EXHIBIT 2015
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`5 Property Rights Appraise [:I Fee Simple El Leasehold C] Other (describe)
`T Assignment Type [3 Purchase Transaction El Refinance Transaction El Other (describe)
`Lender/Client
`Address
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`Is the sub ect noroert currentl offered for sale or has it been offered for sale in the twelve months
`Report data source(s) used, offering price(s), and date(s).
`
`orior to the effective date of this as raisal?
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`DYes I] No
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`I [I did [I did not analyze the contract for sale for the subject purchase transaction. Explain the results of the analysis of the contract for sale or why the analysis was not
`performed.
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`!o
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`N
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`Is the property seller the owner of public record? DYes DNO Data Source(s)
`Date of Contract
`T Contract Price 5
`R
`Is there any financial assistance (loan charges, sale concessions, gift or downpayment assistance, etc.) to be paid by any party on behalf of the borrower? [I Yes l] No
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`2 If Yes, report the total dollar amount and describe the items to be paid.
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`°\
`o\°
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`2:9
`a"
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`I"
`"U
`I] Decli m .
`Stable
`lyncreasrng
`rooert Values
`ocation I] Urban
`El Suburban I] Rural
`
`W
`U
`[I In Balance El Over Suppl
`uiIt-Up [1 Over 75%|:|25—75% DUnder 25% emand/Supply [I Shortage
`0
`E
`rowth [I Rapid
`|:| Stable
`[I Slow
`arketing Time EIUnder 3 mthsl] 3—6 mths [I Over 6 mths
`z
`eighborhood Boundaries
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`PRICE
`$ (000)
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`L
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`AGE
`(yrs)
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`Neighborhood Description
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`Market Conditions (including support for the above conclusibns)
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`0
`N
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`ne-Unit
`-4 Unit
`ulti-Family
`n
`ommercial
`0
`ther
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`io
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`Area
`Dimensions
`Zoning Description
`Secific Zonin- Classification
`Zoning Compliance C] Leal DLe-al Nonconformin- (Grandfathered Use) [:I No Zoning El llle-al (describe)
`Is the highest and best use of the subject property as improved (or as proposed per plans and specifications) the present use? [I Yes [I No If No, describe
`
`Shape
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`SmE
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`Utilities
`l Electricity
`9
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`Public Other (describe)
`I]
`[:I
`E]
`[I
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`off-sitelmprovements—Type
`Street
`Alley
`
`Publlc Privat
`E]
`El
`El
`Cl
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`FEMA Map Date
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`Public Other (describe)
`I]
`D
`Water
`[I
`El
`SanitarySewer
`FEMA Map #
`FEMA Special Flood Hazard Area [I Yes El No FEMA Flood Zone
`Are the utilities and off-site improvements typical for the market area? D Yes E] No if No, describe
`Are there any adverse site conditions or external factors (easements, encroachments, environmental conditions, land uses, etc)? I] Yes [I No If Yes, describe
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`UmtS DOne DOne wrth Accessor Unit |:| Concrete Slab El Crawl Space
`# of Stories
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`Exterior Wa'ls
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`Floors
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`m——UOOI=°OWIm—m2—-I
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`——'"-I
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`Roof Surface
`ype L__|Det. I:lAtt. [I Sedate..Det./End Unit
`Gutters & Downspouts
`|:IExisting DProposed DUnder Const
`E] Outside Entry/Exit DSump Pump Window T .e
`Design (Style)
`Evidence of D infestatlon
`Storm Sash/insulated
`Year Built
`U1
`El Dampness L__I Settlement
`creens
`Effective Age (Yrs)
`|:| Woodstove s #
`Heating ElFWA El HWBB DRadiant menities
`I] None
`Attic
`i!
`[:1 Fence
`El Other
`Fuel
`Fireplace(s) #
`El Stairs
`El Drop Stair
`I] Porch
`Cooling I] Central Air Conditioning
`Patio/Deck
`El Scuttle
`“'4 I] Floor
`III
`I] Other
`|:| Individual
`|:I Other
`E] Pool
`D Heated
`P I] Finished
`El
`2 Appliances[:| RefrigeratorDRange/OvenE] Dishwasher [Disposal El Microwave DWasher/D er E] Other (describe)
`‘E’ Finished area above grade contains:
`Rooms
`Bedrooms
`Bath(s)
`Square Feet of Gross Living Area Above Grade
`M Additional features (special energy efficient items, etc.)
`E
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`Trim/Finish
`Bath Floor
`Bath Wainscot
`r Storage El None
`Driveway # 0f Cars
`riveway Surface
`Garage
`if of Cars
`Carport
`# of Cars
`Att.
`I] Bet.
`‘9
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`iilii
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`in
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` Z
` T Describe the condition of the o-roert
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`(includin- needed reoairs, deterioration, renovations, remodelin-, etc).
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`DESCRIPTION
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`*(-) $Adjustment
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`DESCRIPTION
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`+(-) $Adjustmen
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`DESCRIPTION
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`DESCRIPTION
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`Sale Price/Gross Liv. Area
`Data Source(s)
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`Verification Source(s)
`VALUE ADJUSTMENTS
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`Sale or Financing
`Concessions
`Date of Sale/Time
`Location
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`Leasehold/Fee Simple
`ite
`<U'l(TE
`Design (Style)
`Qualit of Construction
`
`Actual Age
`Condition
`Above Grade
`Room Count
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`Gross Living Area
`: Basement & Finished
`L Rooms Below Grade
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`UV1
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`h H
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`My research Ddid El 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)
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`My research [I did
`Data source(s)
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`Eldid not reveal any prior sales or transfers of the comparable sales for the year prior to the date of sale of the comparable sale.
`
`Report the results of the research and analysis of the prior sale or transfer history of the subject property and comparable sales (report additional prior sales on page 3).
`ITEM
`SUBJECT
`COMPARABLE SALE # 1
`COMPARABLE SALE # 2
`COMPARABLE SALE # 3
`Date of Prior Sale/Transfer
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`mn('1' ‘o-‘o'om,2 m 3 o. no3 '00) q0) E m V,“LtoUI
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`Price of Prior Sale/Transfer
`Data Source(s)
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`Effective Date of Data Source(s)
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`59..u—m2.F»‘2.g n—aom5‘32InI;f"nqor3aa.=r32"2’>:r‘7“C(71.O:r-r:5oo>m‘
`CnoI=--hfiP‘f858'n(It3'cmU?
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`I Indicated Value b : Sales Comparison Approach $
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`Cost A -
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`- roach (if develo - ed) 5
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`Income A -
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`- roach (if develo - ed) 5
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`
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`5 Functional Utility
`Heating/Cooling
`nergy Efficient Items
`Garage/Carport
`"U
`orch/Patio/Deck
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`om—xzu'ogon
` N Net Adjustment (Total)
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`+El.4'p
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`El
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`+'.:'a
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`+
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`I?
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`%
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`D
`I:I
`Net Adj.
`%
`Net Adj.
`A Adjusted Sale Price
`Gross Adj.
`% S
`Gross Adj.
`P of Comparables
`R | El did El did not research the sale or transfer histo ofthe sub'ect arcaert and com oarable sales. If not, ex-lain
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`>0
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`won__m..zmggon
`Imaonz——:n>o=w
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`Ap
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`Provide adequate information for the lender/client to replicate the below cost figures and calculations.
`Support for the opinion of site value (summa
`of com arable land sales or other methods for estimatin . site value)
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`ESTIMATED El REPRODUCTION OR I] REPLACEMENT COST NEW
`Source of cost data
`
`Effective date of cost data
`Quality rating from cost service
`Comments on Cost A roach cross livin area calculations deireciation etc.
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`OPINION OF SITE VALUE ................................................................. :5
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`Estimated Remainin Economic Life (HUD and VA onl )
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`(D
`Y r
`‘m 3w
`
`x Gross Rent Multi
`Estimated Monthly Market Rent S
`Summa
`of Income A- roach (includin- su . oort for market rent and GRM)
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`Functional External
`Physical
`Less
`——_
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`Indicated Value by Income Approach
`
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`El Yes [I No Unit type(s)l:| Detached I] Attac ed _.
`Is the developer/builder in control of the Homeowners’ Association (HOA)?
`P Provide the following information for PUDs ONLY if the developer/builder is in control of the HOA and the sub'ect property is an attached dwelling unit.
`U Legal name of project
`
`Total number of units sold
`Total number of units
`D Total number of phases
`Data source(s)
`Total number of units for sale
`I Total number of units rented
`I: Was the project created by the conversion of an existing building(s) into a PUD?
`I] Yes I] No if Yes, date of conversion
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`Does the project contain any multi-dwelling units?
`|:| Yes [:I No Data source(s)
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`use, intended user, definition of market value, or assumptions and limiting conditions are not permitted. The appraiser may
`expand the scope of work to include any additional research or analysis necessary based on the complexity of this appraisal
`assignment. Modifications or deletions to the certifications are also not permitted. However, additional certifications that do
`not constitute material alterations to this appraisal report, such as those required by law or those related to the appraiser’s
`continuing education or membership in an appraisal organization, are permitted.
`
`SCOPE OF WORK: The scope of work for this appraisal is defined by the complexity of this appraisal assignment and the
`reporting requirements of this appraisal report form, including the following definition of market value, statement of
`assumptions and limiting conditions, and certifications. The appraiser must, at a minimum: (1) perform a complete visual
`inspection of the interior and exterior areas of the subject property, (2) inspect the neighborhood, (3) inspect each of the
`comparable sales from at least the street, (4) research, verify, and analyze data from reliable public and/or private sources,
`and (5) report his or her analysis, opinions, and conclusions in this appraisal report.
`
`INTENDED USE: The intended use of this appraisal report is for the lender/client to evaluate the property that is the
`subject of this appraisal for a mortgage finance transaction.
`
`INTENDED USER: The intended user of this appraisal report is the lender/client.
`
`DEFINITION OF MARKET VALUE: The most probable price which a property should bring in a competitive and open
`market under all conditions requisite to a fair sale, the buyer and seller, each acting prudently, knowledgeably and assuming
`the price is not affected by undue stimulus. Implicit in this definition is the consummation of a sale as of a specified date and
`the passing of title from seller to buyer under conditions whereby: (1) buyer and seller are typically motivated; (2) both
`parties are well informed or well advised, and each acting in what he or she considers his or her own best interest; (3) a
`reasonable time is allowed for exposure in the open market; (4) payment is made in terms of cash in U. S. dollars or in terms
`of financial arrangements comparable thereto; and (5) the price represents the normal consideration for the property sold
`unaffected by special or creative financing or sales concessions* granted by anyone associated with the sale.
`
`*Adjustments to the comparables must be made for special or creative financing or sales concessions. No adjustments are
`necessary for those costs which are normally paid by sellers as a result of tradition or law in a market area; these costs are
`readily identifiable since the seller pays these costs in virtually all sales transactions. Special or creative financing
`adjustments can be made to the comparable property by comparisons to financing terms offered by a third party institutional
`lender that is not already involved in the property or transaction. Any adjustment should not be calculated on a mechanical
`dollar for dollar cost of the financing or concession but the dollar amount of any adjustment should approximate the market’s
`reaction to the financing or concessions based on the appraiser’sjudgment.
`
`STATEMENT OF ASSUMPTIONS AND LIMITING CONDITIONS: The appraiser’s certification in this report is
`subject to the following assumptions and limiting conditions:
`
`1. The appraiser will not be responsible for matters of a legal nature that affect either the property being appraised or the title
`to it, except for information that he or she became aware of during the research involved in performing this appraisal. The
`appraiser assumes that the title is good and marketable and will not render any opinions about the title.
`
`2. The appraiser has provided a sketch in this appraisal report to show the approximate dimensions of the improvements.
`The sketch is included only to assist the reader in visualizing the property and understanding the appraisefs determination
`of its size.
`
`3. The appraiser has examined the available flood maps that are provided by the Federal Emergency Management Agency
`(or other data sources) and has noted in this appraisal report whether any portion of the subject site is located in an
`identified Special Flood Hazard Area. Because the appraiser is not a surveyor, he or she makes no guarantees, express or
`implied, regarding this determination.
`
`4. The appraiser will not give testimony or appear in court because he or she made an appraisal of the property in question,
`unless specific arrangements to do so have been made beforehand, or as otherwise required by law.
`
`5. The appraiser has noted in this appraisal report any adverse conditions (such as needed repairs, deterioration, the
`presence of hazardous wastes, toxic substances, etc.) observed during the inspection of the subject property or that he or
`she became aware of during the research involved in performing this appraisal. Unless othenlvise stated in this appraisal
`report, the appraiser has no knowledge of any hidden or unapparent physical deficiencies or adverse conditions of the
`property (such as, but not limited to, needed repairs, deterioration, the presence of hazardous wastes, toxic substances,
`adverse environmental conditions, etc.) that would make the property less valuable, and has assumed that there are no such
`conditions and makes no guarantees or warranties, express or implied. The appraiser will not be responsible for any such
`conditions that do exist or for any engineering or testing that might be required to discover whether such conditions exist.
`Because the appraiser is not an expert in the field of environmental hazards. this appraisal report must not be considered as
`
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`of the improvements in factual, specific terms. I identified and reported the physical deficiencies that could affect the
`livability, soundness, or structural integrity of the property.
`
`3. I performed this appraisal in accordance with the requirements of the Uniform Standards of Professional Appraisal
`Practice that were adopted and promulgated by the Appraisal Standards Board of The Appraisal Foundation and that were in
`place at the time this appraisal report was prepared.
`
`4. I developed my opinion of the market value of the real property that is the subject of this report based on the sales
`comparison approach to value. I have adequate comparable market data to develop a reliable sales comparison approach
`for this appraisal assignment. I further certify that I considered the cost and income approaches to value but did not develop
`them, unless otherwise indicated in this report.
`
`5. I researched, verified, analyzed, and reported on any current agreement for sale for the subject property, any offering for
`sale of the subject property in the twelve months prior to the effective date of this appraisal, and the prior sales of the subject
`property for a minimum of three years prior to the effective date of this appraisal, unless otherwise indicated in this report.
`
`6. I researched, verified, analyzed, and reported on the prior sales of the comparable sales for a minimum of one year prior
`to the date of sale of the comparable sale, unless otherwise indicated in this report.
`
`7. I selected and used comparable sales that are locationally, physically, and functionally the most similar to the subject
`property.
`
`8. l have not used comparable sales that were the result of combining a land sale with the contract purchase price of a home
`that has been built or will be built on the land.
`
`9. I have reported adjustments to the comparable sales that reflect the market's reaction to the differences between the
`subject property and the comparable sales.
`
`10. l verified, from a disinterested source, all information in this report that was provided by parties who have a financial
`interest in the sale or financing of the subject property.
`
`11. l have knowledge and experience in appraising this type of property in this market area.
`
`12. I am aware of, and have access to, the necessary and appropriate public and private data sources, such as multiple listing
`services, tax assessment records, public land records and other such data sources for the area in which the property is
`located.
`
`13. I obtained the information, estimates, and opinions furnished by other parties and expressed in this appraisal report from
`reliable sources that I believe to be true and correct.
`
`14. I have taken into consideration the factors that have an impact on value with respect to the subject neighborhood, subject
`property, and the proximity of the subject property to adverse influences in the development of my opinion of market value. I
`have noted in this appraisal report any adverse conditions (such as, but not limited to, needed repairs, deterioration, the
`presence of hazardous wastes, toxic substances, adverse environmental conditions, etc.) observed during the inspection of
`the subject property or that I became aware of during the research involved in performing this appraisal. I have considered
`adverse conditions in my analysis of the property value, and have reported on the effect of the conditions on the value and
`
`marketability of the subjectproperty.
`
`15. I have not knowingly withheld any significant information from this appraisal report and, to the best of my knowledge, all
`statements and information in this appraisal report are true and correct.
`
`16. I stated in this appraisal report my own personal, unbiased, and professional analysis, opinions, and conclusions, which
`are subject only to the assumptions and limiting conditions in this appraisal report.
`
`17. l have no present or prospective interest in the property that is the subject of this report, and I have no present or
`prospective personal interest or bias with respect to the participants in the transaction. I did not base, either partially or
`completely, my analysis and/or opinion of market value in this appraisal report on the race, color, religion, sex, age, marital
`status, handicap, familial status, or national origin of either the prospective owners or occupants of the subject property or of
`the present owners or occupants of the properties in the vicinity of the subject property or on any other basis prohibited by law.
`
`18. My employment and/or compensation for performing this appraisal or any future or anticipated appraisals was not
`conditioned on any agreement or understanding, written or othenrvise, that I would report (or present analysis supporting) a
`predetermined specific value, a predetermined minimum value, a range or direction in value, a value that favors the cause of
`any party, or the attainment of a specific result or occurrence of a specific subsequent event (such as approval of a pending
`mortgage loan application).
`
`19. I personally prepared all conclusions and opinions about the real estate that were set forth in this appraisal report. lfl
`relied on significant real property appraisal assistance from any individual or individuals in the performance of this appraisal
`or the preparation of this appraisal report, I have named such individual(s) and disclosed the specific tasks performed in this
`annraical rnnnrf I hart-if” fhaf- gnu individual an named ic nualifinrf I'n nor-Farm Han faclz:
`I haun nnf- anfhnri-ynd anunnn in malla
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`relations, news, sales, or other media).
`
`22. I am aware that an disclosure or distribution of this appraisal report by me or the lender/client may be subject to certain
`laws and regulations.
`urther, I am also subject to the provisions of the Uniform Standards of Professional Appraisal Practice
`that pertain to disclosure or distribution by me.
`
`23. The borrower, another lender at the request of the borrower, the mortgagee or its successors and assigns, mortgage
`insurers, government sponsored enterprises, and other secondary market participants may rely on this appraisal report as part
`of any mortgage finance transaction that involves any one or more of these parties.
`
`24. If this appraisal report was transmitted as an “electronic recor " containing my “electronic signature," as those terms are
`defined in applicable federal and/or state laws (excluding audio and video recordings), or a facsimile transmission of this
`appraisal report containing a copy or representation of my signature, the appraisal report shall be as effective, enforceable and
`valid as if a paper version of this appraisal report were delivered containing my original hand written signature.
`
`25. Any intentional or negligent misrepresentation(s) contained in this appraisal report may result in civil liability and/or
`criminal penalties including, but not limited to, fine or imprisonment or both under the provisions of Title 18, United States
`Code, Section 1001, et seq., or similar state laws.
`
`SUPERVISORY APPRAISER’S CERTIFICATION: The Supervisory Appraiser certifies and agrees that:
`
`| directly supervised the appraiser for this appraisal assignment, have read the appraisal report, and agree with the
`1.
`appraiser’s analysis, opinions, statements, conclusions, and the appraiser’s certification.
`
`I accept full responsibility for the contents of this appraisal report including, but not limited to, the appraiser’s analysis,
`2.
`opinions, statements, conclusions, and the appraiser’s certification.
`
`3. The appraiser identified in this appraisal report is either a sub-contractor or an employee of the supervisory appraiser (or
`the appraisal firm)
`is qualified to perform this appraisal, and is acceptable to perform this appraisal under the applicable state
`law.
`
`4. This appraisal report complies with the Uniform Standards of Professional Appraisal Practice that were adopted and
`promulgated by the Appraisal Standards Board of The Appraisal Foundation and that were in place at the time this appraisal
`report was prepared.
`
`5. If this appraisal report was transmitted as an “electronic record” containing my “electronic signature,” as those terms are
`defined in applicable federal and/or state laws (excluding audio and video recordings), or a facsimile transmission of this
`appraisal report containing a copy or representation of my signature, the appraisal report shall be as effective, enforceable
`and valid as if a paper version of this appraisal report were delivered containing my original hand written signature.
`
`APPRAISER
`
`SUPERVISORY APPRAISER (ONLY IF REQUIRED)
`
`
`Signature
`
`Name
`
`Signature
`Name
`
`Company Name
`Company Address
`
`
`Company Name
`Company Address
`
`Telephone Number
`Email Address
`
`Date of Signature and Report
`Effective Date of Appraisal
`State Certification #
`or State License #
`
`Telephone Number
`Email Address
`
`Date of Signature
`State Certification #
`or State License #
`State
`
`or Other (describe)
`State #
`
`State
`
`Expiration Date of Certification or License
`
`Expiration Date of Certification or License
`
`SUBJECT PROPERTY
`
`ADDRESS OF PROPERTY APPRAISED
`
`
`APPRAISED VALUE OF SUBJECT PROPERTY $
`LENDER/CLIENT
`
`I] Did not inspect subject property
`I] Did inspect exterior of subject property from street
`Date of Inspection
`
`|:I Did inspect interior and exterior cf subject property
`Date of Inspection
`
`

`

`UIIIIUIIII RC§IUUIIIICI HPIJICI§¢I “UPUIL
`This report form is designed to report an appraisal of a one-unit property or a one-unit property with an accessory unit; including a unit in a planned unit
`development (PUD), based on an interior and exterior inspection of the subject property. This report form is not designed to report an appraisal of a
`manufactured home or a unit in a condominium or cooperative project.
`
`Use
`
`This report form is designed to report an appraisal of a one-unit prOperty or a one-unit property with an accessory unit; including a unit in a planned unit
`development (PUD), based on an interior and exterior inspection of the subject property. This report form is not designed to report an appraisal of a
`manufactured home or a unit in a condominium or cooperative project.
`
`Modifications, Additions, or Deletions
`This appraisal report is subject to the scope of work, intended use, intended user, definition of market value, statement of assumptions and limiting conditions,
`and certifications contained in the report form. Modifications, additions, or deletions to the intended use, intended user, definition of market value, or
`assumptions and limiting conditions are not permitted. The appraiser may expand the scope of work to include any additional research or analysis necessary
`based on the complexity of this appraisal assignment. Modifications or deletions to the certifications are also not permitted. However, additional certifications
`that do not constitute material alterations to this appraisal report, such as those required by law or those related to the appraiser's continuing education or
`membership in an appraisal organization are permitted.
`
`Scope of Work
`The scope of work for this appraisal is defined by the complexity of this appraisal assignment and the reporting requirements of this appraisal report form,
`including the following definition of market value, statement of assumptions and limiting conditions, and certifications. The appraiser must, at a minimum: (1)
`perform a complete visual inspection of the interior and exterior areas of the subject property, (2) inspect the neighborhood, (3) inspect each of the
`comparable sales from at least the street, (4) research, verify, and analyze data from reliable public and/or private sources, and (5) report his or her analysis,
`opinions, and conclusions in this appraisal report.
`
`Required Exhibits
`
`0
`
`.
`
`.
`
`A street map that shows the location of the subject property and of all comparables that the appraiser used;
`
`An exterior building sketch of the improvements that indicates the dimensions. The appraiser must also include calculations to show how he or she
`arrived at the estimate for gross living area. A floor plan sketch that indicates the dimensions is required instead of the exterior building or unit sketch if
`the floor plan is atypical or functionally obsolete, thus limiting the market appeal for the property in comparison to competitive properties in the
`neighborhood;
`
`Clear, descriptive photographs (either in black and white or color) that show the front, back, and a street scene of the subject property, and that are
`appropriately identified. (Photographs must be originals that are produced either by photography or electronic imaging);
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`Clear, descriptive photographs (either in black and white or color) that show the front of each comparable sale and that are appropriately identified.
`Generally, photographs should be originals that are produced by photography or electronic imaging; however, copies of photographs from a multiple
`listing service or from the appraiser's files are acceptable if they are clear and descriptive;
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`Any other data-—as an attachment or addendum to the appraisal report form--that are necessary to provide an adequately supported opinion of market
`value.
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