HomeMy WebLinkAbout75-94 RESOLUTION•
RESOLUTION NO. 75-94
A RESOLUTION APPROVING PARTICIPATION BY THE
CITY IN THE CONDEMNATION OF THE POORE PROPERTY
AT 12 EAST SPRING STREET FOR THE RIGHT OF WAY
NECESSARY FOR THE PROPOSED CITY EXTENSION OF
MILL. AVENUE FROM SPRING STREET TO CENTER
STREET.
WHEREAS, the City of Fayetteville and Washington County are working together on
a street protect that would improve the traffic tlow on city streets around county facilities; and.
WHEREAS. Washington County has not been able to obtain all the necessary property
for the street project.
NOW THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE
CITY OF FAYETTEVILLE, ARKANSAS:
Section 1. That the City Council hereby authorizes and directs the city attorney of the
City of Fayetteville, Arkansas to work with Washington County to initiate legal action in order
to obtain street right-of-way for the proposed City extension of Mill Avenue from Center Street
to Spring Street, more specifically described as follows:
Sec Exhibit "A" attached hereto and made a part hereof.
PASSED AND APPROVED this 5th day of July 1994.
APPROVED:
ATTEST:
By:
Jdana'
Thomas, City Clerk
/I,
By:
Fred Hanna. Mayor
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1-4
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APPRAISAL OF REAL PROPERTY
LOCATED AT:
127 Ease Spring Street
Pt Lot 15 Co my Court Plat
Fayetteville, Arkansas
FOR:
Washington County
Fayetteville, Arkansas
AS OF:
2/17/94
BY:
Keith L. Schultz, CRA
Associated Appraisers Inc.
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Pre
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Th DesceptIons moms UNWI APPRAISAL R' -'ORT as No- 940217-2
r0p'ry Adi.a 123 Fast Sing Street Gnaw w 108
Da Fayetteville con Washington
uri waam^ Pt Lot 15 Cbu(rt r _court lot _ .-__
awwgpyPr„ ` Dale
ser Poo $ I_ s � f Deceased Map Ref Ma lgag. Mont i
Dar a an PROP RIGHTS APPRAJSED
Leen dwg.a.arceeeblra pad by ow 1 - Fra Sarrpt• aMe'aOeW Tl'pa
R.E. T... a 178.00 T. rnr 19g�— HOA Wo._ 0.00 L.grmb F. saw •n naw Commons
Cooa,
lnn(HUDW: __
ted_Y__ppA raisers Inc.
itt_Ark 4,04* 72701
LENDER btscarna *Fly :;6c
Solo Rios i
unsant
Fayetteville
LOCATOT
BUILT UP
GROWTH RATE
PROPERTY VAL...ES
OeAANOBUPPLY
MARKETING TIME
PRESENT LAND USE %
:11 Sop. Family
QI/
tunny
cavamis
4, flume
mann
s.
sz
1
t
0
03
&b.r
Shortage geoneag
der 3 M
oa� TS%
Raped
LAND USE CHANGE
Na Say
Lley
In prawn
To:
Subutan
24TS%
Sabi
kilnr 9.r+a
_X134 Mee.
De MYinpa PUD
Saga.
RW NEGHSORalopO ANALYSIS
Under 23% Psd .n.rt Saone
Sow Crammed to Employment
Deanna Conveningslyepng
[ Dn. b
weover Supp? Corn,. b &boob
owI Mw Adaaaey of Phan Tryppprppn
PREDOMINANT SINGLE FAMILY mOUSPW Rennin Frame
H OCCUPANCY PRICE AGE
lf'- ll Annear a Mtn
Omar X a ;Doo) Ma) Pmne'ty Cmwdbay
J
Teem 25 LOW l5 Pleat fromDeanna'mDeanna'Conran
Facer! (ab%) � 125 Ho 50 Pan a Fa. Pmrorn
— Vann taw S%. PmdrnyWa Gnaws App.raro. a Pmwnw
37500 40 Apwa b Monti
Nal: Race or the mold Composition of a noignbmt'ond N not **Wrap mrdt apvaa ram
C0""eJts :he7 n •'_`- t- ay.. hood consists of a several subdivisions of older hares it the
Ryer to medium price ranges anrj n rusted iu$teas the downtown al square busiress
district of Fayetteville Very little development has ocurred in the Pmt decade due to the
built up nature of the area The neighborhood area -s to be in transition to tenant occupancy
Daarem■ 60 x 125 (Estimated) -Tapageglt). Level to rolling
ale.
Good
XI
f l
I 1
Pam
•
L
sr Am — 7,500Zmi;A_
Corr Loi No
zo-Ene c•" ion, Yes
OMr Use
2oti crwrsron Single Family— _
HIGHEST S BEST USE Meow uoYea
Rectangular
Adegaste
Average
Average
Conc=eLe
U-ilit T
U-ILITF$
Flmbay
Gee
E Waw
Smeary Pans
Son Sen.
Pablo
COMMENTS (yuannt anon .amore, encroadvnena. spoon .a.nmsm. Ade area .b:.
noted
STTE IMPROVEMENTS Two
Inc
Cub/G e.
Sd.w n
Sant Lights
Ary
Asphalt Concrete
No
Partial
No
• GENERA DESCRIPTION
unib
itabs
Q'" MOAK
V Dein 1St*)
Ealing
P'000.ad
tUrnir Contraction
Ag• rer.;
Ent An (TM)
11
EME
Jii
LLX. FEMA Rood Hann VW No X
FB'A' Ma a • 050216-00078
No adverse easements or encT oethterts ---
Nada
Orange
Vows
Ddneey
Anemia Enemanr
•
One
Detached
Sunga,lay
ops
45
25
▪ Fated ma arae grade oriiw:
SURFACES
Rom
WW
Traa4leh
fl Bah Pbor
j' Ban Nehmen
bDoor.
8
N
EX ETOF DESCRIPTION
Poundage.'
Eben WW
Hoa &rice
Diulo. a Done
Whitlow ;Ts
Storm Sar.
Gonne
Mani/waved Houle
M.rtwCombon
Wd/cpt//fair
Plaster/ave
Vinyl/ava
None
Solid wood
None
CAR STORAGE
Crum Fater
Garage
Gran
6
HEATND
Tye
Rt
Cagan
Adcwocy
CODLING
Gres
Other
Condition
MASS wlmb fired porch
Stone
AS1 eStos
P tt qui
Wood S.P
Storms
Partial
No
Flown
Smace
NG
AAda;
•
3
P UNDATION
Slob
GSM Span
Bann
Sutra Pump
Damrea
6alrTsa
WarIron
KfVHEAI EaIP
Rallpr.br
RaryrOr r
Capon
DMn es er
PSNbod
Crmpeanr
WirrkKgWaehmAlYm
Avg _Mauna
Inadeq rancor.
Maga
tonna
Free Door
IX
•
•
•
Stone
No
Unk
e Rm
ATTIC
in*
Sten
Drop Sm
Saari.
For
ward
werwd
Horn Ery
Outside array
Basemen Ery
3
BASEMENT
Noe Sq. FL
% Friand
Cary
war
Floe,
Made Entry
1 B.&hl:
250
BO
•
a Ben 1 Lau
muurrioN
Rom
cab g EG
Wok iLlk
Poor
Non
Adaluoy
1•
r_
Fail )y,
Energy Mem an:
Doors ,wirt -
ceil? ng fares
M. Ea Fl
250
1,304
•
l r 304 Sq'we Feel o Glome
WPROVEMENT ANAL"SS
Day of Co'wr.mn
Condign o' bmp'ot rare
boom Sinwyool
La coon and Storage
invr Energy Elting
PISmb•'g • AS•aecy a Comms
▪ Enna. - Aware a Ccs daps
- I Kane. C.4nn - Adequacy a Candibor
convent:. b Ne'Poortered
Appeal a Mryrbay
awnew Raman Samemp De
Ea/11810d Renairg Freely LM
•
Downfallen (Plank fungal end enamel I'-'-, t"'pan needed "Todembaan •rk Physical deterioration typical of
effective
• age of the rNoievide_. No ce of functional or externa- inadequacies other than evidenced by
Good
J
Lanka An
25-3
25-3C
•
Par
Yr%
we.
•
•
a Genera: mono erwtlre sled ranine and bps h eubMarmaMl lex npardng ban deco— ..---
;= are available in the local area ata wide wyrat sarb..,om% ngeeuate funds
market for single faR•ily
r
: hones remains strong and the ego pf thoar o rates. The
e local area.is very good
Rudy We Pam TO 1014
'TOTAL" .pp'alon .mfMam by e w mow, he ' (MOO: 3 .sea
Facey. Ma' On 1GI4
ilium: adtm UNIFC J RESIDENTIAL APPRAISAL Rik .)RT bee N,. 940217-2
Purveoa W ApanbM b b .+in.b Menai Vela .. dolled In • e CaNcollesn 6 Sblam..d al LL,. Colt.
0
5 I G SKETCH
or (SNOW Met
LUNO MEA AMINE aRAce
. prr were tool aldYSons ed Coat COpaafh mra.Ilaraa
•
See Sketch
Cost f+g•rel derived from Marshall and Swift Cost
Service and. verified on.a quarterly basis with
local. contractors.
ENO R.orla.d by W.ar/. Mn and pans Mn)
Don POPPI# arbnn b .DObbb HUDNA property .b.darM
e No. elpla.0
E STMATED REPROCWTI N COST - NEW • OP IMPROVEMENTS
D eeglp 1. 304 84. Pt • s 27.85 . s 36 , 316
250 So. FL e $ 7.25 11813
Eaa.. ASB 5C0
swan Erie/ Mktg lam. Storms ▪ -
Porches. Pio.. et C. POrCh ▪ --
Gan.aPc.ppd 240sq. r- • s 9.85_. _
Tom EAraMd Coil N.. • : —
Plry.Ioal • Punmm.w Enema
l..
D epredation 18,814 _ - * 18,814
D.P'.aalad Vaasa of Improvement. - s 25, 279
SIM Imp, •M r premelY. IvmPbP. ac I . $ _ 1/000
ESTIMATED WE VALUE - . 7 , 500
(I b.nr.b. .tope only ..weld value )
INDICATED VALUE BY cosT APPROACH - $ 33 779
_J Yr IXJ .a
6C0
2 5C0
2,364
_44,093
,qg
C.4Conelmdlan W.np.y
Norm. of W.rreny Pmg..r
Wintry Commas k]pan
r'• ••idotlipwi.ed.II* .__--.d �t three
recwY 1 ales a reoperi mpceloekes
0~W ifa meth rn.da, iz dna l i dYb tot tbT�aY. d VCM the
•..�'�dIpbIymai aeb1a » t abr abject andnd has
S a e m In We
TM smbon Mendes a dcMt a . namrt
aNabd mama of augact ..prbamd mai h h o.rebb b ad Y�w 7iarom.�p a�1p`sw or am0'aNaa defib Nat
propeniat Pena In Wm
b b
ppm Amy
IN COMPARA&E NO. 1 CCMPARASLE NO.2
127 East Spring St 1248 S Washington 2640 Huntsville
;,lade. Fayetteville Fayetteville Fayetteville
27.92
email.,, b stN.giii, ��%%%%%/�///%r 6 Blocks 1 Mile
Wm Pro. N/Ar%f Jj 33 000 ;% %%&
F '
HtoI✓ILD. tAL�� a w.. 32.56
paS11_sef.a Inspection MIS # 93-03604 MLS # 93-02015
VALUE ADJUSTMENTS
Salm re Silence's Cash
tSPOSSISOL None
gyE §Pwrin. 2/17/94 1/21/94
e (ase Fair Similar
DESCldP101.
Elm+».•
Dawn ail Apvea
ApA
Sonaux
Above (Lao.
0 Roam Coat
Oran LINN Ana
?C Base.. & IRnlalad
A
NOM Set. Gine
Fn csat volt
;.Na.rmcanMn
asr.wc.7.l
Porches, Palo,
as_em
SOWS Enemy
Me. IPM
Pasa.oalal
Avg/Avg Avg/Avg
Bungalow Bungalow
Ash Sid/Fah wd Sid/Suo
25 eff 25 of
Avg__ Superior
COMPANA•LE NO. 3 _
2062 Huntsville
Fayetteville
1 Mile
ti/ 38 500 .
32.08%%%f
MLS # 93-02151
it; Manes. DESCRIPTION • f! s %alanal
Conventional
None
12/16/93
_iferior
Superior
Taut : Se. • NOM 'oval_ Seas- _nth.
_
6 3:1 7 : 3 1-
1, 304 sq Pt , 1,182 sq
250 None
Avg
Space:
1 car
Porch
O•I. pap IGdrn
Na A6 ela1
Stones
ceiling
None
R&O
Similar
Space
1 car
Porch
Storms
`ons ceiling
None
R&O
fans
Bunglalaa
—11000 Wd Sid/Sin
25 eff
—14000 Similar
Tam Sdrau' Sa
5 2 1
+1,220 860 Sa PL
None
Similar
Central
1 cpt —1,000
Small Porch 4-1,000
DESCRIPTION • FJ i Aaufw••
FHA
None
_0/11/93
-2,000 Superior —2,000
—2,000 Superior —1,500
Bungalow
Wd Sid/Sup _-1,000
20 eff —2,500
Similar
Tom '
Boma • BOW
6 • 2 ' l
+4 440 11200 Wk. +1,040
None
Storms
ceiling fans
None
R&O
Similar
Central 14500
Nome +1000
Porch
Stores
ceiling fans
None
R&O
rind Vale 780 i;liC + 2,440 1+ X $ 6,460
°r Sab1ed fit 32,220 $ 30,440 6 32,040
armee b a SW. cenvedaorr All sales are as recent as possible and reflect current market conditions
Sale 41 provides the best indication of value due to lbnited adiustnents.
INDICATED VALUE BY SALES COMPARISON APPROACH
s_ 32, O C O
O'IDIGTB) VALUE BY �INCOME APPROACH (n epplo.dyM
EAaId WAIN Rams 350 4.40ow/o ow/Parana
Mn. - s 35 , 00C
11* MOONS la Tae `AJ I -.. r J *MON lo v Iewaa MaaDora nem mono p oanabne .abd bens/ Corm ppm
100
p. P. pre Inc wailer.
Cale • Appraiser presumes that ail plumb andel mechanical sv`..ans are in
&vereas condition and that if theme are any defects the repairs would be mini. -nal.
Rai R.a.IpIMlldn; The cost and market approach are in fairly close ecrrela ion with the market
approach being given the most weight.
• IPrn
TN. .pp,ab.l b bead .Icon a .barn rew ire.ea Ila oamaoamn. an"p••I and *mac =talons and Mengel Vat* dei,l.pn Na .n Wand h
L_ lti HUD. 5,. VA rSuSla
o.
I F. Mao Ppm OS (Rav TMSVPenm Mee Fan 10015 NW T.IN ltd MN S.,
le !t I ( E) ESTBMTE THE MARI4Z VALID AS DEFINED,OF THE SuaECT PROPERTY AS OF February 17 1994 s, be t • 3322 d 500
•I 1 two) cedar Nilo the b.. a my IDnytodpa ail NW Ea Nola and dap dad Ureal are MIe an commt that I (aa) penonat. eap.aad ca wbfd emery. boa, rale and out and
Mm made an edeb r peoson . .. Was .... WS report and lime 11m} hem no undisclosed Merest pm.ed tr POODoofA MN*
APPIWSEP(S) AT
ear-
s: Nora
Floods Mo Fps TD 13/56
Schu
raiser #271
REV APPRAISER
Sonatina
(d.Wmbl.} ..n
'TOTAL' .wa& raren by a la Inde. no I ;500) 378180
nig DId NOl
mama Prover,
.n* Mn 1001 •
im
•
PHOTOGRAPH ADDENDUM
•
eorrowericuam Mrs. Margaret Poor (Owner) Deceased
Property Addroee 127 East Spring Street
aw Fayetteville Canty Washington
Lender Washington County
• r
state Ark - zip code 72701
"CTRL' IGmeai sawn oy • Y -ode, Inc. 1 (800, 32$45Z5
SUBJECT - FRONT
SUBJECT - REAR
SUBJECT- STREET
Sb6
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DEFINMON OF MARKET VALUE: The mos: probable price which a property should brig in a cornettve arc open
market under eJ conclbone requafte to a lair sale, the buyer and seller, each acting prudently, knowledgeab y and assuming
the price is not erected by undue stimulus. Implicit In this defnhlon le the consummation o' a sale es of a specified date
and the passing of tide 'rom serer to buyer under conditions whereby: (1) buyer and seller are typically moivaled; (2) both
partdes are web Intoned or wel advised, and each sang In what he considers his owr best nterest; (3) a reasonable time
is allowed for exposure In the open market (4) payment b made In Mmes or cash In U.S. dollars or in terms of financial
arrangements comparable thereto; and (5) the once represerra the normal oonslderat,or la' the property so c unaffected by
special or creative fnancrg or sales oonoess;cn' granted by anyone assoc ated wth the sale.
▪ Adjustments to the comparables must be made for spinal or creative financing or saes concssacrs No adjustments ere
necessary far those costo which are normaiy paid by the sellers as a resat o1 tradition or law in a market a -es; these cos% are
readily Identifiable eine the eel er pays tees coats •n 1/Axially al sales traneactbns. Spec al or creatve financing adjustments
can be made to the comparaba property by comparisons to financing terms offered by a third Party insttu9onal ,ender that
is not already Involved in the property or transaction. My adju tment should not be ca:cu ated cn a mechanical doter for
dollar opal of the Inanity or conceason but the doter amount of any adjustment should approximate the market's react cr
to the financing cr mnceeslons basad on the appraisers Judgement
CERTIFICATION AND STATEMENT OF LIMinNG CONDMONS
CERTIFICATION: The Appraiser crofts and agrees that:
1, The Appraiser has no present or contemplated hrture inures: in the property spara.sed; and relther the employment to
make the appraisal, nor the compensation for it. Is oortingent upon the appraised value cf the property
2. The Appreser teas no persona, Intelsat in or Was wit. respect to the subject matter of the appraisal report or the partici-
pants to the sale. The 'Estimate of Market Value' In the appraisal report is not based In whole or in part upon the race, color
cr ratbral origin of the prospective owners or occupant" 01 the properly eppreaed. or upon the race. color or national crgln
cf the present owners or occupants of the propertee n the vicinity al the property appraised.
3. The Appraiser has personally Inspected the properly, both Inde and our, and hes made an exle'ior mspecaon of al
oo:nparable sales lated In the repot To the beat o' the Appraiser's knowledge and be iel al statements and In'ormation r
this report are true and correct, and the Appralser hes not knowingly withheld any significant Inlo^natcr,.
4. All contingent and limltng conditions are confined herein (Imposed by the terms cf the assignment o' by he under-
signed affecting the a'uysle, opinbn. and conclusion conta red In the report).
5. This epp'aaal report hu been made In conformity with and Is abject to the recuirements of Ile Code of Professional
Ethics and Sanded' ol Professional Conduct ol the appraisal orgenzation with which the Appraiser is al hated.
B. Al core uscns and opinions concerning the real Astra that are set forth In the appraisal report were prepared by the
Appraiser whose aignatrre appears on the appraisal report, unless ndlcated as 'Review Appreae" No change of any dem In
the appraisal report shag be made by anyone other than the Appraiser, and the Appraiser shall neve no 'esponsib lity for any
such unauthorized change.
CONTINGENT AND LIMn1NG CONDITIONS: The certfcaticr• ol the Appraiser appealing :n the appraisal report is sub;ect
to the folawing condition" and tc such other spetilc and ImitI g oondbons as are sat forth by the Appraiser in the repot
1. The Appraiser assumes ro responOJity for matters of a lege• nature abetting the property appraised or the no Imre
t, nor does the Appraiser render any opinbn as 10 the tttb, which le assumed to be good and marketable. The droperty :s
appraised as though under responsible ownership.
2. Any skarn In the report may show approximate clmenslon and is Inc wed to assist the reader v sus 7 rg the prop-
erty. The Appraiser has made no survey oe the property.
3. The Appraiser is not required to give tealmony cr appear In court because of having mado the appraisal with relererce
to the property 'r. question. un en arrangements have been previously made thereto/
4. My daylbutcr. of the va cation n the repot between land and mprovemenu apprise on,y under the existing program
cf utilization. The separate valuator.° for laid and building must not be used in corluncton with ary ether appraisal and ere
rva Id r. sc used.
5. The Appraiser assumes that there are no hidden or inapparent condbone of the property, subsoil or structures. which
would render h more o' sea valueb e. The Appraser auumea no responsibility lo' such conddlons, or for eng reer.rg which
might be required to discover such 'actor'.
6. Infcrmavon, estimates, and opinions furnished to the Appraiser. and captained in the report, were ctta red from sources
considered retlaba and belted to be true and correct. However, no respona.biliy for aca.recy o' such Herne ldrnahed the
Appraiser can be assumed by the Appraser.
7. Disclosure ol the contents of the appraise report a governed by the Bylaws and Regu atone of :he prolessiona; appraisal
organization wnh which the Appraiser Is affiliated.
8. Nether all, nor any part of the content of the report, or copy thereol (:nc•dding conc sacra as to the property vain'.
tee identity ol the Appraiser, prcfeesbnal designation, reference to any prolesslonal appraaa. organizations or the I.rm with
which the Appraiser Is connected), shall be used 'or any purposes by anyone but the c lent specifed n the reacrt, the borrower
II appraise. lee paid by same, the mortgagee or Its successors and assign, mortgage •ram , consultants prolessbnal appraisal
organization, cr any state or IederaJy approved Manclal ntt,don, any department agency, or rntnrmertal ty of the Untied
Sates or any state or the Distiet ol Coumble, without the previous ranter consent of the Appraiser, nor shall it be conveyed
by anyone to t"e public through advertising public relators, hewn, saes or other made, wi'houl the wilier ccraent and
approval of to Appraaer.
S. On all nnacre:sea, subject to satisfactory ocnpleton, repairs or alterations, the appraisal report and value conclusion are
contingent upon completion of the improvements In a workmanlike manner.
ENVIRONMENTAL DISCLAIMER: The vane estimated In this report is based on the assumption that the properly Is nor
negatvey affected by the existence of hazardous substances or detrimental environmental eondi ions. The e^„creae' s rot an
expert In the identilcation of hazardous substances or debimenia environmental conditions. The appraiser's routre inepecton
of and Inquiries about the subhect property dd not develop any Intonate -1 that Indicated any apparent significant hazardous
eubst'loes or detrimental environmental conditions which would affect the property negatived 11 is poasib e that tests and
mentions made by a qualified hazardous aubatnce and envircnnenmj expert would revea the existence of hazardous maferals
and environmental conditions cr or around the property that would negatively affect its value
ACDITIONAL CERTIFICATION: The appreaer hither certifies that.
• This oppress; conforms to the Uniform Standards or Professions Appraisal Practice •,^USPAP') adop'ec by the App'e.sal
Standard" Board of the Appraise Foundation, except that the Departure Provision of the US°AP does no: apply.
2 The r ceTpensaibn is not oorrtngent upon the reporting o' a predetermined value cr direction •r value that favors the
ceche of the teem to amci rt of the value eatimale the attainmeor a atpuialed result, or the occurrence ol a subsequent event
3. Thle appraisal assignmert was no: based on a requested mnl um vak.ation. a apeclfiC va dation or the approval o' a can.
n
Frodde Mit
Porn •19 £. 86
01/.7 .... l!a
AKe.T,11tz r MCRA
Arkansas Certified General raiser s271
Fiver Nae
'TOTAL appraisal mortes.'\ by Y nod. It (Boo, ]fees:! Fir' 10045 JUL fie