HomeMy WebLinkAbout20152445.tiff 1861 j CLERK TO THE BOARD
PHONE (970) 336-7215, EXT 4226
FAX (970) 352-0242
' r _ WEBSITE: www.co.weld.co.us
1150 O STREET
COUNTY P.O. BOX 758
GREELEY CO 80632
September 2, 2015
MERTENS BRANDI
3416 SANTA FE AVE
EVANS, CO 80620-9186
RE: THE BOARD OF EQUALIZATION 2015, WELD COUNTY COLORADO
APPROVAL OF STIPULATION BETWEEN PETITIONER AND ASSESSOR
ACCOUNT NO.: R8630600
Dear Petitioner:
On July 30, 2015, the Board of County Commissioners of Weld County Colorado
convened and acting as the Board of Equalization, pursuant to C.R.S. Section 39-8-101 et seq.,
considered your request to approve and adopt a valuation of your property arrived at by a
Stipulation between you and the Weld County Assessor, for the year 2015.
The Board of Equalization found that the evidence presented at the hearing supported the
stipulated value placed upon the above-described property as set forth below. Such evidence
indicated the value was reasonable, equitable, and derived according to the methodologies,
percentages, figures and formulas dictated by law.
ACTUAL VALUE AS STIPULATED VALUE
DETERMINED BY ASSESSOR APPROVED BY BOARD
$175,788.00 $157,000.00
The above 'Stipulated Value' is the value which will be used in the calculation of your property
taxes for 2015. This value is not appealable.
If you have questions concerning the above information, please call me at (970) 336-7215,
Ext. 4226.
Very truly yours,
c4.4 Arab fir. uldp;Uk
Esther E. Gesick, Clerk to the Board
Weld County Board of County Commissioners
Cc: Christopher Woodruff, Weld County Assessor
2015-2445
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COUNTY BOARD OF EQUALIZATION
WELD COUNTY
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Single County Schedule Number R8630600
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STIPULATION (As To Tax Year_2015_ Actual Value)
RE PETITION OF :
NAME: Mertens, Brandi
ADDRESS : 3416 Santa Fe Avenue
Evans, CO 80620
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Petitioner (s) and the Weld County Assessor hereby enter into this Stipulation
regarding the tax year 2015 valuation of the subject property, and jointly move the Board
of Equalization to enter its order based on this Stipulation.
1
Petitioner (s) and Assessor agree and stipulate as follows :
1 . The property subject to this Stipulation is described as:
EVS 3ACH L3 BLK4 AS CROFT HEIGHTS 3RD FC
2. The subject property is classified as residential property.
3 . The County Assessor originally assigned the following actual value to the
subject property for the tax year 2015 :
Total $ 175 ,788 .00
4. After further review and negotiation, Petitioner (s) and Weld County Assessor
agree to the following tax year 2015 actual value for the subject property:
Total $ 157,000.00
5 . The valuation, as established above, shall be binding only with respect to tax
year 2015 .
6. Brief narrative as to why the reduction was made:
Adjusted to Fee appraisal amount during base period.
7 Both parties agree that:
ZThe hearing scheduled before the Board of Equalization on July 311, 2015
at 9 :20 be vacated.
I A hearing has not yet been scheduled before the Board of Equalization.
R8630600
1.
070/5--011495
r
DATED this 27th day of July,2015.
Ps
Petitiorkr(s) or Agent or Attorney (Assistant) County Attorney for
Respondent, Weld County Board of
Commissioners
Add es Address:
1-(Ily SZ4t h ? C. 1150 "O" Street
U l0 P.O. Box 758
Greeley, CO 80632
Telephone:_512f3 'Ai-64451 Telephone:(970) 336-7235
County A sessso
Address:
1400 N.17th Avenue
Greeley, CO 80631
Telephone: (970) 353-3845 ext. 3697
Docket Number
Stip-1.Frm
R8630600
2
NOTICE OF DETERMINATION
RECEIVED
Christopher M . Woodruff JUL 1 0 2015 Date of Notice : 6/30/2015
Weld County Assessor Telephone : ( 970) 353-3845
1400 N 17th Ave WELD COUNTY Fax : (970 ) 304-6433
Greeley, CO 80631 COMMISSIONERS Office Hours : 8 : 00AM - 5 : 00PM
ACCOUNT NO. TAX YEAR TAX AREA LEGAL DESCRIPTION/ PHYSICAL LOCATION
R8630600 2015 0663 EVS 3ACH L3 BLK4 ASHCROFT HEIGHTS 3RD F
G
W MERTENS BRANDI
3416 SANTA FE AVE
3416 SANTA FE AV
>- EVANS , CO 80620-9186 EVANS , CO 000000000
O
a
ASSESSOR ' S VALUATION
PROPERTY CLASSIFICATION ACTUAL VALUE PRIOR TO ACTUAL VALUE AFTER
REVIEW REVIEW
RESIDENTIAL 175 ,788 175, 788
TOTAL $175,788 $175,788
The Assessor has carefully studied all available information , giving particular attention to the
specifics included on your protest . The Assessor's determination of value after review is based on
the following :
AL01 - Your property has been uniformly valued following Colorado law. Your protest of value has
been denied due to comparison of other similar properties which sold during the 2013/2014 time
period.
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.
The deadline for filing real property appeals is July 15 .
The Assessor establishes property values . The local taxing authorities (county , school district , city ,
fire protection , and other special districts) set mill levies . The mill levy requested by each taxing
authority is based on a projected budget and the property tax revenue required to adequately fund
the services it provides to its taxpayers . The local taxing authorities hold budget hearings in the fall .
If you are concerned about mill levies , we recommend that you attend these budget hearings .
Please refer to last year's tax bill or ask your Assessor for a listing of the local taxing authorities .
Please refer to the reverse side of this notice for additional information .
Agent ( If Applicable) :
CC AsJ/io 2015-2445
flsoocjj
APPEALITOMUFIES'
County Board of Equalization Hearings will be held from
July 29 through August 5 at 1150 O Street.
To appeal the Assessor's decision, complete the Petition to the County Board of Equalization shown
below, and mail or deliver a copy of both sides of this form to:
Weld County Board of Equalization
1150 O Street, P.O. Box 758
Greeley, CO 80631
Telephone: (970) 356-4000 ext, 4225
To preserve your appeal rights, your Petition to the County Board of Equalization must be
postmarked or delivered on or before July 15 for real property — after such date, your right to
appeal is lost. You may be required to prove that you filed a timely appeal; therefore, we
recommend that all correspondence be mailed with proof of mailing.
You will be notified of the date and time scheduled for your hearing. The County Board of
Equalization must mail a written decision to you within five business days following the date of the
decision. The County Board of Equalization must conclude hearings and render decisions by August
5, § 39-8-107(2), C.R.S. If you do not receive a decision from the County Board of Equalization and
you wish to continue your appeal, you must file an appeal with the Board of Assessment Appeals by
September 10, § 39-2-125(1)(e), C.R.S.
If you are dissatisfied with the County Board of Equalization's decision and you wish to continue your
appeal, you must appeal within 30 days of the date of the County Board's written decision to ONE of
the following:
Board of Assessment Appeals District Court
1313 Sherman Street, Room 315 Contact the District Court in the County
Denver, CO 80203 where the property is located. See your
(303) 866-5880 local telephone book for the address and
www.dola.colorado.aov/baa telephone number.
Binding Arbitration
For a list of arbitrators, contact the County Commissioners at the address listed for the County Board
of Equalization.
If the date for filing any report, schedule, claim, tax return, statement, remittance, or other document
falls upon a Saturday, Sunday, or legal holiday, it shall be deemed to have been timely filed if filed
on the next business day, § 39-1-120(3), C.R.S.
PETITION TO COUNTY BOARD OF EQUALIZATION
What is your estimate of the property's value as of June 30, 2014? (Your opinion of value in terms of a
specific dollar amount is required for real property pursuant to § 39-8-106(1.5), C.R.S.)
$ I5-3-t QUC7
What is the basis for your estimate of value or your reason for requesting a review? (Please attach
additional shee s 9s nPcessar nand any surdtporting documentation, i.e., comparable sales, rent roll, original
installgd cost a••rais- -tc. u (n
P Ud { t.0 < .((�l�l l' (•Yc v� at4.�( ���7C7Y f C'
ATTESTATION
I, the undersigned owner or agent' of the property identified above, affirm that the statements contained herein
an on any attachments hereto are true and complete.
d4 ‘%1l -4"-J-00/5
Signatu e Telephone Number Date
c1-eCOrCL Oei LjI -L� I
Email Address
' Attach letter of authorization signed by property owner.
15-DPT-AR
PR 207-08/13
R8630600 8430414
Main File No. 2014-035 Page #1 of 30
APPRAISAL OF REAL PROPERTY
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LOCATED AT
3416 Santa Fe Ave
Evans, CO 80620
Evs 3Ach L3 Blk4 Ashcroft Heights 3rd Fg
FOR
First National Bank of Omaha
1620 Dodge St
Omaha, NE 68197
AS OF
04/16/2014
BY
Darin K Schoenhofer
Advanced Realty Appraisers
3202 Spruce Dr
Fort Collins, CO 80526
(970) 214-5432
darinschoenhofer@hotmail.com
Form GA1NV — "WinTOTAL" appraisal software by a la mode, inc. — 1 -800-ALAMODE
Main File No.2014-0351 Page#2 of 30
File No.2014-035
04/23/2014
First National Bank of Omaha
1620 Dodge St
Omaha, NE 68197
Loan Number: 906176
Borrower: Brandi Nollen Mertens
At your request, I have personally done an interior and exterior inspection of the real property at
3416 Santa Fe Ave
Evans ,CO 80620
The purpose of this appraisal is to estimate the market value of the subject property, as
improved. The function of the appraisal is to help obtain financing. The property rights
appraised are fee simple in both the site and the improvements.
The guidelines under which the appraisal was developed and completed are the current and
applicable Uniform Standards of Professional Appraisal Practice and the supplemental
standards of the Federal National Mortgage Association. The appraisal was prepared in
accordance with the requirements of the Uniform Standards of Professional Appraisal Practice.
Additionally, Reg Z will also require a signed certification that"The appraisal was prepared in
accordance with the requirements of Title XI of the Financial Institutions Reform, Recovery and
Enforcement Act of 1989, as amended (12 U.S.C 331 et seq.)and any implementing
regulations".
Resulting from the investigation and analysis of the site and neighborhood of the subject
property, the opinion of current market value of the real property appraised in terms of cash is:
One Hundred Fifty Seven Thousand Dollars ($157,000)
The following report includes FNMA form 1004, the description, analysis and supportive data for
the final estimate of current market value.
Respectfully,
Darin K. Schoenhofer
CG40030238
Form DCVR—'WinTOTAL"appraisal software by a la mode,inc.—1-800-ALAMODE
i Advanced Realty Appraisers(970)214-5432 Main File No.2014-0351 Page#3 of 30
Uniform Residential Appraisal Report File#2014-035
The purpose of this summary appraisal report is to provide the lender/client with an accurate, and adequately supported, opinion of the market value of the subject property.
Property Address 3416 Santa Fe Ave City Evans State CO Zip Code 80620
Borrower Brandi Nollen Mertens Owner of Public Record Camey and John Demmitt County Weld
Legal Description Evs 3Ach L3 Blk4 Ashcroft Heights 3rd Fq
Assessor's Parcel# 095923027003 Tax Year 2013 R.E.Taxes$ 945
Neighborhood Name Ashcroft Heights Map Reference Bing Maps Census Tract 0014.05
Occupant ❑Owner ®Tenant ❑Vacant Special Assessments$ 0 ®PUD HOA$ 120 ®per year ❑per month
Pro.e Ri.hts Auraised Z Fee Sim le ❑Leasehold ❑Other describe
Assignment Type ®Purchase Transaction ❑Refinance Transaction ❑Other(describe)
Lender/Client First National Bank of Omaha Address 1620 Dodge St,Omaha,NE 68197
Is the subject property currently offered for sale or has 0 been offered for sale in the twelve months prior to the effective date of this appraisal? ®Yes ❑No
Report data source(s)used,offering price(s),and date(s). DOM 0;The subject was not listed on the multiple listing site and no real estate agents are
_involved in the transaction.
I Z 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
performed. Arms length sale;The Contract appears to be typical for this market.
I-
a Contract Price$ 150,000 Date of Contract 04/09/2014 Is the property seller the owner of public record? ®Yes ❑No Data Source(s) Weld County
Is there any financial assistance(loan charges,sale concessions,gift or downpayment assistance,etc.)to be paid by any party on behaff of the borrower? ❑Yes Z No
If Yes,report the total dollar amount and describe the items to be paid. $0;;
Note:Race and the racial composition of the neighborhood are not appraisal factors.
Neighborhood Characteristics One-Unit Housing Trends One-Unit Housing Present Land Use%
Location ❑Urban ®Suburban ❑Rural Property Values ®Increasing ❑Stable ❑Declining PRICE AGE One-Unit 56%
Built-Up ❑Over 75% ®25-75% ❑Under 25% Demand/Supply ®Shortage ❑In Balance ❑Over Supply $(000) (yrs) 2-4 Unit 2%
Growth ❑Rapid ®Stable ❑Slow Marketing Time ®Under 3 mths❑3-6 mths ❑Over 6 mths 153 Low 7 Muff-Family 2%
=Neighborhood Boundaries Bound on the north b Hi.hwa 34 B -.ass on the east b 35th Ave,on the 219 High 14 Commercial 10%
„ south by County Rd 52,and on the west by 65th Ave,and on the west by 47th Ave 177 Pied. 12 Other 30%
Neighborhood Description The Ashcroft Heights subdivision is a developed subdivision in the central part of Evans. Schools,employment centers,
shopping,medical,places of worship,and recreational facilities are all conveniently nearby. The subject is located southwest of Northern Colorado
University.The present land use box has a section labeled other,this is for vacant land.
Market Conditions(including support for the above conclusions) Please see the attached Market Conditions Report and 1004MC section of the report
addendum for a description and analysis for the above conclusions regarding the conditions of the subject's market.
Dimensions Site Plan not provided Area 7,500 sf Shape Rectangular View N;Res;
Specific Zoning Classification R-1 Zoning Description Single Family Residential District
Zoning Compliance ®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? ®Yes ❑No If No,describe
Utilities Public Other(describe) Public Other(describe) Off-site Improvements-Type Public Private
Electricity ® ❑ Water ® ❑ Street Asphalt ® ❑
n Gas ® ❑ Sanitary Sewer ® ❑ Alley None ❑ ❑
FEMA Special Flood Hazard Area ❑Yes ®No FEMA Flood Zone C FEMA Map# 0802660619C FEMA Map Date 09/28/1982
Are the utilities and off-she improvements typical for the market area? ®Yes ❑No If No,describe
Are there any adverse site conditions or external factors(easements,encroachments,environmental conditions,land uses,etc.)? ❑Yes ®No If Yes,describe
General Description Foundation Exterior Description materials/condition Interior materials/condition
Units®One❑One with Accessory Unit ❑Concrete Slab ❑Crawl Space Foundation Walls Concrete/Good Floors Tile,Carpet/Average
#of Stories 1 .1 Full Basement ❑Partial Basement Exterior Walls Hdbd,brick/Excellent Walls Drywall,paint/Avg
Type ®Det.❑Att. ❑S-Det/End Unit Basement Area 1,224 sq.ft.Roof Surface Composite/Excellent Trim/Finish Wood,paint/Average
Existing ❑Proposed ❑Under Const.Basement Finish 35 % Gutters&Downspouts Metal/Good Bath Floor Tile/Good
Design(Style) Ranch ®Outside Entry/Exit ❑Sump Pump Window Type Vinyl/Good Bath Wainscot Tile/Good
Year Built 2001 Evidence of ❑Infestation Storm Sash/Insulated Double Pane/Good Car Storage Il None
Effective Age(Yrs) 4 ❑Dampness ❑Settlement Screens Yes/Good ®Driveway #of Cars 2
Attic ❑None Heating N FWA (I j HWBB j[f Radiant Amenities I I Woodstove(s)# 0 Driveway Surface Concrete
❑Drop Stair ❑Stairs ❑Other 1 Fuel Gas ❑Fireplace(s)# 0 Z Fence Wood/vinyl®Garage #of Cars 2
Floor jN Scuttle Cooling ®Central Air Conditioning M Patio/Deck Patio N Porch Concrete ❑Carport #of Cars 0
❑Finished ❑Heated N Individual c-fan IN Other ❑Pool None ❑Other None ®Att. ❑Oct. ❑Buil-in
Appliances®Refrigerator ®Range/Oven ®Dishwasher ®Disposal ®Microwave ❑Washer/Dryer ❑Other(describe)
Finished area above grade contains: 5 Rooms 2 Bedrooms 2.0 Bath(s) 1,239 Square Feet of Gross Living Area Above Grade
Additional features(special energy efficient items,etc.). Vaulted ceiling above the living room and the master bedroom. Lawn sprinklers.
Describe the condition of the property(including needed repairs,deterioration,renovations,remodeling,etc.). C4;Kitchen-not updated;Bathrooms-remodeled-one
to five years ago;In 2013 the roof was replaced and the exterior of the house was being painted(insurance money)but was not finished before the
winter,per the owner this is to be finished before the house closes,as well have the screens replaced. In 2012 tha main floor bathroom was
remodeled and the basement has had some finish completed. After the exterior is painted the property will be in average condition.
Are them any physical deficiencies or adverse conditions that affect the livability,soundness,or structural integrity of the property? ®Yes ❑No If Yes,describe
The basement has exposed electricity that either needs to disconnected from the electrical panel or all outlets,light fixtures and switches need to be
completed and covered.See attached photograph addendum for details.
Does the property generally conform to the neighborhood(functional utility,style,condition,use,construction,etc.)? ®Yes ❑No If No,describe
Freddie Mac Form 70 March 2005 UAD Version 9/2011 Page 1 of 6 Fannie Mae Form 1004 March 2005
Form 1004UAD—°WinTOTAL"appraisal software by a la mode,inc.—1-800-ALAMODE
Main File No.2014-0351 Page#4 of 30
Uniform Residential Appraisal Report File#2014-035
There are 3 comparable properties currently offered for sale in the subject neighborhood ranging in price from $ 168,000 to$ 199,500 .
There are 27 comparable sales in the subject neighborhood within the past twelve months ranging in sale price from$ 153,250 to$ 219,900 .
FEATURE 1 SUBJECT COMPARABLE SALE#1 COMPARABLE SALE#2 COMPARABLE SALE#3
Address 3416 Santa Fe Ave 3711 Ironhorse Dr 3018 39th Ave 3816 Tumbleweed Dr
Evans,CO 80620 Evans,CO 80620 Evans,CO 80620 Evans,CO 80620
Proximity to Subject 0.20 miles E 0.35 miles NE 0.29 miles SE
Sale Price $ 150,000 $ 168,000 $ 167,000 $ 180,200
Sale Price/Gross Liv.Area $ 121.07 sq.ft.$ 143.47 sq.ft. $ 123.89 sq.ft. $ 140.12 sq.ft.
Data Source(s) Tres MLS#725609;DOM 33 Ires MLS#724016;DOM 117 Ires MLS#726028;DOM 68
Verification Source(s) Public Records Public Records Public Records
VALUE ADJUSTMENTS DESCRIPTION DESCRIPTION +(-)$Adjustment DESCRIPTION +(-)$Adjustment DESCRIPTION +(-)$Adjustment
Sales or Financing ArmLth Arm Lth Arm Lth
Concessions VA;3080 -3,080 FHA;3798 -3,798 FHA;5200 -5,200
Date of Sale/Time s02/14;Unk +1,394 s12/13;Unk +4,158 s03/14;Unk 0
Location N;Res; N;Res; N;Res; N;Res;
Leasehold/Fee Simple Fee Simple Fee Simple Fee Simple Fee Simple
Site 7,500 sf 8,216 sf 0 5,088 sf +1,206 6,001 sf +750
View N;Res; N;Res; N;Res; N;Res;
Design(Style) DT1;Ranch DT1;Ranch DT1;Ranch DT1;Ranch
Quality of Construction Q4 Q4 Q4 Q4
Actual Age 13 13 12 0 12 0
Condition C4 C3 -10,000 C4 C3 -10,000
Above Grade Total Bdrms. Baths Total Bdrms. Baths Total Bdrms. Baths -3,500 Total Bdrms. Baths -3,500
Room Count 5 2 2.0 5 2 2.0 6 3 2.0 0 6 3 2.0 0
Gross Living Area 1,239 sq.tt. 1,171 sq.ft. 0 1,348 sq.ft. -2,725 1,286 sq.ft. 0
Basement&Finished 1224sf428sfin 1171 sf0sfin 0 1348sf0sfin -1,240 1286sf320sfin 0
Rooms Below Grade 0rr2br0.Oba0o +2,140 +2,140 OrrObr1.Obalo -1,060
=Functional Utility Average Average Average Average
o Heating/Cooling FWA/Central FWA/Central FWA/Central FWA/Central
g Energy Efficient Items None None None None
Garage/Carport 2ga2dw 2ga2dw 2ga2dw 2ga2dw
z Porch/Patio/Deck Porch,Patio Porch,Patio Porch,Patio Porch,Patio
N Fire Place None Yes-1 -2,500 None Yes-1 -2,500
ITE Lawn sprinklers/landscaping Yes/Fair None/Average 0 Yes/Average -2,500 Yes,Average -2,500
a Upgrades None None None None
uNet Adjustment(Total) ❑+ ® - $ -12,046 El + ® - $ -6,259 ❑+ ® - $ -24,010
v,Adjusted Sale Price Net Adj. 7.2% Net Adj. 3.7% Net Adj. 13.3%
ili
of Comparables Gross Adj. 11.4% $ 155,954 Gross Adj. 12.7% $ 160,741 Gross Adj. 14.2%$ 156,190
w I Z did H did not research the sale or transfer history of the subject property and comparable sales.0 not,explain
My research ❑did ®did not reveal any prior sales or transfers of the subject property for the three years prior to the effective date of this appraisal.
Data Source(s) MLS and Public Records
My research ®did ❑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) MLS and Public Records.
Report the results of the research and analysis of the prior sale or transfer history of the subject property and com amble sales(report additional prior sales on page 3).
ITEM SUBJECT COMPARABLE SALE#1 COMPARABLE SALE#2 COMPARABLE SALE#3
Date of Prior Sale/Transfer 11/12/2008 10/22/2009 10/23/2008 04/03/2014
Price of Prior Sale/Transfer $0 $135,900 $0 $0
Data Source(s) Weld County Weld County Weld County Weld County
Effective Date of Data Source(s) 04/11/2014 04/11/2014 04/11/2014 04/11/2014
Analysis of prior sale or transfer history of the subject property and comparable sales The subject and all the Comparable Sales and listings were arms length
sales,unless otherwise noted. None have been listed for sale under a different MLS in the last three years unless otherwise noted here.The
subject's last transfer was a Quit Claim Deed. Comparable Sale#2 last transfer was a Quit Claim Deed.Comparable Sale#3 last transaction was
a Personal Representatives Deed and prior to that it sold on 03/09/2005 for$165,000.
Summary of Sales Comparison Approach The improvements of the subject conform to the neighborhood in terms of age,design,and construction
materials. Only the first four comparable sales are used in the final reconciliation of value. The comparable listings are placed in the report as a
benchmark of the current market and is not used in the final reconciliation of value.
_Indicated Value by Sales Comparison Approach$ 157,000
Indicated Value by:Sales Comparison Approach$ 157,000 Cost Approach(if developed)$ 164,958 Income Approach(if developed)$ 162,500
All weight is given to the sales comparison approach which is closely supported by the cost approach and income approach.
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This appraisal is made ❑"as is", ❑ subject to completion per plans and specifications on the basis of a hypothetical condition that the improvements have been
z 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 following required inspection based on the extraordinary assumption that the condition or deficiency does not require alteration or repair: The exterior being finished painted
o
n and the screens that are missing replaced. The exposed electrical in the basement being finished or disconnected to remove the safety hazard.
Based on a complete visual inspection of the interior and exterior areas of the subject property,defined scope of work,statement of assumptions and limiting
conditions,and appraiser's certification,my(our)opinion of the market value,as defined,of the real property that is the subject of this report is
$ 157,000 ,as of 04/16/2014 ,which is the date of inspection and the effective date of this appraisal.
Freddie Mac Form 70 March 2005 UAD Version 9/2011 Page 2 of 6 Fannie Mae Form 1004 March 2005
Form 1004UAD-111/inTOTAL"appraisal software by a la mode,inc.—1-800-ALAMODE
Main File No.2014-035!Pane#5 of 30
Uniform Residential Appraisal Report File#2014-035
Effective July 1,2013:Colorado Statute 12-61-710 requires the appraiser to disclose the fee paid to the appraiser for a residential real property
appraisal if the appraiser was engaged by an appraisal management company to complete the assignment. The fee paid for this assignment was
$350.00.
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COST APPROACH TO VALUE(not required by Fannie Mae)
Provide adequate information for the lender/client to replicate the below cost figures and calculations.
Support for the opinion of site value(summary of comparable land sales or other methods for estimating site value) There have been 11 Comparable Land sales from
the area in the past year. They ranged in price from$10,000-$14,900 with$14,900 being the most similar.
ESTIMATED ❑REPRODUCTION OR ®REPLACEMENT COST NEW OPINION OF SITE VALUE =$ 14,900
Source of cost data Marshall and Swift DWELLING 1,239 Sq.Ft.@$ 85.95 =$ 106,492
Quality rating from cost service Average Effective date of cost data 03/2014 Basement 1,224 Sq.Ft.@$ 19.36 =$ 23,697
a Comments on Cost Approach(gross living area calculations,depreciation,etc.) Extras =$ 12,458
u~i Depreciation is calculated using an effective age of 4 years and an Garage/Carport 441 Sq.Ft.@$ 22.90 =$ 10,099
cv economic life of 60 years. Extras include the fencing,patio,porch,and Total Estimate of Cost-New =$ 152,746
lawn sprinklers. Less Physical Functional Extemal
Depreciation 10,188 =$( 10,188)
Square footage of GLA is based on actual measurements of the subject Depreciated Cost of Improvements =5 142,558
taken by the appraiser. This appraisal should not be relied upon for "As-is"Value of Site Improvements =$ 7,500
insurance coverage purposes.
Estimated Remaining Economic Life(HUD and VA only) 56 Years INDICATED VALUE BY COST APPROACH =$ 164,958
INCOME APPROACH TO VALUE(not required by Fannie Mae)
• Estimated Monthly Market Rent$ 1300 X Gross Rent Multiplier 125 =$ 162,500 Indicated Value by Income Approach
Summa of Income A.'roach includin.sur rort for market rent and GRM Market rent is based on averse actual rents from this subdivision and GRM is
extracted from the market.
PROJECT INFORMATION FOR PUDs(if applicable)
Is the developer/builder in control of the Homeowners'Association(HOA)? ❑Yes ®No Unit type(s) ®Detached ❑Attached
Provide the following information for PUDs ONLY if the developer/builder is in control of the HOA and the subject property is an attached dwelling unit.
Legal Name of Project
▪ 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(s)
Was the project created by the conversion of existing building(s)into a PUD? ❑Yes ❑No If Yes,date of conversion.
• Does the project contain any moth-dwelling units? ❑Yes ❑No Data Source
Are the units,common elements,and recreation facilities complete? ❑Yes ❑No If No,describe the status of completion.
Are the common elements leased to or by the Homeowners'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 Page 3 of 6 Fannie Mae Form 1004 March 2005
Form 1004UAD—'WinTOTAL°appraisal software by a la mode,inc.—1-800-ALAMODE
Main File No.2014-0351 Page#6 of 30
Uniform Residential Appraisal Report File#2014-035
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 the 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 UAD Version 9/2011 Page 4 of 6 Fannie Mae Form 1004 March 2005
Form 1004UAD—"WinT0TAL"appraisal software by a la mode,inc.—1.800-ALAM0DE
Main File No.2014-0351 Page#7 of 30
Uniform Residential Appraisal Report File#2014-035
APPRAISER'S CERTIFICATION: 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 UAD Version 9/2011 Page 5 of 6 Fannie Mae Form 1004 March 2005
Form 1004UAD—'WinT0TAL"appraisal software by a la mode,icc.—1-800-ALAM0DE
Main File No.2014-0351 Page#8 of 30
Uniform Residential Appraisal Report File#2014-035
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 SUPERVISORY APPRAISER(ONLY IF REQUIRED)
Signatur Signature
Name Darin c oenhofer ` — Name
Company Name Advanced Realty Appraisers Company Name
Company Address 3202 Spruce Dr Company Address
Fort Collins,CO 80526
Telephone Number (970)214-5432 Telephone Number
Email Address darin schoenhofer@hotmail.com Email Address
Date of Signature and Report 04/23/2014 Date of Signature
Effective Date of Appraisal 04/16/2014 State Certification#
State Certification# CG4003o238 or State License#
or State License# State
or Other(describe) State# Expiration Date of Certification or License
State CO
Expiration Date of Certification or License 12/31/2016 SUBJECT PROPERTY
ADDRESS OF PROPERTY APPRAISED ❑ Did not inspect subject property
3416 Santa Fe Ave [] Did inspect exterior of subject property from street
Evans,CO 80620 Date of Inspection
APPRAISED VALUE OF SUBJECT PROPERTY$ 157,000 ❑ Did inspect interior and exterior of subject property
LENDER/CLIENT Date of Inspection
Name SettlementOne COMPARABLE SALES
Company Name First National Bank of Omaha
Company Address 1620 Dodge St,Omaha,NE 68197 ❑ Did not inspect exterior of comparable sales from street
❑ Did inspect exterior of comparable sales from street
Email Address Date of Inspection
Freddie Mac Form 70 March 2005 UAD Version 9/2011 Page 6 of 6 Fannie Mae Form 1004 March 2005
Form 1004UAD—'WinT0TAL"appraisal software by a la made,inc.—1-800-ALAM0DE
Main File No.2014-0351 Page#9 of 30
Uniform Residential Appraisal Report File#2014-035
FEATURE I SUBJECT COMPARABLE SALE#4 COMPARABLE SALE#5 COMPARABLE SALE#6
Address 3416 Santa Fe Ave 3602 Stampede Dr 3924 Stampede Dr 3904 Stampede Dr
Evans,CO 80620 Evans,CO 80620 Evans,CO 80620 Evans,CO 80620
Proximity to Subject 0.34 miles E 0.12 miles S 0.09 miles SE
Sale Price $ 150,000 $ 170,000 $ 168,000 $ 178,900
Sale Price/Gross Liv.Area $ 121.07 sq.ft.$ 150.04 sq.ft. $ 144.33 sq.ft. $ 152.65 sq.ft.
Data Source(s) Ires MLS#723634;DOM 70 Ires MLS#719304;DOM 217 Tres MLS#729395;DOM 6
Verification Source(s) Public Records Public Records Public Records
VALUE ADJUSTMENTS DESCRIPTION DESCRIPTION +(-)$Adjustment DESCRIPTION +(-)$Adjustment DESCRIPTION +(-)$Adjustment
Sales or Financing ArmLth Short +5,000 Listing
Concessions Conv;2500 -2,500 Listing;0 Listing;0
Date of Sale/Time s01/14;Unk +2,822 Active Active
x Location N;Res; B;Res;AdjPrk -10,000 N;Res; N;Res;
a Leasehold/Fee Simple Fee Simple Fee Simple Fee Simple Fee Simple
z Site 7,500 sf 7,392 sf 0 7,607 sf 0 7,405 sf 0
a View N;Res; N;Res; N;Res; N;Res;
z Design(Style) DT1;Ranch DT1;Ranch DT1;Ranch DT1;Ranch
tit Quality of Construction Q4 Q4 Q4 Q4
a Actual Age 13 13 13 13
s Condition C4 C4 C4 C3 -10,000
0 Above Grade Total Bdrms. Baths Total Bdrms. Baths -3,500 Total Bdrms. Baths -3,500 Total Bdrms. Baths -3,500
o
w Room Count 5 2 2.0 6 3 2.0 0 6 3 2.0 0 6 3 2.0 0
a Gross Living Area 1,239 sq.ft. 1,133 sq.ft. +2,650 1,164 sq.ft. 0 1,172 sq.ft. 0
u,Basement&Finished 1224sf428sfin 1111sf278sfin -1,130 1148sf1036sfin +760 1172sfOsfin 0
Rooms Below Grade Orr2br0.ObaOo Orr2brO.ObaOo +640 1rr2br1.0ba 1 o -8,220 +2,140
Functional Utility Average Average Average Average
Heating/Cooling FWA/Central FWA/None +2,500 FWA/Central FWA/Central
Energy Efficient Items None None None None
Garage/Carport 2ga2dw 2ga2dw 2qa2dw 2qa2dw
Porch/Patio/Deck Porch,Patio Patio +1,000 Patio +1,000 Patio +1,000
Fire Place None None None None
Lawn sprinklers/landscaping Yes/Fair None/Average 0 None/Average 0 None/Average 0
Upgrades None Wd Floors -1,500 None None
Net Adjustment(Total) ❑+ ® - $ -9,018 ❑+ ® - $ -4,960 ❑+ ® - $ -10,360
Adjusted Sale Price Net Adj. 5.3% Net Adj. 3.0% Net Adj. 5.8%
_of Comparables Gross Adj. 16.6%$ 160,982 Gross Adj. 11.0% $ 163,040 Gross Adj. 9.3% $ 168,540
Report the results of the research and analysis of the prior sale or transfer history of the subject property and cem?arable sales(report additional prior sales on page 3).
ITEM SUBJECT COMPARABLE SALE#4 COMPARABLE SALE#5 COMPARABLE SALE#6
Date of Prior Sale/Transfer 11/12/2008 11/23/2009 07/07/2009 08/06/2007
)..Price of Prior Sale/Transfer $0 $119,000 $122,808 $0
Q Data Source(s) Weld County Weld County Weld County Weld County
m Effective Date of Data Source(s) 04/11/2014 04/11/2014 04/11/2014 04/11/2014
wAnalysis of prior sale or transfer history of the subject property and comparable sales Comparable Sale#6 last transfer was a Warranty Deed.
J
a
co
Analysis/Comments
N
z
z
w
2
0
0
O
10
y
QJ
Q
Freddie Mac Form 70 March 2005 UAD Version 9/2011 Fannie Mae Form 1004 March 2005
Form 1004UAD.(AC)—'WinTOTAL"appraisal software by a la mode,inc.—1-800-ALAMODE
Main File No.2014-0351 Pane#10 of 30
Supplemental Addendum File No.2014-035
Borrower/Client Brandi Nollen Mertens
Property Address 3416 Santa Fe Ave
City Evans County Weld State CO Zip Code 80620
Lender First National Bank of Omaha
1004MC Scope of Work,MLS Limitations and Data Reported:
very requestsP The1004MC form has some inconsistencies and specific data.Much of this data is not available in local MLS or other data
II
sources. The appraiser cannot base conclusions,or report trends on inconsistent,unreliable,or partial data. Trend check boxes have
been left bland when data is unavailable,and DNA has been entered in the column where there is Data Not Available.
Many Colorado State residential neighborhoods/markets are heterogeneous in make-up which presents many issues in appraising.
Typically,local neighborhoods/markets have less data to rely on;often less similar properties must be utilized as comparables;and
some local neighborhoods/markets do not fit neatly into lender-specific lending guidelines. Therefore,the appraiser conducted personal
Market trend analysis and presented it on additional pages in order to conduct consistent analysis and report reliable data. The following
ferns are the noted issues of the 1004MC form in this neighborhood market.
1.The 1004 MC requests historical listing data(gray fields). The local MLS cannot provide historical data as requested. The only data
available is current active listing data as of the date and time queried. The appraiser has provided the number of active listings as of the
date and time of the analysis in his own analysis if available. See appraiser's Market Trend Analysis below.
2.Without historical listing data,historical absorption rates cannot be calculated. The appraiser has provided the overall absorption rate,
for the past year with personal analysis as data was available. The requested Overall Trend for the active listing data in the 1004MC has
not been completed due to lack of data as noted above. Other analysis and data has been provided in the appraisers analysis in order to
provide overall trends on Page on e(1)of the URAR.
3.The 1004MC is not consistent in its date ranges. It is not appropriate,consistent,or reliable methodology to compare different time
periods,then derive and opinion of value from them. A trend or market change may be missed in the 7-12 month period when those
quarters are combined. therefore the appraiser has conducted personal Market Trend Analysis and made all market condition
determinations from said data. The overall trends reported on Page one(1)of the URAR is taken from the appraiser's analysis which
may reflect some apparent differences in the 1004MC reported data and trends.
From April 2014 to April 2013 there were 23 total comparable sales in the marketing area of 10/20(limited to the subject subdivision).
The absorption rate averaged 2.25 houses per month. The low sales price was$153,250,the high was$219,900 and the median
sales price was$177,400 with an average collective days on market being 73. There are currently 3 active listings or a 1.33 month
supply. From April 2013 to April 2012 there were 20 sales in the subject marketing area. The absorption rate averaged 1.66 houses per
month.The lowest sale price was$118,000,the highest price was$189,000 and the median sales price was$162,000. There has
0
been a 13.5%increase in average price and a 9.5%increase in median price or an 0.83% per month increase.
PURPOSE AND INTENDED USE OF THE APPRAISAL:
The Intended User of this appraisal report is the Lender/Client.The Intended Use is to evaluate the property that is the subject of this
appraisal for a mortgage finance transaction,subject to the stated Scope of Work,purpose of the appraisal,reporting requirements of
this appraisal report form,and Definition of Market Value.No additional Intended Users are identified by the appraiser.
SCOPE OF WORK:
The scope of this appraisal is to estimate the market value of the subject property,given the specific limiting conditions and
assumptions contained within this report. This is a complete appraisal in summary report form,completed in compliance with Title XI of
the FIRREA Act and the Uniform Standards of Professional Appraisal Practice. The appraisal was prepared in accordance with the
requirements of the Uniform Standards of Professional Appraisal Practice".Additionally,Reg Z will also require a signed certification that
"The appraisal was prepared in accordance with the requirements of Title XI of the Financial Institutions Reform,Recovery and
Enforcement Act of 1989,as amended(12 U.S.C 331 et seq.)and any implementing regulations".Opinions and conclusions are based
on,and supported by the Multiple Listing Service/RES and Metrolist are the northern Colorado multiple l/sti y service.)county
accessors data and office data of comparable sales.
HIGHEST AND BEST USE:
The highest and best use of the subject site is residential,as improved. The highest and best use of a parcel of land is the most
reasonable and probable use which supports the greatest value as of the date of the appraisal.
MARKETING AND EXPOSURE TIME:
Exposure time is the estimated time the subject property would have been offered on the market prior to a hypothetical sales
transaction date. On an appraisal of market value,it is a retrospective estimate based upon an analysis of past events assuming a
competitive and open market. Marketing time is an estimated amount of time it might take to sell a property interest in real estate at
the estimated market value during the period immediately after the effective date of the appraisal.
The indicated value by the Sales Comparison Approach represents a cash equivalent price which reflects the end product of any
preceding discounting during the listing period. Published statistics tend to be skewed by the calculation of the statistic from the
last list price and may not reflect previous market exposure at a higher original price.
Form TADD—'WinTOTAL"appraisal software by a la mode,inc.—1-800-ALAMODE
Main File No.2014-0351 Page#11 of 30
Supplemental Addendum FileNo.2014-035
Borrower/Client Brandi Nollen Mertens
Property Address 3416 Santa Fe Ave
City Evans County Weld State CO Zip Code 80620
Lender First National Bank of Omaha
Marketing time assumes the following at a minimum;
1. The property will be listed with an active and knowledgeable agent familiar with the area.
2. The property will be visibly indicated as for sale/or rent.
3. The property will be listed for sale in a multiple listing site.
CERTIFICATIONS:
I have performed no other services,as an appraiser or in any other capacity,regarding the property that is the subject of the work under
review within the three-year period immediately preceding acceptance of this assignment.
SUBJECT:
At the time of the appraisal the property was occupied and all utilities were on and operational.The subject sales transaction had no real
estate agents involved. Per the owner,they estimated the sales price from the Weld County Assessors office,notice of valuation.
NEIGHBORHOOD:
The market value of the subject is below the indicated predominant neighborhood value,however it is well within the neighborhood value
range. The subject is not an under improvement,nor does it have an absorbanent land to value ratio. The present land use section has
a section that is labeled as other,this refers to vacant land.
SALES COMPARISONS:
The comparables chosen by the appraiser in this report were deemed to be the best available and the most similar comparables located
within the subject's neighborhood and/or marketing area at the time of the appraisal. The comparables were utilized in order to establish
the most accurate estimated opinion of market value for the subject property. The appraiser completed a thorough search of the
regional Multiple Listing Services,as well as the County Property Sales Database to identify and utilize the most relevant sales
comparables available. All Comparable Sales and listings are from the immediate subject subdivision. The appraiser preformed due
diligence in researching all sales from the subject's marketing area. According to Fannie Mae regulations,it is necessary to select
comparables that are most similar to the subject property. In the event that there is an insufficient amount of similar sales comparables
and neighboring properties are at a distance,the appraiser reserves the right to expand the parameters of the neighborhood as
necessary in order to utilize the most similar comparables.
All of the comparable sales chosen have sold in the last 12 months.All sold comparables were used due to the similar appeal,quality,
functional utility,dominant features,and GLA. No site sie adjustments are made if the difference is less than 1,000 sf. All Gross living
area adjustments were made at$25per square foot per local market influences. All basement adjustments were made at$10 per square
foot for size and$10 per square foot for finish except for the subject which was made at$5 per square foot as it was missing electrical
work,trim,doors and closet racks/shelving. No size adjustments were made if the difference between the subject and the comparable
was less than 75 square feet. Bedroom adjustments are made at$3,500 per room up to four bedrooms,the market doesn't recognize a
value difference after four bedrooms. Bathroom adjustments are made at$1,500 for a full and$500 for a 1/2 bath.Age adjustments are
based on effective age and not actual age.All adjustments were derived from the local market using primary data analysis,matched
pairs,and verified though conversations with local real estate professionals. If there were no discernible contributions,certain
comparable items may not have been adjusted due to the markets perceived value.
COMPARABLE 1:Is adjusted for its concessions,time of sale,condition,basement finish,and fire place.
COMPARABLE 2:Is adjusted for its concessions,time of sale,site size,bedroom count,gross living area,basement square feet,
basement finish,and landscaping.
COMPARABLE 3:Is adjusted for its concessions,site size,condition,bedroom count,basement finish,fire place,and landscaping.
COMPARABLE 4: Is adjusted for its concessions,time of sale,location,bedroom count,gross living area,basement square feet,
basement finish,cooling,porch, and upgrades.
COMPARABLE 5:Is adjusted for its financing concessions,bedroom count,basement square feet,basement finish,and porch.
COMPARABLE 6:Is adjusted for its condition,bathroom count,basement finish,and porch.
RECONCILIATION:
The major features of the comparable sales were compared to the subject and were analyzed and weighted using paired sales analysis.
If through paired sales and market analysis there were no discernible contributions,certain comparable items may not have been
adjusted due to the markets perceived value. Only the first four Comparable Sales were used in the final estimate of value,and are
placed in the report by the amount of weight given each,with Comparable Sale#1 given the most weight and Comparable Sale#4
given the least. The Comparable Listings are not utilized in the final reconciliation of value,they are placed in the report as a benchmark
to help show what market value is for the subdivision. The subject is under contract for less than any other Comparable Sale has closed
Form TADD—"WinT0TAL"appraisal software by a la mode,inc.—1-800-ALAM0DE
Main File No.2014-035i Page#12 of 30
Supplemental Addendum File No.2014-035
Borrower/Client Brandi Nollen Mertens
Property Address 3416 Santa Fe Ave
City Evans County Weld State CO Zip Code 80620
Lender First National Bank of Omaha
for in the subject subdivision in the past year,this is due to the lack of a real estate appraiser being involved in the transaction.There are
no sales commissions that need to be paid which would be around$9,000 had it been placed on the open market,which then would
place the subject slightly below both the median and the average sales price but well within the market range. Due to the lack of like to
like Comparable Sales it was necessary to make adjustments that are larger than normal,but was necessary to obtain the market value.
Comparable Sale#6 price per square foot varies from the subject by more than 25%. The appraiser performed due diligence and called
the listing agents to ensure that the proper Comparable Sales had been chosen for this job.
Form TACO—'WinT0TAL"appraisal software by a la mode,inc.—1-800-ALAM0DE
Main File No.2014-0351 Page#13 of 30
Market Conditions Addendum to the Appraisal Report File No. 2014-035
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 an effective date on or after April 1,2009.
Property Address 3416 Santa Fe Ave City Evans State CO ZIP Code 80620
Borrower Brandi Nollen Mertens
Instructions:The appraiser must use the information required on this form as the basis for his/her conclusions,and must provide support for those conclusions,regarding
housing trends and overall market conditions as reported in the Neighborhood section of the appraisal report form.The appraiser must fill in all the information to the extent
it is available and reliable and must provide analysis as indicated below,If any required data is unavailable or is considered unreliable,the appraiser must provide an
explanation.It is recognized that not all data sources will be able to provide data for the shaded areas below;if it is available,however,the appraiser must include the data
in the analysis.tf data sources provide the required information as an average instead of the median,the appraiser should report the available figure and identity it as an
average.Sales and listings must be properties that compete with the subject property,determined by applying the criteria that would be used by a prospective buyer of the
subject property.The appraiser must explain any anomalies in the data,such as seasonal markets,new construction,foreclosures,etc.
Inventory Analysis Prior 7-12 Months Prior 4-6 Months Current-3 Months Overall Trend
Total#of Comparable Sales(Settled) 15 2 8 X Increasing ❑Stable ❑Declining
Absorption Rate(Total Sales/Months) 2.50 0.67 2.67 ®Increasing ❑Stable ❑Declining
Total#of Comparable Active Listings 2 5 3 ®Declining ❑Stable ❑Increasing
Months of Housing Supply(Total Ustings/Ab.Rate) 0.8 7.5 1.1 ®Declining ❑Stable ❑Increasing
Median Sale&List Price,DOM,Sale/List% Prior 7-12 Months Prior 4-6 Months Current—3 Months Overall Trend
Median Comparable Sale Price 177,400 161,014 182,750 ®Increasing ❑Stable ❑Declining
Median Comparable Sales Days on Market 58 108 56 ®Declining ❑Stable ❑Increasing
Median Comparable List Price 167,450 174,000 178,900 ®Increasing ❑Stable ❑Declining
Median Comparable Listings Days on Market DNA DNA DNA ❑Declining j❑Stable E Increasing
Median Sale Price as%of List Price 100.44 98.6 101.1 ❑Increasing ®Stable ❑Declining
Seller-(developer,builder,etc.)paid financial assistance prevalent? ®Yes ❑No ®Declining ❑Stable ❑Increasing
Explain in detail the seller concessions trends for the past 12 months(e.g.,seller contributions increased from 3%to 5%,increasing use of buydowns,closing costs,condo
a fees,options,etc.). Seller concessions for the past 12 months are declining. From April 2014 to April 2013 66.7%of the sales had seller paid
concessions,which were mainly closing costs,the values ranged from$1,500-$5,200. From April 2013 to April 2012,14 of the 20 sales had
w concessions,or 70%.The concessions ranged from$1,500-$8,547.
I-
w
Are foreclosure sales REO sales a factor in the market? ❑Yes ®No If es,ex lain includini the trends in listinrs and sales of foreclosed rro.erties
From April 2014 to April 2013 there were 27 houses that closed in the subject's marketing area of 10/20(limited to the subject subdivision)2 of
which were distressed or 7.4%. From April 2013 to April 2012 there were 20 houses that closed of which 5 were distressed or 25%.
Cite data sources for above information. All cited information is taken from the local Multiple Listings Services(IRES and Metrolist) and reconciled
with County Assessor records. All the foreclosure sales and seller concession trend data was taken from the market areas of 10/20(limited to
the subject subdivision)
Summarize the above infatuation as support for your conclusions in the Neighborhood section of the appraisal report form.ff you used any additional information,such as
an analysis of pending sales and/or expired and withdrawn listings,to formulate your conclusions,provide both an explanation and support for your conclusions.
THE NUMBER OF SALES OF COMPARABLE PROPERTIES WITHIN THE SUBJECTS MARKET AREA IS TOO SMALL TO BE
STATISTICALLY SIGNIFICANT AND,AS SUCH,TRENDS CANNOT BE RELIABLY IDENTIFIED.TRYING TO IDENTIFY FROM SUCH
SMALL DATA POOLS WOULD BE MISLEADING AND IN VIOLATION OF THE CONDUCT SECTION OF THE ETHICS RULE OF USPAP.
SEE ATTACHED ADDENDUM ON PREVIOUS PAGE.
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 L Increasing
Months of Unit Supply(Total Listings/Ab.Rate) ❑Declining Stable C Increasing
Are foreclosure 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.
U
Summarize the above trends and address the impact on the subject unit and project.
Signature 0 `` Signature
Appraiser Name Darin K`Schoen o er " Supervisory Appraiser Name
Company Name Advanced Realty Appraisers Company Name
Company Address 3202 Spruce Dr,Fort Collins,CO 80526 Company Address
State License/Certification# CG40030238 State CO State License/Certification# State
Email Address darin_schoenhofer@hotmail.com Email Address
Freddie Mac Form 71 March 2009 Page 1 of 1 Fannie Mae Form 1004MC March 2009
Form 1004MC2—1/VinTOTAL"appraisal software by a la mode,inc.—1-800-ALAMODE
Main File No. 2014-035 Page #14 of 30
•
Subject Photo Page
Borrower/Client Brandi Nollen Mertens
Property Address 3416 Santa Fe Ave
City Evans County Weld State CO Zip Code 80620
Lender First National Bank of Omaha
Subject Front
3416 Santa Fe Ave
Sales Price 150,000
Gross Living Area 1 ,239
= Total Rooms 5
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via: Total Bedrooms 2
=_" Total Bathrooms 2.0
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L Location N ;Res;
l l 3 View N ,Res,
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Quality Q4
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Form PICPIX.SR — "WinTOTAL" appraisal software by a la mode, inc. — 1 -800-ALAMODE
Main File No. 2014-035 Page #15 of 30
Photograph Addendum
Borrower/Client Brandi Nollen Mertens
Property Address 3416 Santa Fe Ave
City Evans County Weld State CO Zip Code 80620
Lender First National Bank of Omaha
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Form PIC15 — "WinTOTAL° appraisal software by a la mode, inc. — 1 -800-ALAMODE
I
Main File No. 2014-035 Page #16 of 30
Photograph Addendum
Borrower/Client Brandi Nollen Mertens
Property Address 3416 Santa Fe Ave
City Evans County Weld State CO Zip Code 80620
Lender First National Bank of Omaha
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Stains/paint damage in the hallway. This does Drywall damage in the master bedroom , this
not need repaired . does not need repaired .
Form PICSIX2 — "WinTOTAL" appraisal software by a la mode, inc. — 1 -800-ALAMODE
Main File No. 2014-035 Page #17 of 30
Photograph Addendum
Borrower/Client Brandi Nollen Mertens
Property Address 3416 Santa Fe Ave
City Evans County Weld State CO Zip Code 80620
Lender First National Bank of Omaha
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either be finished to code or be unhooked either be finished to code or be unhooked
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either be finished to code or be unhooked either be finished to code or be unhooked
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All exposed electrical in the basement must All exposed electrical in the basement must
either be finished to code or be unhooked either be finished to code or be unhooked
from the electrical panel. from the electrical panel .
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Form PICSIX2 — "WinTOTAL" appraisal software by a la mode, inc. — 1 -800-ALAMODE
I
Main File No. 2014-035 Page #18 of 30
Building Sketch
Borrower/Client Brandi Nollen Mertens
Property Address 3416 Santa Fe Ave
City Evans County Weld State CO Zip Code 80620
Lender First National Bank of Omaha
5' 6" Q.
10' / `�O, 23' 6" 2' 5' 5"2' 1" 23' 6"
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Patio
Master Master
o Bath Bedroom
.-4 Dining Tile Carpet
Tile 10'
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Tile - Unfinished
Bedroom
Kitchen Bedroom Carpet
Tile
Living Laundry Carpet
Carpet 5.
Foyer 16' 16'
Bedroom
Carpet Utility I
a 12' I A 12'
N
15' •
• _ 15'
Garage
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7' 21'
TOTAL Sketch by a la mode, inc. Area Calculations Summary
Living Area Calculation Details
First Floor 1239 Sq ft 0.5 x 2 x 2 = 2
0.5x2x2 = 2
5.5 x 2 = 11
25 x 16 = 400
17 x 10 = 170
27 x 22 = 594
4x 15 = 60
Total Living Area (Rounded): 1239 Sq ft
Non-living Area
2 Car attached 441 Sq ft 21 x 21 = 441
Porch 154.34 Sq ft 14 x 7 = 98
5 x 4 = 20
0.5x5x10 = 25
Arc = 11.34
Patio 100 Sq ft 10 x 10 = 100
Basement 1224 Sq ft 25 x 16 = 400
17 x 10 = 170
27 x 22 = 594
4 x 15 = 60
Form SKT.BIdSkI — "WinTOTAL" appraisal software by a la mode, inc. — 1 -800-ALAMODE
Main File No. 2014-035 Page #19 of 30
Comparable Photo Page
Borrower/Client Brandi Nollen Mertens
Property Address 3416 Santa Fe Ave
City Evans County Weld State CO Zip Code 80620
Lender First National Bank of Omaha
t k� : .2 vrt � , r 1 . TP,11 f17� ( f,1,
,..-... ,1%,,W411-4$1•16.4 i , 1 fit, l' nf ¢�szpe,� :"Y ��, � fe , g -
� i30 s� ,,, � "'in'A �j l � n _ J -1f�.% Comparable 1
Sa':;' .y„r - b 11 RSi &'"°,;.z. '} ,� - 'l.. ' r,l,e.L 4‘;;;•,:a�1f!ekaa.44.S t Ui 4:{�, -14:1•• 4.: . cH „ • y l.-1. .?.
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f f� -4 I ' ( L< '',`� •„'1 l.^ b 3 L _ l '3 J e• , L , > A. EI t . ,•` ,'e• w S f -j Jr
11iX_' ,:r Ac ' < 4' < • •h• ^. •! ♦ 4 *- ,.p er . �. 1 S .. ., ) tr� \4' 3711 Ironhorse Dr
b s_... AF t ' .* '' �: rsK " 3. 1 ''ye1. r3 ,/ 4 r rt $ . 2 1
.rt,. , , + _` - •' �_ s Prox. to Subject 0. 20 miles E
. Mr; a .1 ib3 ('.' , A 1rt• 1.' ' .: 1 ' ' , .. Sales Price 168,000
` 1
• Gross Living Area 1 171
m 9
. : . NTH > . • _ �
Y _ f Total Rooms 5
` t m` .1 k � z Total Bedrooms 2
Total Bathrooms 2.0
t' ILIli�l1lil� 11 " Location N ,Res;
HI �.. —.,.,. View N ,Res,
�9: • i.w, • Site 8,216 sf
a" � 4 ti 3 Quality Q4
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Comparable 2
3018 39th Ave
Prox. to Subject 0. 35 miles NE
�,,. Sales Price 167,000
>,,,,,09•""flikim . Gross Living Area1 , 348
s L� . ..�_, Total Rooms 6
xr-
r " R ti Total Bedrooms 3
: t Total Bathrooms 2.0
ILocation N ;Res;
*lean , i View N ; Res;
_ .. Site 5,088 sf
Quality O4
. _.�. Age 12•Y:. Comparable 3
3816 Tumbleweed Dr
•
Prox. to Subject 0.29 miles SE
Sales Price 180,200
_ r> Gross Living Area 1 ,286
Total Rooms 6
`� srr1 s Total Bedrooms 3
4J . Total Bathrooms 2.0
+ .G - r % `
1.
� ; ` f' Location N ,Res,
4< x ''j�f View N ;Res;
` �1 ,`��' !' oist i Site 6,001 sf
to Quality Q4
'' '
Age 12
•
- •
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Form PICPIX.CR — "WinTOTAL" appraisal software by a la mode, inc. — 1 -800-ALAMODE
• Main File No. 2014-035 Page #20 of 30
•
Comparable Photo Page
Borrower/Client Brandi Nollen Mertens
Property Address 3416 Santa Fe Ave
City Evans County Weld State CO Zip Code 80620
Lender First National Bank of Omaha
i
1�3 s Comparable 4
3602 Stampede Dr
Prox, to Subject 0. 34 miles E
Sales Price 170,000
Gross Living Area 1 , 133
Total Rooms 6
y•,a Total Bedrooms 3
y" Total Bathrooms 2.0
lit
Location B;Res;Adj Prk
r View N ;Res;
got r ' a#- Site 7,392 sf
Quality Q4
_ ..� _ �r'"r` ` Age 13
-
.
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Comparable 5
3924 Stampede Dr
Prox. to Subject 0. 12 miles S
Sales Price 168,000
at
Gross Living Area 1 , 164
Total Rooms 6
r Total Bedrooms 3
ti
Total Bathrooms 2. 0
1{ .
r . - Si' Li
yxyt,: a3 Location N;Res;
! f 'f View N ;Res;
F ,� " ��h. �. Site 7,607 sf
. C a*•-
.�.t .-�3• 3.•Q'. ,� , Quality Q4
),►4.. ^• a
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• Y < kyy5 u "4.•^�,r •,..44.,-;* ' ti �t�• ,. '�f•` ,{� ye w • .. �,SititwootPtAhr��yy{{;if -"et"
>.t ,#sa k r:..) t` .sv"; 7•�icali^ 1 '4, .=4pe 4.11;a4.ir: 1t'a`a 'Ato ati .."3. •-•"1:S.,,,
-y.6101• • ..v t. N- It ,r,a . *. 4+ •ca3".!46:"C?:-q, yya. -Or"'?B'"'-- * - .__. 1
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Comparable 6
_ 3904 Stampede Dr
•• 3�" vc YG tr)'4 t
Prox. to Subject 0.09 miles SE
K ' aT3 r H ,3 • -
'n Sales Price 178, 900
Gross Living Area 1 , 172
Total Rooms 6
Total Bedrooms 3
Total Bathrooms 2. 0
4.
x 1 ,F K - Location N ;Res;
A: s '.t_Y1/4-. °. .: View N ;Res;
. Iliwrr
w "'...' Site 7,405 sf
� R. si Nfrp3 M T.--.' 1 Sly ta .. _ . , x ..� .. Quality Q4
_ Age 13
Form PICPIX.CR — "WinTOTAL" appraisal software by a la mode, inc. — 1 -800-ALAMODE
Main File No. 2014-035 Pane #21 of 30
Comparable Sales Map
Borrower/Client Brandi Nollen Mertens
Property Address 3416 Santa Fe Ave
City Evans County Weld State CO Zip Code 80620
Lender First National Bank of Omaha
. , eric& 11]
4, u.
a la mode, inc. J
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Comparable # 2
3018 39th Ave
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3zt,cr St oesa Dr au
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Stageco • 3711 henbane Or
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39245tampek Dr 1.
Ponderosa Dr
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a. U 3816 "NM bleweed Ct.
E Tumbleweed Dr c __
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confificia p.:‘,1:. p.t. ti.k.-,-;.15
Form MAP.L0C — "WinT0TAL" appraisal software `
Main File No.2014-0351 Pane#22 of 30
File No. 2014-035
UNIFORM APPRAISAL DATASET(UAD) DEFINITIONS ADDENDUM
(Source:Fannie Mae UAD Appendix D:UAD Field-Specific Standardization Requirements)
Condition Ratings and Definitions
C1
The improvements have been very recently constructed and have not previously been occupied.The entire structure and all components are new
and the dwelling features no physical depreciation.*
*Note:Newly constructed improvements that feature recycled materials and/or components can be considered new dwellings provided that the
dwelling is placed on a 100%new foundation and the recycled materials and the recycled components have been rehabilitated/re-manufactured
into like-new condition.Recently constructed improvements that have not been previously occupied are not considered"new"if they have any
significant physical depreciation(re.,newly constructed dwellings that have been vacant for an extended period of time without adequate
maintenance or upkeep).
C2
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 either are almost new or have been recently completely renovated and
are similar in condition to new construction.
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.
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.
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 is somewhat diminished due to condition,but the dwelling remains
useable and functional as a residence.
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.
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 of 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 residence 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.
Q3
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 owner's 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.
04
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.
UAD Version 9/2011
Form UADDEFINE—"WinT0TAL"appraisal software by a la mode,inc.—1-800-ALAMODE
Main File No.2014-035!Page#23 of 301
UNIFORM APPRAISAL DATASET(UAD) DEFINITIONS ADDENDUM
(Source:Fannie Mae UAD Appendix D:UAD Field-Specific Standardization Requirements)
Quality Ratings and Definitions(continued)
Q5
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.
06
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
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 physicaVfunctional 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 to 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
period,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
Form UADDEFINE—"WinTOTAL"appraisal software by a la mode,inc,—1-800-ALAMODE
Main File No.2014-0351 Pape#24 of 30
UNIFORM APPRAISAL DATASET (UAD) DEFINITIONS ADDENDUM
(Source:Fannie Mae UAD Appendix D:UAD Field-Specific Standardization Requirements)
Abbreviations Used in Data Standardization Text
Abbreviation Full Name Fields Where This Abbreviation May Appear
ac Acres Area,Site
AdjPrk Adjacent to Park Location
AdjPwr Adjacent to Power Lines Location
A Adverse Location&View
ArmLth Arms Length Sale Sale or Financing Concessions
ba Bathroom(s) Basement&Finished Rooms Below Grade
br Bedroom Basement&Finished Rooms Below Grade
B Beneficial Location&View
Cash Cash Sale or Financing Concessions
CtySky City View Skyline View View
CtyStr City Street View View
Comm Commercial Influence Location
c Contracted Date Date of Sale/Time
Cony Conventional Sale or Financing Concessions
CrtOrd Court Ordered Sale Sale or Financing Concessions
DOM Days On Market Data Sources
e Expiration Date Date of Sale/Time
Estate Estate Sale Sale or Financing Concessions
FHA Federal Housing Authority Sale or Financing Concessions
GlfCse Golf Course Location
Glfvw Golf Course View View
Ind Industrial Location&View
in Interior Only Stairs Basement&Finished Rooms Below Grade
Lndfl Landfill Location
LtdSght Limited Sight View
Listing Listing Sale or Financing Concessions
Mtn Mountain View View
N Neutral Location&View
NonArm Non-Arms Length Sale Sale or Financing Concessions
BsyRd Busy Road Location
o Other Basement&Finished Rooms Below Grade
Prk Park View View
Pstrl Pastoral View View
PwrLn Power Lines View
PubTrn Public Transportation Location
rr Recreational(Rec)Room Basement&Finished Rooms Below Grade
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
s Settlement Date Date of Sale/Time
Short Short Sale Sale or Financing Concessions
st 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
wu Walk Up Basement Basement&Finished Rooms Below Grade
WtrFr Water Frontage Location
Wtr Water View View
Woods Woods View View
Other Appraiser-Defined Abbreviations
Abbreviation Full Name Fields Where This Abbreviation May Appear
UAD Version 9/2011
Form UADDEFINE—"WinTOTAL"appraisal software by a la mode,inc.—1-800-ALAMODE
Main File No.2014-0351 Page#25 of 30
USPAP COMPLIANCE ADDENDUM File No.:2014-035
Borrower Brandi Nollen Mertens Order#
Property Address 3416 Santa Fe Ave
City Evans County Weld State CO Zip Code 80620
Lender/Client First National Bank of Omaha Client Reference#
Only those items checked X apply to this report
PURPOSE,FUNCTION AND INTENDED USE OF THE APPRAISAL
® The purpose of the appraisal is to provide an opinion of market value of the subject property as defined in this report,on behalf of the appraisal
company facilitating the assignment for the referenced client as the intended user of the report.The only function of the appraisal is to assist the
client mentioned in this report in evaluating the subject property for lending purposes.The use of this appraisal by anyone other than the stated
intended user,or for any other use than the stated intended use,is prohibited.
® The purpose of the appraisal is to provide an opinion of market value of the subject property as defined in this report,on behalf of the appraisal
company facilitating the assignment for the referenced client as the intended user of the report.The only function of the appraisal is to assist the
client mentioned in this report in evaluating the subject property for Real Estate Owned(REO)purposes.The use of this appraisal by anyone
other than the stated intended user,or for any other use than the stated intended use,is prohibited.
• The purpose of the appraisal is to on behalf of the appraisal company facilitating the assignment for
the referenced client as the intended user of this report.The only function of the appraisal is to assist the client mentioned in this report in
evaluating the subject property for .The use of this appraisal by anyone other than the stated intended
user,or for any other use than the stated intended use is prohibited.
TYPE OF APPRAISAL AND APPRAISAL REPORT
® This is a Complete Appraisal written in a Summary Report format and the USPAP Departure Rule has not been invoked.
❑ This is a Limited Appraisal written in a Report format and the USPAP Departure Rule has been invoked as disclosed in
the body or addenda of the report.The client has agreed that a Limited Appraisal is sufficient for its purposes.
SCOPE(EXTENT)OF REPORT
® the appraisal is based on the information gathered by the appraiser from public records,other identified sources,inspection of the subject
property and neighborhood,and selection of comparable sales,listings,and/or rentals within the subject market area.The original source of the
comparables is shown in the Data Source section of the market grid along with the source of confirmation,if available.The original source is
presented first.The sources and data are considered reliable.When conflicting information was provided,the source deemed most reliable has
been used.Data believed to be unreliable was not included in the report nor used as a basis for the value conclusion.The extent of analysis
applied to this assignment may be further imparted within the report,the Appraiser's Certification below and/or any other Statement of Limiting
Conditions and Appraiser's Certification such as may be utilized within the Freddie Mac form 439 or Fannie Mae form 1004b(dated 6/93),when
applicable.
MARKETING TIME AND EXPOSURE TIME FOR THE SUBJECT PROPERTY
• A reasonable marketing time for the subject property is day(s)utilizing market conditions pertinent to the appraisal assignment
Z A reasonable exposure time for the subject property is 73 day(s)utilizing market conditions pertinent to the appraisal assignment
APPRAISER'S CERTIFICATION
I certify that,to the best of my knowledge and belief:
- The statements of fact contained in this report are true and correct.
- The report analyses,opinions,and conclusions are limited only by the reported assumptions and limiting conditions,and are my personal,
impartial,and unbiased professional analyses,opinions,and conclusions.
I have no present or prospective interest in the property that is the subject of this report,and nor personal interest with respect to the parties
involved,unless otherwise stated within the report.
- I have no bias with respect to the property that is the subject of this report or to the parties involved with this assignment
- My engagement in this assignment was not contingent upon developing or reporting predetermined results.
- My compensation for completing this assignment is not contingent upon the development or reporting of a predetermined value or direction in
value that favors the cause of the client,the amount of the value opinion,the attainment of a stipulated result,or the occurrence of a subsequent
event directly related to the intended use of this appraisal.
- My analyses,opinions,and conclusions were developed,and this report has been prepared,in conformity with the Uniform Standards of
Professional Appraisal Practice.
- I have ® or have not ❑ made a personal inspection of the property that is the subject of this report.(If more than one person signs this report,
this certification must clearly specify which individuals did and which individuals did not make a personal inspection of the appraisal property.)
- No one provided significant professional assistance to the person signing this report.(If there are exceptions,the name of each individual
providing significant professional assistance must be stated.)
NOTE In the case of any conflict with a client provided certification(/.e.,Fannie Mae or Freddie Mac),this revised certification shall take
precedence
APPRAISER'S AND SUPERVISORY APPRAISER'S SIGNATURE
APPRAISER SUPERVISORY-APPRAISER (only if required)
Signature: a•..- .._ Signature:
Name: Darin K Schoenhofer Name:
Date of Report(Inspection): 04/16/2014 Date of Report(Inspection):
State License/Certification#: CG40030238 State License/Certification#:
State of License/Certification: CO State of License/Certification:
Expiration Date of License/Certification: 12/31/2016 Expiration Date of License/Certification:
❑Did inspect subject property ❑ Inspected Comparables
❑Interior&Exterior ❑ Interior&Exterior
❑Exterior only ❑ Exterior only
USPAP Compliance Addendum.4/99
Advanced Realty Appraisers(970)214-5432
Form FAUCA—"WinTOTAL"appraisal software by a la mode,inc.—1-800-ALAMODE
Main File No.2014-0351 Page#28 of 30
File No.2014-035
QUALIFICATIONS OF THE APPRAISER COMPLETING THIS APPRAISAL
Darin K. Schoenhofer
Colorado Certified General Appraiser
License#40030238
Federal Tax ID#06-1655578
Business Affiliations
Company: Advanced Realty Appraisers LLC
3202 Spruce Dr
Fort Collins,CO 80526
Term: March 2007-Present
Title: Director
Services Offered: Residential and commercial appraisals
Company: Schoenhofer Appraisal Service LLC
PO Box 1463
Wellington,CO 80549
Term: November 2002-March 2007
Title: Director
Services Offered: Residential appraisals
Professional Affiliations and Licenses
Loveland-Berthoud Association of Realtors
Land Safe Certified#LSA23966
Education
Bachelors of Science in Behavior Science
Bellevue University
Appraisal Education
McKissock Institute-December 2010
Construction Details and Trends
Foundations in Sustainability: Greening the Real Estate and Appraisal Industries
Fair Housing
Current Issues in Appraisal
Environmental Contamination of Income Properties
Environmental Issues for Appraisers
2010-2011 National USPAP Update
Mckissock Institute-December 2009
2008-2009 National USPAP Update
Lincoln Graduate School-November 2006
Direct Capitalization of Income Property
Yield Capitalization of Income Property
Financial Analysis of Income Property
Commercial Investment Appraisal
Lincoln Graduate School-October 2002
National Uniform Standards of Professional Appraisal Practice
Principles of Real Estate Appraisal
Principles of Appraisal Review
Farm and Land Appraisal
Form DCVR—'1NinT0TAL"appraisal software by a la mode,inc.—1-800-ALAMODE
1
Main File No.2014-0351 Page#26 of 30
ENVIRONMENTAL ADDENDUM
APPARENT*HAZARDOUS SUBSTANCES AND/OR DETRIMENTAL ENVIRONMENTAL CONDITIONS
File#2014-035
Borrower/Client Brandi Nollen Mertens
Property Address 3416 Santa Fe Ave
City Evans County Weld State CO Zip Code 80620
Lender First National Bank of Omaha
*Apparent is defined as that which is visible,obvious,evident or manifest to the appraiser.
This Environmental Addendum is for use with any real estate appraisal. Only the statements which have been marked by the appraiser apply to the Subject property.
This addendum reports the results of the appraiser's routine viewing of and inquiries about the subject property and its surrounding area. It also states what assumptions
were made about any observed evidence of any hazardous substances and/or detrimental environmental conditions. The appraiser is not an expert environmental inspector
and therefore might be unaware of existing hazardous substances and/or detrimental environmental conditions which may have a negative effect on the safety or value of the
property. It is possible that tests and inspections made by a qualified environmental inspector would reveal the existence of hazardous materials and/or detrimental
environmental conditions on or around the property that would negatively affect its safety and value.
I DRINKING WATER
® Drinking water is supplied to the subject from a municipal water supply which is considered safe.However,the only way to be absolutely certain that the water meets
published standards is to have it tested at all discharge points.
❑ Drinking water is supplied by a well or other non-municipal source. It is recommended that tests be made to be certain that the property is supplied with adequate
drinking water.
® Lead can get into drinking water from its source,the pipes,at all discharge points,plumbing fixtures and/or appliances.The only way to be certain that water does
not contain an unacceptable lead level is to have it tested at all discharge points.
Z The opinion of value is based on the assumption that there is an adequate supply of safe,lead-free drinking water.
Comments:
SEWER SYSTEM
Z Sewage is removed from the property by a municipal sewer system.
• Sewage is disposed of by a septic system or other sanitary on-site waste disposal system.The only way to determine that the disposal system is adequate and in good
good working condition is to have it inspected by a qualified inspector.
Z The opinion of value is based on the assumption that the sewage is disposed of by a municipal sewer or an adequate properly permitted alternate
treatment system in good condition.
Comments:
SOIL CONTAMINANTS
gl There are no aooarent signs of soil contaminants on or near the subject property(except as stated in Comments,below). tt is possible that research,inspection and
testing by a qualified environmental inspector would reveal existing and/or potential hazardous substances and/or detrimental environmental conditions on or around
the property that would negatively affect its safety and value.
❑ The opinion of value is based on the assumption that the subject property is free of soil contaminants.
Comments:
III
I ASBESTOS
❑ All or part of the improvements were constructed before 1979 when asbestos was a common building material.The only way to be certain that the property is free of
triable and non-friable asbestos is to have it inspected and tested by a qualified asbestos inspector.
BI The improvements were constructed after 1979.No apparent friable asbestos was observed(except as stated in Comments,below).
® The opinion of value is based on the assumption that there is no uncontained friable asbestos or other hazardous asbestos material on the property.
Comments:
PCBs(POLYCHLORINATED BIPHENYLS) ❑
® There were no apparent leaking fluorescent light ballasts,capacitors or transformers anywhere on or nearby the property(except as stated in Comments,below).
® There was no apparent visible or documented evidence known to the appraiser of soil or groundwater contamination from PCBs anywhere on the property(except
as reported in Comments below).
E The opinion of value is based on the assumption that there are no uncontained PCBs on or nearby the property.
Comments:
RADON
® The appraiser is not aware of any radon tests made on the subject property within the past 12 months(except as stated in Comments,below).
ZI The appraiser is not aware of any indication that the local water supplies have been found to have elevated levels of radon or radium.
® The appraiser is not aware of any nearby properties(except as stated in Comments,below)that were or currently are used for uranium,thorium or radium extraction
or phosphate processing.
• The opinion of value is based on the assumption that the Radon level is at or below EPA recommended levels.
Comments:
Form 69F2—"WinTOTAL"appraisal software by a la mode,inc.—1-800-ALAMODE
Main File No.2014-0351 Page#27 of 30
•
USTs(UNDERGROUND STORAGE TANKS)
• There is no apparent visible or documented evidence known to the appraiser of any USTs on the property nor any known historical use of the property that would
likely have had USTs.
• There are no apparent petroleum storage and/or delivery facilities(including gasoline stations or chemical manufacturing plants)located on adjacent properties(except
as reported in Comments below).
❑ There are apparent signs of USTs existing now or in the past on the subject property.It is recommended that an inspection by a qualified UST inspector be obtained to
determine the location of any USTs together with their condition and proper registration if they are active;and it they are inactive,to determine whether they were
deactivated in accordance with sound industry practices.
® The opinion of value is based on the assumption that any functioning USTs are not leaking and are properly registered and that any abandoned USTs are
free from contamination and were properly drained,filled and sealed.
Comments:
NEARBY HAZARDOUS WASTE SITES
® There are no apparent hazardous waste sties on the subject property or nearby the subject properly(except as stated in Comments,below).Hazardous Waste Site
search by a trained environmental engineer may determine that there is one or more hazardous waste sites on or in the area of the subject property.
® The opinion of value is based on the assumption that there are no hazardous waste sites on or nearby the subject property that negatively affect the
value or safety of the property.
Comments:
UREA FORMALDEHYDE INSULATION(UFFI)
❑ All or part of the improvements were constructed before 1982 when urea foam insulation was a common building material.The only way to be certain that the
property is free of urea formaldehyde is to have it inspected by a quafdied urea formaldehyde inspector.
® The improvements were constructed after 1982.No apparent urea formaldehyde materials were observed(except as stated in Comments,below).
• The opinion of value is based on the assumption that there is no significant UFFA insulation or other urea formaldehyde material on the property.
Comments:
LEAD BASED PAINT
❑ All or part of the improvements were constructed before 1978 when lead based paint was a common building material.There is no apparent visible or known
documented evidence of peeling or flaking Lead Paint on the floors,walls or ceilings(except as stated in Comments,below).The only way to be certain that
the property is free of surface or subsurface lead based paint is to have it inspected by a qualified inspector.
• The improvements were constructed after 1978.No apparent Lead Paint was observed(except as stated in Comments,below).
® The opinion of value is based on the assumption that there is no flaking or peeling Lead Paint on the property.
Comments:
1 AIR POLLUTION
• There are no apparent signs of air pollution at the time of the appraiser's viewing of the subject property,nor were any reported(except as reported in Comments,
below).The only way to be certain that the air is free of pollution is to have it tested.
gl The opinion of value is based on the assumption that the property is free of air pollution.
Comments:
I WETLANDS/FLOOD PLAINS
® The site does not contain any apparent wetlands/flood plains(except as stated in Comments,below).The only way to be certain that the site is free of wetlands/
flood plains is to have it inspected by a qualified environmental professional.
The opinion of value is based on the assumption that there are no Wetlands/Flood Plains on the property(except as stated in Comments,below).
Comments:
MISCELLANEOUS ENVIRONMENTAL HAZARDS
® There are no other ajDarent hazardous substances and/or detrimental environmental conditions on or in the area of the site except as indicated below:
❑ Excess noise
❑ Radiation and/or electromagnetic radiation
❑ Light pollution
❑ Waste heat
❑ Acid mine drainage
❑ Agricultural pollution
❑ Geological hazards
❑ Nearby hazardous property
❑ Infectious medical wastes
❑ Pesticides
❑ Other(chemical storage,drums,pipelines,etc.)
Z The opinion of value is based on the assumption that,except as reported above,there are no other environmental hazards that would negatively affect the value of
the subject property.
When any of the environmental assumptions made in this addendum are not correct,the opinion of value in this appraisal may be affected.
03/10
Form 69F2—"WinTOTAL"appraisal software by a la mode,inc.—1-800-ALAMODE
Main File No.2014-0351 Page#29 of 30
File No.2014-035
Writing the Narrative Appraisal Report
Practice of Real Estate Appraisal
Appraisal of Residential Property
Commercial Projects 2007-2010
Service Garage-Fort Collins
Rent to Own Store-Fort Collins
Welton Street Condos-Denver
Mead Place Subdivision-Mead
Town Center Business Park-Mead
Office Warehouse-Nunn
Auburn Estates Subdivision-Fort Collins
Grain Elevator-Keenesburg
Empire Dairy Manufacturing-Evans
Precision Electric-Loveland
Office Warehouse-Pueblo
River of Life Church-Wellington
Suzy's Market-Wellington
Sunflower Meadows Subdivision-Brighton
Vacant Pad Sites-Greeley
Medical Office Condo-Greeley
Wellington Toy Storage-Wellington
Western Grain-Milliken
Warehouse Condos-Johnstown
Office Condos-Windsor
Arbors II @ Centerplace-Greeley
Arctic Insulation-Greeley
Grain Elevator-Burlington
Cockcroft Feedlot-Greeley
Medical Office-Greeley
Conestoga Subdivision-Ault
Copper 10 Subdivision-Loveland
Vacant Land 1-25&Firestone Blvd-Firestone
Eaton Animal Den (vet clinic)-Eaton
Proposed Church-Parker
Concordia Medical Building-Greeley
Eye Center-Greeley
Lakeside KOA Campground-Fort Collins
Greeley Medical Center-Greeley
Gray Rock Tavern-Wellington
Distribution Warehouse-Fort Collins
Johnstown Feed and Grain-Johnstown
KOA Campground-LaPorte
Storage Condos- Berthoud
Main Street Vacant Land-Longmont
Residential Condo Lots-Evans
Fort Collins Brewery-Fort Collins
Manufacturing Plant-Colorado Springs
Client References
Colorado Community Bank
Bill Bowlds
10 Angove Street
Johnstown, CO 80534
(970)587-2160
Points West Community Bank
Tim Ulrich
1291 Main Street
Windsor, CO 80551
(970)686-0878
Form DCVR—'WinTOTAL"appraisal software by a la mode,inc.—1-800-ALAMODE
CLERK TO THE BOARD
N1861 ! �'' PHONE ( 970 ) 336-7215 , EXT 4226
FAX ( 970 ) 352 - 0242
T � WEBSITE : www . co . weld . co . us
a `� -v 1150 O STREET
\ Ic\LcliCep
P . O . BOX 758
_ 11.N
GREELEY CO 80632
2-- COUNTY
July 23 , 2015
MERTENS BRANDI
3416 SANTA FE AVE
EVANS , CO 806209186
Account No . : R8630600
Dear Petitioner( s ) :
The Weld County Board of Equalization has set a date of July 31 , 2015 , at or about the hour of
9 : 20 AM , to hold a hearing on your valuation for assessment . This hearing will be held at the
Weld County Administration Building , Assembly Room , 1150 O Street, Greeley , Colorado .
You have a right to attend this hearing and present evidence in support of your petition . The
Weld County Assessor or his designee will be present . The Board will make its 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 5 , 2015 , and mailed to you on or before August 12 , 2015 .
Because of the volume of cases before the Board of Equalization , most cases shall be limited to
10 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 .
If you wish to obtain the data supporting the Assessor' s valuation of your property , please submit
a written request directly to the Assessor' s Office by fax ( 970) 304-6433 , or if you have questions ,
call ( 970 ) 353-3845 . Upon receipt of your written request , the Assessor will notify you of the
estimated cost of providing such information . Payment must be made prior to the Assessor
providing such information , at which time the Assessor will make the data available within three
( 3 ) working days , subject to any confidentiality requirements .
AS0091
MERTENS BRANDI - R8630600
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
'saLN)
Esther E . Gesick
Clerk to the Board
Weld County Board of County Commissioners
cc : Christopher Woodruff, Assessor
AS0091
Hello