File No.: 110078APPRAISAL OF REAL PROPERTYDate of Valuation:03/16/2011Located At:Listing Appraisal SampleNewtown, PA 18940For:SampleTable of Contents:Summary of Salient Features .1URAR/Body of Report .2Additional Comparables 4-6 .4Condition of the Improvements Addendum .5Extraordinay Assumptions Addendum .6USPAP Identification .7FIRREA/USPAP Addendum .8Building Area Addendum .9Building Sketch .10Location Map .11Subject Photograph Addendum .12Comparable Photos 1-3 .13Comparable Photos 4-6 .14Statement of Limiting Conditions and Appraiser's Certification .15Additional Appraiser's Certification .17Copy of Appraiser's PA State Certification .18James Dougherty Co.Form TCG — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
Page #1VALUEAPPRAISERDESCRIPTION OF IMPROVEMENTSCLIENTSALES PRICESUBJECT INFORMATIONSUMMARY OF SALIENT FEATURESSubject AddressListing Appraisal SampleLegal DescriptionNewtown, PA 18940CityNewtownCountyBucksStatePAZip Code18940Census Tract1052.04Map Reference37964Sale Price N/ADate of SaleN/ABorrower/ClientN/ALenderSampleSize (Square Feet)1,926Price per Square Foot LocationAverageAge23 YearsConditionGoodTotal Rooms8Bedrooms3Baths2.5AppraiserJames DoughertyDate of Appraised Value03/16/2011Opinion of Value 405,000Form SSD2 — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
Page #2James Dougherty Co.SUBJECTUNIFORM RESIDENTIAL APPRAISAL REPORTFile No. 110078Property DescriptionCity NewtownState PAZip Code 18940Property Address Listing Appraisal SampleCounty BucksLegal Description See Title reportTax Year 2010R.E. Taxes 5,443Assessor's Parcel No. SampleSpecial Assessments N/ACurrent Owner SampleOccupant:OwnerTenantVacantBorrower N/AFee SimpleLeaseholdProject TypePUDCondominium (HUD/VA only)HOA 568.00/year /Mo.Property rights appraisedMap Reference 37964Census Tract 1052.04Neighborhood or Project Name KirkwoodDate of Sale N/ASale Price N/ADescription and amount of loan charges/concessions to be paid by seller N/AAddress SampleLender/Client SampleJames DoughertyAddress 214 N Pine Street, Langhorne, PA 19047AppraiserSingle family housingPresent land use %Land use Eoccupancy78Not likelyLikelyUnder 25%Built up25-75%Over 75% (000)(yrs) One family163 Low New 2-4 family0In processOwner 95SlowGrowth rateStableRapid1,475 High 200 Multi-family2To: N/ATenant 04DecliningProperty valuesStableIncreasingPredominant5CommercialOver supplyDemand/supplyIn balanceShortageVacant (0-5%)37620Other15Over 6 mos.Marketing time3-6 mos.Under 3 mos.Vac.(over 5%)Note: Race and the racial composition of the neighborhood are not appraisal factors.NEIGHBORHOODNeighborhood boundaries and characteristics:Bounded by Newtown Township limits.Factors that affect the marketability of the properties in the neighborhood (proximity to employment and amenities, employment stability, appeal to market, etc.):The subject is located in Kirkwood, an established PUD consisting of a mix of detached single family homes and clusters of single familytownhomes. The surrounding Newtown market area consists predominately of detached single family homes of varying ages and styles.Clusters of single family townhomes are scattered throughout the subject market area. Shopping, schools, Houses of worship, publictransport, and employment centers are all located within the subject market area. No factors noted to detract from property values.Market conditions in the subject neighborhood (including support for the above conclusions related to the trend of property values, demand/supply, and marketing time-- such as data on competitive properties for sale in the neighborhood, description of the prevalence of sales and financing concessions, etc.):Market statistics demonstrate that prices have remained stable in the subject market area in last 12 months. The following statistics are based on detached 3-bedroom sales andlistings in the subject market area priced between 375,000 to 450,000. There were 6 settled sales in the last six months. Their avg DOM was 119 days. Presently there are 6listings. Their avg DOM is 134 days. That equates to approximately 6 months of supply. It is your Appraiser's opinion that the federal government's home buyer tax credit programCOMMENTSDESCRIPTION OF IMPROVEMENTSSITEPUDalong with the stimulus programs are responsible for the current stable conditions. It is anticpated that market conditions should worsen now that the home buyer tax creditprogram has expired and the majority of the stimulus money has been spent. In addition, there is a dearth of buyers this year as they were accelerated into last year's market place.Project Information for PUDs (If applicable) - - Is the developer/builder in control of the Home Owners' Association (HOA)?YesNoN/AN/AApproximate total number of units in the subject projectApproximate total number of units for sale in the subject projectN/ADescribe common elements and recreational facilities:Generally LevelTopographyDimensions 80' x 115'Average for areaSizeCorner LotYesNoSite area .21 AcreR1, ResidentialRectangularShapeSpecific zoning classification and descriptionAppears adequateDrainageLegalLegal nonconforming (Grandfathered use)IllegalNo zoningZoning complianceTennis Court/Sports CourtViewPresent useOther use (explain)Highest & best use as improved:Average for areaUtilitiesOff-site ImprovementsPublicOtherTypePublic Private LandscapingMacadamDriveway Surface MacadamStreetElectricityApparent easements None NotedCurb/gutter ConcreteGasConcreteFEMA Special Flood Hazard AreaYesNoSidewalkWaterFEMA Zone XMap Date 5/18/1999Street lights IncadescentSanitary sewerNoneFEMA Map No. 42017C0431FAlleyStorm sewerNo apparent adverseComments (apparent adverse easements, encroachments, special assessments, slide areas, illegal or legal nonconforming zoning use, etc.):easements, encroachments, or environmental conditions were readily observable. This appraisal is made based on the assumption that none exist. The rear ofthe subject site abuts the community tennis courts/sports court. Due to the noise this is deemed to be a negative locational external influence.FOUNDATIONGENERAL DESCRIPTIONEXTERIOR DESCRIPTION1No. of Units2No. of StoriesDetachedType (Det./Att.)ColonialDesign (Style)Existing/Proposed Existing23 YearsAge (Yrs.)Effective Age (Yrs.) 12 YearsROOMSFoyerLivingBasementx1Level 1Level 2Poured ConcFoundationVinyl SidingExterior WallsFib ShingleRoof SurfaceGutters & Dwnspts. AluminumVinyl D/HWindow TypeInsul Glass/yesStorm/ScreensManufactured House NoDiningKitchenDenFinished area above grade GoodBath FloorBath Wainscot NoneMasonite/AvgDoorsINTERIORSlabCrawl SpaceBasementSump PumpDampnessSettlementInfestationFamily Rm.NoneNone100%YesNone NotedNone NotedNone NotedBASEMENTINSULATIONArea Sq. Ft. 1,070% Finished 50%DrywallCeilingDrywallWallsWW CarpetFloorOutside Entry NoneRoofCeilingWallsFloorNoneRec. Rm. Bedrooms # Bathsx118 Rooms;13 Bedroom(s);KITCHEN EQUIP.522.5 Bath(s);ATTICLaundryOtherx3HEATINGUnknownBelow Grade BsmtAMENITIESSitting RmArea Sq. Ft.1,0701,0708571,927 Square Feet of Gross Living AreaCAR STORAGE:FWATypeGasFuelCondition GoodNoneFireplace(s) # NoneNoneRefrigerator# of carsGaragePatio StoneStairsRange/Oven2 carAttachedDeck WoodDrop StairDisposalCOOLINGDetachedPorch SmallScuttleDishwasherBuilt-InFence NoneFloorFan/HoodCentral YesNoCarportPool NoneHeatedMicrowaveOther2 carDrivewayFinishedWasher/DryerCondition AvgAdditional features (special energy efficient items, etc.): 200-amp incoming electric service. Small front porch. Small stone patio. Upgraded wood deck. Updatedkitchen contained cherrywood wall and base cabinets of average quality, granite counters, and stainless steel appliances. Professionally finished basement.See attachedCondition of the improvements, depreciation (physical, functional, and external), repairs needed, quality of construction, remodeling/additions, etc.:"condition of the improvements" addendum.Adverse environmental conditions (such as, but not limited to, hazardous wastes, toxic substances, etc.) present in the improvements, on the site, or in theThe value estimate is based upon the assumption that the subject property is not negatively affected byimmediate vicinity of the subject property.:hazardous substances detrimental to environmental conditions.Freddie Mac Form 70 6/93PAGE 1 OF 2Form UA2 — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODEFannie Mae Form 1004 6/93
Page #3COST APPROACHUNIFORMValuation SectionESTIMATED SITE VALUEESTIMATED REPRODUCTION COST-NEW-OF IMPROVEMENTS:1,927 Sq. Ft. @ Dwelling1,070 Sq. Ft. @ Sq. Ft. @ Garage/Carport 410 Total Estimated Cost ciated Value of Improvements"As-is" Value of Site ImprovementsINDICATED VALUE BY COST APPROACHITEMSUBJECT the cost approach was not necessary or applicable. Also, Buyersand sellers do not rely on this approach to help determinepricing. 1 Copperleaf DriveNewtown, PA 189400.05 miles NEN/AFile No. 110078N/A Comments on Cost Approach (such as, source of cost estimate, site value,square foot calculation and for HUD, VA and FmHA, the estimated remainingeconomic life of the property): Due to the age of the improvement(s),COMPARABLE NO. 1Listing Appraisal SampleAddress Newtown, PA 18940Proximity to SubjectSales Price Price/Gross Living Area Data and/orVerification SourceRESIDENTIAL APPRAISAL REPORTN/ACOMPARABLE NO. 222 Copperleaf DriveNewtown, PA 189400.08 miles SWCOMPARABLE NO. 32 Westfield DriveveNewtown, PA 189402.13 miles SW392,500390,000365,000 234.05 /202.49 /199.02 / TREND/MLS # 5747942TREND/MLS # 5579749TREND/MLS # 5788840Tax Assessor RecordsTax Assessor RecordsTax Assessor Records/ DESCRIPTIONDESCRIPTION ( – ) Adjust.DESCRIPTION ( – ) Adjust.DESCRIPTION ( – ) Adjust.ConvConvConvSales or FinancingNo Seller AssistNo Seller AssistNo Seller AssistConcessions12/03/1010/22/0901/21/11Date of Sale/TimeAverageAverageAverageAverageLocationFee SimpleFee SimpleFee SimpleFee SimpleLeasehold/Fee Simple.21 Acre.25 Acre.24 Acre.20 AcreSiteSports CourtAverage-10,000 Average-10,000 Average-10,000ViewColonial/AvgSplit Level/Inf 10,000 Colonial/AvgColonial/AvgDesign and AppealGoodGoodGoodQuality of Construction Good23 Years21 Years21 Years23 YearsAgeGoodAverage/Good 15,000 Average/Good 15,000 Average 30,000ConditionAbove GradeTotal Bdrms Baths Total Bdrms BathsTotal Bdrms BathsTotal Bdrms Baths832.5732.5832.5732.5Room Count1,926 Sq. Ft.1,677 Sq. Ft. 12,4501,926 Sq. Ft.1,834 Sq. Ft. 4,600Gross Living Area1,070 SQ'576 SQ' 5,000 1,070 SQ'Similar Bsmt AreaBasement & Finished50% FinishedSimilar FinishSimilar FinishUnfinished 5,000Rooms Below GradeAverageAverageAverageAverageFunctional dardStandardStandardStandardEnergy Efficient Items2 car Garage1 car Garage 5,000 1 car Garage 5,000 2 car GarageGarage/CarportDeck/Patio/Sm Porch SimilarSimilarNone 6,000Porch, Patio, Deck,No Fireplace1 Fireplace-2,000 No FireplaceNo FireplaceFireplace(s), etc.No PoolNo PoolNo PoolNo PoolFence, Pool, etc.Additional FeaturesNoneNoneNoneNone– – – 35,45010,00035,600Net Adj. (total) Net 9.0 %Net 2.6 %Net 9.8 %Adjusted Sales PriceGross 15.1 % 427,950Gross 7.7 % 400,000Gross 15.2 % 400,600of ComparableComps 1 and 2 were the two most recent settled arms-lengthComments on Sales Comparison (including the subject property's compatibility to the neighborhood, etc.):SALES COMPARISON ANALYSISVALUE ADJUSTMENTScomparable sales in the subject tract. Because comp 2 went under contract on 8/25/09 it was given the least amount of weight. Comps 3 and 4 were the two most recent 3-bedroomcolonial style sales of similar age and quality in Newtown. Comp 5 is a pending sale. The terms of its contract were verified through its listing office. Comp 5 was very similar incondition to the subject. Comps 1, 2, and 4 all had major component updates, but they were deemed to be inferior to the subject in overall modernization. Comp 3 was veryoriginal and in need of updating. 50 a SQ' was utilized for the difference in square footage. Adjustments were applied to reflect pertinent dissimilarities and are supported by apaired sales analysis. All sales utilized were arms-length transactions. Because it was a short sale, 5 Copperleaf was disregarded. The comps utilized were the best available.ITEMSUBJECTCOMPARABLE NO. 1COMPARABLE NO. 2COMPARABLE NO. 38/22/08No Transfers in the yearNo Transfers in the yearNo Transfers in the yearDate, Price and Data 459,000preceding its settlement datepreceding its settlement datepreceding its settlement dateSource, for prior salesper public recordsper public recordswithin year of appraisal TREND/Public Rec per public recordsAnalysis of any current agreement of sale, option, or listing of subject property and analysis of any prior sales of subject and comparables within one year of the date of appraisal:The subject last transferred 8/22/08 for a consideration of 459,000 as an arms-length transaction. This is the only recorded transfer in the last3 years. The subject was listed for sale on 2/14/11 for an asking price of 459,900. On 3/4/11 its price was reduced to 449,900.405,000INDICATED VALUE BY SALES COMPARISON APPROACH N/AN/AINDICATED VALUE BY INCOME APPROACH (if Applicable) Estimated Market Rent /Mo. x Gross Rent Multiplier N/A This appraisal is made"as is"subject to the repairs, alterations, inspections or conditions listed belowsubject to completion per plans & specifications.See attached table of contents for a reference for all pages of appraisal report. This appraisal is considered incomplete andunreliable unless every page that is referenced in the table of contents is included in this report.Final Reconciliation: All three approaches were considered. Reliance was placed on the market approach as indicator of value. Due to the age ofthe improvement(s), the cost approach was not necessary or applicable. Since residential dwellings in the subject's market area are not pricedand sold based upon rental income, the income approach is not necessary or applicable.RECONCILIATIONConditions of Appraisal:The purpose of this appraisal is to estimate the market value of the real property that is the subject of this report, based on the above conditions and the certification, contingent).6-93and limiting conditions, and market value definition that are stated in the attached Freddie Mac Form 439/FNMA form 1004B (Revised03/16/2011I (WE) ESTIMATE THE MARKET VALUE, AS DEFINED, OF THE REAL PROPERTY THAT IS THE SUBJECT OF THIS REPORT, AS OF405,000(WHICH IS THE DATE OF INSPECTION AND THE EFFECTIVE DATE OF THIS REPORT) TO BE APPRAISER:SUPERVISORY APPRAISER (ONLY IF REQUIRED):DidDid NotSignatureSignatureInspect PropertyNameName James DoughertyDate Report SignedDate Report Signed 03/17/2011State Certification #StateState Certification # RL001914LState PAOr State License #StateOr State License # N/AState N/AFreddie Mac Form 70 6/93PAGE 2 OF 2Fannie Mae Form 1004 6-93Form UA2 — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
Page #4UNIFORM RESIDENTIAL APPRAISAL REPORTMARKET DATA ANALYSISThese recent sales of properties are most similar and proximate to subject and have been considered in the market analysis. The description includes a dollar adjustment, reflectingmarket reaction to those items of significant variation between the subject and comparable properties. If a significant item in the comparable property is superior to, or morefavorable than, the subject property, a minus (-) adjustment is made, thus reducing the indicated value of the subject. If a significant item in the comparable is inferior to, or lessfavorable than, the subject property, a plus ( ) adjustment is made, thus increasing the indicated value of the subject.ITEMSUBJECTCOMPARABLE NO.Listing Appraisal SampleAddress Newtown, PA 18940Proximity to Subject Sales PricePrice/Gross Living Area Data and/orVerification SourcesN/A5COMPARABLE NO.412,500445,000 199.28 /178.00 / TREND/MLS # 5690097TREND/MLS # 5843370Tax Assessor RecordsTax Assessor RecordsDESCRIPTIONDESCRIPTIONAverageFee Simple.21 AcreSports CourtColonial/AvgGood23 YearsGoodConvNo Seller Assist06/29/10AverageFee Simple.22 AcreAverageColonial/AvgGood23 YearsAverage/GoodTotal Bdrms BathsTotal Bdrms Baths832.51,926 Sq. Ft.1,070 SQ'50% FinishedAverageFWA/CAStandard2 car GarageDeck/Patio/Sm PorchNo FireplaceNo PoolNone8/22/08 459,000TREND/Public Rec732.52,070 Sq. Ft.Similar Bsmt Area ( – ) Adjust.DESCRIPTIONConvNo Seller Assist04/15/11AverageFee Simple.21 Acre-10,000 AverageColonial/AvgGood21 Years 15
State Certification # State Or State License # State Signature Name Date Report Signed State Certification # State Or State License # State Inspect Property Did Did Not I (WE) ESTIMATE THE MARKET VALUE, AS DEFINED, OF THE REAL PROPERTY THAT IS THE SUBJECT OF THIS REPORT, AS OF (WHICH IS
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