Bidder packet
(Parcel 6)
LAND APPRAISAL REPORT
,8aac«r _
File No.
LASSITER, LAURA
Census Tract
Property Address SPAIN DRIVE City „ —
STAFFORD
County
Date of Sale
Actual Real Estate Taxes S
SANDS ANDERSON
Occupant
VACANT
Property Rights Appraised Other sales concessions
yrs
Loan charges to be paid by seller S
¥)
tsBdafClient
0 Fee -
Q Leasehold 0 Ds Minimis PUD I , J
Address 725 JACKSON STREET, FREDERICKSBURG. VA.
MICHAEL C. BOGGS
__ Appraiser
Zip Code _
Instructions to Appraiser fee simple market value summary real estate apfraesaq
Locabon
J Urban
0 Suburban
Built Up
3 Over 75%
? 25% to 75%
_ Rapid 3 Increasing 3 Shortage
_ Under 25%
0 Steady
Employment Stability
~ Slow
0 Stable
Convenience to Employment
3 Declining
Convenience to Shopping
II Oversupply
Convenience to Schools Adequacy ot Public Transportation
Q Fully Dev
Growth Rate Property Values
Demand/Supply Marketing Time
100 % ! Family
% 2-4 Family
Recreational Facilities
0 Taking Place {*)
to $ 350.000
yrs. to _ 40 _ yrs.
Predominant Value S 225.000 Predominant Aoe
? 0
? ? 0 ? ?
Protection from Detrimental Conditions Police and Fire Protection
% Vacant
25
? 0 ? ?
General Appearance ol Properties Appeal to Markel
yrs
Fair Poor
0 0 0 0 0 10 000 0 (Z 0 0 0 ? ?
? 1??
Property Compatibility
To
0 Tenant
5 200,000
1
% Commercial
0 ? ? ? 3
Adequacy of Utilities
0 Likely (*)
0 Owner
Single Family Age
% Condo
%
(*) From Single Family Price Range
Good Avg
0 Over 6 Mos.
% Apts. .
_% industrial _ _ % Vacant Change in Present Land Use 0 Not Likely
Predominant Occupancy
J Rural
0 In Balance 0 4-6 Mos
3 Under 3 Mos
Present Land Use ;
Loan Term
VIRGINIA
State
Legal Description lot 158 section 3, aquia harbour sudivisio n
Sale Price S —
21B-158
Map Reterence
? 0 ? ? ? 0 ? ?
Comments including those factors, lavorable or unfavorable, atlecling marketabili ty (e.g public parks, schools, view, noise): THE NEIGHBORHOOD IS THE aquia HARBOUR SUBDIVISION IS A PRIVATE SINGLE FAMILY DEVELOMENT WITH PRIVATE ROADS, CLUB HOUSE. POOLS. AND MARINA MANAGED BY A HOME OWNERS ASSOCIAT ION. Dimensions lot
Zoning classification
33
RESIDENTIAL
Highest and best use
0 Present use 01 Other (specify)
Public
Other (Describe)
7
Elec.
Gas Water
OFF SITE IMPROVEMENTS
Surface asphalt'
?
Underground Elect. & Tel.
0
.
_
Storm Sewer
Curb/Gutter
0 Street Lights
Sidewalk
..
i Shape typical
_
| Drainage TYPICAL
Comments (favorable or unfavorable including any apparent adverse easements, encroachme
Is the property located in a HUD Identified Special Flood Hazard Area?
nts, or other adverse conditions):
LOTS APPEARS TO BE A BUILDABLE LOT,
. .
_
0 Public 0 Private 1 View TYPICAL
Maintenance
San. Sewer [7
0 Comer Lot
0 do Q do not conform to zoning regulations
Tapo STEEP. TYPICAL
0 Public 0 Private Size TYPICAL
Street Access TANK
Sq. Ft. or Acres
Present Improvements
0 No 0 Yes
EOT IS STEEP, BUT SIMILAR TO ADJACENT DEVELOPED
The undersigned has recited three recent sales of properties most similar and proximate to subject and has considered these in the market analysis. The adjustment reflecting maiket reaction to those items description includes a dollar of significant variation between the subject and comparable properties. 8 a significant item in the comparable to or more tavoiable than the subject property, a property is superior minus (-) adjustment is made ttius reducing the indicated value cf subject; it a significant item in the comparable is interior to or less favorable than the subject
property, a plus ( f) adjustment is made thus increasing the indicated value of the subject. SUBJECT PROPERTY COMPARABLE NO. 1 COMPARABLE NO. 2 TAX
REM
Address
MAP 21 B-158
TAX MAP 21B-750
COMPARABLE NO. 3
TAX MAP 218-1700
TAX MAP 21 B-585
Proximity to Subject
Sales Price Price
S-
S7S.0Q0
_S_r.
Data Source
INSPECTION
Date of Sale and
^DESCRIPTION _ .
Time Adjustment
11/16
location
0ESCFUFTH3H LOT
SUPERIOR
MRIS
DESCRIPTION
¦+(-!$ Adjust
DESCRIPTION
12/14
SIM
LOT
ii.
MRIS
|-7-IS Adjust.
8/16
STEEP TERRAIN
; 89,999
5
MRIS
SUBURBAN
Site/View
S 60,000
s
SIM
LOT -25000
-I
J ttJ! Adjust
7/14
SIM
LOT
SIM
SUPERIOR
-30000
F
Safes or Financing
Concessions Net Adi- (Totaii
F-
ndicafed Value
0
s 25.°00
?
? -.
i
F-
/J _
s 3°.°00
it Subject
Comments on Market Data:
S 50,000
.3 60,000
s 69,999 all market data appears to be good, due to owner occupied neighborhood and t he lack of iMUKuvtMtmi.
THE INCOME AND COST APPROACHES WERE NOT USED.
"
"
'
Comments and Conditions ot Appraisal: this summary real estate appraisal "report is contingent
"on the certification, definition and limiting conl] DITIONS CONTAINED HEREIN. THESOLE FUNCTION OF THIS APPRAISAL IS FOR A POSSIBLE DELINQUENT REAL ESTATE TAX SALE AND NOTHING" ELSE WHATSOEVER:
inal Reconciliation:
AFTER ADJUSTMENTS. THESE SALES REFLECT A WIDE RANGE OF ESTIMATED VALUES.
ESTIMATE TOE MARKET VALUE. AS DEFINED, OF SUBJECT PROPERTY AS OF
ihpfaA'i(s) 1
& *
NOVEMBER 15.
Review Appraiser (If applicable) Michael C. Boggs Real Estate
2016
to be $ 60.000
? Did
EXHIBIT B 3 3
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Parcel 6 (Lassiter): Lot 158, Sec. 3, Aquia Harbour Subdivision, on Spain Drive; Parcel 1 Tax Map 21B-158
April 13, 2017 Parcels
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LAND APPRAISAL REPORT
,8aac«r _
File No.
LASSITER, LAURA
Census Tract
Property Address SPAIN DRIVE City „ —
STAFFORD
County
Date of Sale
Actual Real Estate Taxes S
SANDS ANDERSON
Occupant
VACANT
Property Rights Appraised Other sales concessions
yrs
Loan charges to be paid by seller S
¥)
tsBdafClient
0 Fee -
Q Leasehold 0 Ds Minimis PUD I , J
Address 725 JACKSON STREET, FREDERICKSBURG. VA.
MICHAEL C. BOGGS
__ Appraiser
Zip Code _
Instructions to Appraiser fee simple market value summary real estate apfraesaq
Locabon
J Urban
0 Suburban
Built Up
3 Over 75%
? 25% to 75%
_ Rapid 3 Increasing 3 Shortage
_ Under 25%
0 Steady
Employment Stability
~ Slow
0 Stable
Convenience to Employment
3 Declining
Convenience to Shopping
II Oversupply
Convenience to Schools Adequacy ot Public Transportation
Q Fully Dev
Growth Rate Property Values
Demand/Supply Marketing Time
100 % ! Family
% 2-4 Family
Recreational Facilities
0 Taking Place {*)
to $ 350.000
yrs. to _ 40 _ yrs.
Predominant Value S 225.000 Predominant Aoe
? 0
? ? 0 ? ?
Protection from Detrimental Conditions Police and Fire Protection
% Vacant
25
? 0 ? ?
General Appearance ol Properties Appeal to Markel
yrs
Fair Poor
0 0 0 0 0 10 000 0 (Z 0 0 0 ? ?
? 1??
Property Compatibility
To
0 Tenant
5 200,000
1
% Commercial
0 ? ? ? 3
Adequacy of Utilities
0 Likely (*)
0 Owner
Single Family Age
% Condo
%
(*) From Single Family Price Range
Good Avg
0 Over 6 Mos.
% Apts. .
_% industrial _ _ % Vacant Change in Present Land Use 0 Not Likely
Predominant Occupancy
J Rural
0 In Balance 0 4-6 Mos
3 Under 3 Mos
Present Land Use ;
Loan Term
VIRGINIA
State
Legal Description lot 158 section 3, aquia harbour sudivisio n
Sale Price S —
21B-158
Map Reterence
? 0 ? ? ? 0 ? ?
Comments including those factors, lavorable or unfavorable, atlecling marketabili ty (e.g public parks, schools, view, noise): THE NEIGHBORHOOD IS THE aquia HARBOUR SUBDIVISION IS A PRIVATE SINGLE FAMILY DEVELOMENT WITH PRIVATE ROADS, CLUB HOUSE. POOLS. AND MARINA MANAGED BY A HOME OWNERS ASSOCIAT ION. Dimensions lot
Zoning classification
33
RESIDENTIAL
Highest and best use
0 Present use 01 Other (specify)
Public
Other (Describe)
7
Elec.
Gas Water
OFF SITE IMPROVEMENTS
Surface asphalt'
?
Underground Elect. & Tel.
0
.
_
Storm Sewer
Curb/Gutter
0 Street Lights
Sidewalk
..
i Shape typical
_
| Drainage TYPICAL
Comments (favorable or unfavorable including any apparent adverse easements, encroachme
Is the property located in a HUD Identified Special Flood Hazard Area?
nts, or other adverse conditions):
LOTS APPEARS TO BE A BUILDABLE LOT,
. .
_
0 Public 0 Private 1 View TYPICAL
Maintenance
San. Sewer [7
0 Comer Lot
0 do Q do not conform to zoning regulations
Tapo STEEP. TYPICAL
0 Public 0 Private Size TYPICAL
Street Access TANK
Sq. Ft. or Acres
Present Improvements
0 No 0 Yes
EOT IS STEEP, BUT SIMILAR TO ADJACENT DEVELOPED
The undersigned has recited three recent sales of properties most similar and proximate to subject and has considered these in the market analysis. The adjustment reflecting maiket reaction to those items description includes a dollar of significant variation between the subject and comparable properties. 8 a significant item in the comparable to or more tavoiable than the subject property, a property is superior minus (-) adjustment is made ttius reducing the indicated value cf subject; it a significant item in the comparable is interior to or less favorable than the subject
property, a plus ( f) adjustment is made thus increasing the indicated value of the subject. SUBJECT PROPERTY COMPARABLE NO. 1 COMPARABLE NO. 2 TAX
REM
Address
MAP 21 B-158
TAX MAP 21B-750
COMPARABLE NO. 3
TAX MAP 218-1700
TAX MAP 21 B-585
Proximity to Subject
Sales Price Price
S-
S7S.0Q0
_S_r.
Data Source
INSPECTION
Date of Sale and
^DESCRIPTION _ .
Time Adjustment
11/16
location
0ESCFUFTH3H LOT
SUPERIOR
MRIS
DESCRIPTION
¦+(-!$ Adjust
DESCRIPTION
12/14
SIM
LOT
ii.
MRIS
|-7-IS Adjust.
8/16
STEEP TERRAIN
; 89,999
5
MRIS
SUBURBAN
Site/View
S 60,000
s
SIM
LOT -25000
-I
J ttJ! Adjust
7/14
SIM
LOT
SIM
SUPERIOR
-30000
F
Safes or Financing
Concessions Net Adi- (Totaii
F-
ndicafed Value
0
s 25.°00
?
? -.
i
F-
/J _
s 3°.°00
it Subject
Comments on Market Data:
S 50,000
.3 60,000
s 69,999 all market data appears to be good, due to owner occupied neighborhood and t he lack of iMUKuvtMtmi.
THE INCOME AND COST APPROACHES WERE NOT USED.
"
"
'
Comments and Conditions ot Appraisal: this summary real estate appraisal "report is contingent
"on the certification, definition and limiting conl] DITIONS CONTAINED HEREIN. THESOLE FUNCTION OF THIS APPRAISAL IS FOR A POSSIBLE DELINQUENT REAL ESTATE TAX SALE AND NOTHING" ELSE WHATSOEVER:
inal Reconciliation:
AFTER ADJUSTMENTS. THESE SALES REFLECT A WIDE RANGE OF ESTIMATED VALUES.
ESTIMATE TOE MARKET VALUE. AS DEFINED, OF SUBJECT PROPERTY AS OF
ihpfaA'i(s) 1
& *
NOVEMBER 15.
Review Appraiser (If applicable) Michael C. Boggs Real Estate
2016
to be $ 60.000
? Did
EXHIBIT B 3 3
0)
Parcel 6 (Lassiter): Lot 158, Sec. 3, Aquia Harbour Subdivision, on Spain Drive; Parcel 1 Tax Map 21B-158
April 13, 2017 Parcels
e>LASSITER
Structures
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Quantico Roads
5\ u¦-.
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