*-2)"l "E eN/A V-eN/A -eN/A -fN/A -hN/A 2jN/A 02mN/A Z2LONE STAR APPRAISAL SU10276 BUFFALO WAY UFORNEY, TEXAS 75126 UKY##Z##Z##Z,,[0,0,\Z,Z,],,`,,d,,d--d,-,-eV-V-e--e--f--h22j0202mZ2Z2UUUUUU75TRADITIONAL 4RESIDENTIAL 2SUBURBAN ;NONE =2-CAR 6A3/SIMILAR /FHA 30 6.87% /SP=0 135,123 1C-11/9811/24/98 <DOM  -MLSD# /OTHER  than three years ago and the comparables more than a year ago. A search of the MLS property archive data base did not reveal a listing during the past 36 months. Multiple Listing Service is primary data source with file number referenced.lysis, it is this appraisers opinion that the Estimated Market Value of the subject property as of -, is $,..SuburbanNone2 GarageA3/Similarthe subject occurred more than tC-11/9811/24/98DomOtherAverageGoodC-N/Axsj 7AVERAGE  7GOOD  1C- YN/A EREFI GFINAL  CNONE PRIOR CNONE PRIOR CNONE PRIOR  CNONE PRIOR  GADJUSTED@$SF GSITE-MKT  5 /CONV30YR 2/FHA 30 6.87% /FHA30YR VU/OTHER /SP=0 135,123 ,1C- Z 1C-11/9811/24/98 V2RURAL L2SUBURBAN Z3SIMILAR/RESDNTL. M3TYPICAL/RESDNTL. T3X/RESDNTL. B % N/A #"N/A Z"(SEPTIC 0L-MLSD# 4RESIDENTIAL 0.=1 GARAGE 2 CNONE PRIOR  GBATHS Z1GFINAL GPOOL ZN/A #dN/A ,-"Based on the above considerations and anaNone PriorNone Priorerences was indicated from the market data.MapscoLot BlockNot AssignedOneTwoC.ShingleNew/NewTexasDallasN/AN/AConcreteConcreteWBFPN/ANo survey was provided. No site dimensions on TaxResdntl/AvgEMVNoneSepticAsphaltNoneRuralThis Appraisal Report is made "As Is".DentonCollinonstruction. All sales closed within six months.NoneNonezslE?:2+&"|OD9 ANone PriorNone PriorThe comparables analyzed above represent homes of similar quality construction and location. Adjustments applied to dissimilarities in square footage of living area at ($25.00SF), bedrooms, and bathrooms. A discussion of the adjustments applied to each of the comparable sales is included in the Additional Comments Addendum.Site differences were adjusted at a market extracted value. This derived from recent land sales and land to improvements ratios.j" M=2-CAR =NONE M>FIREPLACE Z>NONE M>WBFP VI?APPLIANCES B?RO,VH,DS.DW,MW B aGBRK-WOOD ZGAGE  GBATHS GAUTO GPOOL ZGOTHER GBRKT-AGE-SF ,GEQUAL CONSIDERATION VGRANGED ,GBASED ON SALES VGVALUE IS $ GNONE WEIGHTED ,# aConstruction quality difference of wood versus brick veneer is adjusted at the market rate of $1.50 per square foot. This is approximately 50% of the cost new difference from Marshall & Swift Cost Guide.usted at .5% of the sales price, minus site value, times the age difference.Bath differences adjusted at the market value of $1000 per half bath and $1,500 per full bath.ge differences adjusted at the market extracted rate of $1,000 per covered space and $2,500 per enclosed space.& ?Other feature differences adjusted at recognized market values.The pool value adjustment of $10,000 is derived from paired sales analysis and from data of neighborhoods similar to the subject's where pools are of occasional occurrence.he sales comparables analyzed are recent closings from the subject's immedate neighborhood. The sales utilized bracket the subject by age and square footage with improvements of similar quality of construction and functional utility.L  CNONE PRIOR , CNONE PRIOR V CNONE PRIOR ENO PRIOR 2EREFI GADJUSTED@$SF GAGE 0GAUTO GBASED ON SALES m TAll the sales were given equal consideration in the overall value estimate. However sales # and # were given the most weight in the final valuation process. The adjusted value estimates ranged from $, to $,. Their mean and median values are $, and $, respectively.The final value estimate is based on the Sales Comparison Approach.d on the above considerations and analysis, it is this appraisers opinion that the Estimated Market Value of the subject property as of -, is $,.a  BaseAll the sales were given equal consideration in the overall value estimate. The adjusted sales values and percentage adjustments fell within a relatively narrow range with no predominance of weight indicated for any single sale.N/AN/AN/AN/AN/AN/AN/A subject and representative of the market than some later available requiring larger adjustment percentages. The subject's market has experienced some appreciation, however, no time adjustment is yet required.  N/A N/A N/A  N/A N/A N/A  N/A GOVER 6 MONTHS 3YN/A YN/A ZN/A ZN/A u0B0BHH%ZZ-/22/,,//VUVU/1Z Z 1VV2ZZ2LL3BB3MM3TT4005y'ZBZB#BB60C  YV#V#o within the allowable one year. These sales were considered to be more similar to theN/AN/AN/AN/AN/AN/AN/AN/AN/AN/AN/AN/AN/AN/AN/AN/AN/AN/AN/A The subject trailer tongues anhree years ago and the comparables occurred more than one year. The subject's current and prior sales prices are consistent with the above sales analysis. Multiple Listing Service is primary data source with file number referenced. MLS#1 Garage|xtplhd GFLOOD ZZGGRM INDICATED 0ZGMFG ZGNONE WEIGHTED GOTHER GOVER 6 MONTHS ,#GPERCENTAGE TǀZN/A [N/A \N/A ]N/A `N/A  dN/A  dN/A  dN/A  eN/A  eN/A eN/A fN/A GRANGED VGSITE-MKT GVALUE IS $ OAS IS LYN/A YN/A V#YN/A #ZN/A # C, , CV V C E22E G G0T0TGGG00G [OLLY ohN/A jN/A mN/A /CONV30YR =1 GARAGE ENO PRIOR  GDISTANCES ,#TSINGLE FAMILY RESIDENIRREGULAR RECTANGULAR SUBJECT NEIGHBORHOOD DETACHED ZN/A ,[N/A 0,\N/A Z,]N/A ,`N/A ,dN/A ,dN/A -s CONCRETE ,INONE LONE CTWO CDETACHED 3BRICK BWOOD 0BC.SHINGLE H%NONE PRIOR Ze Distances are typical of the subject's Market area. No adjustment for locational diffLimited qualified sales comparables available for comparison. Some of the sales utilized were above the preferred Fannie Mae guideline of six months closed, but Single Family ResidentialIrregularRectangularSubject neighborhood is located south of , west of , north of , and east of , in the sector of county.DetachedBrickWoodThe subject is located ;/% e ox/Resdntl.Trad/AvgAppliancesRo,Vh,Ds.Dw,MwSimilar/Resdntl.Conv30yrFHA 30 6.87%SP=0 $,Typical/Resdntl.The sale utilized are from the subject's sub-market area. The comparables bracket the subject by square footage and age along with being similar in design, features, functional utility, condition and quality of cPrior sales of Forth Worth Age differences adjEst +/- 6500 Square Feetd axles have been removed from the premises. tsgTziaTK:+  /Because of the more limited sales comparables available, coupled with the increased variables inherent in rural properties, the adjustment percentages are above the recommended Fannie Mae guidelines. This situation is unavoidable. No more similar sales, listings, or pendings were available for use that yielded lower adjustment percentages. Tarranttion. However, no locational adjustment was indicated from the market data. Sales utilized further surrounded the subject directionally.nf k  Distances are similarly just above recommended Fannie Mae guidelines because of less density of single family construc Auto storaLone Star Appraisal Services10276 Buffalo WayForney, Texas 75126FireplaceFHA30yr2002Dallas The GRM Method or Income Approach indicated an Estimated Market Value of $.The subject's partial location within a flood zone has been given consideration in the final value conclusion. in compliance with the HUD Handbook 4145.1.F  The subject is set on a permanent foundation of concrete blocks and anchored in compliance with the requirements of HUD Handbook 4145.1 for existing manufactured homes. The proposed/existing manufactured home is skirted with ????Prior sales of the subject occurred more None PriorUpdated NOTE: The square footage, bedroom and bath count was taken from the tax assessment and the local MLS and was not verified through measurement or walk through of the subject.80% !cBRICK WOOD  LOCATED  3X/RESDNTL. ?APPLIANCES ?RO,VH,DS.DW,MW  MAPSCO LOT BLOCK NOT ASSIGNED 1998 ONE TWO  " N/A I MAPSCO CN/A " N/A "LOCATED ZBSUBJECT NEIGHBORHOOD 3N/A 0"N/A "##0"0"""Z"Z"""IITTV3V333,3,3IIZLZLLL0L0L,I,ILLCCCC33$C.SHINGLE  6NEW/NEW  TEXAS  DALLAS  N/A  N/A CONCRETE CONCRETE >WBFP  N/A NO SURVEY WAS PROVIDE EMV %)DALLAS TFORTH WORTH ZTGARLAND VMTEXAS ZHLOT BLOCK ,CCOLLIN ,MDALLAS HDENTON MTARRANT UNOT ASSIGNED VC1998 CN/A H N/A H EMV I&NONE SEPTIC ASPHALT NONE 2RURAL OAS IS DENTON COLLIN GARLAND  ZT=NONE  >NONE !3SIMILAR/RESDNTL. 'UTTVMZTZHZH,C,CHHMM,M,MUUVCVCCCHH HH II ## II CC"" ""33(! N/A "NO SURVEY WAS PROVIDEIEST +/- 6500 SQUARE FTIRREGULAR V3RECTANGULAR 3SINGLE FAMILY RESIDEN,3ASPHALT ZLCONCRETE INONE L){+ *[3TYPICAL/RESDNTL. GBRAGGING  FORTH WORTH  VMDALLAS EST +/- 6500 SQUARE FGPERCENTAGE 3,UTARRANT GDISTANCES+ T0Z/FHA30YR LONE STAR APPRAISAL S10276 BUFFALO WAY FORNEY, TEXAS 75126 +{, ,{/ ->FIREPLACE GGRM INDICATED  ,UZZGFLOOD  0ZZGMFG ZZ[%NONE PRIOR  7UPDATED  GEXT DR-BY STATEMENT Z.y5TRADITIONAL 6A3/SIMILAR 6NEW/NEW 0H7AVERAGE  7GOOD 0 7UPDATED Z;NONE <DOM /{ 0{60H0H7  70 0 7ZZ;<==22=MM>ZZ>VIVI>MM?BB?BB1GBRAGGING 0TGBRK-WOOD GBRKT-AGE-SF GDISTANCES 3GDISTANCES+ ,UGEQUAL CONSIDERATION ,GEXT DR-BY STATEMENT [