Using information below first apply the date of sale adjustment then apply other adjustments to the time adjusted sale price for each sales. Based on total adjustments for each sale, which one is the most similar to the subject?

What is the indicated value range? (rounded) What is the estimated subject's market value as of July 1. (Rounded)

• There are 3 nearby sales similar to the subject, all of which sold within 4 months of July 1.
• The market is increasing at a steady rate. Local Real Estate Board statistics showed a 2% per month increase at that time.
• Sale 3 is in Southgate, a slightly superior neighborhood to Northview. A local Realtor advised that property's in Southgate sell for roughly 5% more.
• The properties are all 0.1 acre city lots, so no adjustment is needed.
• Local contractors advised that building costs for houses like the subject and comparable are $150 per square foot.
• For age and condition, a local real estate appraiser advised that a depreciation rate of 1% per year is probably reasonable.
• She also advised that the bedroom/bathroom and view adjustments below seemed reasonable for this market.

Attribute Actual/Market Value Information Sale 1 Sale 2 Sale 3 Subject Description Adjust. Description Adjust. Description Adjust. Address Sale price 511 St-Louis 600 St.Louis 344 Tousin 309 Av.Clement N/A $316,000 $425,000 $594,000 (%) (%) (%) ------- Date of sale N/A Mar. 1/2020 Aug 1/2020 Sep1/2020 ($) ($) Time adjusted sale price N/A ($) ($) ($) (%) ------ location /neighborhood Northview Northview Northview Southgate ($) Lot area or dimension Size of house 0.1 acre 0.1 acre 0.1 acre 0.1 acre 1,700 sf 1,500 sf ($) 1,650 sf ($) 2,100 sf ($) Age and condition of 30 yrs/ 25 yrs/ (%) (%) 30 yrs/average 20 yrs/good house average above avg ($) +5% +2% -5% Bedrooms / bathrooms 4/2 3/1.5 4/1.5 5/2.5 +17,064 +8,330 -28,512 area finished basement None None None None +5% Slight lake -5% topography and view Slight lake view No view lake view +17,064 view -28,512 Net Adjustments (after Date of Sale adjustment) Adjusted Sale Price (after ($) ($) ($) ($) ($) ($) Date of Sale adjustment) Total Adjustments as % of (%) (%) (%) Sale Price