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Item 12 Approval to Acquire Property at 8815 Hackney Prairie Road for Stormwater Mitigation *Apr ocoee florida AGENDA ITEM COVER SHEET Meeting Date: May 7, 2019 Item # /a Reviewed By: Contact Name: Stephen C. Krug Department Director: �. - Contact Number: 6002 City Manager: - Subject: Approval to Acquire Property at 8815 Hackney Prairie Road for tormwater Mitigation. Commissioner Oliver, District 4. Background Summary: The City has been maintaining the Sawmill Subdivision retention pond south of the homes along Lumberjack Lane since the subdivision was completed in 1990. The pond was designed in accordance with the rules of the then newly created Water Management District which was still in its infancy. This pond location was a former sink hole which was filled in and graded to become the new retention pond area. A field review of the pond during the heavy rains of 2018 showed the pond encroaches on a neighboring property to the south which has been owned by the Warren family since 1980. The encroachment had been brought to the attention of previous Public Works administrations in 2003 and the City removed some trees on their property which died due to the pond flooding their property. No action was taken to provide a permanent solution to the flooding. Public Works investigated options to enlarge the capacity within the foot print of the existing land locked pond and conservatively estimated the costs would be from $500,000 to $750,000. While working on a solution to the flooding, the Warrens expressed their concern to alleviate the flooding was so they are able to sell their property and downsize at this point in their lives. Public Works approached the Warrens asking if they would be interested in selling their property to the City as a solution to the flooding. With their concurrence, the City engaged a property appraisal firm which determined the value of their home on the 2.69 acre property to be $490,000. Staff is proposing to purchase the Warren property at the appraised value as the most cost effective solution to avoid causing further impacts to the property. The portion of the Warren property impacted by the Sawmill pond can be lessed out of the total property and the remainder used as a pocket park or sold as surplus property to recoup a portion of the cost. Purchasing the Warren property will provide an overall savings to the City for resolving this flooding issue. There is adequate funding for this purchase in the Stormwater budget. The Warren property is located at 8815 Hackney Prairie Road. Staff recommends approval to purchase the subject property. Issue: Request the City Commission to approve purchasing the property at 8815 Hackney Prairie Road to mitigate stormwater flooding. Recommendations: Recommend the City Commission: Approve purchasing the Warren property at 8815 Hackney Prairie Road, Ocoee, FL 34761 at the appraised value of$490,000, plus closing costs; Approve the reallocation of Public Works Stormwater Division Debt Service funds to cover said costs; Approve the City Attorney to draft a Sales Contract to be approved by the City Manager and executed by the Mayor; and Approve Mayor and City Clerk to execute all documents associated with the closing on this property. Attachments: 8815 Hackney Prairie Road Appraisal, Bledsoe & Ebaugh, Inc. 8815 Hackney Prairie Road Orange County Property Appraiser Location Map. 8815 Hackney Prairie Road Orange County Property Appraiser Aerial Location Map. Financial Impact: The cost for purchase. The budget reallocation is adequately funded within the Public Works Stormwater Division. Type of Item: (please mark with an °x') Public Hearing For Clerk's Dept Use: Ordinance First Reading Consent Agenda Ordinance Second Reading Public Hearing Resolution Regular Agenda X Commission Approval Discussion& Direction Original Document/Contract Attached for Execution by City Clerk Original Document/Contract Held by Department for Execution Reviewed by City Attorney Dana Crosby Collier, Esq. N/A Reviewed by Finance Dept. -� c Co, 11-0\t'a_x. N/A Reviewed by ( ) N/A 2 Bledsoe & Ebaugh, Inc. Thomas W.Bledsoe,MA! Craig A.Ebaugh,MAI State Licensed Real State-Certified General Estate Broker BK 7388 .1 a l l ll a ry 2'2, 2019 Appraiser KL'L34 (Retired) Ms. Mary Solik Doty Solik Law 121 S. Orange Avenue Suite 1500 Orlando, Florida 32801 Dear Ms. Solik: A personal inspection and appraisal has been completed on the residence located at 8815 Hackney Prairie Road in the Ocoee area of West Orange County. The purpose of the appraisal was to arrive at a market value estimate of the unencumbered fee simple interest in the real estate. The value estimate was based on market conditions prevailing on January 10, 2019, the date of inspection. The property consists of a country estate home located on approximately 2.69 acres. The property has a 40 foot wide dirt driveway entrance from Hackney Prairie Road. The property dimensions and land area are subject to confirmation by a current survey. The property is improved with a single family residence that contains approximately 3,721 square feet. The main portion of the residence is two stories. The primary residence was originally constructed in 1982 and a mother-in-law addition was added in 1990. The main residence has four bedrooms, one full bath and two half baths. The addition has a full kitchen and two additional bedrooms and a full bath. The residence is of frame construction with cedar/redwood exterior siding and an asphalt shingled gable style roof. The residence appears to be in average to good condition. The main residence also has several screened porch areas and open porch areas. Other improvements include a single open carport and a detached two car garage and workshop building, also of frame construction with the same cedar/redwood siding. The property does not have any paved driveway entrances and the carport area is not paved. The property is moderately wooded with some large oak trees and minimal landscaping. Appraisers/Consultants/Rea!Estate Brokers Post Office Box 2641 • Winter Park, Florida 32790• (407) 647-0876•FAX: (407) 647-7564•E-Mail:caebaugh@cfl.rr.com A portion of the northerly part of the property appears to be in a flood zone area. The area in the flood zone would be subject to confirmation by a current survey. The house is located at a much higher elevation and is not impacted in anyway by the retention pond or flood zone area. Copies of an aerial from the Orange County tax records and the flood map are included in the appraisal report. The market value estimate for the subject residence and adjoining land, in its current "as is" condition, was estimated as follows: FOUR HUNDRED NINETY THOUSAND DOLLARS ($490,000) I, the undersigned, do hereby certify that, to the best of my knowledge and belief, the statements of fact contained in this report are true and correct; also, that the reported analyses, opinions and conclusions are limited only by the reported assumptions and limiting conditions, and are my personal, impartial and unbiased professional analysis, opinions and conclusions; also, that I have no present or prospective interest in the property that is the subject of this report, and I have no personal interest or bias with respect to the parties involved; I have preformed no services, as an appraiser or any other capacity, regarding the property that is the subject of this report within the three year period immediately preceding the acceptance of this assignment; also, that my compensation is not contingent upon the developing and reporting of a predetermined value or direction in value that favors the cause of the client, the amount of the value estimate, the attainment of a stipulated result, or the occurrence of a subsequent event directly related to the intended use of this appraisal. I further certify that the reported analyses, opinions and conclusions were developed, and this report has been prepared, in conformity with the requirements of the Code of Professional Ethics 86 Standards of Professional Appraisal Practice of the Appraisal Institute, which includes the Uniform Standards of Professional Appraisal Practice and the State of Florida for state-certified appraisers; also, that the use of this report is subject to the requirements of the Appraisal Institute relating to review by its duly authorized representatives. • I further certify that I have made a personal inspection of the property that is the subject of this report, and no one provided significant professional assistance to the person(s) signing this report, unless so stated. As of the date of this report, Craig A. Ebaugh, MAI, SRA, has completed the requirements under the continuing education program of the Appraisal Institute. The appraisal was prepared jointly with Lori Johnson, a state certified appraiser. We both dict a complete inspection of the residence and property. A copy of the appraisal analysis is on the accompanying pages. If you have any questions or if additional information is needed, please advise. Respectfully Submitted, BLEDSOE & EBAUGH, IN Craig A A.bau h MAI Craig g , State-Certified General Real Estate Appraiser RZ234 CAE:bw File No.: 01-001 Residential Appraisal Associates,Inc I FHA/VA Case No. I Appraisal Report Uniform Residential Appraisal Report Rle# 19-941 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 8815 Hackney Prairie Rd City Ocoee State FL Zip Cade 34761 Borrower NA Owner of Public Record Joe Bob&Debra A Warren County Orange Legal Description Lengthy. See addendum Assessor's Parcel# 03 2228 0000 00 071 Tax Year 2018 R.E.Taxes$ 3,633 -Neighborhood Name Sawmill Map Reference 36740 Census Tract 0150.04 w Occupant ®Owner ❑Tenant ❑Vacant Special Assessments$ 0 ❑PUD HOA$ 0 ❑per year ❑per month asProperty Rights Appraised ®Fee Simple ❑Leasehold ❑Other(describe) Assignment Type ❑Purchase Transaction ❑Refinance Transaction ®Other(describe) Estimate Market Value Lender/Client City of Ocoee Address Is the subject property currently offered for sale or has it been offered for sale in the twelve months prior to The effective date of this appraisal? ❑Yes ®Na Report data source(s)used,offering price(s),and date(s). Orange County Public Records&inspection I ❑did ❑did not analyze the contract for sale for the subject purchase transaction.Explain the results of the analysis of the contract for sale or why the analysis was not performed. NA U g Contract Price$ Date of Contract NA Is the property seller the owner of public record? ❑Yes ❑No Data Source(s) Public Records z Is there any financial assistance(ban charges,sale concessions,gift or downpayment assistance,etc.)to be paid by any party on behalf of the borrower? ❑Yes ❑No If Yes,report the total dollar amount and describe the items to be paid. Note:Race and the racial composition of the neighborhood are not appraisal factors. NeighbortaodCh&acteristics One-UntHousing Trends One-Unit Housing Present Land Use% Location ❑Urban ®Suburban ❑Rural Property Values ❑Increasing ®Stable ❑Declining PRICE AGE One-Unit 91% Built-Up ®Over 75% ❑25-75% ❑Under 25% Demand/Supply ❑Shortage ®In Balance ❑Over Supply $(000) (yrs) 2-4 Unit 3% oGrowth ❑Rapid ®Stable ❑Slow Marketing Time ❑Under 3 mths ®3-6 mths ❑Over 6 mths 100 Low 10 Multi-Family 2% ci Neighborhood Boundaries Clarcona Ocoee Rd to the North,N Apopka Vineland Rd to the East,AD Mims 575 High 65 Commercial 2% °m Rd to the south and Clarke Rd to the West.Timber Ridge Elementary school to the East. 400 Pred. 25 Other 2% Neighborhood Description The neighborhood boundaries above incorporate an area of homes similar in physical characteristics to the subject and offer similar a..eal to sho..in. trans.ortation schools etc. Lake front and/or acrea.e.ro.erties re.resent the u..er ran.e of value. The area is predominately single family homes similar in size&age,with varied level of updates and condition.Appeal to market is average to good. Market Conditions(including support for the above conclusions) Prevailing moderate interest rates lend themselves to a good market in the area for the prospective buyer.Buyers and sellers paying closing costs is typical and not adverse to value or marketability.Present land use for"other"is 2% _which is for vacant land. This is not adverse to value or marketability. Dimensions 40 x 335 x 300 x 333 x 320 x 125 x 20 x 515 Area 2.69 ac Shape Rectangular View B;Wtr;Res Specific Zoning Classification A-1,Orange County Zoning Description Single Family Residential 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 vs Electricity ® ❑ Water ❑ ®Well Street Dirt ua Gas ® ❑ Sanitary Sewer ❑ ®Septic Alley None ❑ ❑ FEMA Special Flood Hazard Area ❑Yes ®No FEMA Flood Zone X FEMA Map# 12095CO230F FEMA Map Date 09/25/2009 Are the utilities and off-site 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 Flood Zone:X and AE.The back North portion of the lot is Zone AE,Areas of 100-year flood;base flood elevations and flood hazard factors determined.This flood zone area includes the ajoininq retention pond and part of the subject property. LOMR`Case#10-04-4198P may impact _the actual classification of this property.(Source Cite:12095C LOMC3)per county records. General Description I Foundation Etterior Description materials/condition Interior materials/condition Units ®One ❑One with Accessory Unit ❑Concrete Slab ®Crawl Space Foundation Walls CB/Avg Floors CptlTile/Wd/Avg #of Stories 2 ❑Full Basement ®Partial Basement Exterior Walls Cedar/Redwood/Avg Walls Drywall/Avg Type ®Det. ❑Att. ❑S-Det/End Unit Basement Area 80 sq.fi. Roof Surface Shingle/Avg Trim/Finish Wood/Avg ®Existing ❑Proposed ❑Under Const Basement Finish 0 % Gutters 8 Downspouts Alum/Avg Bath Floor Vny/Ct/Avg Design(Style) 2stry ®Outside Entry/Exit ❑Sump Pump Window Type Alum/Avg Bath Wainscot Tile/Avg Year Built 1982 Evidence of ❑Infestation Storm Sash/Insulated Yes/Avg Gar Storage Li None Effective Age(Yrs) 25 ❑Dampness ❑Settlement Screens Yes/Avg X Driveway #of Cars 6 Attic LJ None Heating X FWA HWBB 10 Radiant Amenities LJ Woodstove(s)# 0 Driveway Surface Dirt drive ❑Drop Stair ❑Stairs ®Other Gas I Fuel Electric ❑Fireplace(s)# 0 ®Fence chain ®Garage #of Cars 2 ❑Floor ®Scuttle Cooling ®Central Air Conditioning ®Patio/Deck Sam ®Porch scm ®Carport #of Cars 1 w❑Finished ❑Heated ❑Individual I❑Other ❑Pool none ®Other WrkBldg ❑Att. ®Det. ❑Buil-in Appliances ®Refrigerator ®Range/Oven ®Dishwasher ®Disposal ❑Microwave ®Washer/Dryer ❑Other(describe) Finished area above grade contains: 14 Rooms 6 Bedrooms 2.5 Bath(s) 3,721 Square Feet of Gross Living Area Above Grade o Additional features(special energy efficient items,etc.). Lengthy...See attached supplemental addendum. cca Describe the condition of the property(including needed repairs,deterioration,renovations,remodeling,etc.). C3;Khchen-updated-six to ten years ago;Bathrooms-not updated:Subject kitchen has newer tile flooring,stainless steel frig and dishwasher and formica counter tops,wood cabinets with glass front doors.The bathrooms in the main house have not been updated.The bathroom in the in-law apartment was completed 1990+/-.The microwave is counter top and considered personal property in both the main kitchen and in-law area.The in-law kitchen has a range,frig,disposal and formica counter tops with wood cabinets.There are 3 AC units and 1 is new;the well is 1 year old and newer flooring in the downstairs area.The roof is 3 years old.All other items appear to be original. Are there any physical deficiencies or adverse conditions that affect the livability,soundness,or structural integrity of the property? ❑Yes ®No If Yes,describe Utilities were on and all mechanical systems were in working order.This is not a home inspection.Cabinetry and appliances were operational.A random sample testing of plumbing,electrical systems was completed and was satisfactory. Does the property generally conform to the neighborhood(functional utility.style,condition,use,construction,etc.)? ®Yes ❑No If No,describe The subject property generally conforms to the neighborhood and improvements are considered comparable with surrounding structures. Freddie Mac Form 70 March 2005 UAD Version 9/2011 Page 1 of 6 m1004 March 2005 Serial#A9C2EAE6 Form 1004UAD-"TOTAL"appraisal software by ala mode,inc.-1-800-ALAMODE esign.alamode.com/veriry I FHA/VA Case No. 1 Uniform Residential Appraisal Report File# 19-941 There are 11 comparable properties currently offered for sale in the subject neighborhood ranging in price from $ 375,000 to$ 497,000 There are 84 comparable sales in the subject neighborhood within the past twelve months ranging in sale price from 5 325,000 to$ 575,000 FEATURE 1 SUBJECT COMPARABLE SALE#1 COMPARABLE SALE#2 COMPARABLE SALE#3 Address 8815 Hackney Prairie Rd 12944 Reaves Rd 6767 Clarcona Ocoee Rd 2803 Ponkan Pines Dr Ocoee,FL 34761 Winter Garden,FL 34787 Orlando,FL 32810 Apopka,FL 32712 Proximity to Subject 6.99 miles SW 1.68 miles NE 9.56 miles NW Sale Price $ $ 574,900 $ 370,000 $ 470,000 Sale Price/Gross Liv.Area $ sq.ft.$ 188.68 sq.ft. $ 119.51 sq.ff. $ 137.23 sill. - Data Source(s) MLS#05728018;DOM4 MLS#T2938168;DOM 126 MLS#05726195;DOM 14 Verification Source(s) MLS/Public Records MLS/Public Records MLS/Public Records VALUE ADJUSTMENTS DESCRIPTION DESCRIPTION +(-)$Adjustment DESCRIPTION +(-)$Adjustment DESCRIPTION +(-)$Adjustment Sales or Financing ArmLth ArmLth ArmLth Concessions Conv;0 Conv;0 Conv;0 Date of Sale/Time s10/18;c08/18 s09/18;c08/18 s11/18;c08/18 Location N;Res; N;Res; N;Res;BsyRd +50,000 N;Res; Leasehold/Fee Simple Fee Simple Fee Simple Fee Simple Fee Simple Site 2.69 ac 2.45 ac 0 2.02 ac 0 2.50 ac 0 View B;Wtr;Res N;Res;Pstrl 0 N;Wtr;Res 0 N;Woods;Res 0 Design(Style) DT2;2stry OT2;Log 0 DT2;2stry DT1;Ranch 0 Quality of Construction Q3 Q2 -25,000 Q3 Q3 Actual Age 37/29 32 0 49 0 41 0 Condition C3 C2 -15,000 C3 C3 Above Grade Total Bdrms. Baths Total Bdnns. Baths Total Bdrms. Baths Total Bdrms. Baths Room Count 14 6 2.5 11 4 2.0 +2,000 12 7 3.0 -2,000 14 6 4.0 -4,000 Gross Living Area 3,721 sq.ft. 3,047 sg/t. +33,500 3,096 sq.ft. +31,000 3,425 sq.ft. +15,000 Basement&Finished 80sf Osf 0 Osf 0 Osf 0 Rooms Below Grade Functional Utility Average Average Average Average u Heating/Cooling FWA/Central FWA/Central FWA/Central FWA/Central Energy Efficient Items Standard Standard Standard Standard a Garage/Carport 2gd1cp6dw 2qd4cp6dw -5,000 1ga4dw +4,500 2qd6dw +1,500 a a Porch/Patio/Deck ScPrh/Prch/Deck ScPrtUPrch/Deck Of enPatio +6000 ScPrh/Prch/Pat 0 z 2 Pool No pool ScmHtPoolSpa -25,000 No pool Scm Pool Slr -15,000 a Other Fence/WrkBldg Fnc/LrgWrkBlgs -25,000 None +15,000 Fence/WrkBldg s Other Sports Court FP/fire pit -8,000 None +1,500 None +1,500 o Net Adjustment(Total) ❑+ ®- $ -67,500 ®+ ❑ - $ 106,000 ❑+ X- $ -1,000 w Adjusted Sale Price Net Adj. 11.7% Net Adj. 28.6% Net Adj. 0.2% a of Comparables Gross Adj. 24.1% $ 507,400 Gross Adj. 29.7% $ 476,000 Gross Adj. 7,g% $ 469,000 a I did ❑did not research the sale or transfer history of the subject property and comparable sales.If not,explain My research ❑did ®did not reveal any prior sales or transfers of the subject property far the three years prior to the effective date of this appraisal. Data Source(s) MLS/Public Records My research ❑did ®did not reveal any prior sales or transfers of the comparable sales far the year prior to the date of sale of the comparable sale. Data Source(s) MLS/Public Records Report the results of the research and analysis of the prior sale or transfer history of the subject property and comparable sales(report additional prior sales on page 3). ITEM SUBJECT COMPARABLE SALE#1 COMPARABLE SALE#2 COMPARABLE SALE#3 Date of Prior Sale/Transfer Price of Prior Sale/Transfer DataSource(s) Public Records Public Records Public Records Public Records Effective Date of Data Source(s) 01/10/2019 01/10/2019 01/10/2019 01/10/2019 Analysis of prior sale or transfer history of the subject property and comparable sales None noted Summary of Sales Comparison Approach All sales are weighted in the appraisers final value decision. Due to the lack of sales closer in proximity to the subject,the distance has been extended to use sales with similar site size,age and gross living area as the subject. Sale 2 is located on a busy road,hence the location. Due to the lack of more recent sales,the time guideline of one year has been extended on Sale 5.The location adjustment was abstracted from land value from the county records and local land sales. The subject property built the in-law area in 1990, hence the different ages on the sales grid. All sales are located proximate to employment,major roads,schools,etc and are deemed comparable. A market supported value for the subject property was estimated at$490,000 which is near the middle of the range of the sales. _Indicated Value by Sales Comparison Approach$ 490,000 Indicated Value by:Sales Comparison Approach$ 490,000 Cost Approach(if developed)S Income Approach(If developed)$ NA Primary reliance was replaced on the Sales Comparison Approach as it is considered the most reliable indicator of the actions of homebuyers b and sellers in the marketplace.The Cost Approach was not developed due to age of subject.The Income Approach is not applicable. j 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 R following required inspection based on the extraordinary assumption that the condition or deficiency does not require alteration or repair: See limiting conditions attached. U ce K 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 $ 490,000 ,as of 01/10/2019 , 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 ./ - -n 1004 March 2005 j-L'kyr' Serial#A9C2EAE6 Farm 1004UAD-"TOTAL"appraisal software by a la mode,inc.-1-800-ALAMODE estgn.alamode.comiverify FHANA Case No. Uniform Residential Appraisal Report File it 19-941 Highest and Best Use Analysis:The subject is a single-family home located within an area of similar houses. It is legally permissible under this current zoning.The lot size, shape and land to building ratio allow the present structure and indicate a good utilization of the improvements.Based on current market conditions,the existing structure is financially feasible and a maximally productive use.The highest and best use,as if vacant,would be to construct a single family residence. "No employee,director,officer,or agent of the Seller,or any other third party acting as joint venture partner,independent contractor,appraisal company,appraisal management company,or partner on behalf of the Seller,shall influence or attempt to influence the development,reporting,result,or review of an appraisal through coercion, extortion,collusion,compensation,inducement,intimidation,bribery,or in any other manner." We certify,as the appraisers,that we have completed all aspects of this valuation,including reconciling our opinion of value,free of influence from the client,client's representatives,borrower,or any other party to the transaction. We have no current or prospective interest in the subject property or the parties involved;and no services were performed by the appraiser within the three year period immediately preceding acceptance of this assignment,as an appraiser,or in any capacity. Exposure time is defined as the estimated length of time the property interest would have been offered on the market prior to the hypothetical consummation of a sale at u!market value on the effective date of the appraisal.A retrospective estimate based on an analysis of past events assuming a competitive and open market.The overall z concept of a reasonable exposure time encompasses adequate,sufficient,and reasonable time and effort.The opinion of reasonable exposure time linked to the value 2 opinion appears to be the same as marketing time in the neighborhood section,unless otherwise indicated in this report.If there is a difference between exposure time and o marketing time,the appraiser has provided an explanation with the addendum. a g About SureDocs Signature.This appraisal report has been electronically signed using SureDocs by a la mode.It is as valid and legally enforceable as a wet ink signature on paper.You can verify the authenticity of this report online at ww a SureDocs.comNalidate. ❑ a COST APPROACH TO VALUE(not required by Fannle 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 see value) Due to age of the subject and depreciation,the Cost Approach is not considered applicable. ESTIMATED ❑REPRODUCTION OR ❑REPLACEMENT COST NEW OPINION OF SITE VALUE =8 o Source of cost data Marshall Swift Cost Handbook DWELLING 3,721 Sq.Ft.@$ _______=$ gQuality rating from cost service Effective date of cost data 80 Sq.Ft.@$ =$ a Comments on Cost Approach(gross hying area calculations,depreciation,etc.) =8 Garage/Carport 1,242 Sq.Ft.@$ =8 Total Estimate of Cost-New =8 Less Physical Functional External Depreciation =8) ) Depreciated Cost of Improvements =$ "As-is'Value of Site Improvements =8 Estimated Remaining Economic Life(HUD and VA only) 35 Years INDICATED VALUE BY COST APPROACH =S INCOME APPROACH TO VALUE(not required by Fannie Mae) E Estimated Monthly Market Rent$ X Gross Rent Multiplier =$ Indicated Value by Income Approach Summary of Income Approach(including support for market rent and GRM) Insufficient data available to support the income approach to value. PROJECT INFORMATION FOR PUDa(d 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 6 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 sources) n<Was the project created by the conversion of existing building(s)into a PUD? E Yes r]No If Yes,date of conversion. o Does the project contain any multi-dwelling units? ❑Yes ❑No Data Source z Are the units,common elements,and recreation facilities complete? ❑Yes ❑No If No,describe the status of completion. ❑ 0 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 Farm 70 March 2005 UAD Version 9/2011 Page 3 of 6 j' 1n 1004 March 2005 Serial#A9C2EAE6 Form 1004UAD-"TOTAL"appraisal software by ala mode,inc.-1-800-ALAMODE esign.alamode.com/verify FHANA Case No. Uniform Residential Appraisal Report Nle# 19-941 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 Rood 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 Ti 1004 March 2005 Serial#A9C2EAE6 Form 1004UAD-"TOTAL"appraisal software by a la mode,inc.-1-800-ALAMODE esign.alamode.convveriry FHA/VA Case No. Uniform Residential Appraisal Report file# 19-941 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 fumished 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 n 1004 March 2005 Serial#A9C2EAE6 Farm 1004UAD-"TOTAL"appraisal software by ala mode,inc.-1-800-ALAMODE esign.alamode.00ndverify I IIgvA Cm ea Uniform Residential Appraisal Report Fax 19.941 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 is successors and assigns: mortgage insurers; government sponsored enterprises: other secondary market participants; data collection or reporting services; professional appraisal organizations; any department. agency, or insWnentality of the United States; and any state, the Diskict of Columbia, or other jurisdictions, without having to obtain the appraisers or supervisory appraisers (it applicable) consent Such consent must be obtained before this appraisal report may be disclosed or distributed to any other party (including. but not limited lo. 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 (excludng 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 gas 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 *praiser 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 lime 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, enlorceable and valid as it a passer version of this appraisal report were delivered containing my original hand written signature. Q"s.�n aiam�fn ram.:emy _er a:„k 2F."E1 APPRAISER , K Jaj1n SUPERVISORY APPRAISER(ONLY IF REQUIRED) �y/� / 7 Signature / ��'V�'�+"'' Signature Name Lori K Johnson Name Craig Ebaugh,MAI Company Name Residential A sisal Associates,Inc Company Name Bledsoe&Ebaygh;Inc Company Address P 0 Box 195062 Company Address 331 N Maitland Ave Winter Springs,FL 32719 Suite B4 Telephone Number 407-620-3111 Telephone Number 407.647-0876 Emal Address LKJGATOR©ATTNET Email Address caebaugh@cfl rr corn Date of Signature and Report 02/04/2019 Date of Signature 02!04 19 Effective Date of Appraisal 01/10/2019 State Certification# Z. ,23 4/ State Certification# Cert Res R133346 or State License# or Stale License# State FL or Other(describe) State# Expiration Date of Certification or License 11/30/2020 State FL Expiration Date of Certification or License 11/30/2020 SUBJECT PROPERTY ADDRESS OF PROPERTY APPRAISED Did not inspect subject property 8815 Hackney Prairie Rd Did inspect exterior of subject property from street Ocoee,FL 34761 Date of Inspection APPRAISED VALUE OF SUBJECT PROPERTY$ 490,000 X Did inspect interior and exterior of subject property LENDER/CLIENT Date of Inspection 01/10/2019 Name No AMC _ COMPARABLE SALES Company Name City of Ocoee Company Address X 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 r " 711004 March 2005 ;a✓.�K�awr.- aaffeM AeCZEAEe Form 1004UAD•TOTAL'appraisal software by a la mode,led.•1.800-ALAMODE eeren.famode.wmroerrry I FHNNA Case No. Uniform Residential Appraisal Report Pile# 19-941 FEATURE I SUBJECT COMPARABLE SALE# 4 COMPARABLE SALE# 5 COMPARABLE SALE# 6 Address 8815 Hackney Prairie Rd 1714 Crown Point Woods Cir 6055 Clarcona Ocoee Rd Ocoee,FL 34761 Ocoee,FL 34761 Orlando,FL 32810 Proximity to Subject 3.39 miles W 2.20 miles E Sale Price $ $ 460,000 $ 349,000 $ Sale Price/Grass Liv.Area $ sq.ft.$ 139.06 sq.ft. $ 133.67 set. - $ sq.ft. Oata Source(s) MLS#05703642;DOM 36 MLS#05442010;DOM 428 Verification Source(s) MLS/Public Records MLS/Public Records VALUE ADJUSTMENTS DESCRIPTION DESCRIPTION +(-)$Adjustment DESCRIPTION +(-)$Adjustment DESCRIPTION +(-)$Adjustment Sales or Financing ArmLth ArrnLth Concessions Conv;0 Conv;0 Date of Sale/Time s08/18;c06/18 s12/17;c08/17 Location N;Res; N;Res; N;Res;BsyRd +50,000 5 Leasehold/Fee Simple Fee Simple Fee Simple Fee Simple o Site 2.69 ac 1 ac +70,000 1.90 ac +15,000 cc a View B;WtrRes NiC Str +8,000 N;Res' +5,000 z Design(Style) DT2;2stry DT1;Ranch 0 DT1;Ranch 0 0 Quality of Construction Q3 Q2 -25,000 Q3 cr Actual Age 37/29 21 -16,000 45 0 zCondition C3 C2 -15,000 C3 U Above Grade Total Bdrms. Baths Total Bdrms. Baths Total Bdrms. Baths TotalBdrms.I Baths w Roam Count 14 6 2.5 10 4 4.1 -6,000 9 4 2.1 +2,000 1 m Gross Living Area 3,721 all. 3,308 alit +20,500 2,611 all. +55,500 sq.ft. Basement 8 Finished 80sf Osf 0 Osf 0 Rooms Below Grade Functional Utility Average Average Average Heating/Cooling FWA/Central FWA/Central FWA/Central Energy Efficient Items Standard Standard Standard Garage/Carport 2gd1cp6dw 2ga2qd6dw -1,500 None +5,500 Porch/Patio/Deck ScPrh/Prch/Deck ScnPrh/Prch/Deck 0 ScPrh/Patio +1,500 Pool No pool LrgScmPool/pat -25,000 Small Scm pool -10,000 Other Fence/WrkBldg fence,fp +5,000 None +15,000 Other Sports Court game room 0 None +1,500 Net Adjustment(Total) ®+ ❑ - $ 15,000 ®+ ❑- $ 141,000 ❑+ ❑ - $ Adjusted Sale Price Net Adj. 3.3% Net Adj. 40.4% Net Adj. % _of Comparables Gross Adj. 41.7% 8 475,000 Gross Adj. 46,1% $ 490,000 Gross Adj. % $ Report the results of the research and analysis of the prior sale or transfer history of the subject property and comparable sales(report additional prior sales on page 3). ITEM SUBJECT COMPARABLE SALE# 4 COMPARABLE SALE# 5 COMPARABLE SALE# 6 Date of Prior Sale/Transfer Y Price of Prior Sale/Transfer o Data Source(s) Public Records Public Records Public Records w Effective Date of Data Source(s) 01/10/2019 01/10/2019 01/10/2019 wAnalysis of prior sale or transfer history of the subject property and comparable sales J Analysis/Comments Comp 4 is located on a smaller lot with an inferior view of a street.This sale is considered superior in quality due to building materials,roof line,windows, granite counter tops,upgraded appliances,fixtures and architectural appeal. Sale 5 is located on a busy road, hence the location and view adjustment. Other adjustments reflect inferior amenities. as z ur z 0 O 0 FnN r J Z Q Freddie Mac Form 70 March 2005 UAD Version 9/2011 Fannie Mae Form 1004 March 2005 �r v Serial#A9C2EAE6 Form 1004UAD.(AC)-'TOTAL"appraisal software by a la mode,inc.-1-800-ALAMODE esign.alamode.com/verify FHANA Case No. Additional Certification File No.19-941 Borrower NA Property Address 8815 Hackney Prairie Rd City Ocoee County Orange State FL Zip Code 34761 Lender City of Ocoee -LEGAL DESCRIPTION:THE N1/2 OF W 320 FT OF SE1/4 OF NW1/4 OF SW1/4&W 20 FT OF S1/2 OF W 320 FT OF SE1/4 OF NW1/4 OF SW1/4&E 20 FT OF SW1/4 OF NW1/4 OF SW1/4 SEC 03-22-28(LESS N 125 FT&LESS S 30 FT FOR RD R/W SUBJECT FEATURES:The subject is located off a main asphalt road on a long dirt driveway.There is a very large retention pond at the rear of the property.The property has many mature trees and offers privacy. The back of the property slopes to the pond. The rear of the property is wet due to the pond along the North property line. The subject is a two-story home with cedar/redwood siding. There are screen porches across the front and sides.There is a detached carport(see sketch)and a detached workshop/utility building(see sketch)8x10 basement used for storage. The roof is 3 years old,3 AC units and one is new.Interior has newer flooring downstairs,which is tile&wood. The kitchen has a gas stove,stainless steel frig&dishwasher. The family room,dining room and living room have wood floors,the kitchen has tile floors.Paddle fans throughout and sky lights noted in the in-law area.The well system was updated last year. The downstairs has an attached mother-in-law area with a kitchen,family room,dining room,full bathroom and 2 bedrooms. It has its own side entrance on the East side of the house. This area has its own AC/heat unit and its own electric panel. This area utilizes the main septic and well system. This area was added onto the house in 1990 per Orange County records. On the sales grid,the age of the main house and in-law area is indicated. The upstairs features 4 bedrooms,1.5 bathrooms and a utility room with a washer&dryer,tile floor. The bedrooms have carpet and walk-in-closets. The master bathroom adjoins the 1/2 bath. The subject is on a septic system and well. This is common for the area and not considered adverse to value.Both appeared to be in working condition. -COST APPROACH Due to the age of the subject property and depreciation of the property,the Cost approach was not developed as it would not been deemed reliable. -INCOME APPROACH TO VALUE The Income Approach is premise on capitalizing a new income stream from a property to arrive at an indicated value.The subject is a residential property,typically purchased for the intangible amenities of home ownership not for the purpose of generating income.If the indicated value by the income approach on the appraisal form was not completed,then it was the judgment of the appraiser,based on the above mentioned factors and our research,that the income approach was inappropriate for the assignment. -SALES COMPARISON APPROACH Most weight was given the Sales Comparison Approach as it reflects the current action of buyers and sellers in the subject market.The Sales Comparison Approach involves the research of market data which is obtained from the County Public Records and the local Multiple Listing Service.The most comparable data is presented in the appraisal report. All adjustments made were based on market research. -ACTIVE&PENDING SALES The appraiser has provided MLS pictures of 3 ACTIVE&PENDING comparable in the subject market area. This reflects the current competition of homes for sale. These sales represent the market and lend additional support to the final estimate of value. The pictures are from the MLS system. Serial#A9C2EAE6 Form SUP-"TOTAL"appraisal software by a la mode,inc.-1-800-ALAMODE esign.alamode.coMverity FHA/VA Case No. Building Sketch (Page - 1) Borrower NA Property Address 8815 Hackney Prairie Rd City Ocoee County Orange State FL Zip Code 34761 Lender City of Ocoee 47.8' 5j1/2 `° Master Bedroom Bath Bath Bedroom 6.7' 9.8' WIC °' - - L-J Bedroom 6.7 Utility Bedroom Room 38' 40.6' Second Floor _ ti 5' 14' 2+Garage timk n Workshop Bedroom Bedroom 1f 2 _ of Bath Va- Dining 40.6' 1",y Room Kitchen ti `ti' Family Room 8 x 10 Basement In-law area Foyer wood deco 23.9' ?y�y hj2' 12.4' Nook Kitchen Family Room nllllll s\ 9.8' 12 1/11111111 2' 8' Bath !HUM Screen 1 Car Carport Porch ., Dining Foyer Living Room Room 9' 12.4'L--- 12.4' 13.6' P1 - 15' 10' in in Screen Porch ti ti Covered Porch .... 23.4' 34' First Floor TOTAL Sketch by a h mode,Inc. Serial#A9C2EAE6 Form SKIBLDSKI-"TOTAL"appraisal software by a la mode,inc.-1-800-ALAMODE esign.alamode.wMverify FHSyVA Case No. Building Sketch (Page - 2) Borrower NA Property Address 8815 Hackney Prairie Rd City Ocoee County Orange State FL Zip Code 34761 Lender City of Ocoee TOTAL Sketch try.m mode,mc. Area Calculations Summary Living Area - Cakulation Details First Floor 2381.64 Sq ft 6.2 x 2 = 12.4 0.5 x 1.5 a 1.5 = 1.12 0.5 x 1.5 x 1.5 = 1.12 6 x 1.5 = 9 0.5 x 1.5 a 1.5 = 1.12 0.5 x 1.5 x 1.5 = 1.12 5 x 1.5 = 7.5 0.5 x 1.5 x 1.5 = 1.12 0.5 x 1.5 x 1.5 = 1.12 5.1 x 1.5 = 7.65 0.5 x 1.5 x 1.5 = 1.12 0.5 x 1.5 a 1.5 = 1.12 5 x 1.5 = 7.5 23.5 x 41.8 = 982.3 32.2 x 15 = 483 13.6 x 5 = 68 27.2 x 22.6 = 614.72 14.2 x 9.8 = 139.16 6 x 4.1 = 24.6 0.5 x 4.1 x 4.1 = 8.4 0.5 x4.1 x 4.1 = 8.4 Open to Below -60.3 Sq ft 9 x 6.7 = 60.3 Second Floor 1399.39 Sq ft 38 x 18 = 684 14 x 47.8 = 669.2 0.5 x 0.2 x 47.8= 4.78 6 x 4.1 = 24.6 0.5 x 4.1 x 4.1 = 8.4 0.5 x 4.1 x 4.1 = 8.4 Total Living Area(Rounded): 3721 Sq ft Non-IMng Area 2 Car Detached Gargage workshop 1242.36 Sq ft 30.6 x 40.6 =1242.36 Covered Porde&Deck 395.2 Sq ft 15.3 x 9 = 137.7 25 x 10.3 = 257.5 Screen Porde 417.42 Sq ft 10.3 x 13.6 = 140.08 9.8 x 28.3 = 277.34 Screen Porch 202 Sq ft 20.2 x 10 = 202 Detached 1 Car Carport 248 Sq ft 20 x 12.4 = 248 ,eihw"� Serial#A9C2EAE6 Form SKT.BLDSKI-"TOTAL"appraisal software by a la made,inc.-1-800-ALAMODE esign.alamode.coMverify FHANA Case No] Subject Photo Page Borrower NA Property Address 8815 Hackney Prairie Rd City Ocoee County Orange State FL Zip Code 34761 Lender City of Ocoee i"."e i g r` < :. af* a Subject Front Z p 'I 8815 Hackney Prairie Rd k,, ( A .1 Sales Price A k dttt t 10Gross Living Area 3,721 ti ,'414. A ' Total Rooms 14 a Total Bedrooms 6 • t . y = Total Bathrooms 2.5 iit Location N;Res; I View B;Wtr;Res Site 2.69 ac e_ Quality 03 f, a r Age 37/29 .: .11411111 ,,, f ,; -f V. q ->r , tqr Subject Rear Ig • . .. m. err« . ... ;. Subject Street P {+' r - s ..Y= ..,��.;. Serial#A9C2EAE6 Farm PIC3X5.SR-"TOTAL"appraisal software by a la mode,inc.-1-800-ALAMODE esignalamode.coMverify I FHANA Case No. Additional Photos Borrower NA Property Address 8815 Hackney Prairie Rd City Ocoee County Orange State FL Zip Code 34761 Lender City of Ocoee ititit. , . v44, : . i 10111 1110: . A tl.. ,• ....i .. 1. ON y *4' 71/%1 fit,. '.n, v Dirt driveway to the subject Drive entrance to the subject * ,.I .trF VI �a fir,,�1yp,�, • t ' .,..d* '� ; I FHANA Case No. Interior Photos Borrower NA Property Address 8815 Hackney Prairie Rd City Ocoee County Orange State FL Zlp Code 34761 Lender City of Ocoee �'�I - . laai - - _ 'T}r ,.- detached garage interior of garage interior of garage OA . . , . :. e�+: ,, 1 iOaell a back view of garage basement pond view .}* - f, fir. 'VI ' , • i der; s fallen oak tree view of subject pond view & fallen trees a s l f � � _ , , rila d t ....aia:; .r sports court side view of subject screen porch or i 101' 71.',7 I foyer to main house kitchen Iit."ky'l`"°'"' Serial#A9C2EAE6 Form PICINT15-"TOTAL"appraisal software by a la mode,inc.-1-800-ALAMODE esign.aiamode.corn/verify i FHANA Case No. Interior Photos Borrower NA Property Address 8815 Hackney Prairie Rd City Ocoee County Orange State FL Zip Code 34761 Lender City of Ocoee r s _ it t I 11 NI- 115 .[• C ,. - : , r teei ... family room kitchen nook kitchen stove & pantry I! • 1/2 bath downstairs dining room area heater �r tirt Will m- 1111 'i, lit f master bedroom 1 master bath master bath 1111 1/2 bath upstairs 1/2 bath upstairs bedroom 2 1011 `:ill` ' ., eira 0 11 � ,,0Eo Q. _ Tim' bathroom upstairs utility room st: ki'‘"""' a Serial#A9C2EAE6 Form PICINT15-"TOTAL"appraisal software by ala mode,inc.-1-800-ALAMODE esign.alamode.conVveriey I FHANA Case No. Interior Photos Borrower NA Property Address 8815 Hackney Prairie Rd City Ocoee County Orange State FL Zip Code 34761 Lender City of Ocoee , At t . r i Y ` • bedroom 3 bedroom 4 foyer to in-law area >: a - .4s- - _ - r r in-law dining room in-law bedroom 5 in-law bedroom 6 ; Oirteow ‘ in-law bathroom in-law bathroom in-law kitchen — L ':. in law family room front view of subject AC equipment A • ,,, ,:::: ,.14**.;-:,",-, :: ,4;,4;,• rirli. ., ...., ,d / tto*ash z ralber ..- basement side of subject sr i ky''`"°'"' t Serial#A9C2EAE6 Form PICINT15-'TOTAL"appraisal software by a la mode,inc.-1-800-ALAMODE esign.alamode.comAreriry FHA/VA Case No. Comparable Photo Page Borrower NA Property Address 8815 Hackney Prairie Rd City Ocoee County Orange State FL Zip Code 34761 Lender City of Ocoee *_ lk Comparable 1 ,,.,„ :* • s x -n 12944 Reaves Rd Prox.to Subject 6.99 miles SW Sale Price 574,900 . •. Gross Living Area 3,047 Total Rooms 11 r j Total Bedrooms 4 2.0 ,.I.y i Total Bat.Iri �PR1110� Locationhrooms N;Res; L7 s, _. N View N;Res;Pstrl i+: r r r E • ie —,iii'; , a�, —in Site 2.45 ac - _ - flfl, Quality 02 Age 32 • x,,,5.t ; J. ,.,.. - _ -,_ �._ _ p'A. Comparable 2 6767 Clarcona Ocoee Rd YProx.to Subject 1.68 miles NE e - �' r Sale Price 370,000 wr, < '' %y Gross Living Area 3,096 ?d'• „ � , !i —` i. Total Rooms 12 i Ak t'.t 4! Total Bedrooms 7 • + � Total Bathrooms 3.0 Location N;Res;BsyRd r +r View N;Wtr;Res r • I Site 2.02 ac . ". . �SaW .,` .„�1 ..,., Quality Q3 7,—---$$. •„ — `��_ A..:.. Age 49 - aln. •' ,: i- Comparable 3 2803 Ponkan Pines Dr Pros.to Subject 9.56 miles NW Sale Price 470,000 Gross Living Area 3,425 Total Rooms 14 t Total Bedrooms 6 -.! 0: Total Bathrooms 4.0 Location N;Res; I- View N;Woods;Res ". ,'d le! , Re 2.50 ac i '" A { Quality 03 1 ? Age 41 Serial#A9C2EAEe Form PIC3X5.CR-"TOTAL"appraisal software by ala mode,inc.-1-800-ALAMODE esign.alamode.comiveriry I FHA/VA Case Na. Comparable Photo Page Borrower NA Property Address 8815 Hackney Prairie Rd City Ocoee County Orange State FL Zip Code 34761 Lender City of Ocoee Comparable 4 •Y;S t 1714 Crown Point Woods Cir Pros.to Subject 3.39 miles W • t Sale Price 460,000 Gross Living Area 3,308 7 {( Total Rooms 10 Total Bedrooms 4 Total Bathrooms 4.1 Y. - Location N;Res; • View N;CtyStr; de 1 ac s "4".",. _ _ • - n��� _ S�.a��` .. Quality Q2 Age 21 r.= • L ' Comparable 5 6055 Clarcona Ocoee Rd Prox.to Subject 2.20 miles E Sale Price 349,000 Grass Living Area 2,611 Total Rooms 9 -- Total Bedrooms 4 L, ��� t Total Bathrooms 2.1 SIM Location N;Res;BsyRd View N;Res; Site 1.90 ac • Quality Q3 Age 45 Comparable 6 Pros.to Subject Sale Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age SerialC A9C2EAE6 Form PIC3X5.CR-'TOTAL"appraisal software by ala mode,inc.-1-800-ALAMOOE esign.alamode.comNerify I FHA/VA Case No. Additional Listings File# 19-941 FEATURE I SUBJECT LISTING#1 LISTING#2 LISTING# 3 Address 8815 Hackney Prairie Rd Active 7951 Sully Dr,Orlando 328Active 1908 Clarcona Rd,Orland 1007 Ustler Rd Ocoee,FL 34761 Orlando,FL 32818 Apopka,FL 32703 Apopka,FL 32712 Prodmityto Subject 0.26 miles NE 3.23 miles N 6.8 mi List Price $ $ 449,900 $ 375,000 $ 435,000 List Price/Gross Liv.Area $ sq.ft.$ 160.11 sq.ft. $ 142.64 sq.ft. $ 114.05 sg.ft. Last Price Revision Date 11/2018 4/2018 12/2018 Data Source(s) MLS/Public Records MLS/Public Records MLS/Public Records Verification Source(s) MLS/Public Records MLS/Public Records MLS/Public Records VALUE ADJUSTMENTS DESCRIPTION DESCRIPTION +(-)S Adjust. DESCRIPTION +(-)S Adjust. DESCRIPTION +(-)$Adjust Sales or Financing Active Active Pending Concessions Days an Market DOM 49 DOM 538 DOM 87 Location N;Res; N;Res; N;Res; N;Res; Leasehold/Fee Simple Fee Simple Fee Simple Fee Simple Fee Simple Site 2.69 ac 2.53 ac 2.30 ac 1.60 ac Mew B;WtCRes N;Res;Woods N;Res;Woods N;Res;Woods Design(Style) DT2;2stry DT1;Ranch DT1;Ranch DT1;Ranch Quality of Construction Q3 Q3 Q3 Q3 Actual Age 37/29 32 36 39 Condition C3 C3 C3 C3 Above Grade Total Bdmis. Baths Total Bdnns. Baths Total Bore s. Baths Total Bdmis. Baths Room Count 14 6 2.5 10 4 2.1 7 3 2 12 5 3 Gross Living Area 3,721 MAL 2,810 sq.ft. +31,900 2,629 sq.ft. +38,200 3,814 sq.ft. -3,300 Basement&Finished 80sf Osf Osf Osf Rooms Below Grade Functional Utility Average Average Average Average Heating/Cooling FWA/Central FWA/Central FWA/Central FWA/Central , Energy Efficient Items Standard Standard Standard Standard Garage/Carport 2gd1cp6dw 2gd6dw 2gd6dw 2gd6dw Porch/Patio/Deck Scprh/Prch/Deck ScnPrh/Prch/Deck Open patio ScmPrch/Prch/Dck Pool No pool LrgScnPool/pat _ No pool ScmPool/patio Other Fence/WrkBldg Fence/WrkBldg Fence/WrkBldg Fence Other Sports Court Pole barn Shed Fireplace Net Adjustment(Total) X+ ❑- $ 31,900 ®+ ❑- $ 38,200 ❑+ it- S -3,300 Adjusted List Price Net 7.1 % Net 10.2 % Net 0.8 % of Comparables Gross 7.1 % $ 481,800 Gross 102 % $ 413,200 Gross 0.8 % $ 431,700 Report the results of the research and analysis of the prior sale or transfer history of the subject property and comparable sales(report additional prior sales on page 3). ITEM SUBJECT LISTING# 1 LISTING# 2 IJSTING# 3 Date of Prior Sale/Transfer _ Price of Prior Sale/Transfer _ Data Source(s) Public Records _Public Records Public Records Public Records Effective Date of Data Source(s) 01/10/2019 01/10/2019 01/10/2019 01/10/2019 Comments: March 2005 Serial#A9C2EAE6 Form 1004UAD.(AL)-'TOTAL"appraisal software by ala mode,inc.-1-800-ALAMODE esign.alamode.com/verify FHANA Case No. Listing Photo Page Borrower NA Property Address 8815 Hackney Prairie Rd City Ocoee County Orange State FL Zip Code 34761 Lender City of Ocoee 't,---):,.110. Listing 1 r�= , q Active 7951 Sully Dr,Orlando 32818 ,` ,, :' _ + + Proximity to Subject 0.26 miles NE -gat List Price 449,900 > Days on Market DOM 49 _--= 6 ice, F`5-�- r Gross Living Area 2,810 .- Total Rooms 10 ti„,,. _ iiLt �a Total Bedrooms 4 1 t, tii. `, Total Bathrooms 2.1 Age/Year Built 32 Site 2.35 ac • Features screen pool,solar system Features barns,sheds,fences,carport View woods I 4/..:-,-.' . 44 Listing 2 §""• �' Active 1908 Clarcona Rd,Orlando 32703 } : 't,- Proximity to Subject 3.23 miles N - - List Price 375,000 Days on Market DOM 538 4 - . Gross Living Area 2,629 = Total Rooms 7 Total Bedrooms 3 Total Bathrooms 2 Age/Year Built 36 Site 2.30 ac Features work bldg Features shed View woods Listing 3 1007 Ustler Rd Proximity to Subject 6.8 mi List Price 435,000 Days on Market DOM 87 Gross Living Area 3,814 Total Rooms 12 x rl* Total Bedrooms 5 `a a Total Bathrooms 3 Age/Year Built 39 Site 1.6 ac Features screen pool Features fireplace,wood deck View woods Serial*/0A9C2EAE6 Form DLSTRNT.DS#_LTR-"TOTAL"appraisal software by ala mode,inc.-1-800-ALAMODE esign.alamode.com/verify I FHA/VA Case No. Location Map Borrower NA Property Address 8815 Hackney Prairie Rd Cy Ocoee county Orange State FL Zlp Code 34761 Lender City of Ocoee . a la mode inc: � # Ormond Bea )L$1 - � Pieison Molly t tacos. dedki%yph648/fpreTt-. tarta640 :oSouth Daytona As:er . ,..,t Daymna Be, i''' Shores.. Saver _ , De Len' ar' f Port Orange 'ratings _ - Springs Shores Came Ocala .. ++. tell. _ .he4een.11 le taernerf Rehge talc s Lake 4.0.0r,41 rtrt•.r;T De Land ,Q New Smiina Be. wee ,. Mehr± =tom Fitt... T r • -,coo; Weasdate R... •,,.,* -- .,-3f4,74,,....?...?? rr 7 e COMPARABLE No.3 Alam na lady lake tltilL, 2803 Ponkan Pines Dr na The Villages 9.56 miles NW c jrrvn!artl Park « t Ems. SUBJECT r�, LISTING No.3 8815 Hackney Prairie Rd sera 1007 Ostler Rd 6.62 miles N valaha Artitl,l., V( — LISTING No.2 1 Pmt, _ '-5..n 1908 darcona Rd LISTING No.1 =- 3.23 miles N di r 7951 Sully Dr 0.26 miles NE nor Apepec r.,_kr7,. rdaltlana Goldenrod _ _ COMPARABLE No.5 t, Linden aaxo a hUnnee;a Milt:, Ocoee ne HAIR 6055 flat cona Ocoee Rd Greyetaed Clermont - so .vote Orland 2.20 miles E las AL,-' COMPARABLE No.4 453, 1714 Crown Point Woods Cir 3.39 miles W „y COMPARABLE No.2 o Bdy 4,1 ♦ L„1' DeC.m !iyy/ta« 6767 Clarcona Ocoee Rd ��--= 1.68 miles NE COMPARABLE No.1 F”' ' 12944 Reaves Rdqn=_an1,,,Wood; v*' ie ”' 6,99 miles SW 4n +,A '. wrrhU - . At iyg S . .. t e. 'still, '" , Kissimmee � B� 7X �•_°+,�` C',....,,Car,pbeil ry - -Cloud- _. `k ';',\''.t: ruahman w St Cloud ,4 yy� _ fiL r 'l_ryr" py� 1 r r 'a te r 1 ,fi .. Davenpon Poincianais 4 .s: .. 14 41` k 127 fp 4 '€ Gibsanua' Haines Cay 'o M,e Lake Alfred k i # # Combe[ � r�: ,�, ". " � Settlement btAakandak lBili 4 ''+fit' « .r," Lakeland ��' , - is r n 1Vmstor 700 Winter Haven Donate ,,. - ,.._ d :. Gartl Medina 'y°#. :IPL., fig�st ent Waverly , 7 . ' WahnCa X :� Lakeland _ • - Hea ionlands A W - •x' 6.dgn .0100,. 4,4 0, . 113%, I to 61 s�� Barrow Lake Wales ,:m_ $"Irt&ERE 0201 rdvo57R:ria°ra'rT -rs -r;kid„..--• Serial#A9C2EAE6 Form MAP.LOC-"TOTAL"appraisal software by ala mode,inc.-1-800-ALAMODE esign.alamode.comiveriiy i r I FHANA Case No. 1 Plat Map Borrower NA Property Address 8815 Hackney Prairie Rd City Ocoee County Orange State FL Zip Code 34761 Lender City of Ocoee 4 IL tj,w4i10, } r t 1 f L t -_ 1 r / /- / .1 t _1_ • I lot r< J l . ei�ui Serial#A9C2EAE6 Form MAP.PLAT-"TOTAL"appraisal software by ala mode,inc.-1-800-ALAMODE esign.alemode.con✓verify FHANA Case No. Plat Map Borrower NA Property Address 8815 Hackney Prairie Rd City Ocoee County Orange State FL Zip Code 34761 Lender City of Ocoee OCPA Web Map ..qsw. —--acc>wN. Daus �UY.Ieen�. i rn�closanxc_.�e e Rift M.. an.bLi Rua (Alto �--� MM Lend Riven� tanc9aau fit AY.33a titled Hir load rY.dIW 7 CUOiy VitSro ilnG 70i.4424100 T-. `RCO�e�./GeGn LC'Rlll 1 --. curtrao Courtesy Rick Singh.CFA,Orange County Proporr tr >1 fAt ..,n.9 er+'r Deed Of CM/or OP ma*CamN Om*. rgnna, ar.vld r-.r«a rtnrn i 1 lS Farmee Oaks W1141 Plant C41`,,Of ,ter. .- "‘Ci.A X 1C Seriel#A9C2EAE6 Form MAP.PLAT-"TOTAL"appraisal software by a la mode,inc.-1-800-ALAMODE esign.alamode.comlvermy r FHNVA Case No. 1 Flood Map 1 _ ate _ 1 to g = O 44,44 ,a► v 1,1 _ v a 1 a inSt d , • ..• ; ::::_lit.:1110 4.... . :1:i It: 1:41:1441P4. . ,...4.. ED + ! CD N t ar 4 { y O T 9*.t , - ' rit o 411 r : " l. e iC .T D ...iF s 0 /K� O j 004 I `CD 4,44 Itt Il wa1 7, a ♦ti* r +. c 1 11 li * .0 ft w i , t z�, . _ .,. 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E " - ° ii Ca - $' iI r Serial#A9C2EAE6 Form SCNLGL-"TOTAL"appraisal software by ala mode,inc.-1-800-ALAMOOE es gn.alamoae.comrverey FHANA Case No. j Map Borrower NA Property Address 8815 Hackney Prairie Rd City Ocoee County Orange State FL Zip Code 34761 Lender City of Ocoee OC PA Web Map lrva0e Plopewaroa.C__MJ.Jsrrr a�ausiv * Paz! g Lot Wrnof, +uan LaM FsraJapnaewr LNNtf-0 rtrapaa ar.'J"rc Roaoa �1#bKt tiPae r 1gp!Luaea �....-,�Cu'7raga tbee:J yto:.. =J.nn:vror 3'9J Gr...a Rolla DWI Lar 71 f Mrat eui,autp 310.o Pare dean+ Tc i[6N � tiaec U It ewe,. n YlgYaati! �_�1 MJNs LJ.10 # ere IlJnnr iii 9 o'o.G-'r'M!w,law.tmr axa 9taB ' Wer) ,4i^: N ,r kitt. RA— I ifr • 1 I}Y i 1 , .lial• .ice -....1.. --... .- Serial#A9C2EAE6 Form MAP.PLAT-"TOTAL"appraisal software by ala mode,inc.-1-800-ALAMODE esign.alamode.com/verify IeANA Case No LICENSE cCr- , _2 ^ / � 4o $ m• CI w . .ly. ® H I ) / \ E ` 2| » : z § ci co ( ° - \- ` \ / 7J V) CU / T-7 0 V/ \ / Z \ \ > CA k e > m | � 0 2 I e m m \ / ƒ m E / / \ \ > q O & n \ 2 § �, © Z \ / -I D M ƒ _) ƒ ? p , y I m - 0 / 2 ® 1 3 \ Q 2q NI R - / -. id § m - 2 m � m O 3 .� > 0 a 5 tn +" k \ _\ \ �, �\ ` ° $ \ / \ co ` o 0 \ / r Z z D R c H \ t7 9 G 2 C 73 rii / z m , E \ C ) H D \ ) m - / Q a z (37 --05 -, ____ 1 \ Form 2# y_mom software mode, E _,a_e r FHANA Case No. I File No. 19-941 UNIFORM APPRAISAL DATASET(UAD)DEFINITIONS ADDENDUM (Source:Fannie Mae UAD Appendix D:UAD Field-Specific Standardization Requirements) Condition Ratings and Definitions Cl The improvements have been recently constructed and have not been previously occupied.The entire structure and all components are new and the dwelling features no physical depreciation. Note:Newly constructed improvements that feature recycled or previously used materials and/or components can be considered new dwellings provided that the dwelling is placed on a 100 percent new foundation and the recycled materials and the recycled components have been rehabilitated/remanufactured into like-new condition.Improvements that have not been previously occupied are not considered"new"if they have any significant physical depreciation(that is,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 are either almost new or have been recently completely renovated and are similar in condition to new construction. Note:The improvements represent a relatively new property that is well maintained with no deferred maintenance and little or no physical depreciation,or an older property that has been recently completely renovated. C3 The improvements are well maintained and feature limited physical depreciation due to normal wear and tear.Some components,but not every major building component,may be updated or recently rehabilitated.The structure has been well maintained. Note:The improvement is in its first-cycle of replacing short-lived building components(appliances,floor coverings,HVAG,etc.)and is being well maintained.Its estimated effective age is less than its actual age.it also may reflect a property in which the majority of short-lived building components have been replaced but not to the level of a complete renovation. C4 The improvements feature some minor deferred maintenance and physical deterioration due to normal wear and tear.The dwelling has been adequately maintained and requires only minimal repairs to building components/mechanical systems and cosmetic repairs.All major building components have been adequately maintained and are functionally adequate. Note:The estimated effective age may be close to or equal to its actual age.It reflects a property in which some of the short-lived building components have been replaced,and some short-lived building components are at or near the end of their physical life expectancy;however, they still function adequately.Most minor repairs have been addressed on an ongoing basis resulting in an adequately maintained property. C5 The improvements feature obvious deferred maintenance and are in need of some significant repairs.Some building components need repairs, rehabilitation,or updating.The functional utility and overall livability is somewhat diminished due to condition,but the dwelling remains useable and functional as a residence. Note:Some significant repairs are needed to the improvements due to the lack of adequate maintenance.It reflects a property in which many of its short-lived building components are at the end of or have exceeded their physical life expectancy but remain functional. C6 The improvements have substantial damage or deferred maintenance with deficiencies or defects that are severe enough to affect the safety, soundness,or structural integrity of the improvements.The improvements are in need of substantial repairs and rehabilitation,including many or most major components. Note:Substantial repairs are needed to the improvements due to the lack of adequate maintenance or property damage.It reflects a property with conditions severe enough to affect the safety,soundness,or structural integrity of the improvements. Quality Ratings and Definitions 01 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. 02 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. yyfr�� UAD Version 9/2011(Updated 1/2014) Serial#A9C2EAE6 Form UADDEFINE1A-"TOTAL"appraisal software by ala mode,inc.-1-800-ALAMODE esign.alamode.comiverify FHANA Case No. UNIFORM APPRAISAL DATASET(UAD)DEFINITIONS ADDENDUM (Source:Fannie Mae UAD Appendix D:UAD Field-Specific Standardization Requirements) Quality Ratings and Definitions(continued) Q3 Dwellings with this quality rating are residences of higher quality built tram 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. 05 Dwellings with this quality rating feature economy of construction and basic functionality as main considerations.Such dwellings feature a plain design using readily available or basic floor plans featuring minimal fenestration and basic finishes with minimal exterior ornamentation and limited interior detail.These dwellings meet minimum building codes and are constructed with inexpensive,stock materials with limited refinements and upgrades. 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 physical/functional deterioration. Updated The area of the home has been modified to meet current market expectations.These modifications are limited in terms of both scope and cost. An updated area of the home should have an improved look and feel,or functional utility.Changes that constitute updates include refurbishment and/or replacing components 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 atoilet)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 hat 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(Updated 1/2014) 'kyri,.a.., � Serial#A9C2EAE6 Form UADDEFINE1 A-'TOTAL'appraisal software by a la mode,inc.-1-800-ALAMODE esign.alamode.com/verify I FHANVA Case No. 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 A Adverse Location&View ac Acres Area,Site AdjPrk Adjacent to Park Location AdjPwr Adjacent to Power Lines Location ArmLth Arms Length Sale Sale or Financing Concessions AT Attached Structure Design(Style) B Beneficial Location&View ba Bathroom(s) Basement&Finished Rooms Below Grade br Bedroom Basement&Finished Rooms Below Grade BsyRd Busy Road Location c Contracted Date Date of Sale/Time Cash Cash Sale or Financing Concessions Comm Commercial Influence Location Cony Conventional Sale or Financing Concessions cp Carport Garage/Carport CrtOrd Court Ordered Sale Sale or Financing Concessions CtySky City View Skyline View View CtyStr City Street View View cv Covered Garage/Carport DOM Days On Market Data Sources DT Detached Structure Design(Style) dw Driveway Garage/Carport e Expiration Date Date of Sale/Time Estate Estate Sale Sale or Financing Concessions FHA Federal Housing Authority Sale or Financing Concessions g Garage Garage/Carport ga Attached Garage Garage/Carport gbi Built-in Garage Garage/Carport gd Detached Garage Garage/Carport GlfCse Golf Course Location Gltvw Golf Course View View GR Garden Design(Style) HR High Rise Design(Style) in Interior Only Stairs Basement&Finished Rooms Below Grade Ind Industrial Location&View Listing Listing Sale or Financing Concessions Lndfl Landfill Location LtdSght Limited Sight View MR Mid-rise Design(Style) Mtn Mountain View View N Neutral Location&View NonArm Non-Arms Length Sale Sale or Financing Concessions a Other Basement&Finished Rooms Below Grade O Other Design(Style) op Open Garage/Carport Prk Park View View Pstrl Pastoral View View PwrLn Power Lines View PubTrn Public Transportation Location Relo Relocation Sale Sale or Financing Concessions REO REO Sale Sale or Financing Concessions Res Residential Location&View RH USDA-Rural Housing Sale or Financing Concessions rr Recreational(Rec)Room Basement&Finished Rooms Below Grade RT Row or Townhouse Design(Style) s Settlement Date Date of Sale/Time SD Semi-detached Structure Design(Style) Short Short Sale Sale or Financing Concessions sf Square Feet Area,Site,Basement sqm Square Meters Area,Site Unk Unknown Date of Sale/Time VA Veterans Administration Sale or Financing Concessions w Withdrawn Date Date of Sale/Time wo Walk Out Basement Basement&Finished Rooms Below Grade Woods Woods View View Wtr Water View View WtrFr Water Frontage Location wu Walk Up Basement Basement&Finished Rooms Below Grade UAD Version 9/2011(Updated 1/2014) "`""kI°l1i.., Serial#A9C2EAE6 Form UADDEFINE1A-"TOTAL"appraisal software by ala mode,inc.-1-800-ALAMODE esign.alamode.00miveriry OCPA Web Map Major Roads _.._..Proposed Rea BhCck Lfna rtetltutianalil Hydro log Galt Coutes' Rs rlda vuveananenidlr I ® P tum iH.e PlitdC:Roma &lick Road Lot Line InstltueonatJ t" J Waste Land13 et Lakea 9and mi ar. Cornrnerc4iaI County e Interstate Gated Roads Rall Road _--- Realdent�al [!'-1 Indust:nal .- &]unr•�• Bulk!ins 1F 11 Vacant Land Tall Road =_ _=CanativctlCn '! "" 3anRWider �31� Agn allure Agrbaultmraf *4 Parka © Hoa l n Curtliaga slRcy Lur,h. 0 I Courtesy Rick Singh, CFA, Orange County Property Appraiser 4,"'`a r .¢ oog�Art p;. R .: r-..._. ....�Cf LOIIMTt FSR 101 i rea aA ly' .r r City 01 Opese Scholl Board T+4.40.4 Ot Orange I Ayr County Florida I es a prams Lal.• EIenr t III r r:die Ct Si I1 It i. ;'RrauieRd I I , 1 I, I ! ,i,; I l t 44 et ---- 1t �r ! :y 1 f 0 iv_ lit or 7i-: 9 doh ow Pi. . 14 : - Created 4/15/2019 12:49 This map is for reference only and is not a survey OCPA Web Map Mawr Rcada ------Propcead Rca Bleck Una Commercial; OCPA 1 Hyare 11111 Golf CourBe leFiortda twrkMrlSI IIL r' Lakee and tumpike Public Roalla Brick Road Lot Line Inetltutlanal+ 'rVaate Land RIVerB 1.11 Pr CommC. Interstate 4 Gatad Roada Rall Road ( Reeldentlalri B EJldl,' Boundyary CUlidlna Vacant Lard n Toll Road Roa9 tinder ". Propcaetl Agriculture Agricultural 4 Parka © Ho ttal " --ConatnrCtldm SunRall 9 u ap Curtilage 1 :i -t I a t Litt s o� My area` pct couxr+ °P ':'') r II' .1. T.j Pr • le / / t. !>.y. / / - - - - - - - - -ter, • m L.-- ' 11*IlYT 1 ! x : -;!!-!:!.C!' ' k !' .—.1°5' - !!.,!.=-I: Hacknry1 Prairie Rd - Hackney Pa11 li I e r .1/11 <b . 1111 0, 4 *'''''*'. (-7's 416'4' 1.1 '1 MU lc, ;.4 N illir ,,„„, 4 15 le" 4411 .� .�►� i°mai! Created: 4/15/2019 12:51 Aerial 2019 This map is for reference only and is not a survey e