Affidavit of Appraiser
`
`Borrower
`Property Address
`City
`Client
`
`Jenifer Pratt Brenner
`58 Bee Mountain Road
`Oxford
`McCalla Raymer Leibert Pierce, LLC
`
`County
`
`New Haven
`
`State
`
`CT
`
`Zip Code
`
`06478
`
`Form SCNLGH - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE
`
`

`

`APPRAISAL OF REAL PROPERTY
`
`LOCATED AT:
`58 Bee Mountain Road
`Oxford, CT 06478
`
`FOR:
`McCalla Raymer Leibert Pierce, LLC
`280 Trumbull Street, 23rd Floor, Hartford, CT 06103
`
`AS OF:
`February 4, 2025
`
`BY:
`Esposito & Associates
`1674 Whitney Avenue, Suite 2
`Hamden, CT 06517
`William F. Esposito, Jr.
`Certified General Appraiser, License No. RCG.187
`Telephone (203) 281-3331 Fax (203) 230-0009
`
`Esposito & Associates
`
`Form GA2 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE
`
`

`

`UNIFORM RESIDENTIAL APPRAISAL REPORT
`Property Description
`Oxford
`58 Bee Mountain Road
`Property Address
`City
`Volume: 186 Page: 0176; Subdivision Map: 24-9 Lot: A-1
`Legal Description
`Map: 29 Block: 72 Lot: 10
`2023
`Assessor's Parcel No.
`Tax Year
`Jenifer Pratt Brenner
`Jenifer Pratt Brenner
`Borrower
`Property rights appraised
`Fee Simple
`Project Type
`PUD
`N/A
`Neighborhood or Project Name
`Map Reference
`N/A
`N/A
`Date of Sale
`Sale Price $
`McCalla Raymer Leibert Pierce, LLC
`Lender/Client
`William F. Esposito, Jr.
`Appraiser
`Urban
`Suburban
`Location
`Over 75%
`25-75%
`Built up
`Rapid
`Stable
`Growth rate
`Increasing
`Stable
`Property values
`Shortage
`In balance
`Demand/supply
`Under 3 mos.
`3-6 mos.
`Marketing time
`
`MRLP #23-10733CT
`58BeeMountainRoad2
`06478
`CT
`State
`Zip Code
`New Haven
`County
`5,383.97
`Special Assessments $
`Occupant:
`Tenant
`N/A
`HOA $
`Condominium (HUD/VA only)
`3461.01
`MSA-47930
`Census Tract
`N/A
`Description and $ amount of loan charges/concessions to be paid by seller
`280 Trumbull Street, 23rd Floor, Hartford, CT 06103
`Address
`Esposito & Associates, 1674 Whitney Avenue, Suite 2, Hamden CT 06517
`Address
`Single family housing
`Predominant
`Present land use %
`Land use change
`PRICE
`AGE
`occupancy
`85
`One family
`Not likely
`$(000)
`(yrs)
` 0
`205
`0
`2-4 family
`In process
` 0
`950
`200
`N/A
`Multi-family
` 5
`Commercial
`10
`Vacant
`
`Esposito & Associates
`
`R.E. Taxes $
`
`File No.
`
`Owner
`
`Owner
`Tenant
`
`Vacant (0-5%)
`
`Vac.(over 5%)
`
`Low
`High
`Predominant
`510
`
`45
`
`0
`
`Vacant
`/Mo.
`
`Likely
`
`To:
`
`Current Owner
`
`Leasehold
`
`Rural
`Under 25%
`Slow
`Declining
`Over supply
`Over 6 mos.
`
`SUBJECT
`
`Note: Race and the racial composition of the neighborhood are not appraisal factors.
`North: Hogsback Road; East: Oxford Road (Route #67); South: Seymour town line; West: Quaker
`Neighborhood boundaries and characteristics:
`Farms Road (Route #188). The area consists predominantly of single family homes.
`Factors that affect the marketability of the properties in the neighborhood (proximity to employment and amenities, employment stability, appeal to market, etc.):
`The subject property is located in an area of predominantly single family houses in south-central Oxford, approximately two miles south of the
`central business district. The commercial land use is located primarily along Route #67. The proximity to employment and amenities is rated
`average. The employment stability for the area is rated average. There is convenience to schools, Routes #42, #67 and #188, and the
`Seymour town line. The traffic pattern on the street is considered to be moderate. No adverse conditions were noted to impact the
`immediate market area of the subject property.
`Market conditions in the subject neighborhood (including support for the above conclusions related to the trend of property values, demand/supply, and marketing time
`-- such as data on competitive properties for sale in the neighborhood, description of the prevalence of sales and financing concessions, etc.):
`Property values have increased over the past year. Supply and demand factors appear to be in balance in the market area, after a lengthy
`period of limited supply. The average marketing time for a single family home in town is within two months, which is similar to that of this
`same time last year. Interest rates are at low levels, have risen over the past year, but were recently reduced, and are forecasted to be
`reduced in the coming months. Conventional financing is prevalent in the market area, but FHA, VA and CHFA loans are commonly made in
`the subject's value range and market area.
`Project Information for PUDs (If applicable) - - Is the developer/builder in control of the Home Owners' Association (HOA)?
`N/A
`Approximate total number of units in the subject project
`N/A
`Describe common elements and recreational facilities:
`See Attached Deed and Subdivision Map: 24-9 Lot: A-1
`Dimensions
`43,209 square feet = 0.99 Acre
`Corner Lot
`Yes
`Site area
`Residential A (2 Acre, 200FF minimum)
`Specific zoning classification and description
`Legal nonconforming (Grandfathered use)
`Illegal
`No zoning
`Zoning compliance
`Legal
`Present use
`Other use (explain)
`Highest & best use as improved:
`Public
`Other
`Utilities
`Off-site Improvements
`Asphalt
`Electricity
`Street
`None
`Gas
`Curb/gutter
`None
`Water
`Sidewalk
`None
`Sanitary sewer
`Street lights
`None
`Storm sewer
`Alley
`Only an off-site
`Comments (apparent adverse easements, encroachments, special assessments, slide areas, illegal or legal nonconforming zoning use, etc.):
`inspection was performed. There appear to be two driveways, one of which paved and in fair condition. Well and septic systems exist on the site,
`which is typical for properties in the area. Wetlands soils exist to a large portion of the site. See addendum regarding shape of the site.
`GENERAL DESCRIPTION
`EXTERIOR DESCRIPTION
`FOUNDATION
`BASEMENT
`INSULATION
`No. of Units
`Foundation
`Slab
`Area Sq. Ft.
`Roof
`No. of Stories
`Exterior Walls
`Crawl Space
`% Finished
`Ceiling
`Type (Det./Att.)
`Roof Surface
`Basement
`Ceiling
`Walls
`Design (Style)
`Gutters & Dwnspts.
`Sump Pump
`Walls
`Floor
`Existing/Proposed
`Window Type
`Dampness
`Floor
`None
`Age (Yrs.)
`Storm/Screens
`Settlement
`Outside Entry
`Effective Age (Yrs.)
`Manufactured House
`Infestation
`Dining
`Family Rm.
`ROOMS
`Basement
`Level 1
`Level 2
`Level 3
`3
`Square Feet of Gross Living Area
`Bath(s);
`Bedroom(s);
`Finished area above grade contains:
`Materials/Condition
`CAR STORAGE:
`AMENITIES
`ATTIC
`KITCHEN EQUIP.
`INTERIOR
`Hardwood/Unknown*
`None
`Fireplace(s) #
`None
`Refrigerator
`Floors
`Drywall,pine/Unk.*
`Yes
`# of cars
`Garage
`Patio
`Stairs
`Range/Oven
`Walls
`Unknown*
`Two car
`Wood
`Attached
`Deck
`Drop Stair
`Disposal
`Trim/Finish
`Unknown*
`None
`Open, Enc.
`Detached
`Porch
`Scuttle
`Dishwasher
`Bath Floor
`Unknown*
`None
`None noted
`Yes
`Built-In
`Fence
`Floor
`Fan/Hood
`Bath Wainscot
`Unknown*
`None
`None noted
`None
`Carport
`Pool
`Heated
`Microwave
`Doors
`*Exterior inspection only.
`Yes - two
`Canopy, greenhse.
`Unknown
`Driveway
`Finished
`Washer/Dryer
`5' x 21' front open porch, 1564 square feet of patio area, 6' x 8' rear enclosed porch, 256 square
`Additional features (special energy efficient items, etc.):
`feet deck, 48 square feet canopy, 91 square feet greenhouse, second kitchen. The room layout is taken from MLS data.
`Only an
`Condition of the improvements, depreciation (physical, functional, and external), repairs needed, quality of construction, remodeling/additions, etc.:
`exterior inspection was made. The subject is considered to be in average- overall condition based on the exterior inspection, MLS data and
`Town Hall records. The exterior needs painting. The roof exhibits wear. Functional obsolescence is noted due to the excessive amount of
`patio, porches and decking. No external obsolescence is noted.
`Adverse environmental conditions (such as, but not limited to, hazardous wastes, toxic substances, etc.) present in the improvements, on the site, or in the
`Without this appraiser performing an interior and on-site inspection, it is unknown if the subject suffers
`immediate vicinity of the subject property.:
`any adverse environmental conditions. See attached Statement of Limiting Conditions.
`Freddie Mac Form 70 6/93
`PAGE 1 OF 2
`Form UA2 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE
`
`Yes
`Approximate total number of units for sale in the subject project
`
`No
`
`N/A
`N/A
`
`No
`
`Type
`
`Public
`
`Private
`
`Gently sloping
`Topography
`Average
`Size
`Slightly irregular
`Shape
`Drainage conditions unknown
`Drainage
`No special view
`View
`Average
`Landscaping
`Paved asphalt; stone
`Driveway Surface
`None noted
`Apparent easements
`FEMA Special Flood Hazard Area
`X
`FEMA Zone
`FEMA Map No.
`
`Map Date
`09009C0261H
`
`Yes
`No
`12/17/2010
`
`Concrete block
`Wd.shgle.,brick
`Asphalt Shingle
`Aluminum
`Double Hung
`Thermal (est.)
`No
`Kitchen
`
`Den
`
`None
`None
`100% Full
`Unknown
`Unknown
`Unknown
`Unknown
`Rec. Rm.
`
`1,281
`0%
`--------
`--------
`--------
`Unknown
`
`Unknown
`
`Bedrooms
`
`# Baths
`
`Laundry
`
`Other
`
`Area Sq. Ft.
`1,281
`1,281
`567
`
`Fannie Mae Form 1004 6/93
`
`None-Typical
`Well-Typical
`Septic-Typical
`
`1
`1.5
`Detached
`Cape Cod
`Existing
`60 Years
`30 Years
`Living
`
`NEIGHBORHOOD
`
`PUD
`
`SITE
`
`DESCRIPTION OF IMPROVEMENTS
`
`COMMENTS
`
`Foyer
`
`
`
`1
`
`1
`
`1
`
`1
`
`7
`
`Rooms;
`
`HWBB
`Oil
`Unknown
`
`HEATING
`Type
`Fuel
`Condition
`COOLING
`Central
`Other
`Condition
`
`1
`1
`
`1
`2
`
`2
`
`1,848
`
`Brick-2
`
`

`

`MRLP #23-10733CT
`UNIFORM RESIDENTIAL APPRAISAL REPORT
`58BeeMountainRoad2
`File No.
`150,000
`=
`$
`Comments on Cost Approach (such as, source of cost estimate, site value,
`square foot calculation and for HUD, VA and FmHA, the estimated remaining
`The cost estimates are obtained either
`economic life of the property):
`from the Marshall & Swift Residential Cost Handbook, my office
`files or from a survey of local builders. Living area calculations
`are based on the Assessor's Office Field Card due to the lack
`of a full, on-site inspection. No external obsolescence is noted.
`Functional obsolescence is noted as stated on the prior page.
`Site values larger than 30% of the total property value are
`typical for the area.
`
`Valuation Section
`ESTIMATED SITE VALUE
`ESTIMATED REPRODUCTION COST-NEW-OF IMPROVEMENTS:
`1,735
`140.00
`Sq. Ft.
`Dwelling
`1,281
`30.00
`Sq. Ft.
`Fpls., OP, EP, canopy, GH, deck, patio
`792
`40.00
`Sq. Ft.
`Garage/Carport
`Total Estimated Cost New
`Physical
`Less
`107,403
`Depreciation
`Depreciated Value of Improvements
`"As-is" Value of Site Improvements
`INDICATED VALUE BY COST APPROACH
`ITEM
`SUBJECT
`58 Bee Mountain Road
`Oxford
`Address
`Proximity to Subject
`Sales Price
`/
`/
`264.39
`272.18
`Price/Gross Living Area
`$
`$
`MLS/Town Hall/Exterior Inspect.
`MLS/Town Hall/Exterior Inspect.
`Data and/or
`Volume: 476 Page: 0634
`Volume: 472 Page: 0112
`Verification Source
`–
`–
`DESCRIPTION
`+( )$ Adjust.
`DESCRIPTION
`+( )$ Adjust.
`VALUE ADJUSTMENTS
`Credit at closing
`-2,500
`Credit at closing
`-5,000
`Sales or Financing
`$316,000 Mtg.
`$405,000 VA mt.
`Concessions
`Cl. 01/13/2025
`Cl. 04/19/2024
`Date of Sale/Time
`Average
`Average
`Location
`Fee Simple
`Fee Simple
`Leasehold/Fee Simple
`1.70 Acres
`4.50 Acres
`Site
`Average
`Average
`View
`Cape Cod/Avg.
`Ranch/Average
`Design and Appeal
`Average+
`Average+
`Quality of Construction
`75 Years
`60 Years
`Age
`Average
`Average
`Condition
`Baths
`Total
`Bdrms
`Baths
`Total
`Bdrms
`Above Grade
`1.5
`6
`3
`1.5
`6
`3
`Room Count
`1,494
`1,488
`Sq. Ft.
`Sq. Ft.
`Gross Living Area
`Full Basement
`Full Basement
`Basement & Finished
`Unfinished
`Unfinished
`Rooms Below Grade
`Average - 3 BR's
`Average - 3 BR's
`Functional Utility
`OHA/Central Air
`OHW/Central Air
`Heating/Cooling
`Standard
`Standard
`Energy Efficient Items
`2 Car Attached
`2 Car Attached
`Garage/Carport
`288 WD; 234 Pto.
`40 Gzb.;120 Pto.
`Porch, Patio, Deck,
`1 Fireplace
`1 Fireplace
`Fireplace(s), etc.
`None noted
`None noted
`Fence, Pool, etc.
`None noted
`221 sf Shed
`Additional Features
`–
`–
`+
`+
`Net Adj. (total)
`1.0 %
`1.0 %
`Net
`Net
`Adjusted Sales Price
`409,000
`397,000
`14.7 %
`24.4 %
`Gross
`Gross
`of Comparable
`The quality of the market data is rated average.
`Comments on Sales Comparison (including the subject property's compatibility to the neighborhood, etc.):
`Equal weight is assigned to all three sales. Each sale required a time adjustment to reflect improving market conditions since they sold. All
`three sales are located on larger lots than the subject site. All three sales are considered to be superior in condition compared to the subject
`property. All three sales are smaller homes than the subject dwelling. The sales selected are the most recent sales of similar type properties,
`and are the best indicators to value for the subject property.
`
`COMPARABLE NO. 3
`29 Bee Mountain Road
`Oxford
`Same street - 0.17 mile NW
`405,000
`$
`
`+27,000
`
`-17,500
`
`-25,000
`
`+4,000
`+11,000
`
`+7,500
`+2,000
`
`4,000
`
`$ $
`
`COMPARABLE NO. 2
`5 North Street
`Oxford
`1.10 miles E
`
`$
`
`385,000
`
`/
`255.98
`$
`MLS/Town Hall/Exterior Inspect.
`Volume 475 Page 1187
`–
`DESCRIPTION
`+( )$ Adjust.
`None noted
`$269,500 Mtg.
`Cl. 12/10/2024
`Average
`Fee Simple
`1.51 Acres
`Average
`Ranch/Average
`Average
`58 Years
`Average
`Baths
`Total
`Bdrms
`1.5
`6
`3
`1,504
`Sq. Ft.
`Full Basement
`Unfinished
`Average - 3 BR's
`OHW/None
`Standard
`1 Car Detached
`688 sf Decking
`1 Fireplace
`None noted
`None noted
`+
`Net
`Gross
`
`+10,000
`
`-2,500
`
`-25,000
`
`+4,000
`+10,500
`
`+6,000
`+5,000
`+2,000
`
`+2,000
`12,000
`
`$ $
`
`–
`3.1 %
`17.4 %
`
`125,304
`232,706
`20,000
`402,706
`
`242,900
`38,430
`45,000
`31,680
`358,010
`
`$ $ $ $
`= = = =
`
`$
`
`= = = = =
`
`$ $ $
`
`@ @ @
`
`Functional
`17,901
`
`$
`External
`
`COMPARABLE NO. 1
`162 Riggs Street
`Oxford
`2.81 miles N
`
`$
`
`395,000
`
`+3,500
`
`-3,500
`
`-25,000
`
`+4,000
`+11,000
`
`+4,500
`+2,000
`
`+2,000
`-4,000
`
`391,000
`
`$ $
`
`N/A
`/
`
`$ $
`
`Exter. Insp./MLS
`Town Hall
`DESCRIPTION
`
`Average
`Fee Simple
`0.99 Acre
`Average
`Cape Cod/Avg.
`Average+
`60 Years
`Average-
`Baths
`Total
`Bdrms
`2
`7
`3
`1,735
`Sq. Ft.
`Full Basement
`Unfinished
`Average - 3 BR's
`OHW/Central Air
`Standard
`2 Car Attached
`105 OP;1564 Pto
`2 Fireplaces
`None noted
`Deck,Cnpy.,GH
`
`COST APPROACH
`
`SALES COMPARISON ANALYSIS
`
`ITEM
`
`COMPARABLE NO. 3
`Not currently listed for sale.
`No prior sale of this property
`within one year of this report.
`
`COMPARABLE NO. 2
`COMPARABLE NO. 1
`SUBJECT
`Not currently listed for sale.
`Not currently listed for sale.
`Not currently
`Date, Price and Data
`No prior sale of this property
`No prior sale of this property
`listed for sale.
`Source, for prior sales
`within one year of this report.
`within one year of this report.
`See below.
`within year of appraisal
`Analysis of any current agreement of sale, option, or listing of subject property and analysis of any prior sales of subject and comparables within one year of the date of appraisal:
`The subject is not currently listed for sale with the local Multiple Listing Service. The subject has not sold in the past three years. The
`comparable sales have not previously sold within one year of the effective date of this appraisal, except for the above reported dates.
`INDICATED VALUE BY SALES COMPARISON APPROACH
`
`400,000
`N/A
`
`$ $
`
`/Mo.
`
`N/A
`N/A
`$
`=
`x Gross Rent Multiplier
`INDICATED VALUE BY INCOME APPROACH (if Applicable) Estimated Market Rent
`This appraisal is made
`"as is"
`subject to the repairs, alterations, inspections or conditions listed below
`subject to completion per plans & specifications.
`This report and its associated value conclusion is subject to revision upon an interior and detailed on-site inspection of the
`Conditions of Appraisal:
`property, and review of pertinent information about the subject with the owner or any person familiar with the subject property.
`Most weight is assigned to the Sales Comparison Approach as it best reflects market conditions. The Cost Approach is
`Final Reconciliation:
`subject to error in the estimation of accrued depreciation. The Income Approach was not developed due to insufficient rental data of single
`family homes in the market area.
`The purpose of this appraisal is to estimate the market value of the real property that is the subject of this report, based on the above conditions and the certification, contingent
`and limiting conditions, and market value definition that are stated in the attached Freddie Mac Form 439/FNMA form 1004B (Revised
`I (WE) ESTIMATE THE MARKET VALUE, AS DEFINED, OF THE REAL PROPERTY THAT IS THE SUBJECT OF THIS REPORT, AS OF
`(WHICH IS THE DATE OF INSPECTION AND THE EFFECTIVE DATE OF THIS REPORT) TO BE
`APPRAISER:
`Signature
`William F. Esposito, Jr.
`Name
`02/11/2025
`Date Report Signed
`RCG.187 (Certified General Appraiser)
`State Certification #
`Or State License #
`Freddie Mac Form 70 6/93
`
`400,000
`$
`SUPERVISORY APPRAISER (ONLY IF REQUIRED):
`Signature
`Name
`Date Report Signed
`State Certification #
`Or State License #
`PAGE 2 OF 2
`Form UA2 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE
`
`State
`State
`
`CT
`
`06/93
`
`).
`February 4, 2025
`
`Did
`Inspect Property
`
`Did Not
`
`State
`State
`Fannie Mae Form 1004 6-93
`
`RECONCILIATION
`
`

`

`Supplemental Addendum
`
`File No.
`
`58BeeMountainRoad2
`
`Borrower
`Property Address
`City
`Client
`
`Jenifer Pratt Brenner
`58 Bee Mountain Road
`Oxford
`McCalla Raymer Leibert Pierce, LLC
`
`County
`
`New Haven
`
`State
`
`CT
`
`Zip Code
`
`06478
`
`Purpose and Function/Intended Use of the Appraisal Report
`
`The purpose of this appraisal report is to provide an opinion of the current market value of the fee simple title to the subject
`property based upon an exterior inspection. This report is for the exclusive use of McCalla Raymer Leibert Pierce, LLC in
`conjunction with a pending foreclosure action. Any unauthorized use of this appraisal without written consent of this appraiser
`and the above mentioned client is strictly prohibited.
`
`Estimated Exposure Time
`
`The estimated exposure time for the subject property is two months, assuming marketing of the subject is by an experienced
`realtor with the local Multiple Listing Service. The subject has not sold within the past three years. The subject is not currently
`listed for sale with the local MLS.
`
`Exterior Inspection, Sources of Information
`
`This appraiser was asked to perform only an exterior inspection of the subject property, so only an exterior and off-site
`inspection was made. The information in this report was gathered from, but not limited to, the exterior and off-site inspection,
`my office files, available Town Hall records and Multiple Listing Service data (including the several MLS listings on the subject).
`
`Additional Site Comments
`
`The shape of the site as shown on the subdivision map differs than what is shown on either the Assessor's Map or GIS maps.
`The subdivision map is considered to be correct until proven otherwise.
`
`Prior Services Performed by this Appraiser
`
`This report serves to update my prior appraisal of the subject property, which was valued as of January 10, 2024. I have not
`previously had any affiliation with the subject property within three years of the acceptance of this appraisal.
`
`Opinion of Value and Value Allocation
`
`It is my opinion that the market value of the fee simple title to the subject property as of February 4, 2025 is $400,000 (FOUR
`HUNDRED THOUSAND DOLLARS), allocating the value as follows:
`
`
`
`
`Site:
`
`
`Improvements:
`Total Estimated Market Value:
`
`
`
`
`
`$150,000
`$250,000
`$400,000
`
`*This report and its associated value conclusion is subject to revision upon this appraiser performing an interior and detailed
`on-site inspection of the subject, and review of pertinent information about the subject with the owner or any persons familiar
`with the subject property.
`
`Form TADD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE
`
`

`

`MLS Listing on the Subject
`
`Borrower
`Property Address
`City
`Client
`
`Jenifer Pratt Brenner
`58 Bee Mountain Road
`Oxford
`McCalla Raymer Leibert Pierce, LLC
`
`County
`
`New Haven
`
`State
`
`CT
`
`Zip Code
`
`06478
`
`Form SCNLGH - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE
`
`

`

`Current Assessors Field Card - Page 1
`
`Borrower
`Property Address
`City
`Client
`
`Jenifer Pratt Brenner
`58 Bee Mountain Road
`Oxford
`McCalla Raymer Leibert Pierce, LLC
`
`County
`
`New Haven
`
`State
`
`CT
`
`Zip Code
`
`06478
`
`Form SCNLGH - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE
`
`

`

`Current Assessors Field Card - Page 2
`
`Borrower
`Property Address
`City
`Client
`
`Jenifer Pratt Brenner
`58 Bee Mountain Road
`Oxford
`McCalla Raymer Leibert Pierce, LLC
`
`County
`
`New Haven
`
`State
`
`CT
`
`Zip Code
`
`06478
`
`Form SCNLGH - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE
`
`

`

`Prior Assessors Field Card - Page 1
`
`Borrower
`Property Address
`City
`Client
`
`Jenifer Pratt Brenner
`58 Bee Mountain Road
`Oxford
`McCalla Raymer Leibert Pierce, LLC
`
`County
`
`New Haven
`
`State
`
`CT
`
`Zip Code
`
`06478
`
`Form SCNLGH - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE
`
`

`

`Prior Assessors Field Card - Page 2
`
`Borrower
`Property Address
`City
`Client
`
`Jenifer Pratt Brenner
`58 Bee Mountain Road
`Oxford
`McCalla Raymer Leibert Pierce, LLC
`
`County
`
`New Haven
`
`State
`
`CT
`
`Zip Code
`
`06478
`
`Form SCNLGH - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE
`
`

`

`Borrower
`Property Address
`City
`Client
`
`Jenifer Pratt Brenner
`58 Bee Mountain Road
`Oxford
`McCalla Raymer Leibert Pierce, LLC
`
`Deed - Page 1
`
`County
`
`New Haven
`
`State
`
`CT
`
`Zip Code
`
`06478
`
`Form SCNLGH - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE
`
`

`

`Borrower
`Property Address
`City
`Client
`
`Jenifer Pratt Brenner
`58 Bee Mountain Road
`Oxford
`McCalla Raymer Leibert Pierce, LLC
`
`Deed - Page 2
`
`County
`
`New Haven
`
`State
`
`CT
`
`Zip Code
`
`06478
`
`Form SCNLGH - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE
`
`

`

`Borrower
`Property Address
`City
`Client
`
`Jenifer Pratt Brenner
`58 Bee Mountain Road
`Oxford
`McCalla Raymer Leibert Pierce, LLC
`
`Deed - Page 3
`
`County
`
`New Haven
`
`State
`
`CT
`
`Zip Code
`
`06478
`
`Form SCNLGH - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE
`
`

`

`Borrower
`Property Address
`City
`Client
`
`Jenifer Pratt Brenner
`58 Bee Mountain Road
`Oxford
`McCalla Raymer Leibert Pierce, LLC
`
`Subdivision Map
`
`County
`
`New Haven
`
`State
`
`CT
`
`Zip Code
`
`06478
`
`Form SCNLGH - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE
`
`

`

`Borrower
`Property Address
`City
`Client
`
`Jenifer Pratt Brenner
`58 Bee Mountain Road
`Oxford
`McCalla Raymer Leibert Pierce, LLC
`
`GIS Map - Page 1
`
`County
`
`New Haven
`
`State
`
`CT
`
`Zip Code
`
`06478
`
`Form SCNLGH - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE
`
`

`

`GIS Map - Page 2 (showing wetlands soils)
`
`Borrower
`Property Address
`City
`Client
`
`Jenifer Pratt Brenner
`58 Bee Mountain Road
`Oxford
`McCalla Raymer Leibert Pierce, LLC
`
`County
`
`New Haven
`
`State
`
`CT
`
`Zip Code
`
`06478
`
`Form SCNLGH - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE
`
`

`

`Borrower
`Property Address
`City
`Client
`
`Jenifer Pratt Brenner
`58 Bee Mountain Road
`Oxford
`McCalla Raymer Leibert Pierce, LLC
`
`Location Map
`
`County
`
`New Haven
`
`State
`
`CT
`
`Zip Code
`
`06478
`
`Form MAP.LOC - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE
`
`

`

`Borrower
`Property Address
`City
`Client
`
`Jenifer Pratt Brenner
`58 Bee Mountain Road
`Oxford
`McCalla Raymer Leibert Pierce, LLC
`
`Subject Photo Page
`
`County
`
`New Haven
`
`State
`
`CT
`
`Zip Code
`
`06478
`
`Subject Front
`58 Bee Mountain Road
`N/A
`Sales Price
`1,735
`Gross Living Area
`Total Rooms
`Total Bedrooms
`Total Bathrooms
`Location
`View
`Site
`Quality
`Age
`
`verage
`Average
`0.99 Acre
`Average+
`60 Years
`
`732A
`
`Additional Front View
`
`Street Scene
`
`Form PIC3x5.SR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE
`
`

`

`Photograph Addendum
`
`Borrower
`Property Address
`City
`Client
`
`Jenifer Pratt Brenner
`58 Bee Mountain Road
`Oxford
`McCalla Raymer Leibert Pierce, LLC
`
`County
`
`New Haven
`
`State
`
`CT
`
`Zip Code
`
`06478
`
`Additional Front View
`
`Additional Front View
`
`Additional Street Scene
`
`Form GPIC4X6 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE
`
`

`

`Borrower
`Property Address
`City
`Client
`
`Jenifer Pratt Brenner
`58 Bee Mountain Road
`Oxford
`McCalla Raymer Leibert Pierce, LLC
`
`Comparable Photo Page
`
`County
`
`New Haven
`
`State
`
`CT
`
`Zip Code
`
`06478
`
`2.81 miles N
`395,000
`1,494
`
`Comparable 1
`162 Riggs Street
`Prox. to Subject
`Sale Price
`Gross Living Area
`Total Rooms
`Total Bedrooms
`Total Bathrooms
`Location
`View
`Site
`Quality
`Age
`
`.5
`Average
`Average
`1.70 Acres
`Average+
`75 Years
`
`631
`
`1.10 miles E
`385,000
`1,504
`
`Comparable 2
`5 North Street
`Prox. to Subject
`Sale Price
`Gross Living Area
`Total Rooms
`Total Bedrooms
`Total Bathrooms
`Location
`View
`Site
`Quality
`Age
`
`.5
`Average
`Average
`1.51 Acres
`Average
`58 Years
`
`631
`
`Comparable 3
`29 Bee Mountain Road
`Same street - 0.17 mile NW
`Prox. to Subject
`405,000
`Sale Price
`1,488
`Gross Living Area
`Total Rooms
`Total Bedrooms
`Total Bathrooms
`Location
`View
`Site
`Quality
`Age
`
`.5
`Average
`Average
`4.50 Acres
`Average+
`60 Years
`
`631
`
`Form PIC3x5.CR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE
`
`

`

`Qualifications of the Appraiser
`
`Borrower
`Property Address
`City
`Client
`
`Jenifer Pratt Brenner
`58 Bee Mountain Road
`Oxford
`McCalla Raymer Leibert Pierce, LLC
`
`County
`
`New Haven
`
`State
`
`CT
`
`Zip Code
`
`06478
`
`Form SCNLGH - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE
`
`

`

`DEFINITION OF MARKET VALUE:
`requisite
`to
`a
`fair
`sale,
`the
`buyer
`definition
`is
`the
`consummation
`of
`a
`typically motivated;
`(2)
`both
`parties
`for
`exposure
`in
`the
`open market;
`represents
`the
`normal
`consideration
`the sale.
`
`The most
`each
`acting
`seller,
`and
`a
`specified
`as
`of
`sale
`are well
`informed
`or well
`(4)
`payment
`is made
`in
`for
`the
`property
`sold
`
`probable
`prudently,
`date
`and
`advised,
`terms
`of
`unaffected
`
`a
`
`bring
`should
`property
`a
`price which
`price
`and
`assuming
`the
`knowledgeably
`to
`of
`title
`from seller
`the
`passing
`and
`each
`acting
`in what
`he
`considers
`cash
`in U.S.
`dollars
`or
`terms
`of
`by
`special
`or
`creative
`financing
`or
`
`in
`
`open market
`and
`competitive
`in
`undue
`stimulus.
`by
`affected
`not
`is
`conditions whereby:
`(1)
`buyer
`under
`buyer
`best
`interest;
`(3)
`a
`reasonable
`own
`his
`financial
`arrangements
`comparable
`thereto;
`and
`sales
`concessions*
`granted
`by
`anyone
`
`conditions
`all
`under
`in
`this
`Implicit
`seller
`are
`and
`is
`allowed
`time
`the
`price
`(5)
`associated
`with
`
`for
`made
`be
`must
`comparables
`the
`to
`* Adjustments
`by
`sellers
`paid
`costs which
`are
`normally
`for
`those
`virtually
`all
`in
`seller
`pays
`these
`costs
`since
`the
`financing
`terms
`to
`property
`by
`comparisons
`comparable
`should
`not
`transaction.
`Any
`adjustment
`property
`dollar
`amount
`of
`any
`adjustment
`should
`but
`the
`appraiser's judgement.
`
`or
`
`financing
`creative
`or
`special
`of
`tradition
`or
`result
`a
`as
`transactions.
`Special
`sales
`offered
`by
`a
`party
`third
`calculated
`on
`a mechanical
`be
`approximate
`the
`market's
`reaction
`
`are
`adjustments
`No
`concessions.
`sales
`or
`readily
`costs
`are
`these
`a market
`area;
`law in
`made
`can
`be
`or
`creative
`financing
`adjustments
`involved
`already
`that
`institutional
`lender
`is
`not
`financing
`or
`cost
`dollar
`dollar
`the
`to
`financing
`concessions
`based
`
`for
`the
`
`of
`or
`
`necessary
`identifiable
`to
`the
`in
`the
`concession
`on
`the
`
`STATEMENT OF LIMITING CONDITIONS AND APPRAISER'S CERTIFICATION
`
`CONTINGENT AND LIMITING CONDITIONS:
`conditions:
`
`The
`
`appraiser's
`
`certification
`
`that
`
`appears
`
`in
`
`the
`
`appraisal
`
`report
`
`is
`
`subject
`
`to
`
`the
`
`following
`
`be
`not
`appraiser will
`is
`good
`and marketable
`
`for matters
`responsible
`and,
`therefore, will
`
`of
`not
`
`legal
`a
`render
`
`that
`nature
`any
`opinions
`
`affect
`about
`
`either
`the
`
`the
`title.
`
`property
`The
`
`being
`property
`
`or
`appraised
`is
`appraised
`
`the
`on
`
`title
`the
`
`it.
`to
`basis
`
`The
`it
`
`that
`assumes
`appraiser
`being
`under
`responsible
`
`of
`
`The
`1.
`title
`the
`ownership.
`
`show approximate
`to
`report
`appraisal
`the
`in
`sketch
`a
`provided
`has
`appraiser
`The
`2.
`the reader of the report in visualizing the property and understanding the appraiser's determination of its size.
`
`dimensions
`
`of
`
`the
`
`improvements
`
`and
`
`the
`
`sketch
`
`is
`
`included
`
`only
`
`to
`
`assist
`
`available
`the
`examined
`has
`appraiser
`The
`3.
`subject
`site
`appraisal
`report whether
`the
`the
`in
`no guarantees, express or implied, regarding this determination.
`
`flood maps
`is
`located
`
`that
`in
`an
`
`by
`provided
`are
`identified
`Special
`
`Federal
`the
`Flood Hazard
`
`Emergency Management
`Area.
`Because
`the
`
`Agency
`appraiser
`
`(or
`is
`
`other
`not
`
`sources)
`data
`surveyor,
`he
`
`a
`
`and
`or
`
`noted
`has
`she makes
`
`testimony
`
`or
`
`appear
`
`in
`
`court
`
`because
`
`he
`
`or
`
`she made
`
`an
`
`appraisal
`
`of
`
`the
`
`property
`
`in
`
`question,
`
`unless
`
`specific
`
`arrangements
`
`to
`
`do
`
`appraiser will
`The
`4.
`so have been made beforehand.
`
`not
`
`give
`
`The
`5.
`separate
`
`appraiser
`valuations
`
`has
`of
`
`estimated
`the
`land
`
`the
`and
`
`the
`of
`value
`improvements
`
`in
`
`land
`must
`
`the
`not
`
`cost
`be
`
`approach
`used
`in
`
`highest
`its
`at
`conjunction
`
`and
`with
`
`best
`any
`
`use
`other
`
`the
`and
`appraisal
`
`improvements
`and
`are
`
`their
`at
`invalid
`
`if
`
`contributory
`they
`are
`
`value.
`so
`
`These
`used.
`
`adverse
`any
`report
`appraisal
`the
`in
`noted
`has
`appraiser
`The
`6.
`property
`subject
`the
`inspection
`of
`the
`during
`etc.)
`observed
`substances,
`the
`report,
`appraisal
`stated
`in
`the
`otherwise
`the
`appraisal.
`Unless
`hazardous
`(including
`the
`presence
`of
`adverse
`environmental
`conditions
`no
`such
`conditions
`and makes
`no
`has
`assumed
`that
`there
`are
`appraiser
`will
`not
`be
`responsible
`for
`any
`such
`conditions
`that
`do
`conditions
`exist.
`Because
`the
`appraiser
`is
`an
`expert
`in
`environmental assessment of the property.
`
`not
`
`repairs,
`needed
`as,
`(such
`conditions
`aware
`became
`she
`he
`or
`or
`that
`any
`knowledge
`of
`has
`no
`appraiser
`that
`toxic
`substances,
`etc.)
`wastes,
`guarantees
`or
`warranties,
`express
`exist
`or
`for
`any
`engineering
`or
`the
`field
`of
`environmental
`hazards,
`
`toxic
`wastes,
`hazardous
`of
`presence
`the
`depreciation,
`in
`performing
`involved
`normal
`research
`the
`of
`during
`property
`or
`of
`the
`unapparent
`conditions
`hidden
`or
`valuable,
`and
`less
`the
`property more
`or
`would make
`property.
`The
`the
`implied,
`regarding
`the
`condition
`of
`or
`whether
`such
`be
`testing
`that might
`required
`to
`discover
`the
`appraisal
`report
`must
`be
`considered
`as
`an
`
`not
`
`The
`and
`
`appraiser
`believes
`
`obtained
`them to
`
`the
`be
`
`information,
`true
`and
`
`estimates,
`correct.
`
`and
`The
`
`opinions
`appraiser
`
`that were
`does
`not
`
`expressed
`assume
`
`the
`in
`responsibility
`
`appraisal
`for
`the
`
`from sources
`report
`accuracy
`of
`such
`
`that
`items
`
`she
`or
`he
`that were
`
`considers
`furnished
`
`by
`
`to
`
`be
`other
`
`7.
`reliable
`parties.
`
`8.
`
`The
`
`appraiser
`
`will
`
`not
`
`disclose
`
`the
`
`contents
`
`of
`
`the
`
`appraisal
`
`report
`
`except
`
`as
`
`provided
`
`for
`
`in
`
`the
`
`Uniform Standards
`
`of
`
`Professional
`
`Appraisal
`
`Practice.
`
`conclusion
`valuation
`and
`report
`appraisal
`her
`or
`his
`based
`has
`appraiser
`The
`9.
`alterations on the assumption that completion of the improvements will be performed in a workmanlike manner.
`
`for
`
`an
`
`appraisal
`
`that
`
`is
`
`subject
`
`to
`
`satisfactory
`
`completion,
`
`repairs,
`
`or
`
`The
`
`the
`
`appraisal
`the
`in
`specified
`lender/client
`before
`consent
`written
`prior
`her
`or
`his
`provide
`appraiser must
`10.
`and
`and
`professional
`designations,
`identity
`the
`appraiser's
`value,
`property
`the
`conclusions
`about
`(including
`than
`the
`borrower;
`the mortgagee
`other
`anyone
`associated)
`to
`is
`the
`appraiser
`or
`the
`firm with which
`organizations
`approved
`financial
`institution;
`or
`or
`federally
`any
`state
`insurer;
`consultants;
`professional
`appraisal
`organizations;
`that
`the
`lender/client may
`distribute
`the
`property
`Columbia;
`except
`of
`the United
`States
`or
`any
`state
`or
`the District
`of
`obtain
`the
`appraiser's
`prior
`written
`consent.
`The
`appraiser's
`collection
`or
`reporting
`service(s)
`without
`having
`to
`be
`obtained
`before
`the
`appraisal
`can
`be
`conveyed
`anyone
`to
`the
`public
`through
`advertising,
`public
`
`can
`report
`to
`references
`its
`successors
`or
`department,
`any
`description
`section
`written
`consent
`relations,
`news,
`
`report
`appraisal
`the
`distribute
`appraisal
`professional
`any
`assigns;
`the mortgage
`and
`agency,
`or
`instrumentality
`the
`report
`only
`to
`data
`and
`approval
`must
`also
`sales,
`or
`other
`media.
`
`of
`
`by
`
`Freddie Mac Form 439 6-93
`
`Page 1 of 2
`
`Fannie Mae Form 1004B 6-93
`
`Esposito & Associates
`Form ACR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE
`
`

`

`APPRAISER'S CERTIFICATION:
`
`The Appraiser certifies and agrees that:
`
`recent
`three
`a minimum of
`selected
`have
`and
`area
`subject market
`the
`researched
`have
`I
`1.
`a
`dollar
`adjustment when
`have made
`and
`analysis
`comparison
`sales
`consideration
`in
`the
`for
`to,
`or more
`favorable
`property
`is
`superior
`item in
`a
`comparable
`variation.
`If
`a
`significant
`a
`significant
`item in
`comparable
`property
`if
`the
`comparable
`and,
`the
`adjusted
`sales
`price
`of
`a positive adjustment to increase the adjusted sales price of the comparable.
`
`a
`
`of
`sales
`appropriate
`than,
`the
`is
`inferior
`
`or
`
`to
`proximate
`and
`similar
`properties most
`reaction
`to
`those
`to
`reflect
`the market
`subject
`property,
`I
`have made
`negative
`to,
`less
`favorable
`than
`the
`subject
`
`subject
`the
`of
`items
`adjustment
`property,
`I
`
`property
`significant
`to
`reduce
`have made
`
`a
`
`consideration
`into
`taken
`have
`I
`2.
`significant
`any
`knowingly withheld
`appraisal report are true and correct.
`
`have
`that
`factors
`the
`information
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