Uniform Residential Appraisal Report Sample

Uniform Residential Appraisal Report Sample

Report Type: Form 1004 Appraisal Report Property Type: Single Family Residential Home

Prepared By: Austin Fernald, REALVALS

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APPRAISAL OF REAL PROPERTY

File No.: 1

DATE OF VALUATION:

03/11/2017

LOCATED AT:

Property Address Legal Description

City, CA 11111

FOR:

The Bank Bank Address, City, CA

TABLE OF CONTENTS:

Table of Contents/Cover Page ......................................................................................................................................................................1....................................... URAR ..........................................................................................................................................................................................................2....................................... URAR ..........................................................................................................................................................................................................3....................................... Additional Comparables 4-6 .........................................................................................................................................................................4....................................... URAR ..........................................................................................................................................................................................................5....................................... URAR ..........................................................................................................................................................................................................6....................................... URAR ..........................................................................................................................................................................................................7....................................... URAR ..........................................................................................................................................................................................................8....................................... Building Sketch ...........................................................................................................................................................................................9........................................ Parcel Map ..................................................................................................................................................................................................1..0..................................... Location Map ..............................................................................................................................................................................................1..1..................................... Subject Photos ............................................................................................................................................................................................1..2..................................... Photograph Addendum ................................................................................................................................................................................1..3..................................... Comparable Photos 1-3 ...............................................................................................................................................................................1..4..................................... Comparable Photos 4-6 ...............................................................................................................................................................................1..5..................................... UAD Definitions Addendum ..........................................................................................................................................................................1..6.....................................

REALVALS Form TCG - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE

SUBJECT

CONTRACT

NEIGHBORHOOD

REALVALS

Uniform Residential Appraisal Report

File # 1

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 Address

City City

State CA Zip Code 11111

Borrower Borrower's Name

Owner of Public Record Borrower's Name

County County

Legal Description Legal Description

Assessor's Parcel # APN

Tax Year 2017

R.E. Taxes $ 1,000

Neighborhood Name The Neighborhood

Map Reference 11244

Census Tract 1104.02

Occupant Owner

Tenant

Vacant

Special Assessments $ 0

PUD HOA $ 0

per year

per month

Property Rights Appraised

Fee Simple

Leasehold

Other (describe)

Assignment Type

Purchase Transaction

Lender/Client The Bank

Refinance Transaction

Other (describe)

Address Bank Address, City, CA

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?

Report data source(s) used, offering price(s), and date(s).

The subject has not been listed on the MLS in the past 12 months.

Yes No

I did performed.

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

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?

If Yes, report the total dollar amount and describe the items to be paid.

Yes

No

Note: Race and the racial composition of the neighborhood are not appraisal factors.

Neighborhood Characteristics

One-Unit Housing Trends

One-Unit Housing

Present Land Use %

Location Urban

Suburban

Rural

Property Values Increasing

Stable

Declining

PRICE

AGE One-Unit

70 %

Built-Up Over 75% 25-75%

Under 25% Demand/Supply Shortage

In Balance Over Supply $ (000)

(yrs) 2-4 Unit

10 %

Growth

Rapid

Stable

Slow

Marketing Time Under 3 mths 3-6 mths

Over 6 mths 410 Low 57 Multi-Family

10 %

Neighborhood Boundaries Brick Road to the north, Concrete Ave to the east, Asphalt St to the south, Tile 573 High 63 Commercial

5%

Dr to the west.

515 Pred. 61 Other

5%

Neighborhood Description The subject property is located in the city of (Enter City Name Here). The neighborhood consists primarily of a mixture of

50's and 60's average to average+ quality homes, some condos, commercial and multi-family. Good access to schools and support facilities.

Market Conditions (including support for the above conclusions)

Property values are stable in subject market area per 1004MC data. Marketing times for

the immediate neighborhood are typically under 3 months. It is not typical for loan discounts, interest buydowns, or financing concessions to

be prevalent within the market area. Other land use is vacant land.

Dimensions 60x103.65

Area 6219 sf

Shape Rectangular

View N;Res;

Specific Zoning Classification RS-6

Zoning Description Single Family Residential

Zoning Compliance Legal Legal Nonconforming (Grandfathered Use)

No Zoning Illegal (describe)

Is the highest and best use of 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 Gas FEMA Special Flood Hazard Area

Water

Sanitary Sewer

Yes

No FEMA Flood Zone X500

Street Asphalt Alley None FEMA Map # 06059C0128J

FEMA Map Date 12/03/2009

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.)? No apparent adverse site conditions or external factors noted.

Yes

No If Yes, describe

General Description

Foundation

Exterior Description

materials/condition Interior

materials/condition

Units One One with Accessory Unit

Concrete Slab

Crawl Space

Foundation Walls

Concrete/Avg

Floors

Cpt/Tile/Avg+

# of Stories

1

Full Basement

Partial Basement Exterior Walls

Wood/Stucco/Avg Walls

Drywall/Avg

Type Det. Att. S-Det./End Unit Basement Area

0 sq.ft. Roof Surface

Comp/Avg

Trim/Finish Paint/Avg

Existing Proposed Under Const. Basement Finish

0 % Gutters & Downspouts None

Bath Floor Tile/Avg+

Design (Style)

Traditional

Outside Entry/Exit

Sump Pump Window Type

Vinyl/Avg+

Bath Wainscot Tile/Avg+

Year Built

1956

Evidence of

Infestation

Storm Sash/Insulated None

Car Storage

None

Effective Age (Yrs) 15

Dampness

Settlement

Screens

Yes/Avg

Driveway # of Cars

2

Attic

None

Heating FWA

HWBB

Radiant Amenities

Woodstove(s) # 0 Driveway Surface

Concrete

Drop Stair

Stairs

Other

Fuel Gas

Fireplace(s) # 0 Fence Block

Garage # of Cars

2

Floor

Scuttle

Cooling

Central Air Conditioning

Patio/Deck Encls Porch Conc

Carport # of Cars

0

Finished

Heated

Individual

Other

Pool None

Other None

Att.

Det.

Built-in

Appliances Refrigerator Range/Oven

Dishwasher

Disposal

Microwave

Washer/Dryer

Other (describe)

Finished area above grade contains:

6 Rooms

3 Bedrooms

2.0 Bath(s)

1,192 Square Feet of Gross Living Area Above Grade

Additional features (special energy efficient items, etc.).

Central A/C, newer windows, updated baths, enclosed patio, newer floors.

Describe the condition of the property (including needed repairs, deterioration, renovations, remodeling, etc.).

C3;Kitchen-not updated;Bathrooms-updated-one to

five years ago;The subject is an average condition home that has been properly maintained and updated over the years.

SITE

IMPROVEMENTS

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.)? The subject property is typical for the area and conforms to the neighborhood.

Freddie Mac Form 70 March 2005

UAD Version 9/2011 Page 1 of 6

Yes No If No, describe Fannie Mae Form 1004 March 2005

Form 1004UAD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE

Uniform Residential Appraisal Report

File # 1

There are There are

4 comparable properties currently offered for sale in the subject neighborhood ranging in price from $ 485,000 39 comparable sales in the subject neighborhood within the past twelve months ranging in sale price from $ 410,000

to $ 624,900

.

to $ 573,000

.

Address

FEATURE Address City, CA 11111

SUBJECT

COMPARABLE SALE # 1 Address 1 City, CA 11111

COMPARABLE SALE # 2 Address 2 City, CA 11111

COMPARABLE SALE # 3 Address 3 City, CA 11111

Proximity to Subject

Sale Price

$

Sale Price/Gross Liv. Area

$

Data Source(s)

Verification Source(s)

0.25 miles E

$ sq.ft. $ 423.08 sq.ft.

CRMLS#1;DOM 45 Realist/Doc#1

0.16 miles W

550,000

$

$ 426.42 sq.ft.

CRMLS#2;DOM 20

Realist/Doc#2

0.33 miles E

510,000

$

$ 435.53 sq.ft.

CRMLS#3;DOM 78

Realist/Doc#3

510,000

VALUE ADJUSTMENTS Sales or Financing Concessions Date of Sale/Time Location Leasehold/Fee Simple

DESCRIPTION

N;Res; Fee Simple

DESCRIPTION

ArmLth Seller Fin.;0 s01/17;c01/17 N;Res; Fee Simple

+(-) $ Adjustment

DESCRIPTION

ArmLth FHA;0 s08/16;c07/16 N;Res; Fee Simple

+(-) $ Adjustment

DESCRIPTION

ArmLth Conv;1300 s02/17;c01/17 N;Res; Fee Simple

+(-) $ Adjustment -1,300

Site View Design (Style)

6219 sf

6144 sf

N;Res;

N;Res;

DT1;Traditional DT1;Traditional

0 6219 sf N;Res; DT1;Traditional

6500 sf

0

N;Res;

DT1;Traditional

Quality of Construction

Q3

Q2

Actual Age

61

62

Condition

C3

C2

-15,000 Q3 0 62

-15,000 C3

Q3 0 63

C4

0 +15,000

Above Grade

Total Bdrms. Baths Total Bdrms. Baths

Total Bdrms. Baths

Total Bdrms. Baths

Room Count

6 3 2.0 6 3 2.0

6 3 2.0

6 3 2.0

Gross Living Area

1,192 sq.ft.

1,300 sq.ft.

-6,500

1,196 sq.ft.

0

1,171 sq.ft.

0

Basement & Finished

0sf

0sf

0sf

0sf

Rooms Below Grade Functional Utility Heating/Cooling Energy Efficient Items

Average FAU/Central None

Average FAU/Central None

Average FAU/Central None

Average FAU/None None

+2,500

Garage/Carport Porch/Patio/Deck Pool/Spa

2ga2dw Porch/Patio None

2ga2dw Porch/Patio None

2ga2dw Porch/Patio None

2ga2dw Porch/Patio None

Net Adjustment (Total)

+

-$

-36,500

+

-$

Adjusted Sale Price of Comparables

Net Adj.

6.6 %

Gross Adj. 6.6 % $

Net Adj.

0.0 %

513,500 Gross Adj. 0.0 % $

I did did not research the sale or transfer history of the subject property and comparable sales. If not, explain

0

+

Net Adj. 510,000 Gross Adj.

-$ 3.2 % 3.7 % $

16,200 526,200

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) MLS, Realist, Dataquick

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) MLS, Realist, Dataquick

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

COMPARABLE SALE #1

COMPARABLE SALE #2

COMPARABLE SALE #3

Date of Prior Sale/Transfer

Price of Prior Sale/Transfer

Data Source(s)

CRMLS/Realist

CRMLS/Realist

CRMLS/Realist

CRMLS/Realist

Effective Date of Data Source(s)

03/11/2017

03/11/2017

03/11/2017

03/11/2017

Analysis of prior sale or transfer history of the subject property and comparable sales

All prior sales/transfers of subject and comparables are shown above.

SALES COMPARISON APPROACH

Summary of Sales Comparison Approach All comparables are taken from the subject's immediate neighborhood, similar in most attributes to the subject property, and represent the best available comparables at the time of the appraisal. All of the subject's features except age are bracketed by the comparable market data provided. See comments page for additional comments regarding sales comparison approach.

RECONCILIATION

Indicated Value by Sales Comparison Approach $ 520,000 Indicated Value by: Sales Comparison Approach $ 520,000

Cost Approach (if developed) $ 524,840

Income Approach (if developed) $

The Sales Comparison Approach is considered most reflective of buyer/seller expectations within the subject market area, therefore it is given

the most emphasis. The Cost Approach was given minimal emphasis as it does not reflect buyer motivations. The Income Approach was not

utilized because this is not an income producing property.

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: See limiting conditions

(certification).

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

$ 520,000 , as of

03/11/2017

, which is the date of inspection and the effective date of this appraisal.

Freddie Mac Form 70 March 2005

UAD Version 9/2011 Page 2 of 6

Fannie Mae Form 1004 March 2005

Form 1004UAD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE

SALES COMPARISON APPROACH

Address

FEATURE Address City, CA 11111

Proximity to Subject

Sale Price

Sale Price/Gross Liv. Area

Data Source(s)

Verification Source(s)

VALUE ADJUSTMENTS

Sales or Financing

Concessions

Date of Sale/Time

Location

Leasehold/Fee Simple

Site

View

Design (Style)

Quality of Construction

Actual Age

Condition

Above Grade

Room Count

Gross Living Area

Basement & Finished

Rooms Below Grade

Functional Utility

Heating/Cooling

Energy Efficient Items

Garage/Carport

Porch/Patio/Deck

Pool/Spa

Uniform Residential Appraisal Report

File # 1

SUBJECT

COMPARABLE SALE # 4

COMPARABLE SALE # 5

Address 4

Address 5

City, CA 11111

City, CA 11111

0.11 miles NW

0.25 miles NE

$

$

496,000

$

624,900

$

sq.ft. $ 419.27 sq.ft.

$ 482.92 sq.ft.

$

CRMLS#4;DOM 9

CRMLS#5;DOM 53

Realist/Doc#4

Realist

COMPARABLE SALE # 6

$ sq.ft.

DESCRIPTION

N;Res; Fee Simple 6219 sf N;Res; DT1;Traditional Q3 61 C3

DESCRIPTION

ArmLth Conv;0 s09/16;c06/16 A;Comm; Fee Simple 6375 sf N;Res; DT1;Traditional Q3 62 C4

+(-) $ Adjustment DESCRIPTION

Listing Backup;0 c02/17 +15,000 N;Res; Fee Simple 0 8527 sf N;Res; DT1;Traditional Q2 0 62 +15,000 C2

+(-) $ Adjustment

-20,000 -15,000

0 -15,000

DESCRIPTION

+(-) $ Adjustment

Total Bdrms. Baths Total Bdrms. Baths

6 3 2.0 6 3 2.0

1,192 sq.ft.

1,183 sq.ft.

0sf

0sf

Total Bdrms. Baths

6 3 2.0 1,294 sq.ft.

0sf

Total Bdrms. Baths

-6,000

sq.ft.

Average FAU/Central None 2ga2dw Porch/Patio None

Average FAU/Central None 2ga2dw Porch/Patio Pool

Average FAU/Central None 2ga2dw Porch/Patio -10,000 None

Net Adjustment (Total)

+

-$

20,000

+

-$

-56,000

+

-$

Adjusted Sale Price of Comparables

Net Adj.

4.0 %

Gross Adj. 8.1 % $

Net Adj.

9.0 %

516,000 Gross Adj. 9.0 % $

Net Adj.

%

568,900 Gross Adj.

%$

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

COMPARABLE SALE # 4

COMPARABLE SALE # 5

COMPARABLE SALE # 6

Date of Prior Sale/Transfer

Price of Prior Sale/Transfer

Data Source(s)

CRMLS/Realist

CRMLS/Realist

CRMLS/Realist

Effective Date of Data Source(s)

03/11/2017

03/11/2017

03/11/2017

Analysis of prior sale or transfer history of the subject property and comparable sales

All prior sales/transfers of subject and comparables are shown above.

Analysis/Comments

SALE HISTORY

ANALYSIS / COMMENTS

Freddie Mac Form 70 March 2005

UAD Version 9/2011

Fannie Mae Form 1004 March 2005

Form 1004UAD.(AC) - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE

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