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11`1e No,14-270062 Paoe#5
<br /> MILLMAN
<br /> vatior Section UNIFORM RESIDENTIAL APPRAISAL REPORT Ra No. R-270062
<br /> ESTIMATED 311E VAU* ... ... ........ ............. ----------- $ Comments on Cost Approach 0Kh as.sawce of c•Osl mlimale.site value.
<br /> ESTIMATED 3EPR()<1l1CTb3N COST-KEW-OF IKIPBOVEMENTS: square toot calculation and for HUR VA and Frnl elle esimalyd maraithlp
<br /> DweO>g 1,440 5¢It @S =S econortic It of the properly,: NA
<br /> S%FL @S =
<br /> Garag:Qrport S¢Ft @$ _
<br /> Tclal Esttnmt d Cost Nevr... . .. ..-................
<br /> S
<br /> Less Ptysical Rlneforol Eldernal
<br /> Deprecatian I I =S
<br /> Depmc'Ad Vallin cl Improvements ....... =$
<br /> ..........................
<br /> 'As-is'Value of Site ktlpravemerts.................................._$
<br /> INDICATED VALUE BY COST APPROACH .................. ........ =$
<br /> HEN I SMECT COMPARAeIE N0.I CtOWARA%E NO.2 COtIPARABI NO.3
<br /> 5389145th Street North 1165 Co Rd H2 East 5366 Eagle Street 6213 Egg Lake Road N
<br /> Address huqo White Bear Twp White Bear Twp Hugo
<br /> P. i tDSUbW 4.46 miles 3.93 miles 1.09 miles
<br /> sales Price S NA 1117,300 205,575 Is 229,900
<br /> Grp Llv' Area $ 155.05 137.05--T_ 220.2101
<br /> Data ancifor Inspection, kLSICounty 89 Days On Mkt MIS/f:curdy 63 Days On Mkt NLSfCamy 79 Days On Nlct
<br /> VeiGCetlon Sounx Coun Owner KLSICo MLS/Couffty NLS,Comty
<br /> VALUE AD.USTMEWS OESV IPTION OE3CRIP1ION +(-I$ es DESCRIPTION +-f DESCRIPTION +- sL
<br /> Saks or=nancirg FHA $7000 -7,000 Conv $3000 -3,000 Conv 0 Pts
<br /> Concessicns Paid by Seller Paid bv Seller Haid by Seiler
<br /> Date of SaWTwm SI24/2D0G t0i0212006 4116!2006
<br /> LOCatgR Avera Superior -20 000 or 20 000 Average
<br /> Leasehol StO Fee Simple Fee Simple Fee Sim pie Fee Scrr ple
<br /> Site 1 acre 46 ace +5,000 23 acre +10,000 1.19 acre
<br /> V:ew Trees/Res Trees/ReslTraffic +5,000 Trees7Res TreeslResfTraffic +5 D00
<br /> Des n ant Appfal 2 Story 2 Story 1.5 Slory Split Foyer -6,000
<br /> Qua of Construction Averacie Qua IN Ave ra(W ChAilty Averaqe Quality Average OLiallity
<br /> Ace 87 Years 105 Years 66 Years 27 Years 10 pOD
<br /> COrldtlon Am-acle Similar SirniarSuperior -25 000
<br /> Ahove Grade Total B T Total Bdnm T :&drne; Batts +4,000
<br /> Room cowt 6 3 1S6 : 3 ! 1 +2,000 5 2 : 1.6 I 4 r 2 1 +2,000
<br /> Gross Llr Arae 1.440 S.FL 1 2013 .Ft; +5 800 1,500 So. ; -1.500 1,044 .F.; +9.900
<br /> Basemad&Frlshed 648'Basement 676'Basement None +6,900 977 Basement -3,000
<br /> Rooms Bebw Grade 110!9 380'fn LAi5nished +3.800 None +3,800 301 956'fn -5,800
<br /> Fundtlorol Utility Aver2clie Will Average Utility Aver Wity Smerior U •5 000
<br /> Htaftrqxoollnri HW9Bk4one FWA/CAC -2 000 FWA/CAC -2,000 FWA/CAC -2,000
<br /> ELmNy Effidert Oar¢ None None None Now
<br /> Ge a 2+2 Tandem?e1 None +15,000 2 Car Def Gar +5,000 2 Car Att Gar +5 000
<br /> Porch,Paso,Deck, Patio,Balcony None +2,000 2 Porches -5,000 Deck
<br /> F larxs etc. ;freestand FP None +11,000 1 Fireplace -2.000 None +11.000
<br /> Fence Paid etc. None None Fence -500 None
<br /> Wel Bar None +500 None +500 None +500
<br /> Net Ad.'Idal R1+ 11,100 + M-:s 8,700 r+ R-!$ 2%400
<br /> Adjured Sales Price Net 5.9 % Nd 4.2 % Net 128%
<br /> of Com le Gross 36.9%b 198,400 Gross 23.8%s 196,875 Grm KIS%S 200,500
<br /> Coma nerts m Sales Comparlson Inducing the subject poope;ys cmvatluility to the neighborhood,er Gomp§1&2 were adjusted to accourt for seater
<br /> id concessions. s 1&2 are oonsidered sLipericr in location due to their Nqher demand suburb of While Bear which offers closer
<br /> proAmitly to schools,sho recreational takes.and the Twin Uies. ComM 1&2 are infericr in safe sizes. Comps 1&3 are ilierior in view
<br /> due to their frontaqo on well traveled roads. Comp 31s sLjperios it overall design,age,condition and functiorat LAilky as it is a much newer
<br /> dw6ling of split foyer designi,traditional floor plari,recen'u t ,etc. GGrop,3 is not an excellent comp for the subject but offers value
<br /> support of a sale similar to the sub'ed an location(Hugo)and ske size 1+aae. See attained addendum for more commerys.
<br /> ITEM SUBJECT CONPARABLE NO.i COMPARABLE NO.2 CJNPARABLE NO 3
<br /> 7ak,Price and Data None None None None
<br /> Sorce,for prlcr sales NIA NIA N/A WA
<br /> within• fol raisai MLS/Co MLSrCou MLS+Cam MLS)
<br /> Analysis of any auerd agreement of sale,opAen,or listing d subject property and anaysis of any pior sales of subjecl and cogvrad6 within one year of de dale o`appraisal:
<br /> The sLibject was neither listed nor sold in the past 36 mortIhs. The comparables have not sold wihin the past 12 mordhs Prior to their date of
<br /> sale.
<br /> INDICATED VALUE BY SALES COMPARISON APPROACH -.-. --------------------------------------- .................................... S 198,000
<br /> INDICATED VALUE BY)!RAGE APPROACH m A .cable Estimated Markel Flirt 4 NIA D.z Gross Reit Wit fa NIA =S N!A
<br /> This Eppraisals rtede 'ass' .1 to fre repairs,all"lors,inspections cr cOltdCora Isted below subject to completior per plans d specific4c ts.
<br /> ;andirons al Appzi3al This appratsal is made"as is". No liability is assumed tar tie struoWral o-macrarical elements of the propertV.
<br /> Final Recondrialin The sales core "son awroach best reflects the actions of die typical bayer. The cost approach offers additional sucilloort
<br /> The Income approach was rut used due to lack of skVie family rental data.
<br /> This report has been signed utilbing a registered,password protected, tectmrdcSi nature acre table by US PAP.
<br /> The purposed this appraisal is to estimate t e market valued the rwJ p-speny that Is the subject of fhis rWA a v "ons and'.*-:rdlicat'on,eorlhgerd
<br /> aid limiting cod lions,and market value definition that are Y.ated in the aBNJled Freddie Mac Farm 439/FNMA I 10048(Revised __i.
<br /> ICK)ESTIUATETHE MARKETVALUE,ASDEFIIED,OFTHE REAL PROPERTYTHAT ISTHE SUBJECTOFT REPORT,AS OF 2/16/2007
<br /> (WHICH IS THE DATE DF INSPECTION AIDTHE EFFECTIVE DATE OF THIS REPORT)TO BE S 198 0m
<br /> APPRAISER: SUPERVISORY APPR IS Eli(ONLY F WOJIREDI:
<br /> S-RLft" Sla1*,xe ❑Cid ❑Did im
<br /> Name rd o r RFA Name klspectProperty
<br /> Date ReporttSlared 2/16 OD7 Data ften Signed
<br /> Stale Certification# AP-40ODW State MN Slow Certification# Sat
<br /> Or Slate Licerisse# State Or State Ucense State
<br /> Freddie Mac Form 70 643 PAGE 2 OF 2 FartrM Mae Form 1004 6-93
<br /> Fort UA2-'TOTAL for iVfi do%s'appraisal sofMare by a a node,Inc.-f a0-ALAMDOE
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