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RC-18-1114td: sTiv dote it,cs e,(2_1 zo kr-A z z° 47 • •"' ar" Certificate of Completion Miami Shores Village 10050 N.E. 2nd Ave, Miami Shores, Florida 33138 Tel: 305-795-2204 Fax: 305-756-8972 Building Inspection Department Description: INTERIOR RENOVATION OF KITCHEN AND MASTER BATH REPLACEMENT OF A/C UNIT INTERIOR COSMETIC IMPROVEMENTS REPLACEMENT OF FIXTURES AND APPLIANCES Permit Type Building (Residential) Bldg. Permit No. RC-4-18-1114 Owner VILMA QUINTANA Contractor SD CONSTRUCTION, LLC Subdivision/Project Date Issued 11/19/2018 Construction Type V-B Occupancy R-3 Type Square Footage 2,431.00 Flood Zone AE-9 Location If the building is located in a special flood hazard area documentation of the as -built lowest floor 1421 NE 103 ST elevation or lowest horizontal structural member has been provided and is retained in the records of Miami Shores, FL 331382625 Miami Shores Village. This certificate issued pursuant to the requirements of the Florida Building Code certifying that at the time of issuance this structure was in compliance with the /carious ordinances of the jurisdiction regulating building construction or use. Building Officials Approval Ismael Naranjo, CBO Not Transferable POST IN A CONSPICUOUS PLACE INSPECTION RECORD Miami Shores Village 10050 N.E. 2nd Avenue Miami Shores, FL 33138-0000 Phone: (305)795-2204 FaX.: (305)756-8972 POST ON SITE Permit NO. R C -4 -18-1114 Permit Type: Residential Construction Work Classification: Alteration Issue Date: 7/9/2018 Expires: 01/05/2019 05/2019 INSPECTION REQUESTS: (305)762-4949 or Log on at https://bldg.miamishoresvillage.comlcap REQUESTS ARE ACCEPTED DURING 8:30AM - 3:30PM FOR THE FOLLOWING BUSINESS DAY. Requests must be received by 3 pm for following day inspections. Residential Construction Parcel #:1132050310150 Owner's Name: VILMA QUINTANA Job Address: 1421 NE 103 Street Bond Number: 3821 Contractor(s) SD CONSTRUCTION, LLC (78 tirpRTION Owner's Phone: Total Square Feet: Total Job Valuation:. (305)527-3904 1500 $ 69,329.84 ORK IS ALLOWED: ONDAY THROUGH FRIDAY, 8:OOAM - 7:OOPM. SATURDAY 8:OOAM - 6:OOPM. 0 NO WORK IS ALLOWED ON SUNDAY OR HOLIDAYS. BUILDING AND ROOFING INSPECTIONS ARE DONE MONDAY THROUGH FRIDAY. NO INSPECTION WILL BE MADE UNLESS THE PERMIT CARD IS DISPLAYED AND HAS BEEN APPROVED. PLANS ARE READLY AVAILABLE. IT IS THE PERMIT APPLICANTS RESPONSIBILITY TO ENSURE THAT WORK IS ACCESSIBLE AND EXPOSED FOR INSPECTION PURPOSES. NEITHER THE BUILDING OFFICIAL NOR THE CITY SHALL BE LIABLE FOR EXPENSE ENTAILED IN THE REMOVAL OR REPLACEMENT OF ANY MATERIAL REQUIRED TO ALLOW INSPECTION. WARNING TO OWNER: YOUR FAILURE TO RECORD A NOTICE OF COMMENCEMENT MAY RESULT IN YOUR PAYING TWICE FOR IMPROVEMENTS TO YOUR PROPERTY. A NOTICE OF COMMENCEMENT MUST BE RECORDED AND POSTED ON THE JOB SITE BEFORE THE FIRST INSPECTION. IF YOU INTEND TO OBTAIN FINANCING, CONSULT WITH YOUR LENDER OR AN ATTORNEY BEFORE COMMENCING WORK OR RECORDING YOUR NOTICE OF COMMENCEMENT. INSPECTION RECORD INSPECTION STRUCTURAL DATE INSP Foundation Stemwall Slab Columns (1st Lift) Columns (2nd Lift) Tie Beam Truss/Rafters Roof Sheathing Bucks Interior Framing Insulation Ceiling Grid Drywall Firewall 36// 2 Wire Lath Pool Steel Pool Deck Final Pool Final Fence Screen Enclosure Driveway Driveway Base Tin Cap Roof in Progress Mop in Progress Final Roof Shutters Attachment Final Shutters Rails and Guardrails ADA compliance DOCUM Soil Bearing Cert Soil Treatment Cert Floor Elevation Survey Reinf Unit Mas Cert Insulation Certificate Spot Survey Final Survey Truss- Certification STRUCTURAL COMMENTS WINDOWS & DOORS::.. INSPECTION DATE INSP Attachment FINAL PUBLIC WORKS i INSPECTION DATE i• INSP Excavation F NAL .`41 i ii, ri, i,x t ELECTRICAL INSPECTION DATE INSP Temporary Pole 30 Day Temporary Pool Bonding Pool Deck Bonding Pool Wet Niche Underground Footer Ground Slab Wall Rough Ceiling RRoy/ �.� Roug I.4/V-,t3,4.' f �y' '/6s Telephone Rough ' Telephone Final TV Rough TV Final Cable Rough Cable Final Intercom Rough Intercom Final Alarm Rough Alarm Final Fire Alarm Rough ' -, Fire Alarm Final/,t�, Service Work With yJ/� 7-y ,e ELECTRICAL COMMENTS INSPECTION Final Sprinkler PLUMBING INSPECTION DATE INSP Rough ;/�,. 0 ---1. -"CT Water Service 2nd Rough Top Out Fire Sprinklers Septic Tank Sewer Hook-up Roof Drains Gas - '•v5%,,,f-e ci iet r6' LP Tank Well Lawn Sprinklers Main Drain Pool Piping Backflow Preventor Interceptor Catch Basins Condensate Drains HRS Final IC/14,49 FINAL I PLUMBING COMMENTS /,,rya Cc„.1 ✓Act V f f7•i1.N c:r•A2.4 . fevsto riot, 3 F04- Gry 0^e 3< - 'r.,r QG:S 1:r1 �"lr3Sift, ' a) �•:1, Fri- 4.4,4 —7I /i 11 I-,., 1io,i . #r + MECHANICAL INSPECTION • DATE INSP Underground Pipe Rough Ventilation Rough Hood Rough Pressure Test Final Hood Final Ventilation Final Pool Heater Final Vacuum MECHANICAL C M TS \fit Inspection Worksheet Miami Shores Village 10050 N.E. 2nd Ave, Miami Shores, Florida 33138 Tel: 305-795-2204 Fax: 305-756-8972 Inspection Number. INSP-001652-2018 Permit Number. RC-4-18-1114 Scheduled Inspection Date: November 15, 2018 Inspector. Naranjo, Ismael Owner. VILMA QUINTANA Address: 1421 NE 103 ST Project Miami Shores, FL 331382625 Permit Type: Building (Residential) Inspection Type: Building Final Work Classification: Alteration Phone Number. 3055273904 Parcel Number: 1132050310150 Contractor. SD CONSTRUCTION, LLC Phone Number. 7863717969 ADALBERTO PEREZ Building Department Comments INTERIOR RENOVATION OF KITCHEN AND MASTER BATH REPLACEMENT OF A /C UNIT INTERIOR COSMETIC IMPROVEMENTS REPLACEMENT OF FIXTURES AND APPLIANCES 05-16-20181. Naranjo A stop work order has been issued to this property for failure to obtain permits for Interior renovation. 1. According to the Information provided on all permit applications for this property the scope of work constitutes a substantial improvement. Existing buildings undergoing substantial improvements should meet the minimum floor elevation requirements for the spedal flood zone where the building is located. Provide elevation certificate signed and sealed by Florida license surveyor showing the lowest finish floor elevation at 11.00 NGVD or provide construction documents to indude elevating the building to the required elevation. 05-23-2018 Stop work by I. Naranjoi 07-02-2018 1. The job cost estimate dated 05-18-2018 under quote number 14-3226 does not indude the cost of items to be provided by the property owner. Provide an estimate of the cost of the items to be provided by the owner. Make sure to describe the item and the cost. 07-03-2018. Revise job cost estimate provided reflect the total job cost of $159419.84. According to the new property appraiser provided by William K. Griffith, SRA of Appraisaifast Real Estate Appraiser, LLC. dated June 5th 2018 and accepted by Mr. Travis Kendall the flood plain administrator for the village this project does not constitute a substantial improvement. Checklist Item General Comments Passed False Comments November 14, 2018 For Inspections please call: 305.782.4949 Page 5of32 Passed Err Failed Correction Needed Re -Inspection Fee No Additional Inspections can be scheduled until re -inspection fee is paid. Inspector Comments Page 6of32 November 14, 2018 For Inspections please call: 305-782-4949 Miami Shores Village 10050 N.E. 2nd Avenue NE Miami Shores, FL 33138-0000 Phone: (305)795-2204 Project Address Issue Date: Perini/ NO. RC=4-18-1114 Permit Type: Residential Construction Work Classification: Alteration Permit Status: APPROVED �9/2018 Expiration: 01/05/2019 Parcel Number Applicant 1421 NE 103 Street Miami Shores, FL 33138-2625 1132050310150 Block: Lot: VILMA QUINTANA Owner Information Address Phone Cell VILMA QUINTANA 1421 NE 103 Street MIAMI SHORES FL 33138- (305)527-3904 1421 NE 103 Street MIAMI SHORES FL 33138- Contractor(s) SD CONSTRUCTION, LLC Phone (786)371-7969 Cell Phone Valuation: Total Sq Feet: $ 69,329.84 1500 Approved: In` Review Comments: Date Approved:: In Review Date Denied: Type of Construction: INTERIOR Stories: Front Setback: Left Setback: Bedrooms: Plans Submitted: Yes Certificate Date: Bond Return RENOVATION OF KITCH Occupancy: Single Family Exterior: Rear Setback: Right Setback: Bathrooms: Certificate Status: Additional Info: INTERIOR RENOVATION OF KITCH Classification: Residential Fees Due Bond Type - Contractors Bond CCF CO/CC Fee DBPR Fee DCA Fee Education Surcharge P&Z Review Fee Penalty Fee Permit Fee Scanning Fee Technology Fee Work without Permit Fee Amount $500.00 $42.00 $50.00 $31.20 $20.80 $14.00 $35.00 $100.00 $2,079.90 $36.00 $56.00 $2,079.90 Total: $5,044.80 Pay Date Invoice # 07/09/2018 04/26/2018 Bond #: 3821 Pay Type RC-4-18-67319 Credit Card Check #: 1161 Amt Paid Amt Due $ 4,994.80 $ 50.00 $ 50.00 $ 0.00 Available Inspections: Inspection Type: Final PE Certification Window Door Attachment Framing Insulation Drywall Screw Fill Cells Columns Window and Door Buck Review Planning Review Electrical Review Building Review Building Review Building Review Mechanical Review Plumbing Review Structural In consideration of the issuance to me of this permit, I agree to perform the work covered hereunder in compliance with all ordinances and regulations pertaining thereto and in strict conformity with the plans, drawings, statements or specifications submitted to the proper authorities of Miami Shores Village. In accepting this permit I assume responsibility for all work done by either myself, my agent, servants, or employes. I understand that separate permits are required for ELECTRICAL, PLUMBING, MECHANICAL, WINDOWS, DOORS, ROOFING and SWIMMING POOL work. OWNERS AFFIDAVIT: I certify that all the foregoing information is accurate and that all work will be done in compliance with all applicable laws regulating construction and zoning. Futhe authorize the above -named contractor to do the work stated. July 09, 2018 Date Aut • rize Signature: Owner / Applicant / Contractor / Agent Building Department Copy July 09, 2018 1 Miami Shores Village Building Department 10050 N.E.2nd Avenue, Miami Shores, Florida 33138 Tel: (305) 795-2204 Fax: (305) 756-8972 INSPECTION LINE PHONE NUMBER: (305) 762-4949 BUILDING Master Permit No. PERMIT APPLICATION Sub Permit No BUILDING ❑ ELECTRIC ❑PLUMBING ❑ MECHANICAL RECEIVE APR 2 6 7016 C.14 FBC 201'- 12- C te- ❑ ROOFING ❑ REVISION ❑ EXTENSION El RENEWAL ❑ PUBLIC WORKS ❑ CHANGE OF ❑ CANCELLATION ❑ SHOP \\ CONTRACTOR DRAWINGS II JOB ADDRESS: `\7 ` \�1 G 1V�c� City: Miami Shores County: Miami Dade Zip: J3` - 5 Folio/Parcel#: \V3Z-65—N-2-A — SC" Is the Building Historically Designated: Yes Occupancy Type: Load: Construction Type: Flood Zone: NO BFE: FFE: OWNER: Name (Fee Simple Titleholder): v \\N c\ i\ A S E IN;E Phone#: Address: A \—\7.� 1�1 \ )3C� - City: N\\iv-.. ` ��� c-e-S State: "L Zip: 3-5\7J( Tenant/Lessee Name: Phone#: Email: CONTRACTOR: Company Name: V \ J COn\4CU� \c?1 LL Phone#: ("yn- ( - co y Address: 5ZZ C 1'c.C3,-- ` . ZZCP City: rQy \Sis3Nt'---�Q State: 'FL Zip: 33 \ �O\ Qualifier Name: �`rI` V -7-- Phone#: State Certification or Registration #: C (S Z ZD 5 LP Certificate of Competency #: DESIGNER: Architect/Engineer: Phone#: Address: State: Zip: Value of Work for this Permit: $ • quare/Linear Footage of Work: Type of Work: ❑ Addition Alteration ❑ New f5 00 / ,�~ ' /❑ Demolition D f Work: ♦ C7S i`i r �i'1� L��\ '� CQ ❑ Repair/Replace escrip ono \ tti— `��1 1� C-t- . C3 4 (0 )14;J C 0 s -✓rt ► ik r mac. G,- 5 + ep ( Specify color of color thru tile: Submittal Fee $ �' C*71 Scanning Fee $ • GO Technology Fee $ S(- 00 Structural Reviews $ — ; 100 Gz (Revised02/24/2014) Permit Fee $ Z/ C.199• °%C� CCF $ 12 Radon Fee $ 2-0 • DBPR $ 3 ) Training/Education Fee $ I • CO CZ 7.f5 Co/CC $ caD - Notary $ Double Fee $ Zi 04 O Bond $ SOS" l ' D t / TOTAL FEE NOW DUE $ '1 ` er T • 80 Bonding Company's Name (if applicable) Bonding Company's Address City State Zip Mortgage Lender's Name (if applicable) Mortgage Lender's Address City State Zip Application is hereby made to obtain a permit to do the work and installations as indicated. I certify that no work or installation has commenced prior to the issuance of a permit and that all work will be performed to meet the standards of all laws regulating construction in this jurisdiction. I understand that a separate permit must be secured for ELECTRIC, PLUMBING, SIGNS, POOLS, FURNACES, BOILERS, HEATERS, TANKS, AIR CONDITIONERS, ETC OWNER'S AFFIDAVIT: I certify that all the foregoing information is accurate and that all work will be done in compliance with all applicable laws regulating construction and zoning. "WARNING TO OWNER: YOUR FAILURE TO RECORD A NOTICE OF COMMENCEMENT MAY RESULT IN YOUR PAYING TWICE FOR IMPROVEMENTS TO YOUR PROPERTY. IF YOU INTEND TO OBTAIN FINANCING, CONSULT WITH YOUR LENDER OR AN ATTORNEY BEFORE RECORDING YOUR NOTICE OF COMMENCEMENT." Notice to Applicant: As a condition to the issuance of a building permit with an estimated value exceeding $2500, the applicant must promise in good faith that a copy of the notice of commencement and construction lien law brochure will be delivered to the person whose property is subject to attachment. Also, a certified copy of the recorded notice of commencement must be posted at the job site for the first inspection which occurs seven (7) days after the building permit is issued. In the absence of such posted notice, the inspection will not be approved and a reinspection fee will be charged. Signature OWNER or AGENT The foregoing instrument was acknowledged before me this ` �-4 day of a�L� , 20 ( , by , w personally known to -p or who has produced as identification and who did take an oath. NOTARY PUBLIC: Sign: Print: Seal: APPROVED BY Signature CONTRACTOR The foregoi g instrument was acknowledged before me this k day of M.ac , 20 1� , by S-6 P<5 eC w personally known to rr or who has produced as identification and who did take an oath. NOTARY PUBLIC: Sign: Print: Seal: `*. ='.' I. MY COMM GG 121619 _ � � re EXPIRES: September 2, 2021 P211, �p 4 Bonded =� �Y Public (Atderwriters ************************************************************************* 7 /if Plans Examiner Zoning (Revised02/24/2014) Structural Review Clerk 4/26/2018 • Property Search Application - Miami -Dade County Summary Report Property Information Folio: 11-3205-031-0150 Property Address: 1421 NE 103 ST Miami Shores, FL 33138-2625 Owner VILMA QUINTANA Mailing Address 1421 NE 103 ST MIAMI SHORES, FL 33138 USA PA Primary Zone 1100 SGL FAMILY - 2301-2500 SQ Primary Land Use 0101 RESIDENTIAL - SINGLE FAMILY : 1 UNIT Beds / Baths / Half 3/2 / 0 Floors 1 Living Units 1 Actual Area 3,114 Sq.Ft Living Area 1,908 Sq.Ft Adjusted Area 2,431 Sq.Ft Lot Size 9,810 Sq.Ft Year Built 1967 Assessment Information Year 2017 2016 2015 Land Value $353,458 $328,969 $299,582 Building Value $177,657 $179,067 $180,477 XF Value $20,791 $20,960 $14,011 Market Value $551,906 $528,996 $494,070 Assessed Value $266,954 $261,464 $259,647 Benefits Information Benefit Type 2017 2016 2015 Save Our Homes Cap Assessment Reduction $284,952 $267,532 $234,423 Homestead Exemption $25,000 $25,000 $25,000 Second Homestead Exemption $25,000 $25,000 $25,000 Note: Not all benefits are applicable to all Taxable Values ('.e. County, School Board, City, Regional). Short Legal Description RE -PLAT OF TR C MIAMI SHORES BAY PARK ESTS PB 64-97 LOT 13 BLK 6 LOT SIZE 90.000 X 109 Generated On : 4/26/2018 Taxable Value Information 20171 2016 2015 County Exemption Value $50,000 $50,000 $50,000 Taxable Value $216,954 $211,464 $209,647 School Board Exemption Value $25,000 $25,000 $25,000 Taxable Value $241,954 $236,464 $234,647 City Exemption Value $50,000 $50,000 $50,000 Taxable Value $216,954 $211,464 $209,647 Regional Exemption Value $50,000 $50,000 $50,000 Taxable Value $216,954 $211,464 $209,647 Sales Information Previous Sale Price OR Book - Page Qualification Description 01/09/2018 $677,500 30833-2568 Qual by exam of deed 01/12/2015 $100 29470-0876 Corrective, tax or QCD; min consideration The Office of the Property Appraiser is continually editing and updating the tax roll. This website may not reflect the most current information on record. The Property Appraiser and Miami -Dade County assumes no liability, see full disclaimer and User Agreement at http://www.miamidade.gov/info/disclaimer.asp Version: SD CONSTRUCTION LLC 328 CRANDON BLVD, SUITE 226 KEY BISCAYNE, FL 33149 LICENSE # CGC-1522056 Phone: (305) 603-71... Fax: 305-365-9760 E-mail: domingo@sdconstruction.us Job Description: Remodel kitchen, bath & floor Job Site Address: 1421 NE 103rd Street Description QUOTE Date Quote 5/18/2018 14-3226 Bill To/ Vilma Quintana Address: 1421 NE 103rd Street Miami Shores, FL 33138 Units U/M Cost Per Unit Amount Demolition Building: Wall between Family and Study Demo Wall Foyer 2" to N Bedroom 2 Demo Closet height Demo door Open New Door A/C Bedroom 3 demo closet Demo door master Demo kitchen Demo kitchen window Electrical Demo Plumbing Demo Removed carpet and tile ow wwt4 0:. '. i6CarY Electrical Work: High hats change existing Spot lights Switches GFI Oven Stove Dishwasher Food disposal Refrigerator Hood Microwave If additional item is added or removed the price will be updated accordingly All HH and electrical fixtures by Owner (Cover plate, trim and light) 4Ardr0 COtP NC Work: Hood exit Relocate a/c exit New return air 10 2 10 12 1 1 1 1 1 1 4 8 550.0G 950.00 350.00 250.00 250.00 350.00 250.00 550.00 550.0 450.00 575.00 900.00 125.00 120.00 125.00 150.00 275.00 200.00 175.00 150.00 150.00 150.00 150.00 375.00 275.00 250.00 5a0.00 950.00 350.00 250 on 250.00 350.00 250.0U 550.00 ' 550.00 450.00 575.00 900.00 1,250.00 240.00 1,250.00 1,800.00 275.00 200.00 175.00 150.00 150.00 150.00 150.00 375.00 1,100.0Q.4 2,000.0L Total Signature THANK YOU FOR YOUR BUSINESS! Page 1 SD CONSTRUCTION LLC 328 CRANDON BLVD, SUITE 226 KEY BISCAYNE, FL 33149 LICENSE # CGC-1522056 Phone: (305) 603-71... Fax:. 305-365-9760 E-mail: domingo@sdconstruction.us QUOTE Date Quote 5/18/2018 14-3226 Bill To/ Vilma Quintana Address: 1421 NE 103rd Street Miami Shores, FL 33138 Job Description: Remodel kitchen, bath & floor Job Site Address: 1421 NE 103rd Street Description Units U/M Cost Per Unit Amount Rebar, block, cement, plywood and other Cut floor to pipe electrical outlet Stucco work Skin cut to smooth wall and ceiling Floor installation: Tile ceramic 24x24 installation labor Material installation Bath wall 3 bath Countertop cuarso white slab Labor cut and installation Tile provided by Owner —. /Anti) C °A N, Carpentry: Kitchen cabinet allowance Vanity allowance Baseboard and casing allowance New loove door a/c hallway allowance Paint Work: Paint wall and ceiling interior Paint materials Paint exterior to be added New window New roof Subtotal General Condition ****ALL permit and inspection fees, association and processing fees along with insurance endorsements ($175.00 per endorsement to be added), surveys, blueprints, soil tests and/ or any other fee is not included herein and is to be paid by owner.***** Signature 1 1 1 2,270 2,270 3 3 65 3 850 1 1 1 1,579.00 375.00 950.00 3,500.00 3.50 1.15 900.00 900.00 39.50 8,000.00 650.00 2.75 275.00 2,500.00 650.00 21,000.00 32,000.00 3.00% 10.00% 1, 579.00) 375.00 933.00 3,51)0.00 7, 9/15.00 2,610.50 2,700.00' 2,700.00 , 2,535.00 8,000.00 1,950.00 2,337.50 275.00 2,500.00 650.00. 21,000.00 ✓' 32,000.00 *' 132,497.00 3,974.9.1 13, 249.70 Total THANK YOU FOR YOUR BUSINESS! Page 3 SDCONSTRUCTION LLC 328 CRANDON BLVD, SUITE 226 KEY BISCAYNE, FL 33149 LICENSE # CGC-1522056 Phone: (305) 603-71... Fax: 305-365-9760 E-mail: domingo@sdconstruction.us QUOTE Date Quote 5/18/2018 14-3226 Bill To/ Vilma Quintana Address: 1421 NE 103rd Street Miami Shores, FL 33138 Job Description: Remodel kitchen, bath & floor Job Site Address: 1421 NE 103rd Street Description Units U/M Cost Per Unit L Amount A/C unit 5 ton 1 8,500.00 I 8,500.00 If more exits added, will increase by $275 each Plumbing: New refrigerator water supply 1 295.00 295.00 New Drainage 1 650.00 650.00' New hot water line 1 350.00 350 00 New water line 1 250.00 250.00 Connection to dishwasher 1 235.00 233.00 Connection to food disposal 1 245.00 2«5. O0 Bath 2: Toilet same location new water supply 1 375.00 375.00 Bath 1: Toilet same relocation new water supply 1 650.00 650.00 Bath Master: New shower pan 1 550.00 550.00 New trim shower 1 550.00 550.00 Toilet same relocation new water supply 1 375.00 375.00 New hot and cold water sink 1 550.00 550.00 Laundry / Garage: Drainage 1 650.00 650.00 Hot water and cold water 1 350.00 350.00 All fixtures by Owner (Faucet, sink, and food disposal) Building Work: . Fixed wall and framing as per blue print 1 3,500.00 3,500.00 Finish drywall and wall 1 2,500.00 2,500.00 Materials 1 1,650.00 1,650.00 Close window 1 475.00 475.00 Open new window 1 950.00 950.00 Total 1�� r-----D Signature THANK YOU FOR YOUR BUSINESS! Page 2 SD CONSTRUCTION LLC 328 CRANDON BLVD, SUITE 226 KEY BISCAYNE, FL 33149 LICENSE # CGC-1522056 Phone: (305) 603-71... Fax: 305-365-9760 E-mail: domingo@sdconstruction.us QUOTE Date Quote 5/18/2018 14-3226 Bill To/ Vilma Quintana Address: 1421 NE 103rd Street Miami Shores, FL 33138 Job Description: Remodel kitchen, bath & floor Job Site Address: 1421 NE 103rd Street Description Units U/M Cost Per Unit Amount *****Any`other work not outlined in this proposal is not included herein and will be added.***''* By signing this document, the customer agrees to the services and conditions outlined in this document. All credit card payments are subject to a 4% convenience fee. All our proposals are based on the A1A family of documents for construction. Warranty: All our jobs are warranty by the following terms. Construction jobs are warranty by a one year term. Service calls are warranty for 30 days. Parts and accessories are subject to manufacturer terms and conditions. Construction Lien Law: According to Florida's Construction Lien Law (SEC 713-001-713.37 Florida Statutes). Those who work on your property or provide materials and are not paid in full have a right to enforce their claim for payment against your property. This claim is known as a construction Lien. If your contractor or a sub -contractor fails to pay contractors, sub -contractors, or material suppliers or neglects to make other legally required payments, the people who are owed money may look to your property for payment. If you fail to pay your contractor, your contractor may also have a lien on your property. This means if a lien is filed your property could be sold against your will to pay for labor, materials, or other services that your contractor or a subcontractor may have failed to pay. Florida's Construction Lien Law is complex and it is recommended that whenever a specific problem arises, you consult an attorney. Signature Total $149,721.61 HANK YOU FOR YOUR BUSINESS! Page 4 SD CONSTRUCTION LLC 328 CRANDON BLVD, SUITE 226 KEY BISCAYNE, FL 33149 LICENSE # CGC-1522056 Phone: (305) 603-71... Fax: 305-365-9760 E-mail: domingo@sdconstruction.us QUOTE Date Quote 5/18/2018 14-3226 Bill To/ Vilma Quintana Address: 1421 NE 103rd Street Miami Shores, FL 33138 Job Description: Remodel kitchen, bath & floor Job Site Address: 1421 NE 103rd Street Description Units U/M Cost Per Unit Amount Demolition • • • • • • Building: • Wall between Family and Study , , '550.00 ' • 550.00' Demo Wall Foyer 2" to N "950.00 ' 96040: Bedroom 2 Demo Closet height • • • • •,350. � i • . • 3$Qi4Q' Demo door 2 250.Q0 . 25O:Q01 Open New Door A/C • • • • •'250.Qd' • • • 250.0Q. Bedroom 3 demo closet • • • 350.00 • • 350.0Q Demo door master • 250.0r1. •: • 250'00' Demo kitchen : •• 650.Cf0 5gA400 Demo kitchen window i, 550.0Q , • . • 550.00 • Electrical Demo' 450.00 450.00 Plumbing Demo ! `` 575.00 575.00 tile �' �:4• t g :,: Removed carpet andz 900.00 900.00 Electrical Work: ; s, ' x',''':'i� High hats change existing •,: 10 125.00 1,250.00 Spot lights - *•},y ; > 2 120.00 240.00 Switches M1'�� 10 125.00 1,250.00 GFI 12 150.00 1,800.00 Oven ` 1 275.00 275.00 Stove 1 200.00 200.00 Dishwasher 1 175.00 175.00 Food disposal 1 150.00 150.00 Refrigerator 1 150.00 150.00 Hood , 1 150.00 150.00 Microwave 1 150.00 150.00 If additional item is added or removed the price will be updated accordingly All HH and electrical fixtures by Owner (Cover plate, trim and Tight) NC Work: Hood exit 1 375.00 375.00 Relocate a/c exit 4 275.00 1,100.00 New return air 8 250.00 2,000.00 Ac--C ... < ) Total Signature THANK YOU FOR YOUR BUSINESS! Page 1 SD CONSTRUCTION LLC 328 CRANDON BLVD, SUITE 226 KEY BISCAYNE, FL 33149 LICENSE # CGC-1522056 Phone: (305) 603-71... Fax: 305-365-9760 E-mail: domingo@sdconstruction.us QUOTE Date Quote 5/18/2018 14-3226 Bill To/ Vilma Quintana Address: 1421 NE 103rd Street Miami Shores, FL 33138 Job Description: Remodel .kitchen, bath & floor Job Site Address: 1421 NE 103rd Street Description Units U/M Cost Per Unit Amount Rebar, block, cement, plywood and other I , 579.00... • 1,579.00. Cut floor to pipe electrical outlet 1 • • • • w375.00 • • • 375.0b Stucco work 1 • •950.60 • • • 950• 00' Skin cut to smooth wall and ceiling 1 • • • •3•500.00 ..•. •• • 3,50Q00: •• . . .••• • 1• •• Floor installation: • ' Tile ceramic 24x24 installation labor 2,270 ...... 3.50''•' 7,945.00' Material installation 2,270 1.15 • 2,610.50 Bath wall 3 bath 3 • 900.Cn ,.:. 2,700'00' Countertop cuarso white slab 3 : • * 800. W 2,700.00? Labor cut and installation 65 • • • 39.04...... 9.00f,•,• 2, 515.00 Tile provided by Owner Carpentry: Kitchen cabinet allowance 8,000.00 8,000.00 Vanity allowance 3 650.00 1,950.00 Baseboard and casing allowance 850 2.75 2,337.50 New lobve door a/c hallway allowance 1 275.00 275.00 Paint Work: Paint wall and ceiling interior 1 2,500.00 2,500.00 Paint materials 1 650.00 650.00 Paint exterior to be added New window 21,000.00 21,000.00 New roof 32,000.00 32,000.00 Subtotal 132,497.00 General Condition 3.00% 3,974.91 10.00% 13,249.70 ****ALL permit and inspection fees, association and processing fees along with insurance endorsements ($175.00 per endorsement to be added), surveys, blueprints, soil tests and/ or any other fee is not included herein and is to be paid by owner. Total Signature THANK YOU FOR YOUR BUSINESS! Page 3 SD.CONSTRUCTION LLC 328 CRANDON BLVD, SUITE 226 KEY BISCAYNE, FL 33149 LICENSE # CGC-1522056 Phone: (305) 603-71... Fax: 305-365-9760 E-mail: domingo@sdconstruction.us QUOTE Date Quote 5/18/2018 14-3226 Bill To/ Vilma Quintana Address: 1421 NE 103rd Street Miami Shores, FL 33138 Job Description: Remodel kitchen, bath & floor Job Site Address: 1421 NE 103rd Street Description Units U/M Cost Per Unit Amount A/C unit 5ton 1 • 0,500.0Q..•• 8,50A00. If more exits added, will increase by $275 each • •• • •• • •• • • • . • Plumbing: • New refrigerator water supply 1 . • • • • .295. 0. . ' • 295.00' New Drainage 1 • • • • 650.0 • 65Q;QQ New hot water line 1 '350.c • • • 350.00. New water line 1 .250.00 • 250.0 Connection to dishwasher 1 • 235.QQ • 235'06' Connection to food disposal 1 - : .. .' 245.(10 • •. • . •• . 245.00: • • Bath 2: • Toilet same location new water supply 1 375.00 375.00 Bath 1: Toilet same relocation new water supply 1 650.00 650.00 Bath Master: New shower pan 1 550.00 550.00 New trim shower 1 550.00 550.00 Toilet same relocation new water supply 1 375.00 375.00 New hot and cold water sink 1 550.00 550.00 Laundry / Garage: Drainage 1 650.00 650.00 Hot water and cold water 1 350.00 350.00 All fixtures by Owner (Faucet, sink, and food disposal) Building Work: Fixed wall and framing as per blue print 1 3,500.00 3,500.00 Finish drywall and wall 1 2,500.00 2,500.00 Materials 1 1,650.00 1,650.00 Close window 1 475.00 475.00 Open new window 1 950.00 950.00 Total (------- , r--D Signature THANK YOU FOR YOUR BUSINESS! Page 2 SD 'CONSTRUCTION LLC 328 CRANDON BLVD, SUITE 226 KEY BISCAYNE, FL 33149 LICENSE # CGC-1522056 Phone: (305) 603-71... Fax: 305-365-9760 E-mail: domingo@sdconstruction.us QUOTE Date Quote 5/18/2018 14-3226 Bill To/ Vilma Quintana Address: 1421 NE 103rd Street Miami Shores, FL 33138 Job Description: Remodel kitchen, bath & floor Job Site Address: 1421 NE 103rd Street Description Units U/M Cost Per Unit Amount *****Any other work not outlined in this proposal is not included herein and will be added. • • • • . •• • : : ; • , • By signing this document, the customer agrees to the services and conditions outlined in this document. • • �� • • • • • All credit card payments are subject to a 4% convenience fee. • • All our proposals are based on the AlA family of documents for construction. .••••. • • • • :• • •. • • Warranty: :...:. All our jobs are warranty by the following terms. Construction jobs are • • • • ••' warranty by a one year term. Service calls are warranty for 30 days. Parts • • • •• and accessories are subject to manufacturer terms and conditions. • • • • Construction Lien Law: According to Florida's Construction Lien Law (SEC 713-001-713.37 Florida • • • • • • •• • • • • • • • • • Statutes). Those who work on your property or provide materials and are not paid in full have a right to enforce their claim for payment against your property. This claim is known as a construction Lien. If your contractor or a sub -contractor fails to pay contractors, sub -contractors, or material suppliers or neglects to make other legally required payments, the people who are owed money may look to your property for payment. If you fail to pay your contractor, your contractor may also have a lien on your property. • • • This means if a lien is filed your property could be sold against your will to pay for labor, materials, or other services that your contractor or a subcontractor may have failed to pay. Florida's Construction Lien Law is complex and it is recommended that whenever a specific problem arises, you consult an attorney. Total $149,721.61 (�0 Signature HANK YOU FOR YOUR BUSINESS! Page 4 Uniform Residential Appraisal Report Ln# 9732904033 Ln# 9732904033 File # 20171211-1577-1 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. i Property Address 1421 ne 103rd St City Miami Shores State FL Zip Code 33138-2625 I Borrower Vilma Quintana Owner of Public Record Albert R. & Janet Lee Toussaint County Miami -Dade I Legal Description Re -Plat of TR C Miami Shores Baypark Ests; PB 64-97; L-13; Blk-6; Lot Size 90 X 109. 1 Assessors Parcel # 11-3205-031-0150 Tax Year 2017 R.E. Taxes $ 6056 S Neighborhood Name Miami Shores Map Reference 53-42-05 Census Tract 12.06 6 Occupant ®Owner ❑Tenant ❑Vacant Special Assessments $ 0 0 PUD HOA $ 0 0 per year 0 per month JI Property Rights Appraised MFee Simple ❑Leasehold ❑other (describe) E Assignment Type ®Purchase Transaction ❑ Refinance Transaction ❑Other (describe) C) Lender/Client Caliber Home Loans Address 1525 South Beltline Rd Coppell TX 75019 T# 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 0 No I Report data source(s) used, offering price(s), and date(s). I DOM 11;Miami-Dade MLS# A10379243; Subject listed on 12/01 /2017 for $725,900. See attached listing history. II I ® did 0 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. C Arms length sale;No personal property was included in the purchase agreement. D TN: Contract Price $ 677500 Date of Contract 12/15/2017 Is the property seller the owner of public record? © Yes 0 No Data Source(s) MDCPA R1 Is there any financial assistance (loan charges, sale concessions, gift or downpayment assistance, etc.) to be paid by any party on behalf of the borrower? ❑ Yes ® No AI If Yes, report the total dollar amount and describe the items to be paid. C", $0;;No seller contributions or any financial assistance were attached to the purchase agreement or disclosed to the appraiser at the time of the appraisal. See attached "Conditions Ti of Appraisal" addendum. i Note: Race and the racial composition of the neighborhood are not appraisal factors. Neighborhood Characteristics One -Unit Housing Trends OneUnit Housing Present Land gag NI Location ❑Urban ® Suburban 0 Rural Property Values 0 Increasing ® Stable ❑Declining PRICE AGE • One -Unit • 90 %l EI Built -Up © Over 75% 0 25-75% 0 Under 25% Demand/Supply 0 Shortage © In Balance Dover Supply $(000) (yrt eV t • • • eA I i Growth 0 Rapid ® Stable 0 Slow Marketing Tirne 0 Under 3 mths © 3-6 mths Dover 6 mths 285 Low 5 • Multi-Samily • � •lei G Neighborhood Boundaries • 4000 High 90 • • Ooarmerdal • •10 % Bj Subject is located north of ne 96 St, south of Biscayne Canal; east of Biscayne Blvd and west of Biscayne Bay. 9 710 Pred. 5s• • • ahem • R' Neighborhood Description • • • • • • • H1 Miami Shores is a well established, sought after neighborhood comprised mostly of single family homes with commercial properties located along th•major arteries. Adequlte • access to areas of employment, parks, schools, shopping and entertainment facilities. Good linkage to major arteries of transportation. Updating and rdikaifR,idlder homes 1 an • • D0' evident trend in the area. • • D' Market Conditions (including support for the above conclusions) • • •• •• • 1 Market conditions have had some fluctuations but an overall stable trend in pricing noted over the last twelve months. REO and Short sale activity noted but has subsided in ratans months with no REO or Short sale listings noted in MLS records. • • • • • • • I Dimensions 90 X 109 (Realist) Area 9810 sf Shape Rectangular View N+Res; • • Specific Zoning Classification 1100 Zoning Description Single -Family - 2301-2500 SF • • • ••• •••Zonin Compliance ©Legal 0 Legal Nonconforming (Grandfathered Use) 0 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. • • • s Utilities Public 0ther (describe) Public Other (describe) Off -site Improvements -Type Public Private I Electricity © 0 FPL Water © 0 Municipal Street Asphalt ® 0 T Gas IR ❑ None Sanitary Sewer ❑ g Septic Tank Alley None 0 0 E. FEMA Special Flood Hazard Area ® Yes 0 No FEMA Flood Zone "AE" FEMA Map # 12086C 0306L FEMA Map Date 09/11/2009 Are the utilities and off -site improvements typical for the market area? g Yes 0 No If No, describe. Are there any adverse site conditions or external factors (easements, encroachments, environmental conditions, land uses, etc.)? 0 Yes ® No If Yes, describe. No apparent adverse easements, encroachments or environmental conditions were noted during the field inspection. This is not to be considered a certification of such. Subject has a septic tank system which is typical for the area and does not have an adverse effect on marketability. Genes) Description Foundation Exterior Description materialskondition Interior mate iaiskondltion Units ® One ['One with Accessory Unit ® Concrete Slab 0 Crawl Space Foundation Walls Rein.. Concrete/Avg. Floors Tile/Cpt./Avg. I # of Stories 1 0 Full Basement 0 Partial Basement Exterior Walls CBS/Avg. Walls Drywall/Avg. I Type ❑X Det. ❑ AB. 0 S-Det./End Unit Basement Area 0 sq. ft. Roof Surface C. Tile/Avg. Trim/Finish Wood /Avg. I CI Existing 0 Proposed 0 Under Const Basement Finish 0 % Gutters & Downspouts None Bath Floor Tile /Avg. I Design (Style) Ranch 0 Outside Entry/Exit 0 Sump Pump Window Type Awnings/Avg. Bath Wainscot Tile /Avg. M Year Built 1967 Evidence of ❑Infestation Storm Sash/Insulated Typical/Avg. Car Storage ❑None IEffective Age (Yrs) 20 0 Dampness 0 Settlement Screens Aluminium./Avg. © Driveway #of Cars 2 ?1 Attic 0 None Heating ❑fC FWA 0 HWBB El Radiant Amenities ❑ WoodStove(s) # 0 Driveway Surface Asphalt R1 ❑ Drop Stair 0 Stairs 0 Other I Fuel R/C IR Fireplace(s) # 1 N Fence C. Link © Garage # of Cars 2 0❑ Floor E Scuttle Cooling g Central Air Conditioning j) Patio/Deck Cvd. g Porch Covered 0 Carport # of Cars 0 E! ❑ Finished ❑ Heated 0 Individual I ❑ Other © Pool Open 0 Other None ❑K Att. 0 Det 0 Built-in M Appliances 0 Refrigerator 0 Range/Oven 0 Dishwasher 0 Disposal 0 Microwave 0 Washer/Dryer 0 Other (describe) Finished area show grade contains: 7 Rooms 3 Bedrooms 3.0 Bath(s) 2048 Square Feet of Gross Living Area Above Grade TAdditional features (special energy efficient items, etc.) s Sod & landscaping, chain link fence, tile and carpet flooring, formica bathroom cabinetry and countertops, wood kitchen cabinetry and formica countertops. See attached addendum. Describe the condition of the property (including needed repairs, deterioration, renovations, remodeling, etc.). C4;No updates in the prior 15 years:No functional or external inadequacies were noted during the field inspection. Subject has been adequately maintained and appeared to be in average condition at the time of inspection. Note: Utilities were connected. Electrical and plumbing systems tested appeared to be in good working order. A head and shoulders inspection of the attic was performed and no apparent adverse factors were noted in the visible area. Are there any physical deficiencies or adverse conditions that affect the livability, soundness, or structural integrity of the property? 0 Yes IR No If Yes, describe No apparent adverse conditions noted. Assumes no hidden defects. The appraiser is not a licensed home inspector or structural engineer and makes no warranties as to the structural Integrity of the improvements. Note: No apparent damage noted due to impact of Hurricane Irma. Does the property generally conform to the neighborhood (functional utility, style, condition, use, construction, etc.)? ❑X Yes ❑ No If No, describe The subject property is similar to comparable and competitive properties in the area. Assumes conformity to South Florida's Building Code. "Land to value ratio is typical for the area and does not adversely affect marketability of the subject property. Freddie Mac Form 70 March 2005 UAD Version 9/2011 Page 1 of 6 Al Ready Fannie Mae Form 1004 March 2005 Uniform Residential Appraisal Report Ln# 9732904033 Ln# 9732904033 File# 20171211-1577-1 There are 22 comparable properties currently offered for sale in the subject neighborhood ranging in price from $ 524000 to $ 1750000 There are 15 comparable sales in the subject neighborhood within the past twelve months ranging in sale price from $ 480000 to $ 950000 FEATURE I SUBJECT COMPARABLE SALE #1 COMPARABLE SALE #2 COMPARABLE SALE #3 Address 1421 ne 103rd St Miami Shores, FL 33138-2625 1532 ne 104th St Miami Shores, FL 33138-2666 1430 ne 102nd St Miami Shores, FL 33138-2622 1076 ne 98th St Miami Shores, FL 33138-2506 Proximity t0 Subject ... 0.05 miles NE 0.14 miles SW 0.63 miles SW Sale Price $ 677500 $ 695000 $ 675000 1 $ 775000 Sale Price/Gross Liv. Area $ 330.81 sq.ft $ 314.48 sq.ft $ 328.63 sq.ft $ 337.25 sq.ft .. Data Source(s) , DADE MLS #A10204921 DOM 165 DADE MLS #R10335927 DOM 18 DADE MLS #A10218320;DOM Unk Verification Source(s) .. Realist/MDCPNExt. Inspection Realist/MDCPA/Ext .Inspection Realist/MDCPNExt. Inspection VALUE ADJUSTMENTS DESCRIPTION DESCRIPTION +(-)$Adjustment DESCRIPTION +(-)$Adjustment DESCRIPTION +(-)$Adjussment Sale or Financing Concessions ArmLth ArmLth ArmLth Cash;0 Conv;0 Cash;0 Date of Sale/Time s03/17 c01/17 0 s07/17;c06/17 0 s02/17;c02/17 0 Location N;Res; N;Res; N;Res; N;Res; Leasehold/Fee Simple Fee Simple Fee Simple Fee Simple Fee Simple Site 9810 sf 8850 sf 1900 11020 sf -2400 8475 sf 2700 View N;Res; N;Res; N;Res; N;Res; S Design (Style) DT1;Ranch DT1;Ranch DT1;Ranch DT1;Ranch Quality of Construction 04 Q4 04 04 • • • • E Actual Age 50 47 0 61 0 68 • S Condition C4 C3 -34750 C4 C2 • • • • eoilill •-775 0 O Above Grade Total Bdnns. Baths Total Hans. Baths Total Bdnns. Baths Total �il�i s. Baths • • • • t •• O Room Count 7 3 3.0 7 3 3.0 6 3 12.1 4000 6 i I,•� •2•l •4000 e M Gross Living Area 2048 sq.ft 2210 sq.ft -6480 2054 sq.ft. 0 2298 46q.ft -10000 P Basement & Finished osf osf osf osf A Rooms Below Grade • • • • e 1 Functional Utility Good Good Good • • Good •• • S Heating/Cooling Central NC Central NC Central NC Central•An • • • *i.e..' NI Energy Efficient Items None None None None • • • • • Garage/Carport 2ga2dw 2ga2dw 2ga2dw 2ga2d4 • A Porch/Patio/Deck Porch/Patio Porch/Patio Porch/Patio Porch/ratio • : • • P Pool & Deck None 20000 None 20000 Pool & Deck P R • • • • • • 0 •• • •• • A Net Adjustment (Total) El+ RI- $ 19330 ® + ❑ - $ 21600 0 + RI- $ • • 608011 C Adjusted Sale Price Ni of Comparables Net Adj. -2.8 % Gross Adj. 9.1 % $ 675670 Net Adj. 3.2 % Gross Adj. 3.9 % $ 696600 Net Adj. -10.4 % Gross Adj. 12.2 % $ 694200 I ® did ❑ did not resea ch the sale or transfer history of the subject property and comparable sales. If not explain Appraiser reviewed sales histories of the subject property, as well as the comparable sales utilized in the appraisal report. 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) Realist/MDCPA My research 0 did ® did not reveal any prior sales or transfers of the comparable sales for the year prior to the date of sale of the comparable sale. Data source(s) Realist/MDCPA 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 01/12/2015 Price of Prior Sale/Transfer 0 Data Source(s) Realist/MDCPA Realist/MDCPA Realist/MDCPA Realist/MDCPA Effective Date of Data Source(s) 12/15/2017 12/15/2017 12/15/2017 12/15/2017 Analysis of prior sale or transfer history of the subject property and comparable sales The subject property had one prior transfer and no prior sales within the last thirty six months. Comparable sales had no prior sales or transfers within twelve months of the most recent sale. Summary of Sales Comparison Approach See Attached Addendum. Indicated Value by Sales Comparison Approach $ 680000 R Indicated Value by: Sales Comparison Approach $ 680000 Cost Approach (If developed) $ 669200 Income Approach (If developed) $ 0 E All comparable sales were considered in arriving at a final opinion of value with the subject falling in the middle range of overall adjusted sale prices. Most weight given to the sales C comparison approach to value since it best reflects the reactions of the typical buyer for the subject property. This appraisal is to be used in a mortgage transaction. NI C This appraisal is made I as is; 0 subject to completion per plans and specifications on the basis of a hypothetical condition that the improvements have been I completed, ❑ subject to the following repairs or alterations on the basis of a hypothetical condition that the repairs or alterations have been completed, or 0 subject to the following required inspection based on the extraordinary assumption that the condition or deficiency does not require alteration or repair: A Only real property was appraised. No personal property was included in the final opinion of value. T hi 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 Ni conditions, and appraisers certification, my (our) opinion of the market value, as defined, of the real property that is the subject of this report Is II $ 680000 as of 12/15/2017 , which Is the date of inspection and the effective date of this appraisal. Freddie Mac Form 70 March 2005 UAD Version 9/2011 Page 2of6 Al Ready Fannie Mae Fonn 1004 March 2005 Ln# 9732904033 Uniform Residential Appraisal Report Ln# 9732904033 File# 20171211-1577-1 CLARIFICATION OF INTENDED USE AND INTENDED USER: THE INTENDED USER OF THIS APPRAISAL REPORT IS THE LENDER/CLIENT. THE INTENDED USE OF THE APPRAISAL REPORT IS SOLELY TO EVALUATE THE PROPERTY THAT IS THE SUBJECT OF THIS APPRAISAL FOR A SINGLE MORTGAGE FINANCE TRANSACTION, AS REQUESTED IN THE LETTER OF ENGAGEMENT, SUBJECT TO THE STATED SCOPE OF WORK, PURPOSE OF THE APPRAISAL, REPORTING REQUIREMENTS OF THIS APPRAISAL FORM AND DEFINITION OF MARKET VALUE. THE APPRAISER DOES NOT GUARANTEE THAT THE PROPERTY IS FREE FROM DEFECTS AND NONE OF THE STATEMENTS CONTAINED HEREIN ARE TO BE MISCONSTRUED AS MAKING ANY WARRANTIES, EXPRESS OR IMPLIED REGARDING THE MECHANICAL SYSTEMS, STRUCTURAL INTEGRITY OR CODE COMPLIANCE OF THE IMPROVEMENTS. A NO ADDITIONAL INTENDED USES OR INTENDED USERS ARE INDENTIFIED BY THE APPRAISER. THIS APPRAISAL IS NOT TO BE USED FOR ANY OTHER PURPOSE D OTHER THAN AS STATED BY THE CLIENT IN THE LETTER OF ENGAGEMENT FOR THE PRESENT ASSIGNMENT. THIS APPRAISAL CONFORMS TO THE REQUIREMENTS SET FORTH UNDER RULE 2-2a OF THE UNIFORM STANDARDS OF PROFESSIONAL APPRAISAL PRACTICE FOR D. AN APPRAISAL REPORT. I T 0 N A L C 0; M M E` N' Ti • • • • S• • r • • • • • • • • • •• • • • • I • • •• • • • • • • •• • • • • • • • • • • •• • • • • •• •• • • • • • • • • • • • • COST APPROACH TO VALUE (not required by Fannie Mae) • • • • - • • • I Provide adequate information for the lender/client to replicate the below cost figures and calculations. • • •• - Support for the opinion of site value (summary of comparable land sales or other methods for estimating site value) Site value derived through abstraction. Cost approach has low degree of reliability, has not been considered in the final reconciliation and has only been included due to a Lender and Appraisal Management Company requirement. This appraisal, in whole or in part, is not intended for and is not to be utilized for insurance purposes or the determination of C insurable value. 0 TESTIMATED ❑ REPRODUCTION OR ® REPLACEMENT COST NEW OPINION OF SITE VALUE =$ 390000 Source of cost data Marshall & Swift Cost Handbook/Building-cost.net Dwelling 2048 Sq. Ft @ $ 143 =$ 292864 PQuality rating from cost service Average Effective date of cost data 12/2017 Porch/Patio Sq. Ft § $ _$ 18000 p Comments on Cost Approach (gross living area calculations, depreciation, etc.) Appliances =$ 8500 R Estimated remaining economic life: 40 years. Physical depreciation derived through Age/ Garage/Carport 556 Sq. Ft @ $ 71 =$ 39476 0 Life Method: 20/60=33% Physical depreciation. Ai Total Estimate of Cost -New =$ 358840 C: H Less Physical Functional External Depredation 119613 4 ( 119613 ) Depreciated Cost of Improvements =$ 239227 -As-is' Value of Site Improvements =$ 40000 Estimated Remaining Economic Life (HUD and VA only) 40 Years Indicated Value by Cost Approach =$ 669200 INCOME APPROACH TO VALUE not required by Fannie Mae) I N Estimated Monthly Market Rent $ X Gross Rent Multiplier = $ 0 Indicated Value by Income Approach gSummary of Income Approach (including support for market rent and GRM) C A The Income Approach was not utilized due to Insufficient verifiable rental data which makes a reliable GRM difficult to establish. E PROJECT INFORMATION FOR PUDs Of applicable) f Is the developer/builder in control of the Homeowners' Association (HOA)? 0 Yes ❑ No Unit type(s) ❑ Detached 0 Attached I 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 UP Legal Name of Project Di Total number of phases Total number of units Total number of units sold 1 Total number of units rented Total number of units for sale Data source(s) NWas the project created by the conversion of existing building(s) into a PUD? ❑Yes ElNo If Yes, date of conversion F Does the project contain any multi -dwelling units? ❑ Yes ❑ No Data source(s) 0', Are the units, common elements, and recreation facilities complete? ❑ Yes ❑ No If No, describe the status of completion. R! M A�T � ) Are the common elements leased to or by the Homeowners' Association? 0 Yes El No If Yes, describe the rental terms and options. Ni Describe common elements and recreational facilities 1 Freddie Mac Fonn 70 March 2005 UAD Version 9/2011 Page 3of6 Al Ready Fannie Mae Form 1004 March 2005 Uniform Residential Appraisal Report Ln# 9732904033 Ln# 9732904033 File# 20171211-1577-1 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 tte 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 ogefitftaflyt under V • • • conditions requisite to a fair sale, the buyer and seller, each acting prudently, knowledgeably and assuming the pricebi• sat affected ley • • undue stimulus. Implicit in this definition is the consummation of a sale as of a specified date and the passing of titWriir91 alter 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 thf'diier?market; (4)• payment is made in terms of cash in U. S. dollars or in terms of financial arrangements comparable thereto; and (5+ ins price • represents the normal consideration for the property sold unaffected by special or creative financing or sales concissior%* ranted by • anyone associated with the sale. • •• • • • *Adjustments to the comparables must be made for special or creative financing or sales concessions. No adjustment! 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 wit not render any opinions about the title. 2. The appraiser has provided a sketch in this appraisal report to show the approximate dimensions of the improvements. The sketch is included only to assist the reader in visualizing the property and understanding the appraiser's determination of its size. 3. The appraiser has examined the available flood maps that are provided by the Federal Emergency Management Agency (or other data sources) and has noted in this appraisal report whether any portion of the subject site is located in an identified Special Flood Hazard Area. Because the appraiser is not a surveyor, he or she makes no guarantees, express or implied, regarding this determination. 4. The appraiser will not give testimony or appear in court because he or she made an appraisal of the property in question, unless specific arrangements to do so have been made beforehand, or as otherwise required by law. 5. The appraiser has noted in this appraisal report any adverse conditions (such as needed repairs, deterioration, the presence of hazardous wastes, toxic substances, etc.) observed during the inspection of the subject property or that he or she became aware of during the research involved in performing this appraisal. Unless otherwise stated in this appraisal report, the appraiser has no knowledge of any hidden or unapparent physical deficiencies or adverse conditions of the property (such as, but not limited to, needed repairs, deterioration, the presence of hazardous wastes, toxic substances, adverse environmental conditions, etc.) that would make the property less valuable, and has assumed that there are no such conditions and makes no guarantees or warranties, express or implied. The appraiser will not be responsible for any such conditions that do exist or for any engineering or testing that might be required to discover whether such conditions exist. Because the appraiser is not an expert in the field of environmental hazards, this appraisal report must not be considered as an environmental assessment of the property. 6. The appraiser has based his or her appraisal report and valuation conclusion for an appraisal that is subject to satisfactory completion, repairs, or alterations on the assumption that the completion, repairs, or alterations of the subject property wit be performed in a professional manner. • • • • • •• Freddie Mac Form 70 March 2005 UAD Version 9/2011 Page 4 of 6 Al Ready Fannie Mae Form 1004 March 2005 Uniform Residential Appraisal Report Ln# 9732904033 Ln# 9732904033 File# 20171211-1577-1 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 yarliV or4o 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 sub1estimperty. • • • • • • • • 8. I have not used comparable sales that were the result of combining a land sale with the contract purchase price ofa 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 subiect 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 finvcial interest in the sale or financing of the subject property. • • • •• • •• • • • 11. I have knowledge and experience in appraising this type of property in this market area. • • • 12. I am aware of, and have access to, the necessary and appropriate public and private data sources, such as multiple listing services, tax assessment records, public land records and other such data sources for the area in which the property is located. 13. I obtained the information, estimates, and opinions furnished by other parties and expressed in this appraisal report from reliable sources that I believe to be true and correct. 14. I have taken into consideration the factors that have an impact on value with respect to the subject neighborhood, subject property, and the proximity of the subject property to adverse influences in the development of my opinion of market value. I have noted in this appraisal report any adverse conditions (such as, but not limited to, needed repairs, deterioration, the presence of hazardous wastes, toxic substances, adverse environmental conditions, etc.) observed during the inspection of the subject property or that I became aware of during the research involved in performing this appraisal. I have considered these adverse conditions in my analysis of the property value, and have reported on the effect of the conditions on the value and marketability of the subject property. 15. I have not knowingly withheld any significant information from this appraisal report and, to the best of my knowledge, all statements and information in this appraisal report are true and correct. 16. I stated in this appraisal report my own personal, unbiased, and professional analysis, opinions, and conclusions, which are subject only to the assumptions and limiting conditions in this appraisal report. 17. I have no present or prospective interest in the property that is the subject of this report, and I have no present or prospective personal interest or bias with respect to the participants in the transaction. I did not base, either partially or completely, my analysis and/or opinion of market value in this appraisal report on the race, color, religion, sex, age, marital status, handicap, familial status, or national origin of either the prospective owners or occupants of the subject property or of the present owners or occupants of the properties in the vicinity of the subject property or on any other basis prohibited by law. 18. My employment and/or compensation for performing this appraisal or any future or anticipated appraisals was not conditioned on any agreement or understanding, written or otherwise, that I would report (or present analysis supporting) a predetermined specific value, a predetermined minimum value, a range or direction in value, a value that favors the cause of any party, or the attainment of a specific result or occurrence of a specific subsequent event (such as approval of a pending mortgage loan application). 19. I personally prepared all conclusions and opinions about the real estate that were set forth in this appraisal report. If I relied on significant real property appraisal assistance from any individual or individuals in the performance of this appraisal or the preparation of this appraisal report, I have named such individual(s) and disclosed the specific tasks performed in this appraisal report. I certify that any individual so named is qualified to perform the tasks. I have not authorized anyone to make a change to any item in this appraisal report; therefore, any change made to this appraisal is unauthorized and I will take no responsibility for it. 20. I identified the lender/client in this appraisal report who is the individual, organization, or agent for the organization that ordered and will receive this appraisal report. • • • ••• • • Freddie Mac Form 70 March 2005 UAD Version 9/2011 Pages of Al Ready Fannie Mae Form 1004 March 2005 Uniform Residential Appraisal Report Ln# 9732904033 Ln# 9732904033 File # 20171211-1577-1 21. The lender/client may disclose or distribute this appraisal report to: the borrower; another lender at the request of the borrower; the mortgagee or its successors and assigns; mortgage insurers; government sponsored enterprises; other secondary market participants; data collection or reporting services; professional appraisal organizations; any department, agency, or instrumentality of the United States; and any state, the District of Columbia, or other jurisdictions; without having to obtain the appraiser's or supervisory appraiser's (if applicable) consent. Such consent must be obtained before this appraisal report may be disclosed or distributed to any other party (including, but not limited to, the public through advertising, public relations, news, sales, or other media). 22. I am aware that any disclosure or distribution of this appraisal report by me or the lender/client may be subject to certain laws and regulations. Further, I am also subject to the provisions of the Uniform Standards of Professional Appraisal Practice that pertain to disclosure or distribution by me. 23. The borrower, another lender at the request of the borrower, the mortgagee or its successors and assigns, mortgage insurers, government sponsored enterprises, and other secondary market participants may rely on this appraisal report as part of any mortgage finance transaction that involves any one or more of these parties. 24. If this appraisal report was transmitted as an "electronic record" containing my "electronic signature," as those terms are defined in applicable federal and/or state laws (excluding audio and video recordings), or a facsimile transmission of this appraisal report containing a copy or representation of my signature, the appraisal report shall be as effective, enforceable and valid as if a paper version of this appraisal report were delivered containing my original hand written signature. • • • • • 25. Any intentional or negligent misrepresentation(s) contained in this appraisal report may result in civil liability antor c mipal penalties• • • including, but not limited to, fine or imprisonment or both under the provisions of Title 18, United States Code, Sectloe i 601 pet seq., oft • • similar state laws. • • • • SUPERVISORY APPRAISER'S CERTIFICATION: The Supervisory Appraiser certifies and agrees that: • • • • • • •• • • • • • 1. I directly supervised the appraiser for this appraisal assignment, have read the appraisal report, and agree with thS lataiser'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 aniySii,00Ripions, statements, conclusions, and the appraiser's certification. • • • • • 3. The appraiser identified in this appraisal report is either a sub -contractor or an employee of the supervisory appraiser lc* the appraisal firm), is qualified to perform this appraisal, and is acceptable to perform this appraisal under the applicabreeVe layv. • •• • • • •• • • • 4. This appraisal report complies with the Uniform Standards of Professional Appraisal Practice that were adopted and promulgated by • • the Appraisal Standards Board of The Appraisal Foundation and that were in place at the time this appraisal report was prepared. 5. If this appraisal report was transmitted as an "electronic record" containing my "electronic signature," as those terms are defined in applicable federal and/or state laws (excluding audio and video recordings), or a facsimile transmission of this appraisal report containing a copy or representation of my signature, the appraisal report shall be as effective, enforceable and valid as if a paper version of this appraisal report were delivered containing my original hand written signature. APPRAI / SUPERVISORY APPRAISER (ONLY IF REQUIRED) Sign. / Name Richard M. Hurtig Cert. Res. RD2971 Company Name Global Appraisal Shop, Inc. Company Address 11153 sw 145 Ave Miami FL 33186 Telephone Number 305-387-7139 Email Address usurarshop@aol.com Date of Signature and Report 12/19/2017 Effective Date of Appraisal 12/15/2017 State Certification # RD2971 or State License # or Other (describe) State FL State # Expiration Date of Certification or License 11/30/2018 ADDRESS OF PROPERTY APPRAISED 1421 ne 103rd St Miami Shores FL 33138-2625 APPRAISED VALUE OF SUBJECT PROPERTY $ LENDER/CLIENT Name No AMC Signature Name Company Name Company Address Telephone Number Email Address Date of Signature State Certification # or State License # State Expiration Date of Certification or License SUBJECT PROPERTY ❑ Did not inspect subject property ❑ Did inspect exterior of subject property from street Date of Inspection 680000 ❑ Did inspect interior and exterior of subject property Date of Inspection Company Name Caliber Home Loans Company Address 1525 South Beltline Rd Email Address Coppell , TX 75019 COMPARABLE SALES 0 Did not inspect exterior of comparable sales from street ❑ Did inspect exterior of comparable sales from street Date of Inspection • • • • Freddie Mac Form 70 March 2005 UAD Version 9/2011 Page 6of6 Al Ready Fannie Mae Form 1004 March 2005 Uniform Residential Appraisal Report Ln# 9732904033 Ln# 9732904033 Fil FEATURE I SUBJECT COMPARABLE SALE # 4 COMPARABLE SALE # 5 COMPARABLE SALE # 6 Address 1421 ne 103rd St Miami Shores, FL 33138-2625 1094 ne 91st Ter Miami Shores, FL 33138-3468 1046 ne 90th St Miami Shores, FL 33138-3448 1298 ne 100th St Miami Shores, FL 33138 2604 Proximity to Subject 1 0.90 miles SW 0.99 miles SW 0.35 miles SW Sale Price $ 677500 $ 750000 $ 799000 $ 729000 ASale Price/Gross Liv. Area $ 330.81 sq.ft $ 404.97 sq.ft $ 422.98 sq.ft $ 394.48 sq.ft L Data Source(s) i DADE MLS #F10048362,DOM 3 DADE MLS #A10341882;DOM 118 DADE MLS #A10228304,DOM 297 E Verification Source(s) RealisUMDCPA/Ext. Inspection Realist/MDCPA/Ext. Inspection Realist/MDCPA/Ext.lnspection S VALUE ADJUSTMENTS DESCRIPTION DESCRIPTION • (-) $ Adjustment DESCRIPTION * (-) $ Adjustment DESCRIPTION +(-) $ Adjustment Sale or Financing ; Armlth Listing Listing C 0 Concessions Conv;0 ;0 ;0 M Date of Sale/Time s03/17;co1/17 0 Active -23970 Active -21870 P, Location N;Res; N;Res; N;Res; N;Res; A Leasehold/Fee Simple Fee Simple Fee Simple Fee Simple Fee Simple Rj Site 9810 sf 6250 sf 7100 10000 sf 0 8212 sf 3200 Si View N;Res; N;Res; N;Res; N;Res; 01 Design (Style) DT1;Ranch DT1;Ranch DT1;Ranch DT1;Ranch N Quality of Construction 04 04 04 04 A! Actual Age 50 58 0 44 0 66 0 p1 Condition C4 C2 -75000 C4 C4 P; Above Grade Total Bdrms. Baths Total Bdrms. Baths Total Bdrms. Baths Total Bdrms. Baths • • • . Ili Room Count 7 3 3.0 6 3 2.1 4000 6 3 2.0 8000 6 3.1 • • 4°4% AJ Gross Living Area 2048 sq.ft 1852 sq.ft. 7840 1889 sq.ft 6360 1848 • • stft. 8000 Basement & Finished osf osf ost osf • • •c • • � H Rooms Below Grade • • Functional Utility Good Good Good • Good • • • • • • • Heating/Cooling Central A/C Central A/C Central A/C Central A/Q • .. • • • Energy Efficient Items None None None None • • • • Garage/Carport 2ga2dw 2dw 6000 2ga2dw • • • • 2dw • 6000 Porch/Patio/Deck Porch/Patio Porch/Patio Porch/Patio Porch/Patio • • • • Pool & Deck None 20000 None 20000 None • • • • • 20000 • • • • Net Adjustment (Total) ❑ + ®- $ 30060 ®* ❑ - $ 10390 ® ❑ -• $ • Ole*" Adjusted Sale Price of Comparables NetAdj. -4.0 % Gross Adj. 16.0 % $ 719940 NetAdj. 1.3 % Gross Adj. 7.3 % $ 809390 NetAdj. • •2.1% Gross Adj. • • 8.P % • $ S4T33.0, • Summary of Sales Comparison Approach • • • * OVERFLOW - SEE "ADDITIONAL FIELD TEXT ADDENDA" " A N A L; v S I S f C ITEM SUBJECT COMPARABLE SALE #4 COMPARABLE SALE #5 COMPARABLE SALE #6 MDate of Prior Sale/Transfer 01/12/2015 M Price of Prior Sale/Transfer 0 E Data Source(s) Realist/MDCPA Realist/MDCPA Realist/MDCPA Realist/MDCPA N Effective Date of Data Source(s) 12/15/2017 12/15/2017 12/15/2017 12/15/2017 S Analysis of prior sale or transfer history of the subject property and comparable sales Freddie Mac Form 70 March 2005 UAD Version 9/2011 Al Ready Fannie Mae Form 1004 March 2005 ADDITIONAL FIELD TEXT Ln# 9732904033 File# 20171211-1577-1 Borrower/Client Vilma Quintana Property Address 1421 ne 103rd St City Miami Shores Lender Caliber Home Loans County Miami -Dade State FL Zip Code 33138-2625 COMMENT SALES COMPARE COMPS 4-6 CLARIFICATION OF UAD CONDITION RATINGS: Due to the limitations of current UAD condition ratings, there are instances where properties as defined in UAD guidelines fall within a specific rating (C4, C3, etc.) but may still have differences which require application of adjustments. For example: Properties rated C4 which are generally in overall average condition may have also partial updates which have contributory value and a noted market response but are insufficient in order to for the property to be classified as a higher quality rating C3. If the market reveals a positive response for the partially updated items when compared to a similarly rated unit with no updates, this will warrant an adjustment on the market grid even though both properties are rated within the same overall UAD quality rating. Clarification of such adjustments, if necessary, has been detailed in the Market Data section of the narrative addendum. See attached addendum. • • • • • • • • • • • • • • • • •• • • • • • • • • • • •• • • • •••• •• • • • • • • • • • • • •• • • • • •• •• • • • • • • • • • • • • • • • • • • • • • •• • •• • • • • • TEXT ADDENDUM Ln# 9732904033 File# 20171211-1577-1 Borrower/Client Vilma Quintana Property Address 1421 ne 103rd St City Miami Shores County Miami -Dade Lender Caliber Home Loans State FL Zip Code 33138-2625 Beginning Addendum SUBJECT PROPERTY The subject property is a one story house consisting of three bedrooms and three bathrooms with approximately 2,048 square feet of gross living area. The house has tile and carpet flooring throughout, as well as formica cabinetry in the bathrooms. It is cooled with central air conditioning. The kitchen has been fitted with wood cabinetry and formica countertops, as well as equipped with standard appliances. There is also a covered porch and patio, as well as an attached two car garage. The site has been improved with an open pool and deck, tropical landscaping, a chain link fence, as well as an asphalt driveway. At the time of inspection all improvements appeared to be in average condition. Note: A discrepancy was noted between the bathroom count disclosed in MDCPA and the actual bathroom count noted at the time of inspection. According to the owner, the property has always had three bathrooms and MDCPA records are incorrect and perusal of building records revealed no open permits or violations on the subject property. The subject property has been appraised under the extraordinary assumption that the information provided to the appraiser at the time of inspection is accurate and that no unpermitted improvements, code violations or undisclosed adverse factors are present in the property. Any further concerns regarding the code compliance or structural integrity of the improvements should be referred to a licensed home inspector or structural engineer. MARKET DATA • • • • • • • • • • • • • • • • •• • • • • • • • • • • •• • According to MLS, the listing to sale price ratio for comparable sales in the subject neighborhood is approximately 97%. Comparablvysage (j5 and • • • #6 were adjusted for listing to sales price ratio differential. Comparable sales, as well as comparable listing #6 were adjusted for differences in lot sizes. Subject has been adequately maintained but is in need of remodeling and updating. According to MLS and the Listing Agent dtifilEAble sale • • • • • • #1 has been partially remodeled and was downwardly adjusted by 5% for differences in condition. Comparable sales #3 and #4 haPeileu4i p!y • • • • • remodeled and were downwardly adjusted by 10% for differences in condition. Comparable sales #2, #3 and #4, as well as comparable listings #5 • • and #6 were adusted for differences in bathroom count. Comparable sales #1, #3 and #4, as well as comparable listings #5 and #64,ERad)tlfited for • • differences in gross living area. Comparable sale #4, as well as comparable listing #6 were adjusted for differences in parking faciligi•t;bpipatable • sales #1, #2 and #4, as well as comparable listings #5 and #6 were adjusted for pool and deck amenity. • • • Perusal of recent market activity revealed a broad range in pricing, as well as few available sales closed within recent months in thtsubjt'bt st ction. • Due to a lack of recent sales, the research area was expanded to include the adjacent section 32 which has similar overall characteristics an linkage • • as the subject section. Comparable sale #1 is a resale from the adjacent section 32. Comparable sales #2, #3 and #4 are resales fsm the subject • • • section. Comparable listings #5 and #6 are current active listings from the subject section. All comparable sales were considered irt%rrivilt Oa final opinion of value, with the subject falling within the lower range of overall adjusted sale prices due to it's original condition. • • • • • • • • •• • Note: The appraiser utilized three comparable sales which occurred more than six months and one comparable sale which occurred more than twelve months prior to the date of the appraisal report. This is due to a lack of recent sales in the subject project and based on the appraiser's opinion that these sales were the most similar to the subject property. The comparable sales were selected based on their overall compatibility in most areas of comparison and are the most similar comparable sales available from the extensive perusal of data. Comparable sales #1, #3 and #4 are over six months old but still within the twelve month FNMA guidelines. The appraiser contacted all listing agents listed on MLS for the comparable sales in order to confirm, if possible, the presence of seller contributions or sale concessions in the transaction which would warrant an adjustment in the sales comparison approach. If none were disclosed by the listing or title agent, this was disclosed with a numeral 0 as required per UAD guidelines. DIGITAL SIGNATURES This appraisal contains password protected digital signatures which are a true and correct likeness to the original. COMPARABLE SALE CRITERIA The criteria utilized for comparable selection were properties of similar age (+/- 25 years), located within the subject section, +/- 400 square feet of adjusted area, +/- one bedroom and one bathroom, closed within six months of the effective date of the appraisal report. The comparable search results focused on sales, listings and pending sales in the subject section transacted within twelve months of the effective date of the appraisal report with most weight given to sales closed within the last six months as they are the most recent indicators of value within the subject market. Adherence to this criteria was mantained as much as possible, however perusal of recent market activity also revealed a broad range in pricing, presence of Bank REO and Short sales, as well as few available comparable sales closed within recent months in the subject section. Due to a lack of recent sales, the research area was expanded to include the adjacent sections comprising the overall neighborhood of Miami Shores which have similar overall characteristics and linkage as the subject section. The upper range is attributable to homes which have been fully remodeled and the lower range is attributable to some Bank REO and "Short" sales activity, as well as sales in need of updating or repair. The comparable sales utilized in the "'CONTINUED ON NEXT PAGE*** TEXT ADDENDUM Ln# 9732904033 File# 20171211-1577-1 Borrower/Client Vilma Quintana Property Address 1421 ne 103rd St City Miami Shores Lender Caliber Home Loans County Miami -Dade State FL Zip Code 33138-2625 appraisal report were a cross-section of the most recent and similar sales available in the subject section at the time of the appraisal. FINAL RECONCILIATION In reconciling the available indicators, primary consideration has been given to the condition, overall characteristics and location of the units, as well as current market conditions and supply of comparable homes. There is a broad range in pricing which is mostly attributable to homes that have been remodeled, however there are instances where pricing is arbitrary and not attributable to a discernile factor. The subject property has been adequately maintained but is in need updating when compared to recently sold properties in the area and has average market appeal. All comparable sales were considered in arriving at a final opinion of value, with the subject falling within the lower range of adjusted sale prices due to it's original condition. Form data: Type of Appraisal GLOBAL APPRAISAL SHOP, INC. Form data: GLA Adjustment Factor 40 Conditions of Appraisal CONDITIONS OF APPRAISAL •••• • • ONLY REAL PROPERTY WAS APPRAISED. ASSUMES NO HIDDEN DEFECTS. ASSUMES CONFORMITY TO SOUTH FLORIDA'S !WILDING • • • • CODE. THIS APPRAISAL IS TO BE USED IN A MORTGAGE TRANSACTION. THIS APPRAISAL IS NOT INTENDED FOR INSSR•A•NCE • • • • PURPOSES OR THE DETERMINATION OF INSURABLE VALUE. • • • •• • THE APPRAISER HAS MADE FULL DISCLOSURE OF FINANCIAL ASSISTANCE, SALE FINANCING OR ANY CONCESSIONS AS • • SPECIFICALLY DISCLOSED TO THE APPRAISER AT THE TIME OF THE APPRAISAL. ANY PRIOR OR SUBSEQUENT CONCIESSIWOR AGREEMENTS BETWEEN ANY OF THE PARTIES UNDISCLOSED TO THE APPRAISER WILL RENDER THE ANALYSIS ANDlGl•USIONS • • • CONTAINED AND DEVELOPED IN THE APPRAISAL REPORT NULL AND VOID. • • • • • •••• • •• EXPOSURE TIME • • •• •• • • • • • • • Exposure time is the estimated length of time that the property interest being appraised would have been offered on the market prier to the • • hypothetical consummation of a sale at market value on the effective date of the appraisal. Perusal of current market activity reveals an average • • • exposure time for the subject property of approximately 30-60 days. It should be noted that due to presence of some lingering Sho: Salq` rn jhe area, as well as limited supply marketing times in the subject section vary greatly. • • • • • • • • • • • •• • • •• • • • • • • • •• PREDOMINANT PRICE The subject property is located in a neighborhood with a broad range in pricing. Although the subject property falls below the predominant price, it is still within the overall range of prices for the area and this has no adverse effect on marketability. The subject property is similar to comparable and competitive properties in the area and is not an under -improvement. ADDITIONAL COMMENTS Data Source and Verification: AII'comparable sales data was obtained and verified through Realist, The Multiple Listing Service and Miami -Dade County Property Appraiser. In addition, a drive by inspection of all comparable sales and listings, when accessible was performed. Dimensions of the subject property in the appraisal report are as measured at the time of inspection. Dimensions of the comparable sales have been verified through floorplans contained in MDCPA records when available. CLARIFICATION OF UAD CONDITION RATINGS: Due to the limitations of current UAD condition ratings, there are instances where properties as defined in UAD guidelines fall within a specific rating (C4, C3, etc.) but may still have differences which require application of adjustments. For example: Properties rated C4 which are generally in overall average condition may have also partial updates which have contributory value and a noted market response but are insufficient in order to for the property to be classified as a higher quality rating C3. If the market reveals a positive response for the partially updated items when compared to a similarly rated unit with no updates, this will warrant an adjustment on the market grid even though both properties are rated within the same overall UAD quality rating. Clarification of such adjustments, if necessary, has been detailed in the Market Data section of the narrative addendum. THE APPRAISER IS NOT A HOME INSPECTOR OR STRUCTURAL ENGINEER AND ALL DISCLOSURES PROVIDED IN THE APPRAISAL REPORT ARE BASED ON OBSERVATIONS NOTED DURING THE FIELD INSPECTION OF READILY OBSERVABLE AND APPARENT CONDITION, AS WELL AS BASED ON PUBLIC RECORDS DATA, SELLER AND REALTORS' DISLOSURES MADE AVAILABLE TO THE APPRAISER AT THE TIME OF THE APPRAISAL. NONE OF THE STATEMENTS CONTAINED HEREIN ARE TO BE MISCONSTRUED AS "'CONTINUED ON NEXT PAGE*** TEXT ADDENDUM Ln# 9732904033 File# 20171211-1577-1 Borrower/Client Vilma Quintana Property Address 1421 ne 103rd St City Miami Shores Lender Caliber Home Loans County Miami -Dade State FL Zip Code 33138-2625 MAKING ANY WARRANTIES, EXPRESS OR IMPLIED AS TO THE STRUCTURAL INTEGRITY OF THE IMPROVEMENTS. THE APPRAISAL REPORT IS NOT A SUBSTITUTE FOR A HOME INSPECTION PERFORMED BY A LICENSED HOME INSPECTOR OR STRUCTURAL ENGINEER AND IS NOT TO BE CONSIDERED AS SUCH. ANY FURTHER CONCERNS REGARDING THE MECHANICAL SYSTEMS, STRUCTURAL INTEGRITY AND CODE COMPLIANCE OF THE IMPROVEMENTS SHOULD BE REFERRED TO A LICENSED PROFESSIONAL. NOTE: NO APPARENT DAMAGE FROM HURRICANE IRMA NOTED AT THE TIME OF INSPECTION. This appraisal order was completed in compliance with the Dodd -Frank Act. The appraiser performed one prior appraisal assignment and has not performed further services in any capacity relating to the subject property within the last 36 months. Form data: Economic Age Basis 60 Form data: Appraiser: Other State Certified Residential Real Estate Appraiser Form data: Supervisory Appraiser: Additional Certifications The appraiser has not performed services in any capacity on the subject property within thirty-six months immediately preceeding the effective date of the appraisal report. • • • • • • • • • • • • • • • • •• • • • • • • • • • •• • • • • • • • • • •• • • • • • • • • • • • •• • • •• •• • • • • • • • • • • • • • • • • •• • •• • • • • • • • • • •• • Ln# 9732904033 Ln# 9732904033 File # 20171211-1577-1 UNIFORM APPRAISAL DATASET (UAD) DEFINITIONS ADDENDUM (Source: Fannie Mae UAD Appendix D: UAD Field -Specific Standardization Requirements) Condition Ratings and Definitions C1 The improvements have been 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/remanutactured 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 al building components are new or have been recently repaired, refinished, or rehabilitated. All outdated components and finishes have been updated and/or replaced with components that meet current standards. Dwellings in this category either are almost new or have been recently completely renovated and are similar in condition to new construction. Note: The improvements represent a relatively new property that is well maintained with no deferred maintenance and little or no physical depreciation, or an okler 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, HVAC, 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 �pdating. •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-kved 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. • • • • • • e • • • • • • Note: Substantial repairs are needed to the improvements due to the lack of adequate maintenance or property damage. It reflects a property with condltioewt•re a enough to • . • 4 • • affect the safety, soundness, or structural integrity of the improvements. • 4 Quality Ratings and Definitions • • • • • • Q1 • Dwellings with this quality rating are usually unique structures that are individually designed by an architect for a specified user. Such residences typicallyare ceestr•cted from detailed architectural plans and specifications and feature an exceptionally high level of workmanship and exceptionally high-grade materials throughout ale interior end exterioisof • the structure. The design features exceptionally high -quality exterior refinements and omamentation, 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* • omamentation, high -quality interior refinements, and detail. The workmanship, materials, and finishes throughout the dwelling are generally of high or very high quality. Q3 Dwellings with this quality rating are residences of higher quality built from individual or readily available designer plans in above -standard residential tract developments or on an individual property owner's site. The design includes significant exterior omamentation and interiors that are well finished. The workmanship exceeds acceptable standards and many materials and finishes throughout the dwelling have been upgraded from 'stock' standards. Q4 Dwellings with this quality rating meet or exceed the requirements of applicable building codes. Standard or modified standard building plans are utilized and the design includes adequate fenestration and some exterior omamentation 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 omamentation and limited interior detail. These dwellings meet minimum building codes and are constructed with inexpensive, stock materials with limited refinements and upgrades. Q8 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 deterred 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 a toilet) are not included in the bathroom count. The number of full and half baths is reported by separating the two values using a period, where the full bath count is represented to the left of the period and the half bath count is represented to the right of the period. Example: 3.2 indicates three full baths and two half baths. • •• • • • • UADDEF 9-2011 (Updated 1/2014) UAD Version 1/2014 Al Ready Abbreviations Used in Data Standardization Text Ln# 9732904033 Ln# 9732904033 File # 20171211-1577-1 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 Dale Date of Sale/Time Estate Estate Sale Sale or Financing Concessions FHA Federal Housing Authority Sale or Financing Concessions g Garage I Garage/Carport • • ga Attached Garage Garage/Carport • • • .• • gbi Built -In Garage Garage/Carport gd Detached Garage Garage/Carport • GlfCse Golf Course Location Glfvw Golf Course View View • • • •-• • GR Garden • Design (Style) • • • 1 HR High Rise i Design (Style) • • in Interior Only Stairs Basement & Finished Rooms Below Grtda • • Ind Industrial Location & View • Listing Listing Sale or Financing Concessions • • Lndfi Landfill Location • • LtdSght Limited Sight • • • View • • • MR Mid -Rise Design (Style) Mtn Mountain View View N Neutral Location & View NonAm, Non -Arms Length Sale Sale or Financing Concessions o Other Basement & Finished Rooms Below Grade O Other Design (Style) op Open Garage/Carport Prk Park View View Pstrl Pastoral View View PwrLn Power Lines View PubTm 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 • • • • • •••• • • • • • • •• • • • • • • •• • • • • •• • • • •• • UADDEF 9-2011 (Updated 12014) UAD Version 1/2014 Al Ready INVOICE Ln# 9732904033 Ln# 9732904033 Invoice # 20171211-1577-1 Invoice Date 12/19/2°17 Fee 450.00 Due Date Lender or Client: Coppell, TX 75019 Item File No. 20171211-1577-1 Borrower: Vilma Quintana 1421 ne 103rd St Miami Shores FL 33138-2625 Cost Appraisal Report 450 • • • a • • • •• • • • Subtotal • • 450.0E • 0.00 a• • •••• •••• • • • • • • • •4 • Total Amount Due • • • 450% Terms Net 10 Days • • • • • • • a • •• • ••• • ••• • • • • • • • • • • • • • • • •• • •••• • • • • • • • • • • • • a• • • • Please remit payment to: RICHARD M. HURTIG GLOBAL APPRAISAL SHOP, INC. 11153 sw 145 PI Miami, FL 33186 305-387-7139 Office 305-386. Thank you TEXT ADDENDUM Ln# 9732904033 File# 20171211-1577-1 Borrower/Client Vilma Quintana Property Address 1421 ne 103rd St City Miami Shores County State FL Zip Code 33138-2625 Lender Form data: Remarks - Line 2 usurarshop@aol.com Form data: Federal ID Number 46-5241311 •••• • • • • •••• • • • •• • • ••• • • • •• • • •••• •••• • •• • • • • • •• • • • • •• •• • • • • • • • • • • • •• • • • • • •• • • • • • •. • • • • • • • •• • • • • Market Conditions Addendum to the Appraisal Report Ln# 9732904033 Ln# 9732904033 File# 20171211-1577-1 The purpose of this addendum is to provide the lender/client with a clear and accurate understanding of the market trends and conditions prevalent in the subject neighborhood. This is a required addendum for all appraisal reports with an effective date on or after April 1, 2009. Property Address 1421 ne 103rd St City Miami Shores State FL ZIP Code 33138-2625 Borrower Vilma Quintana Instructions: The appraiser must use the information required on this form as the basis for his/her conclusions, and must provide support for those conclusions, regarding housing trends and overall market conditions as reported in the Neighborhood section of the appraisal report form. The appraiser must fill in all the information to the extent it is available and reliable and must provide analysis as indicated below. If any required data is unavailable or is considered unreliable, the appraiser must provide an explanation. It is recognized that not all data sources will be able to provide data for the shaded areas below; if it is available, however, the appraiser must include the data in the analysis. If data sources provide the required information as an average instead of the median, the appraiser should report the available figure and identity it as an average. Sales and listings must be properties that compete with the subject property, determined by applying the criteria that would be used by a prospective buyer of the s bject property. The appraiser must explain any anomalies in the data, such as seasonal markets, new construction, foreclosures, etc. M inventory Analysis Prior 7-12 Months Prior 4-6 Months Current -3 Months Overall Trend Al Total # of Comparable Sales (Settled) 9 4 2 ❑ Increasing ❑ Stable g Declining KI Absorption Rate (Total Sales/Months) 1.5 1.3 0.7 ❑ Increasing ❑ Stable x❑ Declining El Total #of Comparable Active Listings UNAVAILABLE UNAVAILABLE 22 0 Declining 0 Stable 0 Increasing T1 Months of Housing Supply (Total Listings/Ab.Rate) UNAVAILABLE UNAVAILABLE 31.4 ❑ Declining ❑u Stable 0 Increasing R Median Sale 8 List Price, DOM, Side/List % Prior 7-12 Months Prior 4-6 Months Current - 3 Months Overall Trend El Median Comparable Sale Price 750000 546000 715500 ❑ Increasing 11 Stable 0 Declining SE Median Comparable Sales Days on Market 45 61 100 0 Declining 0 Stable ElIncreasing Al Median Comparable List Price 775000 572000 737000 ❑ Increasing El Stable ❑ Declining R( Median Comparable Listings Days on Market UNAVAILABLE UNAVAILABLE UNAVAILABLE ❑ Declining Stable 0 Increasing Hj Median Sale Price as % of List Price 97% 95% 97% ID Increasing ❑X Stable 0 Declining Seller -(developer, builder, etc.) paid financial assistance prevalent? ❑X Yes ❑ No 0 Declining g Stable ❑ Increasing & Explain in detail the seller concessions trends for the past 12 months (e.g., seller contributions increased from 3% to 5%, increasing use of b ydowns, closing costs, condo fees, options, etc.). A Seller contributions over the past 12 months have remained stable overall ranging from 3% to 6%. Perusal of market activity reveals fluctuations but an overall stable trend in pricing N noted over the last twelve months. Overall market conditions have remained generally stable in Miami Shores. A L Y S I Are foreclosure sales (REO sales) a factor in the market? 0 Yes ❑K No If yes, explain (including the trends in listings and sales of foreclosed properties). • • • • ' S Total active listings: 78; Total REO listings: 0; Total Short Sale listings: 0: Total closed sales past 12 months: 79. Total closed REO sales: 2. Total cloeed Shot( Sales: 0. According td MLS, there are currently no REO or Short sale listings. 3% of sales closed within the last 12 months are REO and Short sales. REO and Short Sale ectivityls noted but apper lc" • have subsided in recent months with no REO or Short sale listings currently offered on MLS in the subject neighborhood. • • • • • •• • • Cite data sources for above information. • • • • • • • • • Multiple Listing Service. See attached addendum. • • • • • • • • • • • Summarize the above information as support for your conclusions in the Neighborhood section of the appraisal report form. If you used any additional infornatiolt, Suchesan analysis or pending sales and/or expired and withdrawn listings, to formulate your conclusions, provide both an explanation and support for your conclusions. • Overall market conditions are stable. REO and Short Sale activity is noted but appears to have subsided in recent months with no REO or Short sale OstingsUrurrtlntly noted in MLS • records in the subject neighborhood. The subject market has had some fluctuations but an overall stable trend in median comparable sale pricing noted over therast twelve VIM, • • • • • • • • • • • • 1 If the subject Is a unit In a condominium or cooperative project, complete the fol owing: Project Name: C Subject Project Data Prior 7-12 Months Prior 4-6 Months Current -3 Months Overall Trend NTotal # of Comparable Sales (Settled) 0 Increasing 0 Stable ❑ Declining D Absorption Rate (Total Sales/Months) ❑ Increasing 0 Stable 0 Declining °j Total # of Active Comparable Listings El Declining El Stable El Increasing C) Months of Unit Supply (Total Listings/Ab. Rate) 0 Declining 0 Stable 0 Increasing 0 Are foreclosure sales (REO sales) a factor in the project? 0 Yes ❑ No If ye , indicate the number of REO listings and explain the trends in listings a d sales of - foreclosed properties. 0 P P R 0 J E C T Summarize the above trends and address the impact on the subject unit and project. S A P RSign Signature A Appraiser Name Richard M. Hurtig Cert. Res. RD2971 Supervisory Appraiser Name 8 Company Name Global Appraisal Shop, Inc. Company Name E Company Address 11153 sw 145 Ave Miami, FL 33186 Company Address R State License/Certification # RD2971 State FL State License/Certification # State Email Address usurarshop@aol.com Email Address F eddie Mac Form 71 March 2009 Pagel of 1 Al Ready Fannie Mae Form 1004MC March 2009 TEXT ADDENDUM Ln# 9732904033 File# 20171211-1577-1 Borrower/Client Vilma Quintana Property Address 1421 ne 103rd St City Miami Shores Lender County State FL Zip Code 33138-2625 Beginning Addendum CLARIFICATION OF DATA SOURCE The data utilized in the Market Conditions Addendum has been derived through the analysis and reconciliation of data obtained through the Multiple Listing Service, Realist and Miami -Dade County public records. The Multiple Listing Service currently lists closed sales data only listed and transacted through its system therefore absorption rates and existing supply are based on MLS records only. Statistical data for total number of closed sales units including those sold by owner or developers in the area is not available. It is possible that sales closed within the last thirty days have occurred but are not yet reflected in Public Records due to a time lag in the recording of these transactions. Due to limited comparable sale activity in the subject section, the research area was expanded to include the adjacent sections within Miami Shores bounded by (N) Biscayne Canal; (S) ne 82 St; (W) Biscayne Boulevard and (E) Biscayne Bay. COMPARABLE VS. COMPETITIVE SALES CRITERIA The basic criteria utilized as "Comparable Sales" in the Market Conditions Addendum has been defined as properties within the subject neighborhood, +/- 25% lot size, with a range of +/- 400 square feet of adjusted area, plus/minus one bedroom and plus/minus one bathroom as this parameter range is considered the most similar to the subject property at the time of the appraisal. It should be noted that available REO, Short Sale, pre -foreclosure or otherwise distressed properties not ordinarily deemed comparable would currently be considered competitive to the subject property by prospective buyers. CONDITIONS OF 1004MC ADDENDUM • • • • • • • • • • • • • • • • • • • •• • • • • • The appraiser has made all possible efforts to reconcile data obtained through the Multiple Listing Service, Realist and Miam-Dade CAA? records in order to provide the most accurate analysis of current market conditions and overall pricing trends. Perusal of records obtliiril gipugh the Multiple Listing Service occasionally reveals data corrupted by omissions or inaccuracies entered into the system. There is currently no altemative to the Multiple Listing Service as a source of data for listed properties, therefore the analysis and conclusions derived in the Market CoSdkilt18 • • addendum are based on the extraordinary assumption that the bulk of the listing and statistical data provided by the Multiple Listing ierllce ji • accurate. Any errors, inaccuracies, wilfull omissions or misrepresentations in MLS records significantly affecting the available data are eyond the control and scope of work of the appraiser and would likely render the analysis and conclusions derived null and void. • • • • • • • • • UNAVAILABLE DATA • • • • • • • •• • Fields marked as unavailable on the analysis of current market conditions are due to unavailability of statistical data through the Multiple Listing Service. There is currently no available reliable alternative to MLS in order to obtain data for inclusion in this analysis regarding active listing activity in the subject market. Form data: Type of Appraisal GLOBAL APPRAISAL SHOP, INC. •• • • •• • • • • • •• • • • • • • •• • • • • •• • SUBJECT PHOTOGRAPH ADDENDUM Ln# 9732904033 File# 20171211-1577-1 Borrower/Client Vilma Quintana Property Address 1421 ne 103rd St City Miami Shores Lender Caliber Home Loans County Miami -Dade State FL Zip Code 33138-2625 FRONT OF SUBJECT PROPERTY Appraised Date: December 15, 2017 Appraised Value: $680000 • • • • • • • • • • • • • • • • •• • • • • • • • • • • •• • • • • • • •• • REAR OF SUBJEOPPROPERTY •••• • • •• •• • • • • • • -+ . • • • • • •_••••• • • • • • • • • •• • •• • • • • • • STREET SCENE ADDITIONAL PHOTOGRAPH ADDENDUM Ln# 9732904033 File 20171211-1577-1 Borrower/Client Vilma Quintana Property Address 1421 ne 103rd St City Miami Shores Lender Caliber Home Loans County Miami -Dade State FL Zip Code 33138-2625 Kitchen Dining Room • • • • • • • • •••• • • • •• • • • • • • • • • •• • • • •• • • • • • • •• • • • • • • • • • • • • • •• • • • • •• •• • •_ • • • • • • • •• • Family Room • • • •• • • • • • • • •• • • • • ADDITIONAL PHOTOGRAPH ADDENDUM Ln# 9732904033 File It 20171211-1577-1 Borrower/Client Vilma Quintana Property Address 1421 ne 103rd St City Miami Shores Lender Caliber Home Loans county Miami -Dade State FL Zip Code 33138-2625 Master Bedroom •••• • • • • • • • • • • • •• • •••• • • • • • ••• • • • •• • • •• • • • • • •• Master Bathroom • • • • • • • • • • .- •• •• • 1 IP • • • • • •• • Master Bathroom • •• • • • •• • • •• • • • • • • ADDITIONAL PHOTOGRAPH ADDENDUM Ln# 9732904033 File# 20171211-1577-1 Borrower/Client Vilma Quintana Property Address 1421 ne 103rd St City Miami Shores Lender Caliber Home Loans County Miami -Dade State FL Zip Code 33138-2625 Garage Side View • • • • •• • • • • • • • • • • • • • ••• •• • •• • • •••• •• • • • • • • • • • • • •• • • •• •• • • • • • • • • • • • •-• • • • • • •• • Side View • • • • • • • • • • • • • e • • • • • • • • • • • • •• • ADDITIONAL PHOTOGRAPH ADDENDUM Ln# 9732904033 File# 20171211-1577-1 Borrower/Client Vilma Quintana Property Address 1421 ne 103rd St City Miami Shores Lender Caliber Home Loans County Miami -Dade State FL Zip Code 33138-2625 •••• • • • • • • • • • • • • •• • • • • • • • • • •• • • • • • • • • • •• • • • • • • • • •••• • •• -- —•-.-•-•-•-• • • • ♦_•— •_�_'_—'.--- ---• -_ -C • • • • • • • • • • • • ••• • • • • • ••• •• • •• • • • • • • •• • COMPARABLES PHOTOGRAPH ADDENDUM Ln# 9732904033 File # 20171211-1577-1 Borrower/Client Vilma Quintana Property Address 1421 ne 103rd St City Miami Shores Lender Caliber Home Loans County Miami -Dade State FL Zip Code 33138-2625 Comparable Sale 1 1532 ne 104th St Miami Shores FL 33138-266 Date of Sale: s03/17;c01/17 Sale Price: 695000 Sq. Ft 2210 $ / Sq. Ft.: 314.48 • • • • • • • • • • • • • • • •• • • ••• • • • •• • Comparable Stls � • 1430 ne 102nd Sj • •• • • • • • •• • • Miami Shores • *FL' • 33138-26a Date of Sale. Sale Price. Sq. Ft.. $ / Sq. Ft.: s0I/ 7•cS 1i • • • 67.000 • • • • 2014 • • • 328.!3• • • Comparable Sale 3 1076 ne 98th St • • • • • ••• • • •• • • • • • • •• • Miami Shores FL 33138-250 Date of Sale: s02/17;c02/17 Sale Price: 775000 Sq, Ft.: 2298 $ / Sq. Ft.: 337.25 COMPARABLES PHOTOGRAPH ADDENDUM Ln# 9732904033 File# 20171211-1577-1 Borrower/Client Vilma Quintana Property Address 1421 ne 103rd St City Miami Shores Lender Caliber Home Loans County Miami -Dade State FL Zip Code 33138-2625 Comparable Sale 4 1094 ne 91st Ter Miami Shores FL 33138-346 Date of Sale. s03/17;c01/17 Sale Price 750000 Sq. Ft 1852 $ / Sq. Ft.: 404.97 • • • • • • • • • • • • • • • •• • • • • • • • • •• • • •• • • • • • • • • •• • • • • • • • • • • • •• • • • • •• •• • • • • • • • • • • • • • • •• • • • • • • • • •• • Comparable Sale 5 1046 ne 90th St Miami Shores FL 33138-344 Date of Sale Active Sale Price: 799000 Sq. Ft 1889 $ / Sq. Ft.. 422.98 Comparable Sale 6 1298 ne 100th St Miami Shores FL 33138-260 Date of Sale: Active Sale Price: 729000 Sq. Ft.: 1848 $ / Sq. Ft.: 394.48 •• • • • • •• • • • LOCATION MAP ADDENDUM Ln# 9732904033 File # 20171211-1577-1 Borrower/Client Vilma Quintana Property Address 1421 ne 103rd St City Miami Shores County Miami -Dade State FL Lender Caliber Home Loans Zip Code 33138-2625 NE th St Nt %EV", NE 1181h St Biscayne Park NE 115th St tiE 114815 NE 113th St 5y �•i ,NE111thSt r,Y m u NE 109th S1 4r NF 10'tk'�t Miami Country Day School ih St NE 115th St NE 112th St Comparable Sale 2 1430 ne 102nd St Miami Shores, FL 33138.2622 0.14 miles SW NE 118th St NE 117th St !":"t NE 116Ih St '�J NI- 7k11t NE 111th St ? m m,,, Cz • • ,� = (It' NE 110th St • • • 1 `g • • • 5-0 NE 109th St n T• Subject 1421 ne 103rd St ,,, • •• • •• Miami Shores, FL 33138-2625 . • NE 1011st St z to 0 • N1 49th St �Crb NE 99th St O, i y Comparable Sale 3 1076ne98thSt Miami Shores, FL 33138-2506 0.63 miles SW m 2 ,o ri 17 ;' c. m NE 97ntt St Z ^o NE91stTo..-" 4 m NE aisISI p. > z NE 90th St > Militaryz NE 90th St rt,• NE 90t1o!?t Trail Prk NE 89th St ror045,60 re c¢ NF MSth St NE 103ro Nt NE 98th St NE 97th St NV 9itt1 NF 88th < NE 95th St NE 94th 5i Comparable Sale 5 �. NE 87t1' 1046 ne 90th St W_ NE 861h Miami Shores, FL 33138.3448 9/ 0.99 miles SW oSt ENE8.5th NE 941h St flSt@ n Dr Paul Vogel NE 82nd letrace z Community Park St NE 81pt St Pelican Harbor • • • • • • • • • • • • • • • •• • •• • • • • • • • • • • • •• •• • • • • • • • • Comparable Sale 1i • • • 1532 ne 104th St •� • •••• Miami Shores, FL 33138-2666 • • • 0.05 miles NE 1 • • •• •• • Comparable Sale 6 1298 ne 100th St Miami Shores, FL 33138-2604 0.35 miles SW Comparable Sale 4 1094 ne 91 st Ter Miami Shores, FL 33138-3468 0 90 miles SW CD NE 80th St Alf 914 NE 79th St 0 Belle Meade t•u1 St Min; park z z ,, Belle Meade z :-.1S T Island T Manna NE 79th St Hathor !slant • • •• • • • • • •• •• :• • • • • • • • • •• Google Itntir Mead!! 6Nd trap data ®2017 Google SKETCH ADDENDUM Ln# 9732904033 File# 20171211-1577-1 Borrower/Client Vilma Quintana Property Address 1421 ne 103rd St City Miami Shores Lender Caliber Home Loans County Miami -Dade State FL Zip Code 33138-2625 f l :art: .r:r 777 tar •.•. • . .••• • • . .. • • • • • • • • •• • • .• • • • • • • • • •• • • • • • • • • • • • • • •• • • • • •• •• • • • • • • • • • • • • • • • • • • • • •• • • • • • • • • • • • • • • AREA CAI.C..,'-A7 O\S S #.'+'A'iY UVING AREA OREAKDOWN Cade D•tend ton NO ion Illfeskarem lfei•Y• G•J.: GAA c arsc Gar•o• c,r_- C,vr•e tat", 274, 7, 571 77 1a, :a 7:4 :t \ Area " •0_'C e: sal .30 ;west !leer 1.0 • as.* 23.7 at 10.4 20.3 a 17.3 204E 3 Hems 0ounDec 70: :7 1144 41 75:.:2 ::sa PLAT MAP ADDENDUM Ln# 9732904033 File# 20171211-1577-1 Borrower/Client Vilma Quintana Property Address 1421 ne 103rd St City Miami Shores Lender Caliber Home Loans County Miami -Dade State FL Zip Code 33138-2625 — f r A111111111 i11r aII ■I■ir.uII' IUIun 1��h /111ii ii1111■h UiIna • UIWI l �p /I n IMMO 011 4.Adiffilillitaina IP MUMS so ..■.■.111 11111111111111 ■/I •. . . . .• . • . • . . Y . . • •• • •... .. . . .• .... • . ...•• .. ...• • • . • .• • • •• • • • • • • . . • • • • •• • • 2017 Aerial Photography 600ft AERIAL VIEW Ln# 9732904033 File# 20171211-1577-1 C Borrower/Client Vilma Quintana Property Address 1421 ne 103rd St City Miami Shores Lender Caliber Home Loans County Miami -Dade State FL Zip Code 33138-2625 • r iirM llil00 et*M11:.� RIM 4 1 NEFORT zry iF Yeti" � - 6.t. ^r'+ ir 4.2 NF'If lQ• -41t • •� •. • • • •• •. •• Ln# 9732904033 File# 20171211-1577-1 Borrower/Client Vilma Quintana Property Address 1421 ne 103rd St City Miami Shores Lender Caliber Home Loans County Miami -Dade State FL Zip Code 33138-2625 ML+ prop Type Street s-Street Name Change Type Chp Type Deft A10170243 RE1 1421 103rd St Pending Sale A1037d24Q RE1 1421 103rd St New •>A CurreriCPrite Effe[tire patet e,—_ Status System Entry Agent ID 5725,000.00 12/18/2017 PS 12/18/2017 3292591 5725,000.00 12/01/2017 P5 12/01/2017 3292591 •••• Y • • • • • • • • •• • • • • • • • • • • • • • •• • • • • • • • • • • • • • • • • • •• •• • • • • • • • • • • • • • • • • • • •• • •• • • • • • • • • • • • 11 • • • tt • •• • •• • • • • • • • • Ln# 9732904033 File # 20171211-1577-1 Borrower/Client Vilma Quintana Property Address 1421 ne 103rd St City Miami Shores Lender Caliber Home Loans County Miami -Dade State FL Zip Code 3313E-2625 L'I_ LIA Administrators & Insurance Services APPRAISAL AND VALUATION PROFESSIONAL LIABILITY INSURANCE POLICY ASPEN DECLARATIONS Date Icated ASPEN SPECIALTY INSURANCE COMPANY (A atwk in.utais i anupauy It..ciu cacti the "Company") 175 Capitol Blvd. Suit; 100 Rock Hill. CT 0/4167 Pelioy Numkcr Preview: Pnlicy Numher 0311A+2010 ASI000447.02 AS100 447.01 • THIS IS A CI:.1IMS %1AI)F AND REPORTED POLICY COVERAGE 1S LIMITED TO LIARIi.!TY FOR OA%4.110! . CLAIMS THAT ARE FIRST MADE AGAINST THE INSURED DURING THE POLICY PERIOD AND THEN REPORT- ED T() THE COMPANY IN WRITING NO LATER THAN S1.`(TY 010► DAYS AFTER EXPIRATION OR TEIPATIN ?IbN OF THIS POLICY. OR DIJRING THE EXTENDED REPORTING PERIOD. IF APPLICABLE; FORA WRQ,NW I• • • ACT COMMITTED ON OR AFTER THE RETROACTIVE DATE. AND BEFORE THE END OF THE POLICY PERIOD. PLEASE READ THE POLICY CARGFIILLY. • • • • • • Itcm 1. Cu tomct ID: 142977 Named Ineuredt GLOBAL APPRAISAL SHOP. INC. Richard M. Honig 11133SW 1.0111PI. Miami. Ft. 33186 2. Policy Period: From: 01/21/2016 To: 0t/21/2017 12 01 A. RI StanluA Tim" at Ihr aMreta Stem( ie 1 nhnyr. 3, 11.00010la• 5I 1100 Ijarh Claim 4 Refrnndleo OMn: I I/lft!1 W7 In cpllnn Dale, (1.11211701S 6. Limits nt Liability: A. $I.1/00.IHK( Each (lain B. 52.0110.0(K) Agynciptc 7. Mall all mktg. including mace of (Wm. to: LIA Adtninisltatv.r. & I.ou ,s c S¢tvice. 1600 Anacapa Street Snnh R,rbam. California 931(11 (1000113441657: Far• (801)967.06i7 • • •• •• This in..uranca is i.+nuJ pur.uunt to the Flonds Jurplus Lines Isw. Persons Insured by surplus• • : • : liars cnnicrc do not have the protection of tlic • 1•loride Inwrancc Guaranty Act to the extent of any right of recovery for thu obtiFatian ofn,I • • • tntnIcont unitcrnu•A tneun•r • • • SURPLUS LINES INSURERS' POLICY RATES AND FORMS ARE. NOT APPROVED RY ANY FLORIDA REGULATORY AGENCY K. Annual Premium: 51,T7b.00 ♦ 363. 80.uralue l.lnea Tat • Sl. 91 FSIS(► Senlre Fees 9. Farms attached el Issue: LIA002S (12/14) ASPC0002 0715 LIA012 (1214) LIAOIB (10/14) 1.1A021 (10/14) 1.1A131 (10114). This lkrlamtlone Papa. r 5'.•t}t., with Ili, compinr.l and .ignctt Policy .Applirnticn It hating all mtneluneutt and cthihitc thcrcm. aid the Policy chall ortanitutc the contract boloten the Named lntired and 03/16/2016 Date 1.1AA10IRtIl/14) Aatttort,cd IIL' .atlaC Aspen �lea:tatty Im nxnce Company • • ••. •• • •• •• • • • • • • 4 • • • • t • • •• •• • r•• r • . • • • •• • ••• • • • • • • • • r • • • • •••••• •• • • • • •••••• • •• • • • Ln# 9732904033 File# 20171211-1577-1 Borrower/Client Vilma Quintana Property Address 1421 ne 103rd St City Miami Shores Lender Caliber Home Loans County Miami -Dade State FL Zip Code 33138-2625 STATE OF FLORIDA DEPARTMENT OF BUSINESS AND PROFESSIONAL REGULATION FLORIDA REAL ESTATE APPRAISAL BD 850=487-1395 2601-BLAIR STONE ROAD, TALLAHASSEE FL 32399-0783 HURTIG. RICHARD M 11153 SW 145TH AVE MIAMI FL 33186 'Congratulations) With this license you become one of the neatly one mitten Floridians licensed by the Department of Business and Prolessionat Regulation. Our professionals and businesses range - from architects to yacht broken, from boxers to barbequo restaurants, and they keep Florida's economy strong. Every day we work to improve the way we do buskiess In order to serve you better. For Information about our services. please log onto www.myforldallcense:com There you can find more Information about our divisions and the regufafions that Impact you. subscribe to department newsletters and learn more about the Department's initiatives.. Our mission' el the Department Is. License Efficiently. Regulate Fairly. We constantly strive to serve you better so that you can servo your customers. Thank you for doing business in Florida, and congratulations on your new license, RICk SCOTT, GOVERNOR • • • • _• •• • •••••• •-•••'^N‘ :: STATE OF FLORIDA • .- DEPARTMENT.OF BUSINE % SS AND • F--_ >.-PROFESSIONAL REGULATION .•.- R02971" - IS�5 EO ,1127/20i� •:..... '4ERTIFJ EO R AP ISER "HURrlG RICNAROM`, r�3'` . , �•- w: +:•i i • C ER�T1wRt�EtP�'YnOer t t:OJ.ov fl0til.00C rf,J70^its, DETACH HERE • • 4 • • • • • • • • ••• • • • •• • • •• • • • • • •• • • • • • •••••• • •• • • • • •• . KEN LAWSON. SECRETARY �'�-' .may .-- ---�Y, - , .-STATE ;OF' FLORIDA' - '. '.', Ny."4. .�. ''.,..s , s-- �`..-- DEPARTMENT -OF BUSINESS AND PROFESSIONAL REGULATION ``'+`''ti `M1 -a, ,,,,> ,�:..--.:: FLORiDA.REAL� ESTATE APPRAISAL: BD *...N..'''�\\ *Ufa, - -.mow:`.. •..►r':s .-----.- . .. i'',—",ti:',,, `a.`\''a. **, \N' . n•' . /*i �1" :WarnThe ed_ CERTIFIED 0vt5:CERTIF ED�LAPP..RAISER�; ' Under lhe".provtsioni of;Chapler.475:ee Expiratlondate:--NOV'30; 2028..�, URTjt, RICHARD;M 11153'SW:1-45jt4'AVE M1AMt' i=1 33,1 • • • •••••• • •••••• • • • • .: • Ln# 9732904033 Al Ready PDF Generated on 12/19/2017 2:08:11 PM • • • • • •• • 000000 ••. • • • • ••• •• ••• • •• • • • •• • • • • • • • •• •••..• • • •• •• • ••.••• • • • • • • • • ••••.• • • • • • • •• • • • • .••.•. .•... • •• • • U.S. DEPARTMENT OF HOMELAND SECURITY Federal Emergency Management Agency National Flood Insurance Program ELEVATION CERTIFICATE Important: Follow the instructions on pages 1-9. OMB No. 1660-0008 Expiration Date: November 30, 2018 Copy all pages of this Elevation Certificate and all attachments for (1) community official, (2) insurance agent/company, and (3) building owner. SECTION A — PROPERTY INFORMATION FOR INSURANCE COMPANY USE Al. Building Owner's Name Vilma Quintana Policy Number: A2. BuildingStreet Address (including Apt., Unit, Suite, and/or Bldg. No.) or P.O. Route and Box 1421 NE 103rd Street • Comp s4sM• • 41C Number! • . •, • ••• • • • • • • •' • • • City State ZIP Code .. • • Miami Shores Florida 331'3$ "' • A3. Property Description (Lot and Block Numbers, Tax Parcel Number, Legal Description, etc.) ...... • •• • ••• • • Lots 13, Block 6, REPLAT OF TRACT "C" MIAMI SHORES BAY PARK EAST, PB 64, Pg 97;'Folft? No 11-3217 - 31-0M Q• � •••.•• A4. Building Use (e.g., Residential, Non -Residential, Addition, Accessory, etc.) Residential • • ' • •' .s•• A5. Latitude/Longitude: Lat. +25.870522° Long. -80.167627° Horizontal Datum: 1•P AD:1927 ' ■ NAD 1983 • •• • •••. A6. Attach at least 2 photographs of the building if the Certificate is being used to obtain flood insurance. '••. . • • A7. Building Diagram Number 1 B A8. For a building with a crawlspace or enclosure(s): a) Square footage of crawlspace or enclosure(s) 0 sq ft b) Number of permanent flood openings in the crawlspace or enclosure(s) within 1.0 foot above adjacent grade 0 c) Total net area of flood openings in A8.b 0 sq in d) Engineered flood openings? ❑ Yes • No A9. For a building with an attached garage: a) Square footage of attached garage 400± sq ft b) Number of permanent flood openings in the attached garage within 1.0 foot above adjacent grade 0 c) Total net area of flood openings in A9.b 0 sq in d) Engineered flood openings? ❑ Yes • No -SECTION B — FLOOD INSURANCE RATE MAP (FIRM) INFORMATION B1. NFIP Community Name &_Community Number Village of Miami shores; l20652 B2. County Name Miami -Dade B3. State Florida B4. Map/Panel Number 12086C0306L B5. Suffix ' L B6. FIRM Index Date 09/11/2009 B7. FIRM Panel Effective/ Revised Date 09/11/2009 B8. Flood Zone(s) AE = B9. Base,Flood Elevation(s) , . (Zone AO, use Base Flood Depth) = ` 9.0 B10. Indicate the source ❑ FIS Profile • of the Base Flood Elevation (BFE) data or base flood depth entered in Item B9: FIRM ❑ Community Determined ❑ Other/Source: B11. Indicate elevation datum used for BFE in Item B9: ■ NGVD 1929 ❑ NAVD 1988 ❑ Other/Source: B12. Is the building located in a Coastal Barrier Resources System (CBRS) area or Otherwise Protected Area (OPA)? ❑ Yes Designation Date: ❑ CBRS ❑ OPA • No • • • � • ••• • • • .• • • •• • • FEMA Form 086-0-33 (7/15) Replaces all previous editions. Form Page 1 of 6 • • • • •• • • • • • • • • • • •• '•• • • • • • • •• • ELEVATION CERTIFICATE OMB No. 1660-0008 Expiration Date: November 30, 2018 IMPORTANT: In these spaces, copy the corresponding information from Section A. FOR INSURANCE COMPANY USE Building Street Address (including Apt., Unit, Suite, and/or Bldg. No.) or P.O. Route and Box No. 1421 NE 103rd Street Policy Number: City State ZIP Code Miami Shores Florida 33138 Company NAIC Number SECTION C - BUILDING ELEVATION INFORMATION (SURVEY REQUIRED) < Cl. Building elevations are based on: ❑ Construction Drawings* ❑ Building Under Construction* *41Il4w €IevatioQ Certificate will be required when construction of the building is complete. • C2. Elevations — Zones•A1—A30, AE, AH, A (with BFE), VE, V1—V30, V (with BFE), AR, AR/A, AR/AE, AR/A1—A30, t rriplete Item4C2.afi below according to the building diagram specified in Item A7. In Puerto Rico only, • Benchmark Utilised! 'Minty BM No: B-26-RA, Elev= 17.23 ft Vertical Datum: NGVD 1929 • Finished Construction AR/AH, AR/AO. enter meters. • ; Ind teAlevationrAaNm used for the elevations in items a) through h) below. • • [r NGVC),1g2A,C NAVD 1988 ❑ Other/Source: • • D&ui1 used for dull ngelevations must be the same as that used for the BFE. Check a) Top of.bottonifloor (Thcluding basement, crawlspace, or enclosure floor) 6 9 • the measurement used. feet ❑ meters .•. • b) -Top of'the next -higher floor na • feet ❑ meters ••• • .. • • c) Bottor�bf the lowest horizontal structural member (V Zones only) na ■ feet ❑ meters • d) Attached garage (top of slab) . 6 1 • feet ❑ meters e) Lowest elevation of machinery or equipment servicing the building 6 2 • feet ❑ meters (Describe type of equipment and location in Comments) f) Lowest adjacent (finished) grade next to building (LAG) 5 8 • feet ❑ meters g) Highest adjacent (finished) grade next to building (HAG) 6 . 0 • feet ❑ meters h) Lowest adjacent grade at lowest elevation of deck or stairs, including na • feet ❑ meters structural support SECTION D — SURVEYOR, ENGINEER, OR ARCHITECT CERTIFICATION This certification is to be signed and sealed by a land surveyor, engineer, or architect I certify that the information on this Certificate represents my best efforts to interpret statement may be punishable by fine or imprisonment under 18 U.S. Code, Section Were latitude and longitude in Section A provided by a licensed land surveyor? • authorized by law to certify elevation information. the data available. I understand that any false 1001. Yes ❑ No ❑ Check here if attachments. Certifier's Name License Number Aniano J. Garcia 5105 Se - ''n� , U ,'t Title Professional Land Surveyor and Mapper Company Name,_Place n/a Address 7210 SW.126 " .. 3r City 2 Mia ,,. . State ZIP Code - Florida 33183 // Si ature `y . % =4 : _. •" .� 4 ..-c12-19-2017 Date Telephone 305-856-4566 opy all pa #his Elevation Certificate and all attachments for (1) community official, (2) insurance agent/company, and (3) building owner. Cnmen s (includin e.of equipment and location, per C2(e), if applicable) Latitude and Longitude by Google Earth; C2 e) is an air conditioner compressor on the rear side of the building; - FEMA Form 086-0-33 (7/15) Replaces all previous editions. Form Page 2 of 6 BUILDING PHOTOGRAPHS ELEVATION CERTIFICATE See Instructions for Item A6. OMB No. 1660-0008 Expiration Date: November 30, 2018 IMPORTANT: In these spaces, copy the corresponding information from Section A. FOR INSURANCE COMPANY USE Building Street Address (including Apt., Unit, Suite, and/or Bldg. No.) or P.O. Route and Box No. 1421 NE 103rd Street Policy Number: City State ZIP Code Miami Shores Florida 33138 Company NAIC Number If using the Elevation Certificate to obtain NFIP flood insurance, affix at least 2 building photographs below according to the instructions for Item A6. Identify all photographs with date taken; "Front View" and 'Rear View"; and, if required, "Right Side View" and "Left Side View." When applicable, photographs must show the foundation with representative example of the flood•epetrings or vents, as indicated in Section A8. If submitting more photographs than will fit on this page, use the Continuation•Fage. • • • • • • ••. • • • ••••• •• •• •••:•• •• • •• • o •••••• • • • • • • • • • • • • • • • • • • • 4 • • • • • • Photo One • • •••• • • • • ••• •••• •••••• • • • ••• • • i• ••• •• • •••• • • • • •• • Photo One Caption Front View 12-19-2017 Photo Two • ••• • •• • 1,41 1 • • • • • • • • Photo Two Caption Rear View 12-19-2017 FEMA Form 086-0-33 (7/15) Replaces all previous editions. Form Page 5 of 6 DEPARTMENT OF PLANNING & ZONING 10050 NE 2nd Avenue Miami Shores FL 33037-2304 www.miamishoresvillage.com Travis Kendall, Director Main Number: 305-795-2207 Fax Number: 305-756-8972 _____/' MEMO Miami Shores Village Town Hall Council Chambers 10050 NE 2nd Avenue Miami Shores Subject Review of Appraisal Action Required Inclusion of the new appraisal for the purpose of calculating cost SMemo Report Travis Kendall, Director, Planning and Zoning Report -Date . 6/27/18 Background There have been some questions regarding the appraised value of a property located at 1421 NE 103rd Street. a result, a second appraisal has been completed for the property. The appraiser's evaluation the property has been submitted information and is made part of this record. Based on the appraisal, the replacement cost would be $576,827, and the depreciated building cost would be $ 346,096. Analysis Staff finds the appraisal to be valid based of the appraisers' certifications. Recommendation Acting as the Floodplain Administrator the updated appraisal shall be used as the basis for determining the value of the structure. A REPLACEMENT COST REPORT OF A SINGLE FAMILY HOME LOCATED AT 1421 NE 103rd St Miami Shores, FL 33138 , FOR Vilma Quintana Miami Shores Village BY APPRAISALFIRST REAL ESTATE APPRAISERS LLC 1444 Biscayne Boulevard, Suite 211 Miami, Florida 33132 AppraisalFirst Real Estate Appraisers LLC 1444 Biscayne Boulevard, Suite 211 Miami Beach, Florida 33166 Phone: 305-470-2100 Fax: 305-381-8047 E-mail: residential P appraisalfrst.net E-mail: commerciallPappraisallirstnet It Ms Vilma Quintana via email: vilmag63@gmail.com June 5, 2018 ,., .F Re: A replacement cost report related to providing a letter for the depreciated building value of a single family home located at 1421 NE 103`d St Miami Shores, FL 33138. Dear Ms Quintana: As requested I am writing this retrospective report to estimate the reproduction or depreciated cost, based on the condition of the property on 06/05/2018 for the above referenced subject dwelling. Once again the costs and depreciated building value are reflective of the condition of the property on 06/05/2018. The replacement cost new estimates will befprovided via the "Marshall Valuation Service", a nationally accepted construction cost reference guide. The cost estimate includes labor, materials', supervision, etc. The figures also inclunormal site preparation, and utility lines from lot line to building. Other soft costs such de as professional fees, real estate taxes, financing fees and impact fees are not included. The depreciation is based on the condition of the property. Based on the condition of the improvements on 06/05/2018, the physical depreciation based on the age/life method is 33%. This reproduction cost report is considered to be a restricted appraisal in accordance with Standards Rule 2-2© of the Uniform Standards of Professional Appraisal Practice (2017-2018) and the Code of Ethics of the Appraisal Institute and the guidelines according to (USPAP). This report is for the sole use of the intended user. The subject property consists of a one-story, single-family home that was built in 1967 of good quality construction. The home includes a'total adjusted size (per Miami -Dade County Property Appraiser) of 2431 square feet.'The Valuation is based on the condition of the improvements on 06/05/2018. r 1= Page 2 The home is situated on a 9,810 square foot, single-family a zoned lot in Miami Shores Village. Appraiser: William K Griffith, SRA Cert Res RD 1480 Purpose of Assignment: The purpose of the report is to provide a reproduction/depreciated cost estimate of the subject dwelling. Intended Use of the Report: The client intends on using this report for renovation purposes Interest to be Appraised: This is a reproduction cost analysis of a home owned as a fee simple estate. Legal Description: RE -PLAT OF TR C MIAMI SHORES BAY PARK ESTS PB 64/97 LOT 13 BLOCK 6 Scope of Work: The scope of work included: inspecting the subject property; referencing the "Marshall Valuation Service", a nationally accepted cost manual; and estimating an appropriate depreciation rate for the improvements. Marshall Valuation Service: According to the "Marshall Valuation Service" the subject improvements are classified as a Class D-II (Masonry Veneer) High Value Residence, with an estimated economic life of 60 years. In estimating the replacement cost new for the building, a designated cost via the "Marshall Valuation Service" will be applied. The depreciated building value will be based on the economic age -life method. A ratio of the buildings effective age to its total economic life is applied to the current replacement cost new of the improvement. This method is most effective in analyzing older buildings where the age of the long- lived and short-lived items cannot be easily estimated. According to the "Marshall Valuation Service" the subject improvements have an economic life of 60 years. However, the typical single family home in Miami Shores has far exceeded their specified economic lives. The subject home is 51 years in age. A more practical economic life of 75 years is estimated. Intended Use of the Report: The client intends on using this report for renovation purposes Interest to be Appraised: Legal Description: Scope of Work: Marshall Valuation Service: This is a reproduction cost analysis of a home owned as a fee simple estate. RE -PLAT OF TR C MIAMI SHORES BAY PARK ESTS PB 64/97 LOT 13 BLOCK 6 The scope of work included: inspecting the subject property; referencing the "Marshall Valuation Service", a nationally accepted cost manual; and estimating an appropriate depreciation rate for the improvements. According to the "Marshall Valuation Service" the subject improvements are classified as a Class D-II (Masonry Veneer) High Value Residence, with an estimated economic life of 60 years. In estimating the replacement cost new for the building, a designated cost via the "Marshall Valuation Service" will be applied. Thedepreciated building value will be based on the economic age -life method. A ratio of the buildings effective age to its total economic life is applied to the current replacement cost new of the improvement. This method is most effective in analyzing older buildings where the age of the long- lived and short-lived items cannot be easily estimated. According to the "Marshall Valuation Service" the subject improvements have an economic life of 60 years. However, the typical single family home in Miami Shores has far exceeded their specified economic lives. The subject home is 51 years in age. A more practical economic life of 75 years is estimated. Page 3 Marshall Valuation Service: (Continued) Taking into account the condition of the home, which is under renovation with new floors in, new windows installed, two baths complete, with kitchen, master bath and roof to go, 40% of the estimated 75-year economic life, or 30-years will be applied toward depreciation. The following is a summary of the replacement cost new and depreciated value for the subject single family home. Improvement Type High Value Residence Section & Page 12/27 Building Structure Class, D (Masonry Veneer) Type II ' Direct Cost Per SF $228.42 +p. Adjustment Multipliers Height 1.00 Current 1.06 Local 0.98 Adjusted Dire '.: -. Per Square Riot/ ! Building Size/SF ,, '2431 sq ft Replacement Cost New $576,827 Actual Age :d d 51 years Effective Age • 30 years !t 1 1 d Economic Life ' ' t 75 years Depreciation Rate 40% (Eff. Age / Eco. Life) Physical Depreciation (Cost New x Depreciation. Rate) Depreciated Building Cost (Cost New - physical Depreciation) $230,73 1 $346,096 1 + tr • "1 di Based on the cost manual described herein the depreciated building value of the subject property, as of June 05, 2018 is $345,000 (rounded). If you have any questions or need further assistance please do not hesitate to call me at (305) 470- 2149. Respectfully Submitted, William K Griffith, SRA Cert. Res RD 1480 bill a appraisalfirst.net % r 41" 7.,1 . ADDENDA V o t t L 1 r rri 1 1r CERTIFICATION I Certify 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 ,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 parties involved. - I have performed no services, as an appraiser or in any other capacity, regarding the property that is the subject of this report within the three-year period ,immediately preceding acceptance of this assignment. - I have no bias with respect o the property that is the subject of this report or to the parties involved with this assignment. My engagement in this assignment was not contingent upon developing or reporting predetermined results. - My compensation for completing this assignment is not contingent upon the development or reporting of a predetermined value or direction in value that favors the cause of the client, the amount of the value opinion, the attainment of a stipulated result, or the occurrence of a subsequent event directly related to the intended use of this appraisal. My analyses, opinions, and conclusions were developed, and this report has been prepared, in conformity with the Uniform Standards of Professional Appraisal Practice. I have made a personal inspection of the property that is the subject of this report. No one provided significant real property appraisal assistance to the person signing this certification. As of the date of this appraisal William K Griffith, SRA has completed the continuing education program of the Appraisal Institute. • William K Griffith, SRA Cert Res RD 1480 June 05/2018 Date the text of the report. ASSUMPTIONS AND LIMITING CONDITIONS The value conclusion and certification within this report are made'expressly subject to the following assumptions and limiting conditions as well as any further reservations or conditions stated within . ' 1) No responsibility is assumed for thelegal description or for matters including' legal or title considerations. Title to the property is assumed to be good and marketable. ' 4, 1 ,. r 'I , r r i, '. 2) Responsible ownership and 'competent property management' are assumed. are y I J 3) " The -information furnished by others is believed to be reliable. ''However`, no warranty is given for its accuracy. • 4) It is assumed that there are no hidden or unapparent conditions of the property; subsoil, or structures that render it more 'or less valuable. No responsibility is assumed' for such conditions or for arranging for engineering studies that may be required to discover them. 5) - It is assumed'that there is full' compliance with all applicable federal, state, and local environmental regulations and laws'unles's non-compliance',' is stated, defined, and considered in the assignment:. " 6) It is as'sunied that all required licenses, certificates of occupancy, consents, or other legislative or administrative'authority from any local, state, or national government or private entity or organization have •been or can be obtained or `renewed for'any use on which the rental survey contained in this report is based. • "1— a a) • 7) It is assumed that the utilization of the laria and improvements is within the boundaries of property lines or the property described and that there is no encroachment or trespass unless noted in this report. 8) Possession of this report, or a copy thereof, does not carry with it the right of publication. It may not be used for any purpose by any person other than the party to whom it is addressed without the written consent of the appraiser, and in any event only "with proper written qualification and only' in its entirety. ASSUMPTIONS AND LIMITING CONDITIONS (Continued) 9) The appraiser herein by reason of this assignment is not required to give further consultation, testimony, or be in attendance in court with reference to the property in question unless arrangements have been previously made. 10) Neither all nor any part of the contents of this report (especially any conclusions, the identity of the appraiser, or any reference to the MAI or SRA designations) shall be disseminated to the public through advertising, public relations, news, sales, or other media without the prior written consent and approval of the appraiser. 11) The existence of potentially hazardous material used in the construction or maintenance of the building and/or the existence of toxic waste which may or may not be present on or under the site was not observed during our inspection. However, we are not qualified to detect such substances. These substances, if they exist, could have a negative effect on the estimated value of the property. The user of this report is urged to retain an expert in this field`if desired. 12) This assignment was not based on a requested minimum valuation, a specific valuation, or the approval of a loan. 13) The client intends on using this report for dwelling renovation purposes. 14) The client understands, as per the engagement guidelines of this assignment, that all data related to estimating cost and depreciation is retained in the office file. tt. RESUME OF QUALIFICATIONS: GENERAL EDUCATION:, i r rt(1 't1 "sett Florida State University B.S: Degree 1980;• rI 1,_ rr t/t it ..• William K Griffith, SRA "Ce'rt Res RD1480 . r :1 $ t e/ .11.- . t.,{, r PROFESSIONAL EDUCATION: APPRAISAL INSTITUTE . USPAP Update Florida Appraisal Law Business Practices &Ethics Cool Tools: New Technology For Real Estate Appraisers The Inspection -Reviewing Residential Appraisals & Using'FNMA Form'2000 USPAP Update Florida Appraisal Law FHA & The Appraisal Process The Appraiser As s An Expert Witness USPAP Update Florida Appraisal Law The Uniform Appraisal Dataset. Appraisal Curriculum Overview Residential Design & Functional Utility PROFESSIONAL AFFILIATION: ",SRA, The Appraisal Institute 1 National Association Of Realtors; Florida Association Of Realtors • Miami Board of Realtors, Marathon/Lower Keys Board Of Realtors Central Listing Service At Ocean Reef t 1 F i • 1 BOARD EXPERIENCE: Board Of Directors, South Florida Chapter Of The Appraisal Institute 2004-2006 LICENSES: Cert Res RD1480 (Florida), Real Estate Broker (Florida), Notary Public (Florida) REAL ESTATE AND APPRAISAL EXPERIENCE: Partner/Owner, AppraisalFirst, LLC Vice President/Residential Manager, AppraisalFirst, inc. ' President, Biscayne Real Estate Group, Inc. President, Coast To Coast Real Estate Group TYPES OF APPRAISAL SERVICES: Single Family Residential 2- 4 Family Dwellings REO Relocations Vacant Land Condominiums High Value Dwellings Estates/Litigation Construction Draw Inspections Blueprint Review FHA New Construction Multi-Family/Apt. Appraisal Review Commercial 2018 .2018 '2016 2016 2016 2016 '2016 2016. 2014 2014 2014 2014 2011 2011 2010 • 2011-Present 1987-2010 1 997-Present 2009-Present SERVICE AREA BY FLORIDA COUNTY: 'Miami -Dade, Broward, Monroe (Florida'Keys), Palm Beach, St. Lucie, Martin Property Search Application - Miami -Dade County OFFICE OF THE PROPERTY APPRAISER Summary Report Property Information Folio: 11-3205-031-0150 Property Address: 1421 NE 103 ST Miami Shores, FL 33138-2625 Owner VILMA QUINTANA Mailing Address 1421 NE 103 ST MIAMI SHORES, FL 33138 USA PA Primary Zone 1100 SGL FAMILY - 2301-2500 SQ Primary Land Use 0101 RESIDENTIAL - SINGLE FAMILY : 1 UNIT Beds / Baths / Half 3 / 2 / 0 Floors 1 Living Units 1 Actual Area 3,114 Sq.Ft Living Area 1,908 Sq.Ft Adjusted Area 2,431 Sq.Ft Lot Size 9,810 Sq.Ft Year Built 1967 Assessment Information Year 2018 2017 2016 Land Value $353,458 $353,458 $328,969 Building Value $189,922 $177,657 $179,067 XF Value $20,622 $20,791 $20,960 Market Value $564,002 $551,906 $528,996 Assessed Value $564,002 $266,954 $261,464 Benefits Information Benefit Type 2018 2017 2016 Save Our Homes Cap Assessment Reduction $284,952 $267,532 Homestead Exemption $25,000 $25,000 Second Homestead Exemption $25,000 $25,000 Note: Not all benefits are applicable to all Taxable Values (i.e. County, School Board, City, Regional). Short Legal Description RE -PLAT OF TR C MIAMI SHORES BAY PARK ESTS PB 64-97 LOT 13 BLK 6 LOT SIZE 90.000 X 109 Generated On : 6/6/2018 Taxable Value Information 20181 2017I 2016 County Exemption Value $0 $50,000 $50,000 Taxable Value $564,002 $216,954 $211,464 School Board Exemption Value $0 $25,000 $25,000 Taxable Value $564,002 $241,954 $236,464 City Exemption Value $0 $50,000 $50,000 Taxable Value $564,002 $216,954 $211,464 Regional Exemption Value $0 $50,000 $50,000 Taxable Value I $564,002 $216,954 $211,464 Sales Information Previous Sale Price OR Book - Page Qualification Description 01/09/2018 $677,500 30833-2568 Qual by exam of deed 01/12/2015 $100 29470-0876 Corrective, tax or QCD; min consideration The Office of the Property Appraiser is continually editing and updating the tax roll. This website may not reflect the most current information on record. The Property Appraiser and Miami -Dade County assumes no liability, see full disclaimer and User Agreement at http://www.miamidade.gov/info/disdaimer.asp Version: CALCULATOR METHOD SECTION 12 PAGE 27 HIGH -VALUE RESIDENCES August 2016 CLASS TYPE EXTERIOR WALLS INTERIOR FINISH LIGHTING AND *HEAT PLUMBING COST Sq. M. Cu. Ft. Sq. Ft. 4963.34 57.64 461.11 Cmetal, VI Special site -built sash and entries, Custom ceilings and cabinetry, inlaid Extensive fixtures and custom Complet best clay, slate parquet, matched stones and woods hardware throughout H.V.A.CB Best V masonry, much fine trim and Coffered ceilings, site -built cabinetry, High -quality fixtures, structured wiring, Complete fenestration niches, many extras high amps, fine hardware H.V.A.C. 4164.66 48.36 386.91 3495.25 40.59 324.72 2935.32 34.09 272.70 IV Fine brick, cut stone, heavy roof, best Good plaster, omamental detail, marble, Good custom fixtures, more than one Complete tile, some artglass custom carpet, parquet kitchen or food prep. area H.V.A.C. ill Face brick, stone trim, slate or tile, Plaster, good detail, custom ceiling, wall Some special custom fixtures, electrical Complete some custom sash and floor finishes and plumbing, Integrated systems H.VA.C. li Brick or stone, slate or metal, heavy Plaster, some ornament, the, average Custom fixtures, electrical and structure, solarium custom carpet, hardwoods Complete plumbing, home automation H.VA.C. 2464,50 28.62 228.96 I Good brick, stone trim, skylights, Plaster or best drywall, paneling, custom Some special fixtures, more than one Complete shakes or metal on good structure vinyls, terrazzo, hardwoods bath per bedroom H.VA.C. 2069.90 24.04 192.30 ® VENEER VI Special site -built sash and entries, Custom ceilings and cabinetry, inlaid Extensive fixtures and custom Complete best clay, slate parquet, matched stones and woods hardware throughout H.V.A.C. 4999.40 58.06 464.46 V Best masonry veneer, much fine trim Coffered ceilings, site-bullt cabinetry, High -quality fixtures, structured wiring, Complete and fenestration niches, many extras high amps, fine hardware H.V.A.C. 4184.79 48.60 388.78 IV Fine masonry veneer, trims, best Good plaster, omamental detail, marble, Good custom fixtures, more than one Complete metal, tile, some artglass custom carpetMASONRY, parquet kitchen or food preparation area H.V.A.C. 3503.76 40.89 325.51 III Face brick veneer, stone trim, slate or Plaster, good detail, custom ceiling, wall Some special custom fixtures electrical Complete tile, some custom sash and floor finishes and plumbing, integrated systems H.VA.C. 2935.42 34.09 272.71 II Brick or stone veneer, slate, metal, Plaster, some ornament, tile, average Custom fixtures, electrical and te heavy structure, solarium custom carpet, hardwoods plumbing, home automation H,V,q C. 2458.69 28.55 228.42 I Double walls, good veneer, skylights, Plaster or best drywall, paneling, custom Some special fixtures, more than one Complete good shakes or metal vinyls, terrazzo, hardwoods bath per bedroom H.V.A.C. Special 2060.21 23.93 191.40 Dmetal, Fireplace, ba VI site-bullt sash and entries, Custom ceilings and cabinetry, inlaid Extensive fixtures and custom Complete best clay, slate parquet, matched stones and woods hardware throughout H.V.A.C. 4926.42 57.21 457.68 V Best sidings, EIFS, much fine trim and Coffered ceilings, site -built cabinetry, High -quality fixtures, structured wiring, Complete fenestration niches, many extras high amps, fine hardware H.VA.C. 4123.00 . 47.88 383.04 IV Fine siding, stucco, marble trim, best Good plaster, omamental detail, marble, Good custom fixtures, more than one Complete tile, some artglass custom carpet, parquet kitchen or food preparation area H.V.A.C. 3451.12 40.08 320.62 III Siding, brick or stone trim, slate or tile, Plaster, good detail, custom ceiling, wall Some special custom fixtures, electrical Complete some custom sash and floor finishes and plumbing, integrated systems H.VA.C. 2890.86 33.57 268.57 II Half timber and stone trim, slate, Plaster, some omament, Ole, average Custom fixtures, electrical and Complete metal, heavy structure, solarium custom carpet, hardwoods plumbing, home automation H.V.A.C. 2421.02 28.12 224.92 I Double walls, stone trim, skylights, Plaster or best drywall, paneling, custom Some special fixtures, more than one Complete shakes or metal on good structure vinyls, terrazzo, hardwoods bath per bedroom H.V.A.C. conies and built-in 2028,24 23.55 188.43 porches and appliances are not included. See Page 35 for garage costs. The base wall height Is 10 feet (3.05 meters), excludina (.305 meter) of deviation. For small residential elevators a d fir., aabins_ Artrl nr dead„r.f 101 r.....__, e-_. n spnnkleI systems, see notes on Page 38 and 39. See Page 26 for basement costs. *HIGH -VALUE HEATING, VENTILATING AND AIR CONDITIONING COMPLETE SQUARE METER COSTS H.V.A.C. MILD MODERATE EXTREME r high -value mechanical items are listed separatelyfrom those for other buildings In this section because of the special requirements. Costs listed to the right are averages. The moderate climate cost is included in the base cost in the tables. If a cubic foot cost Is used, use one -tenth (1/10) the difference shown, to adjust the base cubic foot cost. For cooling only, use 70% to 80% of the costs listed. For heating only, use 60% to 70%. For ground -loop heat source units, add 3.90 to 5.43 per square foot ( 41.98 to 58.45 per square meter). TYPE VI V Iv Itl II SQUARE FOOT COSTS MILD MODERATE EXTREME CUMATE CUMATE CLIMATE 131.86 177.07 238.42 12.25 16.45 22.15 115.71 158.23 215.82 10.75 14.70 20.05 102.58 142.08 195.90 9.53 13.20 18.20 91.80 128.09 179.22 8.51 11.90 16.65 81.05 114.84 182.00 7.53 10.65 15.05 71.69 103.12 148.00 6.66 9.58 13.75 MARSHALL VALUATIONSERYICE - • • The data included on this page herornes obsolete after update delivery, scheduled for August 2018. - m 2016 CoreLogic® Inc. and it licensors, all rights reserved. Any reprinting, distribution, creation of derivative works, and/or public displays is strictly prohibited 8/2016 SD CONSTRUCTION LLC 328 CRANDON BLVD, SUITE 226 KEY BISCAYNE, FL 33149 LICENSE # CGC-1522056 Phone: (305) 603-71... Fax: 305-365-9760 E-mail: domingo@sdconstruction.us QUOTE Date Quote 6/27/2018 14-3227 Bill To/ Vilma Quintana Address: 1421 NE 103rd Street Miami Shores, FL 33138 Job Description: Remodel kitchen, bath & floor Job Site Address: 1421 NE 103rd Street Description Units U/M • .•• • • •••••• • • Cost•INr Unit • •arndunt •• • • • Demolition Building: Wall between Family and Study Demo Wall Foyer 2" to N Bedroom 2 Demo Closet height Demo door Open New Door A/C Bedroom 3 demo closet Demo door master Demo kitchen Demo kitchen window Electrical Demo Plumbing Demo Removed carpet and tile Electrical Work: High hats change existing Spot lights Switches" GFI Oven Stove. Dishwasher Food disposal Refrigeratiar Hood Microwave If additional item is added or removed the price will be updated accordingly AD HH and electrical fixtures by Owner (Cover plate, trim and light) A/C Work: Hood exit Relocate a/c exit New return air 10 2 10 12 1 1 1 1 1 1 1 1 4 8 • • • •• •••• • • •950.00 • • •360.00 25a.00 : 25p.00 ••350.00 250.00 550.00 550.00 450.00 575.00 900.00 125.00 120.00 125.00 150.00 275.00 200.00 175.00 150.00 150.00 150.00 150.00 375.00 275.00 250.00 • • • •••• • • • • •6•6550.00':••• . 350.00 • • • • 250.00 • • '250.00 . • •. •,350.00 • • • • 250.00 550.00 550.00 450.00 575.00 900.00 1,250.00 240.00 1,250.00 1,800.00 275.00 200.00 175.00 150.00 150.00 150.00 150.00 375.00 1,100.00 2,000.00 Tota I Signature THANK YOU FOR YOUR BUSINESS! Page 1 SI SD CONSTRUCTION LLC 328 CRANDON BLVD, SUITE 226 KEY BISCAYNE, FL 33149 LICENSE # CGC-1522056 Phone: (305) 603-71... Fax: 305-365-9760 E-mail: domingo@sdconstruction.us QUOTE Date Quote 6/27/2018 14-3227 Bill To/ Vilma Quintana Address: 1421 NE 103rd Street Miami Shores, FL 33138 Job Description: Remodel kitchen, bath & floor Job Site Address: 1421 NE 103rd Street Description Units U/M Cost e•r Unit . '7mdunt A/C unit 5 ton 1 '8•300.00 43,500.00 . • • • Plumbing: ••.. •... 11 ' New refrigerator water supply 1 .. •n5.00 • • )95.00' �•• • New drainage . 1 ...650.00 650.06. New hot water line 1 : '5b.00 • . 350.00. New water line 1 : 25,0.00 • •250.00 Connection to dishwasher 1 •• 23t.00 ." ' 235.00. • Connection to food disposal 1 245.00 "' 245.00 Bath 2: Toilet same location new water supply 1 375.00 375.00 Toilet 1 375.00 375.00 Shower pan 1 400.00 400.00 Shower 1 250.00 250.00 Vanity 1 350.00 350.00 / Bath 1: Toilet same relocation new water supply 1 650.00 650.00 Toilet 1 375.00 375.00 Shower pan 1 400.00 400.00 Shower 1 250.00 250.00 Vanity 1 350.00 350.00 Bath Master: New shower pan 1 550.00 550.00 New trim shower 1 550.00 550.00 Toilet same relocation new water supply 1 375.00 375.00 Toilet 1 375.00 375.00 New hot and cold water sink 1 550.00 550.00 Vanity 1 350.00 350.00 Laundry / Garage: Drainage 1 650.00 650.00 (', ( -,_..��' Total Signature .'• THANK YOU FOR YOUR BUSINESS! Page 2 SD CONSTRUCTION LLC 328 CRANDON BLVD, SUITE 226 KEY BISCAYNE, FL 33149 LICENSE # CGC-1522056 Phone: (305) 603-71... Fax: 305-365-9760 E-mail: domingo@sdconstruction.us QUOTE Date Quote 6/27/2018 14-3227 Bill To/ Vilma Quintana Address: 1421 NE 103rd Street Miami Shores, FL 33138 Job Description: Remodel kitchen, bath & floor Job Site Address: 1421 NE 103rd Street • • • • • • • Description Units U/M Cost (?k l2nit ",4m6unt Hot water and cold water All fixtures by Owner (Faucet, sink, and food disposal)• 1 "'390.00 ...• • 350.0Q '•...• % •.•. •.•• • Building Work: it • • • •. • • • Fixed wall and framing as per blue print 1 . a34600.00 .3,500.00 Finish drywall and wall 1 •2,g0b.00 • 2,500.00• Materials 1 : 1,050.00 • 1,650.00 Close window 1 .'475.00 . • •. •.475.00 Open window 1 950.00 " ' 950.00 Rebar, block, cement, plywood and other 1,579.00 1,579.00 Cut floor to pipe electrical outlet 1 375.00 375.00 Stucco work 1 950.00 950.00 Skin cut to smooth wall and ceiling 1 3,500.00 3,500.00 7 Floor installation: Tile ceramic 24x24 installation labor 2,270 3.50 7,945.00 Material installation 2,270 1.15 2,610.50 Bath wall 3 bath 3 900.00 2,700.00 Countertop cuarso white slab 3 900.00 2,700.00 Labor cut and installation 65 39.00 2,535.00 Tile 2,270 2.25 5,107.50 ./ Carpentry: Kitchen cabinet allowance 8,000.00 8,000.00 Vanity allowance 3 650.00 1,950.00 Baseboard and casing allowance 850 2.75 2,337.50 New loove door a/c hallway allowance 1 275.00 275.00 Paint Work: Paint wall and ceiling interior 1 2,500.00 2,500.00 Paint materials 1 650.00 650.00 New window 21, 000.00 21, 000.00 INew roof _ 32,000.00 32,000.00 �: /' Total . \ )-f= . < u •' • • • • • 000 0000 • • • •••. • .•.. • THANK YOU FOR YOUR BUSINESS! Page 3 SD CONSTRUCTION LLC 328 CRANDON BLVD, SUITE 226 KEY BISCAYNE, FL 33149 LICENSE # CGC-1522056 Phone: (305) 603-71... Fax: 305-365-9760 E-mail: domingo@sdconstruction.us Job Description: Remodel kitchen, bath & floor Job Site Address: 1421 NE 103rd Street Description QUOTE Date I Quote 6/27/2018 14-3227 Bill To/ Vilma Quintana Address: 1421 NE 103rd Street Miami Shores, FL 33138 Units U/M Cost Pet Unit Subtotal General Condition ""ALL permit and inspection fees, association and processing fees along with insurance endorsements ($175.00 per endorsement to be added), surveys, blueprints, soil tests and/ or any other fee is not included herein and is to be paid by owner.'•"' Any other work not outlined in this proposal is not included herein and will be added. By signing this document, the customer agrees to the services and conditions outlined in this document. All credit card payments are subject to a 4% convenience fee. All our proposals are based on the A1A family of documents for construction. . Warranty: All our jobs are warranty by the following terms. Construction jobs are warranty by a one year term. Service calls are warranty for 30 days. Parts and accessories are subject to manufacturer terms and conditions. Construction Lien Law: According to Florida's Construction Lien Law (SEC 713-001-713.37 Florida Statutes). Those who work on your property or provide materials and are not paid in full have a right to enforce their claim for payment against your property. This claim is known as a construction Lien. If your contractor or a sub -contractor fails to pay contractors, sub -contractors, or material suppliers or neglects to make other legally required payments, the people who are owed money may look to your property for payment. If you fail to pay your contractor, your contractor may also have a lien on your property. This means if a lien is filed your property could be sold against your will to pay for labor, materials, or other services that your contractor or a subcontractor may have failed to pay. Florida's Construction Lien Law is complex and it is recommended that whenever a specific problem arises, you consult an attorney. • • • w • • • • • • • •• • 08,0 Amptpt • ••.• 141,&79.50 .•4.242.39 14,11(77.95 • • • .• . • • • •• • Total $159,419.84 I\1WNK10U N 013R BUSW Ess! • • • • • • • • 4. •4 • • • • t z/4i . /141-- r/i^J - S—.. L a`2 pp../ wer' As ?ri , / ee" ✓2 L (,L ...✓ S'yd�c.,.�., ..�. n MO - 3-/�'- 7/ Q /.✓�'�r,:o.G p�r-• c� ,F, — .� " 'et 3— /r-- 2 22- ` ioo-co T 2-3 1 .2--T2. - i-0 f- 1 l 1 F 1 r\ le Uniform Residential Appraisal Report Ln# 9732904033 Ln# 9732904033 File # 20171211-1577-1 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 1421 ne 103rd St City Miami Shores State FL Zp Code 33138-2625 .„.,,,. i Borrower Vilma Quintana Owner of Public Record Albert R. & Janet Lee Toussaint County Miami -Dade Legal Description Re -Plat of TR C Miami Shores Baypark Ests; PB 64-97; L-13; Blk-6; Lot Size 90 X 109. Assessor's Parcel # 11-3205-031-0150 Tax Year 2017 R.E. Taxes $ 6056 S Neighborhood Name Miami Shores Map Reference 53-42-05 Census Tract 12.06 BOccupant ©Owner ['Tenant['Vacant Special Assessments$ 0 ❑ PUD HOA$ 0 0 per year 0 per month j Property Rights Appraised © Fee Simple ❑Leasehold ❑Other (describe) E' Assignment Type gPurchase Transaction ['Refinance Transaction ['Other (describe) O Lender/Client Caliber Home Loans Address 1525 South Beltline Rd Coppell TX 75019 T 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 0 No Report data source(s) used, offering price(s), and date(s). DOM 11:Miami-Dade MLS# A10379243; Subject listed on 12/01/2017 for $725,900. See attached listing history. '4 1 ® did 0 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. O Arms length sale;No personal property was Included in the purchase agreement. 0 . TContract Price $ 677500 Date of Contract 12/15/2017 Is the property seller the owner of public record? �,jC Yes 0 No Data Source(s) MDCPA R Is there any financial assistance (loan charges, sale concessions, gift or downpayment assistance, etc.) to be paid by any party on behalf of the borrower? 0 Yes ❑X No A If Yes, report the total dollar amount and describe the items to be paid. C $0;;No seller contributions or any financial assistance were attached to the purchase agreement or disclosed to the appraiser at the time of the appraisal. See attached "Conditions T, of Appraisal" addendum. Note: Race and the racial composition of the neighborhood are not appraisal factors. Nelphborhood Characteristics r . - One•UnitHousing Trends' ' " .= r, • - •..One -Unit Housing . Presei t Land Use j4 ;,4 Ni Location 0 Urban ®Bubo ban 0 Rural Property Values ❑ Increasing g Stable ['Declining PRICE AGE One -Unit 90 % -E Built -Up © Over 75% 0 25-75% 0 Under 25% Demand/Supply 0 Shortage ❑X In Balance 0 Over Supply $(000) (yrs. 2-4 Unit % I Growth 0 Rapid ® Stable 0 Slow Marketing Time 0 Under 3 mths ❑X 3-6 mths ❑Over 6 mths 285 Low 5 Multi-, amily /s G Neighborhood Boundaries •4000 High 9C Cr.a,.arcial 10 % B Subject is located north of ne 96 St, south of Biscayne Canal; east of Biscayne Blvd and west of Biscayne Bay. 710 Pred. 5: Ct N. RNeighborhood Description H Miami Shores is a well established, sought after neighborhood comprised mostly of single family homes with commercial properties located along thi major arte. es. Adequ..te access to areas of employment, parks, schools, shopping and entertainment facilities. Good linkage to major arteries of transportation. Updating and resa,lir.g JIder homes 1.an O" evident trend in the area. 0, D Market Conditions (including support for the above conclusions) Market conditions have had some fluctuations but an overall stable trend in pricing noted over the last twelve months. REO and Short sale activity noted but has subsided in recent " months with no REO or Short sale listings noted in MLS records. :. Dimensions 90 X 109 (Realist) Area 9810 sf Shape Rectangular View N:Res; Specific Zoning Classification 1100 Zoning Description Single -Family - 2301-2500 SF Zoning Compliance OLegal 0 Legal Nonconforming (Grandfathered Use) 0 No Zoning 0 Illegal (describe) a Is the highest and best use of subject property as improved (or as proposed per plans and specifications) the present use? ® Yes 0 No If No, describe, s4 Utilities Public Other (describe) Public Other (describe) Off -site Improvements -Type Public Private I Electricity ® 0 FPL Water © ❑ Municipal Street Asphalt ® 0 Ti Gas © 0 None Sanitary Sewer 0 g Septic Tank Alley None 0 0 E FEMA Special Flood Hazard Area ® Yes 0 No FEMA Flood Zone "AE" FEMA Map # 12086C 0306L FEMA Map Date 09/11/2009 Are the utilities and off -site improvements typical for the market area? ® Yes 0 No If No, describe. Are there any adverse site conditions or external factors (easements, encroachments, environmental conditions, land uses, etc.)? 0 Yes ® No If Yes, describe. No apparent adverse easements, encroachments or environmental conditions were noted during the field inspection. This is not to be considered a certification of such. Subject has a septic tank system which Is typical for the area and does not have an adverse effect on marketability. 1, '4,14. General Description - - - ' 'Foundaation; _ _ Exterior Description inaQialslconditlon Interior materials/condition; Units ® One 0 One with Accessory Unit © Concrete Slab 0 Crawl Space Foundation Walls Rein.. Concrete/Avg. Floors Tile/Cpt./Avg. # of Stories 1 0 Full Basement 0 Partial Basement Exterior Walls CBS/Avg. Walls Drywall/Avg. Type © Det 0 At 0 S-DeL/End Unit Basement Area 0 sq. ft. Roof Surface C. Tile/Avg. Trim/Finish Wood /Avg. ❑K Existing 0 Proposed 0 Under Const Basement Finish 0 % Gutters & Downspouts None Bath Floor Tile /Avg. Design (Style) Ranch 0 Outside Entry/Exit 0 Sump Pump Window Type Awnings/Avg. Bath Wainscot Tile /Avg. Year Built 1967 Evidence of ❑Infestation Storm Sash/Insulated Typical/Avg. Car Storage ['None I Effective Age(Yrs) 20 ❑ Dampness 0 Settlement Screens Aluminium./Avg. g Driveway #of Cars. 2 Attic 0 None Heating 0 FWA 0 HWBB 0 Radiant Amenities 0 WoodStove(s) # 0 Driveway Surface Asphalt a❑ Drop Stair 0 Stairs 0 Other I Fuel R/C ® Fireplaces) # 1 © Fence C. Link © Garage # of Cars 2 Cr 0 Floor g Scuttle Cooling g Central Air Conditioning lj Patio/Deck Cvd. © Porch Covered 0 Carport # of Cars 0 E❑ Finished - 0 Heated 0 Individual I 0 Other © Pool Open 0 Other None 0Att. 0 Det 0 Buih-in M' Appliances 0 Refrigerator ❑ Range/Oven 0 Dishwasher 0 Disposal 0 Microwave 0 Washer/Dryer 0 Other (describe) Et Finished area above grade contains: 7 Rooms 3 Bedrooms 3.0 Bath(s) 2048 Square Feet of Gross Living Area Above Grade Additional features (special energy efficient items, etc.) T s Sod & landscaping, chain link fence, tile and carpet flooring, formica bathroom cabinetry and countertops, wood kitchen cabinetry and formica countertops. See attached addendum. Describe the condition of the property (including needed repairs, deterioration, renovations, remodeling, etc.). f C4;No updates in the prior 15 years;No functional or external inadequacies were noted during the field inspection. Subject has been adequately maintained and appeared to be in average condition at the time of inspection. Note: Utilities were connected. Electrical and plumbing systems tested appeared to be in good working order. A head and shoulders inspection of the attic was performed and no apparent adverse factors were noted in the visible area. Are there any physical deficiencies or adverse conditions that affect the livability, soundness, or structural integrity of the property? 0 Yes ® No If Yes, describe No apparent adverse conditions noted. Assumes no hidden defects. The appraiser is not a licensed home inspector or structural engineer and makes no warranties as to the structural integrity of the Improvements. Note: No apparent damage noted due to impact of Hurricane Irma. Does the property generally conform to the neighborhood (functional utility, style, condition, use, construction, etc.)? © Yes 0 No If No, describe The subject property is similar to comparable and competitive properties in the area. Assumes conformity to South Florida's Building Code. "Land to value ratio is typical for the area and does not adversely affect marketability of the subject property. Freddie Mac Form 70 March 2005 UAD Version 9/2011 Page l of Al Ready Fannie Mae Form 1004 March 2005 Uniform Residential Appraisal Report Ln# 9732904033 Ln# 9732904033 File # 20171211-1577-1 There are 22 comparable properties currently offered for sale in the subject neighborhood ranging in price from $ 524000 to $ 1750000 j, There are 15 comparable sales in the subject neighborhood within the past twelve months ranging in sale price from $ 480000 t0 $ 950000 FEATURE SUBJECT COMPARABLE SALE # 1 COMPARABLE SALE # 2 COMPARABLE SALE # 3 Address 1421 ne 103rd St Miami Shores, FL 33138-2625 1532 ne 104th St Miami Shores, FL 33138-2666 1430 ne 102nd St Miami Shores, FL 33138-2622 1076 ne 98th St Miami Shores, FL 33138-2506 Proximity to Subject Sale Price $ 677500 0.05 miles NE 695000 0.14 miles SW 675000 0.63 miles SW y• $ 775000 Sale Price/Gross Liv. Area Data Source(s) $ 330.81 sq.ft $ 314.48 sq.ft DADE MLS #A10204921;DOM 165 $ 328.63 sq.ft DADE MLS #R10335927 DOM 18 $ 337.25 sq.ft r DADE MLS #A10218320 DOM Unk Verification Source(s) •.1 VALUE ADJUSTMENTS Sale or Financing Concessions DESCRIPTION Real ist/MDCPA/Ext. Inspection DESCRIPTION ArmLth +(-) $ Adjustment Realist/MDCPA/Ext .Inspection DESCRIPTION AmnLth +(-) $ Adjustinent Real ist/M DC PA/Ext. Inspection DESCRIPTION ArmLth + (-) $ Adjustinent Cash;0 Conv;0 Cash;0 Date of Salerme Location N;Res; s03/17;c01/17 N;Res; s07/17;c06/17 N;Res; 0 s02/17;c02/17 N;Res; Leasehold/Fee Simple Site Fee Simple 9810 sf Fee Simple 8850 sf 1900 Fee Simple 11020 sf -2400 Fee Simple 8475 sf 2700 1 View ADesign (Style) L Quality of Construction E Actual Age S Condition di Above Grade 0 Room Count M Gross Living Area ( LI A' N Freddie Mac Form 70 March 2005 N;Res; DT1;Ranch Q4 50 C4 Total Bdrms. 7 3 2048 Baths N;Res; DT1;Ranch Q4 47 C3 Total Bdrms. 3.0 7 3 sq.ft 2210 Baths 3.0 sq.ft 0 -34750 N;Res; DT1;Ranch 04 61 C4 Total Bdrms. Baths 6 3 2.1 -6480 2054 sq.ft 0 4000 N;Res; DT1;Ranch Q4 68 C2 Total I bdrms. 6 0 2298 Baths 2.1 sq.ft 0 -77500 4000 -10100 Basement 8 Finished Rooms Below Grade Osf Osf Osf Osf Functional Utility Good Good Good Good Heating/Cooling Central A/C Central NC Central NC Central ArC Energy Efficient Items None None None None Garage/Carport 2ga2dw 2ga2dw 2ga2dw 2ga2dw Porch/Patio/Deck Porch/Patio Porch/Patio Porch/Patio Porch/Yatio Pool & Deck None 20000 None 20000 Pool & Deck Net Adjustment (Total) ❑ + ® - $ 19330 ® + 0 - $ 21600 ❑ + ® - $ 7380" Adjusted Sale Price of Comparables - Net Adj. -2.8 % Gross Adj. 9.1 % $ 675670 Net Adj. 3.2 % Gross Adj. 3.9 % $ 696600 Net Adj. -10.4 % Gross Adj. 12.2 % $ 694200 I ® did ❑ did not resea ch the sale or transfer history of the subject property and comparable sales. If not explain Appraiser reviewed sales histories of the subject property, as well as the comparable sales utilized in the appraisal report. My research ® did 0 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) Realist/MDCPA My research 0 did ® did not reveal any prior sales or transfers of the comparable sales for the year prior to the date of sale of the comparable sale. Data source(s) Realist/MDCPA 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 01/12/2015 Price of Prior Sale/Transfer 0 Data Source(s) Realist/MDCPA Reahst/MDCPA Realist/MDCPA Realist/MDCPA Effective Date of Data Source(s) 12/15/2017 12/15/2017 12/15/2017 12/15/2017 Analysis of prior sale or transfer history of the subject property and comparable sales The subject property had one prior transfer and no prior sales within the last thirty six months. Comparable sales had no prior sales or transfers within twelve months of the most recent sale. Summary of Sales Comparison Approach See Attached Addendum. Indicated Value by Sales Comparison Approach $ 680000 Indicated Value by: Sales Comparison Approach $ 680000 Cost Approach (if developed) $ 669200 Income Approach $f developed) $ 0 All comparable sales were considered In arriving at a final opinion of value with the subject falling in the middle range of overall adjusted sale prices. Most weight given to the sales comparison approach to value since it best reflects the reactions of the typical buyer for the subject property. This appraisal is to be used in a mortgage transaction. This appraisal is made ® "as is, 0 subject to completion per plans and specifications on the basis of a hypothetical condition that the improvements have been completed, 0 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 following required inspection based on the extraordinary assumption that the condition or deficiency does not require alteration or repair: Only real property was appraised. No personal property was included in the final opinion of value. 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 $ 680000 as of 12/15/2017 , which Is the date of Inspection and the effective date of this apprasal. UAD Version 9/2011 Page 2of6 Al Ready Fannie Mae Form 1004 March 2005 i ; .74 474- Uniform Residential Appraisal Report Ln# 9732904033 Ln# 9732904033 File# 20171211-1577-1 ' CLARIFICATION OF INTENDED USE AND INTENDED USER: ;r THE INTENDED USER OF THIS APPRAISAL REPORT IS THE LENDER/CLIENT. THE INTENDED USE OF THE APPRAISAL REPORT IS SOLELY TO EVALUATE THE PROPERTY THAT IS THE SUBJECT OF THIS APPRAISAL FOR A SINGLE MORTGAGE FINANCE TRANSACTION, AS REQUESTED IN THE LETTER OF ENGAGEMENT, r SUBJECT TO THE STATED SCOPE OF WORK, PURPOSE OF THE APPRAISAL, REPORTING REQUIREMENTS OF THIS APPRAISAL FORM AND DEFINITION OF MARKET VALUE. THE APPRAISER DOES NOT GUARANTEE THAT THE PROPERTY IS FREE FROM DEFECTS AND NONE OF THE STATEMENTS CONTAINED HEREIN ARE TO BE MISCONSTRUED AS MAKING ANY WARRANTIES, EXPRESS OR IMPLIED REGARDING THE MECHANICAL SYSTEMS, STRUCTURAL INTEGRITY OR CODE COMPLIANCE ", OF THE IMPROVEMENTS. A NO ADDITIONAL INTENDED USES OR INTENDED USERS ARE INDENTIFIED BY THE APPRAISER. THIS APPRAISAL IS NOT TO BE USED FOR ANY OTHER PURPOSE U OTHER THAN AS STATED BY THE CLIENT IN THE LETTER OF ENGAGEMENT FOR THE PRESENT ASSIGNMENT. THIS APPRAISAL CONFORMS TO THE REQUIREMENTS SET FORTH UNDER RULE 2-2a OF THE UNIFORM STANDARDS OF PROFESSIONAL APPRAISAL PRACTICE FOR U AN APPRAISAL REPORT. I T it 0 N A. L C 0• M M E N T S . COST APPROACH TO VALUE (not required by Fannie Mae) - t "'170 tS Provide adequate information for the lender/client to replicate the below cost figures and calculations. Support for the opinion of site value (summary of comparable land sales or other methods for estimating site value) ._ Site value derived through abstraction. Cost approach has low degree of reliability, has not been considered in the final reconciliation and has only been included due to a Lender and Appraisal Management Company requirement. This appraisal, in whole or in part, is not intended for and is not to be utilized for insurance purposes or the determination of C insurable value. 0 TESTIMATED 0 REPRODUCTION OR El REPLACEMENT COST NEW OPINION OF SITE VALUE _$ 390000 Source of cost data MarshallRSwiftCostHandbook/Building-cost.net tDwelling_2048--- Sq. Ft@$.143—._, _$ .292864. A Quality rating from cost service Average Effective date of cost data 12/2017 f Porch/Patio _ Sq. Ft @ $I =$ 18000 p'j Comments on Cost Approach (gross living area calculations, depreciation, etc.) Appliances =$ 8500 R Estimated remaining economic life: 40 years. Physical depreciation derived through Age/ IGarage/Caryort 556' _ Sq. Ft @ $ 711 _$—39476t Life Method: 20/60=33% Physical depreciation. Total Estimate of Cost -New =$ 358840 Ai C H Less Physical Functional External Depreciation 119613 =$ ( 119613 ) r•Depreciatid Cost of Improvements 4r— 2392271 "As -is" Value of Site Improvements =$ 40000 s Estimated Remaining Economic Life (HUD and VA only) 40 Years Indicated Value by Cost Approach =$ 669200 ,INCOME APPROACH TO VALUE (not required by Fannie Mae)' I N Estimated Monthly Market Rent $ X Gross Rent Multiplier = $ 0 Indicated Value by Income Approach O Summary of Income Approach (including support for market rent and GRM) M The Income Approach was not utilized due to insufficient verifiable rental data which makes a reliable GRM difficult to establish. E • t . ' ">" M, x . PROJECFINFORMATION FOR PUDs Of applIcable) ' - Is the developer/builder in control of the Homeowners' Association (HOA)? 0 Yes 0 No Unit type(s) 0 Detached 0 Attached I Provide the following information for PUDs ONLY tithe developer/builder is in control of the HOA and the subject property is an attached dwelling unit P Legal Name of Project DTotal number of phases Total number of units Total number of units sold .1 Total number of units rented Total number of units for sale Data source(s) NWas the project created by the conversion of existing building(s) into a PUD? ❑Yes 0 No If Yes, date of conversion F Does the project contain any multi -dwelling units? 0 Yes 0 No Data source(s) 0 Are the units, common elements, and recreation facilities complete? 0 Yes 0 No If No, describe the status of completion. Ri M' A I Are the common elements leased to or by the Homeowners' Association? 0 Yes 0 No If Yes, describe the rental terms and options. N Describe common elements and recreational facilities F eddie Mac Form 70 March 2005 UAD Version 9/2011 Page 3 of6 Al Ready Fannie Mae Form 1004 March 2005