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Home My WebLink About20211816.tiffChloe Rempel From: Sent: To: Subject: Jennifer Gray <mirage4702@yahoo.com> Friday, July 2, 2021 4:24 PM CTB-County Board of Equalization Withdraw appeal Caution: This email originated from outside of Weld County Government. Do not click links or open attachments unless you recognize the sender and know the content is safe. Hello I am writing to withdraw an appeal I submitted online on July 1, 2021. I do not wish to continue with the appeal. The property address is 6505 18th St Rd Greeley CO 80634, account number R2051703. Thank you Jennifer R Gray Sent from my iPhone 1 aO ?I -tgtCo A50‘09 Thank you for submitting an appeal to the Weld County Board of Equalization. We will review the information submitted and you will receive a date to appear before the board. Contact Information: Contact Name: Jennifer Gray Contact Email: mirage4702@yahoo.com Contact Phone: 970-371-4484 Appeal Submitted: 05:27 PM July 01, 2021 Appeal submitted for: R2051703 - GRAY JENNIFER ROSE 6505 18TH STREET RD, GREELEY Legal: GR WVRA L12 BLK3 WESTRIDGE VILLAGE REPLAT A Reason: Value Too High - home appraisal Estimate of Value: $350,000.00 Document(s) Submitted: Account: All Accounts - ViewImage.pdf You have selected the following Date Preferences: The Appeal process can take several weeks for us to complete. You will receive a written decision on your appeal within five (5) working days of your hearing. We thank you for your submittal. Weld County Board of Equalization 2021-1816 A50109 REAL VALID, Inc. 23433 Weld County Parkway Greeley, CO 80631 10/14/2019 Cornerstone Home Lending, Inc. 6500 29th Street, suite 230 Greeley, CO 80634 RE: Jennifer Rose Gray & Rose Gray 6505 18th Street Road Greeley, CO 80634-7959 File No. MERC-30156523 Case No. 2060005278 Dear In accordance with your request, I have personally inspected and prepared an appraisal report of the real property located at 6505 18th Street Road, Greeley, CO 80634-7959 The purpose of this appraisal is to estimate the market value of the property described in the body of this appraisal report. Enclosed, please find the appraisal report which describes certain data gathered during our investigation of the property. The methods of approach and reasoning in the valuation of the various physical and economic factors of the subject property are contained in this report. An inspection of the property and a study of pertinent factors, including valuation trends and an analysis of neighborhood data, led the appraiser to the conclusion that the market value, as of 10/1412019 is: 350,000 The opinion of value expressed in this report is contingent upon the limiting conditions attached to this report. It has been a pleasure to assist you. If I may be of further service to you in the future, please let me know. Respectfully submitted, Signature: ti Richard M. Borys REAL VALU, Inc. File No. MERC-30156523 Case No. 2060005278 Uniform Residential Appraisal Report The purpose of this appraisal report is to provide the lender/client with an accurate, and adequately supported, opinion of the market value of the subject property. Property Address 6505 18th Street Road City Greeley State CO Zip Code 80634-7959 Borrower Jennifer Rose Gray & Rose Gray Owner of Public Record Jennifer Rose Gray County Weld Legal Description Lot 12, Block 3, Westridge Village, replat A Assessor's Parcel # 09590931 7012 Tax Year 2018 R.E. Taxes $ 1,628 I Neighborhood Name Westridge Map Reference Assessor Census Tract 0014.12 III Occupant X Owner Tenant Vacant Special Assessments $ none X PUD HOA $ 145 X month per year per co Property Rights Appraised X Fee Simple Leasehold Other (describe) co Assignment Type Purchase Transaction X Refinance Transaction Other (describe) Lender/Client Cornerstone Home Lending, Inc. Address 6500 29th Street, suite 230, Greeley, CO 80634 Is the subject property currently offered for sale or has it been offered for sale in the twelve months prior to the effective date of this appraisal? Yes X No Report data source(s) used, offerings price(s), and date(s). IRES MLS I did did not analyze the contract for sale for the subject purchase transaction. Explain the results of the analysis of the contract for sale or why the analysis was not I erformed. t d re Contract Price $ Date of Contract Is the property seller the owner of public record? Yes No Data Sources) z Is there any financial assistance (loan charges, sale concessions, gift or down payment assistance, etc.) to be paid by any party on behalf of the borrower? Yes No QIf Yes, report the total dollar amount and describe the items to be paid. Note: Race and the racial composition of the neighborhood are not appraisal factors. Neighborhood Characteristics y One -Unit Housing Trends One -Unit Housing Present Land Use % Location Urban X Suburban Rural Property Values Increasing X Stable Declining PRICE AGE One -Unit 45 % ❑ Built -Up X Over 75% 25-75% Under 25% Demand/Supply X Shortage In Balance OverSupply $ (000) (yrs) 2-4 Unit coo 0 Growth Rapid X Stable Slow Marketing Time X Under 3 mths 3-6 mths Over 6 mths 250 Low 5 Multi -Family 5 % Neighborhood Boundaries Neighborhood is between W 13th St. (N) & W 20th St. (3), between 59th Av.(E) 500 High 45 Commercial 25 % Fe 71st Av. (W). The overall market area includes all of Greeley. 375 Fred. 25 Other sports 25 % m& Neighborhood Description Located along the W edge of Greeley, this area surrounds the Greeley municipal sports complex. library, & business development including = office & strip commercial. The residential is primarily in three distinct areas containing upscale tract to semi -custom homes. The pattern of development is attractive & road W access is good. It is in driving distance to goods & services. Schools are fairly close -by. It is in the path of growth. Z Market Conditions (including support for the above conclusions) SEE ATTACHED COMMENTS Dimensions not available Area 3196 sf Shape Rectangular View N;Res; Specific Zoning Classification RL Zoning Description Residential low intensity Zoning Compliance X Legal Legal Nonconforming (Grandfathered Use) No Zoning Illegal (describe) Is the highest and best use of subject property as improved (or as proposed per plans and specifications) the present use? X Yes No If No, describe. n/a Utilities Public Other (describe) Public Other (describe) Off -site Improvements --Type Public Private III Electricity X Water X n Street Asphalt X c5 Gas X Sanitary Sewer X Alley Rear X FEMA Special Flood Hazard Area Yes X No FEMA Flood Zone X FEMA Map # 08123C1516E FEMA klap Date 01/20/2016 Are the utilities and/or off -site improvements typical for the market area? X Yes No If No, describe. Are there any adverse site conditions or external factors (easements, encroachments, environmental conditions, land uses, etc.)? Yes X No If Yes, describe. No adverse conditions noted. Garage access is from the rear paved alley. General Description Foundation Exterior Description materials/condition Interior materials/condition Units X One One with Accessory Unit Concrete Slab Crawl Space Foundation Walls Concrete -A Floors Carpet/Lamin/Tile-A # of Stories 1 X Full Basement Partial Basement Exterior Walls Wood/Brick-A Walls DW-A Type X Det. Att. S-Det./End Unit Basement Area 1488 sq. ft. Roof Surface Composition -A Trim/Finish Painted/Wood-A X Existing Proposed Under Const. Basement Finish 90 % Gutters & Downspouts Metal -A Bath Floor Tile -A Design (Style) Ranch Outside Entry/Exit X Sump Pump Window Type Vinyl -A Bath Wainscot Tile -A Year Built 2006 Evidence of Infestation Storm Sash/Insulated Thermopanes-A Car Storage None Effective Age (Yrs) 5 Dampness Settlement Screens Yes -A X Driveway # of Cars 2 Attic None Heating X FWA HWBB Radiant Amenities Woodstove(s) # 0 Driveway Surface Concrete Drop Stair Stairs Other Fuel Gas X Fireplace(s)# 1 X Fence Vinyl rail X Garage # of Cars 2 Floor X Scuttle Cooling X Central Air Conditioning Patio/Deck None X Porch covered Carport # of Cars 0 cio i— Finished Heated Individual Other Pool None Other none X Att. Det. Built-in w Appliances Refrigerator X Range/Oven X Dishwasher X Disposal X Microwave Washer/Dryer Other (describe WFinished area above grade contains: 5 Rooms 2 Bedrooms 2.0 Baths} 1,532 Square Feet of Gross Living Area Above Grade O Additional features (special energy efficient items, etc.) CDC, garage finished, oak kitchen with breakfast bar & tile backsplash, cabinetry in laundry, SS reappliances, ceiling fans, 2 sinks in master bath, high ceilings in master BR, a Describe the condition of the property (including needed repairs, deterioration, renovations, remodeling, etc.). C3;Kitchen-updated-one to five years a•o;Bathrooms-updated-one to five years ago;The home is in attractive condition. Some bath fixtures are recent replacements, includinc a walk-in tub. Kitchen sink, faucets, & DW are newer. Roof is recently replaced. Floor coverings have been updated. Are there any physical deficiencies or adverse conditions that affect the livability, soundness, or structural integrity of the property? Yes X No If Yes, describe No physical or functional inadequacies noted. Utilities were on & functioning on the date of inspection. Does the property generally conform to the neighborhood (functional utility, style, condition; use, construction, etc.)? X Yes No If No, describe The property is appropriate for its focale & is not an overimprovement. Freddie Mac Form 70 March 2005 UAD Version 9/2011 Produced by ClickFORMS Software 800-622-8727 Fannie Mae Form 1004 March 2005 Page 1 of 25 REAL VALU, Inc. File No. MERC-30156523 Case No. 2060005278 Uniform Residential Appraisal Report There are 1 comparable properties currently offered for sale in the sub ect neighborhood ranging in price from $ 325,000 to $ 380,000 There are 19 comparable sales in the subject neighborhood within the past twelve months ranging in sale price from $ 325, 000 to $ 380,000 FEATURE SUBJECT COMPARABLE SALE #1 COMPARABLE SALE # 2 COMPARABLE SALE #3 Address 6505 18th Street Road Greeley, CO 80634-7959 6550 18th Street Road Greeley, CO 80634 1531 64th Avenue Court Greeley, CO 80634 69021 Greeley, 22nd Street CO 80634 Proximity to Subject 0.12 miles W 0.36 miles N 0.60 miles Sale Price $ $ 325,000 $ 375,390 $ 359,000 Sale Price/Gross Liv. Area $ 0.00 sq. ft. $ 203.89 sq. ft. $ 247.95 sq. ft $ 235.41 sq. ft. Data Source(s) IRES MLS #802138;DOM 58 IRES MLS #869321;DOM 29 IRES MLS #872266;DOM 33 Verification Sounce(s) County Records County Records County Records VALUE ADJUSTMENTS DESCRIPTION DESCRIPTION +(-_)$ Adjustment DESCRIPTION (:)$ Adjustment DESCRIPTION +0$ Adjustment Sale or Financing Arm Lth ArmLth ArmLth Concessions Conv;1500 -1,500 Conv;0 Conv;0 Date of Sale/Time s02/19;c01/19 s02/19;cO2/19 s03/19;cO2/19 Location N;Westridge; N;Westridge; N;Fox Run; 0 N;Drakes Crossing; Leasehold/Fee Simple Fee Simple Fee Simple Fee Simple Fee Simple Site 3196 sf 3851 sf 0 6801 sf -1,803 7479 sf -2,14 View N;Res; N; Res; N;Res; N;Res; Design (Style) D T 1; Ranch DT1; Ranch DT1;Ranch IDT1 ;Ranch Quality of Construction 04 04 Q4 O4 Actual Age 13 15 0 13 17 +1,00 Condition C3 C3 C3 C2 -10,001' Above Grade Total Bdrms Baths Total Bdrms Baths Total Bdrms. Baths Total Bdrms Baths Room Count 5 2 2.0 5 2 2.0 5 2 2.0 6 3 2.0 1i Gross Living Area 1, 532 sq. ft. 1,594 sq. ft. -2,480 1,514 sq. ft. +720 1,525 sq. ft. 1� Basement 8 Finished Rooms Below Grade 1488sf1339sfin 1 rr2br1.Oba0o 1516sfOsfin 0 +23,100 1514sf1363sfin 1 rr2br1.0ba0o 0 1525sfOsfin +23,10co 1i 1; Functional Utility A -no granite A -no granite A-misc. upgrades -2,500 A -part granite -2,501; En Heating/Coding FANG/Central FANG/Central FANG/Central FANG/Central gEnergy Efficient Items None None None None 4 Garage/Carport 2ga2dw 2ga2dw 3ga3dw -6,000 2ga2dw Porch/Patio/Deck Porch, fence Porch +500 Porch +500 Coy. patio 0 co fence, patio -1,500 Fireplaces 1 1 1 1 &- 0 GO III Net Adjustment (Total) X + - $ 19,620 n + X - $ -10,583 X + - $ 9,458 Adjusted of Comparables Sale Price Net Adj: 6% Gross Adj : 8% $ 344,620 Net Adj: -3% Gross Ad:: 3% $ 364,807 Net Adj: 3% Gross Adj: 11 % $ 368,458 < I X did did not research the sale or transfer history of the subject property and comparable sales. If not, explain n/a My research n did X did not reveal any prior sales or transfers of the subject property for the three years prior to the effective date of this appraisal. Data sources County records. My research redid X did not reveal any prior sales or transfers of the comparable sales for the year prior to the date of sale of the comparable sale. Data source(s) County records. Report the results of the research and analysis of the prior sale or transfer history of the sub°ect property and comparable sales (report additional prior sales on page 3). ITEM SUBJECT COMPARABLE SALE #1 COMPARABLE SALE # 2 COMPARABLE SALE #3 Date of Prior Sale/Transfer Price of Prior Sale/Transfer Data Source(s County records County records County records County records Effective Date of Data Source(s) 10/03/2019 07/27/2019 07/27/0196 07/27/2019 Analysis of prior sale or transfer history of the subject property and comparable sales None of the properties is believed to have had any market experience within the time frame identified. Sub'ect not listed in the prior 36 months per MLS. Summary of Sales Comparison Approach The comps chosen are an assortment of PUDs in the subject area, & in competing & close -by areas of west Greeley. Pubs are a fairly small part of the local market & their limited comparable supply requires the use of comps requiring lame ad;ustments, & or comps older than typical guidelines allow. The comps selected include the most recent known sale in the subject area, plus resales in different developments. They are an adequate selection overall. Comp 1 is on the same street from sub'ect & is a rood comparison overall. Como 1 may not have fully tested the market however & went "under contract" prior to being offered in MLS. Comp 2 is located in a close -by development & was attractive at sale. Its 3 car garage was a selling point. Comp 2 did have some interior trim & finish upgrades which helped the sale. Camp 3 is a top market sale of a recently remodeled & attractive home with a newer kitchen. Comp 4 had fully tested the market, having originally been offered for sale at $410,000. Comp 4 was vvell cared for, but not particularly updated. (cont.) Indicated Value by Sales Comparison Approach $ 350,000 Indicated Value by: Sales Comparison Approach $ 350,000 Cost Approach (if developed) 355,251 Income Approach (if developed) $ n/a The sales comparison approach is generally the best method for evaluating single family homes. Most weight is placed on it. The cost approach is a test of reasonableness & supports the valuation reached. Income approach not prepared & is generally considered to be non -applicable zprimarily I_ for single family homes. No personal property included in valuation. Estimated marketing & or exposure time for subject property is 2-4 months. JThis appraisal is made X "as is," subject to completion per plans and specifications on the basis of a hypothetical condition that the improvements have been completed, subject to the following repairs or alterations on the basis of a hypothetical condition that the repairs or alterations have been completed, or subject to the O required inspection based on the extraordinary assum.tion that the condition or deficiency does not re. uire alteration or repair: Appliances & equipment zfollowing assumed operable on date of inspection. Appraiser's compensation for this assignment is $600. w conditions, $ Based on a complete visual inspection of the interior and exterior areas of the subject and appraiser's certification, my (our) opinion of the market value, as defined, 350,000 , as of 10/14/2019 , which is the date of inspection property, defined scope of work, statement of the real property that is the subject and the effective date of this appraisal. of assumptions and limiting of this report is Ix Freddie Mac Form 70 March 2005 UAD Version 9/2011 Produced by ClickFORMS Software 800-622-8727 Fannie Mae Form 1004 March 2005 Page 2 of 25 REAL VALU, Inc. File No. MERC-30156523 Case No. 2060005278 Uniform Residential Appraisal Report MARKET CONDITIONS COMMENTS (cont.): The local real estate market has improved with increased buyer demand, & some lack of supply of "For Sale": homes. Currently conventional, FHA, VA, & CHAFA financing are available locally in the 4.5% range, however most current financing programs require increased documentation. Down payment requirements are still minimal however, with government (FHA, VA, CHAFA) financing available with as little as 3% down. Current conventional financing programs generally require a minimum of 10% down. Seller concessions of 1-6% of the purchase price to assist with financing & or down payment are common, particularly in the lower price ranges. Currently the market is favorable to homes which are corn •etitively priced. New constructions continue, with"Spec" homes common, also with homes being built for specific buyers. There is very good demand for "fix -n -flip" properties, but their supply is limited. Currently the market appears to have good demand in mid -price range areas. co I- 2 III 2 0 C! 1 0 H ci a d COST APPROACH TO VALUE (not required by Fannie Mae.) Provide adequate information for the lender/client to replicate your cost figures and calculations. Support for the opinion of site value (summary of comparable land sales or other methods for estimating site value) Based on EVILS site sales in the Greeley area 0 ESTIMATED REPRODUCTION OR X REPLACEMENT COST NEW OPINION OF SITE VALUE _$ 60,000 • Source of cost data Marshall & Swift Dwellin• 1,532 S+. Ft. f $ 115.00 =$ 176,180 i • Quality rating from cost service Avg Effective date of cost data 12/01/2018 Bsmt. 1,488 Sq. Ft. @$ 60.00 =$ € 9,280 Comments on Cost Approach ;grass living area calculations, depreciation, etc.) Porch, FP 5,000 Depreciation based on age life method, plus deferred maintenance, if Garage/Carport 559 Sq. Ft. @ $ 40.00 =$ 22,360 • any. Total Estimate of Cost -new =$ 292,820 Less Physical 6 Functional 0 External 0 Depreciation 17,569 0 0 =$ ( 17,569 Depreciated Cost of Improvements =$ 275,251 "As -is" Value of Site Improvements =$ 20,000 Estimated Remaining Economic Life HUD and VA only) 80 Years Indicated Value By Cost Approach =$ 355,251 W INCOME APPROACH TO VALUE {not required by Fannie Mae.) Estimated Monthly Market Rent X Grass Multiplier =$ Indicated Value by Income Approach Summa of Income As +roach including support for market rent and GRM) PROJECT INFORMATION FOR PUDs (if applicable) Is the developer/builder in control of the Homeowner's Association (HOA)? Yes X No Unittype(s X Detached Attached Provide the following information for PUDs ONLY if the developer/builder is in control of the HOA and the sub;ect property is an attached dwelling unit. Leal Name of Project z Total number of phases Total number of units Total number of units sold Total number of units rented Total number of units for sale Data source() < Was the pect created by the conversion of existing buildings) into a PUD? Yes No If Yes, date of conversion. Does the proect contain any multi -dwelling units? Yes n No Data source. 2 Are the units, common elements, and recreation facilities complete? n Yes No If No, describe the status of completion. z D 0- Are the common elements leased to or by the Homeowner's Association? Yes No If Yes, describe the rental terms and options. Describe common elements and recreational facilities. Freddie Mac Form 70 March 2005 UAD Version 9/2011 Produced by CIickFORMS Software 800-622-8727 Fannie Mae Form 1004 March 2005 Page 3 of 25 REAL VALU, Inc. Uniform Residential Appraisal Report File No. MERC-30156523 Case No. 2060O05278 This report form is designed to report an appraisal of a one -unit property or a one -unit property with an accessory unit; including a unit in a planned unit development (PUD). This report form is not designed to report an appraisal of a manufactured home or a unit in a condominium or cooperative project. This appraisal report is subject to the following scope of work, intended use, intended user, definition of market value, statement of assumptions and limiting conditions, and certifications. Modifications, additions, or deletions to the intended use, intended user, definition of market value, or assumptions and limiting conditions are not permitted. The appraiser may expand the scope of work to include any additional research or analysis necessary based on the complexity of this appraisal assignment. Modifications or deletions to the certifications are also not permitted. However, additional certifications that do not constitute material alterations to this appraisal report, such as those required by law or those related to the appraiser's continuing education or membership in an appraisal organization, are permitted. SCOPE OF WORK: The scope of work for this appraisal is defined by the complexity of this appraisal assignment and the reporting requirements of this appraisal report form, including the following definition of market value, statement of assumptions and limiting conditions, and certifications. The appraiser must, at a minimum: (1) perform a complete visual inspection of the interior and exterior areas of the subject property, (2) inspect the neighborhood, (3) inspect each of the comparable sales from at least the street, (4) research, verify, and analyze data from reliable public and/or private sources, and (5) report his or her analysis, opinions, and conclusions in this appraisal report. INTENDED USE: The intended use of this appraisal report is for the lender/client to evaluate the property that is the subject of this appraisal for a mortgage finance transaction. INTENDED USER: The intended user of this appraisal report is the lender/client. DEFINITION OF MARKET VALUE: The most probable price which a property should bring in a competitive and open market under all conditions requisite to a fair sale, the buyer and seller, each acting prudently, knowledgeably and assuming the price is not affected by undue stimulus. Implicit in this definition is the consummation of a sale as of a specified date and the passing of title from seller to buyer under conditions whereby: (1) buyer and seller are typically motivated; (2) both parties are well informed or well advised, and each acting in what he or she considers his or her own' best interest; (3) a reasonable time is allowed for exposure in the open market; (4) payment is made in terms of cash in U. S. dollars or in terms of financial arrangements comparable thereto; and (5) the price represents the normal consideration for the property sold unaffected by special or creative financing or sales concessions* granted by anyone associated with the sale. *Adjustments to the comparables must be made for special or creative financing or sales concessions. No adjustments are necessary for those costs which are normally paid by sellers as a result of tradition or law in a market area; these costs are readily identifiable since the seller pays these costs in virtually all sales transactions. Special or creative financing adjustments can be made to the comparable property by comparisons to financing terms offered by a third party 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. STATEMENT OF ASSUMPTIONS AND LIMITING CONDITIONS: The appraiser's certification in this report is subject to the following assumptions and limiting 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, except for information that he or she became aware of during the research involved in performing this appraisal. The appraiser assumes that the title is good and marketable and will not render any opinions about the title. 2. The appraiser has provided a sketch in this appraisal report to show the approximate dimensions of the improvements. The sketch is included only to assist the reader 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 this appraisal report whether any portion of the subject site is located in an identified Special Flood Hazard Area. Because the appraiser is not a surveyor, he or she makes no guarantees, express or implied, regarding this determination. 4.. The appraiser will not give testimony or appear in court because he or she made an appraisal of the property in question, unless specific arrangements to do so have been made beforehand, or as otherwise required by law. 5. The appraiser has noted in this appraisal report any adverse conditions (such as needed repairs, deterioration, 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 research involved in performing this appraisal. Unless otherwise stated in this appraisal report, the appraiser has no knowledge of any hidden or unapparent physical deficiencies or adverse conditions of the property (such as, but not limited to, needed repairs, deterioration, the presence of hazardous wastes, toxic substances, adverse environmental conditions, etc.) that would make the property less valuable, and has assumed that there are no such conditions and makes no guarantees or warranties, express or implied. The appraiser will not be responsible for any such conditions that do exist or for any engineering or testing that might be required to discover whether such conditions exist. Because the appraiser is not an expert in the field of environmental hazards, this appraisal report must not be considered as an environmental assessment of the property. 6. The appraiser has based his or her appraisal report and valuation conclusion for an appraisal that is subject to satisfactory completion, repairs, or alterations on the assumption that the completion, repairs, or alterations of the subject property will be performed in a professional manner. Freddie Mac Form 70 March 2005 Fannie Mae Form 1004 March 2005 UAD Version 9/2011 Produced by ClickFORMS Software 800-622-8727 Page 4 of 25 REAL VALU, Inc. Uniform Residential Appraisal Report File No. M ERC-30156523 Case No. 2060005278 APPRAISER'S ERTIFICA ION: The Appraiser certifies and agrees that: 1. I have, at a minimum, developed and reported this appraisal in accordance with the scope of work requirements stated in this appraisal report. 2. I performed a complete visual inspection of the interior and exterior areas of the subject property. I reported the condition of the improvements in factual, specific terms. I identified and reported the physical deficiencies that could affect the livability, soundness, or structural integrity of the property. 3. I performed this appraisal in accordance with the requirements of the Uniform Standards of Professional Appraisal Practice that were adopted and promulgated by the Appraisal Standards Board of The Appraisal Foundation and that were in place at the time this appraisal report was prepared. 4. I developed my opinion of the market value of the real property that is the subject of this report based on the sales comparison approach to value. I have adequate comparable market data to develop a reliable sales comparison approach for this appraisal assignment. I further certify that I considered the cost and income approaches to value but did not develop them, unless otherwise indicated in this report. 5. I researched, verified, analyzed, and reported on any current agreement for sale for the subject property, any offering for sale of the subject property in the twelve months prior to the effective date of this appraisal, and the prior sales of the subject property for a minimum of three years prior to the effective date of this appraisal, unless otherwise indicated in this report. 6. I researched, verified, analyzed, and reported on the prior sales of the comparable sales for a minimum of one year prior to the date of sale of the comparable sale, unless otherwise indicated in this report. 7. I selected and used comparable sales that are locationally, physically, and functionally the most similar to the subject property. 8. I have not used comparable sales that were the result of combining a land sale with the contract purchase price of a home that has been built or will be built on the land. 9. I have reported adjustments to the comparable sales that reflect the market's reaction to the differences between the subject property and the comparable sales. 10. I verified, from a disinterested source, all information in this report that was provided by parties who have a financial interest in the sale or financing of the subject property. 11. I have knowledge and experience in appraising this type of property in this market area. 12. I am aware of, and have access to, the necessary and appropriate public and private data sources, such as multiple listing services, tax assessment records, public land records and other such data sources for the area in which the property is located. 13. I obtained the information, estimates, and opinions furnished by other parties and expressed in this appraisal report from reliable sources that I believe to be true and correct. 14. I have taken into consideration the factors that have an impact on value with respect to the subject neighborhood, subject property, and the proximity of the subject property to adverse influences in the development of my opinion of market value. I have noted in this appraisal report any adverse conditions (such as, but not limited to, needed repairs, deterioration, the presence of hazardous wastes, toxic substances, adverse environmental conditions, etc.) observed during the inspection of the subject property or that I became aware of during the research involved in performing this appraisal. I have considered these adverse conditions in my analysis of the property value, and have reported on the effect of the conditions on the value and marketability of the subject property. 15. I have not knowingly withheld any significant information from this appraisal report and, to the best of my knowledge, all statements and information in this appraisal report are true and correct. 16. I stated in this appraisal report my own personal, unbiased, and professional analysis, opinions, and conclusions, which are subject only to the assumptions and limiting conditions in this appraisal report. 17. I have no present or prospective interest in the property that is the subject of this report, and I have no present or prospective personal interest or bias with respect to the participants in the transaction. I did not base, either partially or completely, my analysis and/or opinion of market value in this appraisal report on the race, color, religion, sex, age, marital status, 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 or on any other basis prohibited by law. 18. My employment and/or compensation for performing this appraisal or any future or anticipated appraisals was not conditioned on any agreement or understanding, written or otherwise, that I would report (or present analysis supporting) a predetermined specific value, a predetermined minimum value, a range or direction in value, a value that favors the cause of any party, or the attainment of a specific result or occurrence of a specific subsequent event (such as approval of a pending mortgage loan application). 19. I personally prepared all conclusions and opinions about the real estate that were set forth in this appraisal report. If I relied on significant real property appraisal assistance from any individual or individuals in the performance of this appraisal or the preparation of this appraisal report, I have named such individual(s) and disclosed the specific tasks performed in 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 this appraisal report; therefore, any change made to this appraisal is unauthorized and I will take no responsibility for it. 20. I identified the lender/client in this appraisal report who is the individual, organization, or agent for the organization that ordered and will receive this appraisal report. Freddie Mac Form 70 March 2005 Fannie Mae Form 1004 March 2C€'5 UAD Version 9/2011 Produced by ClickFORMS Software 800-622-8727 Page 5 of 25 REAL VALU, Inc. File No. MERC-30156523 Case No. 2060005278 Uniform Residential Appraisal Report 21. The lender/client may disclose or distribute this appraisal report to: the borrower; another lender at the request of the borrower; the mortgagee or its successors and assigns; mortgage insurers; government sponsored enterprises; other secondary market participants; data collection or reporting services; professional appraisal organizations; any department, agency, or instrumentality of the United States; and any state, the District of Columbia, or other jurisdictions; without having to obtain the appraiser's or supervisory appraiser's (if applicable) consent. Such consent must be obtained before this appraisal report may be disclosed or distributed to any other party (including, but not limited to, the public through advertising, public relations, news, sales, or other media). 22. I am aware that any disclosure or distribution of this appraisal report by me or the lender/client may be subject to certain laws and regulations. Further, I am also subject to the provisions of the Uniform Standards of Professional Appraisal Practice that pertain to disclosure or distribution by me. 23. The borrower, another lender at the request of the borrower, the mortgagee or its successors and assigns, mortgage insurers, government sponsored enterprises, and other secondary market participants may rely on this appraisal report as part of any mortgage finance transaction that involves any one or more of these parties. 24. If this appraisal report was transmitted as an "electronic record" containing my "electronic signature," as those terms are defined in applicable federal and/or state laws (excluding audio and video recordings), or a facsimile transmission of this appraisal report containing a copy or representation of my signature, the appraisal report shall be as effective, enforceable and valid as if a paper version of this appraisal report were delivered containing my original hand written signature. 25. Any intentional or negligent misrepresentation(s) contained in this appraisal report may result in civil liability and/or criminal penalties including, but not limited to, fine or imprisonment or both under the provisions of Title 18, United States Code, Section 1001, et seq., or similar state laws. SUPERVISORY APPRAISER'S CERTIFICATION: The Supervisory Appraiser certifies and agrees that: 1. I directly supervised the appraiser for this appraisal assignment, have read the appraisal report, and agree with the appraiser's analysis, opinions, statements, conclusions, and the appraiser's certification. 2. I accept full responsibility for the contents of this appraisal report including, but not limited to, the appraiser's analysis, opinions, statements, conclusions, and the appraiser's certification. 3. The appraiser identified in this appraisal report is either a sub -contractor or an employee of the supervisory appraiser (or the appraisal firm), is qualified to perform this appraisal, and is acceptable to perform this appraisal under the applicable state law. 4. This appraisal report complies with the Uniform Standards of Professional Appraisal Practice that were adopted and. promulgated by the Appraisal Standards Board of The Appraisal Foundation and that were in place at the time this appraisal report was prepared. 5. If this appraisal report was transmitted as an "electronic record" containing my "electronic signature," as those terms are defined in applicable federal and/or state laws (excluding audio and video recordings), or a facsimile transmission of this appraisal report containing a copy or representation of my signature, the appraisal report shall be as effective, enforceable and valid as if a paper version of this appraisal report were delivered containing my original hand written signature. APPRAISER Signature _ Name Richard M. Borys Company Name REAL VLU, Inc. Company Address 23433 Weld County Parkway Greeley,. CO 80631 Telephone Number 970-539-0657 Email Address realvalu@frii.com Date of Signature and Report 10/1412019 Effective Date of Appraisal 10/14/2019 State Certification # CO 1314136 or State License # or Other (describe) State CO State 4 Expiration Date of Certification or License 12/31/2019 ADDRESS OF PROPERTY APPRAISED 6505 18th Street Road Greeley, CO 80634-7959 APPRAISED VALUE OF SUBJECT PROPERTY $ 350,000 LENDER/CLIENT Name No AMC Company Name Cornerstone Home Lending, Inc. Company Address 6500 29th Street, suite 230 Greeley, CO 80634 Email Address SUPERVISORY APPRAISER (ONLY IF REQUIRED) Signature Name Company Name _ Company Address Telephone Number Email Address Date of Signature State Certification # or State License # State Expiration Date of Certification or License SUBJECT PROPERTY Did not inspect subject property Did inspect exterior of subject property from street Date of Inspection Did inspect interior and exterior of subject property Date of Inspection COMPARABLE SALES Did not inspect exterior of comparable sales from street Did inspect exterior of comparable sales from street Date of Inspection Freddie Mac Form 70 March 2005 Fannie Mae Form 1004 March 2C€'5 UAD Version 9/2011 Produced by ClickFORMS Software 800-622-8727 Page 6 of 25 REAL VALU, Inc. EXTRA COMPARABLES 4-5-6 File No. MERC-30 156523 Case No. 2060005278 Borrower Jennifer Rose Gray & Rose Gray Property Address 6505 18th Street Road City Greeley County Weld State CO Zip Code 80634-7959 Lender/Client Cornerstone Home Lending, Inc. Address 6500 29th Street, suite 230, Greeley, CO 80634 FEATURE SUBJECT COMPARABLE SALE # 4 COMPARABLE SALE # 5 COMPARABLE SALE it 6 Address 6505 18th GreeleySO Street Road 80634-7959 1821 73rd Avenue Greeley, CO 80634 451 46th Avenue Greeley, CO 80634 1923 44th Avenue Court Greeley, CO 80634 Proximity to Subject 0.56 miles W 2.04 miles NE 1.83 miles E Sale Price $ $ 355,000 $ 364,900 $ 320,000 Sale Price/Cross Liv. Area $ 0.00 sq. ft. $ 217.79 sq. ft. $ 239.75 sq. ft. $ 230.88 sq. ft. Data Source(s) I RES MLS #862364;DOM 159 IRES MLS #871736,862820;DOM 195 I RES MLS #884920;DOM 53 Verification Source(s) County Records County Records County Records VALUE ADJUSTMENTS DESCRIPTION DESCRIPTION +(-) $ Adjustment DESCRIPTION +(-) $ Adjustment DESCRIPTION +(-) $ Adjustment ArmLth ArmLth Sale or Financing ArmLth Concessions Conv;0 Conv;8500 -8,500 Conv;0 Date of Sale/Time s02/19;c01 /19 s04/19;c03/19 s08/19;c07/19 Location N;Westridge; N;Mountain Vista; 0 N;Center Park; 0 N;College Green; I Leasehold/Fee Simple Fee Simple Fee Simple Fee Simple Fee Simple Site 3196 sf 7140 sf -1,972 6417 sf -1, 611 3500 sf I View N;Res; N;Res; N;Res; N;Res; Design (Style) DT1;Ranch DT1;Ranch DT1;Ranch DT1;Ranch Quality of Construction 04 04 04 04 Actual Age 13 19 +2,500 13 25 +5, 001 Condition C3 C3 C3 C3 Above Grade Room Count Gross Living Area Total Bdrms Baths Total Bdrms Baths Total Bdrms i Baths Total Bdrms Baths 5 2 2.0 6 2 2.0 0 5 2 2.0 5 2 2.0 1,532 sq. ft. 1,630 sq. ft -3,920 1,522 sq. ft. 0 1,386 sq. ft. +5,841 Basement & Finished Rooms Below Grade 1488sf1339sfin 1 rr2brl .Oba0o 1630sf1223sfin Orr2brl .ObaOo +1,400 +1,700 1498sf 1348sfin 1 rr2brl .Obal o 0 0 1386sf 1178sfin 1 rrl brl .Oba0o +1,001 +2,401 Functional Utility A -no granite A -no granite A -part granite -2,500 A -no granite En Heating/Cooling FANG/Central FANG/Central FANG/Central FANG/Central Energy Efficient Items None None None None Garage/Carport 2. a2dw 2. a2dw 2• a2dw 2. a2dw # Porch/Patio/Deck Porch, fence Patio +1,000 Courtyard 0 Coy. deck 11 # z 0 U) deck -1,000 coy. patio -1,000 Fireplaces 1 1 1 1 5' ti Net Adjustment (Total) + X - $ -292 + X - $ -13, 611 X + - $ 14,240 Q o Adjusted of Comparables Sale Price Net Adj: 0% Gross Adj : 4% $ 354,708 Net Adj: -4% Gross Adj: 4% $ 351,289 Net Adj: 4% Gross Adj: 4% $ 334,240 w J d Report the results of the research and analysis of the prior sale or transfer history of the sub ect property and comparable sales En ITEM SUBJECT COMPARABLE SALE # 4 COMPARABLE SALE # 5 COMPARABLE SALE # 6 Date of Prior SalefTransfer Price of Prior Sale/Transfer Data Source(s) County records County records County records County records Effective Date of Data Source(s) 10/03/2019 07/27/2019 07/27/2019 10/14/2019 Analysis of prior sale or transfer history of the subject property and comparable sales n/a Summary of Sales Comparison Aaoroach (cont.) Comp 5 is located in NW Greeley & also had fully tested the market, having originally been offered for sale at $389,500. Comp 5 was very well cared for at sale. Camp 6 is located in a popular, similar type development & was attractive at sale, but had not been updated since it was built. Comp 6 sold for much less than it's asking price & likely sets the lower limit of value. Financing was typical, but ad Listed for seller paid concessions. Room count varies, but in the local market size, rather than room count is the better value indicator. No adjustment for room count alone appears warranted. Site adjustments based on the estimated value of each site vs. the subject. The comps chosen should all be reasonably reflective of current market conditions. Comps 1, 2, 3, & 4 all occurred 7&8 months ago, but few more recent & comparable patio home comps were available. Comps 5 & 6 are farther from sub.ect than typical guidelines allow, but patio comps are a limited part of the local market & there were few alternatives. This required the use of camps at creator distance than typical. No better comps were known. The comps are all given consideration, but comas 1 2, 4, 5, & 6 are weighted most heavily due to most similar vintage, locale, & appeal. UAD Version 9/2011 Produced by ClickFORMS Software 800-622-8727 Page 7 of 25 REAL VALU, Inc. File No. !VIERG-30156523 Market Conditions Addendum to the Appraisal Report Case No. 2060005278 The purpose of this addendum is to provide the lender/client with a clear and accurate understanding of the market trends and conditions prevalent in the subject neighborhood. This is a required addendum for all appraisal reports with art effective date on or after April 1, 2009. Property Address 6505 18th Street Road City Greeley State CO ZIP Code 80634-7959 Borrower Jennifer Rose Gray & Rose Gray Instructions: housing it is explanation. in the average. subject available analysis. trends Sales property. The appraiser and overall and reliable It is recognized If data sources and listings The appraiser must use the market conditions and must provide that not all provide all must be properties must explain information as reported analysis as data sources the required that compete any anomalies required on this form as the basis for his/her conclusions in the Neighborhood section of the appraisal report indicated below. If any required data is unavailable will be able to provide data for the shaded areas below; information as an average instead of the median, the with the subject property, determined by applying in the data, such as seasonal markets, new construction, and must provide support for those conclusions, regarding form. The appraiser must fill in all the information to the extent or is considered unreliable, the appraiser must provide an if it is available, however, the appraiser must include that data appraiser should report the available figure and identify it as an the criteria that would be used by a prospective buyer of the foreclosures, etc. Inventory Analysis Prior 7-12 Months Prior 4-6 Months Current - 3 Months Overall Trend Total # of Comparable Sales (Settled) 9 7 3 Increasing X Stable Declining Absorption Rate (Total Sales/Months) 1.50 2.33 1.00 Increasing X Stable Declining Total # of Comparable Active Listings 4 2 1 Declining X Stable Increasing Months of Housing Supply (Total Listings/Ab. Rate) 2.67 0.86 1.00 Declining X Stable Increasing Median Sales & List Price, DOM, Sale(List % Prior 7-12 Months Prior 4-6 Months Current - 3 Months Overall Trend Median Comparable Sales Price 340,438 359,000 33,800 Increasing X Stable Declining Median Comparable Sales Days on Market 33 56 58 Declining X Stable Increasing k Median Comparable List Price 369,700 337,400 335,000 Increasing X Stable Declining Comparable Listings Days on Market not available not available 44 Declining X Stable Increasing gMedian Median Sale Price as % of List Price 99.28 98.68 100.00 Increasing X Stable Declining = Seller -(developer, builder, etc,) paid financial assistance prevalent? Yes X No Declining X Stable Increasing Explain in detail condo fees, options, seller concessions etc.) trends for the past 12 months (e.g.. seller contributions increased from 3% to 5%, increasing use of buydowns, closing costs w Concessions have been substantial for the last several years. It is not uncommon for sellers to provide up to 6% of the purchase price. Overall ce w trends for seller concessions do not appear to have substantially changed over the past 12 months. ce Are foreclosure sales REO sales) a factor in the market? Yes X No If yes, explain 'including the trends in listings and sales of foreclosed properties). Foreclosed homes have not been a significant factor in the Colorado marketplace for the past several years. REOs if competitively price usually receive multiple offers & sell soon after listing. Cite data sources for above information. MLS data was mined for the statistics. Market observance & general knowledge of the local market gleaned from appraisals of multiple properties was utilized for the comments. Summarize the an analysis of above information as support pending sales, and/or expired for your conclusions in the Neighborhood section of the and withdrawn listings, to formulate your conclusions, appraisal report provide both an explanation form. If you used and support any additional for information, such as your conclusions. DOMs data for active listings unavailable for prior periods of time in the MLS system. Active listings estimated for the 4-6 months ago period as this information is not available in MLS. If the subject is a unit in a condominium or cooperative project, complete the following: Project Name: Subject Project Data Prior 7-12 Months Prior 4-6 Months Current - 3 Months Overall Trend Total # of Comparable Sales ;Settled) Increasing Stable Declining Absorption Rate (Total Sales/Months) Increasing Stable Declining Total # of Active Comparable Listings Declining Stable Increasing Months of Unit Supply (Total Listings/Ab. Rate) Declining Stable Increasing la 1, Are foreclosures sales (REO sales) a factor in the project? Yes No If yes, indicate the number of REO listings and explain the trends in listings and sales of foreclosed properties. w 3 Et a_ a. 0 ci a 6 C 0 C) Summarize the above trends and address the impact on the subject unit and project. Signature Signature c Appraiser Name Richard IV. Borys Supervisor Name g Company Name REAL VALU, Inc. Company Name 0.. � Company Address 23433 Weld County Parkway, Greeley, CO 80631 p y y} yr Company Address P y State License/Certification # CG1314136 State CO State License/Certification # State Email Address realvalufrii.com Email Address Freddie Mac Form 71 March 2009 UAD Version 9/2011 Produced by ClickFORMS Software 800-622-8727 Fannie Mae Form 1004MC March 2009 Page 8 of 25 REAL VALU, Inc. SKETCH ADDENDUM File No. MERE -30156523 Case No. 2060005278 Borrower Jennifer Rose Gray & Rose Gray Property Address 6505 18th Street Road City Greeley County Lender/Client Cornerstone Home Lending, Inc. Weld State CO Zip Code 80634-7959 Address 6500 29th Street, suite 230, Greeley, CO 80634 Sketch First Fbor [Area. 1532 ft f r _ Master Bath Bath Porch Er; 25ft 2tor Garage !Arm:: 559 ft9 v7 ft vaster Bedro Dining area Kitchen 15ft Foyer 1 Laundry Bedroom Stairs Fireplace Living Basernent Ikea: 142 ft' G Eft edrocrn Bath La u n dr•_r S-3 Furnace 15ft Family ESroorn 15f 1. _ 1411 1'. Living Area First F; :or Area Calculation 1532 ft: Furst Floor Nonliving Ama 2 car Garag -Porch easement ■ 1'Y ftT ❑ 3345 ft: 1468 ft= ID gill x 42flx slit x1.00 m1632 158 ftt 68 ft: 12rt wi: 1532 ft: Total Living Area (rounded): UAD Version 9/2011 Produced by ClickFORMS ickFO RMS Software 800-622-8727 Page 9 of 25 REAL VALU, Inc. LOCATION MAP ADDENDUM File No. IERC-30156523 Case No. 2060005278 Borrower Jennifer Rose Gray & Rose Gray Property Address 6505 18th Street Road City Greeley County Weld State CO Zip Code 80634-7959 Lender/Client Cornerstone Home Lending, Inc. Address 6500 29th Street,. suite 230, Greeley, CO 80634 UAD Version 912011 Produced by ClickFORMS a Software 800-622-8727 Page 10 of 25 REAL VALU, Inc. SUBJECT PHOTO ADDENDUM File No. MERE -30156523 Case No. 2060005278 Borrower Jennifer Rose Gray & Rose Gray Property Address 6505 18th Street Road City Greeley County Lender/Client Cornerstone Home Lending,Inc. Weld State CO Zip Code 80634-7959 Address 6500 29th Street, suite 230, Greeley, CO 80634 FRONT OF SUBJECT PROPERTY 6505 18th Street Road Greeley, CO 80634-7959 REAR OF SUBJECT PROPERTY STREET SCENE UAD Version 9/2011 Produced by Ol ickFORMS Software 800-622-8727 Page 11 of 25 REAL VALU, Inc. SUBJECT PHOTO ADDENDUM File No. MERE -30156523 Case No. 2060005278 Borrower Jennifer Rose Gray & Rose Gray Property Address 6505 18th Street Road City Greeley County Lender/Client Cornerstone Home Lending,Inc. Weld State CO Zip Code 80634-7959 Address 6500 29th Street, suite 230, Greeley, CO 80634 "' LI _Ji I 4 t 'Ntilk I I - 1 ~+t yam, r _ .' _ L a - S e��JC`1fy�'�� ''t•.. S SIP ye 'tee lot ilp 14ilits ___ 14) I t4t _4 kitchen showing breakfast bar living room & fireplace kitchen UAD Version 9/2011 Produced by CIickFORMS Software 800-622-8727 Page 12 of 25 REAL VALU, Inc. SUBJECT PHOTO ADDENDUM File No. MERE -30156523 Case No. 2060005278 Borrower Jennifer Rose Gray & Rose Gray Property Address 6505 18th Street Road City Greeley County Lender/Client Cornerstone Home Lending,Inc. Weld State CO Zip Code 80634-7959 Address 6500 29th Street, suite 230, Greeley, CO 80634 stairs dining area master bedroom UAD Version 9/2011 Produced by +ClickFORMS Software 800-622-8727 Page 13 of 25 REAL VALU, Inc. SUBJECT PHOTO ADDENDUM File No. MERE -30156523 Case No. 2060005278 Borrower Jennifer Rose Gray & Rose Gray Property Address 6505 18th Street Road City Greeley County Lender/Client Cornerstone Home Lending,Inc. Weld State CO Zip Code 80634-7959 Address 6500 29th Street, suite 230, Greeley, CO 80634 master bath master bath bedroom UAD Version 9/2011 Produced by +ClickFORMS Software 800-622-8727 Page 14 of 25 REAL VALU, Inc. SUBJECT PHOTO ADDENDUM File No. MERE -30156523 Case No. 2060005278 Borrower Jennifer Rose Gray & Rose Gray Property Address 6505 18th Street Road City Greeley County Lender/Client Cornerstone Home Lending,Inc. Weld State CO Zip Code 80634-7959 Address 6500 29th Street, suite 230, Greeley, CO 80634 bath furnace basement bedroom UAD Version 9/2011 Produced by OlickFORMS Software 800-622-8727 Page 15 of 25 REAL VALU, Inc. SUBJECT PHOTO ADDENDUM File No. MERE -30156523 Case No. 2060005278 Borrower Jennifer Rose Gray & Rose Gray Property Address 6505 18th Street Road City Greeley County Lender/Client Cornerstone Home Lending,Inc. Weld State CO Zip Code 80634-7959 Address 6500 29th Street, suite 230, Greeley, CO 80634 ILI Arite a Iv war ill inilist cis Ili AM Ss I a . ilk% AiramI a 4 ir441 7 IN lehl it sti V'. basement family room basement bath basement bedroom UAD Version 9/2011 Produced by OlickFORMS Software 800-622-8727 Page 16 of 25 REAL VALU, Inc. SUBJECT PHOTO ADDENDUM File No. MERE -30156523 Case No. 2060005278 Borrower Jennifer Rose Gray & Rose Gray Property Address 6505 18th Street Road City Greeley County Lender/Client Cornerstone Home Lending,Inc. Weld State CO Zip Code 80634-7959 Address 6500 29th Street, suite 230, Greeley, CO 80634 garage front - alternate view rear - alternate view UAD Version 9/2011 Produced by +ClickFORMS Software 800-622-8727 Page 17 of 25 REAL VALU, Inc. COMPARABLES 1 -2-3 File No. MERC-30156523 Case No. 2060005278 Borrower Jennifer Rose Gray & Rose Gray Property Address 6505 18th Street Road City Greeley County Lender/Client Cornerstone Home Lending, Inc. Weld State CO Zip Code 80634-7959 Address 6500 29th Street, suite 230, Greeley, CO 80634 r 44 `- , t ` 1t ¢ 1 rte -+1' . • ffII e a -_ - I - y1 �• - i COMPARABLE SALE # 6550 18th Street Road Greeley, CO 80634 COMPARABLE SALE # 2 1531 64th Avenue Court Greeley, CO 80634 COMPARABLE SALE # 3 6902 W 22nd Street Greeley, CO 80634 UAD Version 9/2011 Produced by ClickFORMS Software 800-622-8727 Page 18 of 25 REAL VALU, Inc. COMPARABLES 4-5-6 File No. MERG-30156523 Case No. 2060005278 Borrower Jennifer Rose Gray & Rose Gray Property Address 6505 18th Street Road City Greeley County Lender/Client Cornerstone Home Lending, Inc. Weld State CO Zip Code 80634-7959 Address 6500 29th Street, suite 230, Greeley, CO 80634 COMPARABLE SALE # 4 1821 73rd Avenue Greeley, CO 80634 COMPARABLE SALE # 5 451 46th Avenue Greeley, CO 80634 COMPARABLE SALE # 6 1923 44th Avenue Court Greeley, CO 80634 UAD Version 9/2011 Produced by ClickFORMS Software 800-622-8727 Page 19 of 25 File No. MERC-30156523 Case No. 2060005278 Borrower Jennifer Rose Gray & Rose Gray Property Address 6505 18th Street Road City Greeley County Lender/Client Cornerstone Home Lending, Inc. Weld State CO Zip Code 80634-7959 Address 6500 29th Street, suite 230, Greeley, CO 80634 Ain)liTJf The attached )'\ U . 1'f1'ti SI 'r..IIVIViAitl MENTS & C -I 4 as IC11 prepared FICATIONS: to esIirrl:AL lie lit ;inapiilk intereist hi the REPORT su. 1ect .proper -EN. This appraisal 4Att:i prepared for 1T k -ii -E tgt lend ing lr:ir rkiscS. And hills l'ttparedl in accordance 'IA in1 the quid litr<cs rut a fctierall3 related nwirtk I>.ian. I1 is nb1 a hi.'trile inspcctinn rep4'n and it bihnilld riot br Filled 11prrru lc cii In -4;v conditions c. t the property. [rased 11 should be IoiL--r cut -plans &. iir s", Ili' that it ling square tecas Rya-Aagepf nclt 51 {rvalciitl laid:,tired aytl;i11s are .+±55t,,;7y+a tixirn r..E...��IIhippraisal Lw al-Dray:et. Squar footdka lThiatrts ig are 'akin) from pIcui: pc -Lot -Idol It is assli imed that 'bete ate hi, stru turatl dc't!'.t r1,1tien by the floor Lir w al I. Li IA larngs or jtlk: other IaitILkil Cr:itiliapparent cmiaiitiirtis of the pr'pt.'i'tk: 411:6; :.Ill lnr...-.lLttmica1 4 tntiptit tii .3116 iap'piI ikA ` . are in good work irl!g el mod and that all electrical ._nr'ip:'•.ic.'rrI, '?i96wi ihi: roocnhn • r in goti l condition., c':tiCL'pt ah tiro niltur . tiL be. lilted on Hi' c7put-r I'plc ',.Iltrt e..t(110.ali J k iI,lki.) laksc:at elk idle ISS•wriptiori l u,: Ilie property k not tie_ Htiv cl, affected by cite etki;te ia::c ,.t' Itilral'ik61N ill h3 nele'S ,ir'rctriarlcriiml ertv irontnerttal coiidicief, s tlrrlc N 6FthLnli iS.L.' Ntricti its thc; report. rite dpprsiisinu I Las [ erfocuneki dilly a routine ijl.prcictit1r1 tol the i:Ih.jvctt pro-per€ & i.: not tin expert in the Wenrith4-iti1-iia ,.'f half.irdICILP,i ' tithstan es i'r tlettii rcir i] :ira icL•:i.aibcrrr.3l .&'iiriiii,iras. sink -lard] prolllittir". rlli cliallicail I:iSLIt' , aiid LW inspce.ionr of spccci1k irmitdin!t1 carltl;}i!nL'ni.,_ 1I the client has an qucd i'i'rr.* reg.iri11ne, all, of these ;1 ii1S. i1. is rho diction's r splinsiFiJIIy to (rider aftrifroptriiit inspections. 1 ►1e a.pprai cr diets not hinc the skin) roc' expertise ri crlcd 1u make such iri :pections ThiA appraisal has tx'cn prltpired for 'the u!Llt.iwr+il helwill c'l are client natilitd ill this rcp'od and IN F.ticuit,tiur'; Lind lit !Is -signs. It elbow' hot bt iddied uitioli ht. un±k other path, iricliiuiiity and net limited 1io ar\elltuad purcirasets dint` rn1 per1:y'. Ain parts ccIi!i uses r_tir tdirs upon iv: 4 tili:ui'ritaatlots in this repkrrt- tvril'Iout the priiparer 4 writtr.'u ci.w .Lror_ dd'L!- ,ci ;ii their alw n risk,. I fro,'i: Ii4'r'Ii+rrrl4;LI 110 Oilier Serii iLILIS. Illi an n'r ii" any oilier C1.paci :„, reig irdi1 z flit property appraiser Which iw the 'rrlsjeci tst rhi-, report_ 'IA ith n the ttlre -:,ear putivd .nnw di,atd) pr. cdiri_e the Ott -id‘: tvc da tilt This report. except t as ma)' he n;ok''rl within the hotly of Ole; report I \P( ?: t_!R1= l'I AIL a'; tinny be died kw rLhui the reptart is defrlre'd : the °stitwflLd t n 'iIi tit -time 111.11 'Ile pr)'perty Illit.:J'041 betnp ippratticil .k 4uilii lauvrr brit'n oriel eel oti the itliti-k.e! I_rrii.ir to tlt I1;° IJotihceliL al Lairl suminail c!'i1 of note at armlike( value on the effect hie date ot-aoprais,ad. The uiuidlet! report coma i.I rlric desetiliika. _ ana1.%_'Js and supportive (Jaw for the cons IuNi ni and l nli.U:t &liuiatc tar vaittr. hi dill .cases the -date of solo tined for till coiinparrth1LN is the closing date_ i nile tc iu11erwiiae noted. I its" apprak:I I fi c't 1; a date arid the %kite. kit littNipp: 1 urn saa117cl ;lit the unless oilhenviMe;total. As 1:if ibis date. I have :ompletcsj the requitrernents'MilliF: elliaintaiiieu, crlitcaltop prc'griin of the Appraisal Jn5.titute. I cc- tiIS 'Hal ilie 4i51ic rsl illi5 repa'4T r sUbLiell. ICI ilkt' rixplo I1301I R. -lithe Appraisal Iiisiltuk r latine. to :revive; fry its itutti attilticirizctl repi'c rrnlatI%-es, I C i'1it'% that. to the bu:z1 nNI rna krh1wi 4 - •duw' mid t'c'lit't. � the rt.-porteda.rthl 'ses. tipiliionsa aDd R e icir i.lfiri' %vote del- elopc-d. and this report Ibis. !veil i-li ti arred_ iii in.a ,iiv ;A itil the rt:tintrt.:i'r'IcJ1r! iii' the Ctk1L' U!- PrutessciLiriLII I"II'iiL rar.:ti ill.' N`atiddards IMF Prttiieic ssnil I'rFacric'e of the A.pprii aI 111 Cir 11.x, which iTicl1tdd't; oily r rii,4 itiro . tidHJ.`Jraai-rl, iU, hall!, e.tisiof'nu1 _AppTiii�iri Pro -weave, _ 1 .4_,„A._..- �'Si' k iLh..ard t_ cn it c(1 X41 I$)e4 it. ,L'13ctr;1l s. Slii.A A4i prat scr I. (71: i I -I i e' M UAD Version 9/2011 Produced by ClickFORMS ickFO RMS Software 800-622-8727 Page 20 of 25 REAL VALU, Inc. FLOOD MAP ADDENDUM File No. Ml ERC-30156523 Case No. 2060005278 Borrower Jennifer Rose Gray & Rose Gray Property Address 6505 18th Street Road City Greeley County Lender/Client Cornerstone Home Lending, Inc. Weld State CO Zip Code 80634-7959 Address 6500 29th Street, suite 230, Greeley, CO 80634 j 1 '=.1 h1 F Ij C I� J Lr DID TI C ID 1 rah :a1 tommia Rd r 'iii =1:37t -Stre t=F: I I rL _■ _yi .yr Srreel Ln r Il, II 11 rr I_I ITI UBJ.E T It' L It' 1 I v, J� X19 4Jerr L 2. 1 r C LI II J6 F III' Il 41 1 -,I 'ti11til 16.11 J T I .-. i_I i-J - 171h r1 FA: J R r 1 $7 Air 1 I ltirr ely arerarier err I_' -V �r� mat 1 LI e f..' .Y r" f4 ti4 `'5-• f I� .'rI r't -, a I ii Flood Map Legends 4 Flood Zones Areas inundated by 500 -year flooding Areas outside of the 100 and 500 year flood plains Areas inundated by 100 -year flooding Areas inundated by 100 -year flooding with velocity hazard Floodway areas Floodway areas with velocity hazard Areas of undetermined but possible flood hazard Areas not mapped on any published FIRM • Flood Zone Determination SFHA (Flood Zone): Out Within 250 ft. of multiple flood zones? Community: Not within 250 feet 080184 Community Name: GREELEY, CITY OF Zone: X Panel: 030184 1518E Panel Date: 01/20/2016 FIPS Code: 08123 Census Tract 0014.12 This Report is for the sole benefit of the Customer that ordered and paid for the Report and is based on the property information provided by that Customer. That Customer's use of this Report is subject to the terms agreed to by that Customer when accessing this product. THE SELLER OF THIS REPORT MAKES NO REPRESENTATIONS OR WARRANTIES TO ANY PARTY CONCERNING THE CONTENT, ACCURACY, OR COMPLETENESS OF THIS REPORT INCLUDING ANY WARRANTY OR MERCHANTABILITY OR FITNESS FOR A PARTICULAR PURPOSE. The seller of this Report shall not have any liability to any third party for any use or misuse of this Report. UAD Version 912011 Produced by ClickFORMIG Software 800-622-8727 Page 21 of 25 REAL VALID, Inc. UNIFORM APPRAISAL DATASET (UAD) Property Condition and Quality Rating Definitions File No. M ERG -30156523 Case No. 2060005278 Requirements - Condition and Quality Ratings Usage Appraisers must utilize the following standardized condition and quality ratings within the appraisal report. Condition Ratings and Definitions C1 The improvements have been recently constructed and have not been previously occupied. The entire structure and all components are new and the dwelling features no physical depreciation. Note: Newly constructed improvements that feature recycled orpreviously used materials and/or components can be considered new dwellings provided that the dwelling is placed on a 100 percent new foundation and the recycled materials and the recycled components have been rehabilitated/remanufactured into like -new condition. Improvements that have not been previously occupied are not considered "new" if they have significant physical depreciation (that is, newly constructed dwellings that have been vacant for an extended period of time without adequate maintenance or upkeep). 02 The improvements feature no deferred maintenance, little or no physical depreciation, and require no repairs. Virtually all building components are new or have been recently repaired, refinished, or rehabilitated. All outdated components and finishes have been updated and/or replaced with components that meet current standards. Dwellings in this category are either almost new or have been recently completely renovated and are similar in condition to new construction. Note: The improvements represent a relatively new property that is well maintained with no deferred maintenance and little or no physical depreciation, or an older property that has been recently completely renovated. C3 The improvements are well maintained and feature limited physical depreciation due to normal wear and tear. Some components, but not every major building component, may be updated or recently rehabilitated. The structure has been well maintained. Note: The improvement is in its first -cycle of replacing short-lived building components (appliances, floor coverings, NVAC, etc.) and is being well maintained. Its estimated effective age is less than its actual age. It also may reflect a property in which the majority of short-lived building components have been replaced but not to the level of a complete renovation. C4 The improvements feature some minor deferred maintenance and physical deterioration due to normal wear and tear. The dwelling has been adequately maintained and requires only minimal repairs to building components/mechanical systems and cosmetic repairs. All major building components have been adequately maintained and are functionally adequate. Note: The estimated effective age may be close to or equal to its actual age. It reflects a property in which some of the short-lived building components have been replaced, and some short-lived building components are at or near the end of their physical life expectancy; however, they still function adequately. Most minor repairs have been addressed on an ongoing basis resulting in an adequately maintained property. C5 The improvements feature obvious deferred maintenance and are in need of some significant repairs. Some building components need repairs, rehabilitation, or updating. The functional utility and overall livability are somewhat diminished due to condition, but the dwelling remains useable and functional as a residence. Note: Some significant repairs are needed to the improvements due to the lack of adequate maintenance. It reflects a property in which many of its short-lived building components are at the end of or have exceeded their physical. life expectancy but remain functional. C6 The improvements have substantial damage or deferred maintenance with deficiencies or defects that are severe enough to affect the safety, soundness, or structural integrity of the improvements. The improvements are in need of substantial repairs and rehabilitation, including many or most major components. Note: Substantial repairs are needed to the improvements due to the lack of adequate maintenance or property damage. It reflects a property with conditions severe enough to affect the safety, soundness, or structural integrity of the improvements. 1.1AD'Version 9/2011 Produced by ClickFORMS Software 800-622-8727 (Updated 112014) Page 22 of 25 PEAL VALU, Inc. UNIFORM APPRAISAL DATASET (UAD) Property Condition and Quality Rating Definitions File No. M ERG -30156523 Case No. 2060005278 Quality Ratings and Definitions Q1 Dwellings with this quality rating are usually unique structures that are individually designed by an architect for a specified user. Such residences typically are constructed from detailed architectural plans and specifications and feature an exceptionally high level of workmanship and exceptionally high-grade materials throughout the interior and exterior of the structure. The design features exceptionally high -quality exterior refinements and ornamentation, and exceptionally high -quality interior refinements. The workmanship, materials, and finishes throughout the dwelling are exceptionally high quality. Q2 Dwellings with this quality rating are often custom designed for construction on an individual property owner's site. However, dwellings in this quality grade are also found in high -quality tract developments featuring residences constructed from individual plans or from highly modified or upgraded plans. The design features detailed, high -quality exterior ornamentation, high -quality interior refinements, and detail. The workmanship, materials, and finishes throughout the dwelling are generally of high or very high quality. 03 Dwellings with this quality rating are residences of higher quality built from individual or readily available designer plans in above -standard residential tract developments or on an individual property owners site. The design includes significant exterior ornamentation and interiors that are well finished. The workmanship exceeds acceptable standards and many materials and finishes throughout the dwelling have been upgraded from "stock" standards. Q4 Dwellings with this quality rating meet or exceed the requirements of applicable building codes. Standard or modified standard building plans are utilized and the design includes adequate fenestration and some exterior ornamentation and interior refinements. Materials, workmanship, finish, and equipment are of stock or builder grade and may feature some upgrades. 05 Dwellings with this quality rating feature economy of construction and basic functionality as main considerations. Such dwellings feature a plain design using readily available or basic floor plans featuring minimal fenestration and basic finishes with minimal exterior ornamentation and limited interior detail. These dwellings meet minimum building codes and are constructed with inexpensive, stock materials with limited refinements and upgrades. Q6 Dwellings with this quality rating are of basic quality and lower cost; some may not be suitable for year-round occupancy. Such dwellings are often built with simple plans or without plans, often utilizing the lowest quality building materials. Such dwellings are often built or expanded by persons who are professionally unskilled or possess only minimal construction skills. Electrical, plumbing, and other mechanical systems and equipment may be minimal or non-existent. Older dwellings may feature one or more substandard or non -conforming additions to the original structure. Requirements - Definitions of Not Updated, Updated and Remodeled Not Updated Little or no updating or modernization. This description includes, but is not limited to, new homes. Residential properties of fifteen years of age or less often reflect an original condition with no updating, if no major components have been replaced or updated. Those over fifteen years of age are also considered not updated if the appliances, fixtures, and finishes are predominantly dated. An area that is 'Not Updated" may still be well maintained and fully functional, and this rating does not necessarily imply deferred maintenance or physical/functional deterioration. Updated The area of the home has been modified to meet current market expectations. These modifications are limited in terms of both scope and cost. An updated area of the home should have an improved look and feel, or functional utility. Changes that constitute updates include refurbishment and/or replacing components meet existing market expectations. Updates do not include significant alterations to the existing structure. Remodeled Significant finish and/or structural changes have been made that increase utility and appeal through complete replacement and/or expansion. A remodeled area reflects fundamental changes that include multiple alterations. These alterations may include some or all of the following: replacement of a major component (cabinet(s), bathtub, or bathroom tile), relocation of plumbing/gas fixtures/appliances, significant structural alterations (relocating walls, and/or the addition of square footage). This would include a complete gutting and rebuild. Explanation of Bathroom Count Three-quarter baths are counted as a full bath in all cases. Quarter baths (baths that feature only a toilet) are not included in the bathroom count. The number of full and half baths is reported by separating the two values using a perioc. where the full bath count is represented to the left of the period and the half bath count is represented to the right of the period. Example: 3.2 indicates three full baths and two half baths. UAD Version 9/2011 Produced by ClickFORMS Software 800-622-8727 (Updated 1/2014) Page 23 of 25 REAL VALU, Inc. File No. Case No. ME RC -30156523 2060005278 UNIFORM APPRAISAL DATASET (UAD) Property Description Abbreviations Used in This Report Abbreviation Full Name May Appear in These Fields A Adverse Location & View ac Acres Area, Site AdjPrk Adjacent to Park Location AdjPwr Adjacent to Power Lines Location ArmLth Arms Length Sale Sales or Financing Concessions AT Attached Structure Design (Style) B Beneficial Location & View ba Bathroom(s) Basement & Finished Rooms Below Grade br Bedroom Basement & Finished Rooms Below Grade BsyRd Busy Road Location c Contracted Date Date of Sale/Time Cash Cash Sale or Financing Concessions Comm Commercial Influence Location Cony Conventional Sale or Financing Concessions cp Carport Garage/Carport CrtOrd Court Ordered Sale Sale or Financing Concessions CtySky City View Skyline View View CtyStr City Street View View cv Covered Garage/Carport Data Sources DOM Days On Market DT Detached Structure Design (Style) dw Driveway Garage/Carport e Expiration Date Date of Sale/Time Estate Estate Sale Sale or Financing Concessions FHA Federal Housing Administration Sale or Financing Concessions g Garage Garage/Carport ga Attached Garage Garage/Carport gbi Built -In Garages Garage/Carport gd Detached Garage Garage/Carport GlfCse Golf Course Location Glfvw Golf Course View View GR Garden Design (Style) HR High Rise Design (Style) in Interior Only Stairs Basement & Finished Rooms Below Grade Ind Industrial Location & View Listing Listing Sales or Financing. Concessions Lndfl Landfill Location LtdSght Limited Sight View MR Mid Rise Design (Style) Mtn Mountain View View N Neutral Location & View NonArm Non -Arms Length Sale Sale or Financing Concessions o Other Basement & Finished Rooms Below Grade O Other Design (Style) op Open Garage/Carport Prk Park View View Pstrl Pastoral View View PubTrn Public Transportation Location PwrLn Power Lines View Relo Relocation Sale Sale or Financing Concessions REO REO Sale Sale or Financing Concessions Res Residential Location & View RH USDA - Rural Housing Sale or Financing Concessions rr Recreational (Rec) Room Basement & Finished Rooms Below Grade RT Row or Townhouse Design (Style) s Settlement Date Date of Sale/Time SD Semi-detached Structure Design (Style) Short Short Sale Sale or Financing Concessions sf Square Feet Area, Site, Basement sqm Square Meters Area, Site Unk Unknown Date of Sale/Time VA Veterans Administration Sale or Financing Concessions w Withdrawn Date Date of Sale/Time wo Walk Out Basement Basement & Finished Rooms Below Grade Woods Woods View View Wtr Water View View WtrFr Water Frontage Location wu Walk Up Basement Basement & Finished Rooms Below Grade UAD Version 9/2011 Produced by ClickFORMS Software 800-622-8727 (Updated 1/2014) Page 24 of 25 File No. MERC-30156523 Case No. 2060005278 Borrower Jennifer Rose Gray & Rose Gray Property Address 6505 18th Street Road City Greeley County Lender/Client Cornerstone Home Lending, Inc. Weld State CO Zip Code 80634-7959 Address 6500 29th Street, suite 230, Greeley, CO 80634 COLORADO ooRS g y"s''�, . I b, DePartme;rrt of sr ;fie yuratoxy Agencies civiblj q, or !tn'_tdr F:nt : I' o 9revil:tttiny, curia 0':1, Denver. CD tia2.O2-'5i 9 1 LitMrr Rolm Michael Oct Congratallationst Detwirr are your etectr'onic ;eaglet cards and a larger wait license to. use as prof of your liczt 'ure.. MI: nay also print cur arise ;any time through your Online E -Services acciaun: Dy visit int cur hhcrnep r .. our 'Quick LtFG i" - .ge at dora_coloratio.gavidre and sebecting ntine E-Servkes" you nave any questions about your credential" or I you miquiire ainyr additional assiSLclnCe, tense contact pm C.ustcrmer Sup@nrt Team at ?30,I 494.2.666 w by email at dQra_reatestate_websiite 'st•ate.CO. . oichaid Rog. State of Colorado FT re P is r3aal %Nara Goa P rton& Department 65 ROSS, DWI Siorl of Regulatory of Real Agencies Estateiii, . ,ivanisilsrp. Board of Real Estate Appraisers silt ' } ' l attiard itrtn.&ti HHereS Lipase: IG�1. t +136 Ge11111ecl Gtneral Appraisal' Status: Active P re cacra dr ccia Waters Expires: 1213112019 Fur the must up bp, date Information r'egarc1hna this croricnarnt, vrsrt htip:si /dora.ro1orauo. ovrdre Lolcrado Department of 1legiJLatoty Agro-c-42: D v ion of Real Estate kit hard ZJ cnaM Barra Cerrtr.n Generar;4pprifer CQ.DO13141 X — 0110 IQ1S beeri3te Humber Issue Due Atr 12/37112019 License' Stotts Expiration verify this itten a't http: titD�',i�l�i� 1 frccra..e&orado.gevddine Director: Marcia Licensee 'Si.. ture Waters F 301.S94. WO1. ?Avis" opts, is otu: ucso.oivIdrC q 5irio &goal:yet*, "_•t,etc 415 Den er. CO N , • S t 11 roof 8'74.3.148 ow: 4:4)4.1 ti' -1"' w a a . o furen is UAD Version 9/2011 Produced by ClickFORMS Software 800-622-8727 Page 25 of 25 August 4, 2021 Petitioner: GRAY JENNIFER ROSE 6505 W 18TH STREET RD GREELEY, CO 80634-7959 CLERK TO THE BOARD PHONE (970) 400-4226 FAX (970) 336-7233 WEBSITE: www.weldqov.com 1150 O STREET P.O. BOX 758 GREELEY CO 80632 Agent (if applicable): RE: THE BOARD OF EQUALIZATION 2021, WELD COUNTY, COLORADO CONFIRMATION OF WITHDRAWAL REQUEST Docket #: 2021-1816 Appeal #: 2008230015 Dear Petitioner: Based upon information furnished to the Weld County Board of Equalization, we understand that you have withdrawn the petition challenging the valuation of the below account number(s). Please be informed that a withdrawn petition precludes any further challenge to the valuation of the below account number(s) for this assessment period. Therefore, the Board of Equalization took no action on your petition and the assessed value remains as set by the Assessor. Actual Value as Account # Decision Determined by Assessor R2051703 Withdrawn $359,505 Very truly yours, BOARD OF EQUALIZATION az,6„,'� Esther E. Gesick Clerk to the Board Weld County Board of Commissioners and Board of Equalization cc: Brenda Dones, Weld County Assessor Hello