RBBS in a Box Volume 1 #2

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FNMA 1004 / FHLMC 70 ╔═════════════════════════════════════════════════════════════════════════════╗ ║ UNIFORM RESIDENTIAL APPRAISAL REPORT ║ ╠════════════════════════════════════╦═══╦════════════════════════════════════╣ ╟──────────────────────┬─────────────╢ ╟─────────────────────┬──────────────╢ ║ Property Address │Lender Disc. ║ ║ Sketch/Calculations │ Reproduction ║ ╟──────────────────┬───┴─────────────║ ║ │ Cost ║ ║ Location │ Neighborhood ║ ╟─────────┬────────┬──┴─────┬────────╢ ╟──────────────────┼─────────────────╢ ║ Subject │Comp. │Comp. │Comp. ║ ║ Dimensions │ Topography ║ ║ │ No. 1 │ No. 2 │ No. 3 ║ ╟──────────────────┴──┬──────────────╢ ║ │ │ │ ║ ║ General/Ext./Fdtn. │ Base./Insul. ║ ╟─────────┴────────┴────────┴────────╢ ╟─────────────────────┴──────────────╢ ║ Indicated Value ... ║ ║ Foy./Liv./Din./Kit./Den/Fam./... ║ ║ ║ ╟───────────────────────┬────────────╢ ║ ║ ║ Surfaces... │Improvements║ ║ ║ ╟───────────────────────┴────────────╢ ║ ║ ║ Add. Feat./Deprec./Gen. Market ... ║ ║ ║ ╚════════════════════════════════════╝ ╚════════════════════════════════════╝ Freddie Mac Form 70 10/86 Fannie Mae Form 1004 10/86 SSSS S SSS SSS"S,SBDS ,S 5 7S > @S G IS,S ╔═════════════════════════════════════════════════════════════════════════════╤ ║ │ ║Property Description & Analysis File No. │ ╠═════════════════════════════════════════════════════════════════════════════╡ ║Prop. Addr. Census Tract │ ╟─────────────────────────────────────────────────────────────────────────────┤ ║City County State Zip │ ╟─────────────────────────────────────────────────────────────────────────────┤ ║Legal Description │ ╟─────────────────────────────────────────────────────────────────────────────┤ ║Owner/Occupant Map Reference │ ╟───────────────────────────────────────────────────┬─────────────────────────┤ ║Sale Price $ . Date of Sale │PROPERTY RIGHTS APPRAISED│ ╟───────────────────────────────────────────────────┤ │ ║Loan Charges/Conc. Paid by Seller $ . │[ ] Fee Simple │ ╟───────────────────────────────────────────────────┤[ ] Leasehold │ ║R.E. Taxes $ . Tax Yr HOA $/Mo . │[ ] Condominium (HUD/VA) │ ╟───────────────────────────────────────────────────┤[ ] De Minimus PUD │ ║Lender/Client │ │ ╟───────────────────────────────────────────────────┤ ├ ║ │ │ ╟───────────────────────────────────────────────────┴──────────────┬──────────┘ ║ ║ :CC C5BCC#C4:C?CC 1C C2@ C)D!% C%.#C6: 7M6: 7M6:7X6:7X)C ═╤════════════════════════════════════════════════════════════════════════════╗ │ LENDER DISCRETIONARY DATA ║ ─┤ ║ │ Sale Price $ . ║ ─┤ ║ │ Date ║ ─┤ ║ │ Mortgage Amount $ . ║ ─┤ ║ │ Mortgage Type ║ │ ║ │ Discount Points and Other Concessions ║ │ ║ │ Paid by Seller $ . ║ │ ║ ├────────────────────────────────────────────────────────────────────────────╢ │ Source ║ └────────────────────────────────────────────────────────────────────────────╢ ║ ║ ║ ║ ║ AADA @C%AAC ╟────────────────────────────────────────────────────────────────────────────┬─ ║ LOCATION [ ] Urban [ ] Suburban [ ] Rural │ ║ BUILT UP [ ] Over 75% [ ] 25-75% [ ] Under 25% │ ║ GROWTH RATE [ ] Rapid [ ] Stable [ ] Slow │ ║ PROPERTY VALUES [ ] Increasing [ ] Stable [ ] Declining │ ║ DEMAND/SUPPLY [ ] Shortage [ ] In Balance [ ] Over Supply │ ║ MARKETING TIME [ ] Under 3 Mos. [ ] 3-6 Mos. [ ] Over 6 Mos. │ ╟──────────────────┬────────────────┬────────────────────┬───────────────────┤ ║PRESENT LAND USE %│LAND USE CHANGE │PREDOMINANT │SINGLE FAM. HOUSING│ ║Single Family │Not Likely [ ]│OCCUPANCY │ PRICE AGE │ ║2-4 Family │Likely [ ]│Owner [ ]│ $ (000) (yrs) │ ║Multi-Family │In Process [ ]│Tenant [ ]│ Low │ ║Commercial │To: │Vacant (0-5%) [ ]│ High │ ║Industrial │ │Vacant (over 5%) [ ]│ Predominant │ ║Vacant │ │ │ - │ ╟──────────────────┴────────────────┴────────────────────┴───────────────────┴╢ ║ COMMENTS: ║ ║ ║ ║ ║ ║ ║ ╟─────────────────────────────────────────────────────────────────────────────╢ -M+M?MM+M?MM+M?MM+M?MM+M?MM+M?M #M #M #M C C C & & 8M & & 8M & &8M & &8M & & &C ; >< ; >< ; >< ; II ; II ; II AT KT KT KT ─┬────────────────────────────────────────────────────────────╢ │ NEIGHBORHOOD ANALYSIS ║ │ Good Avg Fair Poor ║ │ Employment Stability [ ] [ ] [ ] [ ] ║ │ Convenience to Employment [ ] [ ] [ ] [ ] ║ │ Convenience to Shopping [ ] [ ] [ ] [ ] ║ │ Convenience to Schools [ ] [ ] [ ] [ ] ║ │ Adequacy of Public Transportation [ ] [ ] [ ] [ ] ║ ─┤ Recreation Facilities [ ] [ ] [ ] [ ] ║ │ Adequacy of Utilities [ ] [ ] [ ] [ ] ║ │ Property Compatibility [ ] [ ] [ ] [ ] ║ │ Protection from Detrimental Cond. [ ] [ ] [ ] [ ] ║ │ Police & Fire Protection [ ] [ ] [ ] [ ] ║ │ General Appearance of Properties [ ] [ ] [ ] [ ] ║ │ Appeal to Market [ ] [ ] [ ] [ ] ║ ─┴────────────────────────────────────────────────────────────╢ ║ 089M>?MDEMJKM89M>?MDEMJKM89M>?MDEMJKM89M>?MDEMJKM!89M!>?M!DEM!JKM 8 9M > ?M D EM J KM 8 9M > ?M D EM J KM89M>?MDEMJKM!89M!>?M!DEM!JKM89M>?MDEMJKM 89M >?M DEM JKM89M>?MDEMJKM ╟────────────────────────────────────────────────────────────────────────────┬─ ║ Dimensions │ ║ Site Area Corner Lot │ ║ Zoning Classification Zoning Compl. │ ║ HIGHEST & BEST USE: Present Other │ ╟──────────────────────────────────┬─────────────────────────────────────────┤ ║ UTILITIES Public Other │ SITE IMPROVEMENTS Type Public Private│ ║ Electricity [ ] │ Street [ ] [ ] │ ║ Gas [ ] │ Curb/Gutter [ ] [ ] │ ║ Water [ ] │ Sidewalk [ ] [ ] │ ║ Sanitary Sewer [ ] │ Street Lights [ ] [ ] │ ║ Storm Sewer [ ] │ Alley [ ] [ ] │ ╟──────────────────────────────────┴─────────────────────────────────────────┴╢ ║ COMMENTS (Apparent adverse easements, encr... ║ ║ ║ ║ ║ ╟─────────────────────────────────────────────────────────────────────────────╢ # .C C/ :CC/=CC/5CM C M C M CM CM C&:4C&@CM&GJM &: 4C &@ CM &G JM &: 4C &@ CM &G JM&:4C&@CM&GJM&:4C&@CM&GJM1TKTKT ─┬──────────────────────────────────────────────────────╢ │ ║ │ Topography ║ │ ║ │ Size ║ │ ║ │ Shape ║ │ ║ │ Drainage ║ │ ║ │ View ║ │ ║ │ Landscaping ║ │ ║ │ Driveway ║ │ ║ │ Apparent Easements ║ │ ║ │ FEMA Flood Hazard Yes No ║ │ ║ │ FEMA Map/Zone ║ ─┴──────────────────────────────────────────────────────╢ ║ .C.C.C .C.C.C.C.C26CADC- C ╟──────────────────────────┬───────────────────────────┬──────────────────────┬ ║ GENERAL DESCRIPTION │ EXTERIOR DESCRIPTION │ FOUNDATION │ ║ │ │ │ ║Units │Foundation │Slab │ ║Stories │Exterior Walls │Crawl Spc │ ║Type (Det/Att) │Roof Surface │Basement │ ║Design (Style) │Gutters/Dwnspts │Sump Pump │ ║Existing │Window Type │Dampness │ ║Proposed │Storm Sash │Settlement │ ║Under Const. │Screens │Infestation │ ║Age (Yrs) │Manuf. House │ │ ║Effec. Age │ │ │ ╟──────────────────────────┴───────────────────────────┴──────────────────────┴ ║ CCC C C /C/C/C/C/C /C /C/C%C9E C9 E C9E C9 E C9E C 9 E C 9 E C 9?C 9?C ─┬───────────────────────────────┬─────────────────────────────╢ │ BASEMENT │ INSULATION ║ │ │ ║ │ Area Sq Ft │ Roof [ ] ║ │ % Finished │ Ceiling [ ] ║ │ Ceiling │ Walls [ ] ║ │ Walls │ Floor [ ] ║ │ Floor │ None [ ] ║ │ Outside Entry │ Adequacy [ ] ║ │ │ Energy Eff. Items: ║ │ │ ║ │ │ ║ ─┴───────────────────────────────┴─────────────────────────────╢ ║ ║ * -(C(C(C (C "C "C "C3FC3LX3FC3LX3FC3LX3FC3LX3FC3LX 3 FC 3 LX 3BC 3BC ║ ║ ╟────────┬────┬────┬────┬────┬────┬────┬────┬────┬────┬────┬─────┬────────────╢ ║ROOMS │Foy.│Liv.│Din.│Kit.│Den │Fam.│Rec.│Bed.│Bath│Ldry│Other│Area Sq. Ft.║ ║────────┼────┼────┼────┼────┼────┼────┼────┼────┼────┼────┼─────┼────────────╢ ║Basement│ │ │ │ │ │ │ │ │ │ │ │ ║ ╟────────┼────┼────┼────┼────┼────┼────┼────┼────┼────┼────┼─────┼────────────╢ ║Level 1 │ │ │ │ │ │ │ │ │ │ │ │ ║ ╟────────┼────┼────┼────┼────┼────┼────┼────┼────┼────┼────┼─────┼────────────╢ ║Level 2 │ │ │ │ │ │ │ │ │ │ │ │ ║ ╟────────┼────┼────┼────┼────┼────┼────┼────┼────┼────┼────┼─────┼────────────╢ ║ │ │ │ │ │ │ │ │ │ │ │ │ ║ ╟────────┴────┴────┴────┴────┴────┴────┴────┴────┴────┴────┴─────┴────────────╢ ║Finished area ABOVE grade contains: ║ ║ Rooms Bedrooms Baths Sq Ft Gross Living Area ║ ╟─────────────────────────────────────────────────────────────────────────────╢ ║ 4 $$$$$ $$$))))) )))..... ...33333 33388888 888===== ===CGCGC GCG###( #. ╟────────────────────────────────┬────────────────┬─────────────┬─────────────┬ ║ SURFACES Materials/Condition│ HEATING │KITCHEN EQUIP│ ATTIC │ ║ │Type │ │ │ ║Floors │Fuel │Refrig. [ ]│None [ ]│ ║Walls │Cond. │Range/Oven[ ]│Stairs [ ]│ ║Trim/Finish │Adeq. │Disposal [ ]│Drop Stair[ ]│ ║Bath Floor │ │Dishwasher[ ]│Scuttle [ ]│ ║Bath Wainscot │ COOLING │Fan/Hood [ ]│Floor [ ]│ ║Doors │Central │Compactor [ ]│Heated [ ]│ ║ │Other │Wash/Dry [ ]│Finished [ ]│ ║ │Cond. │Microwave [ ]│ [ ]│ ║Fireplace(s) # │Adeq. │Intercom [ ]│ [ ]│ ╟────────────────────────────────┼────────────────┼─────────────┼─────────────┤ ║ CAR STORAGE Garage [ ] │ Attached [ ] │Adequate [ ]│Hse Entry [ ]│ ║ No. Cars Carport[ ] │ Detached [ ] │Inadequate[ ]│Outs Entry[ ]│ ║ Condition None [ ] │ Built-in [ ] │Elec. Door[ ]│Basement [ ]│ ╟────────────────────────────────┴────────────────┴─────────────┴─────────────┴ ║ 4CCC CC C C C C$#-C$#-C$#-C$#-C$ # -C$ # -C$#-C$#-C44?X44 ?X44?X44 ?X44?X4 4 ?X4 4 ?X44 ?X44?XCBMXCBMXCB MXCBMXCBMXC B MXC B MXCCCCMXCCCCMX CXXX$0X$0X$0X4?X4 ?X4 ?XB MXB MXBMX ───┬─────────────────────────────────────────────────────────────╢ │ IMPROVEMENT ANALYSIS ║ │ Good Avg Fair Poor ║ │ Quality of Construction [ ] [ ] [ ] [ ] ║ │ Condition of Improvements [ ] [ ] [ ] [ ] ║ │ Room Sizes/Layout [ ] [ ] [ ] [ ] ║ │ Closets and Storage [ ] [ ] [ ] [ ] ║ │ Energy Efficiency [ ] [ ] [ ] [ ] ║ │ Plumbing-Adequacy & Condition [ ] [ ] [ ] [ ] ║ │ Electrical-Adequacy & Condition [ ] [ ] [ ] [ ] ║ │ Kitchen Cabinets-Adequacy & Cond. [ ] [ ] [ ] [ ] ║ │ Compatibility to Neighborhood [ ] [ ] [ ] [ ] ║ │ Appeal & Marketability [ ] [ ] [ ] [ ] ║ │ Estimated Remaining Economic Life Yrs. ║ │ Estimated Remaining Physical Life Yrs. ║ ──┴─────────────────────────────────────────────────────────────╢ ║ *89M>?MDEMJKM89M>?MDEMJKM89M>?MDEMJKM89M>?MDEMJKM89M>?MDEMJKM 8 9M > ?M D EM J KM 8 9M > ?M D EM J KM!89M!>?M!DEM!JKM89M>?MDEMJKM89M>?MDEMJKM!JE!JE ╟─────────────────────────────────────────────────────────────────────────────╢ ║ Add'l Ftr ║ ║ ║ ║ ║ ╟─────────────────────────────────────────────────────────────────────────────╢ ║ Depreciation (Physical, functional and ext... ║ ║ ║ ║ ║ ║ ║ ╟─────────────────────────────────────────────────────────────────────────────╢ ║ General market conditions and prevalence and impact in su... ║ ║ ║ ║ ║ ║ ║ ╚═════════════════════════════════════════════════════════════════════════════╝ AT KT KT-0T-KT-KT- KT<@T<KT<KT<KT ╔════════════════════════════════════════════════════════════════════════════╤═ ║ BUILDING SKETCH (SHOW GROSS LIVING AREA ABOVE GRADE) │ ║ If for Freddie Mac or Fannie Mae show only square foot calculations and │ ║ cost approach comments in this space. │ ║ │ ║ │ ║ │ ║ │ ║ │ ║ │ ║ │ ║ │ ║ │ ║ │ ║ │ ║ │ ║ │ ║ │ ╟────────────────────────────────────────────────────────────────────────────┤ ║(Not Required by Freddie Mac or Fannie Mae) │ ║Does property conform to applicable HUD/VA prop. standards? [ ] Yes [ ] No │ ║If No, explain: │ ║ │ ╟────────────────────────────────────────────────────────────────────────────┘ G%*CG%*CG%*CG%*CG% *CG% *CG%*CG%*CG%*CG%*CG%*CG%*CG%*CG%*C;B?M;KHM;CJC ═╤════════════════════════════════════════════════════════════════════════════╗ │ ESTIMATED REPRODUCTION COST - NEW - OF IMPROVEMENTS ║ │ ║ │Dwelling SqFt @ $ . = $ . ║ │ SqFt @ $ . = . ║ │Extras = . ║ │ = . ║ │Special Energy Efficient Items = . ║ │Porches, Patios, etc. = . ║ │Garage/Carport SqFt @ $ . = . ║ │Total Estimated Cost New ................................... = $ . ║ │ Physical Functional External ║ │Less Depreciation = $ . ║ │Depreciated Value of Improvements .......................... = $ . ║ │Site Imp. "as is" (driveway, landscaping, etc.) = $ . ║ │ESTIMATED SITE VALUE = $ . ║ │(If leasehold, show only leasehold value) ║ │INDICATED VALUE BY COST APPROACH = $ . ║ ├────────────────────────────────────────────────────────────────────────────╢ │Construction Warranty [ ] Yes [ ] No ║ │Name of Warranty Program ║ │Warranty Coverage Expires ║ └────────────────────────────────────────────────────────────────────────────╢ ,%15 @D ,%15 C,CC(CC6 CC 1C C , ' 1 5 CC ",-C!C/CC CM(%MCD ╟─────────────────────────────────────┬─ ║ ITEM SUBJECT │ ╟─────────────────────────────────────┼─ ║Address │ ║Proximity to Subject ░░░░░░░░░░░░░░ │ ║Sales Price $ . │ ║Price/Gross Liv. Area $ . /│ ║Data Source │ ╟─────────────────────────────────────┼ ║ │ ║VALUE ADJUSTMENTS DESCRIPTION │ ║Above Grade Tot. Bed. Bath│ ╟─────────────────────────────────────┼ ║Room Count │ ║Sales or Fin. Conces. ░░░░░░░░░░░░░░ │ ║Gross Living Area SqFt│ ║Date of Sale/Time │ ║Basement ... Below Grade │ ║Location │ ║Functional Utility │ ║Site/View │ ║Heating/Cooling │ ║Design and Appeal │ ║Garage/Carport │ ║Quality of Const. │ ║Porches, Patio, Pools.. │ ║Age │ ║Spec. Energy Eff. Items │ ║Condition │ ║Fireplace(s) │ ║Other (e.g kitchen..) │ ║Net Adj. (total) ░░░░░░░░░░░░░ │ ║Ind. Val. of Subject ░░░░░░░░░░░░░ │ ╟─────────────────────────────────────┴ C CC C C C CC" C* AB* FG* KL*KD*D C*D C*D C*D C*D C*D C*D C*D C ╟─────────────────────────────────────┬─ ║ ITEM COMPARABLE NO. 1 │ ╟─────────────────────────────────────┼─ ║Address │ ║Proximity to Subj. │ ║Sales Price $ . │ ║Price/Gross Liv. Area $ . /│ ║Data Source │ ╟─────────────────────────────────────┼ ║ │ ║VALUE ADJ. DESC. +/- $ Adj.│ ║Above Grade Tot. Bed. Bath│ ╟─────────────────────────────────────┼ ║Room Count │ ║Sales/Fin. Conc. . │ ║Gross Living Area SqFt│ ║Date Sale/Time │ ║.. Below Grade . │ ║Location . │ ║Funct. Util. . │ ║Site/View . │ ║Heating/Cooling . │ ║Design & Appeal . │ ║Garage/Carport . │ ║Quality of Const. . │ ║Porches, Patio.. . │ ║Age . │ ║Spc. En. Eff. . │ ║Condition . │ ║Fireplace(s) . │ ║Other . │ ║Net Adj. (total) [ ]+ [ ]- . │ ║Ind. Val. Subj. .......... . │ ╟─────────────────────────────────────┴ -CCC C C C C C C C * AB* FG* KL*KD*: C*E *: C*E *: C*E *: C*E *: C*E *: C*E *: C*E *: C*E *><M*CAM*E *D ╟─────────────────────────────────────┬─ ║ ITEM COMPARABLE NO. 2 │ ╟─────────────────────────────────────┼─ ║Address │ ║Proximity to Subj. │ ║Sales Price $ │ ║Price/Gross Liv. Area $ /│ ║Data Source │ ╟─────────────────────────────────────┼ ║ │ ║VALUE ADJ. DESC. +/- $ Adj.│ ║Above Grade Tot. Bed. Bath│ ╟─────────────────────────────────────┼ ║Room Count │ ║Sales/Fin. Conc. . │ ║Gross Living Area . SqFt│ ║Date Sale/Time . │ ║.. Below Grade . │ ║Location . │ ║Funct. Util. . │ ║Site/View . │ ║Heating/Cooling . │ ║Design & Appeal . │ ║Garage/Carport . │ ║Quality of Const. . │ ║Porches, Patio.. . │ ║Age . │ ║Spc. En. Eff. . │ ║Condition . │ ║Fireplace(s) . │ ║Other . │ ║Net Adj. (total) [ ]+ [ ]- . │ ║Ind. Val. Subj. .......... . │ ╟─────────────────────────────────────┴ -CCC C C C C C C C * AB* FG* KL*KD*: C*E *: C*E *: C*E *: C*E *: C*E *: C*E *: C*E *: C*E *><M*CAM*E *D ╟─────────────────────────────────────┬─ ║ ITEM COMPARABLE NO. 3 │ ╟─────────────────────────────────────┼─ ║Address │ ║Proximity to Subj. │ ║Sales Price $ │ ║Price/Gross Liv. Area $ /│ ║Data Source │ ╟─────────────────────────────────────┼ ║ │ ║VALUE ADJ. DESC. +/- $ Adj.│ ║Above Grade Tot. Bed. Bath│ ╟─────────────────────────────────────┼ ║Room Count │ ║Sales/Fin. Conc. . │ ║Gross Living Area . SqFt│ ║Date Sale/Time . │ ║.. Below Grade . │ ║Location . │ ║Funct. Util. . │ ║Site/View . │ ║Heating/Cooling . │ ║Design & Appeal . │ ║Garage/Carport . │ ║Quality of Const. . │ ║Porches, Patio.. . │ ║Age . │ ║Spc. En. Eff. . │ ║Condition . │ ║Fireplace(s) . │ ║Other . │ ║Net Adj. (total) [ ]+ [ ]- . │ ║Ind. Val. Subj. .......... . │ ╟─────────────────────────────────────┴ -CCC C C C C C C C * AB* FG* KL*KD*: C*E *: C*E *: C*E *: C*E *: C*E *: C*E *: C*E *: C*E *><M*CAM*E *D ╟─────────────────────────────────────────────────────────────────────────────╢ ║ Comments on... ║ ║ ║ ║ ║ ╟─────────────────────────────────────────────────────────────────────────────╢ ║INDICATED VALUE BY SALES COMPARISON APPROACH ............... = $ . ║ ║INDICATED VALUE BY INCOME APPROACH (if applicable) ║ ║ Estim. Market Rent $ . /Mo. x Gross Rent Mult. = $ . ║ ║This appraisal is made [ ] "as is" ║ ║ [ ] subject to repairs, alterations, inspections or conditions listed below ║ ║ [ ] completions per plan and specifications ║ ║Comments and Co... ║ ║ ║ ╟─────────────────────────────────────────────────────────────────────────────╢ ║Final R.. ║ ║ ║ ║ ║ ╟─────────────────────────────────────────────────────────────────────────────╢ ║This appraisal is based upon ... stated in ║ ║[ ] FmHA, HUD &/or VA instructions ║ ║[ ] Freddie Mac Form 439/Fannie Mae Form 1004B filed [ ] attached ║ ║I (WE) ESTIMATE THE MARKET VALUE, AS DEFINED, OF THE SUBJECT PROPERTY ║ ║ AS OF TO BE . ║ ╚═════════════════════════════════════════════════════════════════════════════╝ <TKTKT,B(:2B M G M 'M9TKT BT KT KT*M**M17DFCXE DE G M 'M%(&C%KC6CKCKC*M**M17DFCXE DE