Uniform Residential Appraisal Report Sample

1 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 1 Appraisal OF REAL PROPERTYDATE OF VALUATION:03/11/2017 LOCATED AT:Property AddressLegal DescriptionCity, CA 11111 FOR:The BankBank Address, City, CATABLE OF CONTENTS:Table of Contents/Cover Page ..URAR ..URAR ..Additional Comparables 4-6 ..URAR ..URAR ..URAR ..URAR ..Building Sketch ..Parcel Map ..Location Map ..Subject Photos ..Photograph Addendum ..Comparable Photos 1-3 ..Comparable Photos 4-6 ..UAD Definitions Addendum ..12345678910111213141516 Form TCG - "TOTAL" Appraisal software by a la mode, inc. - 1-800-ALAMODEREALVALSFile No.:REALVALS1 AddressCityCA11111 Borrower's NameBorrower's NameCountyLegal DescriptionAPN20171,000 The BankBank Address, City, CAThe subject has not been listed on the MLS in the past 12 months.

2 41057351557636170101055 Brick Road to the north, Concrete Ave to the east, Asphalt St to the south, Tile Dr to 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 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 prevalentwithin the market area. Other land use is vacant sfRectangularN;Res;RS-6 Single Family ResidentialAsphaltNoneX50006059C0128J12/ 03/2009No apparent adverse site conditions or external factors noted. 1 Traditional19561500 Concrete/AvgWood/Stucco/AvgComp/AvgNoneV inyl/Avg+NoneYes/AvgCpt/Tile/Avg+Drywall /AvgPaint/AvgTile/Avg+Tile/Avg+ ,192 Central A/C, newer windows, updated baths, enclosed patio, newer ;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 subject property is typical for the area and conforms to the 1004 UAD - "TOTAL" Appraisal software by a la mode, inc.

3 - 1-800-ALAMODEU niform Residential Appraisal ReportFile #SUBJECTCONTRACTNEIGHBORHOODSITEIMPROVEM ENTST hepurposeofthissummaryappraisalreportist oprovidethelender/clientwithanaccurate,a ndadequatelysupported, AddressCityStateZip CodeBorrowerOwner of Public RecordCountyLegal DescriptionAssessor's Parcel #Tax Taxes $Neighborhood NameMap ReferenceCensus TractOccupantOwnerTenantVacantSpecial Assessments $PUDHOA $per yearper monthProperty Rights AppraisedFee SimpleLeaseholdOther (describe)Assignment TypePurchase TransactionRefinance TransactionOther (describe)Lender/ClientAddressIs 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 ?YesNoReport data source(s) used, offering price(s), and date(s).Ididdid 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 Price $Date of ContractIs the property seller the owner of public record?

4 YesNoData 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?YesNoIf Yes, Report the total dollar amount and describe the items to be : Race and the racial composition of the neighborhood are not Appraisal CharacteristicsLocationUrbanSuburbanRura lBuilt-UpOver 75%25-75%Under 25%GrowthRapidStableSlowOne-Unit Housing TrendsProperty ValuesIncreasingStableDecliningDemand/Su pplyShortageIn BalanceOver SupplyMarketing TimeUnder 3 mths3-6 mthsOver 6 mthsOne-Unit HousingPRICE$ (000)AGE(yrs) Land Use %One-Unit%2-4 Unit%Multi-Family%Commercial%Other%Neigh borhood BoundariesNeighborhood DescriptionMarket Conditions (including support for the above conclusions)DimensionsAreaShapeViewSpeci fic Zoning ClassificationZoning DescriptionZoning ComplianceLegalLegal Nonconforming (Grandfathered Use)No ZoningIllegal (describe)Is the highest and best use of subject property as improved (or as proposed per plans and specifications) the present use?

5 YesNoIf No, describeUtilitiesPublicOther (describe)PublicOther (describe)ElectricityGasWaterSanitary SewerOff-site Improvements - TypePublicPrivateStreetAlleyFEMA Special Flood Hazard AreaYesNoFEMA Flood ZoneFEMA Map #FEMA Map DateAre the utilities and off-site improvements typical for the market area?YesNoIf No, describeAre there any adverse site conditions or external factors (easements, encroachments, environmental conditions, land uses, etc.)?YesNoIf Yes, describeGeneral DescriptionUnitsOneOne with Accessory Unit# of UnitExistingProposedUnder (Style)Year BuiltEffective Age (Yrs)FoundationConcrete SlabCrawl SpaceFull BasementPartial BasementBasement Finish%Outside Entry/ExitSump PumpEvidence ofInfestationDampnessSettlementExterior Descriptionmaterials/conditionFoundation WallsExterior WallsRoof SurfaceGutters & DownspoutsWindow TypeStorm Sash/InsulatedScreensInteriormaterials/c onditionFloorsWallsTrim/FinishBath FloorBath WainscotAtticNoneDrop StairStairsFloorScuttleFinishedHeatedHea tingFWAHWBBR adiantOtherFuelCoolingCentral Air ConditioningIndividualOtherAmenitiesFire place(s) #Patio/DeckPoolWoodstove(s) #FencePorchOtherCar StorageNoneDriveway# of CarsDriveway SurfaceGarage# of CarsCarport# of (describe)Finished area above grade contains.

6 RoomsBedroomsBath(s)Square Feet of Gross Living Area Above GradeAdditional features (special energy efficient items, etc.).Describe the condition of the property (including needed repairs, deterioration, renovations, remodeling, etc.).Are there any physical deficiencies or adverse conditions that affect the livability, soundness, or structural integrity of the property?YesNoIf Yes, describeDoes the property generally conform to the neighborhood (functional utility, style, condition, use, construction, etc.)?YesNoIf No, describeFreddie Mac Form 70 March 2005 UAD Version 9/2011 Page 1 of 6 Fannie Mae Form 1004 March 200514485,000624,90039410,000573,000 AddressCity, CA 11111N;Res;Fee Simple6219 sfN;Res;DT1; ,1920sfAverageFAU/CentralNone2ga2dwPorch /PatioPool/SpaNoneCRMLS/Realist03/11/201 7 Address 1 City, CA miles E550, #1;DOM 45 Realist/Doc#1 ArmLthSeller Fin.;0s01/17;c01/17N;Res;Fee Simple6144 sf0N;Res;DT1;TraditionalQ2-15,000620C2-1 5, ,300-6,5000sfAverageFAU/CentralNone2ga2d wPorch/PatioNone-36, ,500 CRMLS/Realist03/11/2017 Address 2 City, CA miles W510, #2;DOM 20 Realist/Doc#2 ArmLthFHA;0s08/16;c07/16N;Res;Fee Simple6219 sfN;Res;DT1; ,19600sfAverageFAU/CentralNone2ga2 ,000 CRMLS/Realist03/11/2017 Address 3 City, CA miles E510, #3;DOM 78 Realist/Doc#3 ArmLthConv;1300-1,300s02/17;c01/17N;Res; Fee Simple6500 sf0N;Res;DT1;TraditionalQ3630C4+15, ,17100sfAverageFAU/None+2,500 None2ga2dwPorch/PatioNone16, ,200 CRMLS/Realist03/11/2017 MLS, Realist, DataquickMLS, Realist, DataquickAll prior sales/transfers of subject and comparables are shown 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 .

7 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 ,000520,000524,840 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 limiting conditions (certification).520,00003/11/2017 Form 1004 UAD - "TOTAL" Appraisal software by a la mode, inc. - 1-800-ALAMODEU niform Residential Appraisal ReportFile #SALES COMPARISON APPROACHRECONCILIATIONT here arecomparablepropertiescurrentlyofferedf orsaleinthesubjectneighborhoodranginginp ricefrom$to $.There arecomparablesalesinthesubjectneighborho odwithinthepasttwelvemonthsranginginsale pricefrom$to $.

8 FEATURESUBJECTCOMPARABLE SALE # 1 COMPARABLE SALE # 2 COMPARABLE SALE # 3 AddressProximity to SubjectSale Price$$$$Sale Price/Gross Liv. Area$ $ $ $ Source(s)Verification Source(s)VALUE ADJUSTMENTSDESCRIPTIONDESCRIPTION+(-) $ AdjustmentDESCRIPTION+(-) $ AdjustmentDESCRIPTION+(-) $ AdjustmentSales or FinancingConcessionsDate of Sale/TimeLocationLeasehold/Fee SimpleSiteViewDesign (Style)Quality of ConstructionActual AgeConditionAbove CountGross Living & FinishedRooms Below GradeFunctional UtilityHeating/CoolingEnergy Efficient ItemsGarage/CarportPorch/Patio/DeckNet Adjustment (Total)+-+-+-$$$Adjusted Sale Priceof Comparables$$$Net not research the sale or transfer history of the subject property and comparable sales. If not, explainMy researchdiddid not reveal any prior sales or transfers of the subject property for the three years prior to the effective date of this Source(s)My researchdiddid not reveal any prior sales or transfers of the comparable sales for the year prior to the date of sale of the comparable Source(s) 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).

9 ITEMSUBJECTCOMPARABLE SALE #1 COMPARABLE SALE #2 COMPARABLE SALE #3 Date of Prior Sale/TransferPrice of Prior Sale/TransferData Source(s)Effective Date of Data Source(s)Analysis of prior sale or transfer history of the subject property and comparable salesSummary of Sales Comparison ApproachIndicated Value by Sales Comparison Approach $Indicated Value by: Sales Comparison Approach $Cost Approach (if developed) $Income Approach (if developed) $This Appraisal is made"as is",subjecttocompletionperplansandspecif icationsonthebasisofahypotheticalconditi onthattheimprovementshavebeencompleted,s ubjecttothefollowingrepairsoralterations onthebasisofahypotheticalconditionthatth erepairsoralterationshavebeencompleted,o rsubject to thefollowingrequiredinspectionbasedonthe extraordinaryassumptionthattheconditiono rdeficiencydoesnotrequirealterationorrep air:Basedonacompletevisualinspectionofth einteriorandexteriorareasofthesubjectpro perty,definedscopeofwork,statementofassu mptionsandlimitingconditions,andappraise r'scertification,my(our)opinionofthemark etvalue,asdefined,oftherealpropertythati sthesubjectofthisreportis$, as of, Mac Form 70 March 2005 UAD Version 9/2011 Page 2 of 6 Fannie Mae Form 1004 March 20051 AddressCity, CA 11111N;Res;Fee Simple6219 sfN;Res;DT1; ,1920sfAverageFAU/CentralNone2ga2dwPorch /PatioPool/SpaNoneCRMLS/Realist03/11/201 7 Address 4 City, CA miles NW496, #4;DOM 9 Realist/Doc#4 ArmLthConv;0s09/16;c06/16A;Comm;+15,000 Fee Simple6375 sf0N;Res;DT1;TraditionalQ3620C4+15, ,1830sfAverageFAU/CentralNone2ga2dwPorch /PatioPool-10,00020, ,000 CRMLS/Realist03/11/2017 Address 5 City, CA miles NE624, #5;DOM 53 RealistListingBackup;0c02/17N;Res;Fee Simple8527 sf-20,000N;Res;DT1.

10 TraditionalQ2-15,000620C2-15, ,294-6,0000sfAverageFAU/CentralNone2ga2d wPorch/PatioNone-56, ,900 CRMLS/Realist03/11/2017456456 All prior sales/transfers of subject and comparables are shown 1004 UAD.(AC) - "TOTAL" Appraisal software by a la mode, inc. - 1-800-ALAMODEU niform Residential Appraisal ReportFile #SALES COMPARISON APPROACHSALE HISTORYANALYSIS / COMMENTSFEATURESUBJECTCOMPARABLE SALE #COMPARABLE SALE #COMPARABLE SALE #AddressProximity to SubjectSale Price$$$$Sale Price/Gross Liv. Area$ $ $ $ Source(s)Verification Source(s)VALUE ADJUSTMENTSDESCRIPTIONDESCRIPTION+(-) $ AdjustmentDESCRIPTION+(-) $ AdjustmentDESCRIPTION+(-) $ AdjustmentSales or FinancingConcessionsDate of Sale/TimeLocationLeasehold/Fee SimpleSiteViewDesign (Style)Quality of ConstructionActual AgeConditionAbove CountGross Living & FinishedRooms Below GradeFunctional UtilityHeating/CoolingEnergy Efficient ItemsGarage/CarportPorch/Patio/DeckNet Adjustment (Total)+-+-+-$$$Adjusted Sale Priceof Comparables$$$Net 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).