HomeMy WebLinkAbout08-12-08THE MATTER OF JANETTE NEELY
AN ADJUDICATED
INCAPACITATED INDIVIDUAL
IN THE COURT OF COMMON PLEAS
CUMBERLAND COUNTY, PENNSYLVANIA
ORPHANS COURT DIVISION
NO. 21-08-0032
PETITION TO PURCHASE INTEREST IN REAL ESTATE
TO THE HONORABLE JUDGES OF SAID COURT:
AND NOW, this 11th day of August 2008 comes the guardian,
Constance E. Stoneroad, of Keystone Guardianship Serv_ces, of
the above-captioned incapacitated individual, petitions as
follows:
1. F~:eystone Guardianship Services was appointed Guardian
for Janette Neely, an alleged incapacitated person by the
Cumberland Country Orphan's Court by order dated March 5`h 2008.
(see copy of Order attached as Exhibit "1")
2. Janette Neely is presently a resident of Country
Meadow, located at 451 Sandhill Road, Hershey, Dauphin County
Pennsylvania 17033
3. Janette Neely is a joint owner with right of
survivorship with her daughter, Sandra Dee Neely Nestor, of the
real estate known and described as 21 Lost Lane, Jackson
Township, Blain, Perry County, Pennsylvania (Parcel No.
090,157.00-34.000) (see copy of Deed attached as Exhibit "2")
4. The said property has been appraised at value of
Ninety Eight Thousand ($98,000.00) Dollars by Gayle L. Arbogast,
Page 1 of 3 Pages
!~
Estate Janette Neel
CRA, Arbogast Appraisal Services
attached as Exhi.bi t "3 ")
An Incapacitatecl Person
(see copy of Appraisal
5. Keystone believes it is prudent for Ms. Janette Neely
to own this property solely. Accordingly, Keystone has proposed
to Ms. Sandra Dee Neely Nestor to purchase her one half (1/2)
interest in the property for Fifty Thousand ($50,000.00)
Dollars.
6. An Agreement for sale of the property has been drafted
for the offer price Fifty Thousand ($50,000.00) Dollars a
reasonable amount suggested by the Appraisal. (See Agreement
for Sale iri the attached hereto as Exhibit "4").
7. Keystone is requesting that it be granted authority to
move forward with this sale in order to eventually liquidate all
of Ms. Neely's real estate to have funds to pay for continuing
care of Janette Neely at Country Meadows along with medical
expenses and expenses relative to the real estate she currently
owns.
8. Sandra Dee Neely Nestor, daughter of Janette Neely has
agreed to the following:
a. to sell her interest in said real estate and the
contents thereof for the consideration of
$50,000.00; and,
b. to vacate the property owned solely by Janette L.
Neely known as 3090 Spring Road, Carlisle,
Middlesex Township, Cumberland County, Pa 17013
(Parcel #21-13-0966-018) within sixty (60) days.
Page 2 of 3 Pages
Estate Janette Neel
An Incapacitated Person
WHEREFORE, the aforementioned guardian respectfully requests
this Honorable Court enter an Order directing the guardian of
Janette Neeley to purchase her daughter, Sandra Dee Neely
Nestor's, one half interest in the real estate known and
described as 21 Lost Lane, Jackson Township, Blain, Perry
County, Pennsylvania (Parcel No. 090,157.00-34.000) in the
amount of Fifty Thousand ($50,000.00) Dollars.
Date : ~ !~ C' ~~
1;{/~,
,',L --e~ ~ - , ~
C nstance E. Stoneroad
KEYSTONE GUARDIANSHIP SERVICES
129 Market Street Suite "1"
Millersburg, PA 17061
Office (717) 692-2345
Cell (717) 265-4056
Page 3 of 3 Pages
Respectfully Submitted:
THE MATTER OF JANETTE NEELY IN THE COURT OF COMMON PLEAS
AN ADJUDICATED CUMBERLAND COUNTY, PENNSYLVANIA
INCAPACITATED INDIVIDUAL ORPHANS COURT DIVISION
NO. 21-08-0032
VERIFICATION
I verify that the averments in this Petition to Purchase
Interest iri Real Estate are true and correct. I understand that
false statements herein are made subject to the penalties of 18
Pa. C.S. 4~>04, relating to unsworn falsification to authorities.
Date : , Z ~«~~ -_~~-
onstance E. Stoneroad
KEYSTONE GUARDIANSHIP SERVICES
IN RE: JANETTE NEELY IN THE COURT OF COMMON PLEAS OF
CUMBERLAND COUNTY, PEN~'ISYLVANIA
21-08-0032 ORPHANS' COURT
ORDER OF COURT
AND NOW, this ay of March, 2008, this court having this date
appointed Keystone Guardianship Services NPC as plenary guardian of the person and
plenary guardian of the estate of Janette Neely, the order entered on January 10, 2008,
appointed Cumberland County Aging and Community Services as emergency plenary
guardian of the person and emergency plenary of the estate of Janette Neely, IS
VACATED AS OF THIS DATE.
By the
Anthony L. DeLuca, Esquire
For the Area Agency on Aging
Roger Morgenthal, Esquire
For Janette Neely
sal
Edgar B. Bayley, J.
i~, ~~~ I~{t~~ Ct)i~Y ~FdC)iVi i~ECGRD
in ~"es~imany vrh®rof, l hereunto
set my hand and the seal
~t said C®urt at Carlisle, P~
"rteit~~ day ~ __ "~~-~2€~ C~
r„ie+ iar of 4hc: Orphans Caiurt
t;umherian~i Caunty
IN RE: JANETTE NEELY IN THE COURT OF COMMON FLEAS OF
CUMBERLAND COUNTY, PENNSYLVANIA
21-08-0032 ORPHANS' COURT
IN RE: PETITION FOR ADJUDICATION OF INCAPACITY AND APPOfNTMENT OF
GUARDIAN OF THE PERSON AND GUARDIAN OF THE ESTATE OF
JANETTE NEELY
MEMORANDUM OPINION AND ORDER OF COURT
Bayley, J. March 5, 2008:--
Janette Neely, age 84, is currently a resident at Arden Court, Harrisk>urg,
Pennsylvania, a facility specializing in the care of Alzheimer patients. We find that due
to her Alzheimer disease, her ability to receive and evaluate information effectively and
communicate decision are impaired to such a significant extent that she is unable to
manage her financial resources and unable to meet essential requirements for her
physical heath and safety.' Her prognosis is for further mental deterioration. We find
that she is an incapacitated person in need of a plenary guardian of her perrson and
plenary guardian of her estate for an indefinite period. Neely, who is represented by
private counsel, requests that Keystone Guardianship Services NPC be appointed
plenary guardian of her person and plenary guardian of her estate. Based on the above
findings, the following order is entered.
' She suffers from hypertension, asthma and renal disease.
IN RE: JANETTE NEELY IN THE COURT OF COMMON PLEAS OF
CUMBERLAND COUNTY, PENNSYLVANIA
21-08-0032 ORPHANS' COURT
ORDER OF COURT
AND NOW, this .~ day of March, 2008, following a hE;aring, IT IS
ORDERED:
(1) Janette Neely is adjudicated an incapacitated person in need of a plenary
guardian of her person and plenary guardian of her estate.
(2) Keystone Guardianship Services NPC is appointed plenary guardian of the
person of Janette Neely and plenary guardian of the estate of Janette Neely.
(3) Keystone Guardianship Services NPC shall be paid for its services in
accordance with its regular fee schedule.
(4) As guardian of the estate of Janette Neely, (1) Keystone Guardianship
Services NPC, may, without prior court approval, invade .principal as necessary for
payment of expenses and debts, and (2) is authorized to enter into listing contracts for
the sale of real estate; however, court approval shall be required prior to signing of any
contract of sale.
(5) No party other than the guardian of the person shall have the riclht to remove
the incapacitated person from her residence at Arden Court, Harrisburg, Pennsylvania,
and no other party shall interfere with her care or otherwise disturb her pe~~~e and_' ;
_~ ~ --
tranquility. To ensure the security and well being of the incapacitated person.,;; `;
representatives of Arden Court shall have the authority to use their discretio,nwhieh may
include restriction of visits or other contact with the incapacitated person;__ -~ ` ~~
f^r,
(6) Keystone Guardianship Services NPC shall comply with the reporting
requirements set forth in 20 Pa.C.S.A. Section 5521(c).
By the~r~r ,
~~, ~~
Edgar B. Bayley, J.
~v
Anthony L. DeLuca, Esquire
For the Area Agency on Aging
Roger Morgenthal, Esquire
For Janette Neely
sal
A i Pl'1J~ C~~~, ~~~i~b~ti. f-I~Cb.J~d.d'
fin ~estirx~ony snrh®rof, ~ hereunto
set my hared and the seal
®f said Gourc at Ca~riisie, ~A
1~'hi~daY ot~~2®~:,
ofi 8toe C)r~hsn: ~nur~
fit,;mh~arla.rzi? ~o~f~c;~
2
File No. 85-08is Paoe #20~
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Form SC1 - "WinTOTAL" appraisal software by a la mode, inc. -1-800-ALAMODE
File. No. 85-08is Page #21
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Form SC1 - "WinTOTAL" appraisal software by a la mode, inc. -1-800-ALAMODE
File No. 85-08is1 Pa e #2
Form 1004: Janette L. Neely
LOCATED AT:
21 Lost Ln, Blain, Pa. 17006
Deed 2003-5444 05/15/2003
Blain, Pa 17006
FOR:
Keystone Guardianship Services
129 Market St.
Millersburg, PA 17061
AS OF:
05/23/2008
BY:
Gayle L. Arbogast, CRA
Arbogast Appraisal Services
P.O. Box 414
Port Royal, PA 17082
717- 994-1184
glarbogast@aoLcom
Arbogast Appraisal Services
Form GA2 - "WinTOTAL" appraisal software by a la mode, inc. -1-800-ALAMOOE
File No. 85-OSis Pa e #3
SUMMARY OF SALIENT FEATURES
Subject Address 21 Lost Ln, Blain, Pa. 17006
Legal Description Deed 2003-5444 05/15/2003
City Blain
Cowrty Perry
State Po
Zip Cade 17006
Census Tract 0306.02
Map Reference 25420
Sale Price $ n/a
_ Date of Sale n/a
Cient Keystone Guardianship Services
Cient Keystone Guardianship Services
Size (Square Feet) 624
Price per Square Foot $
Location average
Age 108 yrs
Condition Fair
Tota Rooms 3
Bedrooms 2
Baths 1
Appraiser Gayle L. Arbogast, CRA
Date of Appraised Value 05/23/2008
Fina~ Estimate of Value $ 98,000
Form SSD - "WinTOTAL" appraisal sothvare by a la mode, inc. -1-SOo-ALAMODE
Subject Photo Page
File No 85-08is Pa e #4
Client Keystone Guardianship Services
Property Atltlress 21 Lost Ln, Blain, Pa. 17006
City Blain County Perry State Pa Zip Cotle 17006
Client Keystone Guardianship Services
Subject Front
21 Lost Ln, Blain, Pa. 17006
Sales Price n/o
Gross Living Area 624
Total Rooms 3
Total Bedrooms 2
Total Bathrooms 1
Location average
View average
Site 10.44 acres
Quality low/frm,asbst
Age 108 yrs
Subject Rear
Subject Street
Form PICPU(.SR - "WinTOTAL" appraisa' software by a la mode, inc. -1-800-ALAMODE
Comparable Photo Page
File No. 85-OS s Pa e #5
Client Keystone Guardianship Services __
Property Address 21 Lost Ln, Blain, Pa. 17006
C~_ Blain __ _ ____ __ _ County Perry _ _ State Po Zip Code 17006
Client Keystone Guardianship Services
Comparable 1
4001 St Samuel Rd
Prox to Subject 19.84 miles NE
Sale Price 90,000
Gross Living Area 1,760
Tota Rooms 7
Totai Bedrooms 4
Tota' Bathrooms 1.5
Location average
View average
Site 10.45 acres
Quaity low/frm,olum
Age 108 yrs
Comparable 2
16 Wild Area Development
Prox to Subject 22.49 miles NE
Sale Price 112,500
Gross Living Area 700
Tota. Rooms 6
Tota! Bedrooms 5
Tota Bathrooms 0
Location overage/gd
View average
Site 10.10 acres
Quaity ave/frm/vin
Age 10 yrs apprx
Comparable 3
HC 60 Black Log Valley Rd
Prox to Subject 17.09 miles W
Sale Price 135,000
Gross Living Area 1,396
Total Rooms B
Total Bedrooms 3
Total Bathrooms 1
Location Average
View average
Site 15 acres
Guality low/frm&wood
Age 108 yrs
Form PICPIX CR - "WinTOTAL" appraisal software by a la mode, inc. -1-800-ALAMOOE
Arbogast Appraisal Services File No. 85-08is Pa e #6
85-08js
Uniform Residential Appraisal Report File# 85-08is
The purpose of this summary appraisal report is to provide the lender/client with an accurate, and adequately supported, opinion of the market value of the subject property.
Property Atltlress 21 Lost Ln, Blpin Pa. 17006 City Blain _ __ State Po Zip Cotle 17006
Borrower n/a Owner of Public Record Janette L. & Sandra Dee Neel County Perr
Legal Descri by ~on Deed 2003-5444 05/15/2003
-- - - - -_
Assessor's Parcel # Pc#90 157.00-34.000 Tax Year 2008 R.E. Taxes S 617
_
Nei hborhootl Name West Perr Ma Reference 25420 Census Traci 0306.02
_
Occupant ^ Owner [_' Tenant ^ Vacant Special Assessments $ n/o ^ PUD HOA $ N/A ^ per year [] per month
" Pro ert Ri hts A raised _] Fee Sim le ^ Leasehold ^ Other describe
Assignment Type ^ Purchase Transacfion ^ Refinance Transaction ^ Other (describe) Estimate of_Market Value of the subject~rope~
-- - -- ---
Lender/Client Ke stone Guardianshi Services Atltlress 129 Market St. Millersbur PA 17061
_
Is the subject property cu«ently offered for sale or has it been offered far sale in the twelve months prior to the effective date of this appraisal? ^ Yes [< No
Re art data sources used, offerin rice s ,and dates . Client/A raiser Knowled a ublic records
I ^ did ^ did not analyze the contract for sale for the subject purchase transaction. Exalain the results of the analysis of the contract for sale or why the analysis was nct
performed,
: Contract Price $ n/a Date of Contract n/a Is the property seller the owner of public record? ^ Yes ^ No Oata Source(s)
_
Is there any financial assistance (loan charges, sale concessions, gift or tlownpayment assistance, etc.) to be paid by any party on behalf of the borrower? ^ Yes ^ No
If Yes, report the total dollar amount and describe the items to be paid. none known
Note: Race and the racial cam osition of the net hborhood are not a sisal factors.
Nei hborhood Characteristics One-Unit Housin Trends One-Unit Housin Present Land Use
Location Urban ^ Suburban ~] Rural Pro a Values ^ Increasin ^ Stable ^ Declinin PRICE AGE One-Unit
30
Built-Up ~', Over 75% ^ 25-75% ^ Under 25% Demand/Supply ^ Shortage 0 In Balance ^ Over Supp y $ (000) (yrs _
2-4 Unit -0-
Growth __; Rapid r,=] Stable ^ Slow Marketing Time ^ Under 3 mths ~ 3-6 mths ^ Over 6 mths 20 Law 1 Multi-Farm y _ -0- %
NeJghborhood Boundaries See attached map for designated boundaries. South/central PA midway
--- 300 High 60+
- Commercial 10
between lar er cities; Harrisbur - Huntin don.
80 Pred. 25 -
Other
60 %
_
Neighborhood Description The neighborhood is rural and consists of cabins or recreational property, some single family residential homes,
small farms & light commercial/industrial. It is approx. 15 miles to all amenities. Proximity to employment is average and emplo ment
stability is typical of the state.
_
Market Conditions (including support for the above conclusions) The marketability of the neighborhood is considered average. Prices are over
o e
_
holding steady or showing slight increases. Average marketing time appears to be 4-8 months.
Dimensions See attached Deed Area 10.44 acres Shape irregular Uew overage
_
Specific Zoning Classificaticn A5 Zoning Description Seasonal used < 50% of the year
Zoning Compliance ~' Legal ^ Legal Nonconforming (Grandfalhered Use) ^ No Zoning ^ Il~egal (describe)
_
Is the highest and best use of subject property as improved (or as proposed per plans and specifications) the present use? [~ Yes -' No If No, describe
Utilities Public Other (describe) Public Other (describe) 011-site Improvements -Type Public Private
Electricity ^ [I Water [__J ^ on site well SVeet gravel, dirt ]
~ J
_
Gas ^ ^ LP available Sanitar Sewer ^ ^ on site se tic Alle none ~ ^
FEMA Special F'ocd Hazard Area ^ Yes ^ No FEMA Flood Zone C FEMA Map # 42195200206 FEMA Map Date 10/15/1985
Are the utilities and off-site improvements typical for the market area? 0 Yes ^ No It No, describe
_
Are there any adverse site conditions or external factors (easements, encroachments, environmental conditons, land uses, etc.)? ^ Yes ^ No If Yes, describe
None noted nor disclosed by the client. Appraiser noted in ground pipes leading from house to the stream in the rear an inspection of
the secptic may be advised.
GeneralDesaiption Foundation ExterforDesaiption materials/condition Interior material:;/condition
Units ~~ ]One - One with Accessary Unit ^ Concrete Slab ^ Crawl Space Foundation Walls CC block/fair Floors car vin I av
# oT Stories 1 PoII Basement Partial Basement Exterior Wa',Is Frm/asbestos/fair Walls d.wall av
Type ~ ] Det. i. Att. ^ S-Def./End Unit
Basement Area 324 sq.ft.
Root Surface unknown _
TrinVFinish wood, avera e
x Exisfin Prc osed ' Under Const. Basement Finish -0- % Gutters & Downs outs aluminum/fair- oar Bath Floor vin I car av
Design (Style)- _L5 star- cabin ^ Outside Entry/Exit ^ Sump Pump Window Type single p_on_e/dbl bun Bath Wainscot none
Year Bui t 1900
Effective A e Yrs 30 rs Evidence of Infestafion untested
Dam ness Setllement Storm SashAnsulated some
Screens es; most/ave Car Stara a N«ne _
^ Driveway # of Cars 4-5
Attic None Heafin FWA HWBB Radiant Amenities y Woodstove s # 1 Drivewa Surface dirt & ravel
^~ Drop Stair `~' Stairs ~ Other Wdsty Fuel wood ^ Rre laces # ^ Fence ^ Gara e # of Cars
Fcor Scuttle
Conlin Central Nr Contlifionin
Patio/0eck Porch _
Car art # of Cars
^Rnishetl __ Heated
^ Individual ^ Other
^ Pool ^ Other _
~] Att. ^ Oet. [ J Bui t-in
Appiances 0 Refrigerator L Range/Oven ^ Dishwasher ^ Disposal ^ Microwave [ WasherlDryer ^ Other (tlescrihe)
Rnishetl area above grade contains: 3 Rooms 2 Bedrooms 1 Bath(s) 624 Square Feet of Gross Living Area Abcve Grade
. Atlditiana features (specia energy efficient items etc.). Used only for recreational purposes Private setting wooded with stream on proper~y.
Condition of existing electric, plumbing, well, septic system condition is unknown to the appraiser; Clean & Green program applied.
Describe the condition of the Property (including needed reeairs, deterioration, renovations, remodelin ,etc.. _ The home shows evidence__of physical
de reciation and a ears to be in need of u dates to exterior. The a raiser noted ossible ins ection needed concernin a white. i e
leading from the rear of the house toward the stream. Attic could be finished off fora 2nd BR, it is currently used as additional
slee in s ace. unlit of construction is considered avera a for the current use of the ro ert which is recreational. Pro erg was
laced in Clean $ Green 5/23/2003.
_
Are there any physical deficiencies or adverse conditons that affect the livability, soundness, ar structura integrity of the properly? F~ Yes ^ No If Yes, tlescrihe
A raiser is not a licensed or certified Home Ins ector therefore a structural ins ection was not erformed b the a raiser. A
Certified Property infection is_odvised.
Does the property generally conform to the neighborhood (funcficnai utility,_style, condition, use, construction, etc.)? ^ Yes ^ Nc h No, describe
Freddie Mac Form 70 March 2005 Page 1 of 6 Fannie Mae Form 1004 Nlarch 2005
Form 1004 - "WinTOTAL' appraisa! software by a la mode, inc. -1-800-ALAMOOE
File No. 85-OSis Pa e #7
85-08js
Uniform Residential Appraisal Report Fle# 85-OBis
There are 12 comparable properties currently offered for sale in the subject neighborhood ranging in price from $ 72 000 to $ 190 000
_
There are 10 cam arable sales in the subject nei hborhood within the ast twelve months ran in in sale rice from $ 64 900 to $ 180 000
FEATURE SUBJECT COMPARABLE SALE # 1 COMPARABLE SALE # 2 COMPARABLE SALE # 3
Address 21 Lost Ln, Blain, Pa. 17006
Blain Pa 17006 4001 St Samuel Rd
New art Pa 17074 16 Wild Area Development HC 60 Black Loq Valley Rd
Thom sontown Pa 17094 ' Orbisonia Pa 17243
Prc>amtt to Sub'ect
19.64 miles NE _
22.49 miles NE 17.09 miles W
Sale Price $ n/a $ 90 000 $ 112 500 $ 135 000
Sale Price/Gross Liv. Area $ s .ft. $ 51.14 s .ft. $ 160.71 s .ft. $ 96.70 s .ft.
Data Source(s) MLS records MLS records MLS records
Verification Sources
A raiser
A raiser _ _
A raiser
VALUE ADJUSTMENTS DESCRIPTION
DESCRIPTION
+ - $ Atl'usiment
DESCRIPTION
+ - $ Atl'ustment
DESCRIPTION _
~ $ Atl'ustment
Sales ar Hnancing
Concessions None known
None known None known
None known None known
None known
Date of Sale/Time
03/17/2008
09/12/2007
10/04/2007 _
Location averse
averse
avers e/ d
-5 000
Averse _
Leasehold/Fee Sim le Fee Sim le
Fee Sim le
fee sim le
Fee Sim le _
Site 10.44 acres
10.45 acres
10.10 acres
15 acres _
-8 000
Vlew _average
_ avera~_ _
_ __ average
_ ____ average _
Design (Style 1.5 star cabin
2 star
1 str cabin
2 star cab/hm _
Quality of Constmction low/frm asbst
- -
low/frm alum
,
ove/frm/vin
-
-6 000
_
low/frm&wood _
Actua Age 108 rs
108 rs
'
10 rs a rx -
108 rs -
Condition Fair
Poor
+8 000
Avers e/ ood
-8 000
Avero e _
-5 000
Above Grade Total Bcmis. Baths Total 6dmrs. Baths Total 6drms. Baths +3,000 Total Boris. Baths _
Roam Count 3 2 1 7 4 1.5 6 5 0 0 8 3 1
Gross Living Area 624 sq.ft.
----
1,760 sq.ft.
x,500'
700. sq.ff.
-300
1,396 sq.ft. _
-3,100
Basement& Finished 324 Sq.Ft.
Rooms Below Grade -0-
860
0
0
' n/a --.
+2,000
380 apprx
-0-
Functional Utilit averse avero a avers a overo e
. Heatin /Coolin woodsty/none
woodsty/none
'.coal/none
OHW/none _
,' Ener Efficient ttems t ical
t ical
'
t ical
t ical _
GarageJCarpod none
none
I
none
1 car car art _
-1 000
Porch/Patio/Deck Scrnd rear or OFP- oar +4 000 Cov deck- ood OFP/enc - d _
• Net Adjustment (Fats) .^ _
~ + $
7 500 ^ + ~^
- $ -14 300 ^ + (_] - $
_17
100
Adjusted Sale Price
of Com arables _._
Net Atlj. 8.3 %
Grass Ad'. 18.3 % __ _ _
$ 97 500 _
_
Net Atlj. 12.7 %
Gross Ad . 21.6 %
$ 98 200 _
Net Atlj. 12.7
Gross Ad . 12,7% ,_
_
$ 117 900
I ~ did ^ tlitl not research the sa'e or transfer history of the subject properly and comparable sales. tt not, explain
M research [] tltd (_~' did not reveal an rior sales or transfers of the subject roe far the three ears rior to the effective date of this a raisa.
_
Data Source(s) _~ublic records
M research ^ did ~ did not reveal an rior sales or translers of the cam arable sales for the ear rior to the date of sale of the cam arable sa e
_
Data Sources Public records-Local MLS
_
Re art the results of the research and anal sis of the dor sale or transfer histor of the subject ro ed and cam arable sales re art additional rior sa es on a e 3 .
ITEM
SUBJECT
COMPARABLE SALE #1
COMPARABLE SALE #2 _
COMPARABLE S,aLE #3
Date of Pdor SaleJTransfer N/a N/A N/A N/A
Pdce of Prior Sale/Transfer
N/A
N/a
N/A _
N/A
Data Sources
N/A
N/A
N/A _
N/A
Effective Date of Data Source s)
N/A
N/A
N/A _
N/A
_
Anal sis of rior sale or transfer history of the subject~roperty and comparable sales
No transfers found within the ast 3 ears of the sub ect or cam s.
Summar of Saes Com orison A roach Man cam arables were viewed before choosin the three dis I ed. The were considered the best
value indicators available for the subject when considering time, location, & physical characteristics. Every effort has been made to
conform with federal uidelines however in the event that this was not ossible there will be an additional ex lunation in the attached
addendum. All compar_able_s were closed sales familiar to the appraiser. Location adjustment for comp #2 was considered due to the _ _
_ _ _ _ __
ava~lab~lit to huntin and to amenities and lar er towns and cities the sub'ect's location is more remote.
Indicated Value b Sales Com orison A roach $ 98 000
Indicated Value by: Sales Comparison Approach $ 98 000 Cost Approach ('rf developed) $ 117 885 Incase Approach ('rf developed) $ n/a
All three a roaches to value were considered. When seekin Market Value t icall most consideration is iven to the Market Data
A roach to value. In this case this was then well su orted b the costa roaches to value. The income a roach was deeme<i
_
inapplcable_
- -- -- - -
- This appraisal is made [J "as rs , ,^' subject to completion per plans and specifications on the basis of a hypothetical condhion that the improvements have been
completed, ^ subject to the telowing repairs or alterations on the basis of a hypothetical conditon that the repairs or alterations have been completed, or ~! subject to the
• following required inspection based on the extraordinary assumption that the condition or deficiency does not require alteration or repair:
Based on a canplete visual inspection of the interior and exterior areas of the subject property, defined scope of work, statement of assumptions and limiting
conditions, and appraiser's certification, my (our) opinion of the market value, as defined, of the real property that is the subject of this report is
$ 96 000 as of 05/23/2008 which is the date of ins action and the effective date of this a raisal.
Freddie Mac Form 70 March 2DD5 Page 2 of 6 Fannie Mae Form 1004 March 2005
form 1004 - "WinTOTAL" appraisal software by a la mode, inc. -1-800-ALAMODE
File No 85-OBis Pa e, #8
85-OBjs
Uniform Residential Appraisal Report File# 85-OBis
"The Intended Vser of this a roisal re art is the Lender/Client .The Intended Use is to evaluate the ro er that is the
subject of this appraisal for a mortg~e finance__transoction~-subject to the stated Scope of Work, purpose of Jhe appraisal.,
re orti re uirements of this a roisal re art form and Definition of Market Value. No additional Intended Users ore identified
by the oDPraiser.° _
There is a stream to the rear of the property. Due to the rural location of the subject the flood map did not show the exoct_ _
location. A flood certification mov be necessory to varify the flood zone.
COSTAPPROACHTOVALUE(notr uiredb Fannie Mae
Provide adequate information for the lender/client to replicate the below cast figures and calculations.
Su art for the o inion of site value summa of cam arable land sales or other methods for estimafin site value Closed sales from MLS ublic record:y&
appraiser knowledge.
ESTIMATED ^ REPRODUCTION OR [] REPLACEMENT COST NEW OPINION OF SITE VALUE _$ 90 000
Source of cast data Marshall & Swift Residential Cost Handbook
DWELLING 624 S .Ft. @ $ 68.23 _
=$ 42 576
Oual' ratin from cast service cabins Effective date of cast data 12/2007 324 S .Ft. @ $ 18.33 =$ 5 939
Comments on Cast Approach (gross living area calculations, depreciation, etc.) Shed =$
1 200
8x10 shed SOsf C~ 15.00/sf = 1 200 Gara eJCar art Sq.Ft. @ $ _
_$
Total Estimate of Cost-New _
=$
49 715
Less Ph sica Functional Externs _
Depreciation 24 858 _
2 486
2 486 -
=$( 29 830)
-- _ _ -- -
Depreciated Cost of Improvements
=$ 19,865
"As-is" Value of Site Improvements - ---
_$ 8 000
Estimated Remaining Economic Life HUD and VA only 30 Years INDICATED VALUE BY COST APPROACH =$ i17 885
INCOME APPROACH TO VALUE (not r aired by Fannie Mae)
Estimated Monthl Market Rent $ N/A X Gross Rent Matti tier N/A = $ Indicated Value b Income 4 roach
Summar of Income A roach includn su art for market rent and GRM
PROJECT INFORMATION FOR PUDs ('d applicable)
Is the develo erlbuiltler in contra of the Homeowners' Association HOA ? ^ Yes ^ No Unit t e s ^ Detached ^ Attached
Provide the following information tar PUDs ONLY'rf the tleveloperJbuilder is in control of the HOA and the subject property is an attached tlwehing unit. _
Legal Name of Project
Total number of phases Total number of units Total number of units sold _
Total number of units rented Total number of units far sale Data source(s)_
_
Was the project created by the conversion of existing builtling(s into a PUD? ^ Yes
^ No If Yes, date of conversion.
_ _ __ __
Does the ro ect contain an multi-dwellin units? ^ Yes ^ No Data Source _
Are the units, common elements, and recreation facilities complete? ^ Yes ^! No If No, describe the status of completion.
Are the common a ements leased to or by the Homeowners' Association? ^ Yes ^ No h Yes, describe the rents terms and options.
-- __ _
Describe common elements and recrea6ona' facilifies,
_
Freddie Mac Form 70 March 2DD5 Page 3 of 6 Fannie Mae Form 1DD4 Nlarch 2005
Form 1004- "WinTOTAL" appraisal software by a la mode, inc. -1-800-ALAMODE
File No. 85-08is Pa e #9
Uniform Residential Appraisal Report Fle# 85-OBjs
This report form is designed to report an appraisal of a one-unit property or a one-unit property with an accessory unit;
including a unit in a planned unit development (PUD). This report form is not designed to report an appraisal of a
manufactured home or a unit in a condominium or cooperative project.
This appraisal report is subject to the following scope of work, intended use, intended user, definition of market value,
statement of assumptions and limiting conditions, and certifications. Modifications, additions, or deletions to the intended
use, intended user, definition of market value, or assumptions and limiting conditions are not permitted. The appraiser may
expand the scope of work to include any additional research or analysis necessary based on the complexity of this appraisal
assignment. Modifications or deletions to the certifications are also not permitted. However, additional certifications that do
not constitute material alterations to this appraisal report, such as those required by law or those related to the appraiser's
continuing education or membership in an appraisal organization, are permitted.
SCOPE OF WORK: The scope of work for this appraisal is defined by the complexity of this appraisal assignment and the
reporting requirements of this appraisal report form, including the following definition of market value, statement of
assumptions and limiting conditions, and certifications. The appraiser must, at a minimum: (1) perform a complete visual
inspection of the interior and exterior areas of the subject property, (2) inspect the neighborhood, (3) inspect each of ths:
comparable sales from at least the street, (4) research, ver'rfy, and analyze data from reliable public and/or private sources,
and (5) report his or her analysis, opinions, and conclusions in this appraisal report.
INTENDED USE: The intended use of this appraisal report is for the lender/client to evaluate the property that is the
subject of this appraisal for a mortgage finance transaction.
INTENDED USER: The intended user of this appraisal report is the lender/client.
DEFINITION OF MARKET VALUE: The most probable price which a property should bring in a competitive and open
market under all conditions requisite to a fair sale, the buyer and seller, each acting prudently, knowledgeably and assuming
the price is not affected by undue stimulus. Implicit in this definition is the consummation of a sale as of a specrfied date and
the passing of title from seller to buyer under conditions whereby: (1) buyer and seller are typically motivated; (2) both
parties are well informed or well advised, and each acting in what he or she considers his or her own best interest; (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; and (5) the price represents the normal consideration for the property sold
unaffected by special or creative financing or sales concessions* granted by anyone associated with the sale.
*Adjustments to the comparables must be made for special or creative financing or sales concessions. No adjustment:; are
necessary for those costs which are normally paid by sellers as a result of tradition or law in a market area; these costs are
readily identifiable since the seller pays these costs in virtually all sales transactions. Special or creative financing
adjustments can be made to the comparable property by comparisons to financing terms offered by a third party institutional
lender that is not already involved in the property or transaction. Any adjustment should not be calculated on a mechanical
dollar for dollar cost of the financing or concession but the dollar amount of any adjustment should approximate the market's
reaction to the financing or concessions based on the appraiser's judgment.
STATEMENT OF ASSUMPTIONS AND LIMITING CONDITIONS: The appraiser's certification in this report is
subject to the following assumptions and limiting conditions:
1. The appraiser will not be responsible for matters of a legal nature that affect either the property being appraised or the title
to it, except for information that he or she became aware of during the research involved in performing this appraisal. The
appraiser assumes that the title is good and marketable and will not render any opinions about the title.
2. The appraiser has provided a sketch in this appraisal report to show the approximate dimensions of the improvements.
The sketch is included only to assist the reader in visualizing the property and understanding the appraiser's determination
of its size.
3. The appraiser has examined the available flood maps that are provided by the Federal Emergency Management Agency
(or other data sources) and has noted in this appraisal report whether any portion of the subject site is located in an
identified Special Flood Hazard Area. Because the appraiser is not a surveyor, he or she makes no guarantees, express or
implied, regarding this determination.
4. The appraiser will not give testimony or appear in court because he or she made an appraisal of the property in quE:stion,
unless specific arrangements to do so have been made beforehand, or as otherwise required by law.
5. The appraiser has noted in this appraisal report any adverse conditions (such as needed repairs, deterioration, the
presence of hazardous wastes, toxic substances, etc.) observed during the inspection of the subject property or that he or
she became aware of during the research involved in performing the appraisal. Unless otherwise stated in this appraisal
report, the appraiser has no knowledge of any hidden or unapparent physical deficiencies or adverse conditions of the
property (such as, but not limited to, needed repairs, deterioration, the presence of hazardous wastes, toxic substances,
adverse environmental conditions, etc.) that would make the property less valuable, and has assumed that there are no such
conditions and makes no guarantees or warranties, express or implied. The appraiser will not be responsible for any :such
conditions that do exist or for any engineering or testing that might be required to discover whether such conditions e>cist.
Because the appraiser is not an expert in the field of environmental hazards, this appraisal report must not be considered as
an environmental assessment of the property.
6. The appraiser has based his or her appraisal report and valuation conclusion for an appraisal that is subject to satisf:jctory
completion, repairs, or alterations on the assumption that the completion, repairs, or alterations of the subject property will
be performed in a professional manner.
Freddie Mac Form 70 March 2D05 Page 4 of8 Fannie Mae Form 1D04 March 2005
Form 1004 - "WinTOTAL" appraisal software by a 'a mode, inc. -1-800-ALAMODE
File Nn 85-OS s Pa e #10
aF na;~
Uniform Residential Appraisal Report Flea 85-OBjs
APPRAISER'S CERTIFICATION: The Appraiser certifies and agrees that:
1. I have, at a minimum, developed and reported this appraisal in accordance with the scope of work requirements statE:d in
this appraisal report.
2. I performed a complete visual inspection of the interior and exterior areas of the subject property. I reported the condition
of the improvements in factual, specific terms. I ident'rfied and reported the physical deficiencies that could affect the
livability, soundness, or structural integrity of the property.
3. I performed this appraisal in accordance with the requirements of [he Un'rform Standards of Professional Appraisal
Practice that were adopted and promulgated by the Appraisal Standards Board of The Appraisal Foundation and [hat were in
place at the time this appraisal report was prepared.
4. I developed my opinion of the market value of the real property that is the subject of this report based on the sales
comparison approach to value. I have adequate comparable market data to develop a reliable sales comparison approach
for this appraisal assignment. I further cert'rfy that I considered the cost and income approaches to value but did not dE:velop
them, unless otherwise indicated in this report.
5. I researched, verified, analyzed, and reported on any current agreement for sale for the subject property, any offering for
sale of the subject property in the twelve months prior to the effective date of this appraisal, and the prior sales of the subject
property for a minimum of three years prior to the effective date of this appraisal, unless otherwise indicated in this report.
6. I researched, verified, analyzed, and reported on the prior sales of the comparable sales for a minimum of one year prior
to the date of sale of the comparable sale, unless otherwise indicated in this report.
7. I selected and used comparable sales that are locationally, physically, and functionally the most similar to the subject property.
8. I have not used comparable sales that were the result of combining a land sale with the contract purchase price of a home that
has been built or will be built on the land.
9. I have reported adjustments to the comparable sales that reflect the market's reaction to the differences between the subject
property and the comparable sales.
10. I verified, from a disinterested source, all information in this report that was provided by parties who have a financial interest in
the sale or financing of the subject property.
11. I have knowledge and experience in appraising this type of property in this market area.
12. I am aware of, and have access to, the necessary and appropriate public and private data sources, such as multiple listing
services, tax assessment records, public land records and other such data sources for the area in which the property is located.
13. I obtained the information, estimates, and opinions furnished by other parties and expressed in this appraisal report from
reliable sources that I believe to be true and correct.
14. I have taken into consideration the factors that have an impact on value with respect to the subject neighborhood, :>ubject
property, and the proximity of the subject property to adverse influences in the development of my opinion of market value. I
have noted in this appraisal report any adverse conditions (such as, but not limited to, needed repairs, deterioration, the
presence of hazardous wastes, toxic substances, adverse environmental conditions, etc.) observed during the inspection of the
subject property or that I became aware of during the research involved in performing this appraisal. I have considered these
adverse conditions in my analysis of the property value, and have reported on the effect of the conditions on the value and
marketability of the subject property.
15. I have not knowingly withheld any significant information from this appraisal report and, to the best of my knowledge, all
statements and information in this appraisal report are true and correct.
16. I stated in this appraisal report my own personal, unbiased, and professional analysis, opinions, and conclusions, wtrich
are subject only to the assumptions and limiting conditions in this appraisal report.
17. I have no present or prospective interest in the property that is the subject of this report, and I have no present or
prospective personal interest or bias with respect to the participants in the transaction. I did not base, either partially or
completely, my analysis and/or opinion of market value in this appraisal report on the race, color, religion, sex, age, marital
status, handicap, familial status, or national origin of either the prospective owners or occupants of the subject property or of the
present owners or occupants of the properties in the vicinity of the subject property or on any other basis prohibited by lour.
18. My employment and/or compensation for performing this appraisal or any future or anticipated appraisals was not
conditioned on any agreement or understanding, written or otherwise, that I would report (or present analysis supporting) a
predetermined specific value, a predetermined minimum value, a range or direction in value, a value that favors the cause of
any party, or the attainment of a specific resuR or occurrence of a specific subsequent event (such as approval of a pending
mortgage loan application).
19. I personally prepared all conclusions and opinions about the real estate that were set forth in this appraisal report. If I
relied on significant real property appraisal assistance from any individual or individuals in the performance of this appraisal
or the preparation of this appraisal report, I have named such individual(s) and disclosed the specific tasks performed in this
appraisal report. I certify that any individual so named is qualified to perform the tasks. I have not authorized anyone to make
a change to any item in this appraisal report; therefore, any change made to this appraisal is unauthorized and I will take no
responsibility for it.
20. I identified the lender/client in this appraisal report who is the individual, organization, or agent for the organization ttrat
ordered and will receive this appraisal report.
Freddie Mac Form 70 March 2005 Page 5 of 6 Fannie Mae Form 1004 A4arch 2005
Form 1004 - "WinTOTAL" appraisal software by a is mode, inc. -1-800-ALAMOOE
File No. 85-08 s Pa e #11
QF IIQ:n
uniform Hesidentiai Appraisal Hepor[ Fle#
21, The lender/client may disclose or distribute this appraisal report to: the borrower; another lender at the request of the
borrower; the mortgagee or its successors and assigns; mortgage insurers; government sponsored enterprises; other
secondary market participants; data collection or reporting services; professional appraisal organizations; any department,
agency, or instrumentality of the United States; and any state, the District of Columbia, or other jurisdictions; without having to
obtain the appraiser's or supervisory appraiser's (if applicable) consent. Such consent must be obtained before this appraisal
report may be disclosed or distributed to any other party (including, but not limited to, the public through advertising, public
relations, news, sales, or other media).
22. I am aware that any disclosure or distribution of this appraisal report by me or the lender/client may be subject to certain
laws and regulations. Further, I am also subject to the provisions of the Uniform Standards of Professional Appraisal Practice
that pertain to disclosure or distribution by me.
23, The borrower. another lender at the request of the borrower, the mortgagee or its successors and assigns, mortgage
insurers, government sponsored enterprises, and other secondary market participants may rely on this appraisal report a:; part
of any mortgage finance transaction that involves any one or more of these parties.
24. If this appraisal report was transmitted as an "electronic record' containing my "electronic signature," as those terms are
defined in applicable federal and/or state laws (excluding audio and video recordings), or a facsimile transmission of this
appraisal report containing a copy or representation of my signature, the appraisal report shall be as effective, enforceat~le and
valid as if a paper version of this appraisal report were delivered containing my original hand written signature.
25. Any intentional or negligent misrepresentation(s) contained in this appraisal report may result in civil liability and/or
criminal penalties including, but not limited to, fine or imprisonment or both under the provisions of Title 18, United States
Code, Section 1001, et seq., or similar state laws.
SUPERVISORY APPRAISER'S CERTIFICATION: The Supervisory Appraiser certifies and agrees that:
1. I directly supervised the appraiser for this appraisal assignment, have read the appraisal report, and agree with the appraiser's
analysis, opinions, statements, conclusions, and the appraiser's certrfication.
2, I accept full responsibility for the contents of this appraisal report including, but not limited to, the appraiser's analysis, opinions
statements, conclusions, and the appraiser's certrfication.
3. The appraiser identified in this appraisal report is either asub-contractor or an employee of the supervisory appraiser (or the
appraisal firm), is qualified to perform this appraisal, and is acceptable to perform this appraisal under the applicable state law.
4. This appraisal report complies with the Un'rform Standards of Professional Appraisal Practice that were adopted and
promulgated by the Appraisal Standards Board of The Appraisal Foundation and that were in place at the time this appraisal
report was prepared.
5. If this appraisal report was transmtted as an "electronic record" containing my "electronic signature," as those terms arE:
defined in applicable federal and/or state laws (excluding audio and video recordings), or a facsimile transmission of this
appraisal report containing a copy or representation of my signature, the appraisal report shall be as effective, enforceable and
valid as if a paper version of this appraisal report were delivered containing my original hand written signature.
APPRAISER Pa.,6grtified Residential Appraiser
Signature ~ 1
Name Gayle L. A Bost, CRA
Company Name Arbogast Appraisal Services
Company Address Box 23550 Rt. 35 N., Mifflintown, Po 17059
Telephone Number 717-994-1184
Email Address glarbogastC~aol.com
Date of Signature and Report May 30, 2008
Effective Date of Appraisal 05/23/2008
State Certification # RL001359
or State License #
or Other (describe) State #
State PA
Expiration Date of Certification or License 6/30/2009
ADDRESS OF PROPERTY APPRAISED
21 Lost Ln, Blain Pg. 17006____
Blain, Pa 17006 - - -
APPRAISED VALUE OF SUBJECT PROPERTY $ 98 000 __ _
LENDER/CLIENT
Name Shelly Dreibelbis__
Company Name Keystone Guardianship Services
Company Address 129 Morket St., Millersburg PA 17061
Email Address shellyC~keystoneguardian.com
SUPERVISORY APPRAISER (ONLY IF REQUIRED)
Signature __
Name __
Company Name _
Company Address
Telephone Number __
Email Address __
Date of Signature _
State Certification #
__
or State License # __
State
Expiration Date of Certification or License __
SUBJECT PROPERTY
C Did not inspect subject property
^ Did inspect exterior of subject property from street
Date of Inspection __
Did inspect interior and exterior of subject property
Date of Inspection _
COMPARABLE SALES
^ Did not inspect exterior of comparable sales from street
^ Did inspect exterior of comparable sales from street
Date of Inspection
Freddie Mac Form 70 March 2DD5
Page 6 of 6
Fannie Mae Form 1004 March 2005
Form 1004 - "WinTOTAL" appraisal software by a la mode, inc. -1-800-ALAMODE
File No. 85-08is Page #12
APPRAISER DISCLOSURE STATEMENT
85-08,js
File No. 85-08.is _
Name of Appraiser: Gayle L. Arbogast, CRA
~IasS.QfS~rtif~~#i4n/Licensure: ^ Certified General
^ Certrfied Residential
^ Licensed Residential
^ Temporary ^ General ^ Licensed
C~rtificati4NLicensure Number: RL001359
SQrtifl i nLLicQnsure State: PA E~ir~„~: 6/30/2009
~cQp~: This Report ^ is within the scope of my Certification or License
^ is not within the scope of my Certification or License
Ser~i~e PrQyided Bv: ^ Disinterested & Unbiased Third Party
Interested & Biased Third Party
^ Interested Third Party on Contingent Fee Basis
Signature Qf~grson_ rpewring and reporting the Appraisal:
b ~ RL06t35`I L
This form must be included in conjunction with all appraisal assignments or specialized services
performed by astate-certified orstate-licensed real estate appraiser.
Scope of Work: I viewed the property interior and exterior. Some information about the property,
such as square footage and legal description were obtained from the County courthouse data. There.
are no extraordinary nssumptions except that all systems nre in working condition. The property
condition is average for the market area. The subject is functional as a home now but is in need of
some general maintenance and upgrades.
Comparable properties were found by a search of the county records and the local MLS systems.
The income approach to value was not considered necessary in this assignment and was not perform~zd.
Joyce Spangler assisted the appraiser in this report and the required PA Appraisal Assistant Check
List is on file.
Form DISA_LT - "WinTOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE
Arbogast Appraisal Services File No. 85-OSis Page #13
Client Ke stone Guardianshi Services File Nq. 8`i-08•s
Property Address 21 Lost Ln, Blain, Pa. 17006
City Blain County Perry State Pa Zip Cade 17006
Client Ke stone Guardianshi Services
APPRAISAL AND REPORT IDENTIFICATION
This Appraisal Report is ~ of the following types:
~~ Self Contained (A written report prepared under Standards Rule 2-2(a) , persuant to the Scope of Work, as disclosed elsewhere in this report.)
~,^ Summary (A written report prepared under Standards Rule 2-2(b) , persuant to the Scope of Work, as disclosed elsewhere in this report.)
^ Restricted Use (A written report prepared under Standards Rule 2-2(c) ,persuant to the Scope of Work, as disclosed elsewhere in this report,
restricted to the stated intended use by the specified client or intended user.)
Comments on Standards Rule 2-3
I 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 professional
analyses, opinions, and conclusions.
• I have no (or the specified) present or prospective interest in the property that is the subject of this report and no (or the specified) personal interest with respect to the parties
involved.
• I have no bias with respect tq 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 cgmpensation far completing this assignment is not contingent upgn the development or reporting of a predetermined value or direction in value that favors the cause
of the client, 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.
• I have (or have not) made a personal inspection of the property that is the subject of this report.
• No one provided significant real property appraisal assistance to the persgn signing this certification. (If there are exceptions, the name of each individual providing significant
real property appraisal assistance is stated elsewhere in this report.)
Comments on Appraisal and Report Identification
Note any USPAP related issues requiring disclosure and any State mandated requirements:
APPRAISER: Co-Appraiser:
Signature: b ~ Q~~~3a~ L Signature:
Name: Go le L. Ar ost CRA Name:
_
Date Signed: May 30, 2008 Date Signed:
_
State Certification #: RL001359 State Certfication #: _
or State License #: or State License #:
_
State: PA State:
_
Expiration Date of Certification or License: 6/30/2009 Expiration Date of Certfication or License: _
Inspection of Subject Inspection of Subject:
~ None [_~~ Interior ^ Exterior ^ None ^ Interior ^ Exterior
Date of Inspection 05/23/2008 Date of Inspection
Farm IDO6_LT - "WinTOTAL" appraisal software by a la mode, inc. -1-800-ALAMODE
Arbogast Appraisal Services File No. 85-O8is Page #14
PRIVACY NOTICE
Pursuant to the Gramm-Leach-Bliley Act of 1999, effective July 1, 2001, Appraisers, along with all
providers of personal financial services are now required by federal law to inform their cllients of
the policies of the firm with regard to the privacy of client nonpublic personal information. As
professionals, we understand that your privacy is very important to you and are pleased to provide
you with this information.
Tvpes of Nonpublic._Personal Information We Collect
In the course of performing appraisals, we may collect what is known as "nonpublic personal information" about you.
This information is used to facilitate the services that we provide to you and may include the information provided to
us by you directly or received by us from others with your authorization.
Parties to Wh~_ W~ Disclose Information
We do not disclose any nonpublic personal information obtained in the course of our engagement with our clients to
nonaffiliated third parties, except as necessary or as required by law. By way of example, a necessary disclosure would
be to our employees, and in certain situations, to unrelated third party consultants who need to know that ini~ormntion
to assist us in providing appraisal services to you. All of our employees and any third party consultants we employ are
informed that any information they see as port of an appraisal assignment is to be maintained in strict confiaence
within the firm.
A disclosure required by law would be a disclosure by us that is ordered by a court of competent jurisdiction with
regard to a legal action to which you are a party.
~9nfi ntial~ and Security
We will retain records relating to professional services that we have provided to you for a reasonable time so that we
are
better able to assist you with your needs. In order to protect your nonpublic personal information from unauthorized
access by third parties, we maintain physical, electronic and procedural safeguards that comply with our professional
standards to insure the security and integrity of your information.
Please feel free to call us an any time if you have any questions about the confidentiality of the information that you
provide to us.
File No. 85-08is Page #15
Supplemental Addendum File Nq 85-0B.Is
Client Ke stone Guardianshi Services
Property Address 21 Lost Ln, Blain, Pa. 17006
Ci Blain Cqun Perr State Po Zi Cade 17006
Client Ke stone Guardianshi Services
This addendum is designed to simplify the reporting of comments typically required by lenders
to clarify aspects of the appraisal process. An "x" in the box next to a particular phrase
indicates this applies to the individual appraisal being performed.
(X) The subject property is located in a rural or small town area in which few transfers occur
due to the low population density and the inherent low turnover rate.
(X) Gravel or dirt roads are typical of the neighborhood and no adverse marketability problems
are anticipated.
(X) Subject is on well and or septic which is typical of the neighborhood and does not adversely
impact.
(X) The lack of storm sewers, curbs, gutters, sidewalks, and or street lights is typical of the
neighborhood and does not adversely impact marketability.
(X) Subject road is privately maintained. The maintenance is adequate and should snot adversely
impact.
()Non- conforming use. The subject does not meet the zoning requirements, but is considered legal
by the pre-existing and present use which
() It is noted the subject's appraised value is greater than the predominant neighborhood value range.
The subject is not considered an over improvement and the predominant neighborhood value range
had no impact on the subject's marketability.
()The subject is an over improvement for the neighborhood and will be impacted by they predominant
value range. The value has been adjusted for this factor.
(x) It is noted comparable sales #1,2,3 occurred over six months prior to the appraisal date but
are considered the best available.
(x) It is noted comparable sales #1,2,3 are located more than 10 blocks/1 mile radiuis from the
subject but are considered the best available.
(X) It is noted the price per living area for sales #1,3 varies by more than $10/S.f. compared to
the subject and the sales chosen are considered the best available.
() It is noted that all three comparable sales are located in the subject's subdivision, but sales outside
the subdivision are not considered appropriate. Sales chosen are the best available.
(X) Please be advised that in the direct sales comparison approach grid, bathrooms are
adjusted for on the first line and gross living area/room count are adjusted together on the
second line.
() It is noted the INDIVIDUAL adjustments for sales # exceeds 10%. This adjustment is larger than
normal but the sales chosen are considered the best available. Other sales analyzed would have
required less desirable adjustments.
() It is noted the NET adjustments for sales # exceeds 15%. This adjustment is larger than normal
but the sales chosen are considered the best available. Other sales would have required less
desirable adjustments.
File No. 85-08is Page #16
Supplemental Addendum File No. 85-08,js
Client Ke stone Guardianshi Services _
Property Address 21 Lost Ln, Blain, Pa. 17006
Cit Blain County Perry State Pa Zip Code :17006
Client Ke stone Guardianshi Services
(X) The property's heating, plumbing and electrical systems appear to be functioning properly,
however, no warranties are implied here.
()The value estimate is subject to full and satisfactory completion based in a professional workman
like manner according to the attached plans and specifications, including those items that are the
property owner's responsibility.
SPECIAL NOTE: This appraisal assignment was not based on a requested minimum valuation, a
specific valuation, or the approval of a loan.
Gayle L. Arbogast is currently a certified Residential Appraiser in the State of Pennsylvania through
6/30109. Pa. Certification # RL 0001 359 L.
Every effort has been make to conform to FNMA and FHLMC guidelines; and, in most cases, an event
stricter interpretation found common to most investors in the secondary market.
NOTES:
Building Sketch
File No, 85-08's Pa e #17
Client Keystone Guardianship Services _
Property Adtlress 21 Lost Ln Blain Pa. 17006 _
Cify Blain County PerrY_ State Po_ _ Zip Cade 17006
':Client Keystone Guardianship Services
Drawing is not to scale for room locations only.
Farm SKT.BItlSkI - "WinTOTAL" appraisal software by a la mode, inc. - t-800-ALAMODE
File No. 85-08is Page #18
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AGREEMENT TO S~~E INTEREST IN RE.~A.I1 ESTATE
THIS AGREEMENT, made this day of , X~~ (;e,~ i 2008, between
~.EYS'~UNE Gi7ARTlYANSHIP SER,V~CES Court .A,ppoiz~ted Guardian far JANETTE L.
NEED,' undex a Court Ordex through the Cumberland County Orphans' dated lvlarch S, 200$, of
1VIi11ersburg Borough, Dauphin County, I~exrvsylvazria,
AND
SANDRA DEE NEELY NEST~}R and CHAP L. NEST,, hex husba:~d, of 3090
Spring Road, CaxlisZe, lVlxddlese~'Fowzzship, Cumberland County, Pennsylvania;
WITNESSETII:
Janette Neely and Sandra Dee Nester own 21 Lost Lane, Jackson Tow,q,ship, Bkain, Pexxy
County, Pez~.syl~vania (Parcel No. 090,157.00-34.000) as Joint Tenants with Right of
Survivorship.
Sandia I~ee Neely Nester hereby agrees to sell her interest in the above descxibed
property to her mother, Janetfie L. Neely for the considexation of FIFTY THOUSAND
(~~o,ao0.0o> z~oLLARS.
Keystone Guardianship Sezvlces, Covert ,A,ppointed Guardian fox Janette L. Neely agrees,
upon receipt of a signed Court Order allowing this sale, to pay Sandra Dee Neely Nesfier and
Chip ~,. Nestor, hex husbaaad, the sum of Fifty Thousand ($50,000.00) Dollars upon the transfer
of the property to Janette L. Neely.
'Ul~'ITNESSET~I:
KEYSTONE GUARDIANSHIP SERVICES
COURT APPOINT ~'rU~1RDIAN FOR
J,A.NETTE L. NEELY
By: ~~SEAL)
Constance E. Stoneroad
Sandia Dee Neely Nestor
'~ (SEAL)
ip L. Nestor
~~
COMMONWEAT~7'H OF 1;'ENNSXt.VANIA
ia~, VJYJ I , J
C(7tJNTY OF DAUFHIN
~ a~
On this, the-day of ~ ~-~~~T , A.D., 2008, before me, a Notary I'ublxc, the
undersigned of#i,cer, personally appeared COSTANCE E. STQNEROA.D o~
KEYSTONE GUARDZAIVS,~~P SE~t.VICES COURT APPOINTED GUARDYAN
FOR JANETTE L. NEELT'', known to zaae, (ar satisfactorily proven) to be: the person
whose name is subscribed to the witllxn instxuznent, and acl~nowledged that she executed
the sazxze ;for the purposes therein contained.
IN WITNESS WI~EREOF, Z hereunto set nay hand and official seal. ~/~/I ~ ~ ~ 1
V Y 1.2~%t~/~ G. ~ I~JUJ
---_._.
~Mogry+h 1~~
Mlq,i. ~~ DAIMIlIAt 1'r011N'1Y
~~~~la,~Ot:
COMMOnCWEAZ.TH OF FENNSX.[:
COUNTY OF DAUFHIN
-f1 ~_ -
N'o ary Public ~~
On this, the f , day of ~-~~~5~ , A.D., 2008, before me, a Notazy ,Public, the
u>«,dersigz~ed officer, personally appeared SANDRA DEE NEELY NESTl~}>E[, known. to
me, (or satisfactorily p>'aven) to be tkae pelsan whose name is subscribed tc- the within
instrument, and acknowledged that sloe executed the same for the purposes therein
contained.
IN WITNESS WHEREOF, I beretu~to set zzXy hand and official seal.
~! ~'f C l.l~C,!
No P ~~
ary ubhc
COMMOT~tNEALTH Ok' PENNS~'I.VANiA NOTARIAL SEAL
CAMELA J MANGES
Notary Public
COUNTY OF DAUPHIN HAMILTON TwP, FRANKLIN COUNTY
My Commission Expires Jun :>.1, 2010
On this, the f i day o£ ~ l,t,sj , A,D., 2008, before me, a Notary Public, the
uzade~rsigned officer, personally appeared CT~IP L, NES'Z'OR, known i:o me, (or
satisfactorily proven.) to be the person whose name is subscribed to ~,e wztlaiaa :instruzxxent,
and acknowledged that she executed the same for the purposes therein contained.
IN W~TESS WHEREOF, I hereunto set my hand axed af~clal seal,
CAMELA J MANGES
Notary Public
WAM0.TON TWP, FRANKLIN COUNTY
My Commission Expires Jun 21, 2010