Laserfiche WebLink
SUMMARY APPRAISAL REPORT <br />Uniform Residential Appraisal Report <br />File # 45110 <br />There are comparable properties currently offered for sale In the subject neighborhood ranging In price from $ to $ <br />There are comparable sales in the subject neighborhood within the past twelve months ranging In sale price from $ to $ . <br />FEATURE I SUBJECT <br />COMPARABLE SALE # 1 <br />COMPARABLE SALE # 2 <br />COMPARABLE SALE # 3 <br />4740 58TH AV <br />Address VERO BEACH. FL 32967 <br />4580 69TH ST <br />VERO BEACH. FL 32967 ' <br />.135 60TH CT <br />ERO BEACH, FL 32967 <br />3305 57TH AV <br />VERO BEACH, FL 32966 <br />Proximity to Subject <br />2.80 MILES N <br />1.74 MILES N <br />1.85 MILES S <br />Sate Price <br />$ <br />$ 232,500 <br />$ 270,000 <br />$ 237,500 <br />Sale Price/Gross Liv. Area <br />$ sq. ft. <br />$ 124.33 sq. II <br />$ 148.51 sq. ft. <br />ft. <br />$ 101.321(1A <br />Data Source(s) <br />MLS/PR/CLSD;DOM 30 - <br />LS/PR/CLSD;DOM 35 <br />MLS/PR/CLSD:DOM 133 <br />Verification Source(s) <br />188581 <br />0'03325 <br />191315 <br />VALUE ADJUSTMENTS <br />DESCRIPTION <br />DESCRIPTION <br />+(-)$ Adjustment <br />DESCRIPTION <br />+(•)$ Adjustment <br />DESCRIPTION <br />+(-)$ Adjustment <br />Sate or Financing <br />Concessions <br />ArmLth <br />Conv;0 <br />rmLth <br />ELLER;0 <br />ArmLth <br />FHA;0 <br />Date ofSate/Time <br />s06/17;c05/17 <br />20000'05/18;c04/18 <br />sl1/17:c09/17 <br />15600 <br />Location <br />N:Res: <br />N;Res; <br />;Res; <br />N:Res; <br />Leasehold/Fee Simple <br />FEE SIMPLE <br />FEE SIMPLE <br />FEE SIMPLE <br />FEE SIMPLE <br />Site <br />42866 sf <br />33106 sf <br />5000'6200 <br />sf <br />800048780 <br />sf <br />-3000 <br />View <br />A:TRAFFIC: <br />N:Res; <br />-23301 <br />Res: <br />-27000N;Res; <br />-23800 <br />Design (Style) <br />DT1:RANCH <br />DT1:RANCH <br />itT1:RANCH <br />DT1;RANCH <br />Quality of Construction <br />Q4 <br />Q4 <br />-1160104 <br />-1350004 <br />Actual Age <br />28 <br />32 <br />0c0 <br />042 <br />0 <br />Condition <br />C3 <br />C3 <br />-11601, <br />4 <br />13500C4 <br />11900 <br />Above Grade <br />Total <br />Bdrmx <br />Baths <br />Total <br />Marrs. <br />Baths <br />Total <br />Bdrms, <br />Batts <br />Total <br />Bdnns <br />Baths <br />S Room Count <br />8 <br />4 <br />3.0 <br />7 <br />3 <br />2.0 <br />4501 <br />7 <br />3 <br />3.0 <br />7 <br />3 <br />3.0 <br />Gross Living Area <br />2.090 sq. ft. <br />1 870 sq. ft. <br />8801. <br />1 818 sq. ft. <br />10900 <br />2 344 sq. ft. <br />-10200 <br />E Basement & Finished <br />S Rooms Below Grade <br />Osf <br />Orr0br0.Oba0o <br />Osf <br />OrrObrO.Oba0o <br />Isf <br />IrnObrO.ObaOo <br />Osf <br />Orr0br0.Oba0o <br />Functional Utility <br />ADEQUATE <br />ADEQUATE <br />• DEQUATE <br />ADEQUATE <br />CO Heating/Cooling <br />CENTRAL <br />CENTRAL <br />ENTRAL <br />CENTRAL <br />M Energy Efficient Items <br />TYPICAL <br />TYPICAL <br />ENERATOR <br />-10000TYPICAL <br />P Garage/Carport <br />2qa6dw <br />2dw <br />14001ega6dw <br />2ga4dw <br />0 <br />A Porch/Patio/Deck <br />PCHS/370 <br />PCHS/0380 <br />OPCHS/448 <br />OPCHS/216 <br />2200 <br />POOL <br />-15001 <br />CRN POOL <br />-35000 <br />1 <br />FRPLJ1 <br />FIRPU1FG <br />FRPUO <br />4000FRPU1 <br />0 <br />N Net Adjustment (Total) <br />. [ 1.1)(1- <br />$ -920 r <br />1 I + LX I - <br />$ -49100 <br />1 1 *1 X-1 - <br />$ -7300 <br />A Adjusted Sale Price <br />p of Comparables <br />Net Adj. 3.96 % <br />Gross Adj. 48.95 % <br />$ 223301 <br />Net Adj. 18.19 % <br />Gross Adj. 45.15 % <br />$ 220900 <br />Net Adj. 3.07 % <br />Gross Adj. 28.08 % <br />$ 230200 <br />P I [XJ did 1 1 did not research the sate or transfer history of the subject property end comparable sales. If not, explain <br />R <br />0 <br />A <br />C My research I 1 did 1 X I did not reveal any prior sales or transfers of the subject property for the three years prior to the effective date of this appraisal. <br />H DateSource(s) MLS/PUBLIC RECORDS <br />My research 1 I did 1 X 1 did not reveal any prior sates or transfers of the comparable sates for the prior year to the date of sale of the comparable sale. <br />Datasource(s) MLS/PUBLIC RECORDS • <br />Report the results of the research end analysis of the prior sale or transfer history of the subject property and comparable sales (report additional prior sales on page 3). <br />ITEM <br />SUBJECT <br />COMPARABLE SALE #1 <br />COMPARABLE SALE#2 <br />COMPARABLESALE#3 <br />Date of Prior Sale/Transfer <br />Price of Prior Salefrmnsfer <br />Data Source(s) <br />PUBLIC RECORD <br />PUBLIC RECORD <br />PUBLIC RECORD <br />PUBLIC RECORD <br />Effective Date of Data Source(s) <br />10/01/2018 <br />10/01/2018 <br />10/01/2018 <br />10/01/2018 <br />Analysis of prior sale or transfer history of the subject property and comparable sales NONE <br />Summary of Sales Comparison Approach SUBJECT'S COMBINATION OF SITE SIZE, AGE, AND CONDITION HAS RESULTED IN NOT FINDING ANY IDEAL SALES. THE <br />SALES USED ARE HOMES IN THE GENERAL NEIGHBORHOOD THAT HAVE SOMEWHAT LARGER THAN TYPICAL RESIDENTIAL SITES AS DOES THE SUBJECT. SALE 1 <br />UPDATES ARE BETTER QUALITY RANGE COMPARED TO THAT OF SUBJECT AND IS ADJUSTED DOWNWARD BY 5%. ADJUSTMENTS ARE APPLIED FOR SITE <br />DIFFERENCES, TIME OF SALE AND INFLUENCE OF TRAFFIC EXPOSURE AS WELL AS OTHER ADJUSTMENTS SHOWN ABOVE. AFTER ADJUSTMENTS THE SALES <br />PROVIDE SUPPORT FOR A RANGE OF SUBJECT VALUE FROM 5209,000 TO ABOUT $230.000. BECAUSE OF SUBJECT'S NEGATIVE FEATURES OF TRAFFIC A <br />CONCLUSION AT THE TOP OF.THE RANGE IS NOT WARRANTED. CONCLUSION OF VALUE IS MADE AT 5215,000 WHICH IS REPRESENTATIVE OF THE GREATER PART <br />OF THE DATA AND TAKES INTO ACCOUNT MINOR EFFECT OF MURPHY DEED. <br />Indicated Value by Sales Comparison Approach$ 220.000 <br />R Indicated value by: Sates Comparison Approach 220,000 Cost Approach ('5 developed) $ Income Approach ('i developed) $ <br />IN CURRENT ECONOMY, THE MARKET APPROACH IS THE BEST INDICATION OF VALUE AND IS GIVEN ALL WEIGHT <br />0 WITH THE COST APPROACH LESS RELIABLE IN THIS MARKET AND NOT USED. DATA SCARCITY PRECLUDES USE OF <br />N THE INCOME APPROACH. <br />C This appraisal <br />� completed, <br />1 following required <br />. <br />is made 1 X 1 as is. 1 1 subject to completion per plans and specifications on the basis of a hypothetical condition that the improvements have been <br />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 <br />Inspection based on the extraordinary assumption that the condition or deficiency does not require alteration or repair. - <br />A <br />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 <br />0 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 <br />N $ 220.000 , as of 10/05/2018 , which Is the date of Inspection and the effective date of this appraisal. 7112 <br />Freddie Mac Form 70 March 2005 <br />UAD Version 9/2011 <br />Page 2 of 6 <br />Fannie Mae Form 1004 March 2005 <br />Page 2 of 21 <br />