20 Buckley Road, Worcester, MA 01602 Ref: 5263533347051 Report Date: 10/21/20XX Borrower: Demo Report File Name: TEST Form File: Demo Quality 895 Poor Fair Good Excellent Complexity 899 Extreme High Moderate Low Borrower Demo Report Owner Demo Report Occupancy Owner Lender Demo Bank Form Type 1004_05uad Appraisal Date 04/04/2016 Assignment Ref inance Location Suburban Built Up Ov er 75% Demand/Supply In Balance Marketing Time Under 3 mths Property Values Stable Appraised Value $208,000 Variance % Contract Price N/A N/A Predom Value (1-Unit Housing) $190,000 -8.65% Low-High Value (1-Unit Housing) $107,000 - $350,000 Bracketing Subject Comparable Range Year Built 1955 1945 - 1968 Unadjusted Sales Price $208,000 $184,000 - $240,000 Adjusted Sales Price $208,000 $200,000 - $212,500 GLA(sqf t) 1,265 1,104 - 1,449 Quality Rating Q4 Q4 - Q4 Condition Rating C4 C3 - C4 Public Record Analysis SUBJECT PROPERTY Last Sale $241,000 on 08/30/2005 Price/Sqft $180 based on 1,336 sqf t NEARBY SALES Average Price $184,684 ($133 / sqf t) Price Range $1 - $365,000 Median Price $183,000 Foreclosure:Sales 3:169 (1%) Distance Range 0.09 - 1.51 Client Checklist Yes, Action Required 3 Unspecif ied 13 Scoring Key Findings 7 Appraiser Appraiser Alert No Public Notices 0 Appraisal Comps Scores 75, 79, 68, N/A My Property Database 25 UCDP UAD Fatals 0 UAD Warnings 0 FNM Warnings 0 Other Hard/Sof t Stops 0 Alert Summary Rule Exceptions: The f ollowing items were f lagged by automated rules but f ound acceptable by the Pro Teck rev iewer as the appraiser prov ided an adequate explanation and/or supporting inf ormation. ID RULE 1024 The subject property is zoned either legal nonconf orming or illegal. Comment: Per report, “In the ev ent of a casualty loss, the improv ements can be rebuilt.” 1052 Net adjustments appear excessiv e. Please ensure commentary has been prov ided. Comment: The net adjustment f or comp 2 is slightly abov e the recommended guideline at 16.7% howev er, this is explained in the report abov e the Cost Approach section. 1467 The line adjustments are adjusted in the same direction (+/-) across all comparables. Comment: The only item that the v endor was unable bracket is subject’s pellet stov e. Most comparables hav e a f ireplace, like subject but, not the pellet stov e as well. Appraisal Summary
Transcript
What is your role?
20 Buckley Road, Worcester, MA 01602Ref: 5263533347051 Report Date: 10/21/20XX Borrower: Demo Report File Name: TEST Form File: Demo
Quality 895Poor Fair Good Excellent
Complexity 899Extreme High Moderate Low
Borrower Demo Report
Owner Demo Report
Occupancy Owner
Lender Demo Bank
Form Type 1004_05uad
Appraisal Date 04/04/2016
Assignment Ref inance
Location Suburban
Built Up Ov er 75%
Demand/Supply In Balance
Marketing Time Under 3 mths
Property Values Stable
Appraised Value $208,000 Variance %
Contract Price N/A N/A
Predom Value (1-Unit Housing) $190,000 -8.65%
Low-High Value (1-Unit Housing) $107,000 - $350,000
20 Buckley Road, Worcester, MA 01602Ref: 5263533347051 Report Date: 10/21/20XX Borrower: Demo Report File Name: TEST Form File: Demo
980 Pleasant StWorcester
31 Knowles RdWorcester
29 1.30 193 WILDWOOD AVEWORCESTER
$159,900 10/21/2015
GOODREAUMASON
1,2963 / 1.5
198913,870
73
30 1.47 18 TIMROD DRWORCESTER
$170,000 03/08/2016
COWANCRUZ
1,3443 / 2.5
198412,122
73
23 .17 13 ROSEWOOD DRWORCESTER
$171,500 05/22/2015
N/AN/A
9622 / 1.0
19537,840
73
24 .20 10 ROSEWOOD DRWORCESTER
$175,000 09/21/2015
N/AN/A
9623 / 1.0
19547,840
73
25 .23 11 FAIRLAWN DRWORCESTER
$161,900 10/15/2015
N/AN/A
9502 / 1.0
19558,276
73
26 .25 22 KNOWLES RDWORCESTER
$124,900 10/21/2015
N/AN/A
9623 / 2.0
19526,534
73
31 .28 125 WAMSUTTA AVEWORCESTER
$185,000 12/30/2015
125DAVIS
1,3704 / 1.0
190017,562
72
33 .58 35 CIRCUIT AVE EWORCESTER
$214,000 09/30/2015
HFPCAEZ
1,2743 / 1.0
193811,025
72
32 .36 8 SHERWOOD RDWORCESTER
$190,000 08/14/2015
N/AN/A
9563 / 1.0
19507,840
72
34 1.11 3 BLAIR STWORCESTER
$202,500 10/02/2015
SAINTKAMYCK-MOULIN
1,2743 / 2.0
19207,426
71
35 1.15 81 AMHERST STWORCESTER
$175,000 07/30/2015
BAJMAMCANDLESS
1,2003 / 1.0
195510,088
71
36 1.16 22 CHIPPEWA RDWORCESTER
$237,500 12/24/2015
HOLMESGREGOIRE
1,3443 / 1.5
19389,840
71
37 1.24 16 POMONA RDWORCESTER
$191,500 03/25/2016
FLANAGANROSE
1,2483 / 1.5
19415,509
71
38 1.30 3 BISHOP AVEWORCESTER
$95,000 08/18/2015
USAMORA
1,1703 / 1.0
19589,142
71
39 1.33 51 ELLIS DRWORCESTER
$268,000 10/26/2015
HUMICAHILL
1,4643 / 2.0
195215,372
71
40 1.40 61 RICH STWORCESTER
$233,900 07/28/2015
ROCHEFORDMCCARTHY
1,2032 / 2.0
195215,500
71
41 1.43 97 PIEDMONT STWORCESTER
$120,000 02/26/2016
CROSSCOTO
1,2843 / 1.0
18905,670
71
42 1.44 30 WINCHESTER AVEWORCESTER
$78,000 11/16/2015
USOUNSAYANH
1,1523 / 1.0
19589,577
71
43 1.46 44 LEDGECREST DRWORCESTER
$148,000 01/28/2016
CARTWRIGHTSTRUGA
1,2603 / 1.5
19926,624
71
44 1.47 111 MORELAND STWORCESTER
$210,900 06/25/2015
WHITECARTER
1,2484 / 1.0
19529,022
71
45 .60 30 HADWEN LNWORCESTER
$139,900 12/22/2015
USAETRE
1,3443 / 1.5
19156,358
70
46 .61 45 HOWLAND TERWORCESTER
$209,900 01/11/2016
WEIRHITT
1,2162 / 1.0
19125,632
70
47 .70 5 1ST STWORCESTER
$160,000 08/12/2015
BARRYVELEZ
1,2722 / 1.0
19555,100
70
48 .74 55 AMBER STWORCESTER
$180,000 03/29/2016
STSCANLON
1,5313 / 1.5
195018,955
70
A3 .92 $184,000 s01/16;c01/16
N/AN/A
1104 3 / 1.0
1958 6023
68
A4 .36 $214,900 Active
N/AN/A
1000 3 / 1.0
1953 8400
N/A
Disclaimer: THIS AUTOMATED REVIEW MAY NOT HAVE BEEN COMPLETED BY AN APPRAISER.
NO REPRESENTATION OR WARRANTY IS MADE AS TO THE ACCURACY, CORRECTNESS, COMPETENCY OR COMPLETENESS OF SUCH APPRAISAL REVIEW OR AUTOMATED PROCESS COMPLETED FOR THIS
REVIEW. ACCORDINGLY, ALL PARTIES, INCLUDING BUT NOT LIMITED TO BORROWERS, LOAN PARTICIPANTS, OWNERS, LENDERS, SELLERS, PURCHASERS, TENANTS, OR PROSPECTIVE PARTIES WITHIN
THOSE CATEGORIES, SHOULD NOT RELY UPON ITS ACCURACY, CONTENTS OR CONCLUSIONS BUT SHOULD MAKE THEIR OWN INDEPENDENT APPRAISAL REVIEW. ANY CIRCULATION, OR ANY PERMISSION TO
CIRCULATE GIVEN BY PDS DOES NOT CHANGE OR WAIVE THE PROCEEDING DISCLAIMER. THE RISK OF ANY AND ALL LOSS, DAMAGE, OR UNSATISFACTORY PERFORMANCE OF THIS SOFTWARE OR
PROGRAM RESTS WITH YOU AS THE USER. TO THE EXTENT PDS NOR ANY PERSON EITHER EXPRESSLY OR IMPLICITLY, MAKES ANY REPRESENTATION OR WARRANTY REGARDING THE APPROPRIATNESS
OF THE USE, OUTPUT, OR RESULTS OF THE USE OF THIS SOFTWARE OR PROGRAM IN TERMS OF ITS CORRECTNESS, ACCURACY, RELIABILITY, BEING CURRENT OR OTHERWISE. IF YOU RELY UPON THIS
SOFTWARE OR PROGRAM, YOU DO SO AT YOUR OWN RISK, AND YOU ASSUME THE RESPONSIBILTY FOR THE RESULTS. SHOULD THIS SOFTWARE OR PROGRAM PROVE DEFECTIVE OR INACCURATE, YOU
ASSUME THE RISK OF ALL LOSSES, INCLUDING, BUT NOT LIMITED TO, ANY NECESSARY SERVICING LOSS OF INCOME, REPURCHASES, REPAIR OR CORRECTION OF ANY PROPERTY DATA OR AUTOMATION
INVOLVED. THE PERSON OR PROPERTY OF THIRD PARTIES, INCLUDING, WITHOUT LIMITATIONS, CONSEQUENTIAL DAMAGES AND ECONOMIC LOSSES, THAT ARISE OUT OF OR IN CONNECTION WITH YOUR
USE, MODIFICATION, OR DISTRIBUTION OF THIS SOFTWARE OR PROGRAM, ITS OUTPUT, OR ANY ACCOMPANYING DOCUMENTATION THAT ARISE OUT OF OR IN CONNECTION WITH YOUR USE,
MODIFICATION, OR DISTRIBUTION OF THIS SOFTWARE OR PROGRAM, ITS OUTPUT, OR ANY ACCOMPANYING DOCUMENTATION IS YOUR SOLE RESPONSIBILITY.
