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Home My WebLink About910876.tiff RESOLUTION RE: THE BOARD OF EQUALIZATION, 1991, WELD COUNTY, COLORADO PETITION OF: NICHOLS PAULINE H & LESTER CAROLE N 1 CHURCHILL RD PUEBLO, CO 81001 DESCRIPTION OF PROPERTY: PIN: R 4147286 PARCEL: 096321215010 - KER 9302 L25 THRU 30 BLK3%345 3 ST% WHEREAS, the Board of County Commissioners of Weld County, Colorado, organized as the Board of Equalization for the purpose of adjusting, equalizing, raising or lowering the assessment and valuation of real and personal property within Weld County, fixed and made by the County Assessor for the year 1991, and WHEREAS, said petition has been heard before the County Assessor and due Notice of Determination thereon has been given to the taxpayer(s) , and WHEREAS, the taxpayer(s) presented a petition of appeal of the County Assessor's valuation for the year 1991, claiming that the property described in such petition was assessed too high, as more specifically stated in said petition, and WHEREAS, said petitioner not being present, and WHEREAS, the Board has made its findings on the evidence, testimony and remonstrances and is now fully informed. NOW, THEREFORE, BE IT RESOLVED by the Board of County Commissioners of Weld County, acting as the Board of Equalization, that the evidence presented at the hearing clearly supported the value placed upon the Petitioner's property by the Weld County Assessor. Such evidence indicated the value was reasonable, equitable, and derived according to the methodologies, percentages, figures and formulas dictated to the Weld County Assessor by law. As such, this Board finds that the Petitioner failed to meet the burden of proving that the Assessor's valuation was incorrect. The assessment and valuation of the Weld County Assessor shall be, and hereby is, affirmed. BE IT FURTHER RESOLVED that a denial of a petition, in whole or in part, by the Board of Equalization may be appealed by selecting one of the following three options: 910876 Page 2 RE: BOE - NICHOLS PAULINE H & LESTER CAROLE N 1. Board of Assessment Appeals: You have the right to appeal the County Board of Equalization's (CBOE's) decision to the Board of Assessment Appeals (BAA) . Such hearing is the final hearing at which testimony, exhibits, or any other evidence may be introduced. If the decision of the BAA is further appealed to the Court of Appeals, only the record created at the BAA hearing shall be the basis for the Court's decision. No new evidence can be introduced at the Court of Appeals. (Section 39-8-108(10) , CRS) Appeals to the BAA must be made on forms furnished by the BAA, and should be mailed or delivered within thirty (30) days of denial by the CBOE to: Board of Assessment Appeals 1313 Sherman Street, Room 523 Denver, CO 80203 Phone: 866-5880 OR 2. District Court: You have the right to appeal the CBOE's decision to the District Court of the county wherein your property is located. New testimony, exhibits or any other evidence may be introduced at the District Court hearing. For filing requirements, please contact your attorney or the Clerk of the District Court. Further appeal of the District Court's decision is made to the Court of Appeals for a review of the record. (Section 39-8-108(1) , CRS) OR 3. Binding Arbitration: You have the right to submit your case to arbitration. If you choose this option the arbitrator's decision is final and your right to appeal your current valuation ends. (Section 39-8-108.5, CRS) Selecting the Arbitrator: In order to pursue arbitration, you must notify the CBOE of your intent. You and the CBOE select an arbitrator from the official list of qualified people. If you cannot agree on an arbitrator, the District Court of the county in which the property is located will make the selection. 910876 Page 3 RE: BOE - NICHOLS PAULINE H & LESTER CAROLE N Arbitration Hearing Procedure: Arbitration hearings are held within sixty days from the date the arbitrator is selected. Both you and the CBOE are entitled to participate. The hearings are informal. The arbitrator has the authority to issue subpoenas for witnesses, books, records, documents and other evidence. He also has the power to administer oaths, and all questions of law and fact shall be determined by him. The arbitration hearing may be confidential and closed to the public, upon mutual agreement. The arbitrator's written decision must be delivered to both parties personally or by registered mail within ten (10) days of the hearing. Such decision is final and not subject to review. Fees and Expenses: The arbitrator's fees and expenses are agreed upon by you and the CBOE. In the case of residential real property, such fees and expenses cannot exceed $150.00 per case. The arbitrator's fees and expenses, not including counsel fees, are to be paid as provided in the decision. The above and foregoing Resolution was, on motion duly made and seconded, adopted by the following vote on the 6th day of August, A.D. , 1991. BOARD OF COUNTY COMMISSIONERS liwilAiduthATTEST: WELD COUNTY, C ORADO Weld County Clerk to the Board Gordon y, irman By: Deputy Clerk to the B and Geor e Kennedy, ro-Tem APPROVED AS TO FORM: Qy-it s ,c Constance L. Harbert ie://4464 Assistant my Attorney C. W. Kirb W. HeWester Cam/ �l.fV 910876 BOE DECISION SHEET PIN #: R 4147286 PARCEL #: 096321215010 NICHOLS PAULINE H & LESTER CAROLE N 1 CHURCHILL RD PUEBLO, CO 81001 At,tekco t70 HEARING DATE: July-26, 1991 TIME: „ a0 A.M. HEARING ATTENDED? (Y/5, NAME: !rtet_r..tLev_, AGENT NAME: DECISION: DECREASE IN VALUATION INCREASE IN VALUATION NO CHANGE IN VALUATION - ASSESSMENT RATIO ACTUAL VALUATION ORIGINAL ADJUSTED Land $ 10800 $ Improvements OR Personal Property 19713 Total Actual Value $ 30513 $ COMMENTS: MOTION BY J9 )(</ TO SECONDED BY �;A/ Lacy jri N) Kennedy ION) c - Failed to meet burden of proof Harbert N) _s__Comparables inadequate Kirby N) Assessor's data unchallenged Webster N) Other: RESOLUTION N0._ 930876 O I h f l i t 1 S L C R 11 i 1 r!� �12 f I1 GRL llt t010121 ,01i'- NOTICE OF DENIAL PHONE 1303 o1V, v 4 !milk KER 9302 L25 THRU 30 BLK34345 3 ST% COLORADO 345 3 ST KERSEY u' 0 C? OWNER NICHOLS PAULINE H t LESTER CAROLE N r'1 NICHOLS PAULINE H E LESTER CAROLE N PARCEL 0963212041710 a PIN R 414728.'. 1 CHURCHILL RD YEAR 1991 `'' `•� PUEBLO CO 81001 LOG 03069 CO 05/28/1991 The appraised value of property is based on the appropriate consideration of the approaches to value required by law. The Assessor has determined that your property should be included in the following category(iesl: Residential property is valued by considering the cost and market approaches. -. Agricultural land value is determined solely by the earning or productive capacity of the land, capitalized at a rate set by law. Producing mines are assessed at 25%of the gross proceeds or 100%of the net proceeds,whichever is greater. Oil and gas leaseholds and lands are assessed at 87.5% of the gross value of the oil and/or gas sold or transported from the premises on primary production;secondary production is valued at 75%. All other property, including vacant land, is valued by considering the cost, market,and income approaches. If your concern is the amount of your property tax, local taxing authorities (county, city, fire protection, and other special districts) hold budget hearings in the fall. Please refer to your tax bill or ask your Assessor for a listing of these districts,and plan to attend these budget hearings. The Assessor has carefully studied all available information, giving particular attention to the specifics included on your protest and has deter- mined the valuation(s) assigned to your property. The reasons for this determination of value are: BELOW ARE THOSE PROPERTIES WE CONSIDER AS COMPARABLE TO YOURS* WE FEEL THESE COMPARABLES WILL SUPPORT THE VALUE WE PLACED UPON YOUR PROPERTY. 'ASSESSORS VALUATION I PETITIONER'S i PROPERTY CLASSIFICATION ESTIMATE ACTUAL VALUE ACTUAL VALUE OF VALUE PRIOR TO REVIEW AFTER REVIEW LAND 10. 800 10800 IMPS 19)713 19.713 TOTALS $ $ 30*513 $_ _.30,513 . If you disagree with the Assessor's decision,you have the right to appeal to the County Board of Equalization for further consideration, 39-8-106(1)(a),C.R.S. Please see the back of this form for detailed information on filing your appeal, 910878 By. WARREN L. LASELL _ os/30/9) J ® f WELD COUNTY ASSESSOR DATE 100 15-DPT AD Form PR-2o1-37/91 ADDITIONAL INFORMATION ON REVERSE SIDE YOU HAVE THE RIGHT TO APPEAL THE ASSESSOR'S.DECISION The County Board of Equalization will sit to heat appeals beginning July 1 and continuing through August 10 for . real property (land and buildings) and personal property(furnishings, machinery, and equipment). 39-8-104 and 39-8-107(2), C.R.S. APPEAL PROCEDURES: If you choose to appeal the Assessor's decision, mail or deliver one copy of this completed form to the County Board of Equalization. To preserve your right to appeal, your appeal must be POSTTVIARKED OR DELIVERED ON OR BEFORE JULY 15. . . J1� .. J I . uu►, ..�;...N.iI.� ,I ...0 WELD COUNTY BOARD OF EQUALIZATION / 9i15 10th Street, P44).-ilgi55756Tom. J T,•f o Greeley, Colorado 80632 1 Telephone (303) 356-4000, Ext. 42'15 NOTIFICATION OF HEAIRiNG: -� -'" ' You will be notified of the time and place setfor the hearing of your appeal. COUNTY BOARD OF EQUALIZATION'S DerER1fR11kATION: The County Board of Equalization must make a decision on your appeal and mail you a determination within five business days. The County Board must conclude their hearings by August 10. TAXPAYER RIGHTS FOR FURTHER APPEALS: If you are not satisfied with the County Board of Equalization's decision, you must file within thirty days of the County Board of Equalization's decision to ONE of the following: Board of Assessment Appeals (BAA): Contact the BAA at 1313 Sherman, Room 315, Denver, Colorado 80203, (303) 866-5880. District Court: 9th Avenue and 9th Street, P.O. Box C Greeley, Colorado 80632 Telephone (303) 35,E-4000,.Ext. 4520 , i _J �h•n..., .� �.-. 1c...,. J .—ry c, � Y�'f.. ... '} .,t � ; . . t YArbitj'at1o10: ..;�,�. JJ .. _; ... l T J. � WELD COUNTY BOARD OF EQUALIZATION ."7 915 10th Street, P.O. Box 758 Greeley, Colorado 80632 Telephone (303) 356-4000, Ext. 4225 If you do not receive a determination from the County Board of Equalization, you must file an appeal with the Board of Assessment Appeals by September 18. TO PRESERVE YOUR APPEAL RIGHTS, YOU MUST PROVE YOU HAVE FILED A TIMELY APPEAL; THEREFORE, WE RECOMMEND ALL CORRESPONDENCE BE MAILED WITH PROOF OF MAILING. PETITION TO THE COUNTY BOARD OF EQUALIZATION In the space below, please explain why you disagree with the Assessor's valuation.Attach additional documents as necepsyy. t f Although in his denial the Assessor eluded to providing comparable sales , n:crie, ,were pr,oTmiide4d . It appears that the Petitioner ' s comparable sales , and certified appraisal submitted as documentation For protest were disregarded in the Assessor ' s denial . Subsequent to the original protest the Petitioner has had another appraisal done on the subject property . This appraisal has established the market value of this property to be $10 , 000. The Petitioner is therefore requesting that the Assessor 's denial be reversed and the actual val�u-�, of the_is o ject property be established at $10 , 000 . Please direct your decision and any other correspondence to Susan H . Jung , Agent 6766 W t_ Iowa Ave . , Lakewood , CO 80232 . SIGNATURE OF PETITIONER DATE 3-/) 7/(7/. ------_ ---- - - . ' REAL PROPERTY QUESTIONNAIRE . TIE NiOIMMRON YOU fURMYI MAW MOST E FROM TIN IS-MOAN PFME EMM A JOE N EeN•.ATTACH AOMTMN a BOURGEOIS AS NECESSARY. r{ a Ilill il 4 DATA M INSUFFICIENT MINIM MS THE PERBM,ASE E ESOIS MAY Y BATA FROM TIEFM t(M �M! S ARM 3G.MO. MARKET APPROACH:This approach to value uses sales horiM appropriate time period to detsamn[IM actual Niue of your property.The following items,if known,will help you estimate the maker aloe of your prone,i G ff mailable,atbdh a ropy of any appraisal or w nen estimate of wolf( Here similar properties in your immediate neighborhood sold? .;.,,�.:.. . DATE SO ft PROPERTY AOOflE55 SELLING PRICE 88 ,2 eg yT� a metre". �.,r c a .7S 9,S-0 /�l! Ls,S7 Kcrr� re? 1 fr S� 110'1, Tod'114e or -reee Co 1 44 S-07, Based on them sales end euounting for differences between soled properties end Your Prolate,sate the value of Your praPerlY.S .2� 1,OO COST APPROACH:This approach to value uses replacement construction costs from the appropriate time period to determine the value of your property.The i fallowing item,if known,will help you mints the replacement cost of your property. Yar Built Builder Original Construction Cost Lin all change'made to your property prior to January 1 of the current you,i..,remodeling of bath or kitchen;conversion of patio or garage to living area; eddltlon of petlo,gerage,new rooms,or finished Easement, DATE DESCRIPTION OF CHANGE COST --1- ' b Your Mme in typical condition for its pre? H not why? — bW on the original pat of construction and of any changes,state the teal slue of your property.S i INCOME APPROACH:(USE FOR NON-RESIDENTIAL PROPERTIES ONLY.)This approach to value converts economic net income from the appropriate time f period imo preen worth. I If your property was rented or loosed,attach operating statements showing real end expense¢mums for this property. Indicate aware foot rental rate for all tenants who maotined lases(Attach rent schedule) { ff known,lin rents of comparable properties (r If mailable,attach operating statements slowing rents'end expense amounts for comparable properties. i If an appraisal using the income approach as conducted,platy attach. . FINAL ESTIMATE OF VALUE S .2-2Y 000 PERSONAL PROPERTY QUESTIONNAIRE j ATTACH ADDITIONAL DOCUMENTS AS NECESSARY MARKET APPROACH:This ppaoach to value uses soles from the previous yeses to determine the actual value of your property on January I of this yen.The 1 t fallowing items,if known,will help you estimate the market value of your property. .II If enable,south a copy of eny appraise'or amen estimate of value,if cnnducted during the previous year. Hew similar properties sold during the previous yew? GATE SOLD ITEM SELLING PRICE I Based on these sales end=miming for differences between sold properties and your property, what do you believe your property would hive sold for on January 1 of this year? $ COST APPROACH:This apprachto aloe was replacemem coat new,lure depreciation,to determine the value of your property on January 1 of this year. Item Enimated Replacement Can New$ Source Haw changes Men made to the property.i.e.,refurbishing;reconditioning;eddition of canponenn.mc.?_NO YES If yes give date,description,and estimate cast. 1 DATE DESCRIPTION OF CHANGE COST - Is your equipment in•tYPinl condition for its pre? If not,why? 1 Based on the origami cost of acquisition and the mH of pry ehapt less depreciation, estimate the total value of she property as of Janoery l of this ymr $ INCOME APPROACH:This approach to awe convent economic ml income from the previous year into present worth on Janary I of this year. If your property ms rented or hoed during the previous yew,attach pasting mtements showing renal and expense amounts for this property. ff known,list rents of comyereba equipment negotiated Bering the previous year. III ( ' If en appraisal using the income approach as conducted during the previous yes,plena attach. FINAL ESTIMATE OF VALUE S AGENT ASSIGNMENT:Imhorisethe bsoowdmmed pent to Mt on mybehalf rea rdding the property to aviation of the property described herein for the year_ - Agent's Wm Iplene. ./w/`6tShcN /T. J /w a' Telap. j m�p:r. �z 2— !/gDOQ Demers Signature- �/Iiy a/. 7.� �� :pare: �� / /J Rase mil all cOrrarmed ag denoa the following lint address. / 7/ /ej r taws re e ' to the abovemmtl open rt the alining eddrac b I bb /a' micete name and telephone number for e p apemen the /nkG t/OO1��" �. �.. pO2a32. Assessor nay contact ilenomits inspection is necessary: DTI VERIFICATION:I the undeniymd awes or earn of this promrt i that the information and s contained Mr/� any attachment consitute true and complete mtamms concerning the ascribed prapMY.7 / ¢ _ // on / Signature / i)�4P/, //x/jL// at/ 910876 t. _._.__..._. • . _____-___.- _.____-_____._._ ......w_ _. ...- _ .. _ . PROTEST FORM YOU MAY ELECT TO COMPLETE THIS FORM AND THE ATTACHED QUESTIONNAIRE TO PROTEST YOUR PROPERTY VALUATION. REAL PROPERTY VALUATION PROTESTS:If you disagree with the"current year actual value"or the classification determined for your property, you may file a protest by mail or in person with the County Assessor.Please refer to the Notice of Valuation for the deadline dates for filing protests. Completing the Real Property Questionnaire will help you determine an estimate of value for your property,which can Fe compared to the value determined by the Assessor. Colorado law requires consideration of the cost and market approaches to value for residential properties (includes apartments)and the cost,market,and income approaches to value for vacant land,commercial,and industrial properties. - DOCUMENTATION-REASON FOR REQUESTING A REVIEW' fd /rat a 6C! /QS- et (16 -�/ G 7( 4 Cu-re'Alec d Arlterrde.. "orant:S4/ Cif 5 ec T fOrr-en-%scA Y Q ove —A-e _ 447-ceor/ //a/at � f Ole Se�Laaf,6dr 29 /9, 9 Tr, _. Ire _2 Coo . PERSONAL PROPERTY VALUATION PROTESTS: If you disagree with the "current year actual value" determined L for your property,you may file a protest by mail or in person with the County Assessor.Please refer to the Notice of Valuation for the deadline dates for filing protests. • Completing the Personal Property Questionnaire will help you determine an estimate of value for your property, which can be compared with the value determined by the Assessor,Colorado law requires consideration of the cost,market, and income approaches to value for personal property. DOCUMENTATION-REASON FOR REQUESTING A REVIEW-. ` Ic IF MAILING PLEASE MAKE A COPY OF E REVERSE SIDE FOR YOUR RECORDS. 1 173•DPT-AA Fvm PR-212/213 r88,91 910876 51-SOIL __..._,_-- 1 - 8 p.,g - ----- --us; g�. . QQ� 'e i • > _ yNya 1 � • 7 V $ £ ] QN I :41— i ; 3 ag Y� C A > Iola ; , e Egg oo se �' fi N - x1 a o 1 10 gff_ 710 4 i 2 illili if lat � � ¢a iti . ¢a e .l at• -.._, / Z •3A F ie, 3ti,�a• � � � �. o N 'J ^, i1 II lilt !: mm y g Egg! Qg IR-Ita� IU oPo 3_a iciR"$ a a4 s J 0 ' ;4s . E — : Ilia u t.1 s.� a a s _ ii. l- _ a. yt 1 iii ' J s `DQ + - 7 a•b -"•,'.e 1 orfa LL _. r I+ t • 5 a _ fie - _ 2 Z = .:R - - '- V VW t mil 0 Imo .; Na r' Q9 + � .4 t. ♦ , r#+' �- f _ i . ♦ .rt a F:. r a0:.. _... N. _ Aq �. U a +� A 5h N ^1 0 00 — a. » z m fa' p1 �1 64 _ 4P♦OOY94e5JV — as MI u et 4! *JY _ av q zKz!i inO iY a»m 1 la d.c �� mill NZ►e24F.F a� �c g �' ter. �J elpti �, Q� ve I ai- WZ _a0 tt t•t _ as`. n ._ — ... _ V. ' ;•t.azr _ 1 . K 0 1° i rt Yid t m scow G V ' i � « OA _ annum s 3 g ,, 4 .4* a. - �u W �/ w JR i S Y �. ii• F- �a OS �/ . gop.. d� -1— wopertr Easay uo,t An.M.r UNIFORM RESIDENTIAL APPRAISAL REPORT m.Na. 5.54 Property Address '345 3rd ookept Census Tract i7 LENDER DISCRETIONARY USE City Kersey County weia State Col o. Zip Code Gi!eyy Sale Price $ Legal Description Lots 25 thru 30 Stock 3 Town of Nersev Date W Owner/Occupant Pauline N. & Care le hi. Ni ono Is Map Reference;vi q Mortgage Amount $ • Sale Price$ :v/p Date of Sale ,v/p PROPERTY RIGHTS APPRAISED Mortgage Type . Loan charges/concessions to be paid by seller$ ,v/H ❑Fee Simple Discount Points and Other Concessions R.E.Taxes$ 476. 7a Tax Year i i AO HOA$/Mo. v/n ❑Leasehold Paid by Seller $ Lender/Client Denver POStal Creoit oricon ❑Condominium(HUD/VA) Attn: Ann Roush nDe Minimis PUD Source LOCATION U Urban U Suburban U Rural NEIGHBORHOOD ANALYSIS Good Avg. Fair Poor BUILT UP ❑Over 75% ❑25-75% Q Under 25% Employment Stability ❑ E n ❑ GROWTH RATE n Rapid ❑Stable 0 Slow Convenience to Employment ❑ E ❑ ❑ PROPERTY VALUES E Increasing n Stable ❑Declining Convenience to Shopping ❑ ® ❑ ❑ DEMAND/SUPPLY ❑Shortage ❑�In Balance ❑Over Supply Convenience to Schools C ❑ ❑ ❑ ^� MARKETING TIME n Under 3 Mos. J 3.6 Mos. n Over 6 Mos. Adequacy of Public Transportation ❑ ❑ ❑ ai ; PRESENT LAND USE % LAND USE CHANGE PREDOMINANT SINGLE FAMILY HOUSING Recreation Facilities n On ❑ m Single Family ti,- Not Likely Q OCCUPANCY $P(G O) AGE Adequacy of Utilities E ❑ ❑ ❑ rc 2-4 Family Likely Owner ❑ El ❑ ❑ • ❑ , Property Compatibility Multi-family In process n Tenant i0p Low DEED ❑ New Protection from Detrimental Conti. v Commercial To: Vacant(0-5%) ❑ 75y, High 100 Police&Fire Protection ® ❑ ❑ ❑ W Industrial Vacant(over 5%)❑ Predominant General Appearance of Properties n 0 ❑ ❑ = Vacant 60% 45N — 10Ci Appeal to Market n n n n Note:Race or the racial composition of the neighborhood are not considered reliable appraisal factors. COMMENTS: The quo ject lies within the town of nersev, wnicn is a small. rural town 10 mi, east of Greeley. it aooears to oe quiet ano of go0o maintenance. RR aoorox E Fi,ks F0i.an cvwv 74 a?prox 3 plks N. School is within walking pistance. Konier Park h p3liCR St . arrnss trP street, major snooping in, Greeley, marketdea ilt,/ i5 C.R,Si perep to oe avPraze. Dimensions ;e5 X 150 Topography Level w/st. wade Site Area 16750 S.F. Corner LotNc, Size Tvcicai Ent, area Zoning Classification R Zoning Compliance Yes Shape nectancular HIGHEST 8 BEST USE:Present Use S.F.D. Other Use mi p Drainage Appears aces.:at e UTILITIES Public Other SITE IMPROVEMENTS Type Public Private View uro. street =-cer,e f Electricity ❑A Street Asphalt ❑ ❑ Landscaping Gas E Curb/Gutter Concrete n ❑ Driveway rv,r,e Water ❑X _ Sidewalk Concrete Q El Apparent Easements pvarneac win r1 Sanitary Sewer Q Street Lights ma 1 open, ❑ n FEMA Flood Hazard Yes' No g Storm Sewer n Alley Gravel n n FEMA'Map/Zone Nnt a part is i cant COMMENTS(Apparent adverse easements,encroachments,special assessments,slide areas,etc.): Th i s i s not a known s i ice area. Overhead wiring considered acverse easement ara encroachment to tnP %wareCt. 'here arP no Special assessments‘ however, taxes appear excessive. GENERAL DESCRIPTION EXTERIOR DESCRIPTION FOUNDATION BASEMENT INSULATION Units 1 Foundation Concrete Slab Area Sq.Ft. pj/p Roof ❑ f Stories 1+1/2 Exterior Walls r=rarne Crawl Space Yes %Finished N/A Ceiling ❑ m Type(Det./Att.) Det Roof Surface Compos it i.,Basement Ceiling Niiii W Design(Style) S.R. Gutters 8 Ownspis. Some Sump Pump Walls N/A Floor ❑ • or Existing Yes Window Type wood case Dampness Floor ;y/p None E Proposed No Storm Sash Yes Settlement Outside Entry N/p Adequacy C Under Construction No Screens Yes Infestation _ Energy Efficient Items: Age(Yrs.) yi Manufactured House w/p Effective Age(Yrs.) 75-9i .______i :-rsn!oti•.n r ROOMS Foyer Living Dining Kitchen Den Family Rm. Rec.Rm. Bedrooms x Baths Laundry Other Area Sq.Ft. m Basement J Level l 9 64S.C Level 2 si_ Finished area Sim grade contains: Roams; Bedroom(!); Bath(s); y57.S Square Feet of Gross Living Area SURFACES Materials/Condition HEATING KITCHEN EQUIP. ATTIC IMPROVEMENT ANALYSIS Good Avg. Fair Poor Floors Unknown Type Linkn ow flefrigerator ❑ None ❑ Quality of Construction ❑ 0 ❑ ❑ Walls UrWrIOWr, Fuel Unknow flange/Oven ❑ Stairs ❑ Condition of Improvements ❑ Q ❑ Q Trim/Finish Unknown Condition Unknow-Disposal ❑ Drop Stair ❑ Room Sizes/Layout ❑ n ❑ ❑ Bath Floor Unknown Adequacy Unknow-Dishwasher O Scuttle ❑ Closets and Storage 0 n ❑ ❑ f Bath Wainscot Unknown COOLING Fan/Hood ❑ Floor ❑ Energy Efficiency n ❑ n ❑ ? Doors Unknown Central unknow Compactor ❑ Heated ❑ Plumbing-Adequacy&Condition Eons Omer Un know iNasher/Dryer❑ Finished ❑ Electrical-Adequacy&Condition ❑ ❑ ❑ ❑ Condition Gnkn ow Microwave ❑ ❑ Kitchen Cabinets-Adequacy&Cond.❑ ❑ ❑ Fireplace(s)Unknown8 Adequacy Unknowintercom Compatibility to Neighborhood ❑ ❑ ❑ ❑ w CAR STORAGE: Garage V Attached U Adequate _ Noose Entry _y Appeal&Marketability ❑ ❑ ❑ ❑ No.Cars 1+1/₹ Carport ❑ Detached Q Inadequate ❑ Outside Entry ❑ Estimated Remaining Economic Life —-, Yrs. i Condition Poor None Built-In nl_Electric Door riBasement Entryn_Estimated Remaining Physical Life _0— Yrs. Additional features: Unaole to inspect interior to assess aooea features. f Depreciation(Physical,functional and external inadequacies,repairs needed,modernization,etc.): moon out ter iris sect ion, the sus lest is .looped to oe in, 0301• o_ncitior, aria repair. 5 f — p General market conditions and prevalence and impact in sublect/market area regarding loan discounts,interest buydowns and concessions: 7,,0 garier.3i man Kat i imp'rovirg wl c ariordasea 'crde sales and 'Duncan s n-tts. Nyp. V.H and L1'.li, interest rates neair:nin❑ a - / .g and °dna—rive ac antic, nn,et, Discallint 'fps,-- w_.. _ ............... �..... ..••••...r........ ..a a aa..a..eTr nrr vn a File No Purpose of Appraisal is to estimate Market Value as defined in the Certification 8 Statement of Limiting Conditions. BUILDING SKETCH(SHOW GROSS LIVING AREA ABOVE GRADE) ESTIMATED REPRODUCTION COST-NEW-OF IMPROVEMENTS: II for Freddie Mac o,Fer'r'o Mae onow only sayers loot calculator's and cost approach comments in flips space Dwelling 956Sq.FL d$ _$ Se.Ft.a$ _ Extras = Special Energy Efficient Items = = Porches,Patios,etc. V = C Garage/Carport Sq.Ft.a$ _ Total Estimated Cost New =$ Physical Functional External Q Less rn Depreciation I =$ . Depreciated Value of Improvements =$ Site Imp."as is"(driveway,landscaping,etc.) _$ ESTIMATED SITE VALUE _$ (H leasehold,show only leasehold value.) '-INDICATED VALUE UT COST APPROACH =$ (Not Required by Freddie Mac and Fannie Mae) Construction Warranty U Yes U No Does property conform to applicable HUD/VA property standards? ❑ yes ❑ No Name of Warranty Program N/A If No,explain: poor cony It ion Warranty Coverage Expires N/A The undersigned has recited three recent sales of properties most similar and proximate to subject and has considered these in the market analysis.The description includes a dollar adjustment reflecting market reaction to those items of significant variation between the subject and comparable properties.If a significant item in the comparable property is superior to,or more lavorable than,the subject property,a minus I-)adjustment is media,thus reducing the indicated value of subject;it a significant Item in the comparable is inferior to. or less fawrable than,the subject property.a plus t+I adjustment is made,thus increasing the indicated value of the subject. REM I SUBJECT COMPARABLE NO.1 COMPARABLE NO.2 COMPARABLE NO.3 345 3ro Address ' 6 Campbell St reed 815 Ciarli Street 405 Campbell Street Proximity to Subject tI 111 III I II II I I , : E. _' _ - Sales Price $ N/A $ idi I 1$ == i it _ Price/Gross Liv.Area $ ' : Z$ --j —I m 1$ ' =0 ZIIIIIIIIIIIIIIIIIIIIIIIIII$ '46.721 I I mIIIIIIIIAIiIIIIIIIIIIII Data Source irrsoect von Sr 1 MI S Vet }-91 F'45 Sr1v MI S Vol —90 F67 Orly MLS Vol 3-90 F'65 VALUE ADJUSTMENTS DESCRIPTION DESCRIPTION .(TS Adjustment DESCRIPTION I .Hs modest DESCRIPTION l4 HS Adjustment Sales or Financing i1 ii cI I I I',CHRFR I CHRFR I CHRFR Concessions I blfiLVone rnroederi None rernrded None recorded Date of Sale/Time , July 91 P7 Feb 91 7 Dec 90 15 May 90 Location Kersev n-rsey gersey hPrsev Site/View i6750 S.F. 16750 S.F. 16750 S.F. 15625 Design and Appeal 11/2 SL pry runnel OW Rarrn Dungal rev - Duality of Construction Frame Frame Frame Frame I. Age 190th 1906 •6'90 190th . Condition Print _Si iser1 or 9lm �eri 9npprinr Above Grade Iotal I Bdrrls i Baths Total i farms i Baths Total ,Bons i dams Total ,gems I Baths .. Room Count ,3 i1 8 13 - 8 I, it ' Gross Living Area 3x-,-/.6 Sq.Ft. 1fe5n Sq_Ft. j r p. Sq.Ft. 901 Sq.Ft. . Basement 8 Finished Rooms Below Grade Crawl space Crawl snare Craw space :rawi Gpare Functional Utility wici",,wrl RveranP Rverape :Wenn_.. Heating/Cooling 1Jnanown F Ha FR G1 r R Garage/Carport Al/2 Car Bet i—Carport ,2—Car Deb 4 Car Det Porches,Patio, Pools,etc. Fne H onrrh None pPrk None Special Energy Efficient Items Unknown inniti Trdic Tnaltl Fireplace(s) iinpnnwn No F P. 1—F P. db F P Other(e.g.kitchen Unknown Average Good average equip.,remodeling) Net Adj.(total) IµIIµI IIIpIIIIpIIIIpIIIIpIIµIIRI��_}{�}I.+ �7 '1$ • lul+ -':$ + —,$ of Subject Value dill �I III' I Ili I$ In Subect J __ �I - itiui IIII $ Iii lit IIIII '$ !.: grin Comments on Sales Comparison: MP rnmperanl PG nrPGPY,t'Pn are chid prnpert i Pacrat th i n the cnhier rtc are;, hnwaver rnnstrieren very cHperinr in the enniert 5ir,rP nn inspertinn war, none inf them SIIh IPrT the rag anal yr.iG redraft ne r,nropi pit en. nniy Cann ann Gal vane vai MPS are prpspntad INDICATED VALUE DT SALES COMPARISON APPROACH $ In INDICATED VALUE BY INCOME APPROACH(If Applicable)Estimated Market Rent$ /Mo.x Gross Rent Multiplier —$ This appraisal is made w "as is"❑ subject to the repairs,alterations,inspections or conditions listed below ❑completion per plans and specifications. Comments and Conditions 01 Appraisal'. Final Reconciliation: 9PP ar r a roa=n jet+Pr renarni rot T.,ic anprAl aa, ✓• This appraisal is based upon the above requirements,the certification,contingent and limiting conditions.and Market Value definition that are stated in --Tr ❑ FmHA,HUD 8/or VA instructions. :A ❑ Freddie Mac Form 439(Rev.7/86)/Fannie Mae Form 1004B(Rev.7/66)filed with client Till y : 19 r i ®attached. T I (ME) ESTIMATE THE MARKET VALUE, AS DEFINED, OF THE SUBJECT PROPERTY AS OF T„i y O IBS be be$ f nc ier, Tr I(We)certify:that to the be A my(our)knowledge and belief the facts and data used herein are true and correct:that I(we)personally inspected the subject property,both t:”..0876 '^^TJaA76 inside and out,and re•ade an exterior inspection of all comparable sales cited in this report:and that I(we)have no undisclosed interest,present or prospective therein. ` f� ' APPRAISER(S) REVIEW APPRAISER Si nature I' .�.-/ _� _ 0f applicable) Signature ❑ Did ❑ Did Not '"a^1e � Z abet h But ter CRS. iFR Name Inspect PmpertY Freddie Mac Form 70 10'86 t 2CH. AMERICAN REALTY FORMS.INC.•1 1800)642-9494 Fanrne Mae.Form 1004 10/86 Item•103120 SKETCH ADDENDUM Borrower/Client Pauline N. 6 Carole N. Nichols File No. 9154 Property Address 345 3rd Street City Kersey County Weld State Colorado Zip Code Af1644 Lender Denver Postal Credit Union _. 18' 6' Enclosed Porch 24.5' No entry to give subject room layout. 26.35' at 0873 . s. Z I I I I I� [Licit IIIII I l . . I .�I ��o0 N h 0 M V L 0 u � `� ^. P P 0 Ii h h h h. 4 • �lRr ,it {aat{S YE"ts ua „�t i �(' 0 S !`}j 1. '4.,. P P P p., h h h h h .h, M h o •, ,,• ^4 " M1 N h h h i �y Fv r `` Vm�?-. p i. I Fctior. • v ,fiti*- , i _J v ,,vj ,� 4;,.e_` n\ i '".. nl h h ,7 ''‘ N 0 g a 0 ; ; P \ ,` ti 0 J M 10 `'\' 3,-. „,_,Y", V IL .. .. ..I.. .. .. 4•,‘„ cY 0. to {aa.t{S Y{-1[> ,3 ,se 1. I. 4,.,;(a. 1 h tip 1 T A h h h h Wk .?r g q 0 M1 4 0 ` I . • ♦ .' _ trz 1. t. d 00 II {sa.t{S 474" 0-1 a hi e T h h h a k ry n ry d 'a m i.. k , CS ay _ h I; V v, m C. h -.‘ w 0 m e � N `n . y, \ U 6i i i — aa.,rS fttyl e { V ai 6 I.nS. ""ei h.h b,.. h h h m v ; �. �� I I .1 1 1 , 1 „ i , , , , i , , , , ,.,ma, 91.0878, DEFINITION OF NLCRKET VALUE: The nmst probable price which u property should bring in a competitive and open market under all conditions requisite to a lair sale, the buyer and seller, each acting prudently, knowledgeably and assuming the price is nor 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: (I) 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 lir exposure in the open market, (4) payment is made in terms of cash in U.S. dollars or in terms of financial arrangements comparable Iherelo: and (5) the price represents the normal consideration for the property sold unaffected by special or creatiyc financing or sales concessions"granted by anyone associated with the sale. s Adjusmnents m the comparables must be made for special or creative financing or sales concessions. No adjustments are necessary for (hose costs sshlch are normally paid by sellers as a Toni( of tradition or low in a market area; these costs arc readily identifiable since.the seller pays these costs in virtually all sales transactions. Special or creative financing adjustments can be made w the comparable properly by comparisons to financing terms offered by a third party inslitulion:l lender that is nisi already involved in the properly or transaction. Any adjustment ,should not be calculated on a mechanical dollar for dollar cost of the financing or concession but the dollar amount of any adjustment should approximate the market's reaction to the financing or concessions based on the appraiser's judgment. CERTIFICATION AND STATENIENT OF LINIITING CONDITIONS CF:RTIBIC'AIR/N: The Appraiser certifies and agrees that: I. the Appraiser has no present or contemplated future interest in the properly appraised; and neither the employment to make the appraisal, nor the compensation lire it. is contingent upon the appraised value or the property. 2. The Appraiser has no personal interest in or bias with respect to the subject matter of the appraisal report or the panici- panls to the sale. The "Estimate of Nlarkei Value'• in the appraisal report is not based in whole or in pan upon the race color, or national origin of the pnhapecrive owners or occupants of the property appraised, or upon the race, color or national origin of the present owners or occupants of the properties in the vicinity of the property appraised. 3- The Appraiser has personally inspected the properly, both inside and out, and has made an exterior inspection of all comparable soles listed in the report. lira the hest of the Appraiser's knowledge and belief, all alatu616lb and information in this report are true and anrust,and the Appraiser has not knowingly withheld any signilis at information. 4. All cun(npnn and limiting conditions are annaincd herein (imposed by the terms of the assignment or by the under- signed allectinp the analyses.opinions, and conclusions contained in the report). 5, lhis appraisal report has been made in cunlinanily with and is subject to the requirements of the Code of Professional Nitric..old.Si:ndards of Pnahssional Conduct of the appraisal organizations with which the Appraiser is aflilhted. h. All conclusions and opinions concerning the real estate that are set firth in the ;appraisal report were prepared by the Appraiser schuse swnalure appears on the appraisal report, unless indicated as "Review Appraiser" No change of any item in to appraisal report shall he anode by anyone other than the Appraiser. and the Appraiser shall have no responsibility lit any such unauthorized change. CONTINGENT AND IANIT ING CONDITIONS:The certification of the Appraiser appearing in the appraisal return is subject to the li flowing conditions and to such other specific and limiting conditions as arc set [firth by the Appraiser in the report. I. The Appraiser aaffunlCs no responsibility for matters of a legal nature affecting the property appraised or the tale there- in, nor does the Appraiser render any opinion as to the Idle, which is assumed to he good and marketable. The properly is appraised as though under responsible ownership. 2. Any xkeleh in the report may show approximate dimensions and is included to assist the reader in visualizing the prop- erly. The Appraiser has made no survey of the property. A. The Appraiser is not required to give testimony or appear in court because of having made the appraisal with reference to die properly in quesiian, unless arrangements have been previously made therefor. J. Any distribution of the valuation in the report between land and improvements applies only under the existing program and uNlv;nion. Vie separate cafuations pin had and building must not be used in eamjunclion with any other appraisal and arc im:did if so used. 5. The Appraiser mhsameS that there are no hidden fir unapparrenl conditions of the properly, subsoil. or structures. which would render it more or less valuable. The Appraiser ossunms no responsibility tin such conditions. or for engineering which might be required to discover such factors. G. lalimnaiun, e+lmuates. and opinions furnished to the Appraiser, and contained in the report, were obtained from sources considered reliable and hclicved to he true and correct- However. no responsibility for accuracy of such items banished the Appraiser can be assumed by the Appraiser. 7. Disclosure of the convents of the appraisal report is governed by the Bylaws and Rcgulalions ul the prokssional appraisal organizations wish which the Appraiser is affiliated. S. Neither all, nor any part of the content of the report. or copy thereof (including conclusions as to the property salue- the identity of the Appraiser, professional designations, reference to any professional appraisal organizations, or the firm with which the Appraiser is cunnecledl. shall be used lir any purposes by anyone huh the client specilcd in the report. the borrower if appraisal pie paid by same. the mortgagee or its successors and assigns, mortgage insurers. consulants, professional appraisal mrgamhl/ativaa, :cony Talc or federally approved finant'aal institutimL any department, agency, or instrumentality of the United Slaws or any stare or the District of Columbia, without the previous written consent of the Appraiser; nor shall it he conveyed by anyone W the public through advertising. public relations, news. sales, fir other media, without the written consent and appros l of the Appraiser. 4. (In all xppralimls, subject lm s:tislaaon• complclion. repairs, or alterations, the appraisal repeal and value conclusion are contingent upon complcGon of the improvements in a workmanlike manner. 91.087 Use' July 2, 1991 Appeal cn �t�iCC;_i CAS, IFA acmes M.� U r P pony VMS' ript._ 8 Analysis UNIFORM RESIDEATIAL APPRAISAL REPORT File No. Property Address 345 3rd St. Census Tract 16 LENDER DISCRETIONARY USE City Kersey County Weld State Co Zip Code 80644 Sale Price $ Legal Description Lots 25 - 30. Block 3. Kersey Date Owner/Occupant Nichols, Pauline N i Lester Carole N Map Reference Mortgage Amount $ Sal: Price $ N/A Date of Sale N/A • PROPERTY RIGHTS APPRAISED Mortgage Type 7 Loan charges/concessions to be paid by seller $ N/A I XI Fee Simple Discount Points and Other Concessions H, R.E. Taxes $-514.30� Tax Year iggg HOA $/Mo. N/A Leasehold Paid by Seller $ Lender/Client Ted Jung Condominium (HUD/VA) P.O. Box 38701. Waver. CO 808 I I De Minimis PUD Source LOCATION I I, Urban �XI Suburban I I Rural NEIGHBORHOOD ANALYSIS Good Avg. Fair Poor BUILT UP I X I Over 75% 1 1 25-75% Under 25% Employment Stability I I I XI 1 ❑ GROWTH RATE I I Rapid I X I Stable Slow Convenience to Employment L J X 1 I j PROPERTY VALUES Increasing I XI Stable Declining Convenience to Shopping � X i , DEMAND/SUPPLY Shortage X In Balance Over Supply Convenience to Schools ❑ Li _ MARKETING TIME ❑ Under 3 Mos. ic 3-6 Mos. 7 Over 6 Mos. Adequacy of Public Transportation n 101 n e PRESENT LAND USE % LAND USE CHANGE PREDOMINANT SINGLE FAMILY HOUSING Recreation Facilities I I I XI 77 = Single Family 90 Not Likely I X I OCCUPANCY $Pfg0�1 i9GaI Adequacy of Utilities )[f ❑ ¢ 2-4 Family Likely I I Owner X Property Compatibility L ( I I Multi-family In process I I Tenant 15 Low 15 Protection from Detrimental Cond. I I I XI V Commercial To: Vacant (0-5%) X 60 High 90 Police & Fire Protection is _ I m Industrial Vacant (over 5%) Predominant General Appearance of Properties a ; I = Vacant 10 40'a - 50+ Appeal to Market XI ❑ !❑ Note: Race or the racial composition of the neighborhood are not considered reliable appraisal factors. The above indications are from ob- COMMENTS: nervation only and do not represent • statistical analysis. Farming community of approx. 1000 located approx. 10 mi. east of Greeley. the Weld County seat. Area comprised mostly of avg quality SFR's selling in mid price range. with mome never development on the Dimensions 150' x 125' Topography Level Site Area 18.750 SF Corner Lot Yes Size Large for area Zoning Classification B (Residential) Zoning Compliance yea Shape Rectangular HIGHEST 8 BEST USE: Present Use Ye Other Use Ne, Drainage No prhlmm evident UTILITIES Public Other SITE IMPROVEMENTS Type Public Private View Average W Electricity ® Street Asphalt ® Poor Po (neglected) Gas X Curb/Gutter Concrete I� Driveway Rape Water X Sidewalk Concrete Lit Apparent Easements PUS and of record Sanitary Sewer X Street Lights Corners Lk FEMA Flood Hazard Yes' No X Storm Sewer III Alley Yes (West) !Xi ❑ FEMA` Map/Zone Mo. H 01 _ COMMENTS(Apparent adverse easements, encroachments, special assessments, slide areas, etc.): Site consists of 6 lots--according to Kersey building restrictions. • minimum of 7,500 SF is required of each building site. Zoning vould oersit a sulti-fasily unit on the site. with certain buildina restrictions. GENERAL DESCRIPTION EXTERIOR DESCRIPTION FOUNDATION BASEMENT INSULATION Units 1 Foundation Concrete Slab Yes Area Sq. Ft. 387 Roof twin f Stories 1 Exterior Walls Wood Crawl Space None °% Finished None Ceiling Unkn = Type(Det./Att.) Detached Roof Surface Comp.ShnC_Basement yea Ceiling N/A Walls Mahn Fl W f Design (Style) Bungalov Gutters 8 Ownspts. None Sump Pump None0bmvd Walls N/A Floor Laks j Existing Yes Window Type Wood Dampness Nonnobnvd Floor N/A None unkn Proposed No Storm Sash No Settlement Nonnahnvd Outside Entry yea Adequacyijaip ' Under Construction No Screens Yet Infestation NoneObavd Bast is a Energy Efficient Items: Age(Yrs.) 89 Manufactured House No cellar v/entry None Effective file (Yrs.) 70 from utmid H ROOMS Foyer Living Dining Kitchen Den Family Rm. Rec. Rm. Bedrooms # Baths Laundry Other Area Sq. Ft. a Basement 387 Leven 1 1 1 1 1 X 757 f Level 2 265 Finished area above grade contains: 6 Rooms; 3 Bedroom(s); 1 Bath(s); 1422 Square Feet of Gross Living Area SURFACES Materials/Condition HEATING KITCHEN EQUIP. ATTIC IMPROVEMENT ANALYSIS Goad Avg. Fair Poor Floors Carpet/Vinyl TYPe FA Refrigerator I I None I I Quality of Construction L.X.I I I Walls Plaster Fuel NG _Range/Oven IX I Stairs I X I Condition of Improvements Y I I • Trim/Finish Poor Condition Unkn Disposal Drop Stair Room Sizes/Layout Lxj I Bath Floor Vinyl _ Adequacy Unkn Dishwasher Scuttle Closets and Storage I❑ III II I I Bath Wainscot None _ _ COOLING Fan/Hoed 7 Floor Energy Efficiency I I ❑ I x i I ? Doors It _ Cent, I Pv )r� Sompactur lea?ed 7' p]dnlhmo Aeaqua.v d ['onowe i � L�, L- n' Other None Washer/Dryer Finished g Electrical-Adequacy 8 Condition 7 ril I V I Condition N/A Microwave I I Kitchen Cabinets-Adequacy & Cond. ❑ IXI n Fireplace(s) Wood Stove # 1 Adequacy N/A Intercom Compatibility to Neighborhood rI I Y I ❑I w+ CAR STORAGE: Garage X Attached r Adequate House Entry Appeal 8 Marketability h. Y ❑ No.Cars 1 Carport Detached X Inadequate IX I Outside Entry Estimated Remaining Economic Life 7O Yrs. Q Condition Poor None ❑ Built-In Electric Door I I Basement Entryln Estimated Remaining Physical Life 20 Yrs. Additional features: Detached concrete block garage (no door) a X 716 • Phys. deoran based on analysis of effective age/reaming life concept (60/80=75X) I y) Depreciation(Physical, functional and external inadequacies,repairs needed, modernization, etc.): House is in need of extensive repair ~ and modernization, i.e. closets in uooer bedroom. remodel kitchen and bath, several f electrical wires are ex• •sed s n• f recommended that foundation be inspected. as cracking and settling mere noted •(Cee Above) Cf General market conditions and prevalence and impact in subject/market area regarding loan discounts, interest buydowns and concessions: The 'market is stable and no financing concessions or buvdovns are apparent at this time. Typical financ- ing is cash to seller vie nev loan by buyer. Seller paying one to four discount points is not uncommon. Freddle Mac Form 70 10,86 12Ch. Forms and Worms Inc.,"315 Whitney Ave., New Haven.CT 06511 1(800)243-4545 Item or i 50959 ranee Mae Form 1004 10 86 itactinn Section __- UNIFORM RESIDENTIAL APPRAISAL REPORT File No. Purpose of Appraisal is to estimate Market Value as defined in the Certification & Statement of Limiting Conditions. BUILDING SKETCH(SHOW GROSS LIVING AREA ABOVE GRADE) ESTIMATED REPRODUCTION COST-NEW-OF IMPROVEMENTS: if for Freddie Mac on Fannie maw slaw onk square foot calculations and cost approach comments in this space. -' - - - Dwelling 1,022 Sq. Ft. 4 $_354,130 = $ 15, 770 Sq. Ft. 4 $_7._511 = 2,903 Hain Floors Extras = 6' x 18' = 108 = 24.5' x 26.5' = 649.25 = 757 Special Energy Efficient Items = 1 Upper Levels Porches. Patios. etc. _ Q 10' x 26.5' = 265 Garage/Carport 345 Sq. Ft. 4 $ 10.00 = 3 4°11 IX Total Estimated Cost New = $ 47, 177 n TOTAL 1 022 SF 0. . Physical Functional External al Less i- Depreciation 31592 I —0— I —0— _ $ 31 592 O Depreciated Value of Improvements = $ 10.531 O Site Imp. "as is"(driveway,landscaping, etc.) _$ ESTIMATED SITE VALUE _ $ 1.1_1 (If leasehold, show only leasehold value.) INDICATED VALUE BY COST APPROACH ...... _ $ (Not Required by Freddie Mac and Fannie Mae) Construction Warranty Yes Lk No Does property conform to applicable HUD/VA property standards? I I Yes No Name of Warranty Program N/A If No, explain: Warranty Coverage Expires N/A The undersigned has recited three recent sales of properties most similar and proximate to subject and has considered these in the market analysis.The description includes a dollar adjustment,reflecting market reaction to those items of significant variation between the subject and comparable properties.If a significant Item in the comparable property is superior to,or more favorable than, the subject property, a minus (-) adjustment is made, thus reducing the indicated value of subject,if a significant item in the comparable is inferior to. or less favorable than,the subject property,a plus(+)adjustment is made,thus increasing the indicated value of the subject. ITEM I SUBJECT COMPARABLE NO. 1 COMPARABLE NO. 2 COMPARABLE NO. 3 345 3rd St. 209 4th St. 141 2nd St. 409 Todd Ave. Address Kersey. CO Kersey, CO Kerne CO LaS e , Proximity to Subject Atli ll FIIIIIII IHIIII 1 blk N i 1 blk E • , Sales Price $ N/A I I $ 25 950 _,', I IRO I ,, , Price/Gross Liv. Area $ 0.00 Cr1 $ 33.97 A I 1$ 43.90 IA I I 1$ 35.42 A I W I I Data Source Inspection ELS/Realtor ELS/Realtor ELS/Realtor VALUE ADJUSTMENTS DESCRIPTION DESCRIPTION I +(-)S Adjustment DESCRIPTION +(-)s Adjustment DESCRIPTION I.I-•ISadjustment Sales or Financing I FHA 10X Cash FHA 8.EX Concessions 4 points 2 points Date of Sale/Time Current 8/88 8/89 3/89 H Location Average Average Average Average aF Sitel s Large/Avg Small/Avg • 4,500 Large/Avg Sall/Avg • 4.500 Design and Appeal Bungalow Bungalow/Ay Bungalor/Av Bungalow/Ay a Quality of Construction Below Avg Average - 2,500 Average - 2,500 Average - 2,500 Age 1900 1919/Remdld - 5,000 1939/Readld - 5,000 1946/Readld - 5.000 Z Condition Poor Average - 2 500 Avers e g r rm - 2.500 Average, - 2.500 Above Grade Total i Bdrms j Baths Total j Bdrms j Baths Total i Bdrms i Baths Total i Bdrms i Baths aRoom Count 6 ' 3 ' 1 4 ' 2 ' 1 4 ' 2 ' 1 4 ' 1 ' 1 E Gross Living Area 1,022 Sq. Ft. 764 Sq.Ft. • 3,350 672 Sq R. • 4.550 720 Sq. Ft. q. 3,900 O Basement & Finished 387 SF 382 SF None • 1,000 336 SF t) Rooms Below Grade Cellar BR - 750 BR - 730 W Functional Utility Aver••e Avera•• Avera•e v a Heating/Cooling FANG/None FANG/None EBB/None • 500 FANG/None u) Garage/Carport 1 car det. 1 car det 2 car det - 1.500 1 car det Porches, Patio, None None None None Pools,etc. Special Energy None Thermollndrs - 1,000 None Storm Yndwa - 1,000 Efficient Items Fireplace(s) None None None None Other (e.g. kitchen None None Siding - 1,000 None equip.,remodeling) Net Adj. (total) I __ + X -'$ 3,900 + X� i$ 6.450 + -'$ 3.350 Indicated Value Lill I ii � Iii of Subject I I $ 22,050 I ' ( I I _ $ 23.050 I i j h I I! I $ 22.150 Comments on Sales Comparison: Current sales of truly comparable sales were limited, necessitating the use of an older sale and one frog another similar community. INDICATED BY SALES Cbliit=AniSbw AFFAGkO 1 $22,000.00 III INDICATED VALUE BY INCOME APPROACH (If Applicable) Estimated Market Rent $ --- /Mo. x Gross Rent Multiplier_ --- _ $ ---- This appraisal is made V "as is" subject to the repairs,alterations,inspections or conditions listed below completion 2er plans and specifications. Comments and Conditions of Appraisal: None Final Reconciliation: The market approach is considered the best indicator of value, as it most accurately reflects the current market trends IL buyer attitudes. The cost approach su000sts the market approach. This appraisal is based upon the above requirements, the certification, contingent and limiting conditions. and Market Value definition that are stated in FmHA,HUD &/or VA instructions. Freddie Mac Form 439(Rev.7/86)/Fannie Mae Form 10048 (Rev. 7/86) filed with client October 9. 19 89 ITC attached. I (WEI ESTIMATE THE MARKET VALUE, AS DEFINED, OF THE SUBJECT PROPERTY AS OF September 29, 19 89 to he S 22.000.00 I(We)certify.that to the best of my(our)knowledge and belief the facts and data used herein are true and correct:that I(we)personally inspected the subject property,both inside and out,and have made an exterior inspection of all comparable sales cited in this report.and that I(we) have no undisclosed interest.present or prospective therein. APPRAISER(S) / - REVIEW APPRAISER Sgnature 'ill,n:r / I i--< ---v. c rv� III applcablel S nature ^• _^ Name Janet Neissin er � Name j.ilLIns Did Not g Bud Clemons [7� Inspect Property F.eddle Mar Corn, 70 10/86 120h. MC3/89 Forms and Worms Inc..' 315 Whitney Ave_ New Haven,CT 06511 8001 243.4545 Item e130960 Fannie Mae Form 1004 10.86 MAP SKETCH ADDENDUM pp rityvilfrCiient Ted Jung Property Address 34S 3rd St_ Zip Code 80644City Kersey' County WPld State CO Lender BUILDING SKETCH 43'2- ?1,s -o•*- t_2" 3R- LOCATION MAP ['SUBJECT PROPERTY] t g Attached r Fw 70B-4398 9108r; 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: (I) 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 15) 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 he made to the comparable property by comparisons to financing terms offered by a third patty institutional lender that is not already involved in the property or transaction. Any adjustment should not be calculated on a mechanical dollar for dollar cost of the financing or concession but the dollar amount of any adjustment should approximate the market's reaction to the financing or concessions based on the appraiser's judgment. CERTIFICATION AND STATEMENT OF LIMITING CONDITIONS CERTIFICATION: The Appraiser certifies and agrees that: I. The Appraiser has no present or contemplated future interest in the property appraised: and neither the employment to make the appraisal. nor the compensation for it, is contingent upon the appraised value of the property. 2. The Appraiser has no personal interest in or bias with respect to the subject matter of the appraisal repott or the partici- pants to the sale. The "Estimate of Market Value" in the appraisal report is not based in whole or in pan upon the race, color, or national origin of the prospective owners or occupants of the property appraised, or upon the race, color or national origin of the present owners or occupants of the properties in the vicinity of the property appraised. 3. The Appraiser has personally inspected the property, both inside and out, and has made an exterior inspection of all comparable sales listed in the report. To the best of the Appraiser's knowledge and belief, all statements and information in this report are true and correct, and the Appraiser has not knowingly' withheld any significant information. 4. All contingent and limiting conditions are contained herein (imposed by the terms of the assignment or by the under- signed affecting the analyses, opinions, and conclusions contained in the report). 5. This appraisal report has been made in conformity with and is subject to the requirements of the Code of Professional Ethics and Standards of Professional Conduct of the appraisal organizations with which the Appraiser is affiliated. 6. All conclusions and opinions concerning the real estate that are set forth in the appraisal report were prepared by the Appraiser whose signature appears on the appraisal report, unless indicated as "Review Appraiser" No change of any item in the appraisal report shall be made by anyone other than the Appraiser, and the Appraiser shall have no responsibility for any such unauthorized change. CONTINGENT AND LIMITING CONDITIONS: The certification of the Appraiser appearing in the appraisal report is subject to the following conditions and to such other specific and limiting conditions as are set forth by the Appraiser in the report. I. The Appraiser assumes no responsibility for matters of a legal nature affecting the property' appraised or the title there- to, nor does the Appraiser render any opinion as to the title, which is assumed to be good and marketable. The property is appraised as though under responsible ownership. 2. Any sketch in the report may show approximate dimensions and is included to assist the reader in visualizing the prop- erty. The .Appraiser has made no survey of the property. 3. The Appraiser is not required to give testimony or appear in court because of having made the appraisal with reference to the property in question, unless arrangements have been previously made therefor. 4. Any distribution of the valuation in the report between land and improvements applies only under the existing program of utilization. The separate valuations for land and building must not be used in conjunction with any other appraisal and are invalid if so used. 5. The Appraiser assumes that there are no hidden or unapparent conditions of the property, subsoil. or structures, which would render it more or less valuable. The Appraiser assumes no responsibility for such conditions, or for engineering which might be required to discover such factors. 6. Information. estimates, and opinions furnished to the Appraiser, and contained in the report, were obtained from sources considered reliable and believed to be true and correct. However, no responsibility for accuracy of such items furnished the Appraiser can be assumed by the Appraiser. 7. Disclosure of the contents of the appraisal report is governed by the Bylaws and Regulations of the professional appraisal organizations with which the Appraiser is affiliated. 8. Neither all. nor any pan of the content of the report, or copy thereof (including conclusions as to the property value, the identity of the Appraiser, professional designations, reference to any professional appraisal organizations, or the firm with which the Appraiser is connected). shall be used for any purposes by' anyone but the client specified in the report, the borrower if appraisal fee paid by same, the mortgagee or its successors and assigns, mortgage insurers, consultants, professional appraisal organizations, any suite or federally approved financial institution, any department, agency, or instrumentality of the United States or any state or the District of Columbia, without the previous written consent of the Appraiser; nor shall it be conveyed by anyone to the public through advertising, public relations, news, sales, or other media, without the written consent and approval of the Appraiser. 9. On all appraisals. subject to satisfactory completion, repairs, or alterations, the appraisal report and value conclusion are contingent upon completion of the improvements in a workmanlike manner. Oct. 10s_ 1998 Date. . . . . . . . _•. _ Appraiser(s) . . . . . . _ `. j. . L FW 70B-4398 c 1986 Forms and Worms Inc 315 'Nhuney Ave New Haven. C' 06511 All Rights Reeerve0 1 (B00)2 -45a5 Item M 112200 • sales aige.aeduwo3 • c T }, w U) z r --••+o-Z+ mans i W0 .- N / N U a w N Q I- I cc rn i it r 4 L 3 J _ O _V c.)S W N r n 133a1s 1, t o z I z J m W F- 133a1S +19 `^ cc — lu. i..- 133a1S 44iS — w ~ w a co c r w t I i `I) V ¢ w w t F- r 13 1S F-Lc, H w I o re h- W Y4.1 F. a J a o cn I d N J J 7 ~I r S _ O � _ (0 I Id J--- - '-1 C J 133a1S a oe �^ J s )-- CO m 6 r i U = Z I \ I E rI v -- - 133U1S IoN3 I • Y-- 1 -- G W Y J K - a a a a ] Y .� - __--- 133a1S tsl —,.- -- -£S„-(1VOdf --A ira109 o -- I - - -1 a II a a 0 ¢ I r -. r z D O U t 0,,,_ J r‘16 \ CLERK TO THE BOARD P.O. BOX 758 GREELEY,COLORADO 80832 (303)358-4000 EXT.4225 C. COLORADO • July 18, 1991 Parcel No. : 096321215010 PIN No. : R 4147286 NICHOLS PAULINE H & LESTER CAROLE N 1 CHURCHILL RD PUEBLO, CO 81001 Dear Petitioner(s) : The Weld County Board of Equalization has set a date of Friday, July 26, 1991, at or about the hour of 11:00 A.M. , to hold a hearing on your valuation for assessment. This hearing will be held at the Weld County Centennial Center, 915 10th Street, Greeley, Colorado, in the First Floor Hearing Room. You have a right to attend this hearing and present evidence in support of your petition. The Weld County Assessor will be present before the Board. The Board will make their decision on the basis of the record made at the aforementioned hearing, as well as your petition, so it would be in your interest to have a representative present. If you plan to be represented by an agent or an attorney at your hearing, prior to the hearing you shall provide, in writing to the Clerk to the Board's Office, an authorization for the agent or attorney to represent you. If you do not choose to attend this hearing, a decision will still be made by the Board by the close of business on August 10, 1991, and mailed to you on or before August 16, 1991. Because of the volume of cases before the Board of Equalization, all cases shall be limited to 15 minutes. Also due to volume, cases cannot be rescheduled. It is imperative that you provide evidence to support your position. This may include evidence that similar homes in your area are valued less than yours or you are being assessed on improvements you do not have. Please note: The fact that your valuation has increased cannot be your sole basis of appeal. Without documented evidence as indicated above, the Board will have no choice but to deny your appeal. 91.087 NICHOLS PAULINE H & LESTER CAROLE N - R 4147286 Page 2 At least two (2) working days prior to your hearing the Assessor will have available, at your request, the data supporting his valuation of your property. Please advise me if you decide not to keep your appointment as scheduled. If you need any additional information, please call me at your convenience. Very truly yours, BOARD OF E UALI TION /0741""'��, Donald D. Warden, Clerk to the Bo rd BY: arol A. Harding, Deputy cc: Warren Lasell, Assessor 9:1.087 WELD COUNTY COLORADO OFFICE OF WELD COUNTY ASSESSOR 915 10TH STREET GREELEY, COLORADO 80631 PROTESTERS: PAULINE H.NICHOLS & CAROLE N. LESTER PROPERTY ADDRESS: 345 3RD STREET KERSEY, COLORADO 80644 RESIDENTIAL PROPERTY SALES COMPARABLES OWNER: NICHOLS PAULINE H & LESTER CAROLE N SUBJECT COMP 1 COMP 2 COMP 3 PIN N0. 4147286 0248388 4144486 4142486 ADDRESS 345 3rd ST 141 2nd ST 308 1st ST 217 Campbell Kersey Kersey Kersey Kersey Blocks 1-8 Clark & Hill Blocks 1-8 Clark & Hills Sales Date 8/16/89 6/21/89 6/23/89 Sales Price 30,513* 29,500 40,000 32,500 Land Value 10.800 5.184 5.400 7.200 Imps Value 19,713 24,316 34,600 25,300 Year Built 1900 1939 1921 1905 Style C " 1 1/2 Story 1 Story 1 Story 1 Story Quality, Low Cost Low Cost Fair Fair /construction Fr/Siding Fr/Siding Fr/Siding Fr/Siding SF. Imps 978 672 994 621 Sale Value/Imps sf. 36.18 34.81 40.74 Plumbing 1 - 3/4 1 - Full 1 - Full 1 - Full Bsmt. Size sf. 0 - 0 - 608 - 0 - Bsmt. Finish sf. - 0 - - Garage/Out Bldgs. 0 - 2 - Car 1 - Car 1 - Car Adjustments: Age: (610) - 0 - - 0 - Style: (1,458) (2,076) (1,518) Quality: 0 - (5,190) (3,795) Size: 7,956 (416) 9,282 Bsmt: 0 - (3,800) - 0 - Garage: (4.400) (2.200) (2.200) Total Adjustments: 1,488 (13,679) 1,769 Imps Value 24.316 34.600 25.300 Adjusted Imp Value 25.804 20.921 27.069 Subject sf. 978 978 978 Adjusted SF. Value 20.16* 26.38 21.39 27.68 * Actual values assessed by the Assessors' Office, not sales or adjusted values. Recommend: Denial/No Change Appraiser: Larry Rodriguez Date: 5/30/91 91_0876 y 3 a >- m W Z (/) in — _ zillaa Cr N _1- W 0 .--_ N co W A co o a a • O M it H } a 3 z O 2 • O, '- O U = W W co F N 13381S 1N1 G z _z J c W I-- . R 13381S 'HIS N . J . ¢- a • . ,'i F 133819 'Nig W W CC F W F _ N W H W '} U w 1 v'.9 N ' y W ¢ Y o fj cc F x cc f+1 � ,N N f W Y F a 0. J SI a N U O m in /W -J t_i I F � .+ 13 J °e£ )- - a F m U Z U N \ 13381 E m Z i z—cc 0 10 Y J I f � ¢ ` ,¢ _ a J i22a 7 13381S .js1 - F ,i £9* OV08 AlM100 1 in A O . a O >- F D I O CO U In I PHOTOGRAPH ADDENDUM imr,we/icilent Ted Jung __ __ Propert y Address 345 3rd_St. -- - - - . _ at) Kersey _--- county Weld state---Col tZradn_ Zip'Thou ._- Rn644— Y _. Lender -- — __. I COMPARABLE SALE #1 i I W. __ - ni f -� f - i1 : I � 11�� 7 k tir , 7 J in.. -I I f r . 1 F ` , • 3. i ----'-war . - -- — ..as _ t 1 I I I COMPARABLE SALE #2 t r:- e s .,. • v s t ''y .l .il. d1sIK- I t� - 1S-• Ji � �. -.."`• , ff. _ , i --4. ••":4 eg *.,„, -..., • , _ -. :; L:,lir , : : _..,-- v ii ip A. �- '•y 5 ! F 7.:4 w kk _ l tie ' j' � '4'� _ - — ...�� ^.._. _ -Int. f.� '. __"�' as.__.�. --- I _ - -.�_ I f. i'4.4- . I COMPARABLE SALE #3 i4r, A, ,,, z). .... • .,..:. r- F` ' v ,,,,!. . / A. I ii ea" a :. : r 4 ALI drill ` �. , . 4r _ 'r - , � .. 7 ADDITIONAL PHOTOGRAPHS ON REVERSE SIDE 91.087r, w,1 ;" .-ea'-.-- , ' ti. R # 4 * •if - "�iy i 4 t. �1 DETACHED GARAGE I.. 4t �,,f g . - � . � -.il,:n -. Z. s ,- J . i r e t 910 PHOTOGRAPH ADDENDUM Aar¢vEt/Ctient Ted Jung Property Address 345 3rd St. city Kersey County Weld State CO zlpCode 80644 Lender 1 y �. ,.. >t, - `.` ` _ M -Z. 1 • . > j 1 FRONT OF — SUBJECT PROPERTY tt_. z . :Am, .-_ . r-.• y„ ..• -_ -_.. --_ __ .. _--___ _ .- .. _--_ i t. • --. _ REAR OF _, -� , SUBJECT PROPERTY t. - T_ -_-- s ai t R � - I I ,, r ,.,�, . i STREET SCENE '3 -y 9l4 swy CI ADDITIONAL PHOTOGRAPHS ON REVERSE SIDE _,.. ,.r ..-_. , .. ,�.,:�...,- •••eF='. n.o_„...a..��.�n ianm?a3 a5as Item #113300 PHOTOGRAPH ADDENDUM Borrower Client Pauline N. S Carole N. Nichols File No. 9154 Property Address 345 3rd Street City Kersey County Weld State Colorado Zip Code 80644 Lender Denver Postal Credit Union 1 r ,T.... _ie,,:_. COMPARABLE SALE # 1 :i ��_ i _ tt,, �..>.� .� I llara—°� a M a - • �. _... i 1 I •I .I ..;r " > 1 r.lr 5I ! r •ar L > �e •'.r . ae ♦1 y A-;: •I. COMPARABLE SALE # z rte..: ;Am, 7t��" a - 5, � 1 _� ,t I � ,, 7E .mi ..., , .1 - -r rY. g4,t 1/2'y� ..... Lc COMPARABLE SALE #3 _ I _ --43" , . — -.."....116. �,r aril u n ]a i. (�M — IM131 rM I•t INTELIFpflM$ 11NIC Wootein Ann us,eYEM Owes.Ge]MI 119Wt 722 W1] 53 K3 n Aririifionnl Phn}n rnnt.s nn 1,,,vn. � c:r+„ .,,F • tali t , � " ` � • rast i r Gl B Z y --:' 1, �.• tiaimpagw y �rll� a wa ' e;'„:£ mow. • -J. �!tl• _ i yyse (a try r a.a.. r`.•- n ..v `7L 531-057f; 1-05 PHOTOGRAPH AOOENOUM Borrower/Client Pauline N. 6 Carole N. Nichols File No. 9154 Property Address 345 3rd Street City Kersey County Weld State polorarro ZIP Code $0644i Lender Denver Postal Credit Union �,(1 ' ,. `.w.k -,-,,7 FRONT OF :64.4`--� - S--� •'` u 5-f- SUBJECT PROPERTY 46 1 I • ,41 YI t. 1 ir �l r- ':,,,` r. Pig.t , ail Tom_ :- z REAR OF .If _ i SUBJECT PROPERTY Y _i_ f ..__s _ .� 'k.0 • ,,• 4 ., . ,i ..,ryi � � . ae si '� t,Af I r tV � , ' Ill t... F - - 1r p`tt, 1. y ( tr t{ l ` .tt l �N t Ny�R,l} -, K �.. I I 1...e"\ .__ `"`.i ,'' �.*' STREET SCENE . I I'\Y.A ,,. o.�••,. � . .., ,,,,, i AririOtanre Phninn.nnkc nn on.,n..,. S;s., `:.:it <' 7 16 00 .t I-, Q ID a CC ns v T Vi/ J .Y I a 01 � -- O- (f) tfl 06 '1yRw""'"s d r i `� c:. Oft, el Ell I � ! r ct UMW ii ,.. 'i .$ 4 tail .. /T ^`' ,,, 4 i --re, , t. ,: C4 M I ' ,. .t r " _ . 4 , :gt I s y 9LS0 L6 Q Di 4 lot 0 [,{': P f I-•42 la Qi 41 N0 „IIN -4. O7 '7W -I' (A i v w o fr ot ((iY \Si 41 a 4 I; , � a a. i 9a ��IIii��iuIiliII11 a - v y � N ii 1Illii�� d w I � Q (n i pji. q Cl- C E I-- mg C _a W O I V1 a N O -d 2.- 5 ta . _ cfa a - w -,.- rA ' H 2:.11 . r ' a- . °' ( O y �. , U, ' 41 _ ,, .,. Hello