please help (real estate)

You are appraising a single family residence located in the Huntington neighborhood at 4632 NW 56th Drive. The property is being acquired by a mortgage applicant and you have been asked to appraise the property by the lender. Seven potential comparable sales were initially identified. However three of these seven were highly similar to the subject property in their transactional, physical, and locational characteristics You therefore decided to exclude the other four transactions from the comparable set. The elements of comparison you used to compare and adjust the sale prices of the comparable properties are listed in the market data grid below. The property rights being conveyed in the acquisition of the subject property are fee-simple absolute. Conventional mortgage financing will be used by the purchaser and the acquisition appears to be an arm's length transaction. Thus, no adjustments need to be made to the sale prices of the comparable properties for the type of property rights conveyed, financing terms, or conditions of sale. However, the buyer of comparable 2 was aware that she would have to replace one of the air-conditioning units immediately after acquiring the property (which she did thus, she was able to negotiate a $3,000 price reduction from the seller Comparable 1 sold three months ago, while comparables 2 and 3 sold six months ago. Based on your knowledge of recent price appreciation in this market you have decided that comparable I would sell for 2 percent more if sold today and that comparables 2 and 3 would sell for 4 percent more if sold today. The subject property is located in Huntington, as is comparable 1. However, comparables 2 and 3 are located in Kensington and Millhoper respectively. Although Huntington is a high-end neighborhood, both Kensington and Millhoper are generally considered to be slightly more desirable. In fact, homes in these two neighborhoods generally sell for about a 3 percent price premium relative to similar homes in Huntington In these neighborhoods, an incremental square foot of lot size and living area is worth about S20 per square foot and $80 per square foot, respectively Each year of effective age reduces the value of properties in this market by about $3,000 per year. Your experience suggests that each additional ball bath is worth $500, each additional full bath $1000 Additional garage spaces, wood decks, and pools in these neighborhoods are worth $8.000, $1,000 and $12,000, respectively. No significant nonrealty items were included in the comparable transactions es Subjects Comp Sale 1 5510.000 Comp Sale 2 3525.000 Comp Sale $499,000 Sa Free simple Conventional Are's length Today Sare Sane Sare Mone Sane 5 $3,000 6.00 add total Lesents of Comparison sale price of comparable Transaction characteristics Property rights conveyed Financing te Conditions of sale Expenditures med, after purchace market conditions Property characteristics Location Property characteristics Site/lot size Construction quality condition Effective Living area Number of bath Garage Spaces Porchati, deck Fente, pool, etc Economics characteristics Same Sane None 6. 00 add a total add 2x total Hillhaper Huntington 6,662 54.t typical Averra 5.5 years 3,473 14. t. 3.0 bathi 2 car cov porch/wood deck None NA Single Family Huntington 0,700 9.1 Typical Average 2 years 3,920 54 3.5 baths 2-car cov. Porch Kensington 6,500 5.ft Typical Average years 3.985 sq.ft 3. baths 2- car con parchi Pool 5,500 19.ft. Typical Average 10 years 3,835 14. ft. 2.0 bath 1-car cov. Porch Pool NA Sam None NA Same 5 MERCUT WE RE HT Based on the above discussion of the elements of comparison, complete an adjustment grid for the three comparable properties Required: What is the final adjusted sale price for comparables 1, 2, and 3? (Round your final answer to nearest whole dollar amount Leave no cells blank. Enter zero wherever applicable.) Subject Comp Sale 1 Comp Sale 2 Comp Sale 3 $ 510,000 5 525,000 $ 499.000 DOM Fee simple rences Conventional Arm's length None Today Elements of comparison Sale price of comparable Transaction adjustments Ad for Property rights conveyed Adjusted price Adjustment for financing terms Adjusted price Adjustment for conditions of sale Adjusted price Ad for expendirmed after Adjusted price Adjustment for market conditions Adjusted price Property Adjustments for Location Propedy characteristica Satellot size Efective age Living area Number of baths Garage Spaces Porch, patio deck Fence, pool, etc Total and for physical characteristica Economics characteristics Une Nonreally components Final adjusted sale price Huntington 6,662 st 55 year 3.473 st 30 baths 2 car Co porch/wood deck None single-family Nono