You are appraising a single-family residence located in the Crestview neighborhood at 4926 Live Oak Ave. You have identified 3 comparable 3-bedroom residential properties for valuation analysis, all of which are recent sales. The elements of comparison you use to compare and adjust the sale prices of the comparable properties are listed below. You are aware that the seller of comparable #3 had to sell the property under distressed circumstances for $70,000 less than market value at the time. The subject property is located in Crestview, as are comparables #1 and #2. However, comparable #3 is located in Rosedale. o Crestview is generally considered to be more desirable than other neighborhoods due to the school district students in Crestview feed into. In the current market, homes in Crestview generally sell for $50,000 more than similar homes in Rosedale based on a large sample of statistical data. Your analysis indicates that each year of effective age (age since construction or the home's last significant remodel) reduces the value of properties in this market by $2,000 per year. Your analysis indicates that an incremental square foot of living area is worth $40 per square foot, both positively and negatively. Your analysis indicates that each additional bathroom is worth $2,000, both positively and negatively. Lastly, your analysis indicates that homes with pools are worth $20,000 more in these neighborhoods than similar properties without pools. Adjustment Grid for 4926 Live Oak Ave Comp Comp Comp Elements of Comparison Subject Sale 1 Sale 2 Sale 3 Sales price of comparable $ 260,000 $ 296,000$ 175,000 Adjustment Grid for 4926 Live UORAVE Comp Sale 1 260,000$ Subject Comp Sale 2 296,000$ Comp Sale 3 175,000 Elements of Comparison Sales price of comparable Transaction adjustments: Conditions of Sale Distressed Arm's length Arm's Length Arm's Length 3 points Adjustment for conditions of sale Crestview Rosedale Crestview Crestview Total Transaction adjustments Property Adjustments: Location Adjustment for location Effective Age (years) 3 points 12 8 1 8 3 points 2,900 2,500 3,500 Adjustment for Effective age ($2,000/yr) Living Area 2,500 3 points 1.0 Adjustment for Living area ($40/SF) Baths 4.0 3.0 6.0 J3 points None Adjustment for Baths ($2,000/bath) Pool Pool None Pool (3 points Adjustment for Pool ($20,000/pool) 3 points Total Property Volue Adjustments 3 points Indicated Value $ $ Sum of Adjustments (Gross) 3 points Gross Adjustments % $ $ $ 3 points Sum of Adjustments (Net) Net Adjustments % You are appraising a single-family residence located in the Crestview neighborhood at 4926 Live Oak Ave. You have identified 3 comparable 3-bedroom residential properties for valuation analysis, all of which are recent sales. The elements of comparison you use to compare and adjust the sale prices of the comparable properties are listed below. You are aware that the seller of comparable #3 had to sell the property under distressed circumstances for $70,000 less than market value at the time. The subject property is located in Crestview, as are comparables #1 and #2. However, comparable #3 is located in Rosedale. o Crestview is generally considered to be more desirable than other neighborhoods due to the school district students in Crestview feed into. In the current market, homes in Crestview generally sell for $50,000 more than similar homes in Rosedale based on a large sample of statistical data. Your analysis indicates that each year of effective age (age since construction or the home's last significant remodel) reduces the value of properties in this market by $2,000 per year. Your analysis indicates that an incremental square foot of living area is worth $40 per square foot, both positively and negatively. Your analysis indicates that each additional bathroom is worth $2,000, both positively and negatively. Lastly, your analysis indicates that homes with pools are worth $20,000 more in these neighborhoods than similar properties without pools. Adjustment Grid for 4926 Live Oak Ave Comp Comp Comp Elements of Comparison Subject Sale 1 Sale 2 Sale 3 Sales price of comparable $ 260,000 $ 296,000$ 175,000 Adjustment Grid for 4926 Live UORAVE Comp Sale 1 260,000$ Subject Comp Sale 2 296,000$ Comp Sale 3 175,000 Elements of Comparison Sales price of comparable Transaction adjustments: Conditions of Sale Distressed Arm's length Arm's Length Arm's Length 3 points Adjustment for conditions of sale Crestview Rosedale Crestview Crestview Total Transaction adjustments Property Adjustments: Location Adjustment for location Effective Age (years) 3 points 12 8 1 8 3 points 2,900 2,500 3,500 Adjustment for Effective age ($2,000/yr) Living Area 2,500 3 points 1.0 Adjustment for Living area ($40/SF) Baths 4.0 3.0 6.0 J3 points None Adjustment for Baths ($2,000/bath) Pool Pool None Pool (3 points Adjustment for Pool ($20,000/pool) 3 points Total Property Volue Adjustments 3 points Indicated Value $ $ Sum of Adjustments (Gross) 3 points Gross Adjustments % $ $ $ 3 points Sum of Adjustments (Net) Net Adjustments %