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

Get? ?more? ?appraisal? ?report? ?samples? ?at? ?

File No.: 1

APPRAISAL OF REAL PROPERTY

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 .........................................................................................................................................................................................................................................

10

Location Map .....................................................................................................................................................................................................................................

11

Subject Photos ...................................................................................................................................................................................................................................

12

Photograph Addendum .......................................................................................................................................................................................................................

13

Comparable Photos 1-3 ......................................................................................................................................................................................................................

14

Comparable Photos 4-6 ......................................................................................................................................................................................................................

15

UAD Definitions Addendum .................................................................................................................................................................................................................

16

REALVALS

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

REALVALS

Uniform Residential Appraisal Report

SUBJECT

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

Refinance Transaction

Other (describe)

Lender/Client

Address Bank Address, City, CA

The Bank

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).

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

CONTRACT

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.

NEIGHBORHOOD

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

Neighborhood Characteristics

One-Unit Housing Trends

Yes

No

One-Unit Housing

Present Land Use %

70 %

10 %

410 Low

57

10 %

Brick Road to the north, Concrete Ave to the east, Asphalt St to the south, Tile

573 High

63

5%

Pred.

Dr to the west.

515

61

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.

Location

Urban

Built-Up

Over 75%

Growth

Rapid

Neighborhood Boundaries

Suburban

25-75%

Stable

Rural

Under 25%

Slow

Property Values

Demand/Supply

Marketing Time

Increasing

Shortage

Under 3 mths

Stable

In Balance

3-6 mths

Declining

Over Supply

Over 6 mths

PRICE

$ (000)

AGE

(yrs)

One-Unit

2-4 Unit

Multi-Family

Commercial

Other

Market Conditions (including support for the above conclusions)

SITE

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

Water

Street Asphalt

Gas

Sanitary Sewer

Alley None

FEMA Special Flood Hazard Area

Yes

No FEMA Flood Zone X500

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.)?

Yes

No If Yes, describe

IMPROVEMENTS

No apparent adverse site conditions or external factors noted.

General Description

Foundation

Units

One

One with Accessory Unit

# of Stories

1

Type

Det.

Att.

S-Det./End Unit

Existing

Proposed

Under Const.

Design (Style)

Traditional

Year Built

1956

Effective Age (Yrs) 15

Attic

None

Drop Stair

Stairs

Floor

Scuttle

Finished

Heated

Concrete Slab

Crawl Space

Full Basement

Partial Basement

Basement Area

0 sq.ft.

Basement Finish

%

0

Outside Entry/Exit

Sump Pump

Evidence of

Infestation

Dampness

Settlement

Heating

FWA

HWBB

Radiant

Other

Fuel Gas

Cooling

Central Air Conditioning

Individual

Other

Exterior Description

materials/condition Interior

Foundation Walls

Concrete/Avg

Exterior Walls

Wood/Stucco/Avg

Roof Surface

Comp/Avg

Gutters & Downspouts None

Window Type

Vinyl/Avg+

Storm Sash/Insulated None

Screens

Yes/Avg

Amenities

Woodstove(s) # 0

Fireplace(s) # 0

Fence Block

Patio/Deck Encls

Porch Conc

Pool None

Other None

materials/condition

Floors

Cpt/Tile/Avg+

Walls

Drywall/Avg

Trim/Finish

Paint/Avg

Bath Floor

Tile/Avg+

Bath Wainscot Tile/Avg+

Car Storage

None

Driveway

# of Cars

2

Driveway Surface

Concrete

Garage

# of Cars

2

Carport

# of Cars

0

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.

Are there any physical deficiencies or adverse conditions that affect the livability, soundness, or structural integrity of the property?

Does the property generally conform to the neighborhood (functional utility, style, condition, use, construction, etc.)?

Yes

Yes

No If Yes, describe

No If No, describe

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

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

Fannie Mae Form 1004 March 2005

Uniform Residential Appraisal Report

File # 1

comparable properties currently offered for sale in the subject neighborhood ranging in price from $ 485,000

to $ 624,900

.

4

comparable sales in the subject neighborhood within the past twelve months ranging in sale price from $ 410,000

to $ 573,000

.

39

FEATURE

SUBJECT

COMPARABLE SALE # 1

COMPARABLE SALE # 2

COMPARABLE SALE # 3

Address Address

Address 1

Address 2

Address 3

City, CA 11111

City, CA 11111

City, CA 11111

City, CA 11111

Proximity to Subject

0.25 miles E

0.16 miles W

0.33 miles E

Sale Price

$

$

$

$

550,000

510,000

510,000

Sale Price/Gross Liv. Area

$

sq.ft. $

$

$

423.08 sq.ft.

426.42 sq.ft.

435.53 sq.ft.

Data Source(s)

CRMLS#1;DOM 45

CRMLS#2;DOM 20

CRMLS#3;DOM 78

Verification Source(s)

Realist/Doc#1

Realist/Doc#2

Realist/Doc#3

VALUE ADJUSTMENTS

DESCRIPTION

DESCRIPTION

+(-) $ Adjustment

DESCRIPTION

+(-) $ Adjustment

DESCRIPTION

+(-) $ Adjustment

Sales or Financing

ArmLth

ArmLth

ArmLth

Concessions

Seller Fin.;0

FHA;0

Conv;1300

-1,300

Date of Sale/Time

s01/17;c01/17

s08/16;c07/16

s02/17;c01/17

Location

N;Res;

N;Res;

N;Res;

N;Res;

Leasehold/Fee Simple

Fee Simple

Fee Simple

Fee Simple

Fee Simple

Site

6219 sf

6144 sf

0 6219 sf

6500 sf

0

View

N;Res;

N;Res;

N;Res;

N;Res;

Design (Style)

DT1;Traditional DT1;Traditional

DT1;Traditional

DT1;Traditional

Quality of Construction

Q3

Q2

-15,000 Q3

Q3

Actual Age

61

62

0 62

0 63

0

Condition

C3

C2

-15,000 C3

C4

+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

Average

Average

Average

Average

Heating/Cooling

FAU/Central

FAU/Central

FAU/Central

FAU/None

+2,500

Energy Efficient Items

None

None

None

None

Garage/Carport

2ga2dw

2ga2dw

2ga2dw

2ga2dw

Porch/Patio/Deck

Porch/Patio

Porch/Patio

Porch/Patio

Porch/Patio

Pool/Spa

None

None

None

None

SALES COMPARISON APPROACH

There are

There are

Net Adjustment (Total)

+

- $

+

- $

-36,500

Adjusted Sale Price

Net Adj.

%

Net

Adj.

6.6

0.0 %

of Comparables

Gross Adj.

6.6 % $

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

+

Net Adj.

510,000 Gross Adj.

0

-

$

%

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.

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 $

Cost Approach (if developed) $

Income Approach (if developed) $

520,000

524,840

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

$

, as of

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

520,000

03/11/2017

Freddie Mac Form 70 March 2005

UAD Version 9/2011

Page 2 of 6

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

Fannie Mae Form 1004 March 2005

Uniform Residential Appraisal Report

FEATURE

SUBJECT

COMPARABLE SALE # 4

Address 4

City, CA 11111

0.11 miles NW

$

496,000

sq.ft. $

419.27 sq.ft.

SALE HISTORY

SALES COMPARISON APPROACH

Address

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

$

$

CRMLS#4;DOM 9

Realist/Doc#4

DESCRIPTION

DESCRIPTION

+(-) $ Adjustment

ArmLth

Conv;0

s09/16;c06/16

N;Res;

A;Comm;

+15,000

Fee Simple

Fee Simple

6219 sf

6375 sf

0

N;Res;

N;Res;

DT1;Traditional DT1;Traditional

Q3

Q3

61

62

0

C3

C4

+15,000

Total Bdrms. Baths

6

3

2.0

1,192 sq.ft.

Total Bdrms. Baths

6

3

2.0

1,183 sq.ft.

0sf

0sf

Average

FAU/Central

None

2ga2dw

Porch/Patio

None

Average

FAU/Central

None

2ga2dw

Porch/Patio

Pool

File # 1

COMPARABLE SALE # 5

COMPARABLE SALE # 6

Address 5

City, CA 11111

0.25 miles NE

$

$

624,900

$

$

sq.ft.

482.92 sq.ft.

CRMLS#5;DOM 53

Realist

DESCRIPTION

+(-) $ Adjustment

Listing

Backup;0

c02/17

N;Res;

Fee Simple

8527 sf

-20,000

N;Res;

DT1;Traditional

Q2

-15,000

62

0

C2

-15,000

Total Bdrms. Baths

6

3

2.0

1,294 sq.ft.

DESCRIPTION

+(-) $ Adjustment

Total Bdrms. Baths

-6,000

sq.ft.

0sf

Average

FAU/Central

None

2ga2dw

Porch/Patio

-10,000 None

Net Adjustment (Total)

+

- $

+

- $

+

- $

20,000

-56,000

Adjusted Sale Price

Net Adj.

%

Net

Adj.

%

Net

Adj.

%

4.0

9.0

of Comparables

Gross Adj.

% $

8.1 % $

516,000 Gross Adj.

9.0 % $

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

Analysis/Comments

Freddie Mac Form 70 March 2005

UAD Version 9/2011

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

Fannie Mae Form 1004 March 2005

 ................
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