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Transcript of APPRAISAL OF REAL PROPERTY - Mill Road...
LOCATED AT
FOR
OPINION OF VALUE
AS OF
BY
APPRAISAL OF REAL PROPERTY
1142 Mill RdGreenleaf, WI 54126
Prt of NW1/4 NW Frac 1/4 & Prt of SW 1/4 NW Frac 1/4 Sec 18 T21N R20E Desc in 1666521 Ex Rd
Andrew S. & Karen L Hoffmann
410,000.00
05/09/2012
James E Van VonderenCity Wide Appraisal
P.O. Box 432De Pere, WI 54115
(920) [email protected]
Form GA1V — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
APPRAISAL OF REAL PROPERTY
1142 Mill RdGreenleaf, WI 54126
Prt of NW1/4 NW Frac 1/4 & Prt of SW 1/4 NW Frac 1/4 Sec 18 T21N R20E Desc in 1666521 Ex Rd
Andrew S. & Karen L Hoffmann
410,000.00
05/09/2012
James E Van VonderenCity Wide Appraisal
P.O. Box 432De Pere, WI 54115
(920) [email protected]
Form GA1V — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
LOCATED AT
FOR
OPINION OF VALUE
AS OF
BY
Page #1Main File No. MILL1142
18
File No.Property AddressCity County State Zip Code
TABLE OF CONTENTS
MILL1142Andrew S. & Karen L Hoffmann1142 Mill RdGreenleaf Brown WI 54126Andrew S. & Karen L Hoffmann
Cover Page ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................Letter of Transmittal ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................USPAP Identification ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................GP Land ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................Additional Listings 1-3 ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................Subject Photos ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................Photograph Addendum ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................Comparable Photos 1-3 ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................Listings Photos 1-3 ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................Plat map ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................Aerial Plat Map ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................Appraiser Certification ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................
1234678910111213
Form TOCNP — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
Borrower/Client
Lender
MILL1142Andrew S. & Karen L Hoffmann1142 Mill RdGreenleaf Brown WI 54126Andrew S. & Karen L Hoffmann
Cover Page ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................Letter of Transmittal ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................USPAP Identification ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................GP Land ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................Additional Listings 1-3 ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................Subject Photos ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................Photograph Addendum ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................Comparable Photos 1-3 ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................Listings Photos 1-3 ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................Plat map ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................Aerial Plat Map ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................Appraiser Certification ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................
1234678910111213
Form TOCNP — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
Borrower/Client
Lender
File No.Property AddressCity County State Zip Code
TABLE OF CONTENTS
19
City Wide AppraisalP.O. Box 432De Pere, WI 54115(920) 606-2841
May 17, 2012
Andrew S. & Karen L Hoffmann
Re: Property: 1142 Mill RdGreenleaf, WI 54126
Borrower: Andrew S. & Karen L HoffmannFile No.: MILL1142
Opinion of Value: $ 410,000.00Effective Date: 05/09/2012
In accordance with your request, we have appraised the above referenced property. The report of that appraisal isattached.
The purpose of the appraisal is to develop an opinion of market value for the property described in this appraisal report,as improved, in unencumbered fee simple title of ownership.
This report is based on a physical analysis of the site and improvements, a locational analysis of the neighborhood andcity, and an economic analysis of the market for properties such as the subject. The appraisal was developed and thereport was prepared in accordance with the Uniform Standards of Professional Appraisal Practice.
The opinion of value reported above is as of the stated effective date and is contingent upon the certification and limitingconditions attached.
It has been a pleasure to assist you. Please do not hesitate to contact me or any of my staff if we can be of additionalservice to you.
Sincerely,
James E Van VonderenCertified Residential AppraiserLicense or Certification #: 1768-9State: WI Expires: 12/14/[email protected]
City Wide AppraisalP.O. Box 432De Pere, WI 54115(920) 606-2841
May 17, 2012
Andrew S. & Karen L Hoffmann
Re: Property: 1142 Mill RdGreenleaf, WI 54126
Borrower: Andrew S. & Karen L HoffmannFile No.: MILL1142
Opinion of Value: $ 410,000.00Effective Date: 05/09/2012
In accordance with your request, we have appraised the above referenced property. The report of that appraisal isattached.
The purpose of the appraisal is to develop an opinion of market value for the property described in this appraisal report,as improved, in unencumbered fee simple title of ownership.
This report is based on a physical analysis of the site and improvements, a locational analysis of the neighborhood andcity, and an economic analysis of the market for properties such as the subject. The appraisal was developed and thereport was prepared in accordance with the Uniform Standards of Professional Appraisal Practice.
The opinion of value reported above is as of the stated effective date and is contingent upon the certification and limitingconditions attached.
It has been a pleasure to assist you. Please do not hesitate to contact me or any of my staff if we can be of additionalservice to you.
Sincerely,
James E Van VonderenCertified Residential AppraiserLicense or Certification #: 1768-9State: WI Expires: 12/14/[email protected]
Page #2Main File No. MILL1142
20
File No.Property AddressCity County State Zip Code
This Appraisal Report is one of the following types:
Self Contained (A written report prepared under Standards Rule , pursuant to the Scope of Work, as disclosed elsewhere in this report.)
Summary (A written report prepared under Standards Rule , pursuant to the Scope of Work, as disclosed elsewhere in this report.)
Restricted Use (A written report prepared under Standards Rule , pursuant to the Scope of Work, as disclosed elsewhere in this report,restricted to the stated intended use by the specified client or intended user.)
Reasonable Exposure TimeMy Opinion of Reasonable Exposure Time for the subject property at the market value stated in this report is:
APPRAISER:
Signature:Name:
Date Signed:State Certification #:or State License #:State:Expiration Date of Certification or License:
Effective Date of Appraisal:
SUPERVISORY APPRAISER (only if required):
Signature:
Name:
Date Signed:State Certification #:or State License #:State:Expiration Date of Certification or License:Supervisory Appraiser inspection of Subject Property:
Did Not Exterior-only from street Interior and Exterior
Andrew S. & Karen L Hoffmann MILL11421142 Mill RdGreenleaf Brown WI 54126Andrew S. & Karen L Hoffmann
APPRAISAL AND REPORT IDENTIFICATION
2-2(a)
2-2(b)
2-2(c)
Comments on Standards Rule 2-3I certify that, to the best of my knowledge and belief:— The statements of fact contained in this report are true and correct.— The reported analyses, opinions, and conclusions are limited only by the reported assumptions and limiting conditions and are my personal, impartial, and unbiasedprofessional analyses, opinions, and conclusions.— Unless otherwise indicated, I have no present or prospective interest in the property that is the subject of this report and no personal interest with respect to the partiesinvolved.— Unless otherwise indicated, 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-yearperiod immediately preceding acceptance of this assignment.— I have no bias with respect to the property that is the subject of this report or the parties involved with this assignment.— My engagement in this assignment was not contingent upon developing or reporting predetermined results.— My compensation for completing this assignment is not contingent upon the development or reporting of a predetermined value or direction in value that favors the cause of theclient, the amount of the value opinion, the attainment of a stipulated result, or the occurrence of a subsequent event directly related to the intended use of this appraisal.— My analyses, opinions, and conclusions were developed, and this report has been prepared, in conformity with the Uniform Standards of Professional Appraisal Practice thatwere in effect at the time this report was prepared.— Unless otherwise indicated, I have made a personal inspection of the property that is the subject of this report.— Unless otherwise indicated, no one provided significant real property appraisal assistance to the person(s) signing this certification (if there are exceptions, the name of eachindividual providing significant real property appraisal assistance is stated elsewhere in this report).
Exposure time isestimated at 400 days, It is how long a property would require exposure in order to find a buyer, under either typical circumstances.
Comments on Appraisal and Report IdentificationNote any USPAP-related issues requiring disclosure and any state mandated requirements:Standards Rule 1-4 ( c ) The income approach was not developed, as it was not considered applicable due to the fact the property is owneroccupied.
USPAP 3 Year Requirement: No the appraiser has not performed any services on or for the subject property in the previous 3 years.
James E Van VonderenDesignation: Certified Residential Appraiser
May 17, 20121768-9
WI12/14/2013
05/09/2012
Designation:
Form ID12E — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
Borrower/Client
Lender
Andrew S. & Karen L Hoffmann MILL11421142 Mill RdGreenleaf Brown WI 54126Andrew S. & Karen L Hoffmann
APPRAISAL AND REPORT IDENTIFICATION
2-2(a)
2-2(b)
2-2(c)
Comments on Standards Rule 2-3I certify that, to the best of my knowledge and belief:— The statements of fact contained in this report are true and correct.— The reported analyses, opinions, and conclusions are limited only by the reported assumptions and limiting conditions and are my personal, impartial, and unbiasedprofessional analyses, opinions, and conclusions.— Unless otherwise indicated, I have no present or prospective interest in the property that is the subject of this report and no personal interest with respect to the partiesinvolved.— Unless otherwise indicated, 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-yearperiod immediately preceding acceptance of this assignment.— I have no bias with respect to the property that is the subject of this report or the parties involved with this assignment.— My engagement in this assignment was not contingent upon developing or reporting predetermined results.— My compensation for completing this assignment is not contingent upon the development or reporting of a predetermined value or direction in value that favors the cause of theclient, the amount of the value opinion, the attainment of a stipulated result, or the occurrence of a subsequent event directly related to the intended use of this appraisal.— My analyses, opinions, and conclusions were developed, and this report has been prepared, in conformity with the Uniform Standards of Professional Appraisal Practice thatwere in effect at the time this report was prepared.— Unless otherwise indicated, I have made a personal inspection of the property that is the subject of this report.— Unless otherwise indicated, no one provided significant real property appraisal assistance to the person(s) signing this certification (if there are exceptions, the name of eachindividual providing significant real property appraisal assistance is stated elsewhere in this report).
Exposure time isestimated at 400 days, It is how long a property would require exposure in order to find a buyer, under either typical circumstances.
Comments on Appraisal and Report IdentificationNote any USPAP-related issues requiring disclosure and any state mandated requirements:Standards Rule 1-4 ( c ) The income approach was not developed, as it was not considered applicable due to the fact the property is owneroccupied.
USPAP 3 Year Requirement: No the appraiser has not performed any services on or for the subject property in the previous 3 years.
James E Van VonderenDesignation: Certified Residential Appraiser
May 17, 20121768-9
WI12/14/2013
05/09/2012
Designation:
Form ID12E — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
Borrower/Client
Lender
File No.Property AddressCity County State Zip Code
This Appraisal Report is one of the following types:
Self Contained (A written report prepared under Standards Rule , pursuant to the Scope of Work, as disclosed elsewhere in this report.)
Summary (A written report prepared under Standards Rule , pursuant to the Scope of Work, as disclosed elsewhere in this report.)
Restricted Use (A written report prepared under Standards Rule , pursuant to the Scope of Work, as disclosed elsewhere in this report,restricted to the stated intended use by the specified client or intended user.)
Reasonable Exposure TimeMy Opinion of Reasonable Exposure Time for the subject property at the market value stated in this report is:
APPRAISER:
Signature:Name:
Date Signed:State Certification #:or State License #:State:Expiration Date of Certification or License:
Effective Date of Appraisal:
SUPERVISORY APPRAISER (only if required):
Signature:
Name:
Date Signed:State Certification #:or State License #:State:Expiration Date of Certification or License:Supervisory Appraiser inspection of Subject Property:
Did Not Exterior-only from street Interior and Exterior
Page #3Main File No. MILL1142
21
File No.:SU
BJE
CT
Property Address: City: State: Zip Code:County: Legal Description:
Assessor's Parcel #: Tax Year: R.E. Taxes: $ Special Assessments: $Market Area Name: Map Reference: Census Tract:Current Owner of Record: Borrower (if applicable):Project Type (if applicable): PUD De Minimis PUD Other (describe) HOA: $ per year per monthAre there any existing improvements to the property? No Yes If Yes, indicate current occupancy: Owner Tenant Vacant Not habitableIf Yes, give a brief description:
ASS
IGN
MEN
T
The purpose of this appraisal is to develop an opinion of: Market Value (as defined), or other type of value (describe)This report reflects the following value (if not Current, see comments): Current (the Inspection Date is the Effective Date) Retrospective ProspectiveProperty Rights Appraised: Fee Simple Leasehold Leased Fee Other (describe)Intended Use:
Intended User(s) (by name or type):
Client: Address:Appraiser: Address:
MA
RK
ET A
REA
DES
CR
IPTI
ON
CharacteristicsLocation: Urban Suburban RuralBuilt up: Over 75% 25-75% Under 25%Growth rate: Rapid Stable SlowProperty values: Increasing Stable DecliningDemand/supply: Shortage In Balance Over SupplyMarketing time: Under 3 Mos. 3-6 Mos. Over 6 Mos.
PredominantOccupancy
OwnerTenantVacant (0-5%)Vacant (>5%)
PRICE$(000)
LowHighPred
AGE(yrs)
Present Land UseOne-Unit %2-4 Unit %Multi-Unit %Comm'l %
%%
Change in Land UseNot LikelyLikely * In Process *
* To:
Factors Affecting MarketabilityGood Average Fair Poor N/AItem
Employment StabilityConvenience to EmploymentConvenience to ShoppingConvenience to SchoolsAdequacy of Public TransportationRecreational Facilities
Item Good Average Fair Poor N/AAdequacy of UtilitiesProperty CompatibilityProtection from Detrimental ConditionsPolice and Fire ProtectionGeneral Appearance of PropertiesAppeal to Market
Market Area Comments:
SITE
DES
CR
IPTI
ON
Dimensions: Site Area:Zoning Classification: Description:
Do present improvements comply with existing zoning requirements? Yes No No ImprovementsUses allowed under current zoning:
Are CC&Rs applicable? Yes No Unknown Have the documents been reviewed? Yes No Ground Rent (if applicable) $ /Comments:Highest & Best Use as improved: Present use, or Other use (explain)
Actual Use as of Effective Date: Use as appraised in this report:Summary of Highest & Best Use:
Utilities Public Other Provider/Description Off-site Improvements Type Public PrivateElectricityGasWaterSanitary SewerStorm SewerTelephoneMultimedia
StreetWidthSurface
Curb/GutterSidewalkStreet LightsAlley
FrontageTopographySizeShapeDrainageView
Other site elements: Inside Lot Corner Lot Cul de Sac Underground Utilities Other (describe)FEMA Spec'l Flood Hazard Area Yes No FEMA Flood Zone FEMA Map # FEMA Map DateSite Comments:
Copyright© 2007 by a la mode, inc. This form may be reproduced unmodified without written permission, however, a la mode, inc. must be acknowledged and credited.3/2007
Creekview Appraisal (920) 362-1920MILL1142MILL1142LAND APPRAISAL SUMMARY REPORT
1142 Mill Rd Greenleaf WI 54126Brown Prt of NW1/4 NW Frac 1/4 & Prt of SW 1/4 NW Frac 1/4 Sec 18 T21N R20E
Desc in 1666521 Ex Rd
HL-356 2011 851.20 0Town of Holland 24580 55009-0215.00
Andrew S. & Karen L. Hoffmann Andrew S. & Karen L Hoffmann
The subject property is 44.30 acre parcel which has approximately 4 acres of level non wooded area for aresidential building site and and 39.70 acres of heavily wooded forest land with mature trees and a small river.
To establish a opinion of market value for parcel HL-356
Andrew S. & Karen L. Hoffmann
Andrew S. & Karen L. Hoffmann 316 Sheldon Court, Green Bay, WI 54313James E Van Vonderen P.O. Box 432, De Pere, WI 54115
955
One-Unit Housing
30400150
015050+
40005
Agricultural 55
Current interest rates have they have been in the last few years. The general economy has slowed, there is still growthin the residential housing market. Local MLS statistics reflect a typical marketing time for this particular area to be 400 or more days.Agricultural properties in the subjects area has shown a increase in sale price in the past 2 years due to larger farms purchasing more acreagefor cattle feed and acreage to dispose of cattle waste. Recreational properties similar to the subject property with abundant wildlife and riversare not listed on the open market often, but when sold do sell for higher than normal price per acre due to limited parcels of properties whichare wooded and with a river.
Irregular 44.303 AcresAgricultural Agricultural Wooded
Agricultural/Residential
Recreational Wooded ( Vacant Land ) Recreational Wooded ( Vacant Land )At this time the highest and best use is agricultural/residential.
PublicLiquid PropanePrivate WellPrivate SystemDitchAvailableAvailable
AsphaltAdequateAsphalt
N/AN/AN/AN/A
496.23'Level44.303 AcresBasically RectangularAppears AdequateResid/Fields
A 55009C0345F 08/18/2009The property is a 44.303 acre parcel with adequate space and ground contours for a residential building site. Brown County
has purchased and developed the adjoining land to the East of the subject property for a future land fill site. Per conservation with BrownCounty officials the land fill will not be operational until the year 2020 or the year 2022. The subject property also borders adjacent farm land.
Form GPLND — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
Creekview Appraisal (920) 362-1920MILL1142MILL1142LAND APPRAISAL SUMMARY REPORT
1142 Mill Rd Greenleaf WI 54126Brown Prt of NW1/4 NW Frac 1/4 & Prt of SW 1/4 NW Frac 1/4 Sec 18 T21N R20E
Desc in 1666521 Ex Rd
HL-356 2011 851.20 0Town of Holland 24580 55009-0215.00
Andrew S. & Karen L. Hoffmann Andrew S. & Karen L Hoffmann
The subject property is 44.30 acre parcel which has approximately 4 acres of level non wooded area for aresidential building site and and 39.70 acres of heavily wooded forest land with mature trees and a small river.
To establish a opinion of market value for parcel HL-356
Andrew S. & Karen L. Hoffmann
Andrew S. & Karen L. Hoffmann 316 Sheldon Court, Green Bay, WI 54313James E Van Vonderen P.O. Box 432, De Pere, WI 54115
955
One-Unit Housing
30400150
015050+
40005
Agricultural 55
Current interest rates have they have been in the last few years. The general economy has slowed, there is still growthin the residential housing market. Local MLS statistics reflect a typical marketing time for this particular area to be 400 or more days.Agricultural properties in the subjects area has shown a increase in sale price in the past 2 years due to larger farms purchasing more acreagefor cattle feed and acreage to dispose of cattle waste. Recreational properties similar to the subject property with abundant wildlife and riversare not listed on the open market often, but when sold do sell for higher than normal price per acre due to limited parcels of properties whichare wooded and with a river.
Irregular 44.303 AcresAgricultural Agricultural Wooded
Agricultural/Residential
Recreational Wooded ( Vacant Land ) Recreational Wooded ( Vacant Land )At this time the highest and best use is agricultural/residential.
PublicLiquid PropanePrivate WellPrivate SystemDitchAvailableAvailable
AsphaltAdequateAsphalt
N/AN/AN/AN/A
496.23'Level44.303 AcresBasically RectangularAppears AdequateResid/Fields
A 55009C0345F 08/18/2009The property is a 44.303 acre parcel with adequate space and ground contours for a residential building site. Brown County
has purchased and developed the adjoining land to the East of the subject property for a future land fill site. Per conservation with BrownCounty officials the land fill will not be operational until the year 2020 or the year 2022. The subject property also borders adjacent farm land.
Form GPLND — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
File No.:SU
BJE
CT
Property Address: City: State: Zip Code:County: Legal Description:
Assessor's Parcel #: Tax Year: R.E. Taxes: $ Special Assessments: $Market Area Name: Map Reference: Census Tract:Current Owner of Record: Borrower (if applicable):Project Type (if applicable): PUD De Minimis PUD Other (describe) HOA: $ per year per monthAre there any existing improvements to the property? No Yes If Yes, indicate current occupancy: Owner Tenant Vacant Not habitableIf Yes, give a brief description:
ASS
IGN
MEN
T
The purpose of this appraisal is to develop an opinion of: Market Value (as defined), or other type of value (describe)This report reflects the following value (if not Current, see comments): Current (the Inspection Date is the Effective Date) Retrospective ProspectiveProperty Rights Appraised: Fee Simple Leasehold Leased Fee Other (describe)Intended Use:
Intended User(s) (by name or type):
Client: Address:Appraiser: Address:
MA
RK
ET A
REA
DES
CR
IPTI
ON
CharacteristicsLocation: Urban Suburban RuralBuilt up: Over 75% 25-75% Under 25%Growth rate: Rapid Stable SlowProperty values: Increasing Stable DecliningDemand/supply: Shortage In Balance Over SupplyMarketing time: Under 3 Mos. 3-6 Mos. Over 6 Mos.
PredominantOccupancy
OwnerTenantVacant (0-5%)Vacant (>5%)
PRICE$(000)
LowHighPred
AGE(yrs)
Present Land UseOne-Unit %2-4 Unit %Multi-Unit %Comm'l %
%%
Change in Land UseNot LikelyLikely * In Process *
* To:
Factors Affecting MarketabilityGood Average Fair Poor N/AItem
Employment StabilityConvenience to EmploymentConvenience to ShoppingConvenience to SchoolsAdequacy of Public TransportationRecreational Facilities
Item Good Average Fair Poor N/AAdequacy of UtilitiesProperty CompatibilityProtection from Detrimental ConditionsPolice and Fire ProtectionGeneral Appearance of PropertiesAppeal to Market
Market Area Comments:
SITE
DES
CR
IPTI
ON
Dimensions: Site Area:Zoning Classification: Description:
Do present improvements comply with existing zoning requirements? Yes No No ImprovementsUses allowed under current zoning:
Are CC&Rs applicable? Yes No Unknown Have the documents been reviewed? Yes No Ground Rent (if applicable) $ /Comments:Highest & Best Use as improved: Present use, or Other use (explain)
Actual Use as of Effective Date: Use as appraised in this report:Summary of Highest & Best Use:
Utilities Public Other Provider/Description Off-site Improvements Type Public PrivateElectricityGasWaterSanitary SewerStorm SewerTelephoneMultimedia
StreetWidthSurface
Curb/GutterSidewalkStreet LightsAlley
FrontageTopographySizeShapeDrainageView
Other site elements: Inside Lot Corner Lot Cul de Sac Underground Utilities Other (describe)FEMA Spec'l Flood Hazard Area Yes No FEMA Flood Zone FEMA Map # FEMA Map DateSite Comments:
Copyright© 2007 by a la mode, inc. This form may be reproduced unmodified without written permission, however, a la mode, inc. must be acknowledged and credited.3/2007
Page #4Main File No. MILL1142
22
File No.:TR
AN
SFER
HIS
TOR
Y
My research did did not reveal any prior sales or transfers of the subject property for the three years prior to the effective date of this appraisal.Data Source(s):
1st Prior Subject Sale/TransferDate:Price:Source(s):
2nd Prior Subject Sale/TransferDate:Price:Source(s):
Analysis of sale/transfer history and/or any current agreement of sale/listing:
SALE
S C
OM
PAR
ISO
N A
PPR
OA
CH
FEATURE SUBJECT PROPERTY COMPARABLE NO. 1 COMPARABLE NO. 2 COMPARABLE NO. 3Address
Proximity to SubjectSale Price $ $ $ $Price/ $ $ $ $Data Source(s)Verification Source(s)VALUE ADJUSTMENT DESCRIPTION DESCRIPTION DESCRIPTION DESCRIPTION
Sales or FinancingConcessionsDate of Sale/TimeRights AppraisedLocationSite Area
Net Adjustment (Total, in $) + + +$
$
– – –$
$
$
$Summary of Sales Comparison Approach
PUD
PROJECT INFORMATION FOR PUDs (if applicable) The Subject is part of a Planned Unit Development.Legal Name of Project:Describe common elements and recreational facilities:
REC
ON
CIL
IATI
ON
Indicated Value by: Sales Comparison Approach $Final Reconciliation
This appraisal is made ''as is'', or subject to the following conditions:
This report is also subject to other Hypothetical Conditions and/or Extraordinary Assumptions as specified in the attached addenda.Based upon an inspection of the subject property, defined Scope of Work, Statement of Assumptions and Limiting Conditions, and Appraiser’s Certifications,my (our) Opinion of the Market Value (or other specified value type), as defined herein, of the real property that is the subject of this report is:$ , as of: , which is the effective date of this appraisal.If indicated above, this Opinion of Value is subject to Hypothetical Conditions and/or Extraordinary Assumptions included in this report. See attached addenda.
ATT
AC
H. A true and complete copy of this report contains pages, including exhibits which are considered an integral part of the report. This appraisal report may not be
properly understood without reference to the information contained in the complete report, which contains the following attached exhibits:
SIG
NA
TUR
ES
Client Contact: Client Name:E-Mail: Address:
APPRAISER
Appraiser Name:Company:Phone: Fax:E-Mail:Date of Report (Signature):License or Certification #: State:Designation:Expiration Date of License or Certification:Inspection of Subject: Did Inspect Did Not Inspect (Desktop)Date of Inspection:
SUPERVISORY APPRAISER (if required)or CO-APPRAISER (if applicable)
Supervisory orCo-Appraiser Name:Company:Phone: Fax:E-Mail:Date of Report (Signature):License or Certification #: State:Designation:Expiration Date of License or Certification:Inspection of Subject: Did Inspect Did Not InspectDate of Inspection:
Copyright© 2007 by a la mode, inc. This form may be reproduced unmodified without written permission, however, a la mode, inc. must be acknowledged and credited.3/2007
MILL1142MILL1142LAND APPRAISAL SUMMARY REPORT
Assessor Records and REDIResearch of county records and REDI
have shown the subject property has not transferred or sold in the previous three years as stated above.
1142 Mill RdGreenleaf, WI 54126
N/AAcre
InspectionAssessor Records
N/AN/AN/AFee SimpleRural/Avg44.30(in Acres)
Building 288 Sq Ft
12520 Zander RoadDenmark, WI 542081.37 miles E
115,0009,829.06
Cliff Kane Realty/InspectionAssessor Records/REDI
ConventionalNone Noted05/14/2012Fee SimpleRural/Avg11.70 +309,700None Noted +5,760
315,460Net 274.3 %
Gross 274.3 % 430,460
1884 Hill RoadGreenleaf, WI 541263.46 miles NE
611,0008,605.63
Wi Transfer Data/ InspectionAssessor Records/REDI
CashNone Noted04/13/2012Fee SimpleRural/Avg71.0 -253,650None Noted +5,760
-247,890Net 40.6 %
Gross 42.5 % 363,110
St Pats Church RoadGreenleaf, WI 541269.56 miles S
160,00014,388.49
MLS # 10810099/ InspectionAssessor Records/REDI
CashNone Noted11/20/2009Fee SimpleRural/Avg11.12 +315,210250+/- Sq Ft 0
315,210Net 197.0 %
Gross 197.0 % 475,210Adjusted Sale Price (in $)
+(-) $ Adjust +(-) $ Adjust +(-) $ Adjust
The comparables listed are all vacant land sales with similar features and are located within reasonableproximity to the subject. The comparables listed are considered the best, most recent sales and are considered the best indicator of value.Due to limited vacant land sales the appraiser has listed what are competing vacant agricultural parcels that are located in similar markets suchas the subject property. Comparable properties listed are the most recent sales of rural properties with a mixture of agricultural land withwooded areas within the subject property market. Comparable properties #1 and #3 are most similar to the subject which is mostly woodedand recreational land. No one property of equal acreage could be located in the subjects market area. Most sold properties are bare landtillable properties which have a average sale price of $7,200.00 per acre, but do not have similar amenities as the subject property. The subjectproperty does have a river, is heavily wooded and offers recreational usage, has a small building, electrical service to the parcel and 496' +/-road frontage. The subject has approximately 5+ acres of buildable land with the possibility of 1-2 lots for residential properties. The woodedarea contains mature growth hardwood, softwood trees, winding river and 50% highlands.
410,000 or $ 9,255.08 per AcreThe market approach is the strongest indication of value because it illustrates the actions of the typical buyer and seller.
410,000.00 05/09/2012
14Scope of Work
Limiting cond./Certifications Narrative Addendum Location Map(s) Flood Addendum Additional SalesPhoto Addenda Parcel Map Hypothetical Conditions Extraordinary Assumptions
Andrew S. & Karen L. Hoffmann Andrew S. & Karen L. Hoffmann316 Sheldon Court, Green Bay, WI 54313
James E Van VonderenCity Wide Appraisal
(920) 606-2841 (920) [email protected]
May 17, 20121768-9 WI
Certified Residential Appraiser12/14/2013
05/09/2012
Form GPLND — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
MILL1142MILL1142LAND APPRAISAL SUMMARY REPORT
Assessor Records and REDIResearch of county records and REDI
have shown the subject property has not transferred or sold in the previous three years as stated above.
1142 Mill RdGreenleaf, WI 54126
N/AAcre
InspectionAssessor Records
N/AN/AN/AFee SimpleRural/Avg44.30(in Acres)
Building 288 Sq Ft
12520 Zander RoadDenmark, WI 542081.37 miles E
115,0009,829.06
Cliff Kane Realty/InspectionAssessor Records/REDI
ConventionalNone Noted05/14/2012Fee SimpleRural/Avg11.70 +309,700None Noted +5,760
315,460Net 274.3 %
Gross 274.3 % 430,460
1884 Hill RoadGreenleaf, WI 541263.46 miles NE
611,0008,605.63
Wi Transfer Data/ InspectionAssessor Records/REDI
CashNone Noted04/13/2012Fee SimpleRural/Avg71.0 -253,650None Noted +5,760
-247,890Net 40.6 %
Gross 42.5 % 363,110
St Pats Church RoadGreenleaf, WI 541269.56 miles S
160,00014,388.49
MLS # 10810099/ InspectionAssessor Records/REDI
CashNone Noted11/20/2009Fee SimpleRural/Avg11.12 +315,210250+/- Sq Ft 0
315,210Net 197.0 %
Gross 197.0 % 475,210Adjusted Sale Price (in $)
+(-) $ Adjust +(-) $ Adjust +(-) $ Adjust
The comparables listed are all vacant land sales with similar features and are located within reasonableproximity to the subject. The comparables listed are considered the best, most recent sales and are considered the best indicator of value.Due to limited vacant land sales the appraiser has listed what are competing vacant agricultural parcels that are located in similar markets suchas the subject property. Comparable properties listed are the most recent sales of rural properties with a mixture of agricultural land withwooded areas within the subject property market. Comparable properties #1 and #3 are most similar to the subject which is mostly woodedand recreational land. No one property of equal acreage could be located in the subjects market area. Most sold properties are bare landtillable properties which have a average sale price of $7,200.00 per acre, but do not have similar amenities as the subject property. The subjectproperty does have a river, is heavily wooded and offers recreational usage, has a small building, electrical service to the parcel and 496' +/-road frontage. The subject has approximately 5+ acres of buildable land with the possibility of 1-2 lots for residential properties. The woodedarea contains mature growth hardwood, softwood trees, winding river and 50% highlands.
410,000 or $ 9,255.08 per AcreThe market approach is the strongest indication of value because it illustrates the actions of the typical buyer and seller.
410,000.00 05/09/2012
14Scope of Work
Limiting cond./Certifications Narrative Addendum Location Map(s) Flood Addendum Additional SalesPhoto Addenda Parcel Map Hypothetical Conditions Extraordinary Assumptions
Andrew S. & Karen L. Hoffmann Andrew S. & Karen L. Hoffmann316 Sheldon Court, Green Bay, WI 54313
James E Van VonderenCity Wide Appraisal
(920) 606-2841 (920) [email protected]
May 17, 20121768-9 WI
Certified Residential Appraiser12/14/2013
05/09/2012
Form GPLND — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
File No.:TR
AN
SFER
HIS
TOR
Y
My research did did not reveal any prior sales or transfers of the subject property for the three years prior to the effective date of this appraisal.Data Source(s):
1st Prior Subject Sale/TransferDate:Price:Source(s):
2nd Prior Subject Sale/TransferDate:Price:Source(s):
Analysis of sale/transfer history and/or any current agreement of sale/listing:
SALE
S C
OM
PAR
ISO
N A
PPR
OA
CH
FEATURE SUBJECT PROPERTY COMPARABLE NO. 1 COMPARABLE NO. 2 COMPARABLE NO. 3Address
Proximity to SubjectSale Price $ $ $ $Price/ $ $ $ $Data Source(s)Verification Source(s)VALUE ADJUSTMENT DESCRIPTION DESCRIPTION DESCRIPTION DESCRIPTION
Sales or FinancingConcessionsDate of Sale/TimeRights AppraisedLocationSite Area
Net Adjustment (Total, in $) + + +$
$
– – –$
$
$
$Summary of Sales Comparison Approach
PUD
PROJECT INFORMATION FOR PUDs (if applicable) The Subject is part of a Planned Unit Development.Legal Name of Project:Describe common elements and recreational facilities:
REC
ON
CIL
IATI
ON
Indicated Value by: Sales Comparison Approach $Final Reconciliation
This appraisal is made ''as is'', or subject to the following conditions:
This report is also subject to other Hypothetical Conditions and/or Extraordinary Assumptions as specified in the attached addenda.Based upon an inspection of the subject property, defined Scope of Work, Statement of Assumptions and Limiting Conditions, and Appraiser’s Certifications,my (our) Opinion of the Market Value (or other specified value type), as defined herein, of the real property that is the subject of this report is:$ , as of: , which is the effective date of this appraisal.If indicated above, this Opinion of Value is subject to Hypothetical Conditions and/or Extraordinary Assumptions included in this report. See attached addenda.
ATT
AC
H. A true and complete copy of this report contains pages, including exhibits which are considered an integral part of the report. This appraisal report may not be
properly understood without reference to the information contained in the complete report, which contains the following attached exhibits:
SIG
NA
TUR
ES
Client Contact: Client Name:E-Mail: Address:
APPRAISER
Appraiser Name:Company:Phone: Fax:E-Mail:Date of Report (Signature):License or Certification #: State:Designation:Expiration Date of License or Certification:Inspection of Subject: Did Inspect Did Not Inspect (Desktop)Date of Inspection:
SUPERVISORY APPRAISER (if required)or CO-APPRAISER (if applicable)
Supervisory orCo-Appraiser Name:Company:Phone: Fax:E-Mail:Date of Report (Signature):License or Certification #: State:Designation:Expiration Date of License or Certification:Inspection of Subject: Did Inspect Did Not InspectDate of Inspection:
Copyright© 2007 by a la mode, inc. This form may be reproduced unmodified without written permission, however, a la mode, inc. must be acknowledged and credited.3/2007
Page #5Main File No. MILL1142
23
File No.:C
OM
PAR
AB
LE L
ISTI
NG
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FEATURE SUBJECT PROPERTY COMPARABLE LISTING # COMPARABLE LISTING # COMPARABLE LISTING #Address
Proximity to SubjectList Price $ $ $ $Price/ $ $ $ $Last Price Revision DateData Source(s)Verification Source(s)VALUE ADJUSTMENT DESCRIPTION DESCRIPTION DESCRIPTION DESCRIPTION
Sales or FinancingConcessionsDays on MarketRights AppraisedLocationSite Area
Net Adjustment (Total, in $) + + +$
$
– – –$
$
$
$Comments
Copyright© 2007 by a la mode, inc. This form may be reproduced unmodified without written permission, however, a la mode, inc. must be acknowledged and credited.3/2007
MILL1142MILL1142COMPARABLE LISTINGS
1142 Mill RdGreenleaf, WI 54126
Acre
InspectionAssessor Records
N/AN/AN/AFee SimpleRural/Avg44.30(in Acres)
Building 288 Sq Ft
Harvest Moon LaneKaukauna WI, 54130
430,00014,492.75
N/AMLS# 50047883Assessor Records
ListingNone Noted103 DaysFee SimpleRural/Avg29.67 +138,985N/A +5,760
144,745Net 33.7 %
Gross 33.7 % 574,745
2101 Lakeview DriveSuamico WI, 54173
1,275,00013,934.43
N/AWhiteTail PropertiesAssessor Records
ListingNone NotedUnknownFee SimpleRural/Avg91.5 -448,4001200 Sq Ft -24,000
-472,400Net 37.1 %
Gross 37.1 % 802,600Net %
Gross %Adjusted Sale Price (in $)
+(-) $ Adjust +(-) $ Adjust +(-) $ Adjust
The listing properties #1 and #2 are wooded properties with similar heavily wooded areas, wild life and streams or rivers. Allproperties listed are located in Northeast Wisconsin and due to the fact they have not sold all values are hypothetical.. Recreational propertiessuch as the listing properties and the subject property do sell for higher value due to the wild life and hunting opportunities they offer.
1 2 3
Form GPLND.(AL) — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
MILL1142MILL1142COMPARABLE LISTINGS
1142 Mill RdGreenleaf, WI 54126
Acre
InspectionAssessor Records
N/AN/AN/AFee SimpleRural/Avg44.30(in Acres)
Building 288 Sq Ft
Harvest Moon LaneKaukauna WI, 54130
430,00014,492.75
N/AMLS# 50047883Assessor Records
ListingNone Noted103 DaysFee SimpleRural/Avg29.67 +138,985N/A +5,760
144,745Net 33.7 %
Gross 33.7 % 574,745
2101 Lakeview DriveSuamico WI, 54173
1,275,00013,934.43
N/AWhiteTail PropertiesAssessor Records
ListingNone NotedUnknownFee SimpleRural/Avg91.5 -448,4001200 Sq Ft -24,000
-472,400Net 37.1 %
Gross 37.1 % 802,600Net %
Gross %Adjusted Sale Price (in $)
+(-) $ Adjust +(-) $ Adjust +(-) $ Adjust
The listing properties #1 and #2 are wooded properties with similar heavily wooded areas, wild life and streams or rivers. Allproperties listed are located in Northeast Wisconsin and due to the fact they have not sold all values are hypothetical.. Recreational propertiessuch as the listing properties and the subject property do sell for higher value due to the wild life and hunting opportunities they offer.
1 2 3
Form GPLND.(AL) — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
File No.:C
OM
PAR
AB
LE L
ISTI
NG
S
FEATURE SUBJECT PROPERTY COMPARABLE LISTING # COMPARABLE LISTING # COMPARABLE LISTING #Address
Proximity to SubjectList Price $ $ $ $Price/ $ $ $ $Last Price Revision DateData Source(s)Verification Source(s)VALUE ADJUSTMENT DESCRIPTION DESCRIPTION DESCRIPTION DESCRIPTION
Sales or FinancingConcessionsDays on MarketRights AppraisedLocationSite Area
Net Adjustment (Total, in $) + + +$
$
– – –$
$
$
$Comments
Copyright© 2007 by a la mode, inc. This form may be reproduced unmodified without written permission, however, a la mode, inc. must be acknowledged and credited.3/2007
Page #6Main File No. MILL1142
24
Property AddressCity County State Zip Code
Form PIC3x5.SR — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
Subject Photo PageAndrew S. & Karen L Hoffmann1142 Mill RdGreenleaf Brown WI 54126Andrew S. & Karen L Hoffmann
Subject Property
Sales PriceGross Living AreaTotal RoomsTotal BedroomsTotal BathroomsLocationViewSiteQualityAge
N/A
1.0Rural/Avg10.0 ac44.30Q354
Subject Property
Subject Road
Borrower/Client
Lender
Form PIC3x5.SR — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
Subject Photo PageAndrew S. & Karen L Hoffmann1142 Mill RdGreenleaf Brown WI 54126Andrew S. & Karen L Hoffmann
Subject Property
Sales PriceGross Living AreaTotal RoomsTotal BedroomsTotal BathroomsLocationViewSiteQualityAge
N/A
1.0Rural/Avg10.0 ac44.30Q354
Subject Property
Subject Road
Borrower/Client
Lender
Property AddressCity County State Zip Code
Page #7Main File No. MILL1142
25
Property AddressCity County State Zip Code
Form PICSIX2 — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
Photograph AddendumAndrew S. & Karen L Hoffmann1142 Mill RdGreenleaf Brown WI 54126Andrew S. & Karen L Hoffmann
Subject property Subject property
Subject property Subject property
Subject road view Subject property
Borrower/Client
Lender
Form PICSIX2 — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
Photograph AddendumAndrew S. & Karen L Hoffmann1142 Mill RdGreenleaf Brown WI 54126Andrew S. & Karen L Hoffmann
Subject property Subject property
Subject property Subject property
Subject road view Subject property
Borrower/Client
Lender
Property AddressCity County State Zip Code
Page #8Main File No. MILL1142
26
Property AddressCity County State Zip Code
Form PIC3x5.CR — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
Comparable Photo PageAndrew S. & Karen L Hoffmann1142 Mill RdGreenleaf Brown WI 54126Andrew S. & Karen L Hoffmann
Comparable 1
Prox. to SubjectSales PriceGross Living AreaTotal RoomsTotal BedroomsTotal BathroomsLocationViewSiteQualityAge
12520 Zander Road1.37 miles E115,0001,144631.0Rural/AvgN;Res;Pstrl11.70Q418
Comparable 2
Prox. to SubjectSales PriceGross Living AreaTotal RoomsTotal BedroomsTotal BathroomsLocationViewSiteQualityAge
1884 Hill Road3.46 miles NE611,0002,016841.0Rural/AvgN;Res;Pstrl71.0Q3~85
Comparable 3
Prox. to SubjectSales PriceGross Living AreaTotal RoomsTotal BedroomsTotal BathroomsLocationViewSiteQualityAge
St Pats Church Road9.56 miles S160,0002,012832.0Rural/AvgN;Res;Pstrl11.12Q3129
Borrower/Client
Lender
Form PIC3x5.CR — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
Comparable Photo PageAndrew S. & Karen L Hoffmann1142 Mill RdGreenleaf Brown WI 54126Andrew S. & Karen L Hoffmann
Comparable 1
Prox. to SubjectSales PriceGross Living AreaTotal RoomsTotal BedroomsTotal BathroomsLocationViewSiteQualityAge
12520 Zander Road1.37 miles E115,0001,144631.0Rural/AvgN;Res;Pstrl11.70Q418
Comparable 2
Prox. to SubjectSales PriceGross Living AreaTotal RoomsTotal BedroomsTotal BathroomsLocationViewSiteQualityAge
1884 Hill Road3.46 miles NE611,0002,016841.0Rural/AvgN;Res;Pstrl71.0Q3~85
Comparable 3
Prox. to SubjectSales PriceGross Living AreaTotal RoomsTotal BedroomsTotal BathroomsLocationViewSiteQualityAge
St Pats Church Road9.56 miles S160,0002,012832.0Rural/AvgN;Res;Pstrl11.12Q3129
Borrower/Client
Lender
Property AddressCity County State Zip Code
Page #9Main File No. MILL1142
27
Property AddressCity County State Zip Code
Form DLSTRNT.DM#R — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
Listing Photo PageAndrew S. & Karen L Hoffmann1142 Mill RdGreenleaf Brown WI 54126Andrew S. & Karen L Hoffmann
Listing 1
Proximity to SubjectList PriceDays on MarketGross Living AreaTotal RoomsTotal BedroomsTotal BathroomsAge
Harvest Moon Lane
430,000103 Days
Listing 2
Proximity to SubjectList PriceDays on MarketGross Living AreaTotal RoomsTotal BedroomsTotal BathroomsAge
2101 Lakeview Drive
1,275,000Unknown
3
Borrower/Client
Lender
Form DLSTRNT.DM#R — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
Listing Photo PageAndrew S. & Karen L Hoffmann1142 Mill RdGreenleaf Brown WI 54126Andrew S. & Karen L Hoffmann
Listing 1
Proximity to SubjectList PriceDays on MarketGross Living AreaTotal RoomsTotal BedroomsTotal BathroomsAge
Harvest Moon Lane
430,000103 Days
Listing 2
Proximity to SubjectList PriceDays on MarketGross Living AreaTotal RoomsTotal BedroomsTotal BathroomsAge
2101 Lakeview Drive
1,275,000Unknown
3
Borrower/Client
Lender
Property AddressCity County State Zip Code
Page #10Main File No. MILL1142
28
Plat Map
Form SCNLGL — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
Plat Map
Form SCNLGL — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
Page #11Main File No. MILL1142
29
Aerial Plat Map
Form SCNLGL — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
Aerial Plat Map
Form SCNLGL — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
Page #12Main File No. MILL1142
30
Property AddressCity County State Zip Code
Form MAP.PLAT — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
Appraiser CertificationAndrew S. & Karen L Hoffmann1142 Mill RdGreenleaf Brown WI 54126Andrew S. & Karen L Hoffmann
Borrower/Client
Lender
Form MAP.PLAT — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
Appraiser CertificationAndrew S. & Karen L Hoffmann1142 Mill RdGreenleaf Brown WI 54126Andrew S. & Karen L Hoffmann
Borrower/Client
Lender
Property AddressCity County State Zip Code
Page #13Main File No. MILL1142
31