BROWNSTONE APPRAISAL
`154 Waterville Road, Farmington, CT 06032
`
`DOCKET NO. NNH-CV17-6069903-S
`
`U.S. BANK NATIONAL ASSOCIATION,AS TRUSTEE,
`SUCCESSOR IN INTEREST TO BANK OF AMERICA, NATIONAL
`ASSOCIATION AS TRUSTEE, SUCCESSOR BY MERGER TO
`LASALLE BANK NATIONAL ASSOCIATION, AS TRUSTEE FOR
`STRUCTURED ASSET INVESTMENT LOAN TRUST
`MORTGAGE PASS-THROUGH CERTIFICATES, SERIES 2004-8
`VS.
`
`RAFAEL SOLANO JR, ET AL
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`>
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`:
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`:
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`>
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`|, Michael F. Smith, being duly sworn, depose and say:
`
`OATH OF APPRAISER
`
`Telephone (860) 677-7251
`
`SUPERIOR COURT
`
`J.D. OF NEW HAVEN
`
`AT NEW HAVEN
`
`10/12/2018
`
`1.
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`2.
`
`| am licensed andcertified by the State of Connecticut as a real estate appraiser.
`
`|am familiar with real estate property values in the City of Meriden.
`
`3. At the request of the Plaintiff, | performed an appraisal of the property located at,
`243 Ann St, Meriden, CT 06450-6101.
`
`4. My appraisal report, dated 10/12/2018, is attached hereto and made a part hereof.
`the opinion that the property therein described has a value,as follows:
`
`| am of
`
`Value of Land
`Value of Building
`Total Value of Property
`
`$35,000.00
`$140,000.00
`$175,000.00
`
`Effective as of
`
`10/11/2018
`
`5. | request a fee of $300.00 for the appraisal services rendered.
`Gy gel 3% th, SOF
`Michael F. Smith, Certified Residential Appraiser
`License Number:
`#RCR.0000501
`Address:
`154 Waterville Road
`Farmington, CT 06032
`10/12/2018
`
`Dated:
`
`Subscribed and sworn to before me this 12th day of October, 2018.
`
`
`eC Gctl
`
`Audrey L Smith, Notary Public
`My Commission Expires: 7/31/2020
`
`'
`
`
`
`
`
`APPRAISAL OF REAL PROPERTY
`
`LOCATED AT
`243 Ann St
`Meriden, CT 06450-6101
`
`FOR
`
`McCalla RaymerLeibert Pierce, LLC
`50 Weston Street
`Hartford, CT 06120
`
`Brownstoneappraisal@comcast.net
`
`BY
`Michael F. Smith, RCR.501
`Brownstone Appraisal
`154 Waterville Road
`Farmington, CT 06032
`(860) 677-7251
`
`OPINION OF VALUE
`175,000.00
`
`AS OF
`10/11/2018
`
`Form GA1V - "TOTAL"appraisal software by a la mode,inc. - 1-800-ALAMODE
`
`
`
`BrownstoneAppraisal
`
`RESIDENTIAL APPRAISAL REPORT FileNo: 0032154
`
`Property Address:
`243 Ann St
`City: Meriden
`State: CT
`Zip Code: 06450-6101
`
`™ County: New Haven
`Legal Description: +See attached legal description
`
`Assessor's Parcel #:
`see attached assessmentinformation
`oO
`-
`aT
`Ww
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`a Tax Year: N/A
`R.E. Taxes: $ N/A
`Special Assessments: $ unknown
`Borrower(if applicable):
`not applicable
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`z Current Ownerof Record:
`Solano
`Occupant:
`Owner
`Tenant
`Vacant
`Manufactured Housing
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`HOA: $ unknown
`PUD
`Condominium
`Project Type:
`Cooperative
`Other (describe)
`per year
`per month
`
`not applicable
`Tract: 1711.00
`MapReference: see attached
`Market AreaName:
`Census
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`
`
`
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`The purposeofthis appraisalis to develop an opinionof:
`DX) Market Value (as defined), or
`other type of value (describe)
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`
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`XX) Current(the Inspection Date is the Effective Date)
`This report reflects the following value (if not Current, see comments):
`Retrospective
`Prospective
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`5 Approachesdevelopedforthis appraisal: Income Approach_(See Reconciliation Comments and Scope of Work)__[X] Sales Comparison Approach Cost Approach
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`Leased Fee
`Other (describe)
`= Property Rights Appraised:
`DX Fee Simple
`Leasehold
`
`S Intended Use: The intended useofthis appraisal report is for the client to evaluate the propertythat is the subjectof this appraisalfor a
`@|
`foreclosure.
`
`g Intended User(s) (by nameortype):
`Theclient is the only intended userof this report.
`
`
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`Client:|McCalla Raymer Leibert Pierce, LLC Address: 50 Weston Street, Hartford, CT 06120
`
`
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`Appraiser:—Michael F. Smith, RCR.501 Address: 154 Waterville Road, Farmington, CT 06032
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`
`Changein Land Use
`Predominant
`DX Suburban
`One-Unit Housing
`Present Land Use
`Location:
`Urban
`Rural
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`Built up: AGE|One-UnitDX Over 75% 25-75% Under 25% Occupancy PRICE %| DX) Not Likely
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`Z| Growthrate: (yrs)|2-4 Unit %|[|Likely *Rapid &X Stable Slow Owner $(000) In Process *
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`%| * To:
`Tenant
`75
`Low
`1
`Multi-Unit
`Increasing
` X Stable
`Declining
`2 Property values:
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`= Demand/supply: Vacant (0-5%)|250+Shortage &X In Balance Over Supply High 100+ |Comm'l %
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`9 Marketing time: Vacant (>5%)|varies[<) Under 3 Mos. [X) 3-6 Mos. Over 6 Mos. Pred varies |vacant bo
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`a Market Area Boundaries, Description, and Market Conditions(including support for the above characteristics and trends):
`The subject is located in an area
`<t| where mostproperties appeared in average condition. Behind the subject there is a parcel that appears to contain vacant land, abandoned
`vu greenhouses and a closedretail store.
`It is assumed that
`the subject is adequately buffered from this property and that any activities there
`< do not adversely affect the subject. The location is convenient to shopping and employment. Public transportation is available in the city.
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`<a
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`see attached legal description
`Site Area:
`.36 acres
`Dimensions:
`
`
`see attached assessmentinformation
`Description:
`residential
`ZoningClassification:
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`Zoning Compliance:
`Legal
`Legal nonconforming (grandfathered)
`Illegal
`No zoning
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`Have the documents been reviewed?
`Yes
`$ assumed $o /
`Yes
`No %€ Unknown
`No
`Ground Rent(if applicable)
`Are CC&Rsapplicable?
`
`
`
` [X) Present use, or
`Otheruse(explain) According to the attached assessmentinformation, which is assumed to
`Highest & Best Use as improved:
`be correct, the subject is a single family residential property that is located in a residential zone.
`
`Actual Use asofEffective Date:+single family residential Use as appraisedin this report:+single family residential
`
`=| Summary of Highest & Best Use:~~Assuming that the subject's lot is not subdividable, that the subjectis either a legal or a legal nonconforming
`
`9° property and that the subject is not suitable for an alternative use the subject's highest and best use is estimated to be its current use as
`& shownin the attached assessmentinformation.
`
`
`ns Utilities Off-site Improvements—Type Public Private|TopographyPublic Other Provider/Description —slopin
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`®|Electricity x Street asphalt x Size typical for area
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`x
`QO} Gas
`unknown
`Curb/Gutter yes
`Shape
`regular
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`iE Water
`none
`Sidewalk
`unknown
`Drainage
`assume adequate
`
`
`
`x
`Street Lights yes
`unknown
`| Sanitary Sewer
`View
`typical
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`DX)
`Alle
`no
`Storm Sewer
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`Other (describe)
`UndergroundUtilities
`DX) Inside Lot
`Corner Lot
`Othersite elements:
`Cul de Sac
`
`
`
`FEMA Map Date 12/17/2010
`FEMA Map #_09009C0168H
`Yes ><) No FEMA Flood Zone x
`FEMA Spec'l Flood Hazard Area
`The subject's site appears adequate.
`Site Comments:
`If the subject has covenants, conditions and restrictions (CC&Rs) they were not made
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`available to me and therefore were not reviewed. If the subject has CC&Rsit is assumedthat they are typical and that they do not affect the
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`subject's value or marketability relative to the comparables usedin this report.
`It is also assumed that the subject does not have a ground
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`rent.
`
`
`Heating
`None
`Basem*nt
`Foundation
`Exterior Description
`General Description
`
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`
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`# of Units Acc.Unit|Foundation1 unknown Slab see attached |AreaSq.Ft. see attached| Type assume adequate
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`# of Stories see attached|Fuel2 Exterior Walls mixed Crawl Space see attached |%Finished assumetypical
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`Type DX Det. see attached|CeilingAtt. Roof Surface shingle Basem*nt unknown
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`Design (Style) old style Sump Pump|_|unknown—|WallsGutters & Dwnspts. yes unknown Cooling
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`& Existing Proposed Und.Cons.|Window Type unknown_|Floortypical Dampness unknown Central no central air
`
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`built: 1947
`2 Actual Age (Yrs.
`Storm/Screens
`unknown
`unknown
`Settlement
`unknown
`Outside Entry unknown
`Other
`
`
`
`
`2 Effective Age (Yrs.)
`not applicable
`Infestation
`unknown
`
`Attic
`None} Amenities
`Car Storage
`S|
`Interior Description
`Appliances
`None
`
`
`
`
`
`Stairs
`Fireplace(s) # see attached Woodstove(s) # unknown
`|Garage
`#ofcars ( 2
`uw Floors
`assumetypical
`Refrigerator
`Tot)
`
`Drop Stair
`Patio
`see attached
`Attach.
`° Walls
`assumetypical
`Range/Oven
`
`Scuttle
`Deck
`see attached
`Detach,
`2
`= Trim/Finish
`assumetypical
`Disposal
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`
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`
` assume typical Dishwasher tu|Bath Floor Doorway Porch see attached Bit.-In
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`Floor
`Fence
`see attached
`Carport
`S Bath Wainscot assume typical
`Fan/Hood
`
`Heated
`Pool
`see attached
`Driveway yes
`u.| Doors
`assume typical
`Microwave
`
`S Washer/Dryer_[_]]Finished Surface
`
`
`QO} Finished area above grade contains:
`6 Rooms
`3 Bedrooms
`1.5 Bath(s)
`1,696 Square Feet of GrossLiving Area Above Grade
`
`The subject's additional features appear and are assumedtobetypical.
`& Additional features:
`
`
`Describe the condition of the property (including physical, functional and external obsolescence):
`This appraisal is based on an exterior inspection of the
`
`subject that was done from the street and the attached assessmentinformation. Except for the roof, which may beolder, the subject's
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`exterior appeared in average condition. This appraisal assumesthat the subject's overall condition is average. Unless a condition
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`adjustmentis made, it is estimated and assumed that the subject and the comparables usedin this report are in similar condition. Because
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`this appraisal is based on an exterior inspection from the street information about the subject's interior is either unknownoris knownonly to
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`the extent that this information is provided in the attached assessmentinformation.
`It is assumed that the subject's interioris typical and
`similar to the interiors of the comparables usedin this report.
`Copyright© 2007 by a la mode,inc. This form may be reproduced unmodified without written permission, however, a la mode,inc. must be acknowledged andcredited.
`RESI DENTIAL
`Form GPRES2- "TOTAL"appraisal software by a la mode,inc. - 1-800-ALAMODE
`3/2007
`
`
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`a 2
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`a
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`FileNo.: 0032151
`RESIDENTIAL APPRAISAL REPORT
`
`Myresearch
`
`
`did
`[X) did not reveal any prior sales ortransfers of the subject property for the three years prior to the effective date of this appraisal.
`Attached assessmentinformation.
`Data Source(s):
`
`1st Prior Subject Sale/Transfer
`Analysis of sale/transfer history and/or any current agreementof sale/listing:
`lam not aware of any agreements of
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`sale, options orlistings of the subject during the past three years.
`Date:
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`=|Price:
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`w Source(s):
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`2nd Prior Subject Sale/Transfer
`o
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`Date:
`| Price:
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`Source(s):
`
`SALES COMPARISON APPROACH TO VALUE (if developed
`The Sales Comparison Approach wasnot developedforthis appraisal.
`
`
`COMPARABLE SALE # 1
`FEATURE
`SUBJECT
`COMPARABLE SALE # 2
`COMPARABLESALE # 3
`Address 243 Ann St
`426 South Curtis Street
`62 South Broad Terrace
`139 Belvedere Drive
`
`Meriden, CT
`Meriden, CT
`Meriden, CT
`Meriden, CT
`
`Proximity to Subject
`0.49 miles SW
`1.27 miles SW
`1.08 miles NE
`
`
`
`
`Sale Price
`$
`N/A\
`$
`149,900
`$
`175,000
`$
`170,000
`$101.19 /sq.ft.
`$133.18 /sq.ft.
`111.53 /sa.ft.
`Sale Price/GLA
`$
`N/A/sgft|$
`Data Source(s)
`
`multiple listing serviceattached assmt. info.|multiple listing service multiple listing service
`
`inspection from street
`Verification Source(s)
`assessment record or corelogic
`_|assessment record or corelogic
`|assessmentrecord or corelogic
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`VALUE ADJUSTMENTS
`DESCRIPTION
`+(-) $ Adjust.
`DESCRIPTION
`+(-) $ Adjust.
`DESCRIPTION
`+(-) $ Adjust.
`DESCRIPTION
`Sales or Financing
`
`Concessions
`N/A
`none known
`N/A|none known
`N/Ajnone known
`N/A
`
`Date of Sale/Time
`10/11/18
`4/11/18
`N/A|8/21/18
`N/A} 1/29/18
`N/A
`
`Rights Appraised
`fee simple
`fee simple
`fee simple
`fee simple
`
`Location
`average
`average
`average
`average
`
`Site
`36 acres
`.17 acres
`N/A|.28 acres
`N/A|.27 acres
`N/A
`
`View
`typical
`typical
`typical
`typical
`
`Design (Style)
`old style
`cape cod
`N/Alcape cod
`N/Alcape cod
`N/A
`
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`Quality of Construction|average average average average
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`
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`Age
`built: 1947
`built: 1942
`N/A]built: 1949
`N/A] built: 1955
`N/A
`
`Condition
`average
`average
`average
`average
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`
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`Above Grade Total|Bdrms| Baths|Total|Bdrms| Total|Bdrms| Total|Bdrms|Baths Baths Baths
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`Room Count 7|46 3 1.5 6 3 1 2,500| 7 3 1.5 N/A] 1.5 N/A\
`
`
`GrossLiving Area
`1,696 sq.ft.
`1,344 sq.ft.
`8,800
`1,314 sq.ft.
`9,550
`1,680 sq.ft.
`400
`Basem*nt & Finished
`
`RoomsBelow Grade
`full basem*nt
`full basem*nt
`full basem*nt
`full basem*nt
`
`FunctionalUtility
`average
`average
`average
`average
`
`Heating/Cooling
`no central air
`no central air
`no central air
`no central air
`
`
`| Energy Efficient items_|typical typical typical typical
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`
`
`9 Garage/Carport
`2 detached
`1 basem*nt
`4,500/0 garages
`6,000]1 attached
`3,000
`
`9 Porch/Patio/Deck
`typical
`typical
`typical
`typical
`
`o Fireplaces
`1 fireplace
`1 fireplace
`2 fireplaces
`-1,500|0 fireplaces
`1,500
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`&2|
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`a u
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`14,050) X+
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`-
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`|$
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`4,900
`
`|z9
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`°Qa B
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`x +
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`-
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`|$
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`15,800] + -_|$
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`a
`ly
`S| Net Adjustment (Total)
`a Adjusted Sale Price
`174,900
`$
`189,050)
`$
`165,700)
`$
`a of Comparables
`The comparables are multiple listed sales that share similarities with the subject. Based ontheir
`= Summary of Sales Comparison Approach
`| adjusted sale prices and considering that the subject's roof may be older my estimated value is $175,000.00. Adjustments in the room count
`
`category were made fordifferences in the number of baths. Adjustments in the garage category were madeusing a rate of $3,000.00 per
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`attached and detached garage and $1,500.00 per basem*nt garage.
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`Indicated Value by Sales Comparison A
`(RESIDENTIAL
`
`175,000.
`roach $
`Copyright© 2007 by a la mode,inc. This form may be reproduced unmodified without written permission, however, a la mode,inc. must be acknowledged andcredited.
`3/2007
`Form GPRES2 - "TOTAL"appraisal software by a la mode,inc. - 1-800-ALAMODE
`
`
`
`FileNo.:_0032151
`RESIDENTIAL APPRAISAL REPORT
`COST APPROACH TO VALUE (if developed
`DX) The Cost Approach was not developedforthis appraisal.
`
`Provide adequate information forreplication of the following cost figures and calculations.
`
`The estimated site value assumesthat the
`Support for the opinion of site value (summary of comparable landsales or other methodsforestimating site value):
`
`attached assessmentinformation is correct.
`It also assumes that the subject's site is not subdividable and it is based on the sales
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`comparison approachand also considers current listing information. Because there have been few recent nearby multiple listed land sales
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`there is some uncertainty associated with the land value estimate but other land value approachesappear lessreliable than the sales
`
`comparison approachin this situation. Because the sales comparison approachis used in this appraisal to estimate the subject's total value
`
`
`the land value estimate does notaffect the final value estimate.
`
`ESTIMATED
`REPRODUCTION OR
`REPLACEMENT COST NEW
`OPINION OF SITE VALUE
`
`
`
`
`
`Source of cost data:
`DWELLING
`Sq.Ft. @ $
`
`Quality rating from cost service:
`Sq.Ft. @ $
`Effective date of cost data:
`
`Comments on Cost Approach (grossliving area calculations, depreciation, etc.):
`Sq.Ft. @ $
`
`Becauseof the subject's age and the uncertainty associated with
`Sq.Ft. @ $
`
`accurately estimating its reproduction or replacementcost, total
`Sq.Ft. @ $
`
`depreciation from all sources and land value the cost approachis not
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`applicablein this situation.
`Sq.Ft. @ $
`
`Functional
`
` aS
`
`
`
`External
`
`
`Depreciated Cost of Improvements
`
`“As-is' Value of Site lmprovements == =$
`
`
`
`|INDICATED VALUEBYCOSTAPPROACH =$
`Years
`Estimated Remaining EconomicLife (if required):
`DX) The Income Approach wasnot developedfor this appraisal.
`INCOME APPROACHTO VALUE (if developed
`
`Estimated Monthly Market Rent $
`N/A
`X Gross Rent Multiplier
`N/A
`=$
`not applicable
`Indicated Value by Income Approach
`
`Summary of Income Approach(including support for market rent and GRM):
`Becauseofthe lack of adequate andreliable rental data for properties similar
`
`to the subject that were rented at fair market rents at the time of their sales the income approachis not applicable in this situation.
`
`
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`
`
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`The Subject is part of a Planned Unit Development.
`PROJECT INFORMATION FOR PUDs(if applicable’
`
`
`Legal Name of Project:
`
`Not applicable
`Describe common elements andrecreational facilities:
`
`
`
`
`not applicable
`
`not applicable
`Income Approach(if developed)$
`not applicable
`Cost Approach(if developed) $
`175,000.
`Indicated Value by: Sales Comparison Approach$
`
`Final Reconciliation The estimated value is based on the sales comparison approach. The cost and income approachesare not applicable in this
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`situation.
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`
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`the improvements have been
`to completion per plans and specifications on the basis of a Hypothetical Condition that
`subject
`This appraisal
`is made X] "asis",
`
`
`subject to the following repairs or alterations on the basis of a Hypothetical Condition that the repairs or alterations have been completed,
`completed,
`
`
`
`subject
`
`to
`the following required inspection based on the Extraordinary Assumption that the condition or deficiency does not require alteration or repair:
`
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`Scope of Work
`Map Addenda
`Hypothetical Conditions
`Contact:
`
`APPRAISER
`
`DX Limiting CondCertifications
`DX Additional Sales
`DX Extraordinary Assumptions
`
`
`
`COSTAPPROACH
`
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`is also subject to other Hypothetical Conditions and/or Extraordinary Assumptions as specified in the attached addenda.
`&X This report
`Based on the degree of
`inspection of the subject property, as indicated below, 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:
`$
`175,000.00
`, asof:
`10/11/2018
`, 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.
`A true and complete copy of
`this report contains
`16
`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.
`
`Attached Exhibits:
`
`
`
`
`
`x Photograph Addenda
`Narrative Addendum
`
`Flood Addendum
`Cost Addendum
`DX Oath/affidavit of appraiser
`DX Additional Comments Page
`Client Name:
`McCalla RaymerLeibert Pierce, LLC
`Address:
`_50 Weston Street, Hartford, CT 06120
`SUPERVISORY APPRAISER (if required)
`or CO-APPRAISER (if applicable)
`
`
`
`
`
`
`
`Sketch Addendum
`Manuf. House Addendum
`
`
`Appraiser Name: Michael F. Smith, RCR.501
`Co-Appraiser Name:
`
`Company: Brownstone Appraisal
`Company:
`
`Phone:
`(860) 677-7251
`Phone:
`Fax:
`(860) 677-7461
`
`E-Mail: Brownstoneappraisal@comcast.net
`E-Mail:
`
`Date of Report (Signature):
`10/12/2018
`Date of Report (Signature):
`
`License or Certification #:
`RCR.501
`License or Certification #:
`State: CT
`
`
`Designation:+Connecticut Certified Residential Appraiser #RCR.501 Designation:
`
`
`
`
`
`
`Expiration Date of License orCertification:
`04/30/2019
`Expiration Date of License orCertification:
`
`
`
`
`
`
`
`
`
`
`
`
`
`
`
`
`Inspection of Subject: None|Inspection of Subject:Interior & Exterior DX Exterior Only Interior & Exterior Exterior Only
`Date of Inspection:
`10/11/2018
`Date 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 andcredited.
`RESI DENTIAL
`Form GPRES2- "TOTAL"appraisal software by a la mode,inc. - 1-800-ALAMODE
`3/2007
`
`BijAwk 2. Anity, #50/
`
`sunnyo
`
`
`
`
`
`
`
` Copyright© 2007 by a la mode,inc. This form may be reproduced unmodified without written permission, however, a la mode,inc. must be acknowledged andcredited.
`
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`
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`let Adjustment(Total)
`Adjusted Sale Price
`of Comparables
`Summary of Sales Comparison Approach
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`u—
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`x=
`Go
`<x
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`ira
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`
`FileNo.: 0032151
`ADDITIONAL COMPARABLE SALES
`COMPARABLE SALE # 4 COMPARABLESALE # 6 COMPARABLE SALE # 5
`
`FEATURE
`SUBJECT
`
`391 Gravel Street
`28 AdamsStreet
`20 Brookdale Road
`Address 243 Ann St
`
`Meriden, CT
`Meriden, CT
`Meriden, CT
`1.39 miles NE 1.04 miles SW
`
`Proximity to Subject
`Sale Price
`
`
`
`
`Sale Price/GLA
`N/A /sq.ft.
`137.05/sq.ft.
`$
`128.01 /sa.ft.
`$
`112.28 /sq.ft.
`
`attached assmt.info. multiple listing service
`multiple listing service
`Data Source(s)
`multiple listing service
`
`inspection from street
`Verification Source(s)
`assessmentrecord or corelogic
`_|assessment record or corelogic_|assessment record or corelogic
`
`VALUE ADJUSTMENTS
`DESCRIPTION
`DESCRIPTION
`+0$ Adjust.
`DESCRIPTION
`DESCRIPTION
`+(-) $ Adjust.
`+(-) $ Adjust.
`seller
`Sales or Financing
`
`N/A N/A\ N/Alnone known
`Concessions
`
`paid concession
`-7,500]none known
`
`10/11/18 N/A| N/A5/2/18 N/A|6/27/18
`
`
`Date of Sale/Time
`
`Rights Appraised
`fee simple
`
`Location
`average
`.36 acres
`Site
`
`View
`typical
`
`old style
`N/Alcape cod
`Design (Style)
`
`average
`Quality of Construction
`built: 1947 N/A] built: 1958
`
`Age
`
`Condition
`average
`average
`Total|Bdrms| Total|Bdrms| Baths Baths Bdrms| Baths Baths Bdrms|
`
`
`
`
`
`
`
`Above Grade
`
`
`
`
`
` 3
`
` 3
`6 1.5 3 1.5 3 2.5 1.5
`
`Room Count
`
`
`
`
`
`
`GrossLiving Area
`1,696 sq.ft.
`1,496 sq.ft.
`1,238 sq.ft.
`1,328 sq.ft.
`Basem*nt & Finished
`
`full basem*nt full basem*nt full basem*nt full basem*nt
`RoomsBelow Grade
`
`
`
`average
`average
`average
`FunctionalUtility
`no centralair no centralair central air
`
`
`Heating/Cooling
`-5,000]no central air
`
`typical
`Energy Efficient Items
`typical
`typical
`
`2 detached
`1 attached
`Garage/Carport
`6,000]1 attached
`typical
`Porch/Patio/Deck
`typical
`
`1 fireplace
`Fireplaces
`2 fireplaces 1,500)2fireplaces
`
`
`
`
`
`
`
`
`
`
`
`
`(RESIDENTIAL
`
`Form GPRES2.(AC) - "TOTAL" appraisal software by a la mode,inc. - 1-800-ALAMODE
`
`3/2007
`
`
`
`File No. 0032151
`Additional Comments
`
`Owner
`Solano
`
`Property Address 243 Ann St
`Meriden
`McCalla RaymerLeibert Pierce, LLC
`
`
`
`County New Haven
`
`State CT
`
`Zip Code 06450-6101
`
`COMPARABLESALEPRICES:
`The comparable sale prices provided in this report were obtained from the multiple listing service (MLS) and wereverified when
`possible with assessmentrecords or Corelogic. If the sale price reported bythelisting agent to the MLSis lowerthan the sale
`price found in assessment records or with Corelogicit is assumed that the price reported to the MLSis a net sale price, after
`seller concessions.In that situation the price reported to the MLSis the sale price usedin this report becauseit represents the
`net amountpaid for the comparable. On 7/2/09 the Connecticut Statewide Multiple Listing Service (CTMLS) stopped reporting
`seller concessions. According to the CTMLS, this action was taken becausea seller concession "is not defined under state law
`or regulation", the CTMLS does not know howto value "non-financial seller concessions" and the CTMLScould not determineif
`a seller concession constituted "confidential information". Adjustments for known seller concessions were made. If a sales
`concession adjustment was not madeit is assumed that the comparable wassold without one.
`
`PRIOR SALES OF COMPARABLES:
`Unless otherwise stated | am not awareof any othersales or transfers of the comparables during the one yearperiod prior to
`their sale dates providedin this report.
`
`ASSUMPTIONS COMMENTS:
`The Uniform Standards of Professional Appraisal Practice (USPAP) defines an extraordinary assumption as "an
`assignment-specific assumption as of the effective date regarding uncertain information used in an analysis which, if found to be
`false, could alter the appraiser's opinions or conclusions". All assumptions madein this report are extraordinary assumptions.
`
`PROPERTYAPPRAISED:
`If there is a discrepancy betweenthe legal description and the assessmentinformation includedin this report a title expert
`should be consulted. The property appraisedin this report is the property described in the attached assessmentinformation.
`
`EXPOSURETIME:
`Unless otherwise stated, the exposure time is the same amountof time as the marketing time indicated in this report. The
`exposure time and marketing time were estimated from multiple listing service data.
`
`SITE COMMENTS:
`According to the attached assessmentinformation, the subject has a .36 acre site. This appraisal assumesthat the two parcels
`describedin the attached legal description make up the subject's .36 acre site, that the subject's site is not subdividable and that
`the subject does notinclude an additional buildinglot.
`
`ENVIRONMENTALCONDITIONS:
`The readeris advised that | am not an expert in the field of environmental conditions and one should be consultedif an
`evaluation is desired. This appraisal assumes that the subject is a safe and healthy place in whichto live, that it does not have
`any significant adverse environmental conditions, that the comparables and the subject have similar environmental conditions
`and that the sale prices of the comparablesreflect the market's reaction to those conditions.
`
`CONDITION COMMENTS:
`The readeris advised that | am not a homeinspector or an engineerand this appraisal is not a homeinspection. | have
`performedonly a visual observation of the subject from the street and this appraisal cannot be relied upon to disclose conditions
`and/or defects in the property. My condition rating is an overall cosmetic appearance rating. This appraisal assumesthat the
`subject's structural and mechanical condition are satisfactory. It is also assumedthatall improvements made to the subject
`were completed in accordance with all applicable codes and that, unless a condition adjustment was made,
`the subject's
`cosmetic, structural and mechanical condition are similar to the cosmetic, structural and mechanical condition of the
`comparables usedin this report.
`If further evaluations, a home inspection or an engineer's report are desired experts should be
`consulted.
`
`Form TADD- "TOTAL" appraisal software by ala mode,inc. - 1-800-ALAMODE
`
`
`
`Solano
`Owner
`Property Address 243 Ann St
`Meriden
`
`County New Haven
`
`McCalla RaymerLeibert Pierce, LLC
`
`State CT
`
`Zip Code 06450-6101
`
`' FIRST PIECE:
`Acertainpiece orparcel ofland, togetherwith all thebuildingsandimprovements
`situatedin’theCityofMeriden,CountyofNewHavenandStateofConnecticut,onthesovtecly
`sideofAun Strect, a portion ofwhich is shown on “MapofProperty ofMary Civale, Aun Street,
`Meriden, Conn. May, 1947, Seale 1° = 2p’, H. EB. Daggett Civil Rngineer, Meriden, Conn.” on
`= theMeridenTownClerk'sOffice,andbeingmoreartlculartyboundedanddescribed,es
`WSs:
`NORTHERLY:
`on Ann Street, 81 feet;
`
`EASTERLY:
`by landnow orformerly ofIvaM. and JohnA. Urgo, 151.9 feet:
`SOUTHERLY: oieorformerlyofJohn J. Ferrigno endRalphA.Civale, 76.5
`WESTERLY:
`by land now orformerly ofRalphA. Civale, 156 feet.
`
`
`
`SECONDPIECE:
`
`A certainpiece orparcel ofland, togetherwith all the buildings and improvements thereon,
`situatedin the City ofMeriden, County ofNew Haven and State ofConnecticut, to the South of
`Ann Street Extension, and being more particularly bounded and described, as follows+
`:
`
`
`NORTHERLY:FIRSTPIECEby land nowor formerly ofGeorgeJ. Smith, Jr., beingthe
`;
`described herein, 76.5 feet, more orless;
`~
`EASTERLY:
`byland now orformerly ofRobert L. and BeverlyA. Baillargeon, 50 feet:
`SOUTHERLY:
`blendnoworformerlyofKogut-YaleFamasNursery,76feet,moreor
`less; and
`,
`
`“WESTERLY: bylandnoworformerlyofKogut-YeleFarmsNursery, 50 feet,
`
`Form SCNLGH- "TOTAL"appraisal software by a la mode,inc. - 1-800-ALAMODE
`
`
`
`Solano
`Owner
` Property Address 243 Ann St
`Meriden Zip Code 06450-6101 County New Haven State CT
`
`City
`
`
`
`Client McCalla RaymerLeibert Pierce, LLC
`
`10/2/2018
`
`gis.ci.meriden.ct.us/meriden/PrintAssessorCard.aspx?PIN=0227-099J-020T-0000&sql=4338&CardNumber=1
`
`~
`
`—_———-.y
`
`ESR irTsS
`
`CITY OF MERIDEN
`
`Property Information:
`
`Address: 243 ANN STEXT Map/Lot: 0227-099J-020T-0000
`
`Conve: tearation:
`
`SOLANO CYNTHIA
`
`Owner Address: 243 ANN STREET EXT
`MERIDEN, CT 06450
`
`Building Information:
`
`
`
`
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`
`
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`
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`. Bed|Year| Full|Half|Other Fire|Heat|Heat} Ext|FinishedRoof
`
`
`
`
`
`Card|Units|Rooms Grade|Type. .
`
`
`
`rooms| Built|Bath|Bath|Fixtures|Places|Type|Fuel| Mat Wall|Area
`
`
`
`Old
`BB
`1,696
`Brick
`Cc Si
`Oil) Asphalt
`Hot!
`1|
`1
`4
`1
`3| 1947
`6
`1
`1
`le
`Wtr
`
`
`Sub Area Summary:
`
`
`
`
`
`
`
`
`
`SubArea| Description|SketchedArea|Perimeter|AdjArea| Rate AreaValue
`
`
`
`BMT BAsem*nT|775 8.21000|$6,364.29112 775
`
`
`
`
`
`
`BMT BAsem*nT|50 30 50 |8.21000 $410.60
`
`
`
`
`FFL 54.75000|$42,428.621st FLOOR 775 112 775
`
`
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`FFL 1stFLOOR|96 54.75000|$5,255.6740 96
`
`
`
`
`FFL 54.75000|$2,737.331st FLOOR 50 30 |50
`
`
`
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`
`
`SFL
`2nd FLOOR
`[775
`112
`775
`54.75000 | $42,428.62
`WD 18.26000|$3,360.00WOODDECK| 184 /68 184
`
`
`
`
`
`|
`
`
`
`Special Features:
`Description
`GARAGE
`
`Assessed Value
`$10,700
`
`AppraisalInformation:
`
`1 District Name: OUTER DISTRICT District Mill Rate: 41.04
`Tax District:
`
`Current Values by Card Number
`
`Card|Building Value|Yarditems|Land Value Total Assessed
`
`1
`$79,200
`$10,700
`$79,200
`$169,100
`$118,370
`TOTAL PARCEL:
`$79,200
`
`Previous Year Totals
`Year|Building Value|Yard ltems|Land Value
`2017
`$79,200
`$10,700
`$79,200
`Special Land Value: $0
`
`
`Land Information:
`
`Type Lot Size|Lot Unit | Zoning* |
`
`Residential Improved
` Total Acreage:0.36
`*Confirm zoning with Planning Office.
`
`Zoningmapis the official document to determine zone.
`
`
`| Sale Date Sale Price | Deed Type
`Grantor
`Book Page
`Sales Information:
`
`5240|70|SOLANO RAFAELJR,| 9/14/2017 | $0 | Quit Ciaim
`2587 | 162
`|
`| 7/6/2000 | $124,000 |
`
`
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`http://gis.ci.meriden.ct.us/meriden/PrintAssessorCard.aspx?PIN=0227-099J-020T-0000&sql=4338&CardNumber=1
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`Form SCNLGH - "TOTAL"appraisal software by a la mode,inc. - 1-800-ALAMODE
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`$10,700
`
`$79,200
`
`$169,100
`
`$118,370
`
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`
`
`Solano
`Owner
`Property Address 243 Ann St
`City
`Meriden
`Client
`
`McCalla Raymer Leibert Pierce, LLC
`
`County New Haven
`
`State CT
`
`Zip Code 06450-6101
`
`10/2/2018
`Assessor's Permit
`History:
`
`gis.ci.meriden.ct.us/meriden/PrintAssessorCard.aspx?PIN=0227-099J-020T-0000&sql=4338&CardNumber=1
`
`Property Images
` [Building photo ‘Property Sketch
`
`
`
` 43380227-099J-020T-00001
`
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`a8
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`ol rl?
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`Form SCNLGH- "TOTAL"appraisal software by a la mode,inc. - 1-800-ALAMODE
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`
`
`Solano
`Owner
`Property Address 243 Ann St
`Meriden
`
`Comparable Photo Page
`
`McCalla RaymerLeibert Pierce, LLC
`
`Comparable 1
`426 South Curtis Street
`Prox. to Subject
`0.49 miles SW
`Sales Price
`149,900
`Gross Living Area
`1,344
`Total Rooms
`6
`Total Bedrooms
`3
`Total Bathrooms
`1
`Location
`average
`View
`typical
`Site
`.17 acres
`Quality
`average
`Age
`built: 1942
`
`built: 1955
`
`County New Haven
`
`State CT
`
`Zip Code 06450-6101
`
`Comparable 2
`62 South Broad Terrace
`Prox. to Subject
`1.27 miles SW
`Sales Price
`175,000
`Gross Living Area
`1,314
`Total Rooms
`7
`Total Bedrooms
`3
`Total Bathrooms
`1s
`Location
`average
`View
`typical
`Site
`.28 acres
`Quality
`average
`Age
`built: 1949
`
`Comparable 3
`139 Belvedere Drive
`Prox. to Subject
`1.08 miles NE
`Sales Price
`170,000
`Gross Living Area
`1,680
`Total Rooms
`7
`Total Bedrooms
`4
`Total Bathrooms
`1.5
`Location
`average
`View
`typical
`Site
`.27 acres
`Quality
`average
`Age
`
`Form PICPIX.CR - "TOTAL"appraisal software by ala mode,inc. - 1-800-ALAMODE
`
`
`
`Solano
`Owner
`Property Address 243 Ann St
`Meriden
`
`Comparable Photo Page
`
`built: 1956
`
`McCalla RaymerLeibert Pierce, LLC
`
`County New Haven
`
`State CT
`
`Zip Code 06450-6101
`
`ee
`ys
`i
`HY
`J |
`S
`h
`FI
`
`
`
`Comparable 4
`391 Gravel Street
`Prox. to Subject.
`1.39 miles NE
`Sales Price
`191,500
`Gross Living Area
`1,496
`7
`Total Rooms
`Total Bedrooms
`3
`Total Bathrooms
`25
`Location
`averag
