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Home My WebLink About951570.tiffRESOLUTION RE: THE BOARD OF EQUALIZATION, 1995, WELD COUNTY, COLORADO PETITION OF: EBERLY SYLVIA C 1107 PACIFIC CT FT LUPTON, CO 80621 DESCRIPTION OF PROPERTY: PIN: R 5314986 PARCEL: 130932306017 - FTL 1LN2-21 L21 BLK2 LANCASTER NORTH ADDN 1ST FILING%1107 PACIFIC% 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 1995, 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 1995, claiming that the property described in such petition was assessed too high, as more specifically stated in said petition, and WHEREAS, in lieu of the hearing scheduled before the Board of Equalization a Stipulation was agreed upon by the Assessor and said petitioner(s), and WHEREAS, the petitioner(s) and the Weld County Assessor agree that the assessment and valuation of the Weld County Assessor shall be, and hereby is, stipulated as follows: ORIGINAL ADJUSTED Land Improvements OR Personal Property TOTAL ACTUAL VALUE Pc. As; $ 15,000 $ 15,000 73.242 69.500 $ 88.242 $ 84.500 951570 AS0032 RE: BOE - EBERLY SYLVIA C Page 2 WHEREAS, said Stipulation shall resolve all issues to have been determined by the Weld County Board of Equalization. NOW, THEREFORE, BE IT RESOLVED by the Board of County Commissioners of Weld County, acting as the Board of Equalization, that the Stipulation agreed to by the Weld County Assessor and the above -named petitioner(s) be, and hereby is, accepted by the Board. The above and foregoing Resolution was, on motion duly made and seconded, adopted by the following vote on the 3rd day of August, A.D., 1995. BOARD OF COUNTY COMMISSIONERS ATTEST:444f/ /V djue4 Weld County Clerk to the Board BY epuate:1g(q�se-Board _,f APPROVED AS TO FARM: ey D COUNTY, COL, RAD Dale K. Hall, Chairman FXCI ISFn Barbara J. Kirkmeyer, Pro-Tem FXCLUSFn George E. Baxter Constance L. Harbert rt W. H. Webster 951570 AS0032 1995 BOARD OF EQUALIZATION WELD COUNTY, COLORADO ASSESSOR'S PIN NUMBER 5314986 STIPULATION (As to Tax Year 1995 Actual Value) RE PETITION OF NAME: SYLVIA C EBERLY ADDRESS: 1107 PACIFIC CT FT LUPTON CO 80621 Petitioner(s) SYLVIA C EBERLY and the Weld County Assessor, hereby enter into this Stipulation regarding the tax year 1995 valuation of the subject property, and jointly move the Board of Equalization to enter its order based on this Stipulation. The Petitioner(s) and the Assessor agree and stipulate as follows: 1 The property subject to this Stipulation is described as• LOT 21 BLOCK 2 LANCASTER NORTH ADDITION 1ST FILING AKA 1107 PACIFIC CT, FT LUPTON, CO 2. The subject property is classified as RESIDENTIAL property (what tipe). 3. The County Assessor originally assigned the following actual value on the subject property for tax year 1995 Land $ 15,000 Improvements $ 73,242 Total $ 88,242 4. After further review and negotiation, the Petitioner(s) and Weld County Assessor agree to the following tax year 1995 actual value for the subject property: Land $ 15,000 Improvements $ Total $ 69,500 84,500 5. The valuations, as established above, shall be binding only with respect to tax year 1995 951570 6. Brief narrative as to why the reduction was made BASED ON ADDITIONAL INFORMATION PRESENTED BY OWNER. 7. Both parties agree that the hearing scheduled before the Board of Equalization on (date) at (time) be vacated; or, a hearing has not yet been scheduled befor the Board of Equalization X (check if appropriate). DATED this 11TH day of JULY 1995 %< isk cc. T,6 Petitioner(s) or Attorney Address: Christa 5. Tat 'i'. O. Both.' Ft..'CU SttbG1-0115 Petitioner(s) or Attorney Address: Telephone (a 3) c6c1- `177‘)- Telephone l/1/n fiP rt/ lASel 4y In i4% County Assessor elvy� 1400 N. 17th Avenue Greeley, CO 80631 (970) 353-3845, Extension 3650 W04' 4tD., E�Yc. COIAAAUO July 10, 1995 EBERLY SYLVIA C 1107 PACIFIC CT FT LUPTON, CO 80621 Dear Petitioner(s): CLERK TO THE BOARD PHONE (303) 356-4000 EXT.4218 FAX: (303) 352-0242 915 10TH STREET P.O. BOX 758 GREELEY, COLORADO 80632 Parcel No: 130932306017 PIN No: R 5314986 The Weld County Board of Equalization has set a date of Thursday, July 27, 1995, at or about the hour of 8:45 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, 1995, and mailed to you on or before August 16, 1995. 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. 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. EBERLY SYLVIA C - R 5314986 Page 2 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 EQUALIZATION Donald D. Warden, Clerk to the Board BY: "/ 1 iy,2 b 8 a Kimb lee A. Schuett, Deputy cc: Warren Lasell, Assessor NOTICE OF DENIAL 1400 NORTH 17th AVE. GREELEY, COLORADO 80631 PHONE (970) 353-3845. EXT. 3656 COLORADO EBERLY SYLVIA C 1107 PACIFIC CT FT LUPTON FTL 1LN2-21 L21 {3LK2 LANCASTER NORTH ADON 1ST FILING%1107 PACIFIC% 11 07 PACIFIC CT F,(],RT #_ OWNER EBERLY SYLV IA C CO 80621 PARCEL I3!3932..3,060.1.1 - PIN R 5314486 05/05/1995 YEAR LOG 199.5 00682 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(ies): RESIDENTIAL PROPERTY IS VALUED BY CONSIDERING THE MARKET APPROACH. AGRICULTURAL LAND VALUE IS DETERMINED SOLELY BY THE EARNING OR PRODUCTIVE CAPACITY OF THE LAND, CAPITALIZED AT A RATE SET BY LAW• 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: YOUR APPEAL WAS DENIED, THE PROPERTY VALUE IS CORRECT BASED URON TIME TRENDED SALES BETWEEN JANUARY '93 AND JUNE '94. THESE SALES i4ERE TIME TRENDED TO THE END t]F JUNE 1994, THIS IS DONE TO ACCOUNT FOR THE CONTINUING RISE IN MARKET VALUES DURING THAT TIME PERIOD. BELOW ARE THOSE PROPERTIES WE CONSIDER AS COMPARABLE TO YOURS, WE FEEL THESE COMPARABLE.S WILL SUPPORT THE VALUE WE PLACED UPON YOUR PROPERTY. 1005 PLATTE DR, 907 LONGVIEW DP, 1007 LONGVIEW DR, 1112 VILLAGE DR ,t 12.11 PACIFIC CT.-' PROPERTY CLASSIFICATION LAND I MPS TOTALS ::$ PETITIONER'S ESTIMATE OF VALUE ASSESSOR'S VALUATION ACTUAL VALUE PRIOR TO REVIEW 15,-000 73,242 ACTUAL VALUE AFTER REVIEW 15,000 73,242 $ 68,242$ 88,242_ 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. By: WARREN L. LASELL WELD COUNTY ASSESSOR 15-DPT-AR Form PR -207.87/94 05/1`)/9.5 ADDITIONAL INFORMATION ON REVERSE SIDE DATE Ca; AS YOU HAVE THE I.4i iti i "iu A - ;iE ASSESSOR'S :J ."ic.0O The County Board of Equalization will sit to heat a ;t efsts ;zr ;ftnrtir: i ;u,y , awl coat':; • ; ,<,:::: ,;;r Augur: !. tor real property (land and buildings) and do:.propt:: ty n;S!.itngs. machis:err. 39-:3-104 and :' > 14 7(2), t R ("APPEAL PROCEDURES: it ,.r;ti choose to appeal the Ass �:_ i �� :E ::.: y _ is i your right to appeal. your appeal PRi.:',PE-RTY.. AND JULY 2.0 frOt:i NOTIfI�ATT You will be notified of the time and plate for Inc; :'eat::: of y:;ur appeal. COUNTY BOARD OF EQUALIZATION'S I.)ETERMINATION: The County Board of Equalization must make a decision on your appeal and mail you a determination +t ,,n tii 'ausiness days. The County Board ;-t,ust co:“_: utie their iiearnt;::_> by Auyu :t r, TAXPAYER:RIGHTS FOR FURTHER APPEALS, if you are not satisfied with the County Boz..iid ot decision, ydu musttfile within thirty :3a.�: :.t the County Board of Equalization's written decision witty ONE tit the following: Board of Assessment Appeals (BAA): Contact the BAA at 13 t :s Sherman, Room slit.) Denver, Colorado 6.0203, (303) 86E'!-568stii. WELD COUNTY BOARD OF EQUALIZATION 915 10th Street, P.O. Box 758 Greeley. Colorado 80632 Telephone (970) 356-4000, Ext. 4225 District Court: 9th Avenue and 9th Street. P.O. Box C Greeley, Colorado 80632 Telephone (970) 356-4000, Ext. 4520 Arbitration: WELD COUNTY BOARD OF EQUALIZATION 915 10th Street. P.O. Box 758 Greeley, Colorado 80632 Telephone (970)356-4000. .ixt 4225 If you do not receive a determination from the County Board of Equalization, you must file an appeal with the, Bow:: ot Assessment Appeals by September 18. TO PRESERVE YOUR APPEAL RIGHTS, YOU MUST PROVE YOU HAVE FILE° A 1iM EL•t APPEAL. THEREFORE, WE RECOMMEND ALL CC':FsRE5f'r::"sf~4CiF'N":•E BE MAILED WITH PROOF" OF M/,s it PETITION "10 .rHE COLIN IYEO k ., OF EQUALIZATION t:l tilt-. S t ',•tt' i� r '� r c <<Cr r .t -., n - ..t:aCt below, please ex►,i<::,�.'r= :t i.it��su .. :�:, r.._.�i(?_.....>... :s.t;:z:t•_��, 's.� : .. 39-'8-106(1.5!. C.R.S.- YOU M .J..;7 .,'t-..:.. � �.,:{F: ... ... , ,. ,.:� i , .. .. •i�:: ... .. .....,�..: AMC-JUN.1. ,--ttiaach atiidt£±ortaii p dam, ✓7u, _Ct! EE ✓l l "�, V� QS SE55e It 5 ,i r '` k4t. cyap-ka.c..sa_i/ h -7 a at 4Ik . ?-0/co. . t w' S!GNATURr OF ?FTMONER gwy\ 1,; cts REAL ESTATE APPRAISAL Prepared For: Denver Postal Credit Union 6221 Sheridan Boulevard Arvada, Colorado 80001 Property Appraised: 1107 Pacific Court Ft. Lupton, Colorado 80621 Owner: Sylvia C. Eberly Prepared By: Elizabeth Butler, CAS, IFA Colorado Lic. N CR00001772 5072 Titan Way Denver, Colorado 80239 Homepuler. Forms Processing System for Laser Printers 1-(802) 773-X18 UNIFORM RESIDENTIAL APPRAISAL REPORT File No. 80621001 Property Description S B Property Address 1107 Pacific Court City Ft. Lupton State Colo. Zip Code 80621 Legal Description Lot 21 Block 2 Lancaster North Addition County Weld Assessors Parcel No. 1309 3230 6017 Tax Year 1994 R Taxes $ 798.36 Special Assessments $ 0 Borrower Sylvia C. Eberly Current Owner Sylvia C. Eberly Occupant: nL X Owner -Tenant _J Vacant f Property rights appraised X I Fee Slmplel 1 1 Leasehold I Project Type PUD I-1 Condominium (HUD/VA only) HOA$ N/A /Mo. J C T Neighborhood or Project Name Lancaster North Addition Map Reference County Census Tract 19.01 Sale Price $ N/A Date of Sale N/A Description and $ amount of loan charges/concessions to be paid by seller N/A Lender/Client Attn: Ann Roush/Denver Postal Cred. UnAddress 6221 Sheridan Boulevard Arvada, Colorado 80001 Appraiser Elizabeth Butler Colo Lic. # CR00001772 Address 5072 Titan Way Denver, Colorado 80239 N E G H B Rappeal. H 0 Umarketability, Location Built up Growth Rate Property values Demand/supply Marketing time Note: Race and Neighborhood boundaries track). Dominant Factors that affect Lancaster North There and, recreational construction Market conditions - - such -as Marketability 30-90 days. i I f X i 1 Lid the is of in data of Property Urban Over 75% Rapid Increasing Shortage Under 3 mos. racial composition and characteristics: character the marketability is a suburban no public facilities. business on which is considered the subject neighborhood on competitive the subject values I X I X X X of transportation the is are Suburban 25-75% Stable f I Rural Under 25% Slow rTo: Declining l i Over supply Over 6 mos. neighborhood are North (Weld open land, farming in.the neighborhood of average appeal but it is bordered is in Brighton has not yet support for for sale in the to be average -to -rising and Predominant occupancy X Owner I Tenant Lxl Vacant (0-5%) Vacant (Over 5%) not appraisal factors. County Road 14), community atmosphere. (proximity and interior by major or other been assessed. the above conclusions neighborhood, description for the neighborhood supply and -demand single $ (000(�) 55K 95K II 85K South to containing traffic towns. No are family housing (y,$) Low New Nigh 20 iI1Predominantjlll 15 (9th Street), employment and amenities, mostly-S.F. arteries which Construction observed unfavorable related to the trend of the prevalence and given in balance. Present land use % One family 25% 2-4 family Multi -family 5X II Commercial (Vacan ) 70% East (Weld County Road employment stability, tract homes of give access to area of D.I.A. has impact factors to negatively of -property values, demand/supply, of sales and financing current market conditions Dominant financing_ is Land 79), appeal similar schools, of F.H.A., use change V.A with points varying from 0-3X. All trends are favorable as of the appraisal date _.. p UApproximate Protect Information for PUDs (If applicable) - - Is the developer/builder in control of the Home Owners' Association (HOA)? L i Yes No total number of units in the subject project e Approximate -total number of units for salin.the subject project Describe common elements and recreational facilities- .N/A S I T E Dimensions 60 X-100 Site area 6000 S.F. Specific zoning classification and description Zoning Compliance i X Legal Legal nonconforming Highest& best useas improved. X Present use Utilities Public Other I Electricity ixi Corner Lot Yes X R-2 (Residential Medium Density) (Grandfathered use) Li Illegal No zoning P1 Other use (explain) N/A Off -site Improvements Type fubhc Private Street Asphalt DO No Topography Level with street grade Size Typical for area Shape Rectangular Drainage Appears adequate View Suburban street scene Landscaping Mature/Average __ Driveway Surface Concrete_ Gas X Water LXJ Sanitary sewer 1X1 Storm sewer [xi _ Curb/gutter Concrete rX Sidewalk Concrete %1 Streetlights Yes AG Utilities X Alley None Apparent easements Normal utility_ FEMA Special Flood Hazard Area Yes LIC No FEMA Zone C Map Date 2 April 79 FEMA Map No 080183-00018 Comments (apparent adverse easements, encroachments, special assessments, slide areas, illegal or legal nonconforming zoning use. etc.): This is not a known slide area. There are no apparent adverse easements, encroachments, or special assessments of record. There are utility easements to accomodate service. GENERAL DESCRIPTION No. of Units 1 No. of Stories 2 Type (Det./Att. ) Detached _ Design (Style) Tri - level Existing/Proposed Existing Age(Yrs.) 17 Effective Age (Yrs.) 12-15 EXTERIOR DESCRIPTION Foundation Concrete Exterior Walls Fr/Br/ Roof Surface Asphalt Compos. Gutters & Dwnspts. Metal Window Type Metal casement Storm/Screens Yes Manufactured House N/A FOUNDATION Slab Yes Crawl Space Yes Basement N/A Sump Pump N/A Dampness N/A Settlement N/A Infestation .N/A BASEMENT Area Sq. Ft. N/A % Finished N/A Ceiling N/A Walls N/A Floor N/A Outside EntryN/A -_. INSULATION Roof Ceiling Std Walls Std Floor None Unknown LJ K X i-1 ROOMS Basemen) Lovell Level2 Finished Foyer I area above Living 1 grade contains: Dining 1 7 Kitchen - 1 Rooms, Den 3 Family Rm. 1 Bedroom(s Rec. Pm. : 2 Bedrooms 3 Bath(s # Baths 1 1 -, 1650 Laundry X Square Other __. Feet of Gross Area Sq. Ft. 500 575 575 Living Area INTERIOR Materials/Condition Floors Carpet/vinyl/average Walls Drywall/Average Trim/Finish Average Bath Floor Vinyl/Average Bath Wainscot Ceramic/vinyl/Averag Doors Hollow core/Averse HEATING Type GFA/Elec Fuel GAS & ELEC Condition Working COOLING Central A.C. Other N/A Condition Working KITCHEN EQUIP. Refrigerator Range/Oven {..X Disposal Dishwasher Fan/Hood Microwave Washer/Dryer -X X ixl X X i X 1 ATTIC None Stairs Drop Stair Scuttle Floor Heated Finished pi Xi I AMENITIES Fireplace(s)#0 .__ Patio Covred Deck Porch Fence Wood Pool i-1 7 CAR STORAGE: None Garage #orcars Attached Detached 1 Built -In Carport Driveway Concrete Additional features(special energy ef ficient items, etc.): Vented for wood -burning stove in fami y roam storage shed. Condition of the improvements, depreciation (physical, functional, and external), repairs needed, quality of construction, remodeling/additions, etc.: Fence is down in rear of subject. Train runs approximately 100 feet behind subject property. Otherwise, the subject is :inaverage condition and repair not exhibiting undue physical nor functional inadequacies to negatively impair marketability. Adverse environmental conditions (such as. _but not limited to, hazardous wastes, toxic substancesetc.) present in the improvements, on the site, -or in the immediate vicinity of the subject property- The appraiser is not aware of and has not observed any adverse environmental conditions on the subject site or in the immediate vicinity of the subject. Freddie Mac Form 70 6-93 10 CH. PAGE 1 OF 2 Homeputer• Forms Processing System For Laser Printers 1 (802) 773-3018 valuation Section UNIFORM RESIDENTIAL APPRAISAL REPORT File No. !ESTIMATED SITE VALUE _ e ESTIMATED REPRODUCTION COST -NEW OF IMPROVEMENTS: y Dwelling 1,650 Sq. Ft@$ 36.61-$ i Sq Ft@$ MAdditives = 5 Garage/Carport 300 Sq. Ft @ $ 12.55 = Total Estimated Cost New -5 Less Physical Functional External M Depreciation 6970 MDepreciated Value of Improvements "As -is" Value of Site Improvements INDICATED -VALUE BY COST APPROACH 15,000 60,406 5,525 3,765 69,696 =5 6,970 =$ 62,726 -$ 3,500 _$ 81,226 Comments on Cost -Approach (such as, source of cost estimate, site -value, square foot calculation and, for HUD, VA and FmHA, the estimated remaining economic life of the property): The Nation-. al Association of Independent Fee Appraisers has a -manda- tory program of continuing education for designated mem- bers. Those who meet the standards of this program are considered to have recertified. I am certified under this program through December 31, 1997. -. ITEM I SUBJECT Address 1107 Pacific Court Proximityto Subject 2Th�' III 11Ji1 jell IIT Sales Price $ 80,500 Price/Gross Liv Area I $ 48.79 l7j Data and/or 'Inspection Verification Sources February 27, 1995 M.L.S. Volume 9-94 Page 45-C VALUE ADJUSTMENTS DESCRIPTION DESCRIPTION 1 • O $ Adjustment Sales or Financing f' I r� J F.H.A. Concessions 1 _ I (lit No points/Seller Date of Sale/Time li I1H II ]111'1 24 August 1994 Location ,Lancaster -North Ad Lancaster North Ad Leasehold/Fee Simple'Fee simp a Fee simple Fee -simple -1000 J6000 S.F.r. Suburban/Quiet st. Tri-level/Average , Fr/Br/Average 1983/12 yrs -3000 Average Total Bdrms Baths 7 '4 2.__. -- -3000 1575 Sq. Ft. +900 Crawl space N/A Average COMPARABLE NO. 1 1112 Pacific Court COMPARABLE NO. 2 COMPARABLE NO. 3 Site 6000 S.F. View Design and Appeal Quality of Construction Age Condition Above Grade Room Count Gross Living Area Basement & Finished Rooms Below Grade Functional Utility Heating/Cooling Energy Efficient Items Garage/Carport Porch. Patio, Deck. Fireplace(s), etc. Fence. Pool, etc. Net Adj (total) Suburban/Quiet st. Tri-level/Average_ Fr/Br/Average 1978/17 yrs Average Total Bdrms Baths 7 3 12 .1650 Sq. Ft. Crawl space N/A Average '.Gas/E lee/A. C. �Insulation I1-Car Detached Covered patio -I No patio None 1-F.P. ' -1500 No F.P. IFenced Fenced Fenced IE Hrt „ II I' amore slack 11J III_I111ii Ii iT Ii �!I. $ 86,000 $ 54.60 i111i11111!l111111{' I 7000 S.F/Superior Suburban/Quiet st. Tri-level/Average Fr/Br/Average 1978/17 yrs Superior Total Bdrms Baths 7 '3 1 +750 1575 Sq. Ft +900.. Crawl space N/A Average - GFA/Evap. cooler +1000 GFA/No A.C.. Insulation/St win -2500 Insulation 1 -Car Attached 1 -Car Attached No patio 1008 Lancaster Avenue 1116 Lancaster Avenue 2 Blocks S.E. 1 Block East 1111111 III. I'D 11 i1I$ 81,000 { 11111111R 1111111 $ 89,000 $ 51.43 0111i111LJIl.JIIII L $ 46.940 ilifit11t.1L11l1 IH' M.L.S.-Volume 7-94 Page 47-D DESCRIPTION j • (-)$ Adjustment F.H.A. No points/Seller 14 July 1994 I Lancaster North Ad +1500 M.L.S. Volume 11-94 Page 36-J 1 DESCRIPTION I •(-)$Adjustment F.H.A. No points/Seller 28 October 1994 Lancaster North Ad Fee -simple 0 S.F./Superior -2250 Suburban/Quiet st. _. Split-Ievel/Averag___. Fr/Br/Average_. 1985/10 _yrs Superior -5000 Total Bdrms Baths 7 3 1.75 1896 Sq. Ft -2950 Slab N/A Average GFA/No A.C. +1500 Ibaulation 1 -Car Attached No patio. -.. _. No F.P. Fenced - $ 5,350 $ 5 , n - $ x Adjusted Sales Price j- ji of Comparable h E 0, I Is j 80,650 ii I' 1 I $ 8'1,400 1 l fl 8,700 $ 80,300 i Comments on Sales Comparison ( ncluding the subject prope y'scompatibliity to the neighborhood etc.): All camparables are equl to the subj eet in location, age, and construction quality and considered applicable to estimate the subject's cu:rent market value. Each is given -equal consideration in estimating the subject's current market value. —------- - ITEM SUBJECT I COMPARABLE NO. 1 1 COMPARABLE NC. 2 COMPARABLE NO. 3 Date -Price and Data Quit Claim 9/28/94 Previous sale 10/29/85 Previous sale 4/15/91 Previous sale 4/30/85 Source for prior sales SS0.00 amount from', warranty deed -562,000.00 Warranty deed -561,001,.00 Warranty deed -565,500.00 thin Analysiseof -any appraisal [John agreement of sale, option, n,Dorllal listing of the subjects property and analysis o County Assessor Weld County one Assessor County _ is of -any prior sales of subject and comparables within one year of the date of appraisal: Research indicates current and prior sales history for the subject and comparable sales. _There are none other than the above .-- reported.Sales of comparables are considered arms -length transactions. 0 INDICATED VALUE BY SALES COMPARISON APPROACH _ $ 8(1,500 INDICATED VALUE BY INCOME APPROACH (If Applicable Estimated Market Rent $ /Mo. x Cross Rent Multiplier $ This appraisal is made xj "as is" I I subject to the repairs, alterations, inspections, or conditions listed below r I-sublect.to completion per plans and specifications. Conditions of Appraisal. Conditions of the appraisal are limited to those listed in Certiflcat i on and Statement of Limiting Conditions,. Final Reconciliation Both approaches to value correlate to arrive at the subject's estimal:ed value. However, the Market Data Approach best reflects those conditions under which a Buyer and Seller are willing to enter into a transaction. The income approach was considered not applicable and was omitted. - - - - -- - The purpose of this appraisal is to estimate the market value of the real property that is the subject of this report, based on the -above conditions and the certification, contingent and limiting conditions, and market value definition that are stated in the attached Freddie Mac Form 439/Fannie Mae Form 1004B (R�eviissed 6/93. ). I (WE) ESTIMATE THE MARKET VALUE, AS DEFINED, OF THE REAL PROPERTY THAT IS THE SUBJECT OF TH , AS OFy rrbNary 27, 19-1-1r, _- (WHICH IS THE DATE INSPECTION AND THE ECTIVE DATE OF THIS REPORT) TO BE S _ _-� APPRAISER: SUPERVISORY APPRAI .NLY IF REQUIRED): • Did 1 I Did Not Signature P _ - - - - - -- - - -_ Inspect Property Name Iiza =8 Date eport Signed State Certification # Or State License hztZ , z e er, CAS, IFA February 28, 1995 CR00001772 Signature Name Date Report Signed State Cola. State Certification # State Or State License # State State Fannie Mae Form 1004 6-93 Freddie Mac Form 70 -6-93 10 CH. PAGE 2 OF 2 Homeputer• Forms Processing System For Laser Printers 1 (802) 773-3018 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 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 inter- est; (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 party institutional lender that is not already involved in the property or transaction. Any adjustments should not be cal- culated 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 judgement. 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 q'ies- tion, 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 improve- ments at their contributory value. The separate valuations of the land and improvements must not be used in conjunc- tion 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 adve se environmental conditions (including the presence of hazardous wastes, toxic substances, etc.) that would make the property more or less valuable, and has assumed that there are no such conditions and makes no guarantees or war- ranties. express or implied, regarding the condition of the property. The appraiser will not be responsible for any sLch 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 con- sidered 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 Standard; of Professional Appraisal Practice. 9. The appraiser has based his or her appraisal report and valuation conclusion for an appraisal that is subject to satis- factory 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 profes- sional 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; con- sultants; professional appraisal organizations; any state or federally approved financial institution; or any department, agency, or instrumentality of the United States or any state or the District of Columbia; except that the lender/client may distribute the property description section of_thereport only to data collection or reporting service(s) without hav- ing to obtain the appraiser's prior written consent. The appraiser's written 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 Homeputer. Forms Processing System for Laser Printers 1-(802) 773-3018 APPRAISER'S CERTIFICATION: The Appraiser certifies and agrees that: 1. I have researched the subject market area and have selected a minimum of three recent sales of properties most simi- lar 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 conclu- clusions, 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 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 employ- ment 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 occurrance of a subsequent event in order to receive my compensationand/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 thatwerein place as of the effective date of this appraisal, with the exception of the departure provision -of those Standards, which does not apply. I acknowledge that an estimate of a reasonable time for exposure in the open market is a condition in the defini- tion of market value and the estimate I developed is consistent with the marketing time noted in the neighborhood sec- tion 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 comparablesiin the appraisal report. I further certify that I have noted any apparent or known adverse condi- tions in the subject improvements, on the subject site, or on any site within the immediate vicinity of the subject prop- erty ofwhichI 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 condi- tions on the marketability of the subject property. 9. I personally prepared all conclusions and opinions about the real estate that were set forth in the appraisal report. If 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 certi- fications numbered 4 through 7 above, and am taking full responsibility for the appraisal and the appraisal report. ADDRESS OF PROPERTY APPRAISED: 1107 Pacific Court APPRAISER: Signa Nam _-Eli('abeth- Butler Date Signed: FEbruary 28, 1995- State Certification #: CR00001772 or State License #: State: Colorado Expiration Date of Certification or License: Ft. Lupton, Co. 80621 SUPERVISORY APPRAISER (only if required): Signature: Name: Date Signed: State Certification #: or State License #: State: 12/31/97 Expiration Date of Certification or License: Li Did [_J Did Not Inspect Property Freddie Mac Form 439 6-93 Page 2 of 2 Fannie -Mae Form 1004B 6-93 Homeputer. Forms Processing System for Laser Printers 1 -(802) 773-3018 Borrower/Client Sylvia C. Eberly Property Address 1107 Pacific Court City Ft. Lupton Lender Denver Postal Credit Union County Weld trthil j ttftitt State Colorado Homeputer • Forms Prnnesslnq System fnr L eser Printers 1-(802) 773-3018 Zip Code 80621 ONPARABLE NO. 1 ONPARABLE NO. 2 ONPARABLE NO. 3 Borrower/Client Sylvia C. Eberly Property Address 1107 Pacific Court City Ft. Lupton County Weld Lender Denver Postal Credit Union SKETCH ADDENDUM State Colorado Zip Code 80621 23' B.R. B.R. Closet B.R. 4 Pc BAth 25' Upper Level 23' Family Room Lower Level Closet & Closet L.R. los Clos LaundPc BA h 25' 10' sm Kit Cov Patio' 20' I U.R. atr i 25' Homeputer. Forms Processing System for Laser Printers 1-(802) 773-3018 'r Hnmepnter+ rorms Pronossinn Sy iem for Laser Printers 1-(8M) 773-31118 BJECT FRONT UBJECT REAR STREET SCENE 80621001 ri Li MULTI -PURPOSE APPRAISAL ADDENDUM FOR FEDERALLY REGULATED TRANSACTIONS Borrower/Client Sylvia C. Eberly Property Address 1107 Pacific Court — - -_- City Ft.Lupton County Weld --- l _-- - Lender Denver Postal Credit Union _ _-- State Cola Zip Code 80621 _-- This addendum is for use with all appraisal reports to comply with current appraisal standards and requirements of the Federal Deposit Insurance Corporation (FDIC), the Office of the Comptroller of the Currency (OCC), the Resolution Trust Corporation (RTC), the Office of Thrift Supervision (OTS), the -National Credit Union Administration (NCUA), and the Federal Reserve. Instructions: Check only those sections which apply to the subject property being appraised. d APPRAISAL PURPOSE AND FUNCTION The purpose of this appraisal is to estimate the market value of the subject property as defined within this report. The function of this appraisal is to assist the lender In collateral valuation and/or portfolio management. In EXTENT OF APPRAISAL PROCEDURE x The data contained in the attached appraisal report has been compiled by the appraiser from the following sources: Inspection and research of -the subject property to identify dimensions, nature of construction, physical condition, and any other physical, functional or external factors; Research of municipal offices and registry of deeds to identify assessments, transfer activity, site parameters, and other pertinent factors; Contact with appropriate real estate brokers, developers, managers, appraisers, andotherknowledgeable sources to identify relevant market data such as comparable sales, comparable rents, vacancy rents, depreciation rates, operating costs, -development costs, and any trends that may influence value such as economic or demographic trends. rX C The estimated reproduction cost is based upon .the appraiser's knowledge of the local market, surveys of local developers and contractors, and MARSHALL It SWIFT RESIDENTIAL COST HANDBOOK All forms of depreciation (physical, functional, and external). are specifically addressed In the attached report or other addenda. Physical depreciation is based on the estimated effective age of the subject property. I%i The site value estimate is based on analysis of site sales, and abstraction -of site values from sales of improved properties. For income producing properties, actual rents, expenses and vacancies have been reported and analyzed for subject and comparable income producing properties. Potential rents, expenses, and vacancies have been projected based on market data derived from prior and current market surveys. The subject is a single family residence located in a predominantly owner -occupied area. The lack of rental data and the lack of sales of rented dwellings make meaningful rental and gross rent multiplier conclusions Impossible, therefore the income approach was not applied. All sources and data utilized are considered accurate an reliable. Unreliable data has been disregarded. All sources have been noted where appropriate, and all data has been confirmed whenever possible. IM SUBJECT PROPERTY SALES HISTORY pi The subject property has not transferred during the last twelve months. [ %1 The subject property has transferred during the past twelve months. P1 Any transfer activity which has occurred during the past twelve months is listed below and Is addressed in the attached appraisal report; Date Sales Price ------- Document #/Book and Page Seller 9-28-94 ouit Claim Book 1461/Reception # 02408617 John Eberly Source; Weld County Assessor © FEMA FLOOD HAZARD DATA Map/Parcel Date Name of Community C 080183-0001B -2 April 1979 Ft. Lupton/Lancaster North Addition [1 The subject property is located in a FEMA Special Flood Hazard Area. xi The subject property is not located in a FEMA Special Flood Hazard Area. [x 1 The subject property's community does participate in the National Flood Insurance Program. r1 The subject property's community does not participate in the National Flood Insurance Program. E The subject property's community is covered by a Regular Program. X 1 The subject property's community is covered by an Emergency Program. Buyer Sylvia Eberly July 1991 Homeputer® Forms Processing System For Laser Printers 1 (802) 773-3018 © SUBJECT PROPERTY OFFERING AND CONTRACT INFORMATION Appraiser's Signatu Appraiser's Name rint) Eli State Colo. f1 License X L� Financing concessions were not Indicated In the contract. 1 The subject property has not been offered for sale during the past 30 days. The subject property has been offeredforsale during the past 30 days for $ The subject property is currently for sale for $ The subject property is not currently under contract for sale. The subject property is currently under contract for sale as described: Contract Date Offer Date Contract Price Seller The sales contract and/or escrow instructions were reviewed. The contract indicated that personal property was not Included In•the sale. The contract indicated that the following personal property was Included,ln the sale: Buyer The personal property's estimated contributory value is $ Personal property was considered in the final estimate of market value and has been addressed in :the attached report. The following financing concessions were indicated in the contract: Source: Offering and/or contract information was considered in the final estimate of market value. Offering and/or contract information was not considered in the final estimate ofmarketvalue. Offering and/or contract information was not available to ithe appraiser. (For additional information, see attached narrative addenda) Q MARKET OVERVIEW A reasonable marketing period of 1-3 months has been projected based on Denver Multiple Listing Service © ADDITIONAL CERTIFICATION This appraisal conforms to the Uniform Standards of Professional Appraisal Practice (USPAP) adopted by the Appraisal Standards Board of the Appraisal Foundation, except that the Departure Provision does not apply. Their compensation is not contingent upon the reporting of -a predetermined value or direction in value that favors the cause of the client, the -amount of the value estimate, the attainment of a stipulated result, or the occurance of a subsequent event. This apprasal assignment was not based on a requested minimum valuation, a specific valuation, or the approval of a loan. Is ENV--ONMENTAL DISCLAIMER The value estimated is based on the assumption that the property is not negatively affected by the existence of hazardous substances or detrimental environmental conditions unless otherwise stated in this report. The appraiser is not an expert In the identification of hazardous substancesordetrimentalenvironmentalconditions. The appraiser's routine inspection of and inquiries about the subject property did not develop any information that indicated any apparent significant hazardous substances or detrimental environmental conditions which would affect the property negatively unless otherwise stated in this report. It is possible that tests and inspections made by a qualified hazardous substance and environmental expert would reveal th4 existence of hazardous substances or detrimental environmental conditions on or around the property that would negatively affect Its value. © ADDITIONAL COMMENTS NO PERSONAL PROPERTY IS INCLUDED IN THE SUBJECT'S VALUE CONCLUSION. © APPRAISER'S SIGNATURE 8 LICENSE/CERTIFICATION Aoriy. / -- th Butler (xi Certification # Effective Date 2/27/95 CR00001772 Date Prepared 2/28/95 Phone # (303) 371-5703 Tax ID # 523-54-6987 MI CO-SIGNING APPRAISER'S SIGNATURE 8 LICENSE/CERTIFICATION C_] Fl The co-signing appraiser has Inspected the properly, both inside and out, and has made an exterior inspection of all comparable sales listed in the report. The report was completed by the appraiser under direct supervision of the co-signing appraiser. The co- signing appraiser accepts responsibility for the report including the value conclusions and the limiting conditions. and conforms that the certifications apply fully to the co-signing appraiser. The co-signing appraiser has not inspected the interior of the subject property. The co-signing appraiser has not inspected the exterior of the subject property and all comparable sales-listed:in this report. LJ The report was completed by the appraiser under direct supervision of the co-signing appraiser. The co-signing appraiser accepts responsibility this report including the value conclusions and the limiting conditions, and conforms that the certifications, with the exception of physical inspection apply fully to the co-signing appraiser. Co -Signing -Appraiser's Signature Effective Date Date Prepared _ Co -Signing Appraiser's Name (print) _ Phone # State I I License f 1 Certification # Tax ID It July 1991 Homeputere Forms Processing System For Laser Printers 1 (802) 773-3018 28 Fort Lupton Guide 1992 r' 1 1 i i r i i t_ i 11 Ward III West of Denver Avenue and north of 4th Street I O 0 0 I1 . lb. SIn111 a 11111? 300 St INC SI • U 0 III sr =i STREETS 8 ROADS CITY LIMITS STATE & FEDERAL HIGHWAYS YID a C I S..DSTnIII : RD COUNT, •0•D I1•• CITY MAP FT. LUPTON COLORADO CCSOn•OO wormy/At if 1J Ward II Denver Avenue uth of 4th Street a ( vIIt Ding it I l olslln it C•ANt SI .11NOtDS SI - ...1\ C ,•CI Y E .y a♦NK Slntt Cam( -0 C1 Ward East of Denver Avenue ••01• •N I}.S•.UN Art D _I — City Government City Administrator - Dave Yamada ' ' Finance Director - Rose Bowles Deputy City Clerk - Barb Rodgers City Attorney - Leonard McCain Mayor - Gene Reynolds • Councilperson Ward I - Karen Withrow; Mike Gaddi • Councilperson Ward• II Dave Ryan Councilperson Ward III - Charles Callaway "The City Council meets the second and fourth Wednesday of each month at 7:00 p.m., t 'at the City Hall, located 20 30 S: McKinley. Themeetings are open to the public. Hello