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Home My WebLink About08-19-08 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 AMENDMENT TO PETITION TO PURCHASE INTEREST IN REAL ESTATE TO THE HONORABLE JUDGES OF SAID COURT: AND NOW, this 19th day of August 2008 comes the guardian, Constance E. Stoneroad, of Keystone Guardianship Services, of the above-captioned incapacitated individual, files this amended petition with amendments bolded as follows: 1. Keystone Guardianship Services was appointed Guardian for Janette Neely, an alleged incapacitated person by the Cumberland Country Orphan's Court by order dated March 5th 2008. +;see copy of Order attached as Exhibit "1" to original Petition) 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 P~Jo. :-~ ~; 090, 157. 00-34.000) (see copy of Deed attached as Exhl~i~t "2=':`; to, original Peti ti on) ~~~' v -.~ -y r. :) '. Page 1 of 4 Pages ~~=r « - w ~^1~ Estate Janette Neely An Incapacitated Person 4. The said property has been appraised at value of Ninety Eight Thousand ($98,000.00) Dollars by Gayle L. Arbogast, CRA, Arbogast Appraisal Services. (see copy of Appraisal attached as Exhibit "3" to original Petition) 5. Keystone believes it is prudent for Ms. Janette Neely purchase Ms. Sandra Dee Neely Nestor's one half (1/2} interest to because: A. Janette Neely is paying on a mortgage for a house in which her daughter, Sandra Dee Neely Nestor and her family reside. 1. The house has been in need of major repairs since Janette Neely purchased it; and, 2. Janette Neely did not require Sandra Dee Nestor to pay rent for living in the 3090 Spring Road, Carlisle, PA 17013 property; and, 3. The 3090 Spring Road, Carlisle, PA 17013 property has been appraised at Ninety Two Thousand ($92,000.00) Dollars by Krista L. Barrick, State Certified Residential Appraiser. (see copy of Appraisal attached as Exhibit "Z" of this Amended Petition); and, 4. It is the goal of Keystone Guardianship Services to list the 3090 Spring Road property for sale upon the Nestor's vacating the property; and, 5. The Nestor's have found a home to purchase; and, 6. The Nestor's will vacate the 3090 Spring Road property within sixty days after they have the $50,000.00 to purchase the home they located to buy. Page 2 of 4 Pages Estate Janette Neely An Incapacitated Person B. Keystone has found that Mr. & Mrs. Nestor may have criminal records which could create claims against the jointly held property; and, C. The Guardian believes Janette Neely would agree with this transaction to have a better living environment for her granddaughters; and, D, Keystone has been contacted by several individuals wanting to purchase the Lost Lane property and intends to pursue the sale upon transfer to Janette Neely. E. It is the goal of Keystone to liquidate all real estate owned by Janette Neely as quickly and prudently as possible in order to pay for Janette Neely's care at Country Meadows. 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 in the attached hereto as Exhibit "5" to original Petition) 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. Page 3 of 4 Pages Estate Janette Neely An Incapacitated Person 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. 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 : ~ J q Gf e, Esquire Constance E. Stoneroad KEYSTONE GUARDIANSHIP SERVICES 129 Market Street Suite "1" Millersburg, PA 17061 Office (717) 692-2345 Cell (717) 265-4056 Page 4 of 4 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 Amended Petition to Purchase Interest in Real Estate are true and correct. I understand that false statements herein are made subject to the penalties of 18 Pa. C.S. 4904, relating to unsworn falsification t:o authorities. Jef ID~#76644 KEYSTONE GUARDIANSHIP SERVICES C f Date : ~' ~ ~ ~O ~y~ .%ZG~~_ Constance E. Stoneroad APPRAISAL OF REAL PROPERTY LOCATED AT: 3090 Spring Road Deed Book 184 Page 1104 Carlisle, PA 17013 FOR: Keystone Guardianship Services 129 Market Street, Ste A, Mi{lersburg, PA 17061 AS OF: May 7, 2008 B~: Krista L. Warrick State Certified Residential Appraiser The intended user of the report is Keystone Guardianship Services The intended use is to be for valuation purposes only. Summary Appraisal Format Form GA1- "TOTAL for Windows" appraisal software by a fa mode, inc. -1.800-ALAMODE r ~ FannieMae Diversified Appraisal Services Desktop Underwriter quantitative Analysis Ap raisal Report File No. 050708N THIS SUMMARY APPRAISAL REPORT IS INTENDED FOR USE BY THE LENDER(CLIENT FOR A MORTGAGE FINANCE TRANSACTION ONLY. Pra a Addre S 3090 S rin Road Ci Carlisle State PA Zi Code 17013 Le al Descri tian Deed Book 184 Pa a 1104 Coun Cumberland Assessor's Parcel No. 21-13-0966-018 Tax Year 2008 R.E. Taxes 1 413.41 S ial Assessments NIA .. Borrower NIA Current Owner Janette L. Neel Occu ant Owner Tenant Vacant Nei hborhood or Pro ect Name Middlesex Townshi Pro' T s PUD ondominium H A Mo. Sales Price $ N/A Date of Sale N/A Descri lion amount of loan char es concessions to be aid b seller N/A Pra ri hts a raised Fee Si le Leasehold Ma Reference 13-0966 Census Tract 0122.00 Note: R ce and the racia com osition of the nei hbor are a a f to , Location ^ Urban Suburban ^ Rural ` Buitt up ^ Over 75% ®25-75% ^ Under 25% Growth rate Ra id Stable Slow Property values ®Increasing ^ Stable ^ Declining Demandjsupply ^ Shortage ®In balance^ Over supply Marketin time Under 3 mos. 3-6 mos. Over 6 mos. Stngletamilyhousing PRICE AGE $(000) (yrs) 40 Low New Condomlalum housing PRICE (if applic.) AG j $(000) (yrs Low Neighborhood boundaries The sub~ect roe is located in Middlesex Townshi . The sub'ect nei hborhood is 500 Hi h 225 Hi h bordered b Rte 944 North Middlesex Road Rte 34 and Rte 465. I predominant ~; Predominant 150 100 Dimensions Irregular Site area 2.28 acres Shape Irregular Specific zoning classification and description Residential Zoning compliance ®Legal ^ Legal nonconforming (Grandfathered use) ^ Illegal, attach descriptan ^ No zoning Highest and hest use of subject prapeAy as improved (or as proposed pet plans and specifications): ®Present use ^ Other use, attach description. Utilities Public Other Public Other Electdcity ® Water ^ Well Gas Pro one Sanita sewer Se tic Off-sitelmprovements Type Public Private Street Macadam ® ^ Age None Are there an a Arent adverse site conditions easements encroachments s ecial assessments slide areas etc. ? Yes No If Yes attach descri ion. Source(s) used for physical characteristics of propeny: Interior and exterior inspection Exterior inspection from street Previous appraisal files MLS Assessment and tax records Prior ins action Pro owner 01her scribe : No. of Stodes 2.0 T e Det Att. Det Exterior Walls Vin I sidin Roof Surface Shin le Manufactured Housin Yes No Does the ro a erall conform to the ne hborhood in terms of le condition and construction materials? Yes No If No attach descri lion. - Are there any apparent physical deficiencies or conditions that would affect the soundness or structural integrity of the improvements or the Iivabil'dy of the property? Yes No If Yes attach descri lion. Are there any apparent adverse environmental conditions (hazardous wastes, toxic substances, etc.) present in the improvements, on the site, ar in the immediate vicinity of the subject property? ^ Yes ®No If Yes, attach description. I researched the subject market area for comparable listings and sales chat are the most similar and proximate to the subject properly. My research revealed a total of 5 sales ranging In sales price from $ 65,000 to $ 103,500 My research revealed a total of 3 listings ranging in list price from $ 70,000 td $ 110.000 The Ana sis of the comparable sales below reflects market reaction to si nificant variations between the sales and the subject property, FEATURE SU&lECT SALE 1 SALE2 ~ SALE 3 3090 Spring Road Add ass Carlisle 201 Chestnut Street Mount Holl S rin s 108 Longs Gap Read Carlisle 1805 Suncrest Drive Carlisle Proxim' to Sub'ect 9.90 miles 2.51 miles 2.39 miles Sales Price 72 500 74 000 g0 p00 Price Gross Livi Area ~ 58.47 ~ 53.78 ~ ' N , 56.25 fi Data & Verification Sources Courthouse/MLS CourthouselMLS Courthouse/MLS VALUE ADJUSTMENTS DESCRIPTION DESCRIPTION + - $ Ad'ust. DESCRIPTION + - $ Ad st DESCRIPTION + - $ Ad'ust Sales or Financing Concessions Conventional None Known Conventional None Known Cash None known Date of Sai I 6/7/07 12/3/07 7/23/07 Location Avera a Similar Similar Similar Site 2.28 acres .17 acre +10 600 .19 acre +10 500 .19 acre +10 500 View Avera a Avera a Avera a Avera e D i n le 2 sto Similar Similar 1.5 sto ' Actual A e rs. 83 ears 117 ears 77 ears 53 ears C n ition Fair to Poor Similar Similar Similar , _ Above Grade Total ~Bdrms~ Baths Total ~Bdrms~ Baths Total ~Bdrms~ Baths ' .Total ~Bdrms~ Baths : Aoom Count 6 ~ 3 ~ 2 5 ~ 3 ~ 2 +1,000 6 ~ 3 ~ 1 +1 000 5 ~ 3 ~ 1 +2 000 Gross Livin Area 1 374 S . Ft. 1 240 S . Ft. ~ +2 000 , 1 376 . Ft. ~ , 1 600 S . Ft. ~ -3 400 Basement & Finished Rooms Below Grade Part basement Unfinished Full basement Unfinished Full basement Unfinished Crawl space +3,000 Unfinished Gara Ca ort 2-car Ara a None +6 000 None +6 000 2-car Ara e Porch Porch Porch Patio None None Central Air -2 000 1 Fire lace -1 000 - Net Ad'. total + - 19 600 + - 15 500 + - ; $ 11 100 ` Adjusted Safes Price of Comparables Net 27:0 % Grass 27.0:% 92100 Net `'20.9%' Gross '26.4 % 89,500 Plet 1213 Gross''22,1.% 101 100 Date ofPdorSal 9/4/98 3/23/07 9/17/07 8/31/90 Price of Pdor Sale 71 500 1 1 65 000 Analysis of any current agreement of sale, option, or listing of the subject property and analysis of the prior sales of subject and comparables:No sale has taken lace on the sub'ect ro art within the ast 3 rs. Sale 2 sold on 9/17/07. No additional sales have taken lace on the com arables in the ast 12 mo. Summary of sales comparison and value conclusion: The Costa roach was not considered since this is not new construction or the Income a roach due to the fact that this is an owner occu fed sin le Tamil dwellin .The Sales Com orison a roach is the best a roach for this t e of roe This appraisal is made ®"as-is", ^ subject to completion per plans and specgfcattons on the basis of a hypothetical condition that the improvements have been completed, or ^ subject to the following repairs, alterations or conditions BASED ON AN ^FXTERtORINSPECTIONFROMTHESTREETORAN ®INTEIaORANDIXTERIORINSPECTION,IESTIMATETHEMARKETVALUE,ASDEFINED,OFTHEREAL PROPERTY THAT ISTHESUBJECTOFTHISREPORTTOBE$ 92,000 ,AS OF May 7, 2008 PAGE 1 OF 3 Fannie Mae Form 2055 9-96 Farm 205 -"TOTAL for Windows" appraisal software by a la mode, inc. - t-800-ALAMODE ineclrtnn underwriter Duantitatitue Alnalvsis Appraisal Resort Pile Ne_ 05070AN Project Iniormationfor PUDs (If applicable) - - Is the developedbuilder incontrol of the Nome Owners' Association (HOA)7 ^Yes ^ No Provide the following information for PUDs only if the develaper(builder is incontrol of the HOA and the subject property is an attached dwelling unit: Total number of phases Total number of units Total number of units sold Total number of units rented Total number of units for sale Data Source(s) _ Was the project created by the conversion of existing buildings into a PUD? ^Yes ^ No If yes, date of corwersion: Does the project contain any mum-dwelling units? ^Yes ^ No Data Source: Are the common elements completed? ^Yes ^ No If No, describe status of completion: Ara any common elements teased to or by the Name Owners' Association? ^Yes ^No If yes, attach addendum describing rental terms and options. Describe common elements and recreational facilities: Project Information for Condominiums jlf applicable) - - Is the developedbuilder incontrol of the Nome Owners' Association (HOA)? ^Yes ^ No Provide the following information for all Condominium Pro{acts: Total number of phases Total number of units Total number of units sold Total number of units rented Total number of units for sale Data Source(s) Was the project created by the conversion of existing buildings iota a condominium? ^Yes ^ No If yes, date of conversion: Project Type: ^ Primary Residence ^ Second Home or Recreational ^ Row or Townhouse ^ Garden ^ Midrise ^ Highrise ^ - Condition of the pro{act, quality of constmetion, unit mix, etc.: Are the common elements completed? ^Yes ^ Na If No, describe status of completion: Are any common elements leased to ar by the Home Owners' Association? ^Yes ^ No If yes, attach addendum describing rental terms and options. Describe common elements and recreational facilities: PURPOSE OF APPRAISAL: The purpose of this appraisal is to estimate the market value of the real property that is the subject of this report based on a quantitative sales comparison analysis for use in a mortgage finance transaction. DEFINfTION 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 specified 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 considers his 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 safes concessions* granted by anyone associated with the sale. * Adjustments to the comparables must be made for special or creative financing or sales concessions. No adjustments are necessary for those costs which are normally paid by sellers as a result of Vaditlon or law in a market area; these costs are readily identifiable since the seller pays these costs in virtually aft 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 fender 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 dogar amount of any adjustment should approximate the market's reaction to the financing or concessions based on the appraiser's judgment. STATEMENT OF LIMITING CONDITIONS AND APPRAISER'S CERTIFICATION CONTINGENT AND LIMITING CONDITIONS: The appraiser's certification that appears in the appraisal report is subject to the following 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. The appraiser assumes that the title is good and marketable and, therefore, will not render any opinions about the title. The property is appraised on the basis of it being under responsible ownership. 2. The appraiser has provided any required sketch in the appraisal report to show approximate dimensions of the improvements and the sketch is included only to assist the reader of the report in visualizing the property and understanding the appraiser's determination of its size. 3. The appraiser will not give testimony or appear in court because he or she made an appraisal of the property in question, unless specific arrangements to do so have been made beforehand. 4. The appraiser has noted in the appraisal report any adverse conditions (such as, but not limited to, needed repairs, 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 normal research involved in performing the appraisal. Unless otherwise stated in the appraisal report, the appraiser has no knowledge of any hidden ar unapparent conditions of the property or adverse environmental conditions (including 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 or warranties, expressed or implied, regarding the condition of the property. The appraiser vvill 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 exist. Because the appraiser is not an expert in the field of environmental hazards, the appraisal report must not be considered as an environmental assessment of the property. 5. The appraiser obtained the information, estimates, and opinions that were expressed in the appraisal report from sources that he or she considers to be reliable and believes them to be true and correct. The appraiser does not assume responsitNliry for the accuracy of such items that were furnished by other parties. 5. The appraiser will not disclose the contents of the appraisal report except as provided for in the Uniform Standards of Professional Appraisal Practice. 7. The appraiser must provide his or her prior written consent before the lenderlclient specified in the appraisal report can distribute the appraisal report (including conclusions about the property value, the appraiser's identity and professional designations, and references to any professional appraisal organizations , or the firm with which the appraiser is associated) to anyone other than the borrower; the mortgagee or its successors and assigns; the mortgage insurer, consultants; professional appraisal organizations; any state or federally approved financial institution; or any department, agency, or instrumentality of the United States or any state or the District of Columbia; except that the lenderlclient may distribute the report to data collection or reporting service(s) without having to obtain the appraiser's prior written consent. The appraiser's written consent and approval must also be obtained before the appraisal can be conveyed by anyone to fire public through advertising, public relations, news, sales, or other media. 8. The appraiser has based his ar her appraisal report and valuation conclusion for an appraisal that is subject to completion per plans and specifications on on the basis of a hypothetical condition that the improvements have been completed. 9. The appraiser has based his ar her appraisal report and valuation conclusion for an appraisal that is subject to completion, repairs, or alterations on the assumption that completion of the improvements will be performed in a workmanlike manner. rArat t ur ~ ranme mae rorm zuoa y-ao Form 205 - "TOTAL for Windows" appraisal software by a la mode, inc. -1-800-ALAMODE uesK'<op unaerwriter APPRAISER'S CERTIFICATION: The Appraiser certifies and agrees thaC File 1. I pertormed this appraisal by (1) personally inspecting from the street the subject property and neighborhood and each of the comparable sales {unless I have otherwise indicated in this report that I also inspected the interior of the subject property); (2) collecting, confirming, and analyzing data from reliable public and/or private sources; and (3) reporting the results of my inspection and analysis in this summary appraisal report. I further certify that I have adequate information about the physical characteristics of the subject property and the comparable sales to develop this appraisal. 2. I have researched and analyzed the comparable sales and offerings/listings in the subject market area and have reported the comparable sales in this report that are the best available for the subject property. f further certify that adequate comparable market data exists in the general market area to develop a reliable sales comparison analysis for the subject property. 3. 1 have taken into consideration the factors that have an impact on value in my development of the estimate of market value in the appraisal report. I further certify that I have noted any apparent or known adverse conditions in the subject improvements, on the subject site, or on any site within the immediate vicinity of the subject property of which I am aware, have considered those adverse conditions in my analysis of the property value to the extent that I had market evidence to support them, and have commented about the effect of the adverse conditions on the marketability of the subject property. I have not knowingly withheld any significant information from the appraisal report and I believe, to the best of my knowledge, that ail statements and information in the appraisal report are Vue and correct. 4. I stated in the appraisal report only my own personal, unbiased, and professional analysis, opinions, and conclusions, which are subject only to the contingent and limiting conditions specified in this form. 5. 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 Vansactlon. I did not base, either partially or completely, my analysis andjor the estimate of market value in the 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 properly or on any other basis prohibited bylaw. 6. I have no present or contemplated future interest in the subject property, and neither my current or future employment nor my compensation for performing this appraisal is contingent on the appraised value of the property. 7. I was not required to report a predetermined value or direction in value that favors the cause of the client or any related party, the amount of the value estimate, the attainment of a specific result, or the occurrence of a subsequent event in order to receive my compensation and/or employment for performing the appraisal. I did not base the appraisal report on a requested minimum valuation, a specific valuation, or the need to approve a specific mortgage loan. 8. 1 estimated the market value of the real property that is the subject of this report based on the sales comparison approach to value. I further certify that I considered the cost and income approaches to value, but, through mutual agreement with the client, did not develop them, unless I have noted otherwise in this report. 9. 1 pertormed this appraisal as a limited appraisal, subject to the Departure Provision of the Uniform Standards of Professional Appraisal Practice that were adopted and promulgated by the Appraisal Standards Board of The Appraisal Foundation and that were in place as of the effective date of the appraisal (unless I have otherwise indicated in this report that the appraisal is a complete appraisal, in which case, the Departure Provision does not apply). 10. I acknowledge that an estimate of a reasonable time for exposure in the open market is a condition in the definition of market value. The exposure time associated with the estimate of market value for the subject property is consistent with the marketing time noted in the Neighborhood section of this report. The marketing period Concluded for the subject property at the estimated market value is also consistent with the marketing time noted in the Neighborhood section. 11. I personally prepared all conclusions and opinions about the real estate that were set forth in the appraisal report. I further cerOfy that no one provided significant professional assistance to ma in the development of this appraisal. SUPERVISORY APPRAISER'S CERTIFCATION: If a supervisory appraiser signed the appraisal report, he or she certifies and agrees that: I directly supervise the appraiser who prepared the appraisal report, have examined the appraisal report for compliance with the Uniform Standards of Professional Appraisal Practic6, agree with the statements and conclusions of the appraiser, agree to be bound by the appraiser's certifications numbered 5 through 7 above, and am taking full responsibility forthe appraisal and the appraisal report. APPRAISER: SUPERVISORY APPRAISER (ONLY IF REQUIRED): Signature: ~u~~'`zuruT Signature: Name: Krista L. Garrick Name: Company Name: Diversified Appraisal Services Company Name: ' Company Address: 35 E. Fligh street, Suite 101 Company Address: Carlisle, PA 17013 Date of ReporbSignature: Mav a. 2008 Date of Reporf/Signature: State Certification #: RL-003233-L State Certification #: or State License #: or State License #: State: PA State: Expiration Date of Certification or License: June 30, zoos Expiration Date of Certification or License: ADDRESS OF PROPERTY APPRAISED: 3090 Spring Road SUPERVISORY APPRAISER: Carlisle, PA 17013 SUBJECT PROPERTY APPRAISED VALUE OF SUBJECT PROPEATY $ 92,000 ^ Did not inspect subject property EFFECTIVE DATE OFAPPRAISAL/INSPECTION Mav 7 2008 ^ Did inspect exterior of subject property from street ^ Did inspect interior and exterior of subject property LENDER/CLIENT: COMPARABLE SALES Name: Company Name: Keystone Guardianship services ^ Did not inspect exterior of comparable sales from street Company Address: 129 Market street, rte A, Millersburg, PA 17061 ^ Did inspect exterior of comparable sales from street PAGE 3 OF 3 Fannie Mae Farm 2055 9-96 Form 205 - "TOTAL for Windows" appraisal software by a la mode, inc. -1-800-ALAMODE Desktop Underwriter Quantitative Analysis Annraisal Rennrt FEATURE SUBJECT SALE 4 SALE 5 SALE 6 3090 Spring Road Address Carlisle 633 W. Old York Road Carlisle Pro>ami to Sub~ect 9.31 miles Sales Price ~~ ' 103,500 - Pric Gross Livin Area ~ 77.94 ~ do ~ Data & Ver~ca6on Sources ' Courthouse/MLS VALUE ADJUSTMENTS DESCRIPTION DESCRIPTION +-$Ad'ust DESCRIPTION +-$Ad'ust. DESCRIPTION +-$Ad'ust. Sales or Fnancing Con essions . Conventional None Known - Date of Sale Ime 2/6/07 Location Avera a Su erior -10 400 Site 2.28 acres .99 acre +6 500 ~ Yew Avera a Avera e _ Desi n S le 2 sto Similar Actual A e rs. 83 ears 107 ears Con ition Fair to Poor Similar Above Grade Total ~8drmsi Baths Total ~Bdrms~ Baths Total ~Bdrms~ Baths Total ~Bdrmr Baths Roam Count 6 3 2 4 2 1.5 +2,500 Gross Livin Area 1 374 S . Ft. 1 328 S . Ft. ~ S . Ft. ~ S . Ft. Basement & Finished Rooms Below Grade Part basement Unfinished Part basement Unfinished Cara a Car ort 2-car ara a 2+car ara a -1 000 Porch Porch None None Not Ad'. total + - 2 400 + - + - f Adjusted Sales Price of Com arable Net 2.3 % Gross 13.7 ~ 101 100 Net - `°%' Gross ° ~ Nel % "Gross Date of Pdor Sale 9/4/98 No rior sale listed PriceolPrlorSale $ 71,500 $ $ $ Comments: Com arable sale 4 was rovided for additional su ort within the sub'ect net hborhood. Diversified Appraisal Services Fannie Mae Form 2055 9-96 Form 205.(AC) - "TOTAL for VAntlows" appraisal software by a la mode, inc. -1-800-ALAMODE Supplemental Addendum FIeNn oso7oxnt Borrower Client N/A Pra a Address 3090 S rin Road Git Carlisle Coun Cumberland State PA Zi Cotle 17013 Lender Ke stone Guardianshi Services Scope of the Appraisal: The appraiser inspected the interior and exterior of the subject property. This appraisal is based on the information gathered by the appraiser from public records, other identified sources, inspection of the subject property and neighborhood and selection of comparable sales within the subject market area. The assignment included an analysis of the subject's area, an estimation of the propertes highest and best use, the consideration of all three approaches to value and the application of those relevant to the valuation of the subject property. Intended User: The lntended User of this appraisal report is the Lender/Client. The Intended Use is to evaluate the property that is the subject of this appraisal for valuation purposes, subject to the stated Scope of Work, purpose of the appraisal, reporting requirements of this appraisal report form, and Definition of Market Value. No additional Intended Users are identified by the appraiser. Additional comments: The subject is older than five (5) years old. All mechanica{ systems including the heating, electrical and plumbing systems were on and in working order at the time of inspection. No warranties are implied in this statement. One or more comparable sales are older than six (6) months old. Although there are comparable properties in the subject's area, none have sold recently, therefore, sales in excess of six (6) months old have to be used. Ail four comparables used were the best available. One or more comparables used were in excess of one (1 }mile from the subject property. Although there are comparable properties in the immediate area, none have sold recently. Therefore, it was necessary to use comparable sales outside of the immediate area. All comparables used are located in similar neighborhoods and within the same marketing area. All four comparables used were the BEST AVAILABLE. A location adjustment was made for comparable number 4. The subject is located in an area with higher land prices. Individual line adjustments were required that exceed 10°f°. These adjustments were required due to lack of more similar comparables on that individual rating. All four comparables are the best available. Gross adjustments exceed 25% and net adjustments exceed 15% for one or more of the comparable sales. Although there are other similar homes in the subject neighborhood, none have sold recently. The sales used are the best available. This report has been electronically prepared and transmitted in compliance with USPAP guidelines which include verification of the complete transfer and delivery, digitally protected signatures and adequate security measures in place to protect data transmitted by appraiser. Privacy Notice Pursuant to the Gramm-Leach-Billey 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 clients of the policies of the firm with regard to the privacy of the clients nonpublic personal information. As professionals, we understand that your privacy is very important to you and are pleased to provide you with this information. 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. 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 independent contractors, and in certain situations, to unrelated third party consultants who need to know that information to assist us in providing appraisal services to you. All independent contractors and any third party consultants we engage are informed that any information they see as part of an appraisal is to be maintained in strict confidence 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 party. 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 insuring the security and integrity of your information. Form TADD - "TOTAL for Windows° appraisal sottware by a la mode, inc. -1-80D-ALAMODE Building Sketch (Page - 1) Borrower Client NiA Pro ert Address 3090 S rin Road Ci Carlisle Coun Cumberland State PA Zi Gode 17013 Lender Ke stone Guardianshi Services ta.o• c Bath Laundry n 6.0' 24.0' Dining Area Bath Kechen 0 8adroom N 1 o Q N two N Livin Room g Dining Room Bedroom Bedroom sbmn o a .. rv^ 24 0' 24.0' Comments: Coda AREA CALCULATIONS SUMMARY Description Sue Net Totals GLA1 First Floor 750.00 750.00 GLA2 Second Floor 624,00 624.00 TOTAL LIVABLE (rounded) 1374 LIVING AREA BREAKDOWN &eakdown Subtotals First Floor 24.0 x 26.0 624.00 7.0 x 18.0 126.00 Second Floor 24,0 x 26.0 624.00 3 Calculations Total (rounded) 1374 Form SKT.BIdSkI - "TOTAL far Windows' appraisal software by a la mode, inc. -1-800-ALAMODE Location Map Borrower Glient N/A Pro a Address 3090 S rin Road Cit Carlisle Coun Cumberland State PA Z Code 17013 Lender Ke stone Guardianshi Services Form MAP.LOC - "TOTAL for Windows" appraisal software by a la mode, inc. -1-800-ALAMODE Suhier_t Phntnc Borrower Client N/A Pro a Address 3090 S rin Road Cit Carlisle Coun Cumberland State PA Ti Code 17013 Lender Ke stone Guardianshi Services Subject Front 3090 Spring Road Subject Rear ,,i ~.,-- ~;,. ~,' Subject Street Form PICPIX.TR - "TOTAL for Windows" appraisal software by a la mode, inc. -1-800•ALAMODE Comparable Photo Page Borrower Ctier>t N!A Pro a Address 3090 S rin Road Cit Carlisle Coun Cumberland State PA Zi Code 17013 Lender Ke stone Guardianshi Services Comparable 201 Chestnut Street Prox. to Subject 9.90 miles Sale Price 72,500 Gross Living Area 1,240 Total Rooms 5 Total Bedrooms 3 Total Bathrooms 2 Location Similar Uiew Average Site .17 acre Quality Age 117 years Comparable 2 108 Longs Gap Road Prox to Subject 2.51 miles Sale Price 74,000 Grass Living Area 1,376 Total Rooms 6 Total Bedrooms 3 Total Bathrooms 1 Location Similar View Average Site .19 acre Quality Age 77 years Comparable 3 1805 Suncrest Drive Prox to Subject 2,39 miles Sale Pdce 90,000 Gross Living Area 1,600 Total Rooms 5 Total Bedrooms 3 Total Bathrooms 1 Location Similar View Average Site .19 acre Quality Age 53 years Form PICPIX.CR - "TOTAL for Windows° appraisal sotiware by a ha mode, inc. - t-800-ALAMODE Comparable Photo Page Borrower Client N/A Pro a Address 3090 S rin Road Ci Carlisle Coun Cumberland State PA Zi Code 17013 Lender Ke stone Guardianshi Services Comparable 4 633 W. Oki York Road Prox. to Subject 9.31 miles Sale Pdce 103,500 Gross Living Area 1,328 Total Rooms 4 Total Bedrooms 2 Total Bathrooms 1.5 Location Superior View Average Site .99 acre Quality Age 107 years Comparable 5 Prox. to Subject Sale Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age Comparable 6 Prox. to Subject Sale Price Gross Living Area Total Rooms Total Bedrooms iota) Battrraams Location View Site Quality Age Form PICPIX.CR - "TOTAL for Windows" appraisal software by a la mode, inc. -1-800-ALAMODE ~'lll6'~~I~ti rxE':@'.tk~ 11~fi+ IF'r~6;~;~',;~~ ~I ;~4R`11 ~'a'i~Yl r ' 1~F~~ Q' ~'~~ ~~~tl)$tl'~y~~ ~I..r%F'i7~~El1YMf' itt~?~ ~+„ L r..~liera idi^ k4t~u.u~~t:n nr~!~n ~~ ~,J.~ ''d ~.mrs~~,i~~'~Il~i.a~, a~f ~n~' ~~i'~9.iiinm~~N ~~~,. ~ ~' ^ ,, r ~s~;~. _ ~ 1 .,, . ~. r~i °r ~ ~ •~;~ {'~Ft~71;i~ ta: ''~ L+~~L Ei~i1'ir$1C31~ ~dLCUS . • f.~r1 ~1. h'dTh~'MattlSr4'~~315~ ~,~~ ~DGf~.~ikg ;1# ter ',. ~ '~ ~, M.:, Farm SCA - °TOTAL for Windows" appraisal software by a la made, inc. -1-800-ALAMODE FROM: DivE+rsified Appraisal Service 35 E:. High Street, Suite 101, Carlisle, PA 17013 Carlisle, PA 17013 Phone: 717-249-2758 Fax:717-258-4701 Tax ID #206-46-6731 INVOICE DATE REFERENCE 050708N May 8, 2008 T0: Keystone Guardianship Services 129 Market Street, Ste A, Millersburg, PA 17061 DESCRIPTION AMOUNT 3090 Spring Road 275.00 Carlisle, PA 17013 (Neely) Fannie Mae Form 2055 SUBTOTAL 275.00 Rate % ADJUSTMENT ; SUBTOTAL ' 275.00 Rate °~6 ADJUSTMENT SUBTOTAL 275.00 TOTAL $ 275.00 Diversified Appraisal Services Form D2NIN - "TOTAL for Windows" appraisal software by a la mode, inc. -1-800-ALAMODE