Oath of Appraiser
Oath of Appraiser
Form SCNLGL - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE
Appraisal Services, LLC (203)975-9050
Individual Condo Unit Appraisal Summary Report
File No.: 140366 Unit #: UG2 City: Norwalk State: CT Legal Description: V:6589/P:179-180; See Deed Attached For Assessor's Parcel #: 5-70-78-G2 Complete Description Tax Year: 2014 R.E. Taxes: $ 4,198.08 Special Assessments: $ n/a Borrower (if applicable): n/a Current Owner of Record: Occupant: Owner Tenant (Market Rent) Tenant (Regulated Rent) Vacant Roselyn M. Kiragu Project Type: Condominium Other (describe) HOA: $ 310 per year per month Market Area Name: n/a Map Reference: 7SW Census Tract: 0431.00 Project Name: Mallards Landing Phase: n/a The purpose of this appraisal is to develop an opinion of: Market Value (as defined), or other type of value (describe) This report reflects the following value (if not Current, see comments): Current (the Inspection Date is the Effective Date) Retrospective Prospective Approaches developed for this appraisal: Sales Comparison Approach Cost Approach Income Approach (See Reconciliation Comments and Scope of Work) Property Rights Appraised: Fee Simple Leasehold Leased Fee Other (describe) Intended Use: Estimate Current Market Value
MARKET AREA DESCRIPTION
ASSIGNMENT
SUBJECT
Property Address: 97 Richards Avenue Zip Code: 06854 County: Fairfield
Intended User(s) (by name or type): Client: Daniel P. Weiner Appraiser: Allen Glucksman Location: Urban Built up: Over 75% Growth rate: Rapid Property values: Increasing Demand/supply: Shortage Marketing time: Under 3 Mos.
Daniel P. Weiner Address: 24 Hoyt Street, Stamford, CT 06905 Address: 102 Lincoln Avenue, Stamford, Ct 06902
Suburban 25-75% Stable Stable In Balance 3-6 Mos.
Rural Under 25% Slow Declining Over Supply Over 6 Mos.
Condominium Housing
Present Land Use Change in Land Use Not Likely 10 % Owner Likely * In Process * 15 % Tenant Low 75 5 5 % * To: Vacant (0-5%) 625 High 75+ 50 % Vacant (>5%) Pred 250 35 Parks,Condo 20 % Market Area Boundaries, Description, and Market Conditions (including support for the above characteristics and trends): The typical purchaser of this type housing will look at comparable areas of Norwalk. Property values in subject area appear to have stabilized in the short term. Marketing times vary but average market times are less than 180 days. If properly priced and marketed. Mortgage money is available at reasonable rates to qualified borrowers.
Zoning Classification:
PRICE $(000)
D
Ground Rent (if applicable)
$
Zoning Compliance: Comments: n/a
/
Highest & Best Use as improved (or as proposed per plans & specifications):
PROJECT SITE DESCRIPTION
Predominant Occupancy
Actual Use as of Effective Date: Summary of Highest & Best Use:
Legal
Present use, or
AGE (yrs)
Description: Residential, see zoning schedule Legal nonconforming (grandfathered) Illegal
No zoning
Other use (explain)
Use as appraised in this report:
Condo Unit Condo Unit
One-Unit 2-4 Unit Multi-Unit Comm'l
Condo Unit
Type Public Private Density Public Other Provider/Description Off-site Improvements more than typical for area Size Electricity Street CL & P asphalt large for area Topography Gas Curb/Gutter yes n/a rolling View Water Sidewalk public yes typical For area Sanitary Sewer Street Lights yes municipal Storm Sewer Alley municipal n/a Other site elements: Inside Lot Corner Lot Cul de Sac Underground Utilities Other (describe) FEMA Spec'l Flood Hazard Area Yes No FEMA Flood Zone X FEMA Map # 09001C0527F FEMA Map Date 6/18/2010 Site Comments: No apparent adverse easements, encroachments environmental conditions were noted. Grounds are typically landscaped. It should be clearly noted that appraiser is not an expert with regard to environmental issues & assumes no liability concerning such matters.
Utilities
PROJECT INFORMATION
Data source(s) for project information Project Description Detached
assessment records, CMLS Row or Townhouse Garden Mid-Rise High-Rise Other (describe) Subject Phase If Project Completed # If Project Incomplete General Description of Project # # of Stories Exterior Walls Units 3 clapboard 120 Phases n/a Planned Phases # of Elevators Roof Surface Units Completed 0 asph shng 120 Units 120 Planned Units Existing Proposed Und.Cons. Total # Parking Units For Sale n/a 2 Units for Sale 2 Units for Sale Design (Style) Ratio (spaces/unit) Units Sold midrise n/a 120 Units Sold 120 Units Sold Actual Age (Yrs.) Parking Type(s) Units Rented 26 assigned 31 Units Rented 31 Units Rented Effective Age (Yrs.) 12 Guest Parking Owner Occup. Units ample 89 Owner Occup. Units 89 Owner Occup. Units Project Primary Occupancy Principal Residence Second Home or Recreational Tenant Is the developer/builder in control of the Homeowners’ Association (HOA)? Yes No Management Group: Homeowners' Association Developer Management Agent (name of management agent or company): Imagineers, 203-463-3200 Was the project created by the conversion of existing building(s) into a condominium? Yes No If Yes, describe the original use and date of conversion. Are CC&Rs applicable?
Yes
No
Unknown
Have the documents been reviewed?
Yes
No
#
Comments:
Project Comments (condition, quality of construction, completion status, etc.):
Project appears to be in average/typical condition for its age. There is a bridge on the property, that is being renovated at the time of the exterior appraisal.
Common Elements and Recreational Facilities:
hallways, grounds, parking areas,driveways, bridge, swimming pool
Copyright© 2007 by a la mode, inc. This form may be reproduced unmodified without written permission, however, a la mode, inc. must be acknowledged and credited.
Form GPCONDO - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE
6/2007
Individual Condo Unit Appraisal Summary Report
TRANSFER HISTORY
DESCRIPTION OF THE UNIT IMPROVEMENTS
PROJECT ANALYSIS
Summary of condominium project budget analysis for the current year (if analyzed):
File No.: 140366
No budget was given to appraiser.
Other fees for the use of the project facilities (other than regular HOA charges):
There is an ongoing assessment of $1,100.00 per year. It is paid annually in April, according to the property management. It is for work being done to the bridge.
Compared to other competitive projects of similar quality and design, the subject unit charge appears
High
Average
Low
(If High or Low, describe)
Are there any special or unusual characteristics of the project (based on the condominium documents, HOA meetings, or other information) known to the appraiser? Yes No If Yes, describe and explain the effect on value and marketability. n/a
Unit Charge: $ 310 per month X 12 = $ 3,720.00 per year. Annual assessment charge per year per SF of GLA = $ 3.11 Utilities included in the Unit Charge: None Heat Air Conditioning Electricity Gas Water Sewer Cable Other Source(s) used for physical characteristics of property: New Inspection Previous Appraisal Files MLS Assessment and Tax Records Prior Inspection Property Owner Other (describe) property management Data Source for Gross Living Area assessment records General Description Heating Exterior Description Foundation Basement N/A N/A Floor Location main Type Foundation Slab Area Sq. Ft. n/a hot water # of Levels Fuel Exterior Walls Crawl Space % Finished 1 clapboard oil Design (Style) midrise Roof Surface Ceiling Basement asph shng Cooling Existing Proposed Gutters & Dwnspts. yes Walls Sump Pump Under Construction Central none Window Type Floor Dampness casement Actual Age (Yrs.) Other Outside Entry Storm/Screens Settlement 26 combo n/a Effective Age (Yrs.) 12 Infestation Interior Description Appliances Attic Car Storage N/A Amenities None Floors Refrigerator Fireplace(s) # 0 Garage # Woodstove(s) # ? Stairs n/a 0 Walls Range/Oven Patio Covered # ? Drop Stair n/a 0 Trim/Finish Disposal Scuttle Open # Deck ? n/a 1 Bath Floor Dishwasher Total # of cars Porch ? Doorway n/a space Bath Wainscot n/a Fan/Hood Assigned Fence ? Floor Microwave Doors Owned Pool ? Heated n/a Washer/Dryer ? Finished Space #(s) n/a Balcony Finished area above grade contains: 4 Rooms 2 Bedrooms 2.0 Bath(s) 1,196 Square Feet of Gross Living Area Above Grade Are the heating and cooling for the individual units separately metered? Yes No (If No, describe)
Additional features:
none known, exterior appraisal only
Describe the condition of the property (including physical, functional and external obsolescence):
Exterior appraisal only. No interior inspection of unit was done.
Appraiser reserves the right to change report if interior access is granted.
My research did did not reveal any prior sales or transfers of the subject property for the three years prior to the effective date of this appraisal. Data Source(s): CMLS,Town Records 1st Prior Subject Sale/Transfer Analysis of sale/transfer history and/or any current agreement of sale/listing: The subject unit previously sold on Date: 07/11/2007 07/11/2007 For $336,500. It is not currently listed for sale. None of the sales presented have previously Price: $336,500 sold in the past year. Source(s): CMLS,assessor 2nd Prior Subject Sale/Transfer Date: Price: Source(s): Copyright© 2007 by a la mode, inc. This form may be reproduced unmodified without written permission, however, a la mode, inc. must be acknowledged and credited.
Form GPCONDO - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE
6/2007
Individual Condo Unit Appraisal Summary Report
SALES COMPARISON APPROACH
SALES COMPARISON APPROACH TO VALUE (if developed) FEATURE SUBJECT Address 97 Richards Avenue , # UG2 Norwalk, CT 06854 Project Mallards Landing Phase n/a Proximity to Subject Sale Price $ N/A Sale Price/GLA $ /sq.ft. Data Source(s) assessor Verification Source(s) CMLS VALUE ADJUSTMENTS DESCRIPTION Sales or Financing n/a Concessions n/a Date of Sale/Time n/a Rights Appraised Fee Simple Location average HOA Fees ($/Month) 310 Common Elements and grounds,parking Recreational Facilities hallways,swim pool Floor Location inferior for complex View typical for area Design (Style) midrise Quality of Construction average Age 26 Condition n/a Above Grade Total Bdrms Baths Room Count 4 2 2.0 Gross Living Area 1,196 sq.ft. Basement & Finished n/a Rooms Below Grade n/a Functional Utility average Heating/Cooling EBB/no CAC Energy Efficient Items typical Parking space Porch/Patio/Deck deck
Fireplaces
0
Net Adjustment (Total) Adjusted Sale Price of Comparables Summary of Sales Comparison Approach
File No.: 140366 The Sales Comparison Approach was not developed for this appraisal. COMPARABLE SALE # 1 COMPARABLE SALE # 2 COMPARABLE SALE # 3
97 Richards Avenue, #F7 Norwalk, CT 06854 Mallards Landing n/a 0.01 miles W $ 250,000 $ /sq.ft. 209.03 CMLS #99061766 Ext insp/public record DESCRIPTION +(–) $ Adjust. none 0 known 0 06/2014 0 Fee Simple average 310 grounds,parking hallways,swim pool avg for complex -2,500 typical for area midrise average 26 avg 0
97 Richards Avenue, #F17 Norwalk, CT 06854 Mallards Landing n/a 0.01 miles W $ 265,000 $ /sq.ft. 221.57 CMLS #99074003 Ext insp/public record DESCRIPTION +(–) $ Adjust. none 0 known 0 11/2014 0 Fee Simple average 310 grounds,parking hallways,swim pool avg for complex -2,500 typical for area midrise average 26 avg 0
50 Aiken St, #162 Norwalk, CT 06851 Rolling Ridge n/a 3.03 miles NE $ 260,000 $ /sq.ft. 240.30 CMLS #99057468 Ext insp/public record DESCRIPTION +(–) $ Adjust. none 0 known 0 08/2014 0 Fee Simple average 426 0 grounds,parking hallways,swim pool avg for complex -2,500 typical for area midrise average 35 0 avg 0
Total Bdrms
Total Bdrms
Total Bdrms
4
2
Baths
2.0 1,196 sq.ft.
n/a n/a average comp/No CAC typical carport balcony 0
+
4 0
Baths
2.0 1,196 sq.ft.
4
–
-4,000
$ See attached addendum.
246,000
+
Baths
2.0 1,082 sq.ft.
-1,500 0 -5,000
n/a n/a average comp/No CAC typical space deck 0
$
-9,000
+
$
256,000
0
–
2
0
n/a n/a average 0 comp/No CAC typical -1,500 carport 0 balcony 1
$
Indicated Value by Sales Comparison Approach $
2
+4,000
0
–
$
1,500
$
261,500
248,000
Copyright© 2007 by a la mode, inc. This form may be reproduced unmodified without written permission, however, a la mode, inc. must be acknowledged and credited.
Form GPCONDO - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE
6/2007
Individual Condo Unit Appraisal Summary Report
INCOME APPROACH
FEATURE SUBJECT Address 97 Richards Avenue , # UG2 Norwalk, CT 06854 Project Mallards Landing Phase n/a Proximity to Subject Current Monthly Rent $ n/a Rent/GLA $ 1.93 /sq.ft. Rent Control Yes No Data Source(s) Inspection Date of Lease(s) n/a Location average View typical For area Age 26 Condition n/a Above Grade Total Bdrms Baths Room Count 4 2 2.0 Gross Living Area 1,196 sq.ft. Utilities Included n/a
Fireplace
0
File No.: 140366
The Income Approach was not developed for this appraisal. COMPARABLE RENTAL # 1 COMPARABLE RENTAL # 2
INCOME APPROACH TO VALUE (if developed)
97 Richards Ave AA8 Mallards Landing n/a 0.03 miles SW
97 Richards Ave F10 Mallards Landing n/a 0.01 miles W $ $
Yes No CMLS #99036914 01/14 average typical For area 26 average Total
Bdrms
4
2
97 Richards Ave G10 Mallards Landing n/a Less than 0.01 miles $ 1,800 /sq.ft. $ 1.51 Yes No CMLS #99066484 07/14 average typical For area 26 average
$ $
1,800 1.51 /sq.ft.
Yes No CMLS #99081224 10/14 average typical For area 26 average
Baths
2.0 1,196 sq.ft.
n/a 0
Total
Bdrms
4
2
COMPARABLE RENTAL # 3
Baths
2.0 1,196 sq.ft.
n/a 0
Total
Bdrms
4
2
1,950 1.63 /sq.ft.
Baths
2.0 1,196 sq.ft.
n/a 0
Summary of Income Approach (including support for market rent and GRM):
The appraiser used comparable style apartments. All appear to be market rents for this type apartment. The GRM was derived from comparable units from the subject and from the market area.
COST
Opinion of Monthly Market Rent $
1,800 COST APPROACH TO VALUE (if developed)
X Gross Rent Multiplier =$ 135 The Cost Approach was not developed for this appraisal.
243,000
Indicated Value by Income Approach
Summary of Cost Approach:
ATTACHMENTS
RECONCILIATION
Indicated Value by: Sales Comparison Approach $ Cost Approach (if developed) $ Income Approach (if developed) $ 243,000 248,000 Final Reconciliation The market data approach was most appropriate & considered a good indicator of value. The income approach was completed but given less weight due to a lack of information. The cost approach is not applicable due to condo form of ownership.
This appraisal is made ''as is'', subject to completion per plans and specifications on the basis of a Hypothetical Condition that the improvements have been completed, subject to the following repairs or alterations on the basis of a Hypothetical Condition that the repairs or alterations have been completed, subject to the following required inspection based on the Extraordinary Assumption that the condition or deficiency does not require alteration or repair: This summary
appraisal report is intended for use by the client to assist in estimating market value and is not intended for any other use. Exterior inspection only. No interior inspection was made. This report is also subject to other Hypothetical Conditions and/or Extraordinary Assumptions as specified in the attached addenda. Based on the degree of inspection of the subject property, as indicated below, defined Scope of Work, Statement of Assumptions and Limiting Conditions, and Appraiser’s Certifications, my (our) Opinion of the Market Value (or other specified value type), as defined herein, of the real property that is the subject of this report is: $ , as of: , which is the effective date of this appraisal. 248,000 December 16, 2014 If indicated above, this Opinion of Value is subject to Hypothetical Conditions and/or Extraordinary Assumptions included in this report. See attached addenda. A true and complete copy of this report contains 27 pages, including exhibits which are considered an integral part of the report. This appraisal report may not be properly understood without reference to the information contained in the complete report. Attached Exhibits:
Scope Of Work Map Addenda Extraordinary Assumptions Client Contact: Daniel P. Weiner E-Mail:
Limiting Cond./Certifications Additional Sales Budget Analysis
Narrative Addendum Additional Rentals Additional Listings
Sketch Addendum Hypothetical Conditions
Client Name: Daniel P. Weiner Address: 24 Hoyt Street, Stamford, CT 06905
APPRAISER
SIGNATURES
Photograph Addenda Flood Addendum
SUPERVISORY APPRAISER (if required) or CO-APPRAISER (if applicable)
Appraiser Name: Allen Glucksman Company: Appraisal Services, LLC Phone: (203)977-0663 Fax: (203)977-0689 E-Mail: [email protected] Date of Report (Signature): 12/31/2014 License or Certification #: State: CT RCR.0001080 Designation: Expiration Date of License or Certification: 10/07/2011 Inspection of Subject: Interior & Exterior Exterior Only None Date of Inspection: December 16, 2014
Supervisory or Co-Appraiser Name: Company: Phone: Fax: E-Mail: Date of Report (Signature): License or Certification #: Designation: Expiration Date of License or Certification: Inspection of Subject: Interior & Exterior Date of Inspection:
State:
Exterior Only
None
Copyright© 2007 by a la mode, inc. This form may be reproduced unmodified without written permission, however, a la mode, inc. must be acknowledged and credited.
Form GPCONDO - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE
6/2007
ADDITIONAL COMPARABLE SALES
SALES COMPARISON APPROACH
FEATURE
COMPARABLE SALE # 4 Address 97 Richards Avenue , # UG2 97 Richards Avenue, #F18 Norwalk, CT 06854 Norwalk, CT 06854 Project Mallards Landing Mallards Landing Phase n/a n/a Proximity to Subject 0.01 miles W Sale Price $ $ N/A 252,500 Sale Price/GLA $ /sq.ft. $ 211.12 /sq.ft. Data Source(s) assessor CMLS #99047849 Verification Source(s) CMLS Ext insp/public record VALUE ADJUSTMENTS DESCRIPTION DESCRIPTION +(–) $ Adjust. Sales or Financing n/a none 0 Concessions n/a known 0 Date of Sale/Time n/a 06/2014 0 Rights Appraised Fee Simple Fee Simple Location average average HOA Fees ($/Month) 310 310 Common Elements and grounds,parking grounds,parking Recreational Facilities hallways,swim pool hallways,swim pool Floor Location inferior for complex avg for complex -2,500 View typical for area typical for area Design (Style) midrise midrise Quality of Construction average average Age 26 26 Condition n/a avg 0 Above Grade Total Bdrms Baths Total Bdrms Baths Room Count 4 2 2.0 4 2 2.0 Gross Living Area 1,196 sq.ft. 1,196 sq.ft. 0 Basement & Finished n/a n/a Rooms Below Grade n/a n/a Functional Utility average average Heating/Cooling EBB/no CAC comp/No CAC 0 Energy Efficient Items typical typical Parking space carport -1,500 Porch/Patio/Deck deck balcony 0
Fireplaces
SUBJECT
0
Net Adjustment (Total) Adjusted Sale Price of Comparables Summary of Sales Comparison Approach
File No.: 140366 COMPARABLE SALE # 5 COMPARABLE SALE # 6 97 Richards Avenue, #C15 Norwalk, CT 06854 Mallards Landing n/a 0.03 miles SW $ $ 258,900 $ $ /sq.ft. 216.47 /sq.ft. CMLS #99083949 Ext insp/public record DESCRIPTION +(–) $ Adjust. DESCRIPTION +(–) $ Adjust.
none known pending listing-12,9 Fee Simple average 310 grounds,parking hallways,swim pool avg for complex typical for area midrise average 26 avg Total Bdrms
4
2
+
–
$
-9,000
$
243,500
+
-2,500
0
Baths
Total Bdrms
2.0 1,196 sq.ft.
n/a n/a average comp/No CAC typical space balcony -5,000 1
1
0 0 0
Baths
sq.ft.
0
0
0 -5,000
–
$
-7,500
$
251,400
+
–
$ $
Copyright© 2007 by a la mode, inc. This form may be reproduced unmodified without written permission, however, a la mode, inc. must be acknowledged and credited.
Form GPCONDO.(AC) - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE
6/2007
Addendum Owner Property Address City
Roselyn M. Kiragu 97 Richards Avenue , # UG2 Norwalk
County Fairfield
File No. 140366
State
CT
Zip Code 06854
Lender/Client
Exterior appraisal only. No interior inspection was made. Appraiser reserves the right to change report and/or estimate of market value if interior access is granted. The market was researched in an effort to locate comparable sales that are most similar to the subject in location, style, utility, condition and other amenities that contribute to value in the eyes of a typical purchaser in the market. Our research for comparable sales included public record and local CMLS. A number of sales were considered, and those most similar to the subject were further researched and field inspected by the appraiser. Ideally these sales would be located within 1 mile from the subject, closed within 6 months of the date of the appraisal, and require minimal adjustments. The sales presented in this report proved to be representative of value. The appraiser did not find any recent comparable sales from the subject complex. All sales used in this report exceeded one mile from the subject. No adjustments for distance were necessary. Condition adjustments were based on CMLS information for each sale. Additional adjustments were made for size of improvements. All adjustments are considered fair, reasonable and necessary and based on market data.
Form SUP - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE
Assumptions, Limiting Conditions & Scope Of Work
File No.: 140366 Address: 97 Richards Avenue Unit #: UG2 City: Norwalk State: CT Zip Code: 06854 Client: Address: Daniel P. Weiner Appraiser: Address: 102 Lincoln Avenue, Stamford, CT 06902 Allen Glucksman Statement of assumptions & limiting conditions - The appraiser will not be responsible for matters of a legal nature that affect either the property being appraised or the title to it. The appraiser assumes that the title is good and marketable and, therefore, will not render any opinions about the title. The property is appraised on the basis of it being under responsible ownership. - The appraiser may have provided a sketch in the appraisal report to show approximate dimensions of the improvements, and any such sketch is included only to assist the reader of the report in visualizing the property and understanding the appraiser's determination of its size. Unless otherwise indicated, a land survey was not performed. - If so indicated, the appraiser has examined the available flood maps that are provided by the federal emergency management agency (or other data sources) and has noted in the appraisal report whether the subject unit is located in an identified special flood hazard area. Because the appraiser is not a surveyor, he or she makes no guarantees, express or implied, regarding this determination. - The appraiser will not give testimony or appear in court because he or she made an appraisal of the property in question, unless specific arrangements to do so have been made beforehand. - If the cost approach is included in this appraisal, the appraiser has estimated the value of the land in the cost approach at its highest and best use, and the improvements at their contributory value. Unless otherwise specifically indicated, the cost approach value is not an insurance value, and should not be used as such. - The appraiser has noted in the appraisal report any adverse conditions (including, but not limited to, needed repairs, depreciation, the presence of hazardous wastes, toxic substances, etc.) observed during the inspection of the subject property, or that he or she became aware of during the normal research involved in performing the appraisal. Unless otherwise stated in the appraisal report, the appraiser has no knowledge of any hidden or unapparent conditions of the property, or adverse environmental conditions (including, but not limited to, the presence of hazardous wastes, toxic substances, etc.) that would make the property more or less valuable, and has assumed that there are no such conditions and makes no guarantees or warranties, express or implied, regarding the condition of the property. The appraiser will not be responsible for any such conditions that do exist or for any engineering or testing that might be required to discover whether such conditions exist. Because the appraiser is not an expert in the field of environmental hazards, the appraisal report must not be considered as an environmental assessment of the property. - The appraiser obtained the information, estimates, and opinions that were expressed in the appraisal report from sources that he or she considers to be reliable and believes them to be true and correct. The appraiser does not assume responsibility for the accuracy of such items that were furnished by other parties. - The appraiser will not disclose the contents of the appraisal report except as provided for in the uniform standards of professional appraisal practice, and any applicable federal, state or local laws. - If this appraisal is indicated as subject to satisfactory completion, repairs, or alterations, the appraiser has based his or her appraisal report and valuation conclusion on the assumption that completion of the improvements will be performed in a workmanlike manner. - An appraiser's client is the party (or parties) who engage an appraiser in a specific assignment. Any other party acquiring this report from the client does not become a party to the appraiser-client relationship. Any persons receiving this appraisal report because of disclosure requirements applicable to the appraiser's client do not become intended users of this report unless specifically identified by the client at the time of the assignment. - The appraiser's written consent and approval must be obtained before this appraisal report can be conveyed by anyone to the public, through advertising, public relations, news, sales, or by means of any other media, or by its inclusion in a private or public database. - An appraisal of real property is not a 'home inspection' and should not be construed as such. As part of the valuation process, the appraiser performs a non-invasive visual inventory that is not intended to reveal defects or detrimental conditions that are not readily apparent. The presence of such conditions or defects could adversely affect the appraiser's opinion of value. Clients with concerns about such potential negative factors are encouraged to engage the appropriate type of expert to investigate.
The scope of work is the type and extent of research and analyses performed in an appraisal assignment that is required to produce credible assignment results, given the nature of the appraisal problem, the specific requirements of the intended user(s) and the intended use of the appraisal report. Reliance upon this report, regardless of how acquired, by any party or for any use, other than those specified in this report by the appraiser, is prohibited. The opinion of value that is the conclusion of this report is credible only within the context of the scope of work, effective date, the date of report, the intended user(s), the intended use, the stated assumptions and limiting conditions, any hypothetical conditions and/or extraordinary assumptions, and the type of value, as defined herein. The appraiser, appraisal firm, and related parties assume no obligation, liability, or accountability, and will not be responsible for any unauthorized use of this report or its conclusions.
Additional comments (scope of work, extraordinary assumptions, hypothetical conditions, etc.): Exterior inspection only. No interior inspection. Appraiser reserves the right to change report and/or estimate of value if interior inspection is granted.
Copyright© 2007 by a la mode, inc. This form may be reproduced unmodified without written permission, however, a la mode, inc. must be acknowledged and credited.
Form GPCONDOAD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE
6/2007
Certifications Address: 97 Richards Avenue Client: Daniel P. Weiner Appraiser: Allen Glucksman
File No.: 140366 Unit #: UG2 City: Norwalk State: CT Zip Code: 06854 Address: Address: 102 Lincoln Avenue, Stamford, CT 06902
Appraiser's certification I certify that, to the best of my knowledge and belief: - The statements of fact contained in this report are true and correct. - The credibility of this report, for the stated use by the stated user(s), of the reported analyses, opinions, and conclusions are limited only by The reported assumptions and limiting conditions, and are my personal, impartial, and unbiased professional analyses, opinions, and conclusions. - I have no present or prospective interest in the property that is the subject of this report and no personal interest with respect to the parties involved. - I have no bias with respect to the property that is the subject of this report or to the parties involved with this assignment. - My engagement in this assignment was not contingent upon developing or reporting predetermined results. - My compensation for completing this assignment is not contingent upon the development or reporting of a predetermined value or direction In value that favors the cause of the client, the amount of the value opinion, the attainment of a stipulated result, or the occurrence of a subsequent event directly related to the intended use of this appraisal. - My analyses, opinions, and conclusions were developed, and this report has been prepared, in conformity with the uniform standards of professional appraisal practice that were in effect at the time this report was prepared. - I did not base, either partially or completely, my analysis and/or the opinion of value in the appraisal report on the race, color, religion, sex, handicap, familial status, or national origin of either the prospective owners or occupants of the subject property, or of the present owners or occupants of the properties in the vicinity of the subject property. - Unless otherwise indicated, i have made a personal inspection of the property that is the subject of this report. - Unless otherwise indicated, no one provided significant real property appraisal assistance to the person(s) signing this certification. Additional Certification:
Definition of Market Value *: Market value means the most probable price which a property should bring in a competitive and open market under all conditions requisite to a fair sale, the buyer and seller each acting prudently and knowledgeably, and assuming the price is not affected by undue stimulus. implicit in this definition is the consummation of a sale as of a specified date and the passing of title from seller to buyer under conditions whereby: 1. Buyer and seller are typically motivated; 2. Both parties are well informed or well advised and acting in what they consider their own best interests; 3. A reasonable time is allowed for exposure in the open market; 4. Payment is made in terms of cash in u.s. Dollars or in terms of financial arrangements comparable thereto; and 5. The price represents the normal consideration for the property sold unaffected by special or creative financing or sales concessions granted by anyone associated with the sale. * This definition is from regulations published by Federal Regulatory Agencies Pursuant to Title XI of the Financial Institutions Reform, Recovery, and Enforcement Act (FIRREA) of 1989 between July 5, 1990, and August 24, 1990, by The Federal Reserve System (frs), national credit union administration (ncua), federal deposit insurance corporation (fdic), the office of thrift supervision (ots), and the Office of Comptroller of the Currency (OCC). This definition is also referenced in regulations jointly published by the OCC, OTS, FRS, and FDIC on June 7, 1994, and in the Interagency Appraisal and Evaluation Guidelines, dated October 27, 1994.
Client Contact: E-Mail:
Daniel P. Weiner
Client Name: Address:
SIGNATURES
APPRAISER
Daniel P. Weiner
SUPERVISORY APPRAISER (if required) or CO-APPRAISER (if applicable)
Appraiser Name: Allen Glucksman Company: Appraisal Services, LLC Phone: (203)977-0663 Fax: (203)977-0689 E-Mail: [email protected] Date Report Signed: 12/31/2014 License or Certification #: State: CT RCR.0001080 Designation: Expiration Date of License or Certification: 10/07/2011 Inspection of Subject: Interior & Exterior Exterior Only None Date of Inspection: December 16, 2014
Supervisory or Co-Appraiser Name: Company: Phone: Fax: E-Mail: Date Report Signed: License or Certification #: Designation: Expiration Date of License or Certification: Inspection of Subject: Interior & Exterior Date of Inspection:
State:
Exterior Only
None
Copyright© 2007 by a la mode, inc. This form may be reproduced unmodified without written permission, however, a la mode, inc. must be acknowledged and credited.
Form GPCONDOAD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE
6/2007
Appraisal Services, LLC (203)975-9050
FIRREA / USPAP ADDENDUM Owner Property Address City
Roselyn M. Kiragu 97 Richards Avenue , # UG2 Norwalk
File No. 140366
County Fairfield
State
CT
Zip Code
06854
Lender/Client Purpose
Estimate current market value for client.
Scope of Work
The appraiser relied on information from files maintained in the appraiser's office, knowledge of the market, city records and CMLS data, which are assumed to be accurate. The appraiser analyzed not only the current market conditions but also historical evidence. Sales that were considered comparable were further analyzed and the best sales were utilized in this report. All approaches to value were considered and developed if appropriate for this assignment. The subject's market area, site and improvements were analyzed. If appropriate, a highest and best use analysis was developed. The appraiser considered all factors that impact the subject either positively or negatively. The final reconciliation considers all of the data necessary to competently complete this appraisal assignment.
Intended Use / Intended User Intended Use:
The intended use of this appraisal report is to assist the lender in the evaluation of the asset.
Intended User(s):
Daniel P. Weiner
History of Property Current listing information:
Prior sale:
The subject property is not currently listed for sale.
The subject property has previously sold in the past five years.
Exposure Time / Marketing Time
Reasonable exposure time is estimated to be under 180 days at a use and value consistent with the findings in this report.
Personal (non-realty) Transfers
No personal property was considered in the final value estimate for the subject.
Additional Comments The appraiser is making an extraordinary assumption that the property being appraised is safe of any environmental contamination.
In the normal course of the inspection process, the appraiser may note issues of an environmental concern which the client should address in their due diligence. Homes built prior to 1978 were known to contain lead based paint or other lead based materials which were used in the course of construction or maintenance of the property. Children and pregnant women are at risk if exposed to any pieces or remnants of lead based products. Many older homes are known to have asbestos, which was commonly used as insulation. The appraiser, unless otherwise noted in the report, did not observe any insulation which appeared to be asbestos. The appraiser would still recommend an inspection be performed by an expert in this field if the client so chooses. The appraiser, unless otherwise noted in the report, is not aware of any in ground oil storage tanks. Other toxins and/or contaminants including mold may be present of which the appraiser has no knowledge. Specific education, testing or other regulatory requirements may be required to determine the extent, if any, of these substances. This is beyond the scope and qualifications of the appraiser. At all times, the responsibility for an absolute determination of any environmental issue is that of the client. The appraiser urges the client to obtain the services of an environmental expert for an absolute determination. This report cannot be used as an environmental assessment of the subject property.
It is assumed that all required building permits and/or certificates of occupancy have been obtained regarding any of the improvements on the subject property.Any research, historical or otherwise, required to confirm the existence of permits is considered to be beyond the scope of this appraisal assignment and the appraiser assumes no responsibility if any necessary permits and/or certificates of occupancy have not been issued.Any workmanship in the subject property is assumed to have been done in accordance with state and local building codes and other applicable regulations and the appraiser assumes no responsibility if it has not.This appraisal report contains electronic signatures which is acceptable according to uspap statement on appraisal standards no. 8. Electronically affixing a signature to a certification in a report carries the same level of authenticity and responsibility as an ink signature on paper.
Certification Supplement 1. This appraisal assignment was not based on a requested minimum valuation, a specific valuation, or an approval of a loan. 2. My compensation is not contingent upon the reporting of a predetermined value or direction in value that favors the cause of the client, the amount of the value estimate, the attainment of a stipulated result or the occurrence of a subsequent event.
The appraiser has not appraised or performed any real estate services for the subject property in the past three years.
Appraiser: Allen Glucksman Signed Date: 12/31/2014 Certification or License #: RCR.0001080 Certification or License State: Expires: 10/07/2011 CT Effective Date of Appraisal: December 16, 2014
Supervisory Appraiser: Signed Date: Certification or License #: Certification or License State: Inspection of Subject:
Did Not
Form FUA_LG - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE
Expires: Exterior Only
Interior and Exterior
Aerial Map Owner Property Address City
Roselyn M. Kiragu 97 Richards Avenue , # UG2 Norwalk
County Fairfield
State CT
Lender/Client
Form MAP.LOC - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE
Zip Code 06854
Location Map Owner Property Address City
Roselyn M. Kiragu 97 Richards Avenue , # UG2 Norwalk
County Fairfield
State CT
Lender/Client
Form MAP.LOC - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE
Zip Code 06854
Flood Map Owner Property Address City
Roselyn M. Kiragu 97 Richards Avenue , # UG2 Norwalk
County Fairfield
State CT
Lender/Client
Form MAP.FLOOD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE
Zip Code 06854
Site Map
Form SCNLGL - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE
Plat Map
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Zoning Map
Form SCNLGL - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE
Zoning Table
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Census Map
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Deed
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Schedule A
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Field Card Page 1
Form SCNLGL - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE
Field Card Page 2
Form SCNLGL - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE
Field Card Page 3
Form SCNLGL - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE
Subject Photo Page Owner Property Address City
Roselyn M. Kiragu 97 Richards Ave, #G2 Norwalk
County Fairfield
State CT
Zip Code 06854
Lender/Client
Subject Front 97 Richards Avenue , #G2 Sales Price n/a Gross Living Area 1,196 Total Rooms 4 Total Bedrooms 2 Total Bathrooms 2.0 Location average View typical for area Site large for area Quality average Age 26
Subject Rear
Subject Street
Form PICPIX.SR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE
Subject Photo Page Owner Property Address City
Roselyn M. Kiragu 97 Richards Avenue , # UG2 Norwalk
County Fairfield
State CT
Zip Code 06854
Lender/Client
Subject 97 Richards Avenue , #G2 Common Hallway
Subject Front Door
Form PICPIX.TR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE
Comparable Photo Page Owner Property Address City
Roselyn M. Kiragu 97 Richards Avenue , # UG2 Norwalk
County Fairfield
State CT
Zip Code 06854
Lender/Client
Comparable 1 97 Richards Avenue, #F7 Prox. To Subject 0.01 miles W Sale Price 250,000 Gross Living Area 1,196 Total Rooms 4 Total Bedrooms 2 Total Bathrooms 2.0 Location average View typical for area Site garden Quality average Age 26
Comparable 2 97 Richards Avenue, #F17 Prox. To Subject 0.01 miles W Sale Price 265,000 Gross Living Area 1,196 Total Rooms 4 Total Bedrooms 2 Total Bathrooms 2.0 Location average View typical for area Site garden Quality average Age 26
Comparable 3 50 Aiken St, #162 Prox. To Subject 3.03 miles NE Sale Price 260,000 Gross Living Area 1,082 Total Rooms 4 Total Bedrooms 2 Total Bathrooms 2.0 Location average View typical for area Site Typical Quality average Age 35
Form PICPIX.CR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE
Comparable Photo Page Owner Property Address City
Roselyn M. Kiragu 97 Richards Avenue , # UG2 Norwalk
County Fairfield
State CT
Zip Code 06854
Lender/Client
Comparable 4 97 Richards Avenue, #F18 Prox. to Subject 0.01 miles W Sale Price 252,500 Gross Living Area 1,196 Total Rooms 4 Total Bedrooms 2 Total Bathrooms 2.0 Location average View typical for area Site garden Quality average Age 26
Comparable 5 97 Richards Avenue, #C15 Prox. to Subject 0.03 miles SW Sale Price 258,900 Gross Living Area 1,196 Total Rooms 4 Total Bedrooms 2 Total Bathrooms 2.0 Location average View typical for area Site garden Quality average Age 26
Comparable 6 Prox. to Subject Sale Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age
Form PICPIX.CR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE
Form SCNLGL - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE
Appraisal Services, LLC (203)975-9050
Individual Condo Unit Appraisal Summary Report
File No.: 140366 Unit #: UG2 City: Norwalk State: CT Legal Description: V:6589/P:179-180; See Deed Attached For Assessor's Parcel #: 5-70-78-G2 Complete Description Tax Year: 2014 R.E. Taxes: $ 4,198.08 Special Assessments: $ n/a Borrower (if applicable): n/a Current Owner of Record: Occupant: Owner Tenant (Market Rent) Tenant (Regulated Rent) Vacant Roselyn M. Kiragu Project Type: Condominium Other (describe) HOA: $ 310 per year per month Market Area Name: n/a Map Reference: 7SW Census Tract: 0431.00 Project Name: Mallards Landing Phase: n/a The purpose of this appraisal is to develop an opinion of: Market Value (as defined), or other type of value (describe) This report reflects the following value (if not Current, see comments): Current (the Inspection Date is the Effective Date) Retrospective Prospective Approaches developed for this appraisal: Sales Comparison Approach Cost Approach Income Approach (See Reconciliation Comments and Scope of Work) Property Rights Appraised: Fee Simple Leasehold Leased Fee Other (describe) Intended Use: Estimate Current Market Value
MARKET AREA DESCRIPTION
ASSIGNMENT
SUBJECT
Property Address: 97 Richards Avenue Zip Code: 06854 County: Fairfield
Intended User(s) (by name or type): Client: Daniel P. Weiner Appraiser: Allen Glucksman Location: Urban Built up: Over 75% Growth rate: Rapid Property values: Increasing Demand/supply: Shortage Marketing time: Under 3 Mos.
Daniel P. Weiner Address: 24 Hoyt Street, Stamford, CT 06905 Address: 102 Lincoln Avenue, Stamford, Ct 06902
Suburban 25-75% Stable Stable In Balance 3-6 Mos.
Rural Under 25% Slow Declining Over Supply Over 6 Mos.
Condominium Housing
Present Land Use Change in Land Use Not Likely 10 % Owner Likely * In Process * 15 % Tenant Low 75 5 5 % * To: Vacant (0-5%) 625 High 75+ 50 % Vacant (>5%) Pred 250 35 Parks,Condo 20 % Market Area Boundaries, Description, and Market Conditions (including support for the above characteristics and trends): The typical purchaser of this type housing will look at comparable areas of Norwalk. Property values in subject area appear to have stabilized in the short term. Marketing times vary but average market times are less than 180 days. If properly priced and marketed. Mortgage money is available at reasonable rates to qualified borrowers.
Zoning Classification:
PRICE $(000)
D
Ground Rent (if applicable)
$
Zoning Compliance: Comments: n/a
/
Highest & Best Use as improved (or as proposed per plans & specifications):
PROJECT SITE DESCRIPTION
Predominant Occupancy
Actual Use as of Effective Date: Summary of Highest & Best Use:
Legal
Present use, or
AGE (yrs)
Description: Residential, see zoning schedule Legal nonconforming (grandfathered) Illegal
No zoning
Other use (explain)
Use as appraised in this report:
Condo Unit Condo Unit
One-Unit 2-4 Unit Multi-Unit Comm'l
Condo Unit
Type Public Private Density Public Other Provider/Description Off-site Improvements more than typical for area Size Electricity Street CL & P asphalt large for area Topography Gas Curb/Gutter yes n/a rolling View Water Sidewalk public yes typical For area Sanitary Sewer Street Lights yes municipal Storm Sewer Alley municipal n/a Other site elements: Inside Lot Corner Lot Cul de Sac Underground Utilities Other (describe) FEMA Spec'l Flood Hazard Area Yes No FEMA Flood Zone X FEMA Map # 09001C0527F FEMA Map Date 6/18/2010 Site Comments: No apparent adverse easements, encroachments environmental conditions were noted. Grounds are typically landscaped. It should be clearly noted that appraiser is not an expert with regard to environmental issues & assumes no liability concerning such matters.
Utilities
PROJECT INFORMATION
Data source(s) for project information Project Description Detached
assessment records, CMLS Row or Townhouse Garden Mid-Rise High-Rise Other (describe) Subject Phase If Project Completed # If Project Incomplete General Description of Project # # of Stories Exterior Walls Units 3 clapboard 120 Phases n/a Planned Phases # of Elevators Roof Surface Units Completed 0 asph shng 120 Units 120 Planned Units Existing Proposed Und.Cons. Total # Parking Units For Sale n/a 2 Units for Sale 2 Units for Sale Design (Style) Ratio (spaces/unit) Units Sold midrise n/a 120 Units Sold 120 Units Sold Actual Age (Yrs.) Parking Type(s) Units Rented 26 assigned 31 Units Rented 31 Units Rented Effective Age (Yrs.) 12 Guest Parking Owner Occup. Units ample 89 Owner Occup. Units 89 Owner Occup. Units Project Primary Occupancy Principal Residence Second Home or Recreational Tenant Is the developer/builder in control of the Homeowners’ Association (HOA)? Yes No Management Group: Homeowners' Association Developer Management Agent (name of management agent or company): Imagineers, 203-463-3200 Was the project created by the conversion of existing building(s) into a condominium? Yes No If Yes, describe the original use and date of conversion. Are CC&Rs applicable?
Yes
No
Unknown
Have the documents been reviewed?
Yes
No
#
Comments:
Project Comments (condition, quality of construction, completion status, etc.):
Project appears to be in average/typical condition for its age. There is a bridge on the property, that is being renovated at the time of the exterior appraisal.
Common Elements and Recreational Facilities:
hallways, grounds, parking areas,driveways, bridge, swimming pool
Copyright© 2007 by a la mode, inc. This form may be reproduced unmodified without written permission, however, a la mode, inc. must be acknowledged and credited.
Form GPCONDO - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE
6/2007
Individual Condo Unit Appraisal Summary Report
TRANSFER HISTORY
DESCRIPTION OF THE UNIT IMPROVEMENTS
PROJECT ANALYSIS
Summary of condominium project budget analysis for the current year (if analyzed):
File No.: 140366
No budget was given to appraiser.
Other fees for the use of the project facilities (other than regular HOA charges):
There is an ongoing assessment of $1,100.00 per year. It is paid annually in April, according to the property management. It is for work being done to the bridge.
Compared to other competitive projects of similar quality and design, the subject unit charge appears
High
Average
Low
(If High or Low, describe)
Are there any special or unusual characteristics of the project (based on the condominium documents, HOA meetings, or other information) known to the appraiser? Yes No If Yes, describe and explain the effect on value and marketability. n/a
Unit Charge: $ 310 per month X 12 = $ 3,720.00 per year. Annual assessment charge per year per SF of GLA = $ 3.11 Utilities included in the Unit Charge: None Heat Air Conditioning Electricity Gas Water Sewer Cable Other Source(s) used for physical characteristics of property: New Inspection Previous Appraisal Files MLS Assessment and Tax Records Prior Inspection Property Owner Other (describe) property management Data Source for Gross Living Area assessment records General Description Heating Exterior Description Foundation Basement N/A N/A Floor Location main Type Foundation Slab Area Sq. Ft. n/a hot water # of Levels Fuel Exterior Walls Crawl Space % Finished 1 clapboard oil Design (Style) midrise Roof Surface Ceiling Basement asph shng Cooling Existing Proposed Gutters & Dwnspts. yes Walls Sump Pump Under Construction Central none Window Type Floor Dampness casement Actual Age (Yrs.) Other Outside Entry Storm/Screens Settlement 26 combo n/a Effective Age (Yrs.) 12 Infestation Interior Description Appliances Attic Car Storage N/A Amenities None Floors Refrigerator Fireplace(s) # 0 Garage # Woodstove(s) # ? Stairs n/a 0 Walls Range/Oven Patio Covered # ? Drop Stair n/a 0 Trim/Finish Disposal Scuttle Open # Deck ? n/a 1 Bath Floor Dishwasher Total # of cars Porch ? Doorway n/a space Bath Wainscot n/a Fan/Hood Assigned Fence ? Floor Microwave Doors Owned Pool ? Heated n/a Washer/Dryer ? Finished Space #(s) n/a Balcony Finished area above grade contains: 4 Rooms 2 Bedrooms 2.0 Bath(s) 1,196 Square Feet of Gross Living Area Above Grade Are the heating and cooling for the individual units separately metered? Yes No (If No, describe)
Additional features:
none known, exterior appraisal only
Describe the condition of the property (including physical, functional and external obsolescence):
Exterior appraisal only. No interior inspection of unit was done.
Appraiser reserves the right to change report if interior access is granted.
My research did did not reveal any prior sales or transfers of the subject property for the three years prior to the effective date of this appraisal. Data Source(s): CMLS,Town Records 1st Prior Subject Sale/Transfer Analysis of sale/transfer history and/or any current agreement of sale/listing: The subject unit previously sold on Date: 07/11/2007 07/11/2007 For $336,500. It is not currently listed for sale. None of the sales presented have previously Price: $336,500 sold in the past year. Source(s): CMLS,assessor 2nd Prior Subject Sale/Transfer Date: Price: Source(s): Copyright© 2007 by a la mode, inc. This form may be reproduced unmodified without written permission, however, a la mode, inc. must be acknowledged and credited.
Form GPCONDO - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE
6/2007
Individual Condo Unit Appraisal Summary Report
SALES COMPARISON APPROACH
SALES COMPARISON APPROACH TO VALUE (if developed) FEATURE SUBJECT Address 97 Richards Avenue , # UG2 Norwalk, CT 06854 Project Mallards Landing Phase n/a Proximity to Subject Sale Price $ N/A Sale Price/GLA $ /sq.ft. Data Source(s) assessor Verification Source(s) CMLS VALUE ADJUSTMENTS DESCRIPTION Sales or Financing n/a Concessions n/a Date of Sale/Time n/a Rights Appraised Fee Simple Location average HOA Fees ($/Month) 310 Common Elements and grounds,parking Recreational Facilities hallways,swim pool Floor Location inferior for complex View typical for area Design (Style) midrise Quality of Construction average Age 26 Condition n/a Above Grade Total Bdrms Baths Room Count 4 2 2.0 Gross Living Area 1,196 sq.ft. Basement & Finished n/a Rooms Below Grade n/a Functional Utility average Heating/Cooling EBB/no CAC Energy Efficient Items typical Parking space Porch/Patio/Deck deck
Fireplaces
0
Net Adjustment (Total) Adjusted Sale Price of Comparables Summary of Sales Comparison Approach
File No.: 140366 The Sales Comparison Approach was not developed for this appraisal. COMPARABLE SALE # 1 COMPARABLE SALE # 2 COMPARABLE SALE # 3
97 Richards Avenue, #F7 Norwalk, CT 06854 Mallards Landing n/a 0.01 miles W $ 250,000 $ /sq.ft. 209.03 CMLS #99061766 Ext insp/public record DESCRIPTION +(–) $ Adjust. none 0 known 0 06/2014 0 Fee Simple average 310 grounds,parking hallways,swim pool avg for complex -2,500 typical for area midrise average 26 avg 0
97 Richards Avenue, #F17 Norwalk, CT 06854 Mallards Landing n/a 0.01 miles W $ 265,000 $ /sq.ft. 221.57 CMLS #99074003 Ext insp/public record DESCRIPTION +(–) $ Adjust. none 0 known 0 11/2014 0 Fee Simple average 310 grounds,parking hallways,swim pool avg for complex -2,500 typical for area midrise average 26 avg 0
50 Aiken St, #162 Norwalk, CT 06851 Rolling Ridge n/a 3.03 miles NE $ 260,000 $ /sq.ft. 240.30 CMLS #99057468 Ext insp/public record DESCRIPTION +(–) $ Adjust. none 0 known 0 08/2014 0 Fee Simple average 426 0 grounds,parking hallways,swim pool avg for complex -2,500 typical for area midrise average 35 0 avg 0
Total Bdrms
Total Bdrms
Total Bdrms
4
2
Baths
2.0 1,196 sq.ft.
n/a n/a average comp/No CAC typical carport balcony 0
+
4 0
Baths
2.0 1,196 sq.ft.
4
–
-4,000
$ See attached addendum.
246,000
+
Baths
2.0 1,082 sq.ft.
-1,500 0 -5,000
n/a n/a average comp/No CAC typical space deck 0
$
-9,000
+
$
256,000
0
–
2
0
n/a n/a average 0 comp/No CAC typical -1,500 carport 0 balcony 1
$
Indicated Value by Sales Comparison Approach $
2
+4,000
0
–
$
1,500
$
261,500
248,000
Copyright© 2007 by a la mode, inc. This form may be reproduced unmodified without written permission, however, a la mode, inc. must be acknowledged and credited.
Form GPCONDO - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE
6/2007
Individual Condo Unit Appraisal Summary Report
INCOME APPROACH
FEATURE SUBJECT Address 97 Richards Avenue , # UG2 Norwalk, CT 06854 Project Mallards Landing Phase n/a Proximity to Subject Current Monthly Rent $ n/a Rent/GLA $ 1.93 /sq.ft. Rent Control Yes No Data Source(s) Inspection Date of Lease(s) n/a Location average View typical For area Age 26 Condition n/a Above Grade Total Bdrms Baths Room Count 4 2 2.0 Gross Living Area 1,196 sq.ft. Utilities Included n/a
Fireplace
0
File No.: 140366
The Income Approach was not developed for this appraisal. COMPARABLE RENTAL # 1 COMPARABLE RENTAL # 2
INCOME APPROACH TO VALUE (if developed)
97 Richards Ave AA8 Mallards Landing n/a 0.03 miles SW
97 Richards Ave F10 Mallards Landing n/a 0.01 miles W $ $
Yes No CMLS #99036914 01/14 average typical For area 26 average Total
Bdrms
4
2
97 Richards Ave G10 Mallards Landing n/a Less than 0.01 miles $ 1,800 /sq.ft. $ 1.51 Yes No CMLS #99066484 07/14 average typical For area 26 average
$ $
1,800 1.51 /sq.ft.
Yes No CMLS #99081224 10/14 average typical For area 26 average
Baths
2.0 1,196 sq.ft.
n/a 0
Total
Bdrms
4
2
COMPARABLE RENTAL # 3
Baths
2.0 1,196 sq.ft.
n/a 0
Total
Bdrms
4
2
1,950 1.63 /sq.ft.
Baths
2.0 1,196 sq.ft.
n/a 0
Summary of Income Approach (including support for market rent and GRM):
The appraiser used comparable style apartments. All appear to be market rents for this type apartment. The GRM was derived from comparable units from the subject and from the market area.
COST
Opinion of Monthly Market Rent $
1,800 COST APPROACH TO VALUE (if developed)
X Gross Rent Multiplier =$ 135 The Cost Approach was not developed for this appraisal.
243,000
Indicated Value by Income Approach
Summary of Cost Approach:
ATTACHMENTS
RECONCILIATION
Indicated Value by: Sales Comparison Approach $ Cost Approach (if developed) $ Income Approach (if developed) $ 243,000 248,000 Final Reconciliation The market data approach was most appropriate & considered a good indicator of value. The income approach was completed but given less weight due to a lack of information. The cost approach is not applicable due to condo form of ownership.
This appraisal is made ''as is'', subject to completion per plans and specifications on the basis of a Hypothetical Condition that the improvements have been completed, subject to the following repairs or alterations on the basis of a Hypothetical Condition that the repairs or alterations have been completed, subject to the following required inspection based on the Extraordinary Assumption that the condition or deficiency does not require alteration or repair: This summary
appraisal report is intended for use by the client to assist in estimating market value and is not intended for any other use. Exterior inspection only. No interior inspection was made. This report is also subject to other Hypothetical Conditions and/or Extraordinary Assumptions as specified in the attached addenda. Based on the degree of inspection of the subject property, as indicated below, defined Scope of Work, Statement of Assumptions and Limiting Conditions, and Appraiser’s Certifications, my (our) Opinion of the Market Value (or other specified value type), as defined herein, of the real property that is the subject of this report is: $ , as of: , which is the effective date of this appraisal. 248,000 December 16, 2014 If indicated above, this Opinion of Value is subject to Hypothetical Conditions and/or Extraordinary Assumptions included in this report. See attached addenda. A true and complete copy of this report contains 27 pages, including exhibits which are considered an integral part of the report. This appraisal report may not be properly understood without reference to the information contained in the complete report. Attached Exhibits:
Scope Of Work Map Addenda Extraordinary Assumptions Client Contact: Daniel P. Weiner E-Mail:
Limiting Cond./Certifications Additional Sales Budget Analysis
Narrative Addendum Additional Rentals Additional Listings
Sketch Addendum Hypothetical Conditions
Client Name: Daniel P. Weiner Address: 24 Hoyt Street, Stamford, CT 06905
APPRAISER
SIGNATURES
Photograph Addenda Flood Addendum
SUPERVISORY APPRAISER (if required) or CO-APPRAISER (if applicable)
Appraiser Name: Allen Glucksman Company: Appraisal Services, LLC Phone: (203)977-0663 Fax: (203)977-0689 E-Mail: [email protected] Date of Report (Signature): 12/31/2014 License or Certification #: State: CT RCR.0001080 Designation: Expiration Date of License or Certification: 10/07/2011 Inspection of Subject: Interior & Exterior Exterior Only None Date of Inspection: December 16, 2014
Supervisory or Co-Appraiser Name: Company: Phone: Fax: E-Mail: Date of Report (Signature): License or Certification #: Designation: Expiration Date of License or Certification: Inspection of Subject: Interior & Exterior Date of Inspection:
State:
Exterior Only
None
Copyright© 2007 by a la mode, inc. This form may be reproduced unmodified without written permission, however, a la mode, inc. must be acknowledged and credited.
Form GPCONDO - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE
6/2007
ADDITIONAL COMPARABLE SALES
SALES COMPARISON APPROACH
FEATURE
COMPARABLE SALE # 4 Address 97 Richards Avenue , # UG2 97 Richards Avenue, #F18 Norwalk, CT 06854 Norwalk, CT 06854 Project Mallards Landing Mallards Landing Phase n/a n/a Proximity to Subject 0.01 miles W Sale Price $ $ N/A 252,500 Sale Price/GLA $ /sq.ft. $ 211.12 /sq.ft. Data Source(s) assessor CMLS #99047849 Verification Source(s) CMLS Ext insp/public record VALUE ADJUSTMENTS DESCRIPTION DESCRIPTION +(–) $ Adjust. Sales or Financing n/a none 0 Concessions n/a known 0 Date of Sale/Time n/a 06/2014 0 Rights Appraised Fee Simple Fee Simple Location average average HOA Fees ($/Month) 310 310 Common Elements and grounds,parking grounds,parking Recreational Facilities hallways,swim pool hallways,swim pool Floor Location inferior for complex avg for complex -2,500 View typical for area typical for area Design (Style) midrise midrise Quality of Construction average average Age 26 26 Condition n/a avg 0 Above Grade Total Bdrms Baths Total Bdrms Baths Room Count 4 2 2.0 4 2 2.0 Gross Living Area 1,196 sq.ft. 1,196 sq.ft. 0 Basement & Finished n/a n/a Rooms Below Grade n/a n/a Functional Utility average average Heating/Cooling EBB/no CAC comp/No CAC 0 Energy Efficient Items typical typical Parking space carport -1,500 Porch/Patio/Deck deck balcony 0
Fireplaces
SUBJECT
0
Net Adjustment (Total) Adjusted Sale Price of Comparables Summary of Sales Comparison Approach
File No.: 140366 COMPARABLE SALE # 5 COMPARABLE SALE # 6 97 Richards Avenue, #C15 Norwalk, CT 06854 Mallards Landing n/a 0.03 miles SW $ $ 258,900 $ $ /sq.ft. 216.47 /sq.ft. CMLS #99083949 Ext insp/public record DESCRIPTION +(–) $ Adjust. DESCRIPTION +(–) $ Adjust.
none known pending listing-12,9 Fee Simple average 310 grounds,parking hallways,swim pool avg for complex typical for area midrise average 26 avg Total Bdrms
4
2
+
–
$
-9,000
$
243,500
+
-2,500
0
Baths
Total Bdrms
2.0 1,196 sq.ft.
n/a n/a average comp/No CAC typical space balcony -5,000 1
1
0 0 0
Baths
sq.ft.
0
0
0 -5,000
–
$
-7,500
$
251,400
+
–
$ $
Copyright© 2007 by a la mode, inc. This form may be reproduced unmodified without written permission, however, a la mode, inc. must be acknowledged and credited.
Form GPCONDO.(AC) - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE
6/2007
Addendum Owner Property Address City
Roselyn M. Kiragu 97 Richards Avenue , # UG2 Norwalk
County Fairfield
File No. 140366
State
CT
Zip Code 06854
Lender/Client
Exterior appraisal only. No interior inspection was made. Appraiser reserves the right to change report and/or estimate of market value if interior access is granted. The market was researched in an effort to locate comparable sales that are most similar to the subject in location, style, utility, condition and other amenities that contribute to value in the eyes of a typical purchaser in the market. Our research for comparable sales included public record and local CMLS. A number of sales were considered, and those most similar to the subject were further researched and field inspected by the appraiser. Ideally these sales would be located within 1 mile from the subject, closed within 6 months of the date of the appraisal, and require minimal adjustments. The sales presented in this report proved to be representative of value. The appraiser did not find any recent comparable sales from the subject complex. All sales used in this report exceeded one mile from the subject. No adjustments for distance were necessary. Condition adjustments were based on CMLS information for each sale. Additional adjustments were made for size of improvements. All adjustments are considered fair, reasonable and necessary and based on market data.
Form SUP - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE
Assumptions, Limiting Conditions & Scope Of Work
File No.: 140366 Address: 97 Richards Avenue Unit #: UG2 City: Norwalk State: CT Zip Code: 06854 Client: Address: Daniel P. Weiner Appraiser: Address: 102 Lincoln Avenue, Stamford, CT 06902 Allen Glucksman Statement of assumptions & limiting conditions - The appraiser will not be responsible for matters of a legal nature that affect either the property being appraised or the title to it. The appraiser assumes that the title is good and marketable and, therefore, will not render any opinions about the title. The property is appraised on the basis of it being under responsible ownership. - The appraiser may have provided a sketch in the appraisal report to show approximate dimensions of the improvements, and any such sketch is included only to assist the reader of the report in visualizing the property and understanding the appraiser's determination of its size. Unless otherwise indicated, a land survey was not performed. - If so indicated, the appraiser has examined the available flood maps that are provided by the federal emergency management agency (or other data sources) and has noted in the appraisal report whether the subject unit is located in an identified special flood hazard area. Because the appraiser is not a surveyor, he or she makes no guarantees, express or implied, regarding this determination. - The appraiser will not give testimony or appear in court because he or she made an appraisal of the property in question, unless specific arrangements to do so have been made beforehand. - If the cost approach is included in this appraisal, the appraiser has estimated the value of the land in the cost approach at its highest and best use, and the improvements at their contributory value. Unless otherwise specifically indicated, the cost approach value is not an insurance value, and should not be used as such. - The appraiser has noted in the appraisal report any adverse conditions (including, but not limited to, needed repairs, depreciation, the presence of hazardous wastes, toxic substances, etc.) observed during the inspection of the subject property, or that he or she became aware of during the normal research involved in performing the appraisal. Unless otherwise stated in the appraisal report, the appraiser has no knowledge of any hidden or unapparent conditions of the property, or adverse environmental conditions (including, but not limited to, the presence of hazardous wastes, toxic substances, etc.) that would make the property more or less valuable, and has assumed that there are no such conditions and makes no guarantees or warranties, express or implied, regarding the condition of the property. The appraiser will not be responsible for any such conditions that do exist or for any engineering or testing that might be required to discover whether such conditions exist. Because the appraiser is not an expert in the field of environmental hazards, the appraisal report must not be considered as an environmental assessment of the property. - The appraiser obtained the information, estimates, and opinions that were expressed in the appraisal report from sources that he or she considers to be reliable and believes them to be true and correct. The appraiser does not assume responsibility for the accuracy of such items that were furnished by other parties. - The appraiser will not disclose the contents of the appraisal report except as provided for in the uniform standards of professional appraisal practice, and any applicable federal, state or local laws. - If this appraisal is indicated as subject to satisfactory completion, repairs, or alterations, the appraiser has based his or her appraisal report and valuation conclusion on the assumption that completion of the improvements will be performed in a workmanlike manner. - An appraiser's client is the party (or parties) who engage an appraiser in a specific assignment. Any other party acquiring this report from the client does not become a party to the appraiser-client relationship. Any persons receiving this appraisal report because of disclosure requirements applicable to the appraiser's client do not become intended users of this report unless specifically identified by the client at the time of the assignment. - The appraiser's written consent and approval must be obtained before this appraisal report can be conveyed by anyone to the public, through advertising, public relations, news, sales, or by means of any other media, or by its inclusion in a private or public database. - An appraisal of real property is not a 'home inspection' and should not be construed as such. As part of the valuation process, the appraiser performs a non-invasive visual inventory that is not intended to reveal defects or detrimental conditions that are not readily apparent. The presence of such conditions or defects could adversely affect the appraiser's opinion of value. Clients with concerns about such potential negative factors are encouraged to engage the appropriate type of expert to investigate.
The scope of work is the type and extent of research and analyses performed in an appraisal assignment that is required to produce credible assignment results, given the nature of the appraisal problem, the specific requirements of the intended user(s) and the intended use of the appraisal report. Reliance upon this report, regardless of how acquired, by any party or for any use, other than those specified in this report by the appraiser, is prohibited. The opinion of value that is the conclusion of this report is credible only within the context of the scope of work, effective date, the date of report, the intended user(s), the intended use, the stated assumptions and limiting conditions, any hypothetical conditions and/or extraordinary assumptions, and the type of value, as defined herein. The appraiser, appraisal firm, and related parties assume no obligation, liability, or accountability, and will not be responsible for any unauthorized use of this report or its conclusions.
Additional comments (scope of work, extraordinary assumptions, hypothetical conditions, etc.): Exterior inspection only. No interior inspection. Appraiser reserves the right to change report and/or estimate of value if interior inspection is granted.
Copyright© 2007 by a la mode, inc. This form may be reproduced unmodified without written permission, however, a la mode, inc. must be acknowledged and credited.
Form GPCONDOAD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE
6/2007
Certifications Address: 97 Richards Avenue Client: Daniel P. Weiner Appraiser: Allen Glucksman
File No.: 140366 Unit #: UG2 City: Norwalk State: CT Zip Code: 06854 Address: Address: 102 Lincoln Avenue, Stamford, CT 06902
Appraiser's certification I certify that, to the best of my knowledge and belief: - The statements of fact contained in this report are true and correct. - The credibility of this report, for the stated use by the stated user(s), of the reported analyses, opinions, and conclusions are limited only by The reported assumptions and limiting conditions, and are my personal, impartial, and unbiased professional analyses, opinions, and conclusions. - I have no present or prospective interest in the property that is the subject of this report and no personal interest with respect to the parties involved. - I have no bias with respect to the property that is the subject of this report or to the parties involved with this assignment. - My engagement in this assignment was not contingent upon developing or reporting predetermined results. - My compensation for completing this assignment is not contingent upon the development or reporting of a predetermined value or direction In value that favors the cause of the client, the amount of the value opinion, the attainment of a stipulated result, or the occurrence of a subsequent event directly related to the intended use of this appraisal. - My analyses, opinions, and conclusions were developed, and this report has been prepared, in conformity with the uniform standards of professional appraisal practice that were in effect at the time this report was prepared. - I did not base, either partially or completely, my analysis and/or the opinion of value in the appraisal report on the race, color, religion, sex, handicap, familial status, or national origin of either the prospective owners or occupants of the subject property, or of the present owners or occupants of the properties in the vicinity of the subject property. - Unless otherwise indicated, i have made a personal inspection of the property that is the subject of this report. - Unless otherwise indicated, no one provided significant real property appraisal assistance to the person(s) signing this certification. Additional Certification:
Definition of Market Value *: Market value means the most probable price which a property should bring in a competitive and open market under all conditions requisite to a fair sale, the buyer and seller each acting prudently and knowledgeably, and assuming the price is not affected by undue stimulus. implicit in this definition is the consummation of a sale as of a specified date and the passing of title from seller to buyer under conditions whereby: 1. Buyer and seller are typically motivated; 2. Both parties are well informed or well advised and acting in what they consider their own best interests; 3. A reasonable time is allowed for exposure in the open market; 4. Payment is made in terms of cash in u.s. Dollars or in terms of financial arrangements comparable thereto; and 5. The price represents the normal consideration for the property sold unaffected by special or creative financing or sales concessions granted by anyone associated with the sale. * This definition is from regulations published by Federal Regulatory Agencies Pursuant to Title XI of the Financial Institutions Reform, Recovery, and Enforcement Act (FIRREA) of 1989 between July 5, 1990, and August 24, 1990, by The Federal Reserve System (frs), national credit union administration (ncua), federal deposit insurance corporation (fdic), the office of thrift supervision (ots), and the Office of Comptroller of the Currency (OCC). This definition is also referenced in regulations jointly published by the OCC, OTS, FRS, and FDIC on June 7, 1994, and in the Interagency Appraisal and Evaluation Guidelines, dated October 27, 1994.
Client Contact: E-Mail:
Daniel P. Weiner
Client Name: Address:
SIGNATURES
APPRAISER
Daniel P. Weiner
SUPERVISORY APPRAISER (if required) or CO-APPRAISER (if applicable)
Appraiser Name: Allen Glucksman Company: Appraisal Services, LLC Phone: (203)977-0663 Fax: (203)977-0689 E-Mail: [email protected] Date Report Signed: 12/31/2014 License or Certification #: State: CT RCR.0001080 Designation: Expiration Date of License or Certification: 10/07/2011 Inspection of Subject: Interior & Exterior Exterior Only None Date of Inspection: December 16, 2014
Supervisory or Co-Appraiser Name: Company: Phone: Fax: E-Mail: Date Report Signed: License or Certification #: Designation: Expiration Date of License or Certification: Inspection of Subject: Interior & Exterior Date of Inspection:
State:
Exterior Only
None
Copyright© 2007 by a la mode, inc. This form may be reproduced unmodified without written permission, however, a la mode, inc. must be acknowledged and credited.
Form GPCONDOAD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE
6/2007
Appraisal Services, LLC (203)975-9050
FIRREA / USPAP ADDENDUM Owner Property Address City
Roselyn M. Kiragu 97 Richards Avenue , # UG2 Norwalk
File No. 140366
County Fairfield
State
CT
Zip Code
06854
Lender/Client Purpose
Estimate current market value for client.
Scope of Work
The appraiser relied on information from files maintained in the appraiser's office, knowledge of the market, city records and CMLS data, which are assumed to be accurate. The appraiser analyzed not only the current market conditions but also historical evidence. Sales that were considered comparable were further analyzed and the best sales were utilized in this report. All approaches to value were considered and developed if appropriate for this assignment. The subject's market area, site and improvements were analyzed. If appropriate, a highest and best use analysis was developed. The appraiser considered all factors that impact the subject either positively or negatively. The final reconciliation considers all of the data necessary to competently complete this appraisal assignment.
Intended Use / Intended User Intended Use:
The intended use of this appraisal report is to assist the lender in the evaluation of the asset.
Intended User(s):
Daniel P. Weiner
History of Property Current listing information:
Prior sale:
The subject property is not currently listed for sale.
The subject property has previously sold in the past five years.
Exposure Time / Marketing Time
Reasonable exposure time is estimated to be under 180 days at a use and value consistent with the findings in this report.
Personal (non-realty) Transfers
No personal property was considered in the final value estimate for the subject.
Additional Comments The appraiser is making an extraordinary assumption that the property being appraised is safe of any environmental contamination.
In the normal course of the inspection process, the appraiser may note issues of an environmental concern which the client should address in their due diligence. Homes built prior to 1978 were known to contain lead based paint or other lead based materials which were used in the course of construction or maintenance of the property. Children and pregnant women are at risk if exposed to any pieces or remnants of lead based products. Many older homes are known to have asbestos, which was commonly used as insulation. The appraiser, unless otherwise noted in the report, did not observe any insulation which appeared to be asbestos. The appraiser would still recommend an inspection be performed by an expert in this field if the client so chooses. The appraiser, unless otherwise noted in the report, is not aware of any in ground oil storage tanks. Other toxins and/or contaminants including mold may be present of which the appraiser has no knowledge. Specific education, testing or other regulatory requirements may be required to determine the extent, if any, of these substances. This is beyond the scope and qualifications of the appraiser. At all times, the responsibility for an absolute determination of any environmental issue is that of the client. The appraiser urges the client to obtain the services of an environmental expert for an absolute determination. This report cannot be used as an environmental assessment of the subject property.
It is assumed that all required building permits and/or certificates of occupancy have been obtained regarding any of the improvements on the subject property.Any research, historical or otherwise, required to confirm the existence of permits is considered to be beyond the scope of this appraisal assignment and the appraiser assumes no responsibility if any necessary permits and/or certificates of occupancy have not been issued.Any workmanship in the subject property is assumed to have been done in accordance with state and local building codes and other applicable regulations and the appraiser assumes no responsibility if it has not.This appraisal report contains electronic signatures which is acceptable according to uspap statement on appraisal standards no. 8. Electronically affixing a signature to a certification in a report carries the same level of authenticity and responsibility as an ink signature on paper.
Certification Supplement 1. This appraisal assignment was not based on a requested minimum valuation, a specific valuation, or an approval of a loan. 2. My compensation is not contingent upon the reporting of a predetermined value or direction in value that favors the cause of the client, the amount of the value estimate, the attainment of a stipulated result or the occurrence of a subsequent event.
The appraiser has not appraised or performed any real estate services for the subject property in the past three years.
Appraiser: Allen Glucksman Signed Date: 12/31/2014 Certification or License #: RCR.0001080 Certification or License State: Expires: 10/07/2011 CT Effective Date of Appraisal: December 16, 2014
Supervisory Appraiser: Signed Date: Certification or License #: Certification or License State: Inspection of Subject:
Did Not
Form FUA_LG - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE
Expires: Exterior Only
Interior and Exterior
Aerial Map Owner Property Address City
Roselyn M. Kiragu 97 Richards Avenue , # UG2 Norwalk
County Fairfield
State CT
Lender/Client
Form MAP.LOC - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE
Zip Code 06854
Location Map Owner Property Address City
Roselyn M. Kiragu 97 Richards Avenue , # UG2 Norwalk
County Fairfield
State CT
Lender/Client
Form MAP.LOC - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE
Zip Code 06854
Flood Map Owner Property Address City
Roselyn M. Kiragu 97 Richards Avenue , # UG2 Norwalk
County Fairfield
State CT
Lender/Client
Form MAP.FLOOD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE
Zip Code 06854
Site Map
Form SCNLGL - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE
Plat Map
Form SCNLGL - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE
Zoning Map
Form SCNLGL - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE
Zoning Table
Form SCNLGL - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE
Census Map
Form SCNLGL - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE
Deed
Form SCNLGL - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE
Schedule A
Form SCNLGL - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE
Field Card Page 1
Form SCNLGL - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE
Field Card Page 2
Form SCNLGL - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE
Field Card Page 3
Form SCNLGL - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE
Subject Photo Page Owner Property Address City
Roselyn M. Kiragu 97 Richards Ave, #G2 Norwalk
County Fairfield
State CT
Zip Code 06854
Lender/Client
Subject Front 97 Richards Avenue , #G2 Sales Price n/a Gross Living Area 1,196 Total Rooms 4 Total Bedrooms 2 Total Bathrooms 2.0 Location average View typical for area Site large for area Quality average Age 26
Subject Rear
Subject Street
Form PICPIX.SR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE
Subject Photo Page Owner Property Address City
Roselyn M. Kiragu 97 Richards Avenue , # UG2 Norwalk
County Fairfield
State CT
Zip Code 06854
Lender/Client
Subject 97 Richards Avenue , #G2 Common Hallway
Subject Front Door
Form PICPIX.TR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE
Comparable Photo Page Owner Property Address City
Roselyn M. Kiragu 97 Richards Avenue , # UG2 Norwalk
County Fairfield
State CT
Zip Code 06854
Lender/Client
Comparable 1 97 Richards Avenue, #F7 Prox. To Subject 0.01 miles W Sale Price 250,000 Gross Living Area 1,196 Total Rooms 4 Total Bedrooms 2 Total Bathrooms 2.0 Location average View typical for area Site garden Quality average Age 26
Comparable 2 97 Richards Avenue, #F17 Prox. To Subject 0.01 miles W Sale Price 265,000 Gross Living Area 1,196 Total Rooms 4 Total Bedrooms 2 Total Bathrooms 2.0 Location average View typical for area Site garden Quality average Age 26
Comparable 3 50 Aiken St, #162 Prox. To Subject 3.03 miles NE Sale Price 260,000 Gross Living Area 1,082 Total Rooms 4 Total Bedrooms 2 Total Bathrooms 2.0 Location average View typical for area Site Typical Quality average Age 35
Form PICPIX.CR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE
Comparable Photo Page Owner Property Address City
Roselyn M. Kiragu 97 Richards Avenue , # UG2 Norwalk
County Fairfield
State CT
Zip Code 06854
Lender/Client
Comparable 4 97 Richards Avenue, #F18 Prox. to Subject 0.01 miles W Sale Price 252,500 Gross Living Area 1,196 Total Rooms 4 Total Bedrooms 2 Total Bathrooms 2.0 Location average View typical for area Site garden Quality average Age 26
Comparable 5 97 Richards Avenue, #C15 Prox. to Subject 0.03 miles SW Sale Price 258,900 Gross Living Area 1,196 Total Rooms 4 Total Bedrooms 2 Total Bathrooms 2.0 Location average View typical for area Site garden Quality average Age 26
Comparable 6 Prox. to Subject Sale Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age
Form PICPIX.CR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE
