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1993-07-01
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UNIFORM APPRAISAL REPORT PROCESSOR
Version 3.6
Calvin E. Flint III
Route 3, Box 261
Batesville MS 38606
OVERVIEW
Years ago, I saw the potential for computer generated
appraisal reports, particularly with the FNMA/FHLMC form
report. After purchasing my first personal size computer, a
TRS-80 Model I in 1978, I began writing the software
necessary to process the report, calculate the math, save the
reports for future revision/reference, and printing the final
product. I still feel that the Model I/III was one of the
best computers to learn true computing on. If you could
program a little Basic or Pascal, it was great! But that's
another story.
The Model I version underwent several refinements and served
my needs very well until 1986, when I gave in to BIG BLUE and
purchased an IBM compatible.
By that time, many high and low end versions of report
processors had hit the market. I have seen many of them, and
some are very nice, for a price. Still others offer many
features of a high priced program at a cost as low as $50.00.
Mine is still my personal favorite (possibly because of the
blood, sweat, tears and a little ego). It uses many features
found in programs for as much as $900.
DON'T GET HUNG UP WITH THIS MANUAL. THIS IS AN EASY PROGRAM
TO RUN. YOU JUST NEED A FEW POINTERS TO HELP YOU GET
STARTED.
Version 2 of the program was born when the new URAR report
came out, and I upgraded (?) to the IBM.
This program is designed for use by the small user. It will
not merge with large systems, or give you a large data base
to choose comparables from. But it will process the report,
do most of the math, load and save, and it is very easy to
learn.
I am placing this program in the public domain for you to
use, critique, and share. If you like the program, or if
you'd just like to do something nice, a contribution of $25
or more to Camp Lake Stephens, Oxford MS 38655 in my name
would be nice. Your money will be used well! If you'd rather
just use the program and not send anything to the kids at the
camp, it's up to you. But, remember, it's tax deductible.
Comments are appreciated and should be directed to me at
73127,2010 on CompuServe, or mail at the address below.
URAR Processor 3.6
TABLE OF CONTENTS
Overview.................................................1
Table of Contents........................................2
Setup....................................................3
Main Menu................................................4
Default Name And Data Path...............................4
HELP!....................................................5
The Function Keys........................................5
Entering Text............................................6
Speed Data Entry Feature.................................7
Numeric Data.............................................7
The Market Data Approach.................................8
The Income Approach......................................9
Final Reconciliation.....................................9
Date and Market Value...................................10
Printing the Forms......................................10
Restarting the Program..................................11
Killing A File..........................................11
Ending the Program......................................11
Conclusion..............................................11
Page 2
URAR Processor 3.6
SETUP
This program requires MS-DOS 2.1 or higher. The program is
set up initially to run on a single floppy system but will
run on a floppy system with one or two drives or hard disk
system. The following programs should be on this disk:
URAR.EXE - This is the heart of the system and allows
access to the editing, loading, savings,
printing routines.
BRUN20.EXE - The runtime compiler.
DEFAULT.RPT- This is the file to enter your default
information, such as city, state, zip,
lender, comments, or anything else that you
want to appear on every report the same.
Of course, you can change the information
at any time.
URAR.DOC - This manual. To get a hard copy at any
DOS prompt type "COPY URAR.DOC
PRINTDOC.BAT-This will output the manual to a printer.
Be sure you have enough paper.
SETUP.DAT - This is a tiny file setting up your default
HDSET.DAT - name and drive path for storing your
reports. Initially, you are setup to run
entirely off Drive A. HDSET.DAT is the
default if installed on a hard drive.
HDURAR.BAT - Installs the program on hard disk in
directory C:\URAR.
URAR.DEF - Included Definitions of some variables.
?????.SCR - Menu and Help screen files.
If you are missing any of these files, you should contact me
at 73127,2010 on CompuServe, or the address below.
Copy the programs onto a diskette or in a URAR directory on
your hard drive. Type "URAR" <Enter> and the program should
run. If you are using a hard disk, be sure all the files
shown above are in your URAR directory.
If you already have a subdirectory called URAR, you should to
just copy the files to a new directory by any name you want.
Page 3
URAR Processor 3.6
MAIN MENU
Throughout the program, information screens may appear.
Touching any key will continue. After the initial
"advertisement" screen, touch any key and the initialization
routine will run, followed by loading the default
information. After a couple of seconds, a second screen
should come up that looks like this:
M A I N M E N U
Quit
Load File
Save File
Current File
Print Report
Default Paths
Restart
Kill File
Exit To DOS Shell
DEFAULT NAME AND DATA PATH
From this screen, type "D" and you'll get prompts asking you
to enter your name, and the default drive for your files. If
you are using a one drive system, enter A:. If you are using
two drives, and would like to save your files on drive B:
then enter B:. If you are running from hard disk, you might
want to save directly to your URAR directory (C:\URAR\) or to
a sub-directory (C:\URAR\REPORTS\).
Next enter "S" to save the new SETUP.DAT file.
Page 4
URAR Processor 3.6
HELP!
At most any time during the program, pressing the F1 key will
bring up a help file. This file is similar to the following:
URAR PROCESSOR HELP SCREEN
A) Subject Information N) Attic
B) Location O) Car Storage
C) Land Use Grid P) Improvement Analysis
D) Neighborhood Rating Q) Comments & Additional Features
E) Neighborhood Comments R) Area Computation
F) Site Data & Utilities S) Cost Approach
G) Site Improvements T) Market Approach
H) Site Comments U) Market Comments
I) Improvements V) Income Approach
J) Room List W) Conditions or Repairs
K) Interior Finish X) Comments
L) Heating and Cooling Y) Date & Market Value
M) Kitchen Equipment Z) Main Menu
The appraisal report form has been divided into the sections
described above. To go directly to a particular section,
just enter the corresponding letter. For example, if you
want to enter the room list data, type "J" <Enter> and you
will be sent immediately to that section. This keeps you
from having to page up and down continuously through a
form. You can directly access the entire form from any
"ENTER SECTION" prompt.
Entering a "?" at any Section Prompt Screen will also bring
up the help screen.
THE FUNCTION KEYS
Two function keys, F9 and F10 will also help you get around.
F10 will carry you back to the Main Menu, and F9 will carry
you to the bottom of the current screen for the next prompt.
In the Print Mode, F8 will stop printing and return you to
the main Print Menu.
Page 5
URAR Processor 3.6
ENTERING TEXT
Go back to the Main Menu (F1) <ENTER>.
Now select "C". The ENTER SECTION prompt appears at the
bottom of the screen. Select section "A" <ENTER>.
This carries you to the first screen. Enter information as
you are prompted. If the information currently in the space
is correct (or if you are reviewing) just hit <ENTER> to keep
the same information. To change it, just type over the data
on that line.
If you have something entered on a line, and would like to
delete the line, you can enter a space, then <ENTER>. This
records a space (ASC 32) on the line and eliminates the rest
of the line.
File saves were a problem in the program. Unfortunately, the
compiler uses the comma to separate variables during a save.
If a text line containing a comma was used, the line was
split into two variables. Obviously this played havoc when
trying to save the text to disk. As a result, all (most)
text is sent through a routine to determine valid or invalid
characters. Most will not be a problem, but the comma is a
no-no. They simply will not print on the screen. The
exceptions are in Market Value ($185,000) and in the Date
(December 31, 1987).
Most places where text has to be entered through out the form
function in this same way.
In most cases, ESCape will carry you to the next Menu Screen
when entering text.
SPEED DATA ENTRY
Work your way down to Section B. Your screen should now look
like this:
B: NEIGHBORHOOD DATA
2 |LOCATION 1=URBAN 2=SUBURBAN
2 |BUILT UP 1 > 75 2= 75-25 3=<
2 |GROWTH 1=RAPID 2=STEADY 3=SLOW
2 |PROPERTY VALUE 1=INCREASE 2=STABLE 3=DECLINING
2 |DEMAND/SUPPLY 1=SHORTAGE 2=BALANCE 3=OVERAGE
2 |MARKETING TIME 1=< 3 MO. 2= 4-6 MO. 3=> 6
1 |LAND USE CHANGE 1=NOT LIKELY 2=LIKELY 3=TAKING PLACE
1 |OCCUPANCY 1=OWNER 2=TENANT
3=VACANT <5% 4=VACANT >5%
Page 6
URAR Processor 3.6
You will note that your cursor is located on the left hand
side of the screen by the number. This is a speed entry
feature for putting those confounded little X's on the
report. Simply press the corresponding number for the box
you want to print an X in. If Location is RURAL, you would
press a 3. If Growth is RAPID, you would press a 1. No need
to press ENTER. The up/down cursor keys will move you up or
down the grid.
Data Entry can be very quick with this feature and you don't
have to tab across all those choices on Neighborhood and
Property Rating Grids. Just enter a 1 for Good, 2 for
Average, 3 for Fair, and 4 for Poor. Entering a 5 will cause
the word "NONE" to be printed in the boxes across the form.
Any area that calls for an X to be printed in a box uses this
feature.
Some sections, such as the Site Utility Data, call for either
an X or printed data. The default record shows an X for the
items such as public streets, sewage, water, lights, etc.
Simply press <ENTER> to print the X in the box. If some
other entry is required, just type it in. The program will
detect whether you need an X in the box, or the text on the
line.
NUMERIC DATA
When entering numbers in the Cost, Market and Income
approaches, all math is performed by the program. The one
exception is in the Area Computation. If you choose to enter
the dimensions here, you will need to type out the
measurements AND the total.
Depreciation is deducted from the total and a summary of the
Cost approach is shown prior to the NEXT SECTION prompt.
A similar problem was seen in numeric entry as in the text
entry. Simply pressing <ENTER> would zero the variable. The
routine to get around it works fine, but doesn't allow a zero
to be entered if needed. To get around that, I converted all
the numbers to integers (whole numbers). To zero a number
that is in the file, you will need to enter a value less than
1. I usually use ".1" (1/10). This works fine should not
cause you any problems.
This method should be used in the Cost and Market Data
Approaches when a zero is needed where a variable currently
resides.
Page 7
URAR Processor 3.6
THE MARKET DATA APPROACH
The above numeric and text methods for clearing fields should
be used throughout the market data grids. You will see the
top of the form showing sales price, addresses and other
information about the subject and comparables. You will also
get the top half of the adjustment section. The bottom of
the screen gives you the total adjustments and the adjusted
sales prices.
Selecting "S" will allow you to input the Subject
descriptions. The only catch here is that ROOM COUNT is a
string variable using the form ##..##..##. That is if the
house has 8 rooms 3 bedrooms and 2.5 baths, you should enter:
8___3_2.5
where the underline symbols equal spaces. You may need a
little experimenting here, but you'll catch on easily.
Selecting one of the comparables lets you input comparable
data, and gives you comparison with the subject descriptions.
Pressing the enter key for a description enters "Equal" as
the default entry.
You are then advanced to the next description. The only way
a dollar adjustment is allowed is if you input something
other than a carriage return or the word "Equal" as the
description. The cursor then moves to the adjustment column
for input. Once the number is entered, all totals are
updated.
To enter new data, just type it in. To clear text
information, enter a space and to clear numeric data ".1"
Total adjustments and the Adjusted Value will be updated at
the bottom of the form.
Selecting E for Exit moves the cursor to the bottom left hand
of the screen allowing input of your Market Data Value.
Text entries should be kept to 10 characters or less, due to
the size of the blocks on the form when printing. The
program will automatically truncate any text greater than 10
characters.
Page 8
URAR Processor 3.6
INCOME APPROACH
Enter the Gross Rent and Gross Rent Multiplier and the
Indicated Value is automatically calculated. In the print
mode, if the Indicated Value equals ZERO, a "N/A" will be
printed in the space.
V: INCOME APPROACH
Enter Economic Market Rent: 0 ? 500
Enter Gross Rent Multiplier: 0 ? 120
Income Approach: 60000
FINAL RECONCILIATION
This section is a typical input section, except that the
values in all three approaches appear at the top of the form.
This is very helpful in reviewing the values arrived at from
each approach.
X: FINAL RECONCILIATION
Cost: 182,023 Market: 185,000 Income:
0
Cost approach supports market indication. Market approach
gives best indication despite large adjustments on #2 and #3.
#1 has least adjustments and is given most weight with #3
supporting lower end.____
Page 9
URAR Processor 3.6
DATE AND MARKET VALUE
All three value approaches appear here also to help you with
reaching your opinion of the value.
Y: DATE OF APPRAISAL
Current Date : December 1, 1987
Enter Date:
Cost: 182,023 Market: 185,000 Income:
Current Estimated Value: 185,000
Estimated Market Value:
1) FmHA &/or VA Instructions
2) Freddie Mac Form 439 Attached
Select ? 2
PRINTING THE FORMS
Be sure that your forms are 10 pitch. Continuous feed
computer forms are best and can be obtained from most supply
companies selling the forms.
Printing is very simple. Just select <P>rint from the main
menu. Then you can select printing of side one, side two, or
printing both sides continuously.
The program will handle single sheet forms and print front
and back using the side one and side two commands.
The continuous forms usually have an alignment box near the
top. Pressing <A>lign Form will print an "X" in those boxes
to help you align your form.
Line feeds are also possible from the Print Menu.
If you select Both sides and have continuous forms, the
program will print automatically and return you to the Print
Menu. To exit Print and return to Editor, press
<M>ain Menu or ESCape.
Page 10
URAR Processor 3.6
RESTART
This option restarts the program and resets all variables to
the default level. You will be asked if you are SURE you
want to RESTART. Once you do, your form will be erased, so
be sure to save it.
KILLING A FILE
Killing a file can be disastrous so there are several
protections here. First, you MUST include the entire
filename with extension or you will get a FILE NOT FOUND
error. Secondly, after entering the filename, you must enter
a "K" to actually perform the KILL. Hopefully this provides
enough protection from accidentally deleting a file.
EXITING TO DOS
The program provides a DOS Shell, letting you temporarily
exit the file to do some file maintenance. You can format a
diskette, copy, move, or delete files or just about any other
command. You can even run SOME programs, exit them and
return to URAR. Be sure you return to the URAR (or other if
you named one) Directory before returning to the program. To
return to the program, you should enter "EXIT" at the C>.
ENDING THE PROGRAM
<Q>uit is to end the program and return you to
System. Again, you will be asked if you are SURE
you want to QUIT.
CONCLUSION
Well, that's about it. I hope I've covered all possible
options, but in case I haven't, leave me Email on CompuServe
at 73127,2010, or write to me at:
Calvin E. Flint III
Route 3, Box 261
Batesville, MS 38606
As I said, this is not the "ULTIMATE PROGRAM" for processing
the URAR, but it suits my needs and, once you learn the
little ins and outs, it is very fast. I hated tabbing
through all those little boxes. Let me hear from you!!!
Page 11
