Card) 164,000 a ASSESSING NEIGHBOVIOOD Appraised Xf(B)Value(Bldg) 1,500 rn a Nbhd Nbhd Name B Tracing Batch n a 0040 Appraised Ob(B)Value(Bldg) 0 O NOTES Appraised Land Value(Bldg) 124,900 A a NATURAL I/A E/A Special Land Value 0 100%COMP 4-4-23 Total Appraised Parcel Value 290,400 > PONDVIEW Valuation Method C 0 SHD3=NV WORK STARTED LATE 2022 Total Appraised Parcel Value 290,400 BUILDING PERMIT RECORD VISIT I CHANGE HIST•RY Permit Id Issue Date Type Description Amount Insp Date %Comp Date Comp I Comments Date Id Type Is Cd Purpost/Result 23-000339 07-21-2022 AL Alterations 14,400 100 Alterations per approved plan 04-04-2023 KR BP Building Permit 05-1349 05-20-2005 AL Alterations 475 100 RESIDE,REPLACEMENT WD 0410-2020 WD 54 Field Review 04-1035 03-22-2004 RP Repair 1,350 100 REROOF 07-08-2017 BH 02 CL Cyclical 07-26-2015 RF 54 Field Review 03-06-2014 AD 01 Measur+lVisit 03-06-2014 AD 02 Measur+2Visit-Info Card I 12-03-2003 JB 02 Measur+2Visit-Info Card I LAND LINE VALUATION SECTION B Use Code Description Zone Land Type Land Units Unit Price i Size Adj Site Index Cond. Nbhd. Nbhd.Adj Notes Location Adjustment Adj Unit P Land Value 1 1010 SINGLE FAM M 4,356 SF 24.21 1.00000 4 1.00 . 0040 ' 1.030 1LOC W F10 1.0000 28.68 124,900 to Tot -Caard Land Units 4,356 SF Parcel Total Land Area 0.10 I Total Land Value' 124,900 PROPERTY RECORD CARD +j g A N *�is OO a NN I NN A.y N >. C ' gn a` .ice. .." l ,i-it . Yrt'.il l a CO C) '17:::It'''. l';:1'I:al‘...,‘ N:7:',:f ' n . W gEcng >, Nac 4 ik O F LL C o,2 aU Ve < Q7 , O ,_ Q Q H p t '0 -4 N °' _LL. MOO'- cn0° W N 8 m fv,i a ti Av 1- a0 M, pp C C Y . . EvU � —¢ Q wka oavQ a) ccOE 0 �2�� co mct hj V Z U i Um � U g Ot.1U��o�8. £ffi (3 ociodp2a— '. U >-- N _42g �a 0 c� EEggj QV- "O m V u � o . m , 13 _aUaav§ O _ilw x< 4 � Zu ) UUa h 0oco uF mmk u m r-0 W op00 e CC W ul FS8a a p N 8 -1 5 E GaN O cjj JWQQti C a rn Q . QN ? Q UpTo S+j p .W ilt t Cu)rR hI n -�Z 2 S B z cocoa- 3 A 0¢Q 0 0u.UN 24 J a `c 3 a CD 0]M V Q mNm L 8 N O 000-,1' o go'0 2528'1-0 26' O ow 0(7) 1- co, CO N O Vy Y 6Jt0 '-Ne -N E ONW e.a8 - C ,Ta ld fO>>N rN pg EmLL Z` Q a^ U.S ig LI , (i ffi t r5 t$CDC) 6 8 O.OlL1-F03C0= UJ§ y� i a> �Mc�CnOwwWXccccM2¢1-s1-F°f° OmY ULL En$ Cape Cod&Islands Appraisal Group,LLP 6 SUBJECT PHOTOGRAPHS:BROKER PHOTOS FRO M 2022 +3 yr�, � k�'t„y�;„ �,r ... A..4� T p' g R`'Y $Y F7�+ c:Ifs--,,,117: x . `at Ini'�k e y ` r (Oy • Front Im II Front `yam �' T III all et 4 ! Side View Side View Mill immilm Interior Interior 7 Cape Cod&Islands Appraisal Group,LLP SUBJECT PHOTOGRAPHS { } ' ! p F i i I 1. Interior Interior III in .J - I.- , ; III l i if .,e ( if' 1 / Interior Interior - , ‘ :--, Iiiiri '' 4. , as - .. _ - 4- s E. r V* tiro ?''4,, t , ' t 1‘ ' Exterior View Cape Cod&Islands Appraisal Group,LLP 8 FLOOD MAP ! Ji 1 !K1 4 s 2 til oa ' is gq s 4a i ID `n1Gsi e1tHE g t Iloi ~A i $ i f E 8 $ I I a1 ;sitE 8 ciilia s vild1 • n II,H ; 1 iiiii iiicFg! 2 1li .; . ia ill 1fi 1n. �s ue . iia : ; r rs !' miia I t I i# a o*51: t4zE Az v c� c. .i +3f P . z E e . 1 �� _ >� : Ia1 1 ' a 3a !gas sjpp � _ I � I E8i �g -.ga2E agEt E Q gg� Em4ZisSEyi g ! gi ; 3 alga 41r E aiil! J . gi a11 .,,,..r. , , 1 I ., .c , __ .".* I 0 's---- '' -* '' -- --''''---, !°;.'1:1 \:::::: 11" NW r t ,+ , 1 I. r yL ,.., \ r i ._ 'S al Iyam. 1 .- ram `, /A r C E } �I / ,yJ i' ` ,/ram" A 7 0 [_ '� � . — � - Ij Cape Cod&Islands Appraisal Group,LLP 9 CERTIFICATION STATEMENT I certify,to the best of my knowledge and belief: • The statements of fact included in this report are true and correct. • I have not preformed an appraisal or any other services regarding the subject property within 3 years prior to the date of report and date of value,as an appraiser or in any other capacity. • The reported analyses,opinions,and conclusions are limited only by the reported assumptions and limiting conditions and are my personal,impartial,and unbiased analyses,opinions,and conclusions. • I have no present or prospective interest in the property that is the subject of this report and no personal interest with respect to the parties involved. • I have no bias with respect to the property that is the subject of this report or to the parties involved with the assignment. • Engagement in this assignment is not contingent on developing or reporting predetermined results. • 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,or the occurrence of a subsequent event directly related to the intended use of this appraisal. • The reported analyses,opinions and conclusions in this cost analysis were developed and prepared in compliance with the requirements of the Code of Professional Ethics and Standards of Professional Appraisal Practice of the Appraisal Institute. • Use of this report is subject to the requirements of the Appraisal Institute relating to review by its duly authorized representatives. • Jacob C.Ross,SRA made an exterior inspected the property on March 6,2024. • No one provided significant professional assistance with the preparation of this assignment. • This cost analysis is not intended to be used to establish the insurable value of the property. • I certify I am appropriately licensed and qualified to appraise the subject property in the Commonwealth of Massachusetts, and that my education and experience in preparing similar assignments satisfies the competency provision of USPAP. • The appraiser is not a construction expert or certified home/building inspector. The property inspection and this report should not be relied upon to reveal any potential issues with the construction, condition of the improvements, smoke/CO detectors, utilities or mechanical systems. Any issues reported to the appraiser or observed in the course of the property inspection are disclosed. The appraiser certifies the property inspection was commensurate with industry standards and all known issues pertaining to the condition of improvements, smoke/CO detectors, utilities and mechanical systems,quality of construction,safety,soundness,and/or pest issues have been reported, to the best of the appraiser's knowledge. • As of the date of the report,I,Jacob C.Ross,SRA,have completed the requirements of the continuing education program for Designated Members of the Appraisal Institute. ,4l. Date: March 7,2024 Jacob C Ross,SRA MA Certified Residential Real Estate Appraiser,Lic#70585 Cope Cod&Islands Appraisal Group,LLP 10 Format:Restricted Report—Cost Analysis This restricted report is developed and reported in compliance with the requirements of Standards 1 and 2 of the Uniform Standards of Professional Appraisal Practice of the Appraisal Standards Board, 2024-2025 Edition, and all applicable laws, guidelines,and regulations. The opinion of value developed is the depreciated reproduction construction cost of the improvements only, referred to in FEMA regulations as "fair market value" measured by estimating the "actual cash value" of the improvements. The opinion of the reproduction construction cost is based solely on a cost analysis. The available data are adequate to develop credible assignment results, based on the property inspection and the Marshall Valuation Service manual. The sales comparison approach and income approach are not applicable to the assignment and were not developed. No opinion of the market value of the subject real estate has been developed or provided. General Assumptions It is assumed ... • Public records, including GLA, are correct/accurate. • Data provided by the client, and 3rd parties, including broker photos and data, and the Marshall Valuation Service manual, are reliable. • There are no adverse easements or encroachments. • No contamination on the property from any source. • Clear title and fee simple ownership. • The septic system conforms to current Board of Health regulations and would pass inspection. Septic system costs are not included in the estimate. • The property complies with all applicable public land use regulations, including appropriate permitting of the improvements. • The subject can be rebuilt on the existing footprint if destroyed by natural causes,such as storms or fire. Extraordinary Assumptions& Hypothetical Conditions Extraordinary Assumptions: None Extraordinary Assumption: "An assignment specific assumption as of the effective date regarding uncertain information used in tan analysis which, if found to be false, could alter the appraiser's opinions or conclusions."' Comment: "Uncertain information might include physical, legal, or economic characteristics of the subject property; or conclusions external to the property, such as market conditions or trends; or the integrity of data used in the analysis." Hypothetical Conditions: None Hypothetical Condition: "A condition, directly related to a specific assignment, which is contrary to what is known by the appraiser to exist on the effective date of the assignment results, but is used for the purpose of the analysis."' Comment: "Hypothetical conditions are contrary to known facts about physical, legal, or economic characteristics of the subject property; or about conditions external to the property, such as market conditions or trends; or about the integrity of data use in an analysis." 2 USPAP 2024-2025 Edition,The Appraisal Foundation,2024,Page 4 3 IBiD Cape Cod&islands Appraisal Group,LLP 11 intended Use Definition: "The use or use(s) of an appraiser's reported appraisal or appraisal review assignment results, as identified by the appraiser based on communication with the client at the time of the assignment.'" The intended use is to develop an opinion of the replacement cost new of the subject improvements only, as of the date of value, to assist the client with FEMA/NFIP regulatory compliance, subject to the stated Scope of Work, and purpose of the assignment. The cost analysis is not intended for any other use/purpose. Intended User(s) Definition: "The client and other party as identified, by name or type, as users of the appraisal or appraisal review report by the appraiser on the basis of communication with the client at the time of the assignment."' The sole intended user is the client, for the stated intended use. The appraiser has no duty to any parties not specifically identified as an intended user. Property Rights Appraised:Fee Simple N/Ap. This assignment is does not include an appraisal of any rights in real property. Fee simple estate is defined as: "Absolute ownership unencumbered by any other interest or estate,subject only to the limitations imposed by the governmental powers of taxation,eminent domain, police power,and escheat."6 Value Appraised:Market Value N/Ap. Only the "fair market value" of the house, as defined in the FEMA P-758 Substantial Improvement/ Substantial Damage Desk Reference is included in this analysis. "Fair market value" is estimated by calculating the "actual cash value" of the improvements, in accordance with FEMA/NFIP regulations. Land value and site improvements, including the septic system, landscaping, and utility connections, are not included. In this regard the market value of the subject property has not been appraised. Market value is most commonly defined in real estate appraisal practice as "The most probable price, as of a specified date, in cash, or in terms equivalent to cash, or in other precisely revealed terms,for which the specified property rights should sell after reasonable exposure in a competitive market under all conditions requisite to a fair sale, with the buyer and seller each acting prudently, knowledgeably, and for self-interest, and assuming that neither is under undue duress." This definition includes the land, building, site improvements, outbuildings, and other man-made structures Warranties The appraiser is not a guarantor of value, utility, condition, or feasibility. The values or range of values reported herein (where applicable) are opinion and are not warranted as, or representations of,fact. In the event that this appraisal is used as a basis to set a market price, no responsibility is assumed for the seller's inability to obtain a purchaser at the value reported herein. Compensation is Not Contingent Compensation is not contingent upon the reporting of a predetermined value or direction in value that favors the cause of the client, the amount of the value estimate, the attainment of a stipulated result, or the occurrence of a subsequent event. Testimony The appraiser, by reason of this report, is not required to give further consultation or testimony or be in attendance in court with reference to the property in question unless arrangements have been previously made. The report is not intended for bankruptcy proceedings and the summary reporting format is not sufficient for court purposes. °USPAP 2024-2025 Edition,The Appraisal Foundation,2024,Page 5 USPAP 2024-2025 Edition,The Appraisal Foundation,2024,Page 5 6 The Dictionary of Real Estate Appraisal,7th Edition,Appraisal Institute,2022,page 73 The Dictionary of Real Estate Appraisal,7th Edition,Appraisal Institute,2022,page 118. Cape Cod&Islands Appraisal Group,LLP 12 Third Parties Excluded-Unauthorized Use The appraiser has undertaken this assignment with the specific understanding that there is no third party beneficiary to the contract between the client and myself. This report is for the exclusive use of the client, who is the intended user, for the purpose stated in the report. Possession of this report, or a copy thereof, does not carry with it the right of publication, nor may it be used for any purpose by anyone but the client or his assigns and then only with proper qualifications. Unauthorized transmittal of the report or its conclusions to third parties invalidates this report. This assignment was undertaken for the client specified herein. I do not recognize or assume any duty to persons other than that client in the formulation of this report and its conclusions. The client may make such reasonable use of this report as is consistent with the function of the report, but any third or other party into whose possession the report may come, should not assume that its rationales or conclusions will serve any other client or function unless specifically authorized in writing by the appraisers. Legal No responsibility is assumed for the legal description provided or for matters pertaining to legal or title considerations. Title to the property is assumed to be good and marketable unless otherwise stated. The property is appraised free and clear of any and all liens or encumbrances unless otherwise stated. It is assumed that the use of the land and improvements are confined within the boundaries or property lines of the property described and that there is no encroachment or trespass unless noted in the report. information Obtained From Others The information furnished by others is believed to be reliable, but no warranty is given for its accuracy. Publication Possession of this report, or a copy thereof, does not carry with it the right of publication. Neither all, nor any part of the contents of this report shall be disseminated to the public through advertising, public relations, news, sales, or other media. Disclosure of the contents of the report is governed by the By-Laws and Regulations of the Massachusetts Board of Registration of Real Estate Appraisers and by the professional organizations with which the appraisers are affiliated. Hidden or Other Property Conditions It is assumed that there are no hidden or unapparent conditions of the property, subsoil, or structures that render it more or less valuable unless otherwise stated in the report. No responsibility is assumed for such conditions or for obtaining the engineering studies that may be required to discover them. Contamination-Hazardous Materials Unless otherwise stated in this report, the existence of hazardous materials, which may or may not be present on the property, was not observed by the appraisers. The appraisers have no knowledge of the existence of such materials on or in the property. The appraisers, however, are not qualified to detect such substances. The presence of substances such as asbestos, urea-formaldehyde foam insulation, mold, fungus, and other potentially hazardous materials or substances anywhere on the site or in the improvements may affect the value of the property. This cost estimate is predicated on the assumption that there is no such material on or in the property that would cause a loss in value. No responsibility is assumed for such conditions or for the expertise or engineering knowledge required to discover them. The client is urged to retain an expert in this field, if desired. The presence or condition of underground tanks is excluded as a consideration in this study. The client is advised that the law may require owners of underground tanks which may contain petroleum or hazardous substances to report their existence to state authorities for registration. Cape Cod&Islands Appraisal Group,LLP 13 Compliance It is assumed that the property conforms to all applicable zoning and land use regulations and restrictions unless a non-conformity has been identified, described, and considered in the appraisal report. It is assumed that the property is in full compliance with all applicable federal, state, and local environmental regulations and laws unless the lack of compliance is stated, described, and considered in the report. It is assumed that all required licenses, certificates of occupancy, consents, and other legislative or administrative authority from any local, state, or national government or private entity or organization have been or can be obtained or renewed for any use on which the value contained in the report is based. Violations I assume no responsibility for detection of any violations related to conversion, pollution, environmental protection, zoning, subdivision regulations, building codes, or any other regulatory statutes, ordinances, by- laws, regulations, or other legal constraints. Computer Generated Photographs & Property Inspection I certify that any computer generated photographs included in this report have not been retouched or enhanced in any way. This is to certify that the signatory appraiser(s) of this appraisal conducted the property inspection unless otherwise stated within the report. jamb Date: March 7, 2024 Jacob C Ross, SRA MA Certified Residential Real Estate Appraiser, Lic# 70585 Cape Cod& Islands Appraisal Group, LLP 14 Fabricio Painting Inc. 35 Washington Street West Yarmouth, MA 02673 508-231-7324 February 28, 2024 Mark Grylls Town of Yarmouth Building Commissioner 1146 Route 28 South Yarmouth, MA 02664 RE: 174 Winslow Gray Road, West Yarmouth, MA-Detail of Costs to Improve Building Demolition and construction debris disposal -Cleaning of house and disposal of drywall, $1,004.00 `/ interior trim, doors,and insulation. Trucked Disposal to Town of Yarmouth Sanitation. Labor for demolishing and moving materials-36 man hours @$20.00 $720.00 Replace cedar shingles as needed, roof over existing roof shingles-materials for starter $2,845.00 V course, flashing, nails, roof shingles, clapboards, cedar 2nds shingles to patch. Labor for re-roof and repair and replace siding-Disney Best Services $1,000.00 V Repair sub flooring section in Kitchen -Labor and Materials $300.00 s./ Labor for Frame repairs $400.00 s./ Labor to sand, mask, and spray cedar shingles with Cape Cod Gray,paint trim $990.00 Materials and Labor-48 hours @$20.00= $960.00 Bathroom install Vanity $298, shower door$319,toilet$149,towel rack$49, $1,959.00 4/ shower head $75, and mirror$69. Tile and Labor$1,000 Interior Trim - 8 interior doors prehung and install lock sets $882.00 Labor to Install $600.00 Exterior Door purchase $397 and Install $250 $647.00 Sliding Door from Restore $397 lock set-$54.98 Labor to Install $120 $571.00 Exterior windows and skylight from prior job-value of product and labor to $1,250.00 V Install Interior Trim Install baseboard,trim windows and doors- material and labor $1,800.00 N./ Kitchen cabinets from Restore-spray and install - Disney Best Services labor $1,800.00 V Laminate Floor Tile-Trinity Natural Material Cost$465.29 Labor to Install $400.00 S865.00 4/ Kitchen floor tile from stock and Labor$200 Material value $112.00 S312.00 Stainless Sink- Home Depot S306.00 Crawl space access door $150.00 Trim and install shelving for 4 interior closets S450.00 N./ Hunter Ceiling Fan S139.00 Appliances-Stove, Dishwasher, Fridge S1,634.00 Counter Top- Infinity Marble and Granite Materials&Install $2,000.00 Sheetrock Materials& Labor to hang, tape,and prime S2,382.00 / Interior painting- sand&paint walls, ceiling, used vanity paint $2,050.00 4/ Labor 90 hours @$20.00 -Materials $100 plus leftover from job value $150 Advanced Insulation -closed spray foam slopes,walls,crawl space S10,335.60 Bob's Plumbing- Rough & Final plumbing including fixtures and water heater S6,800.00 Skynova- Install Mini split ductless- Materials$3,377 Labor$2,873 S6,250.00 ./ Marcello R. Soares Electrician, Inc. Install Electric wire,boxes,plugs, $7,615.00 N/ switches, and smoke detector to code Exterior Aluminum Gutters and Downspouts Labor and Materials S800.00 Exterior Steps- Stonewood Products S1,500.00 Construction Management- Rakine Disney Best Services S1,000.00 N/ Total S61,356.60 irktjAAD . Fabricio Ferreira de Carvalho Fabricio Painting, Inc,