TABLE OF CONTENTS - MD Appraisers · Raw Land 20 The Patapsco/ Granite community contains approximately 18.71 square miles or 11,979 acres. It comprises 17% of the 110 square miles

File No.Property AddressCity County State Zip Code

TABLE OF CONTENTS

L081115-01REDACTED8940 Dogwood RdWindsor Mill Baltimore MD 21244REDACTED

Letter of Transmittal ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................GP Land ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................Additional Comparables 4-6 ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................Supplemental Addendum ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................GP Land Certifications Addendum ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................USPAP Identification ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................Subject Photos ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................Subject Photos ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................Subject Photos .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Land Comparable Photos 1-3 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Land Comparable Photos 4-6 ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................Neighborhood Bourdary Map ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................Location Map ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................Aerial Map ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................Subject Plat with Overlay ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................FEMA Flood Map ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................Site Zoning Map ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................Site Topography Map ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................Site Soil Overlay ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................Utility Easement Plat and Description - Page 1 ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................Utility Easement Plat and Description - Page 2 ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................Utility Easement Plat and Description - Page 3 ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................Tax Record .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Resume ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................Appraiser's License ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................Invoice ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................

124568910111213141516171819202122232425262728

Form TOCP — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE

Owner

Client

L081115-01REDACTED8940 Dogwood RdWindsor Mill Baltimore MD 21244REDACTED

Letter of Transmittal ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................GP Land ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................Additional Comparables 4-6 ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................Supplemental Addendum ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................GP Land Certifications Addendum ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................USPAP Identification ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................Subject Photos ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................Subject Photos ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................Subject Photos .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Land Comparable Photos 1-3 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Land Comparable Photos 4-6 ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................Neighborhood Bourdary Map ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................Location Map ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................Aerial Map ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................Subject Plat with Overlay ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................FEMA Flood Map ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................Site Zoning Map ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................Site Topography Map ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................Site Soil Overlay ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................Utility Easement Plat and Description - Page 1 ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................Utility Easement Plat and Description - Page 2 ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................Utility Easement Plat and Description - Page 3 ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................Tax Record .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Resume ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................Appraiser's License ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................Invoice ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................

124568910111213141516171819202122232425262728

Form TOCP — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE

Owner

Client


TABLE OF CONTENTS

MD Appraisal LLC1123 State Route 3 North #297Gambrills, MD 21054443-765-5422

August 17, 2015

REDACTED

Re: Property: REDACTEDWindsor Mill, MD 21244

Borrower: N/AFile No.: L081115-01

Opinion of Value: $ 118,000Effective Date: 08/12/2015

In accordance with your request, we have appraised the above referenced property. The report of that appraisal isattached.

The purpose of the appraisal is to develop an opinion of market value for the property described in this appraisal report,as improved, in unencumbered fee simple title of ownership.

This report is based on a physical analysis of the site and improvements, a locational analysis of the neighborhood andcity, and an economic analysis of the market for properties such as the subject. The appraisal was developed and thereport was prepared in accordance with the Uniform Standards of Professional Appraisal Practice.

The opinion of value reported above is as of the stated effective date and is contingent upon the certification and limitingconditions attached.

It has been a pleasure to assist you. Please do not hesitate to contact me or any of my staff if we can be of additionalservice to you.

Sincerely,

Nicholas GioiaCertified Residential AppraiserLicense or Certification #: 30031565State: MD Expires: 02/08/[email protected]

MD Appraisal LLC1123 State Route 3 North #297Gambrills, MD 21054443-765-5422

August 17, 2015

REDACTED

Re: Property: REDACTEDWindsor Mill, MD 21244

Borrower: N/AFile No.: L081115-01

Opinion of Value: $ 118,000Effective Date: 08/12/2015

In accordance with your request, we have appraised the above referenced property. The report of that appraisal isattached.

The purpose of the appraisal is to develop an opinion of market value for the property described in this appraisal report,as improved, in unencumbered fee simple title of ownership.

This report is based on a physical analysis of the site and improvements, a locational analysis of the neighborhood andcity, and an economic analysis of the market for properties such as the subject. The appraisal was developed and thereport was prepared in accordance with the Uniform Standards of Professional Appraisal Practice.

The opinion of value reported above is as of the stated effective date and is contingent upon the certification and limitingconditions attached.

It has been a pleasure to assist you. Please do not hesitate to contact me or any of my staff if we can be of additionalservice to you.

Sincerely,

Nicholas GioiaCertified Residential AppraiserLicense or Certification #: 30031565State: MD Expires: 02/08/[email protected]

Page #1Main File No. L081115-01

File No.:SU

BJE

CT

Property Address: City: State: Zip Code:County: Legal Description:

Assessor's Parcel #: Tax Year: R.E. Taxes: $ Special Assessments: $Market Area Name: Map Reference: Census Tract:Current Owner of Record: Borrower (if applicable):Project Type (if applicable): PUD De Minimis PUD Other (describe) HOA: $ per year per monthAre there any existing improvements to the property? No Yes If Yes, indicate current occupancy: Owner Tenant Vacant Not habitableIf Yes, give a brief description:

ASS

IGN

MEN

T

The purpose of this appraisal is to develop an opinion of: Market Value (as defined), or other type of value (describe)This report reflects the following value (if not Current, see comments): Current (the Inspection Date is the Effective Date) Retrospective ProspectiveProperty Rights Appraised: Fee Simple Leasehold Leased Fee Other (describe)Intended Use:

Intended User(s) (by name or type):

Client: Address:Appraiser: Address:

MA

RK

ET A

REA

DES

CR

IPTI

ON

CharacteristicsLocation: Urban Suburban RuralBuilt up: Over 75% 25-75% Under 25%Growth rate: Rapid Stable SlowProperty values: Increasing Stable DecliningDemand/supply: Shortage In Balance Over SupplyMarketing time: Under 3 Mos. 3-6 Mos. Over 6 Mos.

PredominantOccupancy

OwnerTenantVacant (0-5%)Vacant (>5%)

PRICE$(000)

LowHighPred

AGE(yrs)

Present Land UseOne-Unit %2-4 Unit %Multi-Unit %Comm'l %

%%

Change in Land UseNot LikelyLikely * In Process *

* To:

Factors Affecting MarketabilityGood Average Fair Poor N/AItem

Employment StabilityConvenience to EmploymentConvenience to ShoppingConvenience to SchoolsAdequacy of Public TransportationRecreational Facilities

Item Good Average Fair Poor N/AAdequacy of UtilitiesProperty CompatibilityProtection from Detrimental ConditionsPolice and Fire ProtectionGeneral Appearance of PropertiesAppeal to Market

Market Area Comments:

SITE

DES

CR

IPTI

ON

Dimensions: Site Area:Zoning Classification: Description:

Do present improvements comply with existing zoning requirements? Yes No No ImprovementsUses allowed under current zoning:

Are CC&Rs applicable? Yes No Unknown Have the documents been reviewed? Yes No Ground Rent (if applicable) $ /Comments:Highest & Best Use as improved: Present use, or Other use (explain)

Actual Use as of Effective Date: Use as appraised in this report:Summary of Highest & Best Use:

Utilities Public Other Provider/Description Off-site Improvements Type Public PrivateElectricityGasWaterSanitary SewerStorm SewerTelephoneMultimedia

StreetWidthSurface

Curb/GutterSidewalkStreet LightsAlley

FrontageTopographySizeShapeDrainageView

Other site elements: Inside Lot Corner Lot Cul de Sac Underground Utilities Other (describe)FEMA Spec'l Flood Hazard Area Yes No FEMA Flood Zone FEMA Map # FEMA Map DateSite Comments:

Copyright© 2007 by a la mode, inc. This form may be reproduced unmodified without written permission, however, a la mode, inc. must be acknowledged and credited.3/2007

Sorgen LLC0207580462L081115-01RESIDENTIAL APPRAISAL SUMMARY REPORT

REDACTED Windsor Mill MD 21244Baltimore REDACTED

0207580462 2014 2,230 99Patapsco/ Granite 12580 4022.02

REDACTED N/AUnimproved Land 0

Based on documents reviewed by the appraiser and an on-site visual inspection, the site has a burned downstructure which was connected to a well and septic. This improvements have no contributory value in their current state of disrepair. SeeGeneral Text Addendum - Factors which Impact Marketability/ Value.

The intended use is to evaluate the property that is the subject of this appraisal for a AS-IS market value as of the effective date,subject to the stated scope of work, purpose of the appraisal, reporting requirements of this form, and definition of market value.

The intended user of this report is the client and their respective legal council.

REDACTED REDACTEDNicholas Gioia 1123 State Route 3 North #297, Gambrills, MD 21054

80

20

One-Unit Housing

10795170

000

7000

10Raw Land 20

The Patapsco/ Granite community contains approximately 18.71 square miles or 11,979 acres. It comprises 17% of the 110 squaremiles in the Western Sector of Baltimore County, as designated by the Baltimore County Master Plan 1989-2000.

The area is located outside the Urban Rural Demarcation Line (URDL) and is served by private well and septic systems. The area boundaries are as follows:Windsor Mill Road following the URDL to Marriottsville Road on the North, the Patapsco River to the West and South to Johnnycake Road, also on the south andlastly to the vicinity of Fairbrook Rd and following the URDL on the east. (See Neighborhood Boundary Map)

The Patapsco River Valley and its streams such as Ben's Run, Brice's Run and Dogwood Run have shaped the land form of the area. There is great diversity inthe areas geography and topography from rolling fields to steep slopes and forested stream valleys. The old rural quarry community of Granite, a NationalRegister Historic District, is the area's rural village and a centerpiece for the community.

See Plat Map and Legal Description 486,565 Sq.Ft.RC2 The subject site is zoned R.C.2 Resource

Conservation - Agricultural

Under the current zoning, one principle dwelling per lot is permitted in addition to multiple agricultural uses. Sites in excess of2 acres, but less than 100 acres may subdivided into no more than 2 lots per Baltimore County code. See General Text Addendum - Site Subdivision Analysis.

The site contains a burned down residential structure which should be rebuilt toachieve its highest and best use as improved. See General Text Addendum - Factors which Impact Marketability/ Value.

08/12/2015 Residential; AgriculturalThe sites highest and best use as improved is to construct a residential dwelling and continue permitted

agricultural operations on the remaining land.

Connection Qtr MileN/AWell/ InoperableSeptic / InoperableN/AN/AN/A

Private12-16 FeetGravel; Aggregate; Millings

N/AN/AN/AN/A

Residential RoadLevelTypical for areaIrregularPositive GradeN; Semi Rural; Trees

A 2400100355F 09/26/2008The site consists of one deeded residential parcel in the Patapsco/ Granite area of Baltimore County, MD and contains 11.17

total acres, with approximately 2.5 acres +/- of usable level land. The remaining acreage is considered surplus land with limited utility, as itstopography consists of steep sloping hills and marshland. There is a utility easement located in the northwest section of the site consisting of0.522 acres +/- (See Utility Easement Plat and Description). A burned down structure is located in the center on the site which requiresdemolition. The well and septic field have limited contributory value as they are not operational and will need to be recertified prior to obtainingany future building permits. It is noted that the current location of the septic field restricts placement of any future residential dwelling to the theoriginal structures footprint.

Form GPLND — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE

Sorgen LLC0207580462L081115-01RESIDENTIAL APPRAISAL SUMMARY REPORT

REDACTED Windsor Mill MD 21244Baltimore REDACTED

0207580462 2014 2,230 99Patapsco/ Granite 12580 4022.02

REDACTED N/AUnimproved Land 0

Based on documents reviewed by the appraiser and an on-site visual inspection, the site has a burned downstructure which was connected to a well and septic. This improvements have no contributory value in their current state of disrepair. SeeGeneral Text Addendum - Factors which Impact Marketability/ Value.

The intended use is to evaluate the property that is the subject of this appraisal for a AS-IS market value as of the effective date,subject to the stated scope of work, purpose of the appraisal, reporting requirements of this form, and definition of market value.

The intended user of this report is the client and their respective legal council.

REDACTED REDACTEDNicholas Gioia 1123 State Route 3 North #297, Gambrills, MD 21054

80

20

One-Unit Housing

10795170

000

7000

10Raw Land 20

The Patapsco/ Granite community contains approximately 18.71 square miles or 11,979 acres. It comprises 17% of the 110 squaremiles in the Western Sector of Baltimore County, as designated by the Baltimore County Master Plan 1989-2000.

The area is located outside the Urban Rural Demarcation Line (URDL) and is served by private well and septic systems. The area boundaries are as follows:Windsor Mill Road following the URDL to Marriottsville Road on the North, the Patapsco River to the West and South to Johnnycake Road, also on the south andlastly to the vicinity of Fairbrook Rd and following the URDL on the east. (See Neighborhood Boundary Map)

The Patapsco River Valley and its streams such as Ben's Run, Brice's Run and Dogwood Run have shaped the land form of the area. There is great diversity inthe areas geography and topography from rolling fields to steep slopes and forested stream valleys. The old rural quarry community of Granite, a NationalRegister Historic District, is the area's rural village and a centerpiece for the community.

See Plat Map and Legal Description 486,565 Sq.Ft.RC2 The subject site is zoned R.C.2 Resource

Conservation - Agricultural

Under the current zoning, one principle dwelling per lot is permitted in addition to multiple agricultural uses. Sites in excess of2 acres, but less than 100 acres may subdivided into no more than 2 lots per Baltimore County code. See General Text Addendum - Site Subdivision Analysis.

The site contains a burned down residential structure which should be rebuilt toachieve its highest and best use as improved. See General Text Addendum - Factors which Impact Marketability/ Value.

08/12/2015 Residential; AgriculturalThe sites highest and best use as improved is to construct a residential dwelling and continue permitted

agricultural operations on the remaining land.

Connection Qtr MileN/AWell/ InoperableSeptic / InoperableN/AN/AN/A

Private12-16 FeetGravel; Aggregate; Millings

N/AN/AN/AN/A

Residential RoadLevelTypical for areaIrregularPositive GradeN; Semi Rural; Trees

A 2400100355F 09/26/2008The site consists of one deeded residential parcel in the Patapsco/ Granite area of Baltimore County, MD and contains 11.17

total acres, with approximately 2.5 acres +/- of usable level land. The remaining acreage is considered surplus land with limited utility, as itstopography consists of steep sloping hills and marshland. There is a utility easement located in the northwest section of the site consisting of0.522 acres +/- (See Utility Easement Plat and Description). A burned down structure is located in the center on the site which requiresdemolition. The well and septic field have limited contributory value as they are not operational and will need to be recertified prior to obtainingany future building permits. It is noted that the current location of the septic field restricts placement of any future residential dwelling to the theoriginal structures footprint.


File No.:SU

BJE

CT

Property Address: City: State: Zip Code:County: Legal Description:

Assessor's Parcel #: Tax Year: R.E. Taxes: $ Special Assessments: $Market Area Name: Map Reference: Census Tract:Current Owner of Record: Borrower (if applicable):Project Type (if applicable): PUD De Minimis PUD Other (describe) HOA: $ per year per monthAre there any existing improvements to the property? No Yes If Yes, indicate current occupancy: Owner Tenant Vacant Not habitableIf Yes, give a brief description:

ASS

IGN

MEN

T

The purpose of this appraisal is to develop an opinion of: Market Value (as defined), or other type of value (describe)This report reflects the following value (if not Current, see comments): Current (the Inspection Date is the Effective Date) Retrospective ProspectiveProperty Rights Appraised: Fee Simple Leasehold Leased Fee Other (describe)Intended Use:

Intended User(s) (by name or type):

Client: Address:Appraiser: Address:

MA

RK

ET A

REA

DES

CR

IPTI

ON

CharacteristicsLocation: Urban Suburban RuralBuilt up: Over 75% 25-75% Under 25%Growth rate: Rapid Stable SlowProperty values: Increasing Stable DecliningDemand/supply: Shortage In Balance Over SupplyMarketing time: Under 3 Mos. 3-6 Mos. Over 6 Mos.

PredominantOccupancy

OwnerTenantVacant (0-5%)Vacant (>5%)

PRICE$(000)

LowHighPred

AGE(yrs)

Present Land UseOne-Unit %2-4 Unit %Multi-Unit %Comm'l %

%%

Change in Land UseNot LikelyLikely * In Process *

* To:

Factors Affecting MarketabilityGood Average Fair Poor N/AItem

Employment StabilityConvenience to EmploymentConvenience to ShoppingConvenience to SchoolsAdequacy of Public TransportationRecreational Facilities

Item Good Average Fair Poor N/AAdequacy of UtilitiesProperty CompatibilityProtection from Detrimental ConditionsPolice and Fire ProtectionGeneral Appearance of PropertiesAppeal to Market

Market Area Comments:

SITE

DES

CR

IPTI

ON

Dimensions: Site Area:Zoning Classification: Description:

Do present improvements comply with existing zoning requirements? Yes No No ImprovementsUses allowed under current zoning:

Are CC&Rs applicable? Yes No Unknown Have the documents been reviewed? Yes No Ground Rent (if applicable) $ /Comments:Highest & Best Use as improved: Present use, or Other use (explain)

Actual Use as of Effective Date: Use as appraised in this report:Summary of Highest & Best Use:

Utilities Public Other Provider/Description Off-site Improvements Type Public PrivateElectricityGasWaterSanitary SewerStorm SewerTelephoneMultimedia

StreetWidthSurface

Curb/GutterSidewalkStreet LightsAlley

FrontageTopographySizeShapeDrainageView

Other site elements: Inside Lot Corner Lot Cul de Sac Underground Utilities Other (describe)FEMA Spec'l Flood Hazard Area Yes No FEMA Flood Zone FEMA Map # FEMA Map DateSite Comments:



File No.:TR

AN

SFER

HIS

TOR

Y

My research did did not reveal any prior sales or transfers of the subject property for the three years prior to the effective date of this appraisal.Data Source(s):

1st Prior Subject Sale/TransferDate:Price:Source(s):

2nd Prior Subject Sale/TransferDate:Price:Source(s):

Analysis of sale/transfer history and/or any current agreement of sale/listing:

SALE

S C

OM

PAR

ISO

N A

PPR

OA

CH

FEATURE SUBJECT PROPERTY COMPARABLE NO. 1 COMPARABLE NO. 2 COMPARABLE NO. 3Address

Proximity to SubjectSale Price $ $ $ $Price/ $ $ $ $Data Source(s)Verification Source(s)VALUE ADJUSTMENT DESCRIPTION DESCRIPTION DESCRIPTION DESCRIPTION

Sales or FinancingConcessionsDate of Sale/TimeRights AppraisedLocationSite Area

Net Adjustment (Total, in $) + + +$

$

– – –$

$

$

$Summary of Sales Comparison Approach

PUD

PROJECT INFORMATION FOR PUDs (if applicable) The Subject is part of a Planned Unit Development.Legal Name of Project:Describe common elements and recreational facilities:

REC

ON

CIL

IATI

ON

Indicated Value by: Sales Comparison Approach $Final Reconciliation

This appraisal is made ''as is'', or subject to the following conditions:

This report is also subject to other Hypothetical Conditions and/or Extraordinary Assumptions as specified in the attached addenda.Based upon an inspection of the subject property, defined Scope of Work, Statement of Assumptions and Limiting Conditions, and Appraiser’s Certifications,my (our) Opinion of the Market Value (or other specified value type), as defined herein, of the real property that is the subject of this report is:$ , as of: , which is the effective date of this appraisal.If indicated above, this Opinion of Value is subject to Hypothetical Conditions and/or Extraordinary Assumptions included in this report. See attached addenda.

ATT

AC

H. A true and complete copy of this report contains pages, including exhibits which are considered an integral part of the report. This appraisal report may not be

properly understood without reference to the information contained in the complete report, which contains the following attached exhibits:

SIG

NA

TUR

ES

Client Contact: Client Name:E-Mail: Address:APPRAISER

Appraiser Name:Company:Phone: Fax:E-Mail:Date of Report (Signature):License or Certification #: State:Designation:Expiration Date of License or Certification:Inspection of Subject: Did Inspect Did Not Inspect (Desktop)Date of Inspection:

SUPERVISORY APPRAISER (if required)or CO-APPRAISER (if applicable)

Supervisory orCo-Appraiser Name:Company:Phone: Fax:E-Mail:Date of Report (Signature):License or Certification #: State:Designation:Expiration Date of License or Certification:Inspection of Subject: Did Inspect Did Not InspectDate of Inspection:


0207580462L081115-01RESIDENTIAL APPRAISAL SUMMARY REPORT

MRIS / Full Tax Record / Maryland Department of Assessment and Taxation

03/13/1992126,500MLS/ Public Records

~~State/County Records

There were no recorded transfers of thesubject within the previous 36 month period. There were no recorded transfers of the comparable sales utilized in thisreport over the previous 12 month period prior to the most recent sale.

REDACTEDWindsor Mill, MD 21244

~Sq.Ft.

InspectionMLS/Pub Rec

~~~Fee Simple; RC2N;SemiRural;Strm486,565(in Sq.Ft.)

Site Acres 11.17Zoning/Rec Plat Rec PlatBuild/Grade Permit Site Plan; SepticWell/ Septic Cert On-Site; No CertsDebris/ Removal Debris Present

611 Westminster PikeReisterstown, MD 211369.92 miles N

125,0000.25

MLS#BC8288106; DOM 70MLS/Public Rec/Listing/Plat

0;Cash~c05/14;s06/14Fee Simple; RC4 0N;Semi Rural;Strm502,247; Sloping 011.53 Acres 0Rec Plat; 1 LotSitePlan; SepticPerc Approv -5,000None -7,500

-12,500

112,500

Falls Run RdRandallstown, MD 211333.72 miles NW

120,0000.55

MLS#BC7452543; DOM 1,536MLS/Public Rec/Listing/Plat

0;Cash~c12/14;s04/15Fee Simple; RC5 0N;Semi Rural;Strm218,236; Sloping 05.010 +15,500Rec Plat; 1 LotSite Plan; SepticPerc Approv -5,000None -7,500

3,000

123,000

Thistle RdCatonsville, MD 212285.63 miles SE

140,0000.72


0;Cash~c05/15;s06/15Fee Simple; RC2 0B;Semi Rural;Park -8,000195,584; Sloping 04.490 +15,500Rec Plat; 1 LotSite Plan; SepticPerc Approv -5,000None -7,500

-5,000

135,000Adjusted Sale Price (in $)

+(-) $ Adjust +(-) $ Adjust +(-) $ Adjust

A comprehensive search within the subject's market area was performed to determine the mostcomparable properties to the subject. All comparables are similar to the subject in terms of overall utility and market appeal. The sales utilizedare considered to be the best indicators of the subject's market value, although they may not "bracket" the subjects in all categories.Adjustments are based on the contributory market value of each relative to the subject using paired and grouped data analysis. If there is nomarket evidence in support of an adjustment for an element/ unit of comparison, or they are considered to be of equal value and appeal, thanno adjustment has been applied. Over the past 24 months the market has remained stable; therefore a market condition adjustment is notwarranted. It is noted that some of the comparables are outside the typical one mile radius for comparable properties. Although outside thisrange, the comparables chosen are within the subjects marketing neighborhood and are good value indicators.

118,000The sales comparison approach is given the most weight as it best reflects buyer and seller interactions within the market. The cost and

income approach have not been utilized as they were not deemed necessary or applicable to this assignment.No warranty of the appraised property is given or implied. No liability is assumed for

any component of the appraised property.

118,000 08/12/2015

28Scope of Work

Limiting Cond./Certifications Narrative Addendum Photograph Addenda Additional Listings Map AddendaAdditional Sales Easement Plat Flood Addendum Subject Plat Hypothetical Conditions

REDACTED [email protected] REDACTED

Nicholas GioiaMD Appraisal LLC

443-765-5422 [email protected]

August 17, 201530031565 MD

Certified Residential Appraiser02/08/2018

08/12/2015


0207580462L081115-01RESIDENTIAL APPRAISAL SUMMARY REPORT

MRIS / Full Tax Record / Maryland Department of Assessment and Taxation

03/13/1992126,500MLS/ Public Records

~~State/County Records

There were no recorded transfers of thesubject within the previous 36 month period. There were no recorded transfers of the comparable sales utilized in thisreport over the previous 12 month period prior to the most recent sale.


~Sq.Ft.




611 Westminster PikeReisterstown, MD 211369.92 miles N

125,0000.25


0;Cash~c05/14;s06/14Fee Simple; RC4 0N;Semi Rural;Strm502,247; Sloping 011.53 Acres 0Rec Plat; 1 LotSitePlan; SepticPerc Approv -5,000None -7,500

-12,500

112,500

Falls Run RdRandallstown, MD 211333.72 miles NW

120,0000.55

MLS#BC7452543; DOM 1,536MLS/Public Rec/Listing/Plat

0;Cash~c12/14;s04/15Fee Simple; RC5 0N;Semi Rural;Strm218,236; Sloping 05.010 +15,500Rec Plat; 1 LotSite Plan; SepticPerc Approv -5,000None -7,500

3,000

123,000

Thistle RdCatonsville, MD 212285.63 miles SE

140,0000.72


0;Cash~c05/15;s06/15Fee Simple; RC2 0B;Semi Rural;Park -8,000195,584; Sloping 04.490 +15,500Rec Plat; 1 LotSite Plan; SepticPerc Approv -5,000None -7,500

-5,000



A comprehensive search within the subject's market area was performed to determine the mostcomparable properties to the subject. All comparables are similar to the subject in terms of overall utility and market appeal. The sales utilizedare considered to be the best indicators of the subject's market value, although they may not "bracket" the subjects in all categories.Adjustments are based on the contributory market value of each relative to the subject using paired and grouped data analysis. If there is nomarket evidence in support of an adjustment for an element/ unit of comparison, or they are considered to be of equal value and appeal, thanno adjustment has been applied. Over the past 24 months the market has remained stable; therefore a market condition adjustment is notwarranted. It is noted that some of the comparables are outside the typical one mile radius for comparable properties. Although outside thisrange, the comparables chosen are within the subjects marketing neighborhood and are good value indicators.

118,000The sales comparison approach is given the most weight as it best reflects buyer and seller interactions within the market. The cost and

income approach have not been utilized as they were not deemed necessary or applicable to this assignment.No warranty of the appraised property is given or implied. No liability is assumed for

any component of the appraised property.

118,000 08/12/2015

28Scope of Work

Limiting Cond./Certifications Narrative Addendum Photograph Addenda Additional Listings Map AddendaAdditional Sales Easement Plat Flood Addendum Subject Plat Hypothetical Conditions




August 17, 201530031565 MD


08/12/2015


File No.:TR

AN

SFER

HIS

TOR

Y

My research did did not reveal any prior sales or transfers of the subject property for the three years prior to the effective date of this appraisal.Data Source(s):

1st Prior Subject Sale/TransferDate:Price:Source(s):

2nd Prior Subject Sale/TransferDate:Price:Source(s):

Analysis of sale/transfer history and/or any current agreement of sale/listing:

SALE

S C

OM

PAR

ISO

N A

PPR

OA

CH

FEATURE SUBJECT PROPERTY COMPARABLE NO. 1 COMPARABLE NO. 2 COMPARABLE NO. 3Address




$

– – –$

$

$


PUD

PROJECT INFORMATION FOR PUDs (if applicable) The Subject is part of a Planned Unit Development.Legal Name of Project:Describe common elements and recreational facilities:

REC

ON

CIL

IATI

ON

Indicated Value by: Sales Comparison Approach $Final Reconciliation

This appraisal is made ''as is'', or subject to the following conditions:

This report is also subject to other Hypothetical Conditions and/or Extraordinary Assumptions as specified in the attached addenda.Based upon an inspection of the subject property, defined Scope of Work, Statement of Assumptions and Limiting Conditions, and Appraiser’s Certifications,my (our) Opinion of the Market Value (or other specified value type), as defined herein, of the real property that is the subject of this report is:$ , as of: , which is the effective date of this appraisal.If indicated above, this Opinion of Value is subject to Hypothetical Conditions and/or Extraordinary Assumptions included in this report. See attached addenda.

ATT

AC

H. A true and complete copy of this report contains pages, including exhibits which are considered an integral part of the report. This appraisal report may not be

properly understood without reference to the information contained in the complete report, which contains the following attached exhibits:

SIG

NA

TUR

ES


Appraiser Name:Company:Phone: Fax:E-Mail:Date of Report (Signature):License or Certification #: State:Designation:Expiration Date of License or Certification:Inspection of Subject: Did Inspect Did Not Inspect (Desktop)Date of Inspection:


Supervisory orCo-Appraiser Name:Company:Phone: Fax:E-Mail:Date of Report (Signature):License or Certification #: State:Designation:Expiration Date of License or Certification:Inspection of Subject: Did Inspect Did Not InspectDate of Inspection:



File No.:SA

LES

CO

MPA

RIS

ON

APP

RO

AC

H

FEATURE SUBJECT PROPERTY COMPARABLE NO. COMPARABLE NO. COMPARABLE NO.Address




$

– – –$

$

$



0207580462L081115-01ADDITIONAL COMPARABLE SALES


~Sq.Ft.




2995 Falls Run RdRandallstown, MD 211333.69 miles NW

125,0000.22

MLS# BC8439223; DOM 359MLS/Public Rec/Listing/Plat

~~Active ListingFee Simple;RC5N;SemiRural;Strm566,716 013.010 -9,000Rec PlatSite Plan; SepticNo Certs 0None -7,500

-16,500

108,500

2700 Ridge RdWindsor Mill, MD 212441.52 miles E

100,0000.44


~~Active ListingFee Simple; RC2N;SemiRural;Trees 0229,126 05.26 +15,500Rec PlatSite Plan; SepticNo Certs 0None -7,500

8,000



4 5 6

Form GPLND.(AC) — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE

0207580462L081115-01ADDITIONAL COMPARABLE SALES


~Sq.Ft.




2995 Falls Run RdRandallstown, MD 211333.69 miles NW

125,0000.22


~~Active ListingFee Simple;RC5N;SemiRural;Strm566,716 013.010 -9,000Rec PlatSite Plan; SepticNo Certs 0None -7,500

-16,500

108,500

2700 Ridge RdWindsor Mill, MD 212441.52 miles E

100,0000.44


~~Active ListingFee Simple; RC2N;SemiRural;Trees 0229,126 05.26 +15,500Rec PlatSite Plan; SepticNo Certs 0None -7,500

8,000



4 5 6

Form GPLND.(AC) — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE

File No.:SA

LES

CO

MPA

RIS

ON

APP

RO

AC

H

FEATURE SUBJECT PROPERTY COMPARABLE NO. COMPARABLE NO. COMPARABLE NO.Address




$

– – –$

$

$




Property AddressCity County State Zip Code

File No.Supplemental Addendum

Form TADD — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE

L081115-01REDACTEDREDACTEDWindsor Mill Baltimore MD 21244REDACTED

Owner

Client


SITE SUBDIVISION ANALYSIS:

The site topography consists of a sloping grade from east to west. The northwestern section of the site has a positive slopleading into a narrow level plan and then proceeding down to marshland along Brice's Run stream (See Site Topography Map).The diverse band of soils types impact the location of additional well and septic systems. It should be noted that the underlyingsoils in C1A areas contain heavy surface clays, perched water table conditions and slow permeability in the subsoil. In MaDareas, the soil is generally more favorable for septic disposal, having less surface clays and more porous subsoils. These areasare typically derived from schists, gneisses and granite formations. (See Site Soil Overlay). Furthermore, approximately 1/3 ofthe site to the east is located in a FEMA Flood Zone (See FEMA Flood Map). Per the appraisers conversation with the MarylandDepartment of Environment and Baltimore Combined, these factors make subdivision unfeasable.

FACTORS WHICH IMPACT MARKETABILITY/ VALUE:

The site contains a burned down residential structure, which impacts marketability and value. Market participants with considerthe cost of demolition and removal when comparing the subject to similar vacant site. Based on the appraisers on-site analysis,the cost of debris removal would range between $10,000 and $20,000. Based on the appraisers analysis, market reaction todebris removal tends to be half the actual cost associated to removing on-site improvements. As a result, a $7,500 across theboard adjustment has been applied to comps 1-5.

SALES COMPARISON COMMENTS:

Predominant Value - Predominant Value range is equivalent to an overall average for an area based on sales data as reportedby sources such as the MLS. The predominant value in this report takes into consideration an entire area, not specific subareas. It does not consider unimproved land, neighborhood, conditional issues, age or location. Although the estimated value ofthe subject property is below the predominant value, the appraiser has considered location, condition, size, age andneighborhood in the final estimate of value of the subject property.

Surplus Land - The appraiser analysed land sales within a 20 mile radius of the subject from 2013-2015 which containedirregular and/or sloping grades. Based on this analysis, surplus land with similar site topography had an average contributorymarket value of $3,000 per acre. It is further noted that the the subject utility easement was deducted from the total siteacreage prior to making surplus land adjustments to comparable properties.

Lots Adjacent to Parkland - Lots which boarder level park land land have been adjusted by $2,000 per acre, due to theirenhanced market appeal and superior locational attributes.

Bracketed Value - A thorough search for settled comparable land sales was made in an attempt to find sales which "bracket"the subject in on and off site improvements, lot size and appeal. After consideration of locations, dates of sale and physicaldifferences, the comparable sales included are considered the best indicators of the subject's market value although they maynot "bracket" in all categories.

Verification Sources - All comparable sales are settled to the best of the appraiser's knowledge. Verification is with themultiple list service, MRIS, Realtors, buyers and sellers and tax records.

Distance Objectives - It is acknowledged that Comp 1-5 exceeds the appraiser’s distance objective of 1 mile. A typical buyerlooking for a parcel of developable residential property will not limit their search to one mile. However, after carefully reviewingmarket activity and recognizing the absence of other comparable sales, the sales as presented are the best available within a10 mile radius (the marketing area) and most accurately portray current market conditions. All comparables were considered inthe final reconciliation of value.

On and Off Site Improvements - Line item adjustments on the last five rows of the comparable grid outline the marketsperception of the costs associated with development of raw land. These improvements were extracted from the market basedon paired data analysis of land sales in various stages of development over the past 5 years and within a 10 mile radius of thesubject.

Gross and Net and Line Adjustments - The gross, net and line adjustments for Comp 2, 3 and 5 adjustments by 25%, 15%and 10%, respectively. These adjustments are larger than typical, however, the land sales chosen are considered the bestavailable from the subject marketing area. Other sales analyzed would have required less desirable adjustments and were notused for this reason.

Market Condition Adjustment - The appraiser analyzed land sales from 2013-2015 within a 10 mile radius of the subject toassess whether there was a change in market conditions during this time period. The appraiser also analyzed competing saleswhich had multiple transfers over this time period in addition to the current supply and demand within the subject market. Basedon the appraiser’s analysis, no market condition adjustment is warranted.

File No.:Property Address: City: State: Zip Code:Client: Address:Appraiser: Address:


0207580462L081115-01Assumptions, Limiting Conditions & Scope of Work

REDACTED Windsor Mill MD 21244REDACTED REDACTED

Nicholas Gioia 1123 State Route 3 North #297, Gambrills, MD 21054

STATEMENT OF ASSUMPTIONS & LIMITING CONDITIONS

— The appraiser will not be responsible for matters of a legal nature that affect either the property being appraised or the title to it. The appraiserassumes that the title is good and marketable and, therefore, will not render any opinions about the title. The property is appraised on the basisof it being under responsible ownership.— The appraiser may have provided a plat and/or parcel map in the appraisal report to assist the reader in visualizing the lot size, shape, and/ororientation. The appraiser has not made a survey of the subject property.— If so indicated, the appraiser has examined the available flood maps that are provided by the Federal Emergency Management Agency (orother data sources) and has noted in the appraisal report whether the subject site is located in an identified Special Flood Hazard Area. Becausethe appraiser is not a surveyor, he or she makes no guarantees, express or implied, regarding this determination.— The appraiser will not give testimony or appear in court because he or she made an appraisal of the property in question, unless specificarrangements to do so have been made beforehand.— The appraiser has noted in the appraisal report any adverse conditions (including, but not limited to, the presence of hazardous wastes, toxicsubstances, etc.) observed during the inspection of the subject property, or that he or she became aware of during the normal research involvedin performing the appraisal. Unless otherwise stated in the appraisal report, the appraiser has no knowledge of any hidden or unapparentconditions of the property, or adverse environmental conditions (including, but not limited to, the presence of hazardous wastes, toxic substances,etc.) that would make the property more or less valuable, and has assumed that there are no such conditions and makes no guarantees orwarranties, express or implied, regarding the condition of the property. The appraiser will not be responsible for any such conditions that do existor for any engineering or testing that might be required to discover whether such conditions exist. Because the appraiser is not an expert in thefield of environmental hazards, the appraisal report must not be considered as an environmental assessment of the property.— The appraiser obtained the information, estimates, and opinions that were expressed in the appraisal report from sources that he or sheconsiders to be reliable and believes them to be true and correct. The appraiser does not assume responsibility for the accuracy of such itemsthat were furnished by other parties.— The appraiser will not disclose the contents of the appraisal report except as provided for in the Uniform Standards of Professional AppraisalPractice, and any applicable federal, state or local laws.— An appraiser's client is the party (or parties) who engage an appraiser in a specific assignment. Any other party acquiring this report from theclient does not become a party to the appraiser-client relationship. Any persons receiving this appraisal report because of disclosure requirementsapplicable to the appraiser's client do not become intended users of this report unless specifically identified by the client at the time of theassignment.— The appraiser's written consent and approval must be obtained before this appraisal report can be conveyed by anyone to the public, throughadvertising, public relations, news, sales, or by means of any other media, or by its inclusion in a private or public database. Possession of thisreport or any copy thereof does not carry with it the right of publication.— Forecasts of effective demand for the highest and best use or the best fitting and most appropriate use were based on the best available dataconcerning the market and are subject to conditions of economic uncertainty about the future.

The Scope of Work is the type and extent of research and analyses performed in an appraisal assignment that is required to produce credibleassignment results, given the nature of the appraisal problem, the specific requirements of the intended user(s) and the intended use of theappraisal report. Reliance upon this report, regardless of how acquired, by any party or for any use, other than those specified in this report bythe Appraiser, is prohibited. The Opinion of Value that is the conclusion of this report is credible only within the context of the Scope of Work,Effective Date, the Date of Report, the Intended User(s), the Intended Use, the stated Assumptions and Limiting Conditions, any HypotheticalConditions and/or Extraordinary Assumptions, and the Type of Value, as defined herein. The appraiser, appraisal firm, and related partiesassume no obligation, liability, or accountability, and will not be responsible for any unauthorized use of this report or its conclusions.

Additional Comments (Scope of Work, Extraordinary Assumptions, Hypothetical Conditions, etc.):

- It is assumed for the purposes of this appraisal the the well and septic are not functional and will need to be recertified by Baltimore County.

- It is noted that as part of the appraiser's market analysis, the appraiser has searched for settled sales, under contract listings and active listings.Whenever appropriate the appraiser uses under contract listings and active listing to show current market pricing (active listings) and marketparticipants reaction to current market pricing (under contract listings). These listings are added to the report to further support the appraiser valueestimate.

Form GPLNDAD — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE

0207580462L081115-01Assumptions, Limiting Conditions & Scope of Work



STATEMENT OF ASSUMPTIONS & LIMITING CONDITIONS

— The appraiser will not be responsible for matters of a legal nature that affect either the property being appraised or the title to it. The appraiserassumes that the title is good and marketable and, therefore, will not render any opinions about the title. The property is appraised on the basisof it being under responsible ownership.— The appraiser may have provided a plat and/or parcel map in the appraisal report to assist the reader in visualizing the lot size, shape, and/ororientation. The appraiser has not made a survey of the subject property.— If so indicated, the appraiser has examined the available flood maps that are provided by the Federal Emergency Management Agency (orother data sources) and has noted in the appraisal report whether the subject site is located in an identified Special Flood Hazard Area. Becausethe appraiser is not a surveyor, he or she makes no guarantees, express or implied, regarding this determination.— The appraiser will not give testimony or appear in court because he or she made an appraisal of the property in question, unless specificarrangements to do so have been made beforehand.— The appraiser has noted in the appraisal report any adverse conditions (including, but not limited to, the presence of hazardous wastes, toxicsubstances, etc.) observed during the inspection of the subject property, or that he or she became aware of during the normal research involvedin performing the appraisal. Unless otherwise stated in the appraisal report, the appraiser has no knowledge of any hidden or unapparentconditions of the property, or adverse environmental conditions (including, but not limited to, the presence of hazardous wastes, toxic substances,etc.) that would make the property more or less valuable, and has assumed that there are no such conditions and makes no guarantees orwarranties, express or implied, regarding the condition of the property. The appraiser will not be responsible for any such conditions that do existor for any engineering or testing that might be required to discover whether such conditions exist. Because the appraiser is not an expert in thefield of environmental hazards, the appraisal report must not be considered as an environmental assessment of the property.— The appraiser obtained the information, estimates, and opinions that were expressed in the appraisal report from sources that he or sheconsiders to be reliable and believes them to be true and correct. The appraiser does not assume responsibility for the accuracy of such itemsthat were furnished by other parties.— The appraiser will not disclose the contents of the appraisal report except as provided for in the Uniform Standards of Professional AppraisalPractice, and any applicable federal, state or local laws.— An appraiser's client is the party (or parties) who engage an appraiser in a specific assignment. Any other party acquiring this report from theclient does not become a party to the appraiser-client relationship. Any persons receiving this appraisal report because of disclosure requirementsapplicable to the appraiser's client do not become intended users of this report unless specifically identified by the client at the time of theassignment.— The appraiser's written consent and approval must be obtained before this appraisal report can be conveyed by anyone to the public, throughadvertising, public relations, news, sales, or by means of any other media, or by its inclusion in a private or public database. Possession of thisreport or any copy thereof does not carry with it the right of publication.— Forecasts of effective demand for the highest and best use or the best fitting and most appropriate use were based on the best available dataconcerning the market and are subject to conditions of economic uncertainty about the future.

The Scope of Work is the type and extent of research and analyses performed in an appraisal assignment that is required to produce credibleassignment results, given the nature of the appraisal problem, the specific requirements of the intended user(s) and the intended use of theappraisal report. Reliance upon this report, regardless of how acquired, by any party or for any use, other than those specified in this report bythe Appraiser, is prohibited. The Opinion of Value that is the conclusion of this report is credible only within the context of the Scope of Work,Effective Date, the Date of Report, the Intended User(s), the Intended Use, the stated Assumptions and Limiting Conditions, any HypotheticalConditions and/or Extraordinary Assumptions, and the Type of Value, as defined herein. The appraiser, appraisal firm, and related partiesassume no obligation, liability, or accountability, and will not be responsible for any unauthorized use of this report or its conclusions.

Additional Comments (Scope of Work, Extraordinary Assumptions, Hypothetical Conditions, etc.):

- It is assumed for the purposes of this appraisal the the well and septic are not functional and will need to be recertified by Baltimore County.

- It is noted that as part of the appraiser's market analysis, the appraiser has searched for settled sales, under contract listings and active listings.Whenever appropriate the appraiser uses under contract listings and active listing to show current market pricing (active listings) and marketparticipants reaction to current market pricing (under contract listings). These listings are added to the report to further support the appraiser valueestimate.






SIG

NA

TUR

ES


Appraiser Name:Company:Phone: Fax:E-Mail:Date Report Signed:License or Certification #: State:Designation:Expiration Date of License or Certification:Inspection of Subject: Did Inspect Did Not Inspect (Desktop)Date of Inspection:


Supervisory orCo-Appraiser Name:Company:Phone: Fax:E-Mail:Date Report Signed:License or Certification #: State:Designation:Expiration Date of License or Certification:Inspection of Subject: Did Inspect Did Not InspectDate of Inspection:


0207580462L081115-01Certifications & Definitions



APPRAISER'S CERTIFICATION

I certify that, to the best of my knowledge and belief:— The statements of fact contained in this report are true and correct.— The credibility of this report, for the stated use by the stated user(s), ofthe reported analyses, opinions, and conclusions are limited only bythe reported assumptions and limiting conditions, and are my personal, impartial, and unbiased professional analyses, opinions, and conclusions.—I have no present or prospective interest in the property that is the subject of this report and no personal interest with respect to the partiesinvolved.— Unless otherwise indicated, I have performed no services, as an appraiser or in any other capacity, regarding the property that is thesubject of this report within the three-year period immediately preceding acceptance of this assignment.— I have no bias with respect to the property that is the subject of this report or to the parties involved with this assignment.— My engagement inthis assignment was not contingent upon developing or reporting predetermined results.— My compensation for completing this assignment is notcontingent upon the development or reporting of a predetermined value or directionin value that favors the cause of the client, the amount of the value opinion, the attainment of a stipulated result, or the occurrence of asubsequent event directly related to the intended use of this appraisal.— My analyses, opinions, and conclusions were developed, and this reporthas been prepared, in conformity with the Uniform Standards of Professional Appraisal Practice that were in effect at the time this report wasprepared.— I did not base, either partially or completely, my analysis and/or the opinion of value in the appraisal report on the race, color, religion,sex, handicap, familial status, or national origin of either the prospective owners or occupants of the subject property, or of the presentowners or occupants of the properties in the vicinity of the subject property.— Unless otherwise indicated, I have made a personal inspection of the property that is the subject of this report.— Unless otherwise indicated, noone provided significant real property appraisal assistance to the person(s) signing this certification.

DEFINITION OF MARKET VALUE *:Market value means the most probable price which a property should bring in a competitive and open marketunder all conditions requisite to a fair sale, the buyer and seller each acting prudently and knowledgeably, and assuming the price is not affected byundue stimulus. Implicit in this definition is the consummation of a sale as of a specified date and the passing of title from seller to buyer underconditions.

whereby:

1. Buyer and seller are typically motivated;2. Both parties are well informed or well advised and acting in what they consider their own best interests;3. A reasonable time is allowed for exposure in the open market;4. Payment is made in terms of cash in U.S. dollars or in terms of financial arrangements comparable thereto; and5. The price represents the normal consideration for the property sold unaffected by special or creative financing or sales concessionsgranted by anyone associated with the sale.

* This definition is from regulations published by federal regulatory agencies pursuant to Title XI of the Financial InstitutionsReform, Recovery, and Enforcement Act (FIRREA) of 1989 between July 5, 1990, and August 24, 1990, by the Federal Reserve System(FRS), National Credit Union Administration (NCUA), Federal Deposit Insurance Corporation (FDIC), the Office of Thrift Supervision (OTS),and the Office of Comptroller of the Currency (OCC). This definition is also referenced in regulations jointly published by the OCC, OTS,FRS, and FDIC on June 7, 1994, and in the Interagency Appraisal and Evaluation Guidelines, dated October 27, 1994.




August 17, 201530031565 MD


08/12/2015


0207580462L081115-01Certifications & Definitions



APPRAISER'S CERTIFICATION

I certify that, to the best of my knowledge and belief:— The statements of fact contained in this report are true and correct.— The credibility of this report, for the stated use by the stated user(s), ofthe reported analyses, opinions, and conclusions are limited only bythe reported assumptions and limiting conditions, and are my personal, impartial, and unbiased professional analyses, opinions, and conclusions.—I have no present or prospective interest in the property that is the subject of this report and no personal interest with respect to the partiesinvolved.— Unless otherwise indicated, I have performed no services, as an appraiser or in any other capacity, regarding the property that is thesubject of this report within the three-year period immediately preceding acceptance of this assignment.— I have no bias with respect to the property that is the subject of this report or to the parties involved with this assignment.— My engagement inthis assignment was not contingent upon developing or reporting predetermined results.— My compensation for completing this assignment is notcontingent upon the development or reporting of a predetermined value or directionin value that favors the cause of the client, the amount of the value opinion, the attainment of a stipulated result, or the occurrence of asubsequent event directly related to the intended use of this appraisal.— My analyses, opinions, and conclusions were developed, and this reporthas been prepared, in conformity with the Uniform Standards of Professional Appraisal Practice that were in effect at the time this report wasprepared.— I did not base, either partially or completely, my analysis and/or the opinion of value in the appraisal report on the race, color, religion,sex, handicap, familial status, or national origin of either the prospective owners or occupants of the subject property, or of the presentowners or occupants of the properties in the vicinity of the subject property.— Unless otherwise indicated, I have made a personal inspection of the property that is the subject of this report.— Unless otherwise indicated, noone provided significant real property appraisal assistance to the person(s) signing this certification.

DEFINITION OF MARKET VALUE *:Market value means the most probable price which a property should bring in a competitive and open marketunder all conditions requisite to a fair sale, the buyer and seller each acting prudently and knowledgeably, and assuming the price is not affected byundue stimulus. Implicit in this definition is the consummation of a sale as of a specified date and the passing of title from seller to buyer underconditions.

whereby:

1. Buyer and seller are typically motivated;2. Both parties are well informed or well advised and acting in what they consider their own best interests;3. A reasonable time is allowed for exposure in the open market;4. Payment is made in terms of cash in U.S. dollars or in terms of financial arrangements comparable thereto; and5. The price represents the normal consideration for the property sold unaffected by special or creative financing or sales concessionsgranted by anyone associated with the sale.

* This definition is from regulations published by federal regulatory agencies pursuant to Title XI of the Financial InstitutionsReform, Recovery, and Enforcement Act (FIRREA) of 1989 between July 5, 1990, and August 24, 1990, by the Federal Reserve System(FRS), National Credit Union Administration (NCUA), Federal Deposit Insurance Corporation (FDIC), the Office of Thrift Supervision (OTS),and the Office of Comptroller of the Currency (OCC). This definition is also referenced in regulations jointly published by the OCC, OTS,FRS, and FDIC on June 7, 1994, and in the Interagency Appraisal and Evaluation Guidelines, dated October 27, 1994.




August 17, 201530031565 MD


08/12/2015



SIG

NA

TUR

ES


Appraiser Name:Company:Phone: Fax:E-Mail:Date Report Signed:License or Certification #: State:Designation:Expiration Date of License or Certification:Inspection of Subject: Did Inspect Did Not Inspect (Desktop)Date of Inspection:


Supervisory orCo-Appraiser Name:Company:Phone: Fax:E-Mail:Date Report Signed:License or Certification #: State:Designation:Expiration Date of License or Certification:Inspection of Subject: Did Inspect Did Not InspectDate of Inspection:




This Report is one of the following types:

Appraisal Report (A written report prepared under Standards Rule , pursuant to the Scope of Work, as disclosed elsewhere in this report.)

RestrictedAppraisal Report

(A written report prepared under Standards Rule , pursuant to the Scope of Work, as disclosed elsewhere in this report,restricted to the stated intended use by the specified client or intended user.)

Reasonable Exposure Time (USPAP defines Exposure Time as the estimated length of time that the property interest beingappraised would have been offered on the market prior to the hypothetical consummation of a sale at market value on the effective date of the appraisal.)My Opinion of Reasonable Exposure Time for the subject property at the market value stated in this report is:

APPRAISER:

Signature:Name:

State Certification #:or State License #:State: Expiration Date of Certification or License:Date of Signature and Report:Effective Date of Appraisal:Inspection of Subject: None Interior and Exterior Exterior-OnlyDate of Inspection (if applicable):

SUPERVISORY or CO-APPRAISER (if applicable):

Signature:Name:

State Certification #:or State License #:State: Expiration Date of Certification or License:Date of Signature:

Inspection of Subject: None Interior and Exterior Exterior-OnlyDate of Inspection (if applicable):

REDACTED L081115-01REDACTEDWindsor Mill Baltimore MD 21244REDACTED

APPRAISAL AND REPORT IDENTIFICATION

2-2(a)

2-2(b)

Comments on Standards Rule 2-3I certify that, to the best of my knowledge and belief:— The statements of fact contained in this report are true and correct.— The reported analyses, opinions, and conclusions are limited only by the reported assumptions and limiting conditions and are my personal, impartial, and unbiased professionalanalyses, opinions, and conclusions.— Unless otherwise indicated, I have no present or prospective interest in the property that is the subject of this report and no personal interest with respect to the parties involved.— Unless otherwise indicated, I have performed no services, as an appraiser or in any other capacity, regarding the property that is the subject of this report within the three-yearperiod immediately preceding acceptance of this assignment.— I have no bias with respect to the property that is the subject of this report or the parties involved with this assignment.— My engagement in this assignment was not contingent upon developing or reporting predetermined results.— My compensation for completing this assignment is not contingent upon the development or reporting of a predetermined value or direction in value that favors the cause of theclient, the amount of the value opinion, the attainment of a stipulated result, or the occurrence of a subsequent event directly related to the intended use of this appraisal.— My analyses, opinions, and conclusions were developed, and this report has been prepared, in conformity with the Uniform Standards of Professional Appraisal Practice that werein effect at the time this report was prepared.— Unless otherwise indicated, I have made a personal inspection of the property that is the subject of this report.— Unless otherwise indicated, no one provided significant real property appraisal assistance to the person(s) signing this certification (if there are exceptions, the name of eachindividual providing significant real property appraisal assistance is stated elsewhere in this report).

12 to 18 months

Comments on Appraisal and Report IdentificationNote any USPAP related issues requiring disclosure and any State mandated requirements:

Nicholas GioiaCertified Residential Appraiser

30031565

MD 02/08/2018August 17, 2015

08/12/2015

08/12/2015

Form ID14E_LT — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE

Owner

Client

REDACTED L081115-01REDACTEDWindsor Mill Baltimore MD 21244REDACTED

APPRAISAL AND REPORT IDENTIFICATION

2-2(a)

2-2(b)

Comments on Standards Rule 2-3I certify that, to the best of my knowledge and belief:— The statements of fact contained in this report are true and correct.— The reported analyses, opinions, and conclusions are limited only by the reported assumptions and limiting conditions and are my personal, impartial, and unbiased professionalanalyses, opinions, and conclusions.— Unless otherwise indicated, I have no present or prospective interest in the property that is the subject of this report and no personal interest with respect to the parties involved.— Unless otherwise indicated, I have performed no services, as an appraiser or in any other capacity, regarding the property that is the subject of this report within the three-yearperiod immediately preceding acceptance of this assignment.— I have no bias with respect to the property that is the subject of this report or the parties involved with this assignment.— My engagement in this assignment was not contingent upon developing or reporting predetermined results.— My compensation for completing this assignment is not contingent upon the development or reporting of a predetermined value or direction in value that favors the cause of theclient, the amount of the value opinion, the attainment of a stipulated result, or the occurrence of a subsequent event directly related to the intended use of this appraisal.— My analyses, opinions, and conclusions were developed, and this report has been prepared, in conformity with the Uniform Standards of Professional Appraisal Practice that werein effect at the time this report was prepared.— Unless otherwise indicated, I have made a personal inspection of the property that is the subject of this report.— Unless otherwise indicated, no one provided significant real property appraisal assistance to the person(s) signing this certification (if there are exceptions, the name of eachindividual providing significant real property appraisal assistance is stated elsewhere in this report).

12 to 18 months

Comments on Appraisal and Report IdentificationNote any USPAP related issues requiring disclosure and any State mandated requirements:

Nicholas GioiaCertified Residential Appraiser

30031565

MD 02/08/2018August 17, 2015

08/12/2015

08/12/2015

Form ID14E_LT — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE

Owner

Client


This Report is one of the following types:

Appraisal Report (A written report prepared under Standards Rule , pursuant to the Scope of Work, as disclosed elsewhere in this report.)

RestrictedAppraisal Report

(A written report prepared under Standards Rule , pursuant to the Scope of Work, as disclosed elsewhere in this report,restricted to the stated intended use by the specified client or intended user.)

Reasonable Exposure Time (USPAP defines Exposure Time as the estimated length of time that the property interest beingappraised would have been offered on the market prior to the hypothetical consummation of a sale at market value on the effective date of the appraisal.)My Opinion of Reasonable Exposure Time for the subject property at the market value stated in this report is:

APPRAISER:

Signature:Name:

State Certification #:or State License #:State: Expiration Date of Certification or License:Date of Signature and Report:Effective Date of Appraisal:Inspection of Subject: None Interior and Exterior Exterior-OnlyDate of Inspection (if applicable):

SUPERVISORY or CO-APPRAISER (if applicable):

Signature:Name:

State Certification #:or State License #:State: Expiration Date of Certification or License:Date of Signature:

Inspection of Subject: None Interior and Exterior Exterior-OnlyDate of Inspection (if applicable):



Form PICINT6 — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE

Subject PhotosREDACTEDREDACTEDWindsor Mill Baltimore MD 21244REDACTED

Front Section of Site Rear Section of Site

Street Scene 1 Street Scene 2

Front View from Site West Side of Site

Owner

Client



Front Section of Site Rear Section of Site

Street Scene 1 Street Scene 2

Front View from Site West Side of Site

Owner

Client






Level Area to the Rear of Site - View 1 Granite Deposits along West Side of Site

Level Area to the Rear of Site - View 2 Northwestern CornerMarket for land sold to the Utility Company

Burned Down Structure - View 1 Burned Down Structure - View 2

Owner

Client



Level Area to the Rear of Site - View 1 Granite Deposits along West Side of Site

Level Area to the Rear of Site - View 2 Northwestern CornerMarket for land sold to the Utility Company

Burned Down Structure - View 1 Burned Down Structure - View 2

Owner

Client






Burned Down Structure - View 3 East side of Site Toward Brice's Run Stream

Northeastern Site View Southeastern Site View

Owner

Client



Burned Down Structure - View 3 East side of Site Toward Brice's Run Stream

Northeastern Site View Southeastern Site View

Owner

Client




Form GPDS%LND — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE

Land Comparable Photos 1-3REDACTEDREDACTEDWindsor Mill Baltimore MD 21244REDACTED

Comparable 1

Prox. to Subj.Sales PriceDate of SaleSite AreaLocationSite AcresZoning/Rec PlatBuild/Grade PermitWell/ Septic CertDebris/ Removal

611 Westminster Pike9.92 miles N125,000c05/14;s06/14502,247; SlopingN;Semi Rural;Strm11.53 AcresRec Plat; 1 LotSitePlan; SepticPerc ApprovNone

Comparable 2


Falls Run Rd3.72 miles NW120,000c12/14;s04/15218,236; SlopingN;Semi Rural;Strm5.010Rec Plat; 1 LotSite Plan; SepticPerc ApprovNone

Comparable 3


Thistle Rd5.63 miles SE140,000c05/15;s06/15195,584; SlopingB;Semi Rural;Park4.490Rec Plat; 1 LotSite Plan; SepticPerc ApprovNone

Owner

Client



Comparable 1


611 Westminster Pike9.92 miles N125,000c05/14;s06/14502,247; SlopingN;Semi Rural;Strm11.53 AcresRec Plat; 1 LotSitePlan; SepticPerc ApprovNone

Comparable 2


Falls Run Rd3.72 miles NW120,000c12/14;s04/15218,236; SlopingN;Semi Rural;Strm5.010Rec Plat; 1 LotSite Plan; SepticPerc ApprovNone

Comparable 3


Thistle Rd5.63 miles SE140,000c05/15;s06/15195,584; SlopingB;Semi Rural;Park4.490Rec Plat; 1 LotSite Plan; SepticPerc ApprovNone

Owner

Client






Comparable 4


2995 Falls Run Rd3.69 miles NW125,000Active Listing566,716N;SemiRural;Strm13.010Rec PlatSite Plan; SepticNo CertsNone

Comparable 5


2700 Ridge Rd1.52 miles E100,000Active Listing229,126N;SemiRural;Trees5.26Rec PlatSite Plan; SepticNo CertsNone

Comparable 6


Owner

Client



Comparable 4


2995 Falls Run Rd3.69 miles NW125,000Active Listing566,716N;SemiRural;Strm13.010Rec PlatSite Plan; SepticNo CertsNone

Comparable 5


2700 Ridge Rd1.52 miles E100,000Active Listing229,126N;SemiRural;Trees5.26Rec PlatSite Plan; SepticNo CertsNone

Comparable 6


Owner

Client



Neighborhood Boundary Map

Form SCNLTR — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE

Neighborhood Boundary Map




Form MAP.LOC — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE

Location MapREDACTEDREDACTEDWindsor Mill Baltimore MD 21244REDACTED

Owner

Client


Location MapREDACTEDREDACTEDWindsor Mill Baltimore MD 21244REDACTED

Owner

Client





Aerial MapREDACTEDREDACTEDWindsor Mill Baltimore MD 21244REDACTED

Owner

Client


Aerial MapREDACTEDREDACTEDWindsor Mill Baltimore MD 21244REDACTED

Owner

Client



Subject Plat with Overlay


Subject Plat with Overlay



FEMA Flood Map


FEMA Flood Map



Site Zoning Map


Site Zoning Map



Site Topography Map


Site Topography Map



Site Soil Overlay


Site Soil Overlay



Utility Easement Plat and Description - Page 1















Documents

TABLE OF CONTENTS - MD Appraisers · Raw Land 20 The Patapsco/ Granite community contains approximately 18.71 square miles or 11,979 acres. It comprises 17% of the 110 square miles