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MINUTEMAN APPRAISALS, INC.         REAL ESTATE APPRAISERS & CONSULTANTS                                                   ...
LAND APPRAISAL REPORT                                               File No. 0712044JB The purpose of this summary apprais...
LAND APPRAISAL REPORT                                                                             File No.   0712044JBTher...
LAND APPRAISAL REPORT                                                                  Pile No.   0712044JB               ...
LAND APPRAISAL REPORT                                                                         File No.   0712044JB        ...
LAND APPRAISAL REPORT                                                                         File No.   0712044JB        ...
ADDENDUMBorrower Town of Chelmsford                                                        File No 0712044JBProperty Addre...
—                                               ADDENDUMBorrower: Town of Chelmsford                                      ...
PHOTOS OF SUBJECT NEIGHBORHOODBorrower: Town of Chelmsford                                                                ...
SATELLITE PHOTO OF SUBJECT                                —Borrower Town of Chelmsford                                    ...
LOCATION MAPBorrower_Town of Chelmsford                                                   File No.: 0712044JBPropyAddress ...
2>              ?                                                     0)                                                  ...
SUBJECT DEED (DEED INCLUDES MULTIPLE PARCELS)Borrower: Town of Chelmsford                                                 ...
COMPARABLE PROPERTY PHOTO ADDENDUMBorrower Town of Chelmsford                                           File No: 0712044JB...
I’                     I                                       •0                                   —                     ...
COMPARABLE SALES MAPBorrower: Town of Chelmsford                                                          Pile No.: 071204...
APPRAISER’S LICENSEBorrower. Town of Chelmsford                                                   File No.: 0712044JBPrope...
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2012 fall town meeting article 10 appraisal of 255 acton road chelmsford

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MINUTEMAN APPRAISALS, INC.
REAL ESTATE APPRAISERS & CONSULTANTS
APPRAISAL OF
LOCATED AT:
255 Acton Road
Chelmsford, MA 01824-3818
FOR:
Community Preservation Committee
Tn of Chelmsford
Chelmsford MA 01824
BORROWER:
Town of Chetmsford
AS OF:
August 1, 2012
BY:
Joanri B Wynkoop
MINUTEMAN APPRAISALS, INC

Published in: Business, Real Estate
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Transcript of "2012 fall town meeting article 10 appraisal of 255 acton road chelmsford "

  1. 1. MINUTEMAN APPRAISALS, INC. REAL ESTATE APPRAISERS & CONSULTANTS File No. 0712044JB APPRAISAL OF Ott 4 00 A RESIDENTIAL BUILDING LOT LOCATED AT: 255 Acton Road Chelmsford, MA 01824-3818 FOR: Community Preservation Committee Tn of Chelmsford Chelmsford MA 01824 BORROWER: Town of Chetmsford AS OF: August 1, 2012 BY: Joanri B Wynkoop MINUTEMAN APPRAISALS, INCP 0. Box 217, CHELMSFORD, MA 01824 PH: 978.250.9889 / FAX: 9782509997
  2. 2. LAND APPRAISAL REPORT File No. 0712044JB The purpose of this summary appraisal report is to provide the lender/client with an accurate and adectuately supported opinion of the market value of the subject property. I CLIENT AND PROPERTY IDENTIFICATION Property Address 255 Acton Road City: Chelmsford State MA Zip:01824-3818 Borrower Town of Chelmsford Owner of Public Record: Lewis County: Middlesex Lena. Description Middlesex North Registry Book: 6341, Page: 232 Assessors Parcel a. Map_i 09/421/35 Tax Year: 2012 RE. Taxes: 3,470 seighborhood Name None Map Reference: 109/421/35 Census Tract: 3171 .Oi SpecalAssessments. 0.00 PUD Yes No HOA:$ PerYear 0.00 El Li PerMonth P’ooerty Rights AppraiserL X ee Simple [‘i Leasehold F_I Other (describe) Assignment Type. Purchase Transaction El Refinance Transacbon Other (describe) Estimate market value for potential purcba5 Lenoer/Client. community Preservation Committee Address: Town of Chelmsford, Chelmsford, MA 01824 I did 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. ... .. ._._________ ___________ Subject _ncI_itnder agreement. ___________ ___ Coiract Price $ n/a Date of Contract. n/a Is the property seller the owner of public record? El Yes [_j No Data Source(s) n/a Is there any financial assistance (loan charges, sale concessions, gift or down payment assistance, etc.) to be paid by any party on behalf of the borrower? [J Yes U No If Yes, report the tota dollar amount and describe the items to be paid. $ n/a n/a NEIGHBORHOOD DESCRIPTION Note. Race and theracial coppfion of the nei hbonhood are not a raisal factors. _ Neighborhood Characteristics OneUnit Housing Trends . “‘TOrw.llnit Housing Present Land Use % _]_,, , Location j_j((ban Rural Pro e Values , Increasin Stable 1 ü/ _JXI Suburban U1 OnwUrut 95 . BuihUp 75$’ 2575 Under 25% Demand/Supply F_i Shortage j In Balance Over Supply $(000) 0/U [l _(y) [ Growth Jpd _jStable El Slow Under 3 mths IX F 3-6 mths Oven 6 mths 1 25 Marketing Time F_] , LowNew [F_ Multi-Family % Ne,gpborhood Boundaries Sujçtis bound by Town boundaries of Carlisle to the South & ,___,_ _)jhiOO+ Commeroal Westford to the Wesf Route 110 to the North, and Route 4 to the East. J_7 Pred. ,Q__fpther gricultur 5% Good Aver, Fair Poor I Good Aver. Fair Poor Convenience to Empjgy,ment PropertyCompatability U I ] Ti ___j X1_____— j. F — Convenience to pppin , General Appearance of Properties . J ] F_I LXI Convenience to Primgducation _ _I__._ -- [ ,= ] [‘1 Adequacy of Police/Fire Protection Convenience U to Recreational Facilities Protection from Detrimental Conditions — ]__,jj__ [ 1 Employpçp,(,Stabilitv Overall Appeal to Market U I I El __ JEzH EH NeborhoodDeschonject site is located in the southern section of Chelmsford, on Route 27, in an area with agriculture, open space,and ç trianfacilsneapy, In addition, the area has residential properties of mixed-style dwellings with a few newer streets ofColon subdivisions mixed-in. The Bruce Freeman Rail Trail is close by. An easement for Overpç,çi h_Voltage Power TransmissionLInes abuts the se to the rcLçNorthwest). Property owned by the Town of Chelmsford abuts the seto the Northwest, West, andSouthwest. Routes 3 4, 27,110, 129 and 495 are accessible for commuting and employment opp rdt)es. Consumer ,gpods and -services are avadable. No adverse factors affecting marketability.Market Conditions j(/%judin uoft for the above conclusions): The market for homes and building lots in the market area is impoyin h sliht!y morevolume than S Building lots and single-family dwellings are selling with similar D-O-M compçd to 2010 & 2011. Thenumber of unim_pfoved ANR. buildin jots created in 2010 was 7; in 2011 was 7; and in 2012, the number wjat this poinj). Per thetown of Chelmsford Bu)n Department, in 2011 there were 22 applications for new construction buildi_prmits, and in 2012, therehave been six in the first half of the year. There has been one ‘Subdiviston Approval’ by the Plannjjg Board in each of 2011 and 2012.Icri nine residential building lots listed with the local MLS. Four of the nine listings have offers-to-purchase at this time, one is U-A -G. Mortgage rates are still very low, historically, and mortgage funds are still attractive and available.Dimensions 150’ Frontaepp Area: 41,506 sf Shape: U Acres Sq.Ft. View’ Residential View -Zoning Classitcation. R,,j1-Eamily) - Zoning Description: 150’ Frontage, 40,000 sf minimumZonng Complance’ X Lega - - Legal Nonconforming (Grandfathered Use) [“I No Zoning U Illegal (descnbe)Uscs oermitteo under current zoning regulations Single-Family DwellingHignest&BestUse’ Hold for Improvement with Single Family Residence ,Describe any improvements None., ,tejs roved.Do present improvements conform to zoning’ 2 No —- U Yes IE No improvements If No, explain: N/a —.Present use of subject site Unimproved Current or proposed ground rent? - L__ Yes No If Yes, $Topography Above streetgf4e Size: Average for area - Drainage: ppçarsadeqteCorner Lot’ Yes Xi No Underground Utilites: Yes No Fenced. U Yes No If Yes, type:Special Flood Hazard Area [ Yes No FEMA Flood Zone: X FEMA Map #: 2501 7C0253E FEMA Map Date 06/04/2010 UTlLlTlE,Z_IubliUOthT Provider or Description Typ,ftçrition Other LPi_LElectr!c X National Grid Street Surface p!_!ave4_ - UGas j_ National Grid I Street Type/Influence Through Street, residential traffic L _ ——‘/atei __ Town of Chelmstord Curb/Gutter — None, typp_ , — — Li L Ii.San Sew,fU Town of Chelmsford __ L jJ, Sidewalk None, typical , LiOther Li Street Liqhts —. YesOthe’ , ___ cy NoneAre the utilities and off-site improvements typical for the market? [J Yes No It No, describe: L.JAre tniereany adverse site conditions or external factors (easements, encroachments, environmental conditions, land uses, etc.)? j Yes i No If Yes, describe. No adverse easements or encroachments noted during inspection on the cite. The site abuts land owney the Town of Chelmsford, where there is a 350’ wide Overhead High Voltage Power Transmission Line Easement (New En,g,p Power Company). The,p_ower lines do not cross over the site, no impact on value. — — Site Comments: ,_Jjp_subject site appears to conform to the minimum standards of the current zoning by-law of the municipality. To the Northwest, West and Southwest, the site is near the land owned by Town of Chelmsford and known locally as the Community GardensSunpyMeadow ).ttin site Sun,,,,fly some wetland areas, and the wetland buffer zone continues onto the northwest corner of the subjest s[te,t ical, not adverse. The subject site has overgrown shrubs at the_street line, biappears to be ‘meadow-like’ rather than a ‘wooded’ site. Site is across from Kenwood St, just past the intersection of Barton RH Road and Acton Road. P,oduced sing xci sotiware 800 234.8727 waw acweb.com LANi 5)056201
  3. 3. LAND APPRAISAL REPORT File No. 0712044JBThere are 8 compar)e sites currenfypffered for sale in the subiect neighborhood ranging in price from $ 158,000 to $ 299,900There are 4 comoarable sites sold in the oast 12 months in the subiect neiahborhood ranoirio in sale Price from $ 165.000 to $ 235,000 FEATURE SUBJECT COMPARABLE SALE NO. 1 COMPARABLE SALE NO.2 COMPARABLE SALE NO 3Address 255 Acton Road Lot 2 Galloway Road 6 Lynch Way 8 Lynch WayçySUZip Chelmsford Chelmsford, MA 01824 Chelmsford, MA 01863 Chelmsford, MA 01863Oroximitytojçt — ——____________ 135 MILES WNW 3.32 MILES NNW 3.36_MILES NNWData Source(s Ins ection MLS PIN# 71342211 Book: 25684: Pane: 90 Book:25693;fg: 92Verification Source(fi Assessor; View Rea. of Deeds: Assessor: View Rea. of Deeds: Assessor: View Reg, of Deeds; Assessor; ViewSale Price $ n/a 1$ 222.500 1$ 235.000 $ 235,000Price! $ 0.00 $ 5.5 $ 3.88 $ 3.671 -Date of Sale (MO/DA/YR) n/a 06/15/2012-1 mo —1 113 02/03/2012-5mo -5.875 02/07/2012-5mo -5,875Days on Market n/a DOM=113 DOM=Unknown DOM=Unknownflnancin Type Conventional Conventional conventionalConcessions None None NoneLocation Ayge SI. Superior -2,500 SI. Inferior +5,000 SI. Inferior +5,000 Fee Simple Fee Simple FeepjeSiteSizpgFt. 41,506sf 40,002 sf 60,548 sf -7,000 64,033sf :7,000View Residential View Residential_View Residential View Residential ViewTopçpyphy RoIllnyjed Level Level LevelAvailable Ut/Pies cg,wtr,sewer elec,gas,wtr,swr elec,gas,wtr,swr elec,gas,wtr,swrStreet Frotaag ___1 50’ Frontage 150’ Frontage 150’ Frontage 200.16’ FrontageStreet Ty Through Street Through Street Through Street Through StreetWater influence - i None None Rear of site/typ. N oneFencin None None None NoneImprovements None None None NoneNet Adiusment 3,613 + [Xj- 1$ 7,875 875 _1.6%l Li+J_$Adiusted sales price of the NetAdj. NetAdj. Net Adj. -3.4%Comparable Sales us) GrossAdj. 1.6% $ 218,887 GrossAdj. 7.6%$ 227,125 GrossAd. 76% Is 227,125The Appraiser has researched the transfer history of the subject property for the past 3 years and the listing history of the subject for the past 12 months prior to the effective date of this appraisal.fIre appraiser has also researched the transfer and listing history of the comparable sales for the past 12 months.The appraisers research dirt XJ did not reveal any prior sales or transfers of the subtect property for the three years prior to the effective date of the appraisal, _. .. —Data Sources. MLAr’ records Registry of Deeds“he appraisers researctl did “not reveal any prior safes or transfers of the comparable sales for the year prior to the date of sale of the comparable saleData Sources MLS, Assessor’s records Registry of Deeds“The appraisers researc” Th’ reveal any prior listings of the subtect property or comparable sales for the year prior to the effective date of the appraisalData Sources. Local M,,If,n1 Listina Service isting/Transfer History Transfer/Sale (ONLY) of the Listing and Transfer history of Listing and Transfer history of Listing and Transfer itistory of . Subject in past 36 months: Comp 1 in past 12 months: Comp 2 in past 12 months Comp 3 in past 12 months 1.00 02/16/1993 $ n-a-I 06/19/1996 $ no sales 12mo,$nosale5jpast12 mo.$jpct Prqpppy Is Currently Lmted For Sale? : Yes No Data SogpjOcalltilisjjg,,SerVice -Current Listing History ,List Date ““1 List Price Days on Market ,_ Data Source ‘ n/a $ect1 Property nas been listed within the last 12 Months? ElYes No Data Source:12 Month Listing History List Date - - List Price Days on Market Data Source j /a $ n/a $Comments on Pnor Sas1fransfers and Current and Prior Listings: No other sale of the subject property in the past 3 years. No other sales of thesecçparables in the 12 months prior to the sale utilized in this analysis. Sales#2 & #3 were listed in MLS on 06/1 8/2007, neither listingresulted in a sale otjpi red and were privately sold in February 2012.SumryypyoftheSaiesCpypprisonppfpach: Sales have jejgtiyad’ust!ent of 0.5% per month to reflect current market conditions, asof the effecffve date of tppratsal. A recent sale not included on the grid is 321 Old Westford Road. The street is a similar location withsimilar traffic, however, this site had a dwelling at the time of sale which required ‘razing’, as well as betterment fees for sewer and sinceit is an ‘undersized’ lot for the RB zone, would require a variance to rebuild, (unless using the same foundation, per the building $165,000 on May 10, 2012, but too many other variables are involved to include it here. There are othersales with similar circumstances, also not included here. Sales of unimproved land were considered most similar. Of the four sales of‘buildatelanc in MLS inthe past 24 months, only SaIe#1 is considered comparable. One of the four is a waterfront,,9perty one ismentioned above, and one is a multi-lot parcel which was subsequently divided, Pending SaIe#4 abuts Sale#1 andalso considered arehable indicator of value. Sales chosen are the best available. All sales are considered reliable indicators of value for the ect.F econciliation Comments:Comparable Sales Approach to value is the most reliable indicator of value for the subject prppçy The Costapproach is not used in land valuation. The Income approach is not reliable due to limited land leases available for study “ hisgppraisal is madc,, ‘as is” or sufJject to the to owe conditions orjnypçctions: - — -Based on a corn piete visual inspection of the subject site and those improvements upon said site, defined scope of work, statement of assum ptions andurn iting conditions, and appraiser’s certification, my (our) opinion of market vaiue, as defined, of the reai propertythat is the subject of this report is:Opinion of Market Value: S 220,000,as of: 0810112012 ,which is the date of inspection and the effective date of this appraisal. Pioduced using ACi sotWare 800 234 8727 uu ac,web.com Pate 2 ot 4 LAND 2:055 10 Minuteman Appraisals, Inc.
  4. 4. LAND APPRAISAL REPORT Pile No. 0712044JB PRODUCT INFORMATION FOR PUDs (f applicable)Is the developer/builder in control of the Homeowners Association (HOA)? [ Yes No Unit type(s): Detached Attached ElProvide the following information for PUDs ONLY it the developer/builder is in control of the HOA and the subject property is an attached dwelling unit.Legal Name of Project. —Total number of phases Total number of units: Total number of units sold: —Total number of units rented Total number of units for sale: Data source(s) — -las the project created by the conversion of exisng buPdrng(s) into a PUD? Yes El No If Yes, date of conversion:Does the proeot contain any mult-dwelling units? j Yes J No Data Source.Are the un is common elements and recreation facilies complete? Yes NoEl If No. describe the status of completion:Descrioe common elements and recreational facilibes.This report form is designed to report an appraisal of a parcel of land which may have some minor improvements but is not considered to be an “improved site”. All improvements are consideredto be of relatively minor value impact on the overall value of the site. This report form is not designed to report on an “improved site” where significant value is derived from the improvementsThis appraisal report form may be used for single family, multi-family sites and may be included within a PUD development.This appraisal report is subject to the following scope of work, intended use, intended user, definition of market value, statement of assumptions and limiting conditions and certifications.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 thescope of work to inclLide any additional research or analysis necessary based on the commplexity of this appraisal assignment. Modifications or deletions to the certifications are also notpermitted. However addit onal certifications that do not constitute material alterations to this appraisal report, such as those required by law or those related to the appraiser’s continuingeducation 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 thetoilowing deflation of market calue. statement of assumptions and limiting conditions and certifications. The appraiser must, at a minimum. (1) perform a complete visual inspection of the subjectsite and any limited iriprovements, (2) inspect the neighborhood, (3) inspect each of the comparable sales from at least the street, (4) research, verify and analyze data from reliable publicandror private sources, and (5) report his or her analysis. opinions and conclusions in this appraisal report.iNTENDED USE The intended use of the appraisal report is for the lender/client to evaluate the property that is the subject of this appraisal for a mortgage finance transachon.iNTENDED USER- The intended user of this report is the lender/client identified within the appraisal report.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 tair sale, the buyer andseller each acfing prudently and 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 thepassing 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 they considertheir own best nterest. (3) a reasonable time is allowed for exposure in the open market; (4) payment is made in terms of cash in United States dollars or in terms of financial arrangementscomparable 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 withthe sale. (Source: DCC, OTS PRS, & PDIC joint regulations published June 7, 1994) Adlustments to the comparables must be made for special or creative concessions. No adjustments are necessary for those costs which are normally paid by sellers as a result of tradition or lawin 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 comparableproperty 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 amechanical 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 theappraiser’s udgmentSTATEMENT 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 nor be responsible for matters of a legal nature that affect the subject 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 mill not render any opinions about tile title . Trw appraiser [tax examined the available flood maps that ate 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, 3. 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 4 The appraiser has noted in this appraisal report any adverse conditions (such as the presence of hazardous wastes, toxic substances, etc.) observed during the nspection of the subiect property or that he or she became aware of during the research involved in performing this appraisal. Unless otherwise stated in this appraisal report the appraiser has no knowledge of any hidden or unapparent physical deficiencies or adverse conditions of the subject 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 the engineering or testing that might be required to discover whether such condition exist Because the appraiser is not an expert in the held of environmental hazards, this appraisal must not be considered as an environmental assessment of the property.APPRAISER’S CERTIFICATION- The Appraiser certifies and agrees that: 1 have, at a minimum developed and reported this appraisal in accordance with the scope otwork requirements stated in this appraisal report. 2 performed a corriplete visual inspection of the subject site and any limited improvements. I have reported the information in factual and specific terms. I identified and reported the deficiencies of the subject site that could affect the utility of the site and its usefulness as a building lot(s). 3 ; performed this appraisal in accordance with the requirements of the Uniform Standards of Professional Appraisal Practice that were adopted and promulgated by the Aporaisal Standards Board of the Appraisal Foundation and that were in place at the time this appraisal report was prepared 4. 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 indicated elsewhere wihtin this report as there are no or very limited improvements and these approaches to value are not deemed necessary for credible result and/or reliable indicators of value for this appraisal assignment. 5. I researched, verified, analyzed, and reported on any current agreement for sale for the subject property, any offering for sale of the subtect property in the twelve months prow 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 tor a minimum of one year prior to the dae of the sale ot 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. have not used comparable sales that were the result of combining multiple transactions into reported sales 9 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 have verified, from a disinterested source, all information
  5. 5. LAND APPRAISAL REPORT File No. 0712044JB CERTIFICATIONS AND LIMITING CONDITIONS (continued) 13 from reliable obtaneO the oformaton, estimeales, and opinions furnished by other parties and expressed in this appraisal report sources that I belteved to be true and COrrect 4 have tak n into onsderabon the factors that have an impact on value with respect to the subecl neghborhood , sublect property, and the proximay of the subject p operty to adve so intuences in the development of roy opinion of market value I have noted in this appaisaI report any adverse conditions (such as, but not hmited to needed repairs, deterioraton. the presence of hazardous wastes. toxic substances, adverse environmental conditions, etc.) observed during the inspection of the subject property o that I became aware of during the research involved in performing this appraisal. I have considered these adverse conditions in my analysis of the property value, and have et orted on the effect of the conditions on the value and marketability of the subject property 15. have not knowingly withheld any significant information from this appraisal report arid, to the best of my knowledge, all stafenwnts and information in this appraisal report are true and correct. 16 stated in his appraisal report my own personal unbiased, and professional analysis, opinions, and conclusions, which are subject only to the assumptions and limiting nditio is tr s appraisal repo 11 I have rio 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. as a age nairtal status handicap familial status, or national origin of either the prospective owners or occupants of the subject property or of the present owners or cupants o th properties in the vicinity of the subject property or on any other basis prohibited by law 18 Mv employment andlor compensation for performing this appraisal or any future or anticipated appraisals was not conditioned on any agreement or understanding. written or otherwise, that I would report (or present analysis supporting) a predetermined specific value, a predetermine d minimum value a range or direction in value, value that favor the cause of any party or the attainment of a specific result or occuirence of a specific subsequent event (such as approval of a pending mortgage nan applicafioi I personally prepared all conclusions and opinions about the real estate that were set forth in this appraisal report. If I retied on significant real property appraisal assistance from any individuals in the performance of this appraisal or the preparation of this appraisal report, I have named such individual(s) and disclosed t’e specific tasks performed in this appraisal report. I certify that any individual so named is qualified perform to the tasks. I have not authorized anyone make a hanqe t any item in this appraisal report: therefore, any change made to this appraisal is unauthorized and I will take no responsibility for it. 20 deritified the lei der/client in this appraisal report who is the individual, organization, or agent for the organization that ordered arid will received this appraisal report. 21 The lender/client may disclose or distribute this appraisal report to: the borrower: another lender at the request of the borrower: the mortgagee or its successors and assigns’ n xtgage insurers’ government sponsored enterprises; other secondary market participants, data collection or reporting services, professional appraisal rganizatio s: a depa trnenf agency or instrumentality of the United States, and any state, the District of Columbia or other jurisdictions, without having to obtain the appraiser S or supervisor5 appraiser’s (if appticable) consent. Such consent must be obtained before this appraisal report may be disclosed or distributed to any other party (including, but not limited to, fhe public through advertising, public relations, news, sales. or other media). 2 I am aware that any disclosure or distribution of this appraisal report by me or the lender/client may be subject to certain laws and regulations. Further, I am also subject ft e pro son f he Un form Standards of Professional Appraisal Practice that pertain to disclosure or distribution by me. 2.1 The borrower another tender 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. 2 . I this appr isal eport was transmitted as an “electronic record” containing my “electronic signature” as those terms are defined in applicable federal and/or state laws e clot e g udio aid video recordings) or a facsimile transmission of this appraisal report containing a copy or representation of my signature, the appraisal report shalt 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 iprisonmeril or xfrh under the provisions of Title 18 United States Code, Section 1001, ci seq. or simdar state laws.SUPERVISORY APPRAISER’S CERTIFICATION: The Supervisory Appraiser certifies and agrees that 1. I directly supervised the appraiser for this appraisal assignment have read the appraisal report, and agree with the appraiser’s analysis, opinions. stafernenfs. conciusions. and the appraiser’s certification. 2 accept Ni respo isibnlity for the ontents of this appraisal report inctuding, but not limited to, the appraiser’s analysis, opinions statements, conclusions arid the appaiser’s ertificalion 3. The appraiser dentifled 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 This appraisal report complies with the Uniform Standards of Professional Appraisal Practice that were adopted and promulgated by the Appraisal Standards Board of Tie Appraisal oundation and that were in place at the time this appraisal report was prepared. It 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. SIGNATURES APPRAISER SUPERVISORY APPRAISER (ONLY IF REQUPED) Sjnatuic Signature — Name JoannBWy,nkoo -____________________ ____ Name Jariles ç Marchant Company Name Minuteman ApraisaIs, Inc. Company Name Inc. — — — — o ipany Address P 0 Box 217 Company Address — P 0.Box 217 Chelmsford, MA 01824 Chelmsford, MA 01824 Telephone Number 9 78.250,9889 Telephone Number 978.250.9889 Email Address officerndeuternanppsaIscom Email Address — ate of Signature a v Repo t 08/13/2012 —______ DateofSignature 08/13/2012 Eftecfive Date of Appraisal 08101/2012 State Certification it —______________ MA CG RE Appraiser #4302 State Certification; MA CG REA_ppser #75350 or State License a or “tate 1 conse ii State MA Other (describ’) State # Expiration Date of Certification or License -“ 09/22/2013 Slate MA Expiration Date 01 Certification or License 06/18/2014 SUBJECT PROPERTY ODRESS Of’ PROPERTY APPRAISED [] Did not inspect subject property Did inspect exterior of subject property from street 25D Acton Road Date of Inspection Chelmsford, MA 01824-3818 APPRAISED VALUE OF SUBJECT PROPERTY S 8 DER/CLIENI COMPARABLE SALES Name j Did not inspect exterior of comparable sales from streel Company Name Community Preservation Committee Did inspect exterior of comparable sales from street Company Address Town of Chelmsford El Date of Inspection Thelmstord MA 01824 Email Address Poduced uurng AC software. sce.234 O27 MW acsoeb run Minuteman Appraisals, Inc
  6. 6. LAND APPRAISAL REPORT File No. 0712044JB COMPARABLE SALES PEATURE SUBJECT COMPARABLE SALE NO.4 COMPARABLE SALE NO.5 COMPARABLE SALE NO 6Address 255 Acton Road Lot 1 Galloway RoadCiy/Sp_ Chelmsford Chelmsford, MA 01824Proximuject 1.40 MILES NWData Source(s nspection MLS# 71342179Verification Sourcejs) Assessor; View Rea. of Deeds: Assessor: ViewSale Price S n/a Is 222.500 .1 $Price S 0.00 $ 5.56F $ I..Date of Sale(MO/DAJVRj n/a PendinaDNy Market n/a DOM=1 25Firian Type In/a - ConventionalConcessions _Ja NoneLocation Averpg SI. Superior -2,500Propçjf/g(rts Apped Fee Simple Fee SimpleSite Size Sg.Ft. 41506 sf______ 40,027 sfView Residential View Residential View Rofling, varied LevelAvailable Utilties elec,gas ,wtr, sewer elec,gas,wtr,swrStreet Front_ 0’ 1 50 Frontage FStreeIype Through Street Through StreetWater Influence None None NonePenng Nonempjyçments None NoneNet Adjustment (Total ryL fl + 2,500 0 I LflLifLAdlusted sales price of the NetAdj. -1.1%I - NetAdI. 0.O% NetAdj. 0.0%Comoarable Sales tin St GrossAdi, 1.1% $ 220.000 GrossAdi. 0.0% Is 0 GrossAdj. 0.0% 1$ 0Listing/Transfer History Transfer/Sale (ONLY) of the Lisfing and Transfer history of Listing and Transfer history of Listng and Transfer history of Subject in past 36 months: Comp 4 in past 12 months: Comp 5 in past 12 months: Comp 6 m past 12 months:(it more than two use comrrients I Isection or an addendum.) Is 1.00 02/16/1993 $ n-a-I I 06/19/1996 1$ I Is I I i $ $ I 1$ I IsSummnaryoftheSalesComparisonApproach. Listing#4 is an Active Listing and is given no weight in this analysis. There is an ‘Offer to Purchase’ ontihs property,_the_agreed-upon_price is listed on the grid.There are currently nine residential building lots available in the local MLS ranging in price from $158,000 to $555OQQjThis site for$555,000 is 4.2 acres and has subdivision potential.) Four of the nine listings have offers-to-purchase at this time, one is U-A-G. PFodi.ce4 usng scm software SOC 234.8727 wews acrweb cori
  7. 7. ADDENDUMBorrower Town of Chelmsford File No 0712044JBProperty Address. 255 Acton Road Case No.: - -City. Chelmsford — State: MA Zip: 01824-3818Lender Community Preservation Committee THIS IS A SUMMARY APPRAISAL REPORT WHICH IS INTENDED TO COMPLY WITH THE REPORTING REQUIREMENTS SET FORTH UNDER STANDARDS RULE 2-2(B) OF THE UNIFORM STANDARDS OF PROFESSIONAL APPRAISAL PRACTICE FOR A SUMMARY APPRAISAL REPORT. AS SUCH, IT PRESENTS ONLY SUMMARY DISCUSSIONS OF THE DATA, REASONING, AND ANALYSES THAT WERE USED IN THE APPRAISAL PROCESS TO DEVELOP THE APPRAISER’S OPINION OF VALUE. SUPPORTING DOCUMENTATION THAT IS NOT PROVIDED WITH THE REPORT CONCERNING THE DATA, REASONING, AND ANALYSES IS RETAINED IN THE APPRAISER’S FILE. THE DEPTH OF THE DISCUSSION CONTAINED IN THIS REPORT IS SPECIFIC TO THE NEEDS OF THE CLIENT AND FOR THE INTENDED USE STATED IN THE REPORT. THE FOLLOWING INFORMATION DEEMED PERTINENT TO THIS APPRAISAL WAS NOT MADE AVAILABLE TO THE APPRAISER: NONE INTENDED USE AND INTENDED USER THE INTENDED USE OF THIS REPORT IS TO ASSIST THE CLIENT DETERMINE THE MARKET VALUE OF THE SUBJECT PROPERTY FOR POTENTIAL PURCHASE. THIS REPORT IS NOT INTENDED FOR ANY OTHER USE. THE INTENDED USER OF THIS REPORT IS THE CLIENT. THERE ARE NO OTHER INTENDED USERS OF THIS REPORT, AND WE ARE NOT RESPONSIBLE FOR ITS UNAUTHORIZED USE. NEIGHBORHOOD COMMENTS THE NEIGHBORHOOD SECTION OF THIS REPORT STATES THAT PROPERTY VALUES ARE DECLINING CURRENTLY THERE IS A MODEST OVER-SUPPLY, COMPARED TO PREVIOUS YEARS, AND MARKETING TIME (DAYS-ON-MARKET) HAS INCREASED TO OVER 90 DAYS. THE PERIOD OF SINGLE-FAMILY PRICE APPRECIATION FOR PREVIOUS YEARS HAS SLOWED, SINCE LATE 2005. THE RISE IN VALUES AND DEMAND FOR ADDITIONAL UNITS LED TO A SIGNIFICANT AMOUNT OF NEW CONSTRUCTION. SINCE EARLY 2006, THERE HAS BEEN AN SLIGHT OVER-SUPPLY OF HOUSING IN THE LOCAL MARKET. MEASUREABLE DECLINES HAVE BEEN EVIDENT SINCE EARLY 2008, AND THIS DECLINE CONTINUES IN 2012. SITE COMMENTS THE SUBJECT SITE APPEARS TO CONFORM TO THE MINIMUM STANDARDS OF THE CURRENT ZONING BY-LAW OF THE MUNICIPALITY. THE APPRAISER HAS VERIFIED THE LAND AREA AND FRONTAGE FROM THE LEGAL DESCRIPTION OR FROM OTHER PUBLIC DOCUMENTS. HOWEVER, SINCE NO MORTGAGE SURVEY PLAN WAS AVAILABLE FOR THE APPRAISER’S INSPECTION, OTHER SITE DATA WHICH CAN AFFECT CONFORMITY SUCH AS YARD SETBACKS, FLOOR AREA RATIOS, ETC., CANNOT BE VERIFIED. COMMENTS ON SALES COMPARISON THE AMOUNT OF TIME EACH SALE TOOK TO SELL, OR DAYS ON MARKET, IS SHOWN IN THE ADJUSTMENT SECTION SHOWN AS SALES OR FINANCING CONCESSIONS. IF ONE OR MORE OF THESE DAYS ON MARKET IS MISSING, THAT MEANS THE APPRAISER DID NOT FIND THE SALE IN THE MULTIPLE LISTING SERVICE (MLS). SOME SALES ARE FOUND BY SEARCHING IN DATA-BANKS LOCALLY KNOWN AS COUNTY COMPS OR THE TRANSFER DIRECTORY BY BANKER AND TRADESMAN NEWSPAPER. DAYS ON MARKET FOR DIRECT SALES BETWEEN BUYER AND SELLER ARE USUALLY MORE DIFFICULT TO DETERMINE. IF THE DATA SOURCE OF THIS REPORT DOES NOT STATE MLS, THE SALE IS PROBABLY A DIRECT SALE. ACCORDING TO MARKET DATA, SALES PRICES IN THE MARKET AREA HAVE BEEN DECREASING DURING THE PAST FEW YEARS, COMPARED TO PREVIOUS YEARS. AN OVER-SUPPLY OF LISTINGS, LOWER DEMAND FOR HOUSING, LONGER DAYS-ON-MARKET, AND THE WEAKENED LOCAL ECONOMY PRECIPITATED THIS EFFECT, TO REFLECT THIS MEASURABLE MARKET TREND, WE HAVE MADE A MARKET CONDITION ADJUSTMENT IN THE ADJUSTMENT GRID UNDER “DATE OF SALE/TIME”. BASED UPON SALES IN CHELMSFORD, SALES PRICES APPEAR TO HAVE BEEN DECREASING AT A RATE OF 0.5% PER MONTH, OR 6% PER YEAR. IN THE SALES COMPARISON ANALYSIS A NEGATIVE ADJUSTMENT OF 0.5% PER MONTH WAS REQUIRED FROM THE DATE OF THE COMPARABLE SALE. SALES#1 & #4 REQUIRED NEGATIVE $2,500 ADJUSTMENT FOR SLIGHTLY SUPERIOR LOCATION NOT ON A BUSY ROAD SALES#2 & #3 REQUIRED POSITIVE $5,000 ADJUSTMENT FOR SLIGHTLY INFERIOR LOCATION. THESE LOCATIONS ARE NOT ON A BUSY ROAD, BUT THEY ARE LOCATED IN NORTH CHELMSFORD, AND ARE CONSIDERED TO BE IN A SLIGHTLY INFERIOR LOCATION. SALES#2 & #3 REQUIRED NEGATIVE $7,000 ADJUSTMENT (APPROXIMATELY 3%) FOR LARGER SITE SIZE SCOPE OF APPRAISAL IN ORDER TO CONFORM TO THE USPAP COMPETENCY PROVISION, THE APPRAISER MUST BE COMPETENT TO APPRAISE THE SUBJECT PROPERTY. IN THE CASE OF THE SUBJECT PROPERTY, THE APPRAISER AND/OR THE SUPERVISORY APPRAISER HAVE APPRAISED A WIDE VARIETY OF SIMILAR PROPERTIES IN THIS MUNICIPALITY. WE HAVE WORKED IN THE REGION FOR OVER FIFTEEN YEARS, AND HAVE KEPT ABREAST OF CHANGES IN THE OPEN MARKET, IN THE AVAILABILITY AND TERMS OF FINANCING, IN SUPPLY AND DEMAND, AND IN CHANGES AND TRENDS IN THE NEIGHBORHOOD, ETC. THE SCOPE OF THIS ASSIGNMENT IS BASED UPON ITS PURPOSE. SINCE THE PURPOSE OF THE APPRAISAL IS TO DETERMINE THE MARKET VALUE OFA RESIDENTIAL PROPERTY, THE APPRAISER HAS CONDUCTED A COMPREHENSIVE INSPECTION OF THE SUBJECT PROPERTY. DURING THE INSPECTION, THE Addendum Page 1 of 2
  8. 8. — ADDENDUMBorrower: Town of Chelmsford File No.: 071 2044JBProperty_Address: 255 Acton Road Case No.: — —— -Ciyçhelrnsford State: MA - Zip: 01824-3818Lender, Community Preservation Committee EXTERIOR DIMENSIONS WERE MEASURED, A SKETCH OF THE INTERIOR LAYOUT, NOT TO SCALE, WAS DRAWN, AND THE GROSS LIVING AREA WAS DETERMINED. EXTERIOR PHOTOGRAPHS OF THE PROPERTY, AS WELL AS SPECIAL ITEMS AND STREET SCENE WERE TAKEN ON THE DAY OF THE INSPECTION. THE APPRAISER ALSO INSPECTED THE FIELD CARD AT THE APPROPRIATE ASSESSOR’S OFFICE, THE TAX AND ASSESSMENT HISTORY OF THE PROPERTY AND VIEWED A SKETCH OR PLAN OF THE LAND, IF IT WAS AVAILABLE. THE APPRAISER CONDUCTED A SURVEY FOR RECENT SALES OF SIMILAR RESIDENTIAL PROPERTIES FOR USE IN THE DIRECT SALES COMPARISON APPROACH TO VALUE, IN ADDITION, COMPARABLE LISTINGS, VACANCY RATES AND OTHER NEIGHBORHOOD AND CITY DATA WERE COLLECTED FROM SOURCES SUCH AS THE CITY HALL, MLS SALES AND LISTING BOOKS, REAL ESTATE MANAGERS AND BROKERS, SALES SURVEYS SUCH AS BANKER AND TRADESMAN. THE APPRAISER ALSO VIEWED FIRM FLOOD HAZARD RATE MAPS, SURVEY MAPS (WHERE NECESSARY), GAS AND SEWER MAPS, ETC. THE APPRAISER PHOTOGRAPHED AND INSPECTED THE EXTERIOR OF EACH COMPARABLE SALE. GROSS LIVING AREAS SHOWN FOR THE COMPARABLE SALES ARE ESTIMATES BASED ON INFORMATION FROM THE ASSESSOR’S RECORDS, MULTIPLE LISTING SERVICE, REALTORS, BUYERS, SELLERS, IN-OFFICE DATA BANK, OR ACTUAL MEASUREMENT. SLIGHT VARIATIONS IN SIZE WILL HAVE NO EFFECT ON THE ESTIMATE OF VALUE. CONVERSATIONS WITH MARKET PARTICIPANTS (THE BROKERS, BUYERS AND SELLERS, WHERE AVAILABLE), CONFIRMED OTHER SALES INFORMATION THE APPRAISER(S) HAS COMPLIED WITH THE COMPETENCY PROVISION OF USPAP AND HAS THE APPROPRIATE KNOWLEDGE AND EXPERIENCE TO COMPLETE THIS ASSIGNMENT. THIS IS A SUMMARY APPRAISAL REPORT CONTAINING ALL INFORMATION NECESSARY TO ENABLE THE READER TO UNDERSTAND THE APPRAISER’S ANALYSIS AND OPINION. STUDIES PREPARED BY OTHERS, AND REFERRED TO IN THIS REPORT, HAVE BEEN VERIFIED TO THE EXTENT THAT THEY IMPACT ASSUMPTONS OR VALUE CONCLUSIONS. THIS APPRAISAL REPORT IS IN COMPLIANCE WITH STANDARD RULE 2 OF THE UNIFORM STANDARDS OF PROFESSIONAL APPRAISAL PRACTICE. THE ANALYSES, OPINIONS AND CONCLUSIONS WERE DEVELOPED AND THIS REPORT HAS BEEN PREPARED, IN CONFORMITY WITH USPAP, NO VALUE WAS PLACED ON PERSONAL PROPERTY IN THIS APPRAISAL. PERSONAL PROPERTY INVOLVED IN THE TRANSACTION HAS BEEN EXCLUDED FROM THE VALUATION. SHOULD A TRANSACTION INCLUDE PERSONAL PROPERTY OF SUFFICIENT VALUE TO IMPACT THE MARKET VALUE OF THE REAL PROPERTY, A SEPARATE VALUATION OF PERSONAL PROPERTY, OR INTANGIBLE ITEMS SUCH AS BUSINESS VALUE. IS INCLUDED IN THE REPORT. ELECTRONIC SIGNATURES & DIGITAL PHOTOGRAPHS THE SIGNATURES THAT APPEAR ON THIS APPRAISAL REPORT MAY BE ELECTRONIC SIGNATURES WHICH ARE SECURED BY A DIGITAL SIGNATURE SECURITY FEATURE FOR ALL APPRAISERS SIGNING THE REPORT. ACCORDING TO USPAP, ELECTRONICALLY AFFIXING A SIGNATURE TO A REPORT CARRIES THE SAME LEVEL OF AUTHENTICITY AND RESPONSIBILITY AS AN INK SIGNATURE ON PAPER. PHOTOGRAPHS CONTAINED IN THIS REPORT ARE ORIGINAL DIGITAL IMAGES THAT HAVE NOT BEEN ALTERED OR MODIFIED IN ANY WAY. Addendum Page 2 of 2
  9. 9. PHOTOS OF SUBJECT NEIGHBORHOODBorrower: Town of Chelmsford File No.: 0712044JBPrqpetyddress 255 Acton Road Case No.:Ciy Chelmsford State: MA Zip: 01824-3818Lender: Corn munity Preservation Committee August 1, 2012 STREET SCENE, FACING WEST August 1, 2012 STREET SCENE, FACING EASTI8I August 1, 2012 ABUTTING SITE, GREENHOUSES TOWN OF CHELMSFORD PROPERTY duCd usn AC software ftftO 234 427 cocoa cc cocb so
  10. 10. SATELLITE PHOTO OF SUBJECT —Borrower Town of Chelmsford File No.: 0712044JB — — —Propy Address 255 Acton Road —____________ _Case No.:CyChe1msford State: MA q184381Lender Corn munity Preservation Corn m ittee Satellite View of Subject Site ?odu durgA software 702,4 87 7 w,c, eb
  11. 11. LOCATION MAPBorrower_Town of Chelmsford File No.: 0712044JBPropyAddress 255 Acton Road Case Nofl: —Cymsford State: MA jpO1824-3818Lender Corn rn unity Preservation Committee P 0 Box 217 CHELMSFORD, MA 01824 PH. 978,250 9889/ FAX. 978.2509997
  12. 12. 2> ? 0) Lf) C%J I — 0) o ow LL Q w c L iiJ000-JLL I L — I I o. 0’ LL C 0 0 0’ • a a * *0 0’ • 0’ 0 0 I I 0 a 0 0 0 0 E 0 0 0’ I C 0 0 0 I 0 0 0’ 0 0 0
  13. 13. SUBJECT DEED (DEED INCLUDES MULTIPLE PARCELS)Borrower: Town of Chelmsford .0712Q44J8Proper Address 255 Actn Rd -Ci. Chelmsford State. MA Zin 0182 - — .--Lender. Community Preservation Committee (3O34, r>23? . 2DITAD( DEED rnm sford, ?tiddieee.x WALTER p. i.wis, individually, of Chalm . -. County, Massachusetts, and the stun of LI) , .J In consideration of Love and Affection, One and nof 100 (51,00 ) Dollar, . j. EVf LEWIS, Grants to WALTER F LEWIS and DIANE F. BRNN husband and wife, as Tenants by the Rntirety, botb of ts, C) said Chelmaford, Middlesex County, Massachuset nqe thereon With QUITCLAIH COVENAN?S, the land and buUdi being hwn in Chelinaford, Middlesex County, Massachusetts, as Lots I and 2 on a plan of land entit led, “SubdIvision” , November 12, Plan of Land in Chelmaford, HA., Sca1e 1””60’ 1991, Prepared fore Walter F. Lewis, 172 Robin Hill Rd., F orz Richard 3. Ludwig Chelisaford, MA., Owner of Record, Survey £ Assoc., 378 Littleton Rd., Chelmaford, MA.”, recorded with on November 14, Middleeex North Diettict Registry of Deeds 1091, at Boc,k øf Plans 177, Plan 42. Reference is hereby tion of said made to said plan for s more perticular descrip Lot 1 and Lot 2. See, also, Exhibits A and 8, attached hereto. L4t I containiriq 130,1713 aquara feet, more or lees, and incj Lot 2 containing 41,S06 square feat, more or less, accord lv aid Plan. foot wide New The within conveyance s ubect to a 351) recorded with En;l.nd Power Co. Easement as shown on a plan Plan BooI. 88, t1idd1esex North District Registry of Deeds at Piau 19A; and other easements, restrictio ns and reservations - vf record, if any there may be. a deed to Beinq a portion of the premises described in with Walter P. Lewis and Besele L.P. 1.ewis, and recorded Kiddeaex North Dist rict iegistry of I3eede at Roo3 982, Page 446 day of EXECUTED AS A SEALED 1NSTRU)Wr, this -. - ?zj Ls COMN0NEALTh OF HASSACEUSE’T’I’S U1DOLESEII, 55. Then personally appeared the. w1thin-naned Walter LeWis, and acknowledged the foregoidg to be his free act deed Before me, My commission P.O. Box 217, CHLLMSFORD, MA 01824 PH: 978.250.9889/ FAX: 978.250.9997
  14. 14. COMPARABLE PROPERTY PHOTO ADDENDUMBorrower Town of Chelmsford File No: 0712044JBPAddress 255 Acton Road — Case No:Cçhelmsford State: MA Zip: 01824-3818Lender: Community Preservation Committee COMPARABLE SALE #1 Lot 2 Galloway Road / Chelmsford, MA 01824 / Sale Date: 06/15/2012-lmo Sale Price: $ 222500 ROAD COMPARABLE SALE #2 6 Lynch Way Chelmsford, MA 01863 Sale Date. 02103f2012-5mo Sale Price: $ 235,000 COMPARABLE SALE #3 8 Lynch Way Chelmsford, MA 01863 Sale Date: 02/071201 2-Smo Sale Price. $ 235,000
  15. 15. I’ I •0 — Ii UI V p I aU WI WI 8 Ve a a a L I a a
  16. 16. COMPARABLE SALES MAPBorrower: Town of Chelmsford Pile No.: 0712044JBPropçry Address 255 Acton Road Case No.:çIçfod State: MA Zip: 01824-3818Lender: Comm unity Preservation Committee 32 3 32 ——iComparable Sale 3 V 8 Lynch Way Chelmsford, M 01824 ‘Th[(33e MILES NNW) omparable Sale 2 t Lynch Way /: Jhelmsford, MA 01824 32 MILES NNWi 110 S24 I Comparable Sale1 / Lot#2 Galloway Rd / Chelmsiord, MA 01824 (1 35 MILES WNW’ 110 01824 I’ L J e s, P0, Box 217, CHELMSFORD, MA 01824 PH: 978.250.9889/FAX: 978.250.9997
  17. 17. APPRAISER’S LICENSEBorrower. Town of Chelmsford File No.: 0712044JBProperty Address: 255 Acton Road Case No. :cY: ChelmsfordLender Community Preservation Committee C-) C— MI = C) L rn > m 0 1(1 z I z z II U, 0 I 0 m IP U! C iib z m C 4mi C if m ‘—I ‘I 1 F m N d 0 I N 0, fl r4 ,— m -I 0, P 0 Box 217, CHELMSFORD, MA 01824 PH: 978,250.9889 I FAX: 978.2509997
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