PhysicalMeasurement RealEstateAgent MLS AssessorRecord ExteriorInspection 123456 MLS 33A245 MLS 678A12 MLS MLS

123 Falling Tree Ct Treeville Arboreal 12345 VA

Driveway Asphalt 2 false 460 BuiltIn Garage 2 \\Images\SF1_Garage.png image/png Walk Out Basement Access SalesComparableAdditionalAdjustableComparisonItem None true false false Neutral HERS RESNET 62 None None 34 Monthly AssociationDues None AssociationSpecialAssessment None false true true Dwelling false 2004 false Shower The shower has been modified. Carpet Original carpet, stained in one corner in the Dining Room. DamagedAndFunctional Throughout all bedrooms and living areas. CeramicTile TypicalWearAndTear All baths. EngineeredWood TypicalWearAndTear Throughout basement. Hardwood TypicalWearAndTear Kitchen and Hallways. Flooring NotUpdated TypicalWearAndTear Cathedral ceiling in bedroom, 2 story family room, coffered ceiling in media room. 9 foot ceiling in 1st level. WallsAndCeiling EightFeet NineFeet TenFeetAndAbove TwoOrMoreStories Cathedral Coffered Flat InteriorAndExteriorAccess WalkOut PartiallyBelowGrade 1300 BelowGradeOne 230 AboveGrade 1470 LevelOne 0 AboveGrade 1532 LevelTwo 0 0 230 0 0 3002 1300 false 5 3 1 C4 Q4 3 ModeratelyUpdated Similar true OwnerOccupied Basement has a custom finished wet bar including wood cabinets and countertops. Media room has custom cabinetry for speakers and media devices. \\Images\SF1_HalfBath.png image/png BelowGradeOne Basement half bath newer than rest of house. TypicalWearAndTear Ceramic flooring. HalfBathroom FiveToTenYears FullyUpdated \\Images\SF1_MediaRoom.png image/png BelowGradeOne MediaRoom \\Images\SF1_RecreationRoom.png image/png BelowGradeOne RecreationRoom \\Images\SF1_WetBar.png image/png BelowGradeOne Other Wet Bar LevelOne Bedroom LevelOne DiningRoom \\Images\SF1_FamilyRoom.png image/png LevelOne FamilyRoom Bath 3 \\Images\SF1_FullBath3.png image/png LevelOne TypicalWearAndTear Ceramic flooring. FullBathroom NotUpdated \\Images\SF1_Kitchen.png image/png LevelOne TypicalWearAndTear Corian Countertops, Double Oven, Hardwood floors. Kitchen NotUpdated LevelOne Other Office LevelTwo Bedroom LevelTwo Bedroom LevelTwo Bedroom LevelTwo Bedroom Bath 1 \\Images\SF1_FullBath1.png image/png LevelTwo TypicalWearAndTear Double Sink with separate shower and extra-large tub, ceramic flooring. FullBathroom NotUpdated Bath 2 \\Images\SF1_FullBath2.png image/png LevelTwo TypicalWearAndTear Ceramic flooring. FullBathroom NotUpdated LevelTwo LaundryRoom Colonial SiteBuilt Vinyl Minor cracks to vinyl typical for age. TypicalWearAndTear ExteriorWallsAndTrim PouredConcrete Basement TypicalWearAndTear Foundation TenToTwentyYears true Composition Reported condition is subject to repair; see defects table and commentary below. TypicalWearAndTear Roof Windows same age as house. TypicalWearAndTear Double Thermal Pane contributes to Energy Efficiency. Windows Vinyl Double Hung - Thermal Pane C4 Q4 ThreeToFourFeet 1 Condition Status is reflective of noted repair having been completed. Centralized NaturalGas ForcedWarmAir SumpPump WaterHeater true PropertyPhoto \\Images\SF1_SubjectProperty.png image/png DwellingFront \\Images\SF1_SubjectProperty.png image/png PropertyAccess \\Images\SF1_PropertyAccess.png image/png SalesComparableMap \\Images\SF1_SalesCompMap.png image/png SubjectPropertyImprovementSketch \\Images\SF1_Sketch.png image/png DwellingRear \\Images\SF1_DwellingRear.png image/png DwellingFront \\Images\SF1_DwellingFront.png image/png RESNET HERS Score EnergyEfficientAndGreenFeaturesExhibit \\Images\SF1_HERSScore.png image/png AbsorptionRateGraph \\Images\SF1_AbsorbtionRate.jpg image/jpg MedianDaysOnMarketGraph \\Images\SF1_MedianDaysOnMarket.png image/png PriceTrendGraph \\Images\SF1_PriceTrends.png image/png YearBuiltOfSalesGraph \\Images\SF1_YearsBuildOfSales.png image/png 2019-09-20 Physical Physical 12 true 12 489000 489000 2019-09-17 FQ999999 2019-09-05 Pending MLS 25.165173 -51.328125 North: E. Grant Highway, South: E. Temple Ave., East: Chicken Rd., West: 10 Main Ave. 24 Search Criteria limited by Detached units with a lot size of up to .6 acres and Finished Above Grade Area between 2700 and 3300 sq. ft. Additional factors include between 2-4 full bathrooms, 3-5 bedrooms, a basement and a 2 car garage. Searched between closing dates of 9/30/2017 and 9/30/2019. 2 445000 435000 11 440000 ActiveListings 1 PendingSales 35 597000 400000 499000 TotalSales UnderThreeMonths Stable Shortage false Sunnyside Lot 53 Sunnyside Subdivision 14950 LandWithDwelling AssessorUnformattedIdentifier 1234-56-7891-000 AlternativePropertyIdentifier US-51061-N-1234567891000-R-N Universal Property Identifier TrashRemoval false false Fence OutdoorAccessories 400 Wood Deck 351 Concrete Porch OutdoorLiving 1 IndoorFireplace WholeHome Other Media Room \\Images\SF1_MediaRoom.png image/png Other Wet Bar Miscellaneous Roof true Damaged roof with missing flashing leaving the roof permeable to water intrusion. 1500 Other Section of Roof Repair Damaged Flashing \\Images\SF1_RoofDefect.png image/png Flooring false Carpet is stained in one corner of the Dining Room. Other Dining Room None Damaged Flooring \\Images\SF1_FloorDefect.png image/png Itemized 1500 0 Detached 1 true 1 false false C4 Q4 false true FeeSimple false true false false false false false TraditionalAppraisal true true true true true true 489000 2019-09-17 true true TypicallyMotivated 5000 None true true true true true Asphalt Local true PublicStreet true false false Steep grade is less marketable. Topography Adverse Rolling Typical residential subdivision Bordering Residential Neutral 14950 1 Public Electricity Public Gas Public SanitarySewer Public Water Neutral true Full Residential Residential - 10 Dwelling Units per Acre R10 Legal

241 Rapid Creek Ln Treeville 12345 VA

Driveway Asphalt 2 false BuiltIn Garage 2 Walk Up Basement Access 2000 SalesComparableAdditionalAdjustableComparisonItem 0 SalesConcessions 0 ContractDate 0 SiteSize 0 EnergyEfficientAndGreenFeatures 10000 LivingUnitBedroomCount 10000 LivingUnitBathroomCount -10300 LivingUnitStandardFinishedAreaAboveGrade 26000 LivingUnitStandardFinishedAreaBelowGrade -13940 LivingUnitUnfinishedAreaBelowGrade -5000 OverallConditionRating 6000 OutdoorLivingAmenity 6000 MiscellaneousAmenity 490760 North Most false 141 1 0.17 30760 false true Dwelling 2004 false Flooring NotUpdated 1624 3260 0 false 4 2 1 C4 Q4 Kitchen PartiallyUpdated Colonial Vinyl ExteriorWallsAndTrim Composition Roof C4 Q4 1 Centralized NaturalGas ForcedWarmAir PropertyPhoto \\Images\SF1_Comp1.png image/png 12 460000 SettledSale 25.165172 -51.328126 Sunnyside Patio Deck OutdoorLiving 0 Detached 1 true 1 C4 Q4 true true FeeSimple false false true true 2019-07-22 8500 2019-08-17 460000 Sale TypicallyMotivated 2018-09-01 430000 Sale TypicallyMotivated None false Topography Rolling Residential 17886 Full Residential

188 Fallen Oak Ct Treeville 12345 VA

Driveway Asphalt 2 false BuiltIn Garage 2 Walk Up Basement Access 2000 SalesComparableAdditionalAdjustableComparisonItem 0 SiteSize 0 SalesConcessions 5000 SiteInfluence 0 ContractDate 0 EnergyEfficientAndGreenFeatures 10000 LivingUnitBedroomCount 5000 LivingUnitBathroomCount 7900 LivingUnitStandardFinishedAreaAboveGrade 2000 LivingUnitStandardFinishedAreaBelowGrade 1640 LivingUnitUnfinishedAreaBelowGrade -1000 OverallConditionRating 2000 OutdoorLivingAmenity 6000 MiscellaneousAmenity 490540 North Most false 160 2 0.06 40540 true HERS 61 true Dwelling 2004 false Flooring NotUpdated 66 2804 1200 false 4 2 2 C4 Q4 Kitchen NotUpdated Colonial Vinyl ExteriorWallsAndTrim Composition Roof C4 Q4 1 Centralized NaturalGas ForcedWarmAir PropertyPhoto \\Images\SF1_Comp2.png image/png 6 449900 SettledSale 25.165171 -51.328127 Sunnyside Patio Porch OutdoorLiving 0 Detached 1 true 1 C4 Q4 false true FeeSimple false false true true 2019-08-05 11000 2019-09-10 450000 Sale None false Topography Rolling BusyRoadway 13038 Full Residential

210 Cannon Ball Rd Treeville 12345 VA

Driveway Asphalt 2 false BuiltIn Garage 2 0 SalesConcessions 0 ContractDate 0 SiteSize 0 NeighborhoodName -2000 Topography 0 YearBuilt Walk Out Basement Access SalesComparableAdditionalAdjustableComparisonItem 0 EnergyEfficientAndGreenFeatures 10000 LivingUnitBedroomCount 7400 LivingUnitStandardFinishedAreaAboveGrade 0 LivingUnitStandardFinishedAreaBelowGrade 0 LivingUnitUnfinishedAreaBelowGrade -1000 OverallConditionRating 6000 OutdoorLivingAmenity -12000 WaterFeaturesAmenity 6000 MiscellaneousAmenity 534400 NorthEast Less false 185 3 0.4 14400 false true Dwelling 2001 false Flooring NotUpdated 148 2816 1328 false 4 3 1 C4 Q4 Kitchen NotUpdated Colonial Vinyl ExteriorWallsAndTrim Composition Roof C4 Q4 1 Centralized NaturalGas ForcedWarmAir PropertyPhoto \\Images\SF1_Comp3.png image/png 14 525000 SettledSale 25.165170 -51.328128 Hilldale Deck Patio OutdoorLiving IngroundPool WaterFeatures 0 Detached 1 true 1 C4 Q4 false true FeeSimple false false true true 2019-07-02 10400 2019-08-31 520000 Sale None false Topography Flat Residential 16039 Full Residential

101 Somewhere Ln Treeville 12345 VA

1 Active Inferior quality and non-similar location true Proximity Quality

955 Black Swan Rd Treeville 12345 VA

2 Pending Superior quality and located further from subject true Proximity Quality

325 Summit Ct Treeville 12345 VA

3 SettledSale Located further from subject true Proximity 2019-08-21 Sale

7464 Blank Ln Treeville 12345 VA

4 SettledSale Had 5 bedrooms, but because it was larger and farther away, it was not used. true Proximity GrossLivingArea 2019-06-02 Sale

8718 Mover Ln Treeville 12345 VA

5 SettledSale Property has a media room and wet bar, but is larger and of superior quality. true GrossLivingArea Quality 2019-07-13 Sale 1234567 Client Nowhere432156 ValuationSoftwareVendor 543234 ManagementCompany NotNecessaryForCredibleResults NotNecessaryForCredibleResults Comps 1 and 2 were from the same neighborhood as the Subject. Comp 3 not given as much weight because of different subdivision. Condition Rating adjustments were made to all comps due to the subject's flooring having stained carpets and no updates. Comp 1 also had a partially updated kitchen which was accounted for in the Condition Rating adjustment. Sales with property characteristics of 5 bedrooms, media room and wet bar were in the competitive market area, exhibited in #4 and 5 of the Additional Properties Analyzed Not Used, but were not as comparable since they were larger, farther away, and superior quality. 491000 false false false false true false false false Purchase EnergyEfficientAndGreenFeatures On average, homes with a HERS Index rating of 62 are 38% more energy efficient than a standard new house. Market Despite lack of supply, homes are not going up in value due to seasonality. This is typical for 3rd quarter, evidenced by the fact that there are only 2 active listings, which are inferior to the subject and not indicative of prices decreasing. SalesContract $5,000 concession towards repair of the carpet. Window treatments, washer and dryer, and media room projector conveyed per sales contract. SubjectListing The only listing of the subject property in the past year has been for $489,000 for 12 days prior to contract. The contract provided to the appraiser contains no atypical terms or conditions, see Sales Contract section for further analysis. HighestAndBestUse The highest and best use analysis as improved is physically possible and legally permissible based on its current zoning. Analysis of the market shown below demonstrates that the existing structure as a single family residence is its financially feasible and maximally productive use. OverallQualityAndCondition The Overall Quality and Condition matches the Interior Quality and Condition, as well as the Exterior Quality and Condition, since the exterior and interior are both of the same age. SubjectPriorSalesAndTransferHistory Only prior sale of the subject was when it was a new construction in 2004. ComparablesPriorSalesAndTransferHistory Prior sale of comp 1 was a typically motivated arms-length transaction. false The Sales Comparison Approach is the only approach given weight in this report. The As Is Overall Condition Rating is C5 due to the damaged roof with missing flashing; although there are no apparent active leaks this leaves the roof permeable to water intrusion. This appraisal is made subject to repairing the roof and the appraised Overall Condition rating of C4 is made on the basis of a hypothetical condition that the repair has been completed. SubjectToRepair 2019-09-20 90 0 ReasonableExposureTime 491000 C5 false AA12345 false AmericanNationalStandardsInstitute false true URAR Delivery Specification v1.0 InteriorAndExterior MYAPP Some Appraisal Creator 11.2.1 Nowhere Technologies DEF Bank

200 Elm St Anytown 12346 VA

Lender Client XYZ Appraisal Management Company

300 Maple Ave Anytown 12345 VA

ManagementCompany Agatha Appraiser

123 Main St Anytown 12345 VA

ABC Appraisal Co. SeniorResidentialAppraiser CertifiedResidential 2020-10-10 XYZ12345 VA Appraiser Andrew Appraiser None SignificantRealPropertyAppraisalAssistance Andrew Appraiser, a trainee appraiser, filled out the Market section, provided the Market Analysis, assisted in measuring property, and did an exterior inspection of the comparables from the street. Betty Borrower Borrower Bob Borrower Borrower Jane Doe PropertySeller PropertyOwner Valuation 2019-09-20 \\SF1_Appraisal_v1.pdf application/pdf 4 AppraisalReport FNM_FRE March 2023