Form TOCNP — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
Borrower/Client
Lender
File No.Property AddressCity County State Zip Code
TABLE OF CONTENTS
File No.:SU
BJE
CT
Property Address: City: State: Zip Code:County: Legal Description:
Assessor's Parcel #:Tax Year: R.E. Taxes: $ Special Assessments: $ Borrower (if applicable):Current Owner of Record: Occupant: Owner Tenant Vacant Manufactured HousingProject Type: PUD Condominium Cooperative Other (describe) HOA: $ per year per monthMarket Area Name: Map Reference: Census Tract:
ASS
IGN
MEN
T
The purpose of this appraisal is to develop an opinion of: Market Value (as defined), or other type of value (describe)This report reflects the following value (if not Current, see comments): Current (the Inspection Date is the Effective Date) Retrospective ProspectiveApproaches developed for this appraisal: Sales Comparison Approach Cost Approach Income Approach (See Reconciliation Comments and Scope of Work)Property Rights Appraised: Fee Simple Leasehold Leased Fee Other (describe)Intended Use:
Intended User(s) (by name or type):Client: Address:Appraiser: Address:
MA
RK
ET A
REA
DES
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IPTI
ON
Location: Urban Suburban RuralBuilt up: Over 75% 25-75% Under 25%Growth rate: Rapid Stable SlowProperty values: Increasing Stable DecliningDemand/supply: Shortage In Balance Over SupplyMarketing time: Under 3 Mos. 3-6 Mos. Over 6 Mos.
PredominantOccupancy
OwnerTenantVacant (0-5%)Vacant (>5%)
One-Unit HousingPRICE$(000)
LowHighPred
AGE(yrs)
Present Land UseOne-Unit %2-4 Unit %Multi-Unit %Comm'l %
%
Change in Land UseNot LikelyLikely * In Process *
* To:
Market Area Boundaries, Description, and Market Conditions (including support for the above characteristics and trends):
SITE
DES
CR
IPTI
ON
Dimensions: Site Area:Zoning Classification: Description:
Zoning Compliance: Legal Legal nonconforming (grandfathered) Illegal No zoningAre CC&Rs applicable? Yes No Unknown Have the documents been reviewed? Yes No Ground Rent (if applicable) $ /Highest & Best Use as improved: Present use, or Other use (explain)
Actual Use as of Effective Date: Use as appraised in this report:Summary of Highest & Best Use:
Utilities Public Other Provider/Description Off-site Improvements Type Public PrivateElectricityGasWaterSanitary SewerStorm Sewer
StreetCurb/GutterSidewalkStreet LightsAlley
TopographySizeShapeDrainageView
Other site elements: Inside Lot Corner Lot Cul de Sac Underground Utilities Other (describe)FEMA Spec'l Flood Hazard Area Yes No FEMA Flood Zone FEMA Map # FEMA Map DateSite Comments:
DES
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General Description# of Units Acc.Unit# of StoriesType Det. Att.Design (Style)
Existing Proposed Und.Cons.Actual Age (Yrs.)Effective Age (Yrs.)
2463 Iron Forge Rd Herndon VA 20171-2917Fairfax Sycamore Ridge Lt 17 Sec 7
25-1-14-7-172009 6,417 included Kolgan, Elena
Kolgan, Elena5.00
Sycamore Ridge 47894 4811.00
The intended use of this report is to determine current market value for non lending purposes.
Elena KolganElena Kolgan 11436 Tanbark Dr., Reston, VA 20191
Andrew Capuano 13663 America Drive, Bristow, VA 20136
549790628
92119
90
10
Market rates are drifting slowly andcredit conditions have tightened. 30 Years fixed interest rates have declined and are near historic low levels 5-6% Range. See attachedmarket statistics.
Plat map attached .17 AcresPDH-16 Single family detached
Single Family Home Single Family HomeThe subject areas highest and best use is residential single family dwellings.
n/an/an/an/an/a
PouredPouredPouredYesNone
Mostly Level0.17 Acresirregular/acceptableadequateTypical of area
X 5155250050D 3/5/1990The subject site is typical for the area and no easements are apparent that would materially affect the market value of the site.
The subject does not appear to be in a flood plain according to the FEMA panel attached. A professional flood certification could providestronger and more conclusive evidence and is highly recommended.
10 5 4 3,536The subject is a colonial style home with a fully finished basement and a 2 car attached garage.
The subject is of a design with wide market appeal. There areno functional or physical inadequacies noted and the subject is in overall good condition. See repair and maintenance addendum for deferredmaintenance items and cost to cures.
Form GPRES2G — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
2463 Iron Forge Rd Herndon VA 20171-2917Fairfax Sycamore Ridge Lt 17 Sec 7
25-1-14-7-172009 6,417 included Kolgan, Elena
Kolgan, Elena5.00
Sycamore Ridge 47894 4811.00
The intended use of this report is to determine current market value for non lending purposes.
Elena KolganElena Kolgan 11436 Tanbark Dr., Reston, VA 20191
Andrew Capuano 13663 America Drive, Bristow, VA 20136
549790628
92119
90
10
Market rates are drifting slowly andcredit conditions have tightened. 30 Years fixed interest rates have declined and are near historic low levels 5-6% Range. See attachedmarket statistics.
Plat map attached .17 AcresPDH-16 Single family detached
Single Family Home Single Family HomeThe subject areas highest and best use is residential single family dwellings.
n/an/an/an/an/a
PouredPouredPouredYesNone
Mostly Level0.17 Acresirregular/acceptableadequateTypical of area
X 5155250050D 3/5/1990The subject site is typical for the area and no easements are apparent that would materially affect the market value of the site.
The subject does not appear to be in a flood plain according to the FEMA panel attached. A professional flood certification could providestronger and more conclusive evidence and is highly recommended.
10 5 4 3,536The subject is a colonial style home with a fully finished basement and a 2 car attached garage.
The subject is of a design with wide market appeal. There areno functional or physical inadequacies noted and the subject is in overall good condition. See repair and maintenance addendum for deferredmaintenance items and cost to cures.
Form GPRES2G — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
File No.:SU
BJE
CT
Property Address: City: State: Zip Code:County: Legal Description:
Assessor's Parcel #:Tax Year: R.E. Taxes: $ Special Assessments: $ Borrower (if applicable):Current Owner of Record: Occupant: Owner Tenant Vacant Manufactured HousingProject Type: PUD Condominium Cooperative Other (describe) HOA: $ per year per monthMarket Area Name: Map Reference: Census Tract:
ASS
IGN
MEN
T
The purpose of this appraisal is to develop an opinion of: Market Value (as defined), or other type of value (describe)This report reflects the following value (if not Current, see comments): Current (the Inspection Date is the Effective Date) Retrospective ProspectiveApproaches developed for this appraisal: Sales Comparison Approach Cost Approach Income Approach (See Reconciliation Comments and Scope of Work)Property Rights Appraised: Fee Simple Leasehold Leased Fee Other (describe)Intended Use:
Intended User(s) (by name or type):Client: Address:Appraiser: Address:
MA
RK
ET A
REA
DES
CR
IPTI
ON
Location: Urban Suburban RuralBuilt up: Over 75% 25-75% Under 25%Growth rate: Rapid Stable SlowProperty values: Increasing Stable DecliningDemand/supply: Shortage In Balance Over SupplyMarketing time: Under 3 Mos. 3-6 Mos. Over 6 Mos.
PredominantOccupancy
OwnerTenantVacant (0-5%)Vacant (>5%)
One-Unit HousingPRICE$(000)
LowHighPred
AGE(yrs)
Present Land UseOne-Unit %2-4 Unit %Multi-Unit %Comm'l %
%
Change in Land UseNot LikelyLikely * In Process *
* To:
Market Area Boundaries, Description, and Market Conditions (including support for the above characteristics and trends):
SITE
DES
CR
IPTI
ON
Dimensions: Site Area:Zoning Classification: Description:
Zoning Compliance: Legal Legal nonconforming (grandfathered) Illegal No zoningAre CC&Rs applicable? Yes No Unknown Have the documents been reviewed? Yes No Ground Rent (if applicable) $ /Highest & Best Use as improved: Present use, or Other use (explain)
Actual Use as of Effective Date: Use as appraised in this report:Summary of Highest & Best Use:
Utilities Public Other Provider/Description Off-site Improvements Type Public PrivateElectricityGasWaterSanitary SewerStorm Sewer
StreetCurb/GutterSidewalkStreet LightsAlley
TopographySizeShapeDrainageView
Other site elements: Inside Lot Corner Lot Cul de Sac Underground Utilities Other (describe)FEMA Spec'l Flood Hazard Area Yes No FEMA Flood Zone FEMA Map # FEMA Map DateSite Comments:
DES
CR
IPTI
ON
OF
THE
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OVE
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General Description# of Units Acc.Unit# of StoriesType Det. Att.Design (Style)
Existing Proposed Und.Cons.Actual Age (Yrs.)Effective Age (Yrs.)
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):
Analysis of sale/transfer history and/or any current agreement of sale/listing:
SALE
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OM
PAR
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PPR
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SALES COMPARISON APPROACH TO VALUE (if developed) The Sales Comparison Approach was not developed for this appraisal.FEATURE SUBJECT COMPARABLE SALE # 1 COMPARABLE SALE # 2 COMPARABLE SALE # 3
Sales or FinancingConcessionsDate of Sale/TimeRights AppraisedLocationSiteViewDesign (Style)Quality of ConstructionAgeConditionAbove Grade Total Bdrms Baths Total Bdrms Baths Total Bdrms Baths Total Bdrms BathsRoom CountGross Living Area sq.ft. sq.ft. sq.ft. sq.ft.Basement & FinishedRooms Below GradeFunctional UtilityHeating/CoolingEnergy Efficient ItemsGarage/CarportPorch/Patio/Deck
Net Adjustment (Total) + - + - + -$ $ $Adjusted Sale Priceof Comparables $ $ $Summary of Sales Comparison Approach
No prior sales withinthe last 3 years.MLS/Tax rec.
5/24/2006$0MLS/Tax rec.
There were no prior transfers of thesubject property within the last 3 years.Comparable #1 had no prior sales within the last year.Comparable #2 had no prior sales within the last year.Comparable #3 had no prior sales within the last year.
2463 Iron Forge RdHerndon, VA 20171-2917
n/a
MLS/Tax RcdInspection
n/an/an/aFee SimpleSycamore Ridge.17 AcresTypical of areaColonialGood18 YearsGd/some updates
10 5 43,536
FullRR/DenGoodFWA/CACNone2 Car GarageStp/Deck
Kitchen Gd/some updatesDOM n/aCost to Cure/Paint
2440 Dakota Lakes DrHerndon, VA 201710.78 miles E
710,000206.16
MLS/Tax Rcd/ExtFromStreetFX7312690
Conventionalnone6/2/2010Fee SimpleSycamore Lakes.20 AcresTypical of areaColonialGood15 YearsGd/some updates
9 4 2.5 +7,5003,444 0
FullRR/Den/FB -5,000GoodFWA/CACNone2 Car GarageStp/Patio +2,000Gd/some updates3
4,500Net 0.6 %
Gross 2.0 % 714,500
13134 Curved Iron RdHerndon, VA 201710.25 miles SE
628,500210.91
MLS/Tax Rcd/ExtFromStreetFX7260291
Conventionalnone4/27/2010Fee SimpleSycamore Ridge.24 AcresTypical of areaColonialGood21 YearsGd/some updates
9 4 3.5 +2,5002,980 +27,800
FullUnfinished +15,000GoodFWA/CACNone2 Car GaragePorch/Deck/Patio -5,500Gd/some updates28
39,800Net 6.3 %
Gross 8.1 % 668,300
2844 Cherry Branch LnHerndon, VA 201710.93 miles S
790,000228.32
MLS/Tax Rcd/ExtFromStreetFX7247246
Conventionalnone3/31/2010Fee SimpleMiddleton Farm.30 Acres -10,000Typical of areaColonialGood9 Years -10,000VG Overall -10,000
11 4 3.5 +2,5003,460 0
FullUnfinished +15,000GoodFWA/CACNone2 Car GarageCstp/Deck/Patio -3,000VG Overall -5,0006
-20,500Net 2.6 %
Gross 7.0 % 769,500 The appraiser utilized the most recent and most comparable sales in the immediate neighborhood and
surrounding areas. Matched pairs analysis and the appraiser's personal experience in the subject area were used in developing the properadjustment. The final value is estimated to fall near the mid portion of the adjusted range. Comparable #1 is the most recent similar sale in thesubject area therefore was weighted most heavily in the overall valuation. Comparable #2 is the most recent sale from the subjectsneighborhood and is similar in updates and condition but is smaller in GLA and has an unfinished basement. Comparable #3 is from acompeting neighborhood and is similar in GLA but has larger acreage and is superior in age and condition. One active listing was provided foradditional support and was weighted heavily in the overall valuation. All comparables used are regular non-distressed sales.
700,000
Form GPRES2G — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
No prior sales withinthe last 3 years.MLS/Tax rec.
5/24/2006$0MLS/Tax rec.
There were no prior transfers of thesubject property within the last 3 years.Comparable #1 had no prior sales within the last year.Comparable #2 had no prior sales within the last year.Comparable #3 had no prior sales within the last year.
2463 Iron Forge RdHerndon, VA 20171-2917
n/a
MLS/Tax RcdInspection
n/an/an/aFee SimpleSycamore Ridge.17 AcresTypical of areaColonialGood18 YearsGd/some updates
10 5 43,536
FullRR/DenGoodFWA/CACNone2 Car GarageStp/Deck
Kitchen Gd/some updatesDOM n/aCost to Cure/Paint
2440 Dakota Lakes DrHerndon, VA 201710.78 miles E
710,000206.16
MLS/Tax Rcd/ExtFromStreetFX7312690
Conventionalnone6/2/2010Fee SimpleSycamore Lakes.20 AcresTypical of areaColonialGood15 YearsGd/some updates
9 4 2.5 +7,5003,444 0
FullRR/Den/FB -5,000GoodFWA/CACNone2 Car GarageStp/Patio +2,000Gd/some updates3
4,500Net 0.6 %
Gross 2.0 % 714,500
13134 Curved Iron RdHerndon, VA 201710.25 miles SE
628,500210.91
MLS/Tax Rcd/ExtFromStreetFX7260291
Conventionalnone4/27/2010Fee SimpleSycamore Ridge.24 AcresTypical of areaColonialGood21 YearsGd/some updates
9 4 3.5 +2,5002,980 +27,800
FullUnfinished +15,000GoodFWA/CACNone2 Car GaragePorch/Deck/Patio -5,500Gd/some updates28
39,800Net 6.3 %
Gross 8.1 % 668,300
2844 Cherry Branch LnHerndon, VA 201710.93 miles S
790,000228.32
MLS/Tax Rcd/ExtFromStreetFX7247246
Conventionalnone3/31/2010Fee SimpleMiddleton Farm.30 Acres -10,000Typical of areaColonialGood9 Years -10,000VG Overall -10,000
11 4 3.5 +2,5003,460 0
FullUnfinished +15,000GoodFWA/CACNone2 Car GarageCstp/Deck/Patio -3,000VG Overall -5,0006
-20,500Net 2.6 %
Gross 7.0 % 769,500 The appraiser utilized the most recent and most comparable sales in the immediate neighborhood and
surrounding areas. Matched pairs analysis and the appraiser's personal experience in the subject area were used in developing the properadjustment. The final value is estimated to fall near the mid portion of the adjusted range. Comparable #1 is the most recent similar sale in thesubject area therefore was weighted most heavily in the overall valuation. Comparable #2 is the most recent sale from the subjectsneighborhood and is similar in updates and condition but is smaller in GLA and has an unfinished basement. Comparable #3 is from acompeting neighborhood and is similar in GLA but has larger acreage and is superior in age and condition. One active listing was provided foradditional support and was weighted heavily in the overall valuation. All comparables used are regular non-distressed sales.
700,000
Form GPRES2G — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
File No.:TR
AN
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HIS
TOR
Y
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):
Analysis of sale/transfer history and/or any current agreement of sale/listing:
SALE
S C
OM
PAR
ISO
N A
PPR
OA
CH
SALES COMPARISON APPROACH TO VALUE (if developed) The Sales Comparison Approach was not developed for this appraisal.FEATURE SUBJECT COMPARABLE SALE # 1 COMPARABLE SALE # 2 COMPARABLE SALE # 3
Sales or FinancingConcessionsDate of Sale/TimeRights AppraisedLocationSiteViewDesign (Style)Quality of ConstructionAgeConditionAbove Grade Total Bdrms Baths Total Bdrms Baths Total Bdrms Baths Total Bdrms BathsRoom CountGross Living Area sq.ft. sq.ft. sq.ft. sq.ft.Basement & FinishedRooms Below GradeFunctional UtilityHeating/CoolingEnergy Efficient ItemsGarage/CarportPorch/Patio/Deck
Net Adjustment (Total) + - + - + -$ $ $Adjusted Sale Priceof Comparables $ $ $Summary of Sales Comparison Approach
COST APPROACH TO VALUE (if developed) The Cost Approach was not developed for this appraisal.Provide adequate information for replication of the following cost figures and calculations.Support for the opinion of site value (summary of comparable land sales or other methods for estimating site value):
ESTIMATED REPRODUCTION OR REPLACEMENT COST NEWSource of cost data:Quality rating from cost service: Effective date of cost data:
=$Garage/Carport Sq.Ft. @ $ =$Total Estimate of Cost-New =$Less Physical Functional ExternalDepreciation =$( )Depreciated Cost of Improvements =$''As-is'' Value of Site Improvements =$
=$=$
INDICATED VALUE BY COST APPROACH =$
Comments on Cost Approach (gross living area calculations, depreciation, etc.):
Estimated Remaining Economic Life (if required): Years
INC
OM
E A
PPR
OA
CH INCOME APPROACH TO VALUE (if developed) The Income Approach was not developed for this appraisal.
Estimated Monthly Market Rent $ X Gross Rent Multiplier = $ Indicated Value by Income ApproachSummary of Income Approach (including support for market rent and GRM):
PUD
PROJECT INFORMATION FOR PUDs (if applicable) The Subject is part of a Planned Unit Development.Legal Name of Project:Describe common elements and recreational facilities:
REC
ON
CIL
IATI
ON
Indicated Value by: Sales Comparison Approach $ Cost Approach (if developed) $ Income Approach (if developed) $Final Reconciliation
This appraisal is made ''as is'', subject to completion per plans and specifications on the basis of a Hypothetical Condition that the improvements have beencompleted, subject to the following repairs or alterations on the basis of a Hypothetical Condition that the repairs or alterations have been completed, subject tothe following required inspection based on the Extraordinary Assumption that the condition or deficiency does not require alteration or repair:
This report is also subject to other Hypothetical Conditions and/or Extraordinary Assumptions as specified in the attached addenda.Based on the degree of inspection of the subject property, as indicated below, defined Scope of Work, Statement of Assumptions and Limiting Conditions,and Appraiser’s Certifications, my (our) Opinion of the Market Value (or other specified value type), as defined herein, of the real property that is the subjectof this report is: $ , as of: , which is the effective date of this appraisal.If indicated above, this Opinion of Value is subject to Hypothetical Conditions and/or Extraordinary Assumptions included in this report. See attached addenda.Appraiser Inspection of Subject: Interior & Exterior Exterior Only NoneDate of Inspection:
Co-Appraiser Inspection of Subject: Interior & Exterior Exterior Only NoneDate of Inspection:
ATT
AC
HM
ENTS A true and complete copy of this report contains pages, including exhibits which are considered an integral part of the report. This appraisal report may not be
properly understood without reference to the information contained in the complete report.Attached Exhibits:
700,000All three approaches to value were considered, only two completed, but in this market area, the sales comparison approach is
the best indicator of market value for the subject. The quality and quantity of data available was adequate to lead to a reliable conclusion.
See repair andmaintenance addendum.
700,000 6/11/2010
6/11/201018
Scope of Work Limiting Cond./Certifications Photograph Addenda Hypothetical Conditions Extraordinary AssumptionsNarrative Addendum Sketch Addendum Location Map(s) Flood Addendum Additional SalesCost Addendum Manuf. House Addendum repair addendum
The cost approach has only been developed by the appraiser as an analysis to support their opinion of the property`s market value. Use of thisdata, in whole or part, for other purposes is not intended by the appraiser. Nothing set forth in the appraisal should be relied upon for thepurpose of determining the amount or type of insurance coverage to be placed on the subject property. The appraiser assumes no liability forand does not guarantee that any insurable value estimate inferred from this report will result in the subject property being fully insured for anyloss that may be sustained. Further, the cost approach may not be a reliable indication of replacement or reproduction cost for any date otherthan the effective date of this appraisal due to changing costs of labor and materials and due to changing building codes and governmentalregulations and requirements.
Form GPRES2G — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
700,000All three approaches to value were considered, only two completed, but in this market area, the sales comparison approach is
the best indicator of market value for the subject. The quality and quantity of data available was adequate to lead to a reliable conclusion.
See repair andmaintenance addendum.
700,000 6/11/2010
6/11/201018
Scope of Work Limiting Cond./Certifications Photograph Addenda Hypothetical Conditions Extraordinary AssumptionsNarrative Addendum Sketch Addendum Location Map(s) Flood Addendum Additional SalesCost Addendum Manuf. House Addendum repair addendum
The cost approach has only been developed by the appraiser as an analysis to support their opinion of the property`s market value. Use of thisdata, in whole or part, for other purposes is not intended by the appraiser. Nothing set forth in the appraisal should be relied upon for thepurpose of determining the amount or type of insurance coverage to be placed on the subject property. The appraiser assumes no liability forand does not guarantee that any insurable value estimate inferred from this report will result in the subject property being fully insured for anyloss that may be sustained. Further, the cost approach may not be a reliable indication of replacement or reproduction cost for any date otherthan the effective date of this appraisal due to changing costs of labor and materials and due to changing building codes and governmentalregulations and requirements.
Form GPRES2G — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
File No.:C
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COST APPROACH TO VALUE (if developed) The Cost Approach was not developed for this appraisal.Provide adequate information for replication of the following cost figures and calculations.Support for the opinion of site value (summary of comparable land sales or other methods for estimating site value):
ESTIMATED REPRODUCTION OR REPLACEMENT COST NEWSource of cost data:Quality rating from cost service: Effective date of cost data:
=$Garage/Carport Sq.Ft. @ $ =$Total Estimate of Cost-New =$Less Physical Functional ExternalDepreciation =$( )Depreciated Cost of Improvements =$''As-is'' Value of Site Improvements =$
=$=$
INDICATED VALUE BY COST APPROACH =$
Comments on Cost Approach (gross living area calculations, depreciation, etc.):
Estimated Remaining Economic Life (if required): Years
INC
OM
E A
PPR
OA
CH INCOME APPROACH TO VALUE (if developed) The Income Approach was not developed for this appraisal.
Estimated Monthly Market Rent $ X Gross Rent Multiplier = $ Indicated Value by Income ApproachSummary of Income Approach (including support for market rent and GRM):
PUD
PROJECT INFORMATION FOR PUDs (if applicable) The Subject is part of a Planned Unit Development.Legal Name of Project:Describe common elements and recreational facilities:
REC
ON
CIL
IATI
ON
Indicated Value by: Sales Comparison Approach $ Cost Approach (if developed) $ Income Approach (if developed) $Final Reconciliation
This appraisal is made ''as is'', subject to completion per plans and specifications on the basis of a Hypothetical Condition that the improvements have beencompleted, subject to the following repairs or alterations on the basis of a Hypothetical Condition that the repairs or alterations have been completed, subject tothe following required inspection based on the Extraordinary Assumption that the condition or deficiency does not require alteration or repair:
This report is also subject to other Hypothetical Conditions and/or Extraordinary Assumptions as specified in the attached addenda.Based on the degree of inspection of the subject property, as indicated below, defined Scope of Work, Statement of Assumptions and Limiting Conditions,and Appraiser’s Certifications, my (our) Opinion of the Market Value (or other specified value type), as defined herein, of the real property that is the subjectof this report is: $ , as of: , which is the effective date of this appraisal.If indicated above, this Opinion of Value is subject to Hypothetical Conditions and/or Extraordinary Assumptions included in this report. See attached addenda.Appraiser Inspection of Subject: Interior & Exterior Exterior Only NoneDate of Inspection:
Co-Appraiser Inspection of Subject: Interior & Exterior Exterior Only NoneDate of Inspection:
ATT
AC
HM
ENTS A true and complete copy of this report contains pages, including exhibits which are considered an integral part of the report. This appraisal report may not be
properly understood without reference to the information contained in the complete report.Attached Exhibits:
Sales or FinancingConcessionsDays on MarketRights AppraisedLocationSiteViewDesign (Style)Quality of ConstructionAgeConditionAbove Grade Total Bdrms Baths Total Bdrms Baths Total Bdrms Baths Total Bdrms BathsRoom CountGross Living Area sq.ft. sq.ft. sq.ft. sq.ft.Basement & FinishedRooms Below GradeFunctional UtilityHeating/CoolingEnergy Efficient ItemsGarage/CarportPorch/Patio/Deck
Net Adjustment (Total) + - + - + -$ $ $Adjusted List Priceof Comparables $ $ $Comments
Sales or FinancingConcessionsDays on MarketRights AppraisedLocationSiteViewDesign (Style)Quality of ConstructionAgeConditionAbove Grade Total Bdrms Baths Total Bdrms Baths Total Bdrms Baths Total Bdrms BathsRoom CountGross Living Area sq.ft. sq.ft. sq.ft. sq.ft.Basement & FinishedRooms Below GradeFunctional UtilityHeating/CoolingEnergy Efficient ItemsGarage/CarportPorch/Patio/Deck
Net Adjustment (Total) + - + - + -$ $ $Adjusted List Priceof Comparables $ $ $Comments
571083-8301111100904Assumptions, Limiting Conditions & Scope of Work
2463 Iron Forge Rd Herndon VA 20171-2917Elena Kolgan 11436 Tanbark Dr., Reston, VA 20191
Andrew Capuano 13663 America Drive, Bristow, VA 20136STATEMENT OF ASSUMPTIONS & LIMITING CONDITIONS— The appraiser will not be responsible for matters of a legal nature that affect either the property being appraised or the title to it. The appraiserassumes that the title is good and marketable and, therefore, will not render any opinions about the title. The property is appraised on the basisof it being under responsible ownership.— The appraiser may have provided a sketch in the appraisal report to show approximate dimensions of the improvements, and any such sketchis included only to assist the reader of the report in visualizing the property and understanding the appraiser's determination of its size. Unlessotherwise indicated, a Land Survey was not performed.— If so indicated, the appraiser has examined the available flood maps that are provided by the Federal Emergency Management Agency (or otherdata sources) and has noted in the appraisal report whether the subject site is located in an identified Special Flood Hazard Area. Because theappraiser is not a surveyor, he or she makes no guarantees, express or implied, regarding this determination.— The appraiser will not give testimony or appear in court because he or she made an appraisal of the property in question, unless specificarrangements to do so have been made beforehand.— If the cost approach is included in this appraisal, the appraiser has estimated the value of the land in the cost approach at its highest and bestuse, and the improvements at their contributory value. These separate valuations of the land and improvements must not be used in conjunctionwith any other appraisal and are invalid if they are so used. Unless otherwise specifically indicated, the cost approach value is not an insurancevalue, and should not be used as such.— The appraiser has noted in the appraisal report any adverse conditions (including, but not limited to, needed repairs, depreciation, the presenceof hazardous wastes, toxic substances, etc.) observed during the inspection of the subject property, or that he or she became aware of during thenormal research involved in performing the appraisal. Unless otherwise stated in the appraisal report, the appraiser has no knowledge of anyhidden or unapparent conditions of the property, or adverse environmental conditions (including, but not limited to, the presence of hazardouswastes, toxic substances, etc.) that would make the property more or less valuable, and has assumed that there are no such conditions andmakes no guarantees or warranties, express or implied, regarding the condition of the property. The appraiser will not be responsible for anysuch conditions that do exist or for any engineering or testing that might be required to discover whether such conditions exist. Because theappraiser is not an expert in the field of environmental hazards, the appraisal report must not be considered as an environmental assessment ofthe property.— The appraiser obtained the information, estimates, and opinions that were expressed in the appraisal report from sources that he or sheconsiders to be reliable and believes them to be true and correct. The appraiser does not assume responsibility for the accuracy of such itemsthat were furnished by other parties.— The appraiser will not disclose the contents of the appraisal report except as provided for in the Uniform Standards of Professional AppraisalPractice, and any applicable federal, state or local laws.— If this appraisal is indicated as subject to satisfactory completion, repairs, or alterations, the appraiser has based his or her appraisal reportand valuation conclusion on the assumption that completion of the improvements will be performed in a workmanlike manner.— An appraiser's client is the party (or parties) who engage an appraiser in a specific assignment. Any other party acquiring this report from theclient does not become a party to the appraiser-client relationship. Any persons receiving this appraisal report because of disclosure requirementsapplicable to the appraiser's client do not become intended users of this report unless specifically identified by the client at the time of theassignment.— The appraiser's written consent and approval must be obtained before this appraisal report can be conveyed by anyone to the public, throughadvertising, public relations, news, sales, or by means of any other media, or by its inclusion in a private or public database.— An appraisal of real property is not a 'home inspection' and should not be construed as such. As part of the valuation process, the appraiserperforms a non-invasive visual inventory that is not intended to reveal defects or detrimental conditions that are not readily apparent. The presenceof such conditions or defects could adversely affect the appraiser's opinion of value. Clients with concerns about such potential negative factorsare encouraged to engage the appropriate type of expert to investigate.
The Scope of Work is the type and extent of research and analyses performed in an appraisal assignment that is required to produce credibleassignment results, given the nature of the appraisal problem, the specific requirements of the intended user(s) and the intended use of theappraisal report. Reliance upon this report, regardless of how acquired, by any party or for any use, other than those specified in this report bythe Appraiser, is prohibited. The Opinion of Value that is the conclusion of this report is credible only within the context of the Scope of Work,Effective Date, the Date of Report, the Intended User(s), the Intended Use, the stated Assumptions and Limiting Conditions, any HypotheticalConditions and/or Extraordinary Assumptions, and the Type of Value, as defined herein. The appraiser, appraisal firm, and related parties assumeno obligation, liability, or accountability, and will not be responsible for any unauthorized use of this report or its conclusions.
Additional Comments (Scope of Work, Extraordinary Assumptions, Hypothetical Conditions, etc.):
Form GPRES2AD — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
571083-8301111100904Assumptions, Limiting Conditions & Scope of Work
2463 Iron Forge Rd Herndon VA 20171-2917Elena Kolgan 11436 Tanbark Dr., Reston, VA 20191
Andrew Capuano 13663 America Drive, Bristow, VA 20136STATEMENT OF ASSUMPTIONS & LIMITING CONDITIONS— The appraiser will not be responsible for matters of a legal nature that affect either the property being appraised or the title to it. The appraiserassumes that the title is good and marketable and, therefore, will not render any opinions about the title. The property is appraised on the basisof it being under responsible ownership.— The appraiser may have provided a sketch in the appraisal report to show approximate dimensions of the improvements, and any such sketchis included only to assist the reader of the report in visualizing the property and understanding the appraiser's determination of its size. Unlessotherwise indicated, a Land Survey was not performed.— If so indicated, the appraiser has examined the available flood maps that are provided by the Federal Emergency Management Agency (or otherdata sources) and has noted in the appraisal report whether the subject site is located in an identified Special Flood Hazard Area. Because theappraiser is not a surveyor, he or she makes no guarantees, express or implied, regarding this determination.— The appraiser will not give testimony or appear in court because he or she made an appraisal of the property in question, unless specificarrangements to do so have been made beforehand.— If the cost approach is included in this appraisal, the appraiser has estimated the value of the land in the cost approach at its highest and bestuse, and the improvements at their contributory value. These separate valuations of the land and improvements must not be used in conjunctionwith any other appraisal and are invalid if they are so used. Unless otherwise specifically indicated, the cost approach value is not an insurancevalue, and should not be used as such.— The appraiser has noted in the appraisal report any adverse conditions (including, but not limited to, needed repairs, depreciation, the presenceof hazardous wastes, toxic substances, etc.) observed during the inspection of the subject property, or that he or she became aware of during thenormal research involved in performing the appraisal. Unless otherwise stated in the appraisal report, the appraiser has no knowledge of anyhidden or unapparent conditions of the property, or adverse environmental conditions (including, but not limited to, the presence of hazardouswastes, toxic substances, etc.) that would make the property more or less valuable, and has assumed that there are no such conditions andmakes no guarantees or warranties, express or implied, regarding the condition of the property. The appraiser will not be responsible for anysuch conditions that do exist or for any engineering or testing that might be required to discover whether such conditions exist. Because theappraiser is not an expert in the field of environmental hazards, the appraisal report must not be considered as an environmental assessment ofthe property.— The appraiser obtained the information, estimates, and opinions that were expressed in the appraisal report from sources that he or sheconsiders to be reliable and believes them to be true and correct. The appraiser does not assume responsibility for the accuracy of such itemsthat were furnished by other parties.— The appraiser will not disclose the contents of the appraisal report except as provided for in the Uniform Standards of Professional AppraisalPractice, and any applicable federal, state or local laws.— If this appraisal is indicated as subject to satisfactory completion, repairs, or alterations, the appraiser has based his or her appraisal reportand valuation conclusion on the assumption that completion of the improvements will be performed in a workmanlike manner.— An appraiser's client is the party (or parties) who engage an appraiser in a specific assignment. Any other party acquiring this report from theclient does not become a party to the appraiser-client relationship. Any persons receiving this appraisal report because of disclosure requirementsapplicable to the appraiser's client do not become intended users of this report unless specifically identified by the client at the time of theassignment.— The appraiser's written consent and approval must be obtained before this appraisal report can be conveyed by anyone to the public, throughadvertising, public relations, news, sales, or by means of any other media, or by its inclusion in a private or public database.— An appraisal of real property is not a 'home inspection' and should not be construed as such. As part of the valuation process, the appraiserperforms a non-invasive visual inventory that is not intended to reveal defects or detrimental conditions that are not readily apparent. The presenceof such conditions or defects could adversely affect the appraiser's opinion of value. Clients with concerns about such potential negative factorsare encouraged to engage the appropriate type of expert to investigate.
The Scope of Work is the type and extent of research and analyses performed in an appraisal assignment that is required to produce credibleassignment results, given the nature of the appraisal problem, the specific requirements of the intended user(s) and the intended use of theappraisal report. Reliance upon this report, regardless of how acquired, by any party or for any use, other than those specified in this report bythe Appraiser, is prohibited. The Opinion of Value that is the conclusion of this report is credible only within the context of the Scope of Work,Effective Date, the Date of Report, the Intended User(s), the Intended Use, the stated Assumptions and Limiting Conditions, any HypotheticalConditions and/or Extraordinary Assumptions, and the Type of Value, as defined herein. The appraiser, appraisal firm, and related parties assumeno obligation, liability, or accountability, and will not be responsible for any unauthorized use of this report or its conclusions.
Additional Comments (Scope of Work, Extraordinary Assumptions, Hypothetical Conditions, etc.):
Form GPRES2AD — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
File No.:Property Address: City: State: Zip Code:Client: Address:Appraiser: Address:
File No.:Property Address: City: State: Zip Code:Client: Address:Appraiser: Address:
SIG
NA
TUR
ES
Client Contact: Client Name:E-Mail: Address:
APPRAISER
Appraiser Name:Company:Phone: Fax:E-Mail:Date Report Signed:License or Certification #: State:Designation:Expiration Date of License or Certification:Inspection of Subject: Interior & Exterior Exterior Only NoneDate of Inspection:
Supervisory orCo-Appraiser Name:Company:Phone: Fax:E-Mail:Date Report Signed:License or Certification #: State:Designation:Expiration Date of License or Certification:Inspection of Subject: Interior & Exterior Exterior Only NoneDate of Inspection:
2463 Iron Forge Rd Herndon VA 20171-2917Elena Kolgan 11436 Tanbark Dr., Reston, VA 20191
Andrew Capuano 13663 America Drive, Bristow, VA 20136APPRAISER'S CERTIFICATIONI certify that, to the best of my knowledge and belief:— The statements of fact contained in this report are true and correct.— The credibility of this report, for the stated use by the stated user(s), of the reported analyses, opinions, and conclusions are limited only bythe 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 no personal interest with respect to the partiesinvolved.— 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 directionin 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 subsequentevent 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 ofProfessional Appraisal Practice that were in effect at the time this report was prepared.— I did not base, either partially or completely, my analysis and/or the opinion of value in the appraisal report on the race, color, religion,sex, handicap, familial status, or national origin of either the prospective owners or occupants of the subject property, or of the presentowners or occupants of the properties in the vicinity of the subject property.— Unless otherwise indicated, I have made a personal inspection of the property that is the subject of this report.— Unless otherwise indicated, no one provided significant real property appraisal assistance to the person(s) signing this certification.
Additional Certifications:
DEFINITION OF MARKET VALUE *:Market value means the most probable price which a property should bring in a competitive and open market under all conditions requisiteto a fair sale, the buyer and seller each acting prudently and 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 conditionswhereby:1. Buyer and seller are typically motivated;2. Both parties are well informed or well advised and acting in what they consider their own best interests;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; and5. The price represents the normal consideration for the property sold unaffected by special or creative financing or sales concessionsgranted by anyone associated with the sale.* This definition is from regulations published by federal regulatory agencies pursuant to Title XI of the Financial InstitutionsReform, Recovery, and Enforcement Act (FIRREA) of 1989 between July 5, 1990, and August 24, 1990, by the Federal Reserve System(FRS), National Credit Union Administration (NCUA), Federal Deposit Insurance Corporation (FDIC), the Office of Thrift Supervision (OTS),and the Office of Comptroller of the Currency (OCC). This definition is also referenced in regulations jointly published by the OCC, OTS,FRS, and FDIC on June 7, 1994, and in the Interagency Appraisal and Evaluation Guidelines, dated October 27, 1994.
Form GPRES2AD — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
571083-8301111100904Certifications
2463 Iron Forge Rd Herndon VA 20171-2917Elena Kolgan 11436 Tanbark Dr., Reston, VA 20191
Andrew Capuano 13663 America Drive, Bristow, VA 20136APPRAISER'S CERTIFICATIONI certify that, to the best of my knowledge and belief:— The statements of fact contained in this report are true and correct.— The credibility of this report, for the stated use by the stated user(s), of the reported analyses, opinions, and conclusions are limited only bythe 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 no personal interest with respect to the partiesinvolved.— 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 directionin 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 subsequentevent 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 ofProfessional Appraisal Practice that were in effect at the time this report was prepared.— I did not base, either partially or completely, my analysis and/or the opinion of value in the appraisal report on the race, color, religion,sex, handicap, familial status, or national origin of either the prospective owners or occupants of the subject property, or of the presentowners or occupants of the properties in the vicinity of the subject property.— Unless otherwise indicated, I have made a personal inspection of the property that is the subject of this report.— Unless otherwise indicated, no one provided significant real property appraisal assistance to the person(s) signing this certification.
Additional Certifications:
DEFINITION OF MARKET VALUE *:Market value means the most probable price which a property should bring in a competitive and open market under all conditions requisiteto a fair sale, the buyer and seller each acting prudently and 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 conditionswhereby:1. Buyer and seller are typically motivated;2. Both parties are well informed or well advised and acting in what they consider their own best interests;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; and5. The price represents the normal consideration for the property sold unaffected by special or creative financing or sales concessionsgranted by anyone associated with the sale.* This definition is from regulations published by federal regulatory agencies pursuant to Title XI of the Financial InstitutionsReform, Recovery, and Enforcement Act (FIRREA) of 1989 between July 5, 1990, and August 24, 1990, by the Federal Reserve System(FRS), National Credit Union Administration (NCUA), Federal Deposit Insurance Corporation (FDIC), the Office of Thrift Supervision (OTS),and the Office of Comptroller of the Currency (OCC). This definition is also referenced in regulations jointly published by the OCC, OTS,FRS, and FDIC on June 7, 1994, and in the Interagency Appraisal and Evaluation Guidelines, dated October 27, 1994.
Form GPRES2AD — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
File No.:Property Address: City: State: Zip Code:Client: Address:Appraiser: Address:
SIG
NA
TUR
ES
Client Contact: Client Name:E-Mail: Address:
APPRAISER
Appraiser Name:Company:Phone: Fax:E-Mail:Date Report Signed:License or Certification #: State:Designation:Expiration Date of License or Certification:Inspection of Subject: Interior & Exterior Exterior Only NoneDate of Inspection:
Supervisory orCo-Appraiser Name:Company:Phone: Fax:E-Mail:Date Report Signed:License or Certification #: State:Designation:Expiration Date of License or Certification:Inspection of Subject: Interior & Exterior Exterior Only NoneDate of Inspection:
Exterior InspectionTOTAL AMOUNT OF RECOMMENDED REPAIRS $
ESTIMATED VALUE OF THE SUBJECT PROPERTY 'AS IS' $
ESTIMATED VALUE OF THE SUBJECT PROPERTY 'AS REPAIRED' $
Comments:
Form RMA — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODECapuano Appraisal Services, LLC
REPAIR AND MAINTENANCE ADDENDUM
Kolgan, Elena2463 Iron Forge RdHerndon Fairfax VA 20171-2917n/a
Wood rot on exterior wood window trim and garage 2,000.00
Gutter Cleaning/detaching in front 500.00
Yard work/tree trimming needed 1,000.00
Active water leak in ceiling of first level bathroom to be repaired. Drywall and fix leak 500.00
Family room ceiling water leak 1,000.00
5,000.00
695,000.00
700,000.00
The repair estimates provided were from a readily visible inspection. The appraiser is not a home inspector nor a contractor. A quotefrom a qualified contractor would provided a more accurate cost for the borrower. In addition, there may be items that were no readilyvisible to the appraise that need repair that would effect the value determinations in this report for the as is value and cost to cure items.Appraiser recommends a contractor to determine actual cost for repairs above.
Borrower/Client
Lender
Form RMA — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODECapuano Appraisal Services, LLC
REPAIR AND MAINTENANCE ADDENDUM
Kolgan, Elena2463 Iron Forge RdHerndon Fairfax VA 20171-2917n/a
Wood rot on exterior wood window trim and garage 2,000.00
Gutter Cleaning/detaching in front 500.00
Yard work/tree trimming needed 1,000.00
Active water leak in ceiling of first level bathroom to be repaired. Drywall and fix leak 500.00
Family room ceiling water leak 1,000.00
5,000.00
695,000.00
700,000.00
The repair estimates provided were from a readily visible inspection. The appraiser is not a home inspector nor a contractor. A quotefrom a qualified contractor would provided a more accurate cost for the borrower. In addition, there may be items that were no readilyvisible to the appraise that need repair that would effect the value determinations in this report for the as is value and cost to cure items.Appraiser recommends a contractor to determine actual cost for repairs above.
Borrower/Client
Lender
REO#Property AddressCity County State Zip Code
DESCRIPTION AMOUNT
Interior Inspection
Exterior InspectionTOTAL AMOUNT OF RECOMMENDED REPAIRS $
ESTIMATED VALUE OF THE SUBJECT PROPERTY 'AS IS' $
ESTIMATED VALUE OF THE SUBJECT PROPERTY 'AS REPAIRED' $
Comments:
Page #7Main File No. 100904
File No.Property AddressCity County State Zip Code
This Appraisal Report is one of the following types:
Self Contained (A written report prepared under Standards Rule , persuant to the Scope of Work, as disclosed elsewhere in this report.)
Summary (A written report prepared under Standards Rule , persuant to the Scope of Work, as disclosed elsewhere in this report.)
Restricted Use (A written report prepared under Standards Rule , persuant to the Scope of Work, as disclosed elsewhere in this report,restricted to the stated intended use by the specified client or intended user.)
APPRAISER:
Signature:Name:
Date Signed:State Certification #:or State License #:State:Expiration Date of Certification or License:
Effective Date of Appraisal:
SUPERVISORY APPRAISER (only if required):
Signature:
Name:
Date Signed:State Certification #:or State License #:State:Expiration Date of Certification or License:Supervisory Appraiser inspection of Subject Property:
Did Not Exterior-only from street Interior and Exterior
Kolgan, Elena 1009042463 Iron Forge RdHerndon Fairfax VA 20171-2917n/a
APPRAISAL AND REPORT IDENTIFICATION
2-2(a)
2-2(b)
2-2(c)
Comments on Standards Rule 2-3I certify that, to the best of my knowledge and belief:— The statements of fact contained in this report are true and correct.— The reported analyses, opinions, and conclusions are limited only by the reported assumptions and limiting conditions and are my personal, impartial, and unbiasedprofessional analyses, opinions, and conclusions.— I have no (or the specified) present or prospective interest in the property that is the subject of this report and no (or the specified) personal interest with respect to the partiesinvolved.— I have no bias with respect to the property that is the subject of this report or 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 theclient, 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 thatwere in effect at the time this report was prepared.— Unless otherwise indicated, I have made a personal inspection of the property that is the subject of this report.— Unless otherwise indicated, no one provided significant real property appraisal assistance to the person(s) signing this certification (if there are exceptions, the name of eachindividual providing significant real property appraisal assistance is stated elsewhere in this report).— Unless otherwise indicated, I have performed no services regarding the subject property within the prior three years, as an appraiser or in any other capacity.
Comments on Appraisal and Report IdentificationNote any USPAP related issues requiring disclosure and any State mandated requirements:
Andrew CapuanoDesignation:
June 11, 2010
6/11/2010
Designation:
Form ID10 — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
Borrower/Client
Lender
Kolgan, Elena 1009042463 Iron Forge RdHerndon Fairfax VA 20171-2917n/a
APPRAISAL AND REPORT IDENTIFICATION
2-2(a)
2-2(b)
2-2(c)
Comments on Standards Rule 2-3I certify that, to the best of my knowledge and belief:— The statements of fact contained in this report are true and correct.— The reported analyses, opinions, and conclusions are limited only by the reported assumptions and limiting conditions and are my personal, impartial, and unbiasedprofessional analyses, opinions, and conclusions.— I have no (or the specified) present or prospective interest in the property that is the subject of this report and no (or the specified) personal interest with respect to the partiesinvolved.— I have no bias with respect to the property that is the subject of this report or 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 theclient, 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 thatwere in effect at the time this report was prepared.— Unless otherwise indicated, I have made a personal inspection of the property that is the subject of this report.— Unless otherwise indicated, no one provided significant real property appraisal assistance to the person(s) signing this certification (if there are exceptions, the name of eachindividual providing significant real property appraisal assistance is stated elsewhere in this report).— Unless otherwise indicated, I have performed no services regarding the subject property within the prior three years, as an appraiser or in any other capacity.
Comments on Appraisal and Report IdentificationNote any USPAP related issues requiring disclosure and any State mandated requirements:
Andrew CapuanoDesignation:
June 11, 2010
6/11/2010
Designation:
Form ID10 — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
Borrower/Client
Lender
File No.Property AddressCity County State Zip Code
This Appraisal Report is one of the following types:
Self Contained (A written report prepared under Standards Rule , persuant to the Scope of Work, as disclosed elsewhere in this report.)
Summary (A written report prepared under Standards Rule , persuant to the Scope of Work, as disclosed elsewhere in this report.)
Restricted Use (A written report prepared under Standards Rule , persuant to the Scope of Work, as disclosed elsewhere in this report,restricted to the stated intended use by the specified client or intended user.)
APPRAISER:
Signature:Name:
Date Signed:State Certification #:or State License #:State:Expiration Date of Certification or License:
Effective Date of Appraisal:
SUPERVISORY APPRAISER (only if required):
Signature:
Name:
Date Signed:State Certification #:or State License #:State:Expiration Date of Certification or License:Supervisory Appraiser inspection of Subject Property:
Did Not Exterior-only from street Interior and Exterior
Page #8Main File No. 100904
20ft
20ft
2ft
35ft
4.7f
t
6.3f
t
8ft
2ft
38ft
2.83ft 2.83
ft 2.5f
t 2.5ft 2.83ft 2.83
ft
25ft
3ft
2ft
38ft
2.5f
t 2.5ft
8ft
2.5ft2.5f
t
38ft
2ft
8ft
26ft
18ft
Property AddressCity County State Zip Code
Form SKT.BldSkI — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
Building SketchKolgan, Elena2463 Iron Forge RdHerndon Fairfax VA 20171-2917n/a
Borrower/Client
Lender
20ft
20ft
2ft
35ft
4.7f
t
6.3f
t
8ft
2ft
38ft
2.83ft 2.83
ft 2.5f
t 2.5ft 2.83ft 2.83
ft
25ft
3ft
2ft
38ft
2.5f
t 2.5ft
8ft
2.5ft2.5f
t
38ft
2ft
8ft
26ft
18ft
Form SKT.BldSkI — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
Building SketchKolgan, Elena2463 Iron Forge RdHerndon Fairfax VA 20171-2917n/a
Borrower/Client
Lender
Property AddressCity County State Zip Code
Page #9Main File No. 100904
Property AddressCity County State Zip Code
Form SKT.BldSkI — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
Building SketchKolgan, Elena2463 Iron Forge RdHerndon Fairfax VA 20171-2917n/a
Borrower/Client
Lender
Form SKT.BldSkI — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
Building SketchKolgan, Elena2463 Iron Forge RdHerndon Fairfax VA 20171-2917n/a
Borrower/Client
Lender
Property AddressCity County State Zip Code
Page #10Main File No. 100904
Property AddressCity County State Zip Code
Form PICPIX.SR — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
Subject Photo PageKolgan, Elena2463 Iron Forge RdHerndon Fairfax VA 20171-2917n/a
Subject Front
Sales PriceGross Living AreaTotal RoomsTotal BedroomsTotal BathroomsLocationViewSiteQualityAge
2463 Iron Forge Rdn/a3,5361054Sycamore RidgeTypical of area.17 AcresGood18 Years
Subject Rear
Subject Street
Borrower/Client
Lender
Form PICPIX.SR — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
Subject Photo PageKolgan, Elena2463 Iron Forge RdHerndon Fairfax VA 20171-2917n/a
Subject Front
Sales PriceGross Living AreaTotal RoomsTotal BedroomsTotal BathroomsLocationViewSiteQualityAge
2463 Iron Forge Rdn/a3,5361054Sycamore RidgeTypical of area.17 AcresGood18 Years
Subject Rear
Subject Street
Borrower/Client
Lender
Property AddressCity County State Zip Code
Page #11Main File No. 100904
Property AddressCity County State Zip Code
Form PICSIX2 — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
Photograph AddendumKolgan, Elena2463 Iron Forge RdHerndon Fairfax VA 20171-2917n/a
Rear Wood Rot on exterior of homeCost to cure $2000
Wood Rot Wood Rot
Wood Rot Side
Borrower/Client
Lender
Form PICSIX2 — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
Photograph AddendumKolgan, Elena2463 Iron Forge RdHerndon Fairfax VA 20171-2917n/a
Rear Wood Rot on exterior of homeCost to cure $2000
Wood Rot Wood Rot
Wood Rot Side
Borrower/Client
Lender
Property AddressCity County State Zip Code
Page #12Main File No. 100904
Property AddressCity County State Zip Code
Form PICSIX2 — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
Photograph AddendumKolgan, Elena2463 Iron Forge RdHerndon Fairfax VA 20171-2917n/a
Side Rear
Back yard/wooded view Rear
KI FR
Borrower/Client
Lender
Form PICSIX2 — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
Photograph AddendumKolgan, Elena2463 Iron Forge RdHerndon Fairfax VA 20171-2917n/a
Side Rear
Back yard/wooded view Rear
KI FR
Borrower/Client
Lender
Property AddressCity County State Zip Code
Page #13Main File No. 100904
Property AddressCity County State Zip Code
Form PICSIX2 — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
Photograph AddendumKolgan, Elena2463 Iron Forge RdHerndon Fairfax VA 20171-2917n/a
FB DR
LR Water leak in family room ceilingCost to cure $1,000
Active water leak in ceiling of 1st levelbathroom
Cost to cure $500
FB
Borrower/Client
Lender
Form PICSIX2 — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
Photograph AddendumKolgan, Elena2463 Iron Forge RdHerndon Fairfax VA 20171-2917n/a
FB DR
LR Water leak in family room ceilingCost to cure $1,000
Active water leak in ceiling of 1st levelbathroom
Cost to cure $500
FB
Borrower/Client
Lender
Property AddressCity County State Zip Code
Page #14Main File No. 100904
Property AddressCity County State Zip Code
Form PICSIX2 — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
Photograph AddendumKolgan, Elena2463 Iron Forge RdHerndon Fairfax VA 20171-2917n/a
Bed FB
Bed Bed
Bed FB
Borrower/Client
Lender
Form PICSIX2 — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
Photograph AddendumKolgan, Elena2463 Iron Forge RdHerndon Fairfax VA 20171-2917n/a
Bed FB
Bed Bed
Bed FB
Borrower/Client
Lender
Property AddressCity County State Zip Code
Page #15Main File No. 100904
Property AddressCity County State Zip Code
Form PICSIX2 — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
Photograph AddendumKolgan, Elena2463 Iron Forge RdHerndon Fairfax VA 20171-2917n/a
Den Bed
Crawlspace RR
Borrower/Client
Lender
Form PICSIX2 — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
Photograph AddendumKolgan, Elena2463 Iron Forge RdHerndon Fairfax VA 20171-2917n/a
Den Bed
Crawlspace RR
Borrower/Client
Lender
Property AddressCity County State Zip Code
Page #16Main File No. 100904
Property AddressCity County State Zip Code
Form PICPIX.CR — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
Comparable Photo PageKolgan, Elena2463 Iron Forge RdHerndon Fairfax VA 20171-2917n/a
Comparable 1
Prox. to SubjectSales PriceGross Living AreaTotal RoomsTotal BedroomsTotal BathroomsLocationViewSiteQualityAge
2440 Dakota Lakes Dr0.78 miles E710,0003,444942.5Sycamore LakesTypical of area.20 AcresGood15 Years
Comparable 2
Prox. to SubjectSales PriceGross Living AreaTotal RoomsTotal BedroomsTotal BathroomsLocationViewSiteQualityAge
13134 Curved Iron Rd0.25 miles SE628,5002,980943.5Sycamore RidgeTypical of area.24 AcresGood21 Years
Comparable 3
Prox. to SubjectSales PriceGross Living AreaTotal RoomsTotal BedroomsTotal BathroomsLocationViewSiteQualityAge
2844 Cherry Branch Ln0.93 miles S790,0003,4601143.5Middleton FarmTypical of area.30 AcresGood9 Years
Borrower/Client
Lender
Form PICPIX.CR — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
Comparable Photo PageKolgan, Elena2463 Iron Forge RdHerndon Fairfax VA 20171-2917n/a
Comparable 1
Prox. to SubjectSales PriceGross Living AreaTotal RoomsTotal BedroomsTotal BathroomsLocationViewSiteQualityAge
2440 Dakota Lakes Dr0.78 miles E710,0003,444942.5Sycamore LakesTypical of area.20 AcresGood15 Years
Comparable 2
Prox. to SubjectSales PriceGross Living AreaTotal RoomsTotal BedroomsTotal BathroomsLocationViewSiteQualityAge
13134 Curved Iron Rd0.25 miles SE628,5002,980943.5Sycamore RidgeTypical of area.24 AcresGood21 Years
Comparable 3
Prox. to SubjectSales PriceGross Living AreaTotal RoomsTotal BedroomsTotal BathroomsLocationViewSiteQualityAge
2844 Cherry Branch Ln0.93 miles S790,0003,4601143.5Middleton FarmTypical of area.30 AcresGood9 Years
Borrower/Client
Lender
Property AddressCity County State Zip Code
Page #17Main File No. 100904
Property AddressCity County State Zip Code
Form DLSTRNT.DS#_LTR — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
Listing Photo PageKolgan, Elena2463 Iron Forge RdHerndon Fairfax VA 20171-2917n/a
Listing 1
Proximity to SubjectList PriceDays on MarketGross Living AreaTotal RoomsTotal BedroomsTotal BathroomsAge
2613 Iron Forge Rd0.39 miles SE739,000n/a3,3251042.521 Years
Listing 2
Proximity to SubjectList PriceDays on MarketGross Living AreaTotal RoomsTotal BedroomsTotal BathroomsAge
Listing 3
Proximity to SubjectList PriceDays on MarketGross Living AreaTotal RoomsTotal BedroomsTotal BathroomsAge
Borrower/Client
Lender
Form DLSTRNT.DS#_LTR — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
Listing Photo PageKolgan, Elena2463 Iron Forge RdHerndon Fairfax VA 20171-2917n/a
Listing 1
Proximity to SubjectList PriceDays on MarketGross Living AreaTotal RoomsTotal BedroomsTotal BathroomsAge
2613 Iron Forge Rd0.39 miles SE739,000n/a3,3251042.521 Years
Listing 2
Proximity to SubjectList PriceDays on MarketGross Living AreaTotal RoomsTotal BedroomsTotal BathroomsAge
Listing 3
Proximity to SubjectList PriceDays on MarketGross Living AreaTotal RoomsTotal BedroomsTotal BathroomsAge
Borrower/Client
Lender
Property AddressCity County State Zip Code
Page #18Main File No. 100904
PLAT
Form SCNLGL — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
PLAT
Form SCNLGL — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
Page #19Main File No. 100904
Property AddressCity County State Zip Code
Form MAP.LOC — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
Location MapKolgan, Elena2463 Iron Forge RdHerndon Fairfax VA 20171-2917n/a
Borrower/Client
Lender
Form MAP.LOC — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
Location MapKolgan, Elena2463 Iron Forge RdHerndon Fairfax VA 20171-2917n/a
Borrower/Client
Lender
Property AddressCity County State Zip Code
Page #20Main File No. 100904
Property AddressCity County State Zip Code
Form MAP.FLOOD — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
Flood MapKolgan, Elena2463 Iron Forge RdHerndon Fairfax VA 20171-2917n/a
Borrower/Client
Lender
Form MAP.FLOOD — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
Flood MapKolgan, Elena2463 Iron Forge RdHerndon Fairfax VA 20171-2917n/a
Borrower/Client
Lender
Property AddressCity County State Zip Code
Page #21Main File No. 100904
Form SCA — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODEForm SCA — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
Page #22Main File No. 100904
Form SCA — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODEForm SCA — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
Page #23Main File No. 100904
E&O Insurance
Form SCNLGL — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
E&O Insurance
Form SCNLGL — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
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