summary appraisal report
Town Homes @ Summit vs. Finla N1446
File No.
SUMMARY APPRAISAL REPORT OF THE REAL PROPERTY LOCATED AT 160 Summit St Norwich, Connecticut 06360-6214
for Law Offices of Lloyd L. Langhammer, LLC 38 Granite Street 3rd Floor New London, CT 06320
as of April 4, 2014 by Jacqueline Maneri 257 Main Street Norwich, CT 06360
Riess Appraisal Company
Page 1 of 8
Riess Appraisal Company 257 Main Street Norwich, CT 06360 860-889-1301
April 4, 2014
Law Offices of Lloyd L. Langhammer, LLC 38 Granite Street 3rd Floor New London, CT 06320 Property Borrower File No. Case No. -
160 Summit St Norwich, Connecticut 06360-6214 Owner: Barbara G. Finlayson N1446 Town Homes @ Summit vs. Finlayson
Dear Ms. Lee, Paralegal: In accordance with your request, I have prepared an appraisal of the real property located at 160 Summit St, Norwich, Connecticut. The purpose of the appraisal is to provide an opinion of the market value of the property described in the body of this report. Enclosed, please find the report which describes certain data gathered during our investigation of the property. The methods of approach and reasoning in the valuation of the various physical and economic factors of the subject property are contained in this report.
An inspection of the property and a study of pertinent factors, including valuation trends and an analysis of neighborhood data, led the appraiser to the conclusion that the market value, as of April 4, 2014 is : $115,000 The opinion of value expressed in this report is contingent upon the Limiting Conditions attached to this report. It has been a pleasure to assist you. If I may be of further service to you in the future, please let me know. Respectfully submitted, Riess Appraisal Company
Jacqueline Maneri CT Certification #RCR.0000326 CERTIFIED RESIDENTIAL
Page 2 of 8
Freddie Mac
Second Mortgage Property Value Analysis Report
Federal Home Loan Mortgage Corporation
Town Homes @ Summit vs. Finlayson
Owned by America's Savings Institutions
N1446
File No.
Summary Appraisal Report BORROWER/SUBJECT PROPERTY INFORMATION
Owner: Barbara G. Finlayson 160 Summit St City Norwich County New London Phone No. Res. n/a Loan Amount Requested $ n/a Borrower
Census Tract
Property Address
Check One:
No. of Rooms
No. of Bedrooms
6
No. of Baths
3
State
2.1
X
PUD
X
109/3/13/120/
Condo
Connecticut n/a Months
1,280
No
Map Reference
SF
Term Gross Living Area
Family Room or Den Yes
6967
2-4 Units Zip Code
Owner's Estimate of Value $ Garage/Carport Porches, Patio or (Specify Type & Number) Pool (Specify)
1-c Builtin
Sq. Ft.
06360-6214 n/a Central Air
X
Open/Deck
Yes
No
FIELD REPORT NEIGHBORHOOD
X X
Location Built Up Growth Rate
Fully Dev.
Urban
Suburban
Rural
Over 75%
25% to 75%
Under 25%
Property Compatibility
Steady
Slow
General Appearance of Properties
Stable
Declining
Appeal
In Balance
Oversupply
X X X X
Rapid
Property Values
Increasing
Demand/Supply
Shortage
Marketing Time
Under 3 Months
25
Present Land Use
40
% 1 Family
X
Change in Present Land Use
Owner
Single Family Price Range $
40
5
Not Likely
Predominant Occupancy
Single Family Age
4-6 Months
% 2-4 Family
Years To
X 75,000 old Years
Good
Avg.
Fair
Poor
X X X
Over 6 Months
10
% Apts.
% Condo Taking Place
Tenant
% Vacant
175,000
To $
% Vacant
From
75
%
To
125,000
Predominant Value $
Predominant Age
20
% Industrial
% Commercial
Likely
Yrs.
Note: Freddie Mac does not consider race or the racial composition of the neighborhood to be reliable appraisal factors.
Average older established urban area of Norwich situated on close proximity to residential necessities such as schools, shopping and major routes of travel leading to employment and recreation. *** See Additional Comments ***
Comments including those factors, favorable or unfavorable, affecting marketability (e.g. public parks, schools, view, noise)
SUBJECT PROPERTY No. Stories 2 PROPERTY RATING Good Avg. Fair 1 Condition of Exterior X Attached condo, not an end unit Design (rambler, split level, etc.) Townhouse Compatibility to Neighborhood X Exterior Walls Material vinyl Roof Material asphalt Appeal and Marketability X Is the property located in a HUD-identified Special Flood Hazard Area? Yes 09011C0214G, Dated: 07/18/2011, Zone: X X No Special Energy Efficient Items Assume typical energy efficiency for 2004 construction. Approximate Year Built
2004
No. Units
Poor
Type (detached, duplex, semi-det etc.)
Subject is a townhouse style unit within condo complex known as Town Homes at Summit. Complex commenced constructed in 2003 with a total of 29 units, similar in size and amenities. 1.8 acre condo site with avg of 18 units per acre. All public utilities. No project amenities. Condo fees are appx $135 per month.
Comments (favorable or unfavorable including any deferred maintenance)
MARKET COMPARABLE ANALYSIS PRIOR TO IMPROVEMENT ITEM
SUBJECT
COMPARABLE NO. 1
160 Summit St Norwich
Address Proximity to Subject Sales Price
$ DESCRIPTION
Insp 04/04/2014 Average n/a condo 10 yrs. Average
Date of Sale/Time Location Site/View Age Condition Above Grade
Total
Room Count
6
Gross Living Area Heating/Cooling Garage/Carport Porches, Patio, Pools, etc. Special Energy Efficient Items Other (e.g. kitchen equip., remodeling)
Bdrms.
Baths
3 2.1 1,280 Sq. Ft. Fha Gas/Cent 1-c Builtin Open/Deck No Amenities No Fin Bsmt No Fireplace Interior Unit Cond of Sale:
Net Adj. (total) Indicated Value of Subject
DESCRIPTION
+ (-) $ Adjustment
01/29/2014 Average n/a condo 10 yrs. Average Total
Bdrms.
6
COMPARABLE NO. 3
123 Sheraton Lane Norwich, CT 2.00 miles W 109,000
$
VALUE ADJUSTMENTS
COMPARABLE NO. 2
154 Summit Street Norwich, CT 0.01 miles N
$ DESCRIPTION
09/12/2013 Average n/a condo 40 yrs Average Baths
Total
Bdrms.
213 West Town Street Norwich, CT 3.07 miles NW 85,000 + (-) $ Adjustment
114,000
$ DESCRIPTION
+ (-) $ Adjustment
01/17/2014 Superior n/a condo +5,000 27 yrs Average Baths
6
Total
Bdrms.
-10,000 +2,500 Baths
3 2.1 1,280 Sq. Ft. Fha Gas/Cent 1-c Builtin Open/Deck No Amenities Bsmt Recroom No Fireplace Interior Unit REO $ X +
3 1.1 1,275 Sq. Ft. Hw Gas/None None Open/Deck Pool+Tennis -2,500 No Basement No Fireplace Interior Unit +10,000 Assoc Owned $ 7,500 X +
+8,000 5 2 1.1 +200 1,202 Sq. Ft. +2,500 Fha Gas/Cent +10,000 1-c Builtin Open/Deck -500 No Amenities +5,000 Bsmt Recroom No Fireplace End Unit Market $ 30,200 X +
Gross 11.5% Net 6.9%
Gross 36.7% 116,500 Net 35.5%
Gross 31.3% 115,200 Net 0.6%
+5,000 +8,000 +2,700
-2,500 -5,000 700
$ $ $ 114,700 Sale1 most recent recent transfer within subject complex. REO (lender owned), adjusted up appx 10% for distressed nature of the transaction. Sale2 different complex. Three bedroom interior townhouse style unit. Older unit, no garage, no basement, no central air. *** See Additional Comments ***
General Comments
The information shown on this report is derived from an inspection of the neighborhood and exterior inspection of the subject property and market comparables. The estimated market value is based upon this information and the knowledge of the undersigned. This report is not to be construed as an appraisal report.
Completed By
Jacqueline Maneri
Signature License/Certification #
RCR.0000326 CERTIFIED RESIDENTIAL
ESTIMATED MARKET VALUE $
115,000
Title
Ct State Certified
Date
April 4, 2014 4/30/2014
as of
April 4, 2014
Expiration Date
Freddie Mac Form 704
Riess Appraisal Company
Page 3 of 8
Town Homes @ Summit vs. Finlayso N1446
File No.
ADDITIONAL COMMENTS
Owner: Barbara G. Finlayson 160 Summit St City County New London Norwich Lender or Client Law Offices of Lloyd L. Langhammer, LLC Borrower or Owner
Property Address
State
Connecticut
Zip Code
06360-6214
SCOPE OF THE APPRAISAL Attorney Lloyd L. Langhammer has requested a Drive By Appraisal on Form #704 in respect to the "Drive by" appraisal we gather subject data from the respective Town Hall and photograph the front and rear of the unit where possible. No interior inspection was made, therefore the assumption has been made the subject's interior is comparable to the exterior. We reserve the right to adjust our final value estimate if an interior inspection is made. All sales are closed unless otherwise noted. Field information was gathered by your appraiser in addition to information on file in our office.
NEIGHBORHOOD Subject complex is one of the newer improvements in the area, however does blend in with the general characteristics of the neighborhood. Summit Street is in an area of Norwich locally referred to as the west side. Downtown Norwich to the northeast; Route #32 to the south; Route #82 to the west; Norwichtown further to the north. The Norwich market remains stable as of the effective date of this appraisal. Statistical data from the Warren Group, news publications, Multiple Listing Service, etc., are continually reviewed and analyzed by your appraiser. This data has been retained in my appraisal work file. As like most areas of the State, Norwich's values peaked during the 2005-2007 time frame, then declined drastically. This period of decline was evident up until approximately 12-18 months ago. Since approximately mid-2012 property values have remained relatively stable, however sellers still have to be competitive and realistic when setting their asking prices. Sales volume has shown somewhat of an increase, however values have not increased. Overall, the market continues to be a "buyer's market" and again, sellers have to be realistic to remain competitive in the open market.
MARKET DATA ANALYSIS Sale2 owned by the condo association, however transfer appears to have been at market levels. Sale3 superior Norwichtown location, indicating a downward adjustment. Townhouse style unit with a private end unit placement within the building. Inferior bedroom count.
Riess Appraisal Company
Page 4 of 8
Town Homes @ Summit vs. Finlayso N1446
File No.
PHOTOGRAPH ADDENDUM Owner: Barbara G. Finlayson 160 Summit St County New London Norwich Law Offices of Lloyd L. Langhammer, LLC
Borrower or Owner Property Address City Client
State
Connecticut
Zip Code
06360-6214
FRONT VIEW OF SUBJECT PROPERTY
REAR VIEW OF SUBJECT PROPERTY
STREET SCENE OF SUBJECT PROPERTY
Riess Appraisal Company
Page 5 of 8
Town Homes @ Summit vs. Finlayso N1446
File No.
Location Map Owner: Barbara G. Finlayson 160 Summit St County New London Norwich Law Offices of Lloyd L. Langhammer, LLC
Borrower or Owner Property Address City Client
State
Connecticut
Riess Appraisal Company
Zip Code
06360-6214
Page 6 of 8
Town Homes @ Summit vs. Finlayson N1446
File No.
DEFINITION OF MARKET VALUE:
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, 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 each acting in what he considers his own best interest; (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. *Adjustments to the comparables must be made for special or creative financing or sales concessions.
No adjustments
are necessary for those costs which are normally paid by sellers as a result of tradition or law in a market area; these costs are readily identifiable since the seller pays these costs in virtually all sales transactions.
Special or
creative financing adjustments can be made to the comparable property by comparisons to financing terms offered by
a
third
should
not
party be
institutional
calculated
lender
on
a
that
is
not
mechanical
already
dollar
for
involved
dollar
cost
in
the
property
or
transaction.
of
the
financing
or
concessions
Any
adjustment
but
the
dollar
amount of any adjustment should approximate the market's reaction to the financing or concessions based on the appraiser's judgment.
STATEMENT OF LIMITING CONDITIONS AND APPRAISER'S CERTIFICATION CONTINGENT AND LIMITING CONDITIONS:
The appraiser's certification that appears in the appraisal report
is subject to the following conditions: 1.
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. 2.
The appraiser has provided a sketch in the appraisal report to show approximate dimensions of the improvements
and the sketch is included only to assist the reader of the report in visualizing the property and understanding the appraiser's determination of its size. 3.
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 site 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. 4.
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. 5.
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.
The
separate
valuations
of
the
land
and
improvements
must
not
be
used in conjunction with any other appraisal and are invalid if they are so used. 6.
The appraiser has noted in the appraisal report any adverse conditions (such as, 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 make
environmental
the
property
guarantees
or
conditions
more
or
warranties,
(including
less
express
the
presence
valuable, and or
implied,
has
of
hazardous
assumed
regarding
the
that
wastes,
there
condition
are
of
the
toxic no
substances,
such
conditions
property.
The
etc.) and
appraiser
that
would
makes will
not
no 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. 7.
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. 8.
The
appraiser
will
not
disclose
the
contents
of the
appraisal
report
except as
provided
for
in
the
Uniform
Standards of Professional Appraisal Practice. 9.
The appraiser has based his or her appraisal report and valuation conclusion for an appraisal that is subject to
satisfactory
completion,
repairs,
or
alterations
on
the
assumption
that
completion
of
the
improvements
will
be
performed in a workmanlike manner. 10.
The appraiser must provide his or her prior written consent before the lender/client specified in the appraisal
report
can
distribute
the
appraisal
report
(including
conclusions
about
the
property
value,
the
appraiser's
identity
and professional designations, and references to any professional appraisal organizations or the firm with which the appraiser is associated) to anyone other than the borrower; the mortgagee or its successors and assigns; the mortgage insurer; consultants; professional appraisal organizations; any state department, the
agency, or
lender/client
service(s)
without
may
instrumentality
distribute
having
to
the
obtain
of the
property the
United
States
description
appraiser's
section
prior
or federally approved
or any of
written
state the
or the
report
consent.
only The
financial institution; or any
District to
of Columbia;
data
appraiser's
collection written
except that or
reporting
consent
and
approval must also be obtained before the appraisal can be conveyed by anyone to the public through advertising, public relations, news, sales, or other media. Freddie Mac Form 439 6-93
Page 1 of 2
Fannie Mae Form 1004B 6-93
Page 7 of 8
Town Homes @ Summit vs. Finlayson N1446
File No.
APPRAISER'S CERTIFICATION: 1.
The Appraiser certifies and agrees that:
I have researched the subject market area and have selected a minimum of three recent sales of properties most
similar and proximate to the subject property for consideration in the sales comparison analysis and have made a dollar
adjustment
when
appropriate
to
reflect
the
market
reaction
to
those
items
of
significant
variation.
If
a
significant item in a comparable property is superior to, or more favorable than, the subject property, I have made a negative adjustment to reduce the adjusted sales price of the comparable and, if a significant item in a comparable property is inferior to, or less favorable than the subject property, I have made a positive adjustment to increase the adjusted sales price of the comparable. 2.
I have taken into consideration the factors that have an impact on value in my development of the estimate of
market
value in
the
appraisal report.
I
have
not knowingly
withheld
any
significant
information
from the
appraisal
report and I believe, to the best of my knowledge, that all statements and information in the appraisal report are true and correct. 3.
I
stated
in
the
appraisal
report
only
my
own
personal,
unbiased,
and
professional
analysis,
opinions,
and
conclusions, which are subject only to the contingent and limiting conditions specified in this form. 4.
I have no present or prospective interest in the property that is the subject to this report, and I have no present
or prospective personal interest or bias with respect to the participants in the transaction. I did not base, either partially or completely, my analysis and/or the estimate of market 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. 5.
I have no present or contemplated
future interest in the
subject property, and
neither my current or future
employment nor my compensation for performing this appraisal is contingent on the appraised value of the property. 6.
I was not required to report a predetermined value or direction in value that favors the cause of the client or
any related party, the amount of the value estimate, the attainment of a specific result, or the occurrence of a subsequent event in order to receive my compensation and/or employment for performing the appraisal. I did not base the appraisal report on a requested minimum valuation, a specific valuation, or the need to approve a specific mortgage loan. 7.
I performed this appraisal in conformity with the Uniform Standards of Professional Appraisal Practice that were
adopted and promulgated by the Appraisal Standards Board of The Appraisal Foundation and that were in place as of the effective date of this appraisal, with the exception of the departure provision of those Standards, which does not apply. the
I acknowledge that an estimate of a reasonable time for exposure in the open market is a condition in
definition
of
market
value
and
the
estimate
I developed
is
consistent
with
the
marketing
time
noted
in
the
neighborhood section of this report, unless I have otherwise stated in the reconciliation section. 8.
I have personally inspected the interior and exterior areas of the subject property and the exterior of all properties
listed as comparables in the appraisal report. I further certify that I have noted any apparent or known adverse conditions
in
the
subject improvements, on
the
subject site,
or
on
any
site
within
the
immediate
vicinity
of
the
subject property of which I am aware and have made adjustments for these adverse conditions in my analysis of the property value to the extent that I had market evidence to support them. I have also commented about the effect of the adverse conditions on the marketability of the subject property. 9. If
I personally prepared all conclusions and opinions about the real estate that were set forth in the appraisal report. I
relied
on
significant
professional
assistance
from
any
individual
or
individuals
in
the
performance
of
the
appraisal or the preparation of the appraisal report, I have named such individual(s) and disclosed the specific tasks performed by them in the reconciliation section of this appraisal report. I certify that any individual so named is qualified to perform the tasks. I have not authorized anyone to make a change to any item in the report; therefore, if an unauthorized change is made to the appraisal report, I will take no responsibility for it.
SUPERVISORY APPRAISER'S CERTIFICATION:
If a supervisory appraiser signed the appraisal report, he or she
certifies and agrees that: I directly supervise the appraiser who prepared the appraisal report, have reviewed the appraisal report, agree with the statements and conclusions of the appraiser, agree to be bound by the appraiser's certifications numbered 4 through 7 above, and am taking full responsibility for the appraisal and the appraisal report.
ADDRESS OF PROPERTY APPRAISED:
160 Summit St, Norwich, Connecticut 06360-6214
APPRAISER:
SUPERVISORY APPRAISER
Signature:
Signature:
(only if required):
Name: Jacqueline Maneri Date Signed: April 4, 2014 Date Signed: State Certification #: RCR.0000326 CERTIFIED RESIDENTIAL State Certification #: Name:
or State License #: State:
or State License #:
CT
State:
Expiration Date of Certification or License:
4/30/2014
Expiration Date of Certification or License: Did
Freddie Mac Form 439 6-93
Page 2 of 2
Riess Appraisal Company
Did Not Inspect Property
Fannie Mae Form 1004B 6-93
Page 8 of 8
CERTIFICATION OF SERVICE I certify that a copy of the Appraisal was served upon each appearing defendant in accordance with Sections 23-16 and 10-12 of the Practice Book by mail, postage prepaid or electronically delivered on the date of the mailing of the Motion for Judgment of Strict Foreclosure and that written consent for electronic delivery was received from all counsel and pro se parties of record who were electronically served. 305359 Lloyd L. Langhammer Commissioner of the Superior Court
File No.
SUMMARY APPRAISAL REPORT OF THE REAL PROPERTY LOCATED AT 160 Summit St Norwich, Connecticut 06360-6214
for Law Offices of Lloyd L. Langhammer, LLC 38 Granite Street 3rd Floor New London, CT 06320
as of April 4, 2014 by Jacqueline Maneri 257 Main Street Norwich, CT 06360
Riess Appraisal Company
Page 1 of 8
Riess Appraisal Company 257 Main Street Norwich, CT 06360 860-889-1301
April 4, 2014
Law Offices of Lloyd L. Langhammer, LLC 38 Granite Street 3rd Floor New London, CT 06320 Property Borrower File No. Case No. -
160 Summit St Norwich, Connecticut 06360-6214 Owner: Barbara G. Finlayson N1446 Town Homes @ Summit vs. Finlayson
Dear Ms. Lee, Paralegal: In accordance with your request, I have prepared an appraisal of the real property located at 160 Summit St, Norwich, Connecticut. The purpose of the appraisal is to provide an opinion of the market value of the property described in the body of this report. Enclosed, please find the report which describes certain data gathered during our investigation of the property. The methods of approach and reasoning in the valuation of the various physical and economic factors of the subject property are contained in this report.
An inspection of the property and a study of pertinent factors, including valuation trends and an analysis of neighborhood data, led the appraiser to the conclusion that the market value, as of April 4, 2014 is : $115,000 The opinion of value expressed in this report is contingent upon the Limiting Conditions attached to this report. It has been a pleasure to assist you. If I may be of further service to you in the future, please let me know. Respectfully submitted, Riess Appraisal Company
Jacqueline Maneri CT Certification #RCR.0000326 CERTIFIED RESIDENTIAL
Page 2 of 8
Freddie Mac
Second Mortgage Property Value Analysis Report
Federal Home Loan Mortgage Corporation
Town Homes @ Summit vs. Finlayson
Owned by America's Savings Institutions
N1446
File No.
Summary Appraisal Report BORROWER/SUBJECT PROPERTY INFORMATION
Owner: Barbara G. Finlayson 160 Summit St City Norwich County New London Phone No. Res. n/a Loan Amount Requested $ n/a Borrower
Census Tract
Property Address
Check One:
No. of Rooms
No. of Bedrooms
6
No. of Baths
3
State
2.1
X
PUD
X
109/3/13/120/
Condo
Connecticut n/a Months
1,280
No
Map Reference
SF
Term Gross Living Area
Family Room or Den Yes
6967
2-4 Units Zip Code
Owner's Estimate of Value $ Garage/Carport Porches, Patio or (Specify Type & Number) Pool (Specify)
1-c Builtin
Sq. Ft.
06360-6214 n/a Central Air
X
Open/Deck
Yes
No
FIELD REPORT NEIGHBORHOOD
X X
Location Built Up Growth Rate
Fully Dev.
Urban
Suburban
Rural
Over 75%
25% to 75%
Under 25%
Property Compatibility
Steady
Slow
General Appearance of Properties
Stable
Declining
Appeal
In Balance
Oversupply
X X X X
Rapid
Property Values
Increasing
Demand/Supply
Shortage
Marketing Time
Under 3 Months
25
Present Land Use
40
% 1 Family
X
Change in Present Land Use
Owner
Single Family Price Range $
40
5
Not Likely
Predominant Occupancy
Single Family Age
4-6 Months
% 2-4 Family
Years To
X 75,000 old Years
Good
Avg.
Fair
Poor
X X X
Over 6 Months
10
% Apts.
% Condo Taking Place
Tenant
% Vacant
175,000
To $
% Vacant
From
75
%
To
125,000
Predominant Value $
Predominant Age
20
% Industrial
% Commercial
Likely
Yrs.
Note: Freddie Mac does not consider race or the racial composition of the neighborhood to be reliable appraisal factors.
Average older established urban area of Norwich situated on close proximity to residential necessities such as schools, shopping and major routes of travel leading to employment and recreation. *** See Additional Comments ***
Comments including those factors, favorable or unfavorable, affecting marketability (e.g. public parks, schools, view, noise)
SUBJECT PROPERTY No. Stories 2 PROPERTY RATING Good Avg. Fair 1 Condition of Exterior X Attached condo, not an end unit Design (rambler, split level, etc.) Townhouse Compatibility to Neighborhood X Exterior Walls Material vinyl Roof Material asphalt Appeal and Marketability X Is the property located in a HUD-identified Special Flood Hazard Area? Yes 09011C0214G, Dated: 07/18/2011, Zone: X X No Special Energy Efficient Items Assume typical energy efficiency for 2004 construction. Approximate Year Built
2004
No. Units
Poor
Type (detached, duplex, semi-det etc.)
Subject is a townhouse style unit within condo complex known as Town Homes at Summit. Complex commenced constructed in 2003 with a total of 29 units, similar in size and amenities. 1.8 acre condo site with avg of 18 units per acre. All public utilities. No project amenities. Condo fees are appx $135 per month.
Comments (favorable or unfavorable including any deferred maintenance)
MARKET COMPARABLE ANALYSIS PRIOR TO IMPROVEMENT ITEM
SUBJECT
COMPARABLE NO. 1
160 Summit St Norwich
Address Proximity to Subject Sales Price
$ DESCRIPTION
Insp 04/04/2014 Average n/a condo 10 yrs. Average
Date of Sale/Time Location Site/View Age Condition Above Grade
Total
Room Count
6
Gross Living Area Heating/Cooling Garage/Carport Porches, Patio, Pools, etc. Special Energy Efficient Items Other (e.g. kitchen equip., remodeling)
Bdrms.
Baths
3 2.1 1,280 Sq. Ft. Fha Gas/Cent 1-c Builtin Open/Deck No Amenities No Fin Bsmt No Fireplace Interior Unit Cond of Sale:
Net Adj. (total) Indicated Value of Subject
DESCRIPTION
+ (-) $ Adjustment
01/29/2014 Average n/a condo 10 yrs. Average Total
Bdrms.
6
COMPARABLE NO. 3
123 Sheraton Lane Norwich, CT 2.00 miles W 109,000
$
VALUE ADJUSTMENTS
COMPARABLE NO. 2
154 Summit Street Norwich, CT 0.01 miles N
$ DESCRIPTION
09/12/2013 Average n/a condo 40 yrs Average Baths
Total
Bdrms.
213 West Town Street Norwich, CT 3.07 miles NW 85,000 + (-) $ Adjustment
114,000
$ DESCRIPTION
+ (-) $ Adjustment
01/17/2014 Superior n/a condo +5,000 27 yrs Average Baths
6
Total
Bdrms.
-10,000 +2,500 Baths
3 2.1 1,280 Sq. Ft. Fha Gas/Cent 1-c Builtin Open/Deck No Amenities Bsmt Recroom No Fireplace Interior Unit REO $ X +
3 1.1 1,275 Sq. Ft. Hw Gas/None None Open/Deck Pool+Tennis -2,500 No Basement No Fireplace Interior Unit +10,000 Assoc Owned $ 7,500 X +
+8,000 5 2 1.1 +200 1,202 Sq. Ft. +2,500 Fha Gas/Cent +10,000 1-c Builtin Open/Deck -500 No Amenities +5,000 Bsmt Recroom No Fireplace End Unit Market $ 30,200 X +
Gross 11.5% Net 6.9%
Gross 36.7% 116,500 Net 35.5%
Gross 31.3% 115,200 Net 0.6%
+5,000 +8,000 +2,700
-2,500 -5,000 700
$ $ $ 114,700 Sale1 most recent recent transfer within subject complex. REO (lender owned), adjusted up appx 10% for distressed nature of the transaction. Sale2 different complex. Three bedroom interior townhouse style unit. Older unit, no garage, no basement, no central air. *** See Additional Comments ***
General Comments
The information shown on this report is derived from an inspection of the neighborhood and exterior inspection of the subject property and market comparables. The estimated market value is based upon this information and the knowledge of the undersigned. This report is not to be construed as an appraisal report.
Completed By
Jacqueline Maneri
Signature License/Certification #
RCR.0000326 CERTIFIED RESIDENTIAL
ESTIMATED MARKET VALUE $
115,000
Title
Ct State Certified
Date
April 4, 2014 4/30/2014
as of
April 4, 2014
Expiration Date
Freddie Mac Form 704
Riess Appraisal Company
Page 3 of 8
Town Homes @ Summit vs. Finlayso N1446
File No.
ADDITIONAL COMMENTS
Owner: Barbara G. Finlayson 160 Summit St City County New London Norwich Lender or Client Law Offices of Lloyd L. Langhammer, LLC Borrower or Owner
Property Address
State
Connecticut
Zip Code
06360-6214
SCOPE OF THE APPRAISAL Attorney Lloyd L. Langhammer has requested a Drive By Appraisal on Form #704 in respect to the "Drive by" appraisal we gather subject data from the respective Town Hall and photograph the front and rear of the unit where possible. No interior inspection was made, therefore the assumption has been made the subject's interior is comparable to the exterior. We reserve the right to adjust our final value estimate if an interior inspection is made. All sales are closed unless otherwise noted. Field information was gathered by your appraiser in addition to information on file in our office.
NEIGHBORHOOD Subject complex is one of the newer improvements in the area, however does blend in with the general characteristics of the neighborhood. Summit Street is in an area of Norwich locally referred to as the west side. Downtown Norwich to the northeast; Route #32 to the south; Route #82 to the west; Norwichtown further to the north. The Norwich market remains stable as of the effective date of this appraisal. Statistical data from the Warren Group, news publications, Multiple Listing Service, etc., are continually reviewed and analyzed by your appraiser. This data has been retained in my appraisal work file. As like most areas of the State, Norwich's values peaked during the 2005-2007 time frame, then declined drastically. This period of decline was evident up until approximately 12-18 months ago. Since approximately mid-2012 property values have remained relatively stable, however sellers still have to be competitive and realistic when setting their asking prices. Sales volume has shown somewhat of an increase, however values have not increased. Overall, the market continues to be a "buyer's market" and again, sellers have to be realistic to remain competitive in the open market.
MARKET DATA ANALYSIS Sale2 owned by the condo association, however transfer appears to have been at market levels. Sale3 superior Norwichtown location, indicating a downward adjustment. Townhouse style unit with a private end unit placement within the building. Inferior bedroom count.
Riess Appraisal Company
Page 4 of 8
Town Homes @ Summit vs. Finlayso N1446
File No.
PHOTOGRAPH ADDENDUM Owner: Barbara G. Finlayson 160 Summit St County New London Norwich Law Offices of Lloyd L. Langhammer, LLC
Borrower or Owner Property Address City Client
State
Connecticut
Zip Code
06360-6214
FRONT VIEW OF SUBJECT PROPERTY
REAR VIEW OF SUBJECT PROPERTY
STREET SCENE OF SUBJECT PROPERTY
Riess Appraisal Company
Page 5 of 8
Town Homes @ Summit vs. Finlayso N1446
File No.
Location Map Owner: Barbara G. Finlayson 160 Summit St County New London Norwich Law Offices of Lloyd L. Langhammer, LLC
Borrower or Owner Property Address City Client
State
Connecticut
Riess Appraisal Company
Zip Code
06360-6214
Page 6 of 8
Town Homes @ Summit vs. Finlayson N1446
File No.
DEFINITION OF MARKET VALUE:
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, 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 each acting in what he considers his own best interest; (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. *Adjustments to the comparables must be made for special or creative financing or sales concessions.
No adjustments
are necessary for those costs which are normally paid by sellers as a result of tradition or law in a market area; these costs are readily identifiable since the seller pays these costs in virtually all sales transactions.
Special or
creative financing adjustments can be made to the comparable property by comparisons to financing terms offered by
a
third
should
not
party be
institutional
calculated
lender
on
a
that
is
not
mechanical
already
dollar
for
involved
dollar
cost
in
the
property
or
transaction.
of
the
financing
or
concessions
Any
adjustment
but
the
dollar
amount of any adjustment should approximate the market's reaction to the financing or concessions based on the appraiser's judgment.
STATEMENT OF LIMITING CONDITIONS AND APPRAISER'S CERTIFICATION CONTINGENT AND LIMITING CONDITIONS:
The appraiser's certification that appears in the appraisal report
is subject to the following conditions: 1.
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. 2.
The appraiser has provided a sketch in the appraisal report to show approximate dimensions of the improvements
and the sketch is included only to assist the reader of the report in visualizing the property and understanding the appraiser's determination of its size. 3.
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 site 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. 4.
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. 5.
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.
The
separate
valuations
of
the
land
and
improvements
must
not
be
used in conjunction with any other appraisal and are invalid if they are so used. 6.
The appraiser has noted in the appraisal report any adverse conditions (such as, 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 make
environmental
the
property
guarantees
or
conditions
more
or
warranties,
(including
less
express
the
presence
valuable, and or
implied,
has
of
hazardous
assumed
regarding
the
that
wastes,
there
condition
are
of
the
toxic no
substances,
such
conditions
property.
The
etc.) and
appraiser
that
would
makes will
not
no 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. 7.
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. 8.
The
appraiser
will
not
disclose
the
contents
of the
appraisal
report
except as
provided
for
in
the
Uniform
Standards of Professional Appraisal Practice. 9.
The appraiser has based his or her appraisal report and valuation conclusion for an appraisal that is subject to
satisfactory
completion,
repairs,
or
alterations
on
the
assumption
that
completion
of
the
improvements
will
be
performed in a workmanlike manner. 10.
The appraiser must provide his or her prior written consent before the lender/client specified in the appraisal
report
can
distribute
the
appraisal
report
(including
conclusions
about
the
property
value,
the
appraiser's
identity
and professional designations, and references to any professional appraisal organizations or the firm with which the appraiser is associated) to anyone other than the borrower; the mortgagee or its successors and assigns; the mortgage insurer; consultants; professional appraisal organizations; any state department, the
agency, or
lender/client
service(s)
without
may
instrumentality
distribute
having
to
the
obtain
of the
property the
United
States
description
appraiser's
section
prior
or federally approved
or any of
written
state the
or the
report
consent.
only The
financial institution; or any
District to
of Columbia;
data
appraiser's
collection written
except that or
reporting
consent
and
approval must also be obtained before the appraisal can be conveyed by anyone to the public through advertising, public relations, news, sales, or other media. Freddie Mac Form 439 6-93
Page 1 of 2
Fannie Mae Form 1004B 6-93
Page 7 of 8
Town Homes @ Summit vs. Finlayson N1446
File No.
APPRAISER'S CERTIFICATION: 1.
The Appraiser certifies and agrees that:
I have researched the subject market area and have selected a minimum of three recent sales of properties most
similar and proximate to the subject property for consideration in the sales comparison analysis and have made a dollar
adjustment
when
appropriate
to
reflect
the
market
reaction
to
those
items
of
significant
variation.
If
a
significant item in a comparable property is superior to, or more favorable than, the subject property, I have made a negative adjustment to reduce the adjusted sales price of the comparable and, if a significant item in a comparable property is inferior to, or less favorable than the subject property, I have made a positive adjustment to increase the adjusted sales price of the comparable. 2.
I have taken into consideration the factors that have an impact on value in my development of the estimate of
market
value in
the
appraisal report.
I
have
not knowingly
withheld
any
significant
information
from the
appraisal
report and I believe, to the best of my knowledge, that all statements and information in the appraisal report are true and correct. 3.
I
stated
in
the
appraisal
report
only
my
own
personal,
unbiased,
and
professional
analysis,
opinions,
and
conclusions, which are subject only to the contingent and limiting conditions specified in this form. 4.
I have no present or prospective interest in the property that is the subject to this report, and I have no present
or prospective personal interest or bias with respect to the participants in the transaction. I did not base, either partially or completely, my analysis and/or the estimate of market 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. 5.
I have no present or contemplated
future interest in the
subject property, and
neither my current or future
employment nor my compensation for performing this appraisal is contingent on the appraised value of the property. 6.
I was not required to report a predetermined value or direction in value that favors the cause of the client or
any related party, the amount of the value estimate, the attainment of a specific result, or the occurrence of a subsequent event in order to receive my compensation and/or employment for performing the appraisal. I did not base the appraisal report on a requested minimum valuation, a specific valuation, or the need to approve a specific mortgage loan. 7.
I performed this appraisal in conformity with the Uniform Standards of Professional Appraisal Practice that were
adopted and promulgated by the Appraisal Standards Board of The Appraisal Foundation and that were in place as of the effective date of this appraisal, with the exception of the departure provision of those Standards, which does not apply. the
I acknowledge that an estimate of a reasonable time for exposure in the open market is a condition in
definition
of
market
value
and
the
estimate
I developed
is
consistent
with
the
marketing
time
noted
in
the
neighborhood section of this report, unless I have otherwise stated in the reconciliation section. 8.
I have personally inspected the interior and exterior areas of the subject property and the exterior of all properties
listed as comparables in the appraisal report. I further certify that I have noted any apparent or known adverse conditions
in
the
subject improvements, on
the
subject site,
or
on
any
site
within
the
immediate
vicinity
of
the
subject property of which I am aware and have made adjustments for these adverse conditions in my analysis of the property value to the extent that I had market evidence to support them. I have also commented about the effect of the adverse conditions on the marketability of the subject property. 9. If
I personally prepared all conclusions and opinions about the real estate that were set forth in the appraisal report. I
relied
on
significant
professional
assistance
from
any
individual
or
individuals
in
the
performance
of
the
appraisal or the preparation of the appraisal report, I have named such individual(s) and disclosed the specific tasks performed by them in the reconciliation section of this appraisal report. I certify that any individual so named is qualified to perform the tasks. I have not authorized anyone to make a change to any item in the report; therefore, if an unauthorized change is made to the appraisal report, I will take no responsibility for it.
SUPERVISORY APPRAISER'S CERTIFICATION:
If a supervisory appraiser signed the appraisal report, he or she
certifies and agrees that: I directly supervise the appraiser who prepared the appraisal report, have reviewed the appraisal report, agree with the statements and conclusions of the appraiser, agree to be bound by the appraiser's certifications numbered 4 through 7 above, and am taking full responsibility for the appraisal and the appraisal report.
ADDRESS OF PROPERTY APPRAISED:
160 Summit St, Norwich, Connecticut 06360-6214
APPRAISER:
SUPERVISORY APPRAISER
Signature:
Signature:
(only if required):
Name: Jacqueline Maneri Date Signed: April 4, 2014 Date Signed: State Certification #: RCR.0000326 CERTIFIED RESIDENTIAL State Certification #: Name:
or State License #: State:
or State License #:
CT
State:
Expiration Date of Certification or License:
4/30/2014
Expiration Date of Certification or License: Did
Freddie Mac Form 439 6-93
Page 2 of 2
Riess Appraisal Company
Did Not Inspect Property
Fannie Mae Form 1004B 6-93
Page 8 of 8
CERTIFICATION OF SERVICE I certify that a copy of the Appraisal was served upon each appearing defendant in accordance with Sections 23-16 and 10-12 of the Practice Book by mail, postage prepaid or electronically delivered on the date of the mailing of the Motion for Judgment of Strict Foreclosure and that written consent for electronic delivery was received from all counsel and pro se parties of record who were electronically served. 305359 Lloyd L. Langhammer Commissioner of the Superior Court
