Bidder packet
(Parcel 8)
LAND APPRAISAL REPORT file No.
WHITE, TIMOTHY
Properly Address c assign road City —
Census Tract
_
County
Legal Description 4.39 acres, lot 2-b pt Hollywood Sale Price S ——
Date of Sale
Achral Real Estate Taxes S
—
(y)
UwWCIient
_ STAFFORD
Loan Term
VACANT
Appraiser
Location
Built Up
0 Fully Dev
Growth Rate
(3 Suburban
Over /5%
10 0 0 0 ?
_ Rapid 3 Increasing
Property Values Demand/Supply
3 Shortage
Marketing Time
3 Under 3 Mos.
Present Land Use
25 % I Family
% 2-4 Family
% Industrial __
Change in Present Land Use
% Vacant
_L5. %
1
tO $ 350,000
yrs. to
75
yrs.
0 Leasehold 0 De Minimis PUD J
0 Over 6 Mos.
Adequacy of Public Transportation
OBDO ? 0 O ? 0 ? 0
Convenience to Shopping
% Commercial
10 0 ? i/i ? ?
Recreational Facilities
Adequacy of Utilities Property Compatibility
RESIDENTIAL
Police and Fire Protection
Predominant Value S 225,ooo Predominant Age 25_ yrs
General Appearance ol Properties Appeal to Market
? ? 0 ? HDD 0 ? ? HDD
? ? ? ?
Protection from Detrimental Conditions
% Vacant
Fair Poor
0 0 0 0
Convenience to Employment
0 Taking Place (*) To
estate appraisa^j
Good Avg
Employment Stability
Convenience to Schools
0 Tenant
$ 75,000
0 l ee
0 Declining 0 Oversupply
_%Condo
0 Likely (")
0Qvmer
Single Family Price Range Single Family Age
0 Rural 0 Under 25% 0 Slow
FA™ & FORESTLAND
FARM & FOREST
Zip Code
Address 725 JACKSON STREET, FREDERICKSBURG, VA, Instructions to Appraiser fee simple market value summary real
25% to 75% Steady Stable In Balance 4-6 Mos.
_% Apts. .
0 Not Likely (*! From _
Predominant Occupancy
Property Rights Appraised Other sales concessions
yrs.
MICHAEL C.BOGGS
Urban
VIRGINIA
State
Loan charges to be paid by seller S
SANDS ANDERSON
Occupant
60-17
Map tolerance
? 0 ? ?
Comments including those factors, favorable or unfavorable, aflecling marketabili ty (e.g public parks, schools, view, noise): typical suburban Stafford county characterized BY LARGE TRACTS OF FARM
AND FORESTLAND SLOWLY BEING DIVIDED INTO SMALLER SINGLE FAMILY
Dimensions irregular
Zoning classification
Other (Describe) TANK
Water
Torso TYPICAL
_
I Maintenance 0 Public 0 Private VTew TYPICAL SEPTIC Storm Sewer 0 Curb/Gutter Drainage TYPICAL 3 Underground Fleet. & Te! Sidewalk 0 Streetlights Is the property located in a HUD Identified Special Rood Ftoard Area? WELL
San. Sewer
OFF SITF IMPROVEMENTS
0 Comer Lot
0 do 0 do nol conform to zoning regulations
Stieet Access 0 Public 0 Private Size TYPICAL j Surface GRAVEL-DIRT Shape typical
/
Gas
Sq.Et or Acres
Present Improvements
0 Present use 0 Other (specify)
Public Flee.
4,39
3S
agriculture
Highest and best use
HOUSE SITES. ALL ARE SERVED BY WELL AND SEPTIC SYSTEMS,
Comments (favorable or unfavorable including any' apparent adverse easements,
encroachments, or other adverse cunditnns):
0No0Ye$
TYPICAL SMALL OFF ROAD PARCEL
The undersigned has recited three recent sales ol properties mcsl similar and proximate to subject and has considered these in the marker analysis. adjustment reflecting market reaction to those ilems The description includes a dollar ot significant variation between the subject and comparable properties li a significant item in the comparable to or more favorable than the subject property, property Is superior a minus (-) adjustment is made thus reducing the indicated value c' subject: it a significant item in the comparable is inferior to or less favorable than the subject property,
a plus ( i ) adjustment is made thus increasing the indicated value ol the subject
I
ITEM
]._ __SUB.]FCT PROPERTY _ _L .
: Address
COMPARABLE NO f
TAX MAP 60-17
COMPARABLE NO, 2
TAX MAP 47C-B
COMPARABLE NO, 3
TAX MAP 45-101A
TAX MAP 60D-1-6
Proximity to Subject
Sales Price,
P'(P.8.
.
S^L_. Sn
S 60,000
AERIAL PHOTO
Date of Sale and Time Adjustment
.DESCRIPTION
Site/View
U ;-;S Adjust. . _
8/15 SIM
4.89 ACRES
5.26 AC
s
MRIS
SESCRtPTION
SUBURBAN
$ 80,000
Li
MRIS
8/16
Location
S 53,000
s
Data Source
MRIS
DESCRIPTION
+(- IS Adjust
DESCRIPTION
3/15
-2500
j +(-)$ Adjust.
11/15
SIM 2.7 ACRES
+10000
SUPERIOR ROAD FT
-20000
3 AC
+10000
Sales or Financing
Concessions Net Adi. (Total)
+
Indicated Value
PT-
S 2500
J3 +_ 0 -
of SuDject
Comments on Market Data:
_|
S 10000"
0 -
S 10000
|
I S 57'500
IS
63,000 I $ 70,000 all market data appears to be good, due to owner occupied neighborhood and the: lack of thL IMuRUVk lvitNto
THE INCOME AND COST" APPROACHES WERE NOT USED.
'
"
' '
~
Comments and Conditions Of Appraisal: THIS SUMMARY REAL ESTATE APPRAISAL REPORT IS CONTINGENT ON THE CERTIFIC ATION, DEFINITION AND LIMITING CSfT
final Reconciliation:
AFTER ADJUSTMENTS. THESE SALES REFLECT A WIDE RANE OF MARKET VALUES"FOR THE SUBJECT.
ESTIMATED LIQUIDATION VALUE IS: S50,000.
_
ESTIMATE THE MARKET VALUE. AS DEFINED. OF SDBJECT PHOPEHTY AS OF
(ppraisgjsi
5
AUGUST 1,
Review Appraiser (if applicable)
Michael C, Boggs Real Estate
2016
to be $ 63.000
0 Did
EXHIBIT 3 O
3
Parcel 8 (White): 4.3889 acres, more or less, Lot 2-B, east side of Caisson Road; Parcel60-17 1 Tax Map
Parcel 1 April 13, 2017 Parcels
US Route
VA Primary (Business)
Structures
US Route (Business)
Secondary Major
Interstate
VA Primary
Secondary
Secondary Minor Quantico Roads
0
210
0
62.5
1:4,514 420
840 ft
125
250 m
Sources: Esri, HERE, DeLorme, USGS, Intermap, INCREMENT P, NRCan, Esri Japan, METI, Esri China (Hong Kong), Esri Korea, Esri (Thailand),
Source: Stafford County GIS
April 13, 2017 Parcels
US Route
VA Primary (Business)
Secondary Minor
0
PURCHASER'S ACKNOWLEDGMENT AND CONTRACT OF SALE At that certain Special Commissioner's sale held on TUESDAY, MAY 9, 2017, in the cause styled County of Stafford, Virginia v. ____________________, et al., the undersigned was the highest bidder on the real estate described as _____________________, Stafford County, Virginia, Tax Map ID No. ___________, for a bid price of $___________, plus a 10% buyer’s premium of $__________, for a total purchase price $_________________. I understand that a deposit of $____________, equal to 10% of the total purchase price, is required to be deposited today with Union Bank & Trust, General Receiver, and that the balance will be due within 15 days after confirmation by the Court.
E!
I understand that this property is being sold subject to any covenants, easements, or conditions of record, and any claims of persons in possession. I understand that this property may not have a right-of-way to a public road, and I hereby accept this limitation. I understand that I will be notified at the address below of the date the Court intends to confirm this sale, and that this Court hearing will be my last opportunity to raise any questions concerning this sale. I understand this parcel can be redeemed prior to confirmation by the Court. I understand that I will be responsible for the real estate taxes on this parcel from JULY 1, 2017 forward.
SA M PL
If the balance of the purchase price is not paid in full within fifteen days after confirmation, I agree that my 10% deposit will be forfeited. In addition to the costs already incurred, I also agree to pay any reasonable charges, including reasonable attorney fees, incurred by my failure to comply with this contract. I further understand that if I fail to comply with this contract, that this real estate can be resold, and that I will be responsible for any deficiency upon resale, including any expenses of resale. I understand that the former owners of this property may for good cause shown, within ninety (90) days from the entry of the sale confirmation in this matter, petition the Court to have this sale reheard. ______________________________________ Name (Please Print) ______________________________________ Purchaser (Signature)
______________________________________ Address ______________________________________ City State Zip Code
______________________________________ Telephone ______________________________________ Margaret F. Hardy, Special Commissioner
TITLE WILL BE TAKEN IN THE NAME OF: _________________________________________
PARCEL _______
41 Fox Run Lane Fredericksburg, Virginia 22405 540-899-1776 www.ForSaleAt Auction.biz VAAF #651
E!
REAL ESTATE AUCTION TERMS OF SALE
AUCTION
SA M PL
Special Commissioner’s Sale of Real Estate Stafford County, Virginia Tuesday, May 9, 2017 @ 2:00 P.M. Stafford County Administrative Board Room
All sales are subject to the approval of the Circuit Court of Stafford County, Virginia. A 10% Buyers Premium will be added to the highest bid and will become a part of the total sales price on each property. The highest bidder shall deposit 10% of the total sales price, by either cash or good check, which sum shall be credited toward the purchase at closing. The balance of the purchase price, in certified funds, shall be deposited with Union Bank & Trust, General Receiver, within fifteen (15) days after Court confirmation. TIME IS OF THE ESSENCE. All properties will be conveyed by Special Warranty Deed, subject to any easements and covenants of record, and any rights of persons in possession. The purchaser understands these properties can be redeemed by the current owner of record prior to confirmation by the Court. The purchaser understands that the former owner of the parcel(s) may for good cause shown, within ninety (90) days from the entry of the sale confirmation in this matter, petition the Court to have this sale reheard. Should any parcel(s) fail to receive confirmation, be redeemed by the owner, or have the sale reheard and found in favor of the landowner, the purchasers sole remedy shall be return of their purchase price only and the sale will become void and of no effect. The purchaser will be responsible for the real estate taxes on the purchased parcel(s) beginning July 1, 2017. Obtaining financing, if needed, is the sole responsibility of the purchaser. The sale is not contingent upon the purchaser obtaining financing or any other matters. No loan points payments, closing cost assistance, or any other purchase incentive is being offered. While all information regarding the parcel(s) has been from sources deemed reliable and believed correct, neither the County of Stafford, the Special Commissioner, the Auction Firm, or their representatives or employees, make any guarantees or warranties, expressed or implied whatsoever regarding, without limitation, the structural integrity, physical condition, construction, extent of construction, workmanship, materials, habitability, zoning, fitness for a particular use or purpose, topography, soil type or content, functionality of any and all systems, availability of public utilities, or merchantability of all or any part of the property. Prospective purchasers shall rely solely upon information obtained through their own due diligence. Any reliance upon the information provided shall be solely at the risk of the purchasers. These terms, along with the “Purchaser’s Acknowledgement and Contract of Sale”, signed by each purchaser, and all announcements made from the auction block become a part of the purchase agreement. I/We understand and agree to abide by the aforementioned terms, which become a part of the real estate contract to purchase.
_______________________________ (Seal) ____________________________ (Seal) Bidder/Purchaser Date Bidder/Purchaser Date
LAND APPRAISAL REPORT file No.
WHITE, TIMOTHY
Properly Address c assign road City —
Census Tract
_
County
Legal Description 4.39 acres, lot 2-b pt Hollywood Sale Price S ——
Date of Sale
Achral Real Estate Taxes S
—
(y)
UwWCIient
_ STAFFORD
Loan Term
VACANT
Appraiser
Location
Built Up
0 Fully Dev
Growth Rate
(3 Suburban
Over /5%
10 0 0 0 ?
_ Rapid 3 Increasing
Property Values Demand/Supply
3 Shortage
Marketing Time
3 Under 3 Mos.
Present Land Use
25 % I Family
% 2-4 Family
% Industrial __
Change in Present Land Use
% Vacant
_L5. %
1
tO $ 350,000
yrs. to
75
yrs.
0 Leasehold 0 De Minimis PUD J
0 Over 6 Mos.
Adequacy of Public Transportation
OBDO ? 0 O ? 0 ? 0
Convenience to Shopping
% Commercial
10 0 ? i/i ? ?
Recreational Facilities
Adequacy of Utilities Property Compatibility
RESIDENTIAL
Police and Fire Protection
Predominant Value S 225,ooo Predominant Age 25_ yrs
General Appearance ol Properties Appeal to Market
? ? 0 ? HDD 0 ? ? HDD
? ? ? ?
Protection from Detrimental Conditions
% Vacant
Fair Poor
0 0 0 0
Convenience to Employment
0 Taking Place (*) To
estate appraisa^j
Good Avg
Employment Stability
Convenience to Schools
0 Tenant
$ 75,000
0 l ee
0 Declining 0 Oversupply
_%Condo
0 Likely (")
0Qvmer
Single Family Price Range Single Family Age
0 Rural 0 Under 25% 0 Slow
FA™ & FORESTLAND
FARM & FOREST
Zip Code
Address 725 JACKSON STREET, FREDERICKSBURG, VA, Instructions to Appraiser fee simple market value summary real
25% to 75% Steady Stable In Balance 4-6 Mos.
_% Apts. .
0 Not Likely (*! From _
Predominant Occupancy
Property Rights Appraised Other sales concessions
yrs.
MICHAEL C.BOGGS
Urban
VIRGINIA
State
Loan charges to be paid by seller S
SANDS ANDERSON
Occupant
60-17
Map tolerance
? 0 ? ?
Comments including those factors, favorable or unfavorable, aflecling marketabili ty (e.g public parks, schools, view, noise): typical suburban Stafford county characterized BY LARGE TRACTS OF FARM
AND FORESTLAND SLOWLY BEING DIVIDED INTO SMALLER SINGLE FAMILY
Dimensions irregular
Zoning classification
Other (Describe) TANK
Water
Torso TYPICAL
_
I Maintenance 0 Public 0 Private VTew TYPICAL SEPTIC Storm Sewer 0 Curb/Gutter Drainage TYPICAL 3 Underground Fleet. & Te! Sidewalk 0 Streetlights Is the property located in a HUD Identified Special Rood Ftoard Area? WELL
San. Sewer
OFF SITF IMPROVEMENTS
0 Comer Lot
0 do 0 do nol conform to zoning regulations
Stieet Access 0 Public 0 Private Size TYPICAL j Surface GRAVEL-DIRT Shape typical
/
Gas
Sq.Et or Acres
Present Improvements
0 Present use 0 Other (specify)
Public Flee.
4,39
3S
agriculture
Highest and best use
HOUSE SITES. ALL ARE SERVED BY WELL AND SEPTIC SYSTEMS,
Comments (favorable or unfavorable including any' apparent adverse easements,
encroachments, or other adverse cunditnns):
0No0Ye$
TYPICAL SMALL OFF ROAD PARCEL
The undersigned has recited three recent sales ol properties mcsl similar and proximate to subject and has considered these in the marker analysis. adjustment reflecting market reaction to those ilems The description includes a dollar ot significant variation between the subject and comparable properties li a significant item in the comparable to or more favorable than the subject property, property Is superior a minus (-) adjustment is made thus reducing the indicated value c' subject: it a significant item in the comparable is inferior to or less favorable than the subject property,
a plus ( i ) adjustment is made thus increasing the indicated value ol the subject
I
ITEM
]._ __SUB.]FCT PROPERTY _ _L .
: Address
COMPARABLE NO f
TAX MAP 60-17
COMPARABLE NO, 2
TAX MAP 47C-B
COMPARABLE NO, 3
TAX MAP 45-101A
TAX MAP 60D-1-6
Proximity to Subject
Sales Price,
P'(P.8.
.
S^L_. Sn
S 60,000
AERIAL PHOTO
Date of Sale and Time Adjustment
.DESCRIPTION
Site/View
U ;-;S Adjust. . _
8/15 SIM
4.89 ACRES
5.26 AC
s
MRIS
SESCRtPTION
SUBURBAN
$ 80,000
Li
MRIS
8/16
Location
S 53,000
s
Data Source
MRIS
DESCRIPTION
+(- IS Adjust
DESCRIPTION
3/15
-2500
j +(-)$ Adjust.
11/15
SIM 2.7 ACRES
+10000
SUPERIOR ROAD FT
-20000
3 AC
+10000
Sales or Financing
Concessions Net Adi. (Total)
+
Indicated Value
PT-
S 2500
J3 +_ 0 -
of SuDject
Comments on Market Data:
_|
S 10000"
0 -
S 10000
|
I S 57'500
IS
63,000 I $ 70,000 all market data appears to be good, due to owner occupied neighborhood and the: lack of thL IMuRUVk lvitNto
THE INCOME AND COST" APPROACHES WERE NOT USED.
'
"
' '
~
Comments and Conditions Of Appraisal: THIS SUMMARY REAL ESTATE APPRAISAL REPORT IS CONTINGENT ON THE CERTIFIC ATION, DEFINITION AND LIMITING CSfT
final Reconciliation:
AFTER ADJUSTMENTS. THESE SALES REFLECT A WIDE RANE OF MARKET VALUES"FOR THE SUBJECT.
ESTIMATED LIQUIDATION VALUE IS: S50,000.
_
ESTIMATE THE MARKET VALUE. AS DEFINED. OF SDBJECT PHOPEHTY AS OF
(ppraisgjsi
5
AUGUST 1,
Review Appraiser (if applicable)
Michael C, Boggs Real Estate
2016
to be $ 63.000
0 Did
EXHIBIT 3 O
3
Parcel 8 (White): 4.3889 acres, more or less, Lot 2-B, east side of Caisson Road; Parcel60-17 1 Tax Map
Parcel 1 April 13, 2017 Parcels
US Route
VA Primary (Business)
Structures
US Route (Business)
Secondary Major
Interstate
VA Primary
Secondary
Secondary Minor Quantico Roads
0
210
0
62.5
1:4,514 420
840 ft
125
250 m
Sources: Esri, HERE, DeLorme, USGS, Intermap, INCREMENT P, NRCan, Esri Japan, METI, Esri China (Hong Kong), Esri Korea, Esri (Thailand),
Source: Stafford County GIS
April 13, 2017 Parcels
US Route
VA Primary (Business)
Secondary Minor
0
PURCHASER'S ACKNOWLEDGMENT AND CONTRACT OF SALE At that certain Special Commissioner's sale held on TUESDAY, MAY 9, 2017, in the cause styled County of Stafford, Virginia v. ____________________, et al., the undersigned was the highest bidder on the real estate described as _____________________, Stafford County, Virginia, Tax Map ID No. ___________, for a bid price of $___________, plus a 10% buyer’s premium of $__________, for a total purchase price $_________________. I understand that a deposit of $____________, equal to 10% of the total purchase price, is required to be deposited today with Union Bank & Trust, General Receiver, and that the balance will be due within 15 days after confirmation by the Court.
E!
I understand that this property is being sold subject to any covenants, easements, or conditions of record, and any claims of persons in possession. I understand that this property may not have a right-of-way to a public road, and I hereby accept this limitation. I understand that I will be notified at the address below of the date the Court intends to confirm this sale, and that this Court hearing will be my last opportunity to raise any questions concerning this sale. I understand this parcel can be redeemed prior to confirmation by the Court. I understand that I will be responsible for the real estate taxes on this parcel from JULY 1, 2017 forward.
SA M PL
If the balance of the purchase price is not paid in full within fifteen days after confirmation, I agree that my 10% deposit will be forfeited. In addition to the costs already incurred, I also agree to pay any reasonable charges, including reasonable attorney fees, incurred by my failure to comply with this contract. I further understand that if I fail to comply with this contract, that this real estate can be resold, and that I will be responsible for any deficiency upon resale, including any expenses of resale. I understand that the former owners of this property may for good cause shown, within ninety (90) days from the entry of the sale confirmation in this matter, petition the Court to have this sale reheard. ______________________________________ Name (Please Print) ______________________________________ Purchaser (Signature)
______________________________________ Address ______________________________________ City State Zip Code
______________________________________ Telephone ______________________________________ Margaret F. Hardy, Special Commissioner
TITLE WILL BE TAKEN IN THE NAME OF: _________________________________________
PARCEL _______
41 Fox Run Lane Fredericksburg, Virginia 22405 540-899-1776 www.ForSaleAt Auction.biz VAAF #651
E!
REAL ESTATE AUCTION TERMS OF SALE
AUCTION
SA M PL
Special Commissioner’s Sale of Real Estate Stafford County, Virginia Tuesday, May 9, 2017 @ 2:00 P.M. Stafford County Administrative Board Room
All sales are subject to the approval of the Circuit Court of Stafford County, Virginia. A 10% Buyers Premium will be added to the highest bid and will become a part of the total sales price on each property. The highest bidder shall deposit 10% of the total sales price, by either cash or good check, which sum shall be credited toward the purchase at closing. The balance of the purchase price, in certified funds, shall be deposited with Union Bank & Trust, General Receiver, within fifteen (15) days after Court confirmation. TIME IS OF THE ESSENCE. All properties will be conveyed by Special Warranty Deed, subject to any easements and covenants of record, and any rights of persons in possession. The purchaser understands these properties can be redeemed by the current owner of record prior to confirmation by the Court. The purchaser understands that the former owner of the parcel(s) may for good cause shown, within ninety (90) days from the entry of the sale confirmation in this matter, petition the Court to have this sale reheard. Should any parcel(s) fail to receive confirmation, be redeemed by the owner, or have the sale reheard and found in favor of the landowner, the purchasers sole remedy shall be return of their purchase price only and the sale will become void and of no effect. The purchaser will be responsible for the real estate taxes on the purchased parcel(s) beginning July 1, 2017. Obtaining financing, if needed, is the sole responsibility of the purchaser. The sale is not contingent upon the purchaser obtaining financing or any other matters. No loan points payments, closing cost assistance, or any other purchase incentive is being offered. While all information regarding the parcel(s) has been from sources deemed reliable and believed correct, neither the County of Stafford, the Special Commissioner, the Auction Firm, or their representatives or employees, make any guarantees or warranties, expressed or implied whatsoever regarding, without limitation, the structural integrity, physical condition, construction, extent of construction, workmanship, materials, habitability, zoning, fitness for a particular use or purpose, topography, soil type or content, functionality of any and all systems, availability of public utilities, or merchantability of all or any part of the property. Prospective purchasers shall rely solely upon information obtained through their own due diligence. Any reliance upon the information provided shall be solely at the risk of the purchasers. These terms, along with the “Purchaser’s Acknowledgement and Contract of Sale”, signed by each purchaser, and all announcements made from the auction block become a part of the purchase agreement. I/We understand and agree to abide by the aforementioned terms, which become a part of the real estate contract to purchase.
_______________________________ (Seal) ____________________________ (Seal) Bidder/Purchaser Date Bidder/Purchaser Date
