HomeMy WebLinkAbout06-06-06
CHARLES W. RUBENDALL II
ROBERT L. WELDON
EUGENE E. PEPINSKY. ..JR.
..JOHN H. ENOS m
GARY E. FRENCH
DONNA S. WELDON
BRADFORD DORRANCE
..JEFFREY S. STOKES
ROBERT R. CHURCH
STEPHEN L. GROSE
R. SCOTT SHEARER
ELYSE E. ROGERS
CRAIG A. LONG YEAR
..JOHN A. FEICHTEL
DONALD M. LEWIS m
STEPHANIE KLEINFELTER
ERIC R. AUGUSTINE
TODD F. TRUNTZ
CAROL L. VERISH
KEEFER WOOD ALLEN & RAHAL, LLP
ATTORNEYS AT LAW
415 FALLOWFIELD ROAD. SUITE 301
CAMP HILL. PA 17011-4906
ESTABLISHED IN 1878
PHONE 717-612-5800
FAX 717-612-5805
OF COUNSEL:
HEATH L. ALLEN
N. DAVID RAHAL
SAMUEL C. HARRY
EIN No. 23-0716135
www.keeferwood.com
HARRISBURG OFFICE:
210 WALNUT STREET
HARRISBURG. PA 17101
June 5, 2006
PHONE 717-255-8000
717-612-5808
cswindler@keeferwood.com
Via: Certified Mail
Cumberland County Register of Wills
Cumberland County Courthouse
1 Courthouse Square
Carlisle, P A 17013
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Re:
Estate of Mildred E. Beale
File #21-05-0345
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Dear Sir/Madam:
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Enclosed herewith for filing please find the following:
1. Pennsylvania Inheritance Tax Return (filed in duplicate;)
2. Inventory;
3. Copy of Form 706;
4. Check in the amount of $30.00 in payment of your filing fee.
Kindly acknowledge receipt of these documents by time-stamping the
enclosed copy of this letter and returning it to our office. Thank you.
Sincerely yours,
~~~~
Legal Assistant to
Elyse E. Rogers
/cds
91520
Enclosure
Glenda Farner Strasbaugh
Register of Wills
and
Clerk of Orphans' Court
Marjorie A. Wevodau
First Deputy
Kirk S. Sohonage, Esq
Solicitor
Register of Wills and Clerk of the Orphans' Court
County of Cumberland
One Courthouse Square
Carlisle, PA 17013
(717) 240-6345
FAX (717)240-7797
INVOICE
Bill To:
InvoiceNo:
Invoice Date:
Estate of:
Estate No:
894
6/6/2006
Mildred E. Beale
21-05-345
KEEFER, WOOD, ALLEN & RAHAL
415 F ALLOWFIELD RD
SUITE 102
CAMP HILL, P A 17011
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1
Fee Description
Additional Probate
Fee Total
400.00 $400.00
Total:
$400.00
Checks should be made payable to the Register of Wills. Tenns: Net 30.
Please return one copy of this invoice with your payment. Thank you.
, -\
Register of Wills of Cumberland County, Pennsylvania
INVENTORY
Estate of Mildred E. Beale
No.
21-05-0345
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also known as Date of Death 03/09/2005
Deceased Social Security 141-22-8490
No.
D. Paul Beale
Personal Representative(s) of the above Estate, deceased, verify that the items appearing in the following inventory include all
of the personal assets wherever situate and all of the real estate in the Commonwealth of Pennsylvania of said Decedent, that
the valuation placed opposite each item of said Inventory represents its fair value as of the date ofthe Decedent's death, and that
Decedent owned no real estate outside of the Commonwealth of Pennsylvania except that which appears in a memorandum at
the end of this inventory. Irwe verify that the statements made in this Inventory are true and correct. Irwe understand that
false statements herein are made subject to the penalties of 18 Pa. C.S. Section 4904 relating to unsworn falsification to
authorities.
Name of
Attorney:
Personal Representative:
D. Paul Beale J!J'I~-yj..R4-
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LD. No.:
Elyse E. Rogers ~ J,. [
41274
Address
415 Fallowfield Road, Suite 301
Camp Hill, PA 17011
717-612-5801
Dated:
(0 -S"'- of)
Telephone
DESCRIPTION
VALUE
1. 3721 Market Street, Camp Hill, PA (Y2 tenants in common int)
$600,000.00
$102,500.00
$14,865.00
$30,953.00
$12,318.75
$44,893.89
$14,685.00
2. 4409 Royal Oak Road, Camp Hill, PA (Y2 tenants in common int)
3. Blackrock Dividend Achievers
4. Eaton Vance Prime Rate Resvs
5. Federal National Mortgage 11/10/11
6. Legg Mason Account #363-04912
7. Mellon Financial Corp
$1,246,240.34
(Attach Additional Sheets If Necessary) See Attached Sheet
NOTE: The Memorandum of real estate outside the Commonwealth of Pennsylvania may, at the election ofthe personal representative, include the
value of each item, but such figures should not be extended into the total of the Inventory.
Form RW.' (Dauphin County) - Hev. 9/92
~1/
ESTATE OF MILDRED E. BEALE
FILE #21-2005-0345
CONTINUATION OF INVENTORY
8. Muniyield P A Fund
9. Nuveen Invt Tr L Cap Value A
10. Nuveen Real Estate Income Fund
11. Penn Trafford P A School District 5/1/08
12. 250 Shares Pfizer
13. Pfizer, Inc.
14. Riverside Beaver Co School District matures 10/1111
15. Select Sector SPDR TR SBI Cons Disc
16. Select Sector SPDR TR SBI Cons Stpl
17. Select Sector SPDR TR SBI Healthcare
18. Select Sector SPDR TR SBI Int-Finl
19. Select Sector SPDR TR SBI INT -TECH
20. Select Sector SPDR TR SBI INT -UTILS
21. Select Sector SPDR TR SBI IntEnergy
22. Select Sector SPDR TR SBISBI-INDS
23. Select Sector SPDR TR SBI Materials
24. VanKampen Strategic Muni Income Class A Account #39/2007638
25. Wachovia Corp
26. Merrill Lynch Money Market Account
27. Standard Federal Bank CD 5/14/14
Total Inventory
$103.62
$26,953.42
$9,962.50
$26,975.95
$6,677.50
$6,677.50
$10,637.48
$1,608.35
$2,975.61
$1,096.38
$3,076.54
$2,147.49
$1,165.84
$1,988.78
$1,200.62
$904.88
$117,019.34
$21,188.00
$171,183.40
$12,481.50
$1,246,240.34
REV-1500 EX (B-OO)
OFFICIPL USE ONLY
COMMONWEALTH OF
PENNSYLVANIA
DEPARTMENT OF REVENUE
DEPT. 280601
HARRISBURG, PA 17128-0601
REV-1500
INHERITANCE TAX RETURN
RESIDENT DECEDENT
FILE NUMBER
21
20~ _034L __
YEAR NUMBER
COUNTY CODE
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DECEDEN1'S NAME (LAST, FIRST, AND MIDDLE INITIAL)
Beale, Mildred E.
DATE OF DEATH (MM-DD-YEAR) DATE OF BIRTH (MM-DD-YEAR)
03/09/2005 06/24/1928
(IF APPLICABLE) SURVIVING SPOUSE'S NAME (LAST, FIRST, AND MIDDLE INITIAL)
Beale, D. Paul
SOCIAL SECURI1Y NUMBER
141-22-8490
THIS RETURN MUST BE FILED IN DUPLICATE WITH THE
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[Z] 1. Original Return
o 4. Limited Estate
06
o 2. Supplemental Retum
o 4a. Future Interest Compromise (date of death after 12-12-82)
D
REGISTER OF WILLS
SOCIAL SECURI1Y NUMBER
162-22-5006
D 3. Remainder Return (date of death prior to 12-13-82)
[X] 5. Federal Estate Tax Return Required
Decedent Died Testate (Attach copy of Wifl)
D 9. Litigation Proceeds Received
7. Decedent Maintained a Living Trust (Attach copy of Trust) _ 8. Total Number of Safe Deposit Boxes
D 10. Spousal Poverty Credit (date of dealh between 12.31-91 acd 1-1-95) D 11. Election to tax under Sec. 9113(A)(AllaChSchO)
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THIS SECTION MUST BE COMPLETED. ALL CORRESPONDENCE AND CONFIDENTIAL TAX INFORMATION SHOULD BE DIRECTED TO:
NAME COMPLETE MAILING ADDRESS
Elyse E. Rogers, Esquire
FIRM NAME (If Applicable)
Keefer Wood Allen & Rahal, LLP
TELEPHONE NUMBER
415 Fallowfield Road,
Camp Hill, PA 17011
Suite 301
717-612-5801
1. Real Estate (Schedule A) (1)
2. Stocks and Bonds (Schedule B) (2)
3. Closely Held Corporation, Partnership or Sole-Proprietorship (3)
4. Mortgages & Notes Receivable (Schedule D) (4)
5. Cash, Bank Deposits & Miscellaneous Personal Property
(Schedule E) (5)
Z 6. Jointly Owned Property (Schedule F) (6)
0 D Separate Billing Requested
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~ 7. Inter-Vivos Transfers & Miscellaneous Non-Probate Property (7)
::::l {Schedule G or L}
I-
il: 8. Total Gross Assets (total Lines 1-7)
<C
U
W 9. Funeral Expenses & Administrative Costs (Schedule H) (9)
0::
10. Debts of Decedent, Mortgage Liabilities, & Liens (Schedule I) (10)
11. Total Deductions {total Lines 9 & 10}
360,075.44
0.00
0.00
183,664.90
0.00
(";''''j
702,500.00
Jel)RCIPL USE 6~y
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54,902.80
(8)
12,690.00
143.55
1,301,143.14
(11)
12,833.55
1,288,309.59
1,288,309.59
12. Net Value of Estate (Line 8 minus Line 11)
13. Charitable and Governmental Bequests/See 9113 Trusts for which an election to tax has not been
made (Schedule J)
(12)
(13)
14. Net Value Subject to Tax (Line 12 minus Line 13)
(14)
0.00
SEE INSTRUCTIONS ON REVERSE SIDE FOR APPLICABLE RATES
15. Amount of Line 14 taxable at the spousal tax
~ rate, or transfers under Sec. 9116 (a){1.2)
~
< 16. Amount of Line 14 taxable at lineal rate
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~ 17. Amount of Line 14 taxable at sibling rate
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U 1 8. Amou nt of Line 14 taxable at collateral rate
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~ 19. Tax Due
x.O _(15)
x.O _(16)
x .12 (17)
x .15 (18)
(19)
20.
o
CHECK HERE IF YOU ARE REQUESTING A REFUND OF AN OVERPAYMENT
> > BE SURE TO ANSWER ALL QUESTIONS ON REVERSE SIDE AND RECHECK MATH < <
2W4645 1.000
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Decedent's Complete Address:
SmEET ADDRESS
4409 Royal Oak Road
CITY
Cam Hill
Tax Payments and Credits:
1. Tax Due (Page 1 Line 19)
2. Credits/Payments
A. Spousal Poverty Credit
B. Prior Payments
C. Discount
STATE
PA
ZIP
17011
(1 )
0.00
0.00
0.00
0.00
Total Credits (A + B + C) (2)
0.00
3. Interest/Penalty if applicable
D. Interest
E. Penalty
0.00
0.00
TotallnterestlPenalty (D + E) (3)
0.00
4. If Line 2 is greater than Line 1 + Line 3. enter the difference. This is the OVERPAYMENT.
Check box on Page 1 Line 20 to request a refund
(4)
5. If Line 1 + Line 3 is greater than Line 2, enter the difference. This is the TAX DUE.
(5)
0.00
A. Enter the interest on the tax due.
(5A)
0.00
B. Enter the total of Line 5 + SA. This is the BALANCE DUE.
Make Check Pa able to: REGISTER OF WILLS, AGENT
(58)
0.00
PLEASE ANSWER THE FOllOWING QUESTIONS BY PLACING AN "X" IN THE APPROPRIATE BLOCKS
1. Did decedent make a transfer and:
a. retain the use or income of the property transferred;. . . . . . . . . . . . . . . D
b. retain the right to designate who shaJl use the property transferred or its income; . D
c. retain a reversionary interest; or ..... . . . . . . . . . . . . . . . . . . . D
d. receive the promise for life of either payments. benefits or care? . . . . . . . . . D
2. If death occurred after December 12, 1982. did decedent transfer property within one year of death
without receiving adequate consideration? . . . . . . . . . . . . . . . . . . . . . . . . . . .. D
3. Did decedent own an "in trust for" or payable upon death bank account or security at his or her death? D
4. Did decedent own an Individual Retirement Account. annuity, or other non-probate property which
contains a beneficiary designation? . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. [ZJ D
IF THE ANSWER TO ANY OF THE ABOVE QUESTIONS IS YES, YOU MUST COMPLETE SCHEDULE G AND FILE IT AS PART OF THE RETURN.
Yes
No
[X]
00
[X]
[X]
[Xl
[Xl
Declaration of preparer other than the personal representative is based on all information of which preparer has any knowledge.
DATE
~ - ~ - O~
(;--
For dates of death on or after July 1, 1994 and before January 1, 1995, the tax rate imposed on the net value of transfers to or for the use of the surviving spouse is 3%
[72 P.S. S 9916 (a) (1.1) (i)].
For dates of death on or after January 1, 1995, the tax rate imposed on the net value of transfers to or for the use of the surviving spouse is 0% [72 P.S. S 9116 (a) (1.1) (ii)]
The statute does not exempt a transfer to a surviving spouse from tax, and the statutory requirements for disclosure of assets and filing a tax return are still applicable even if
the surviving spouse is the only beneficiary.
For dates of death on or after July 1, 2000:
The tax rate imposed on the net value of transfers from a deceased child twenty-one years of age or younger at death to or for the use of a natural parent, an adoptive parent,
or a stepparent of the child is 0% [72 P.S. 99116(a)(1.2)J.
The tax rate imposed on the net value of transfers to or for the use of the decedenfs lineal beneficiaries is 4.5%, except as noted in 72 P.S. S 9116(1.2) [72 P.S. 9 9116(a)(1 )].
The tax rate imposed on the net value of transfers to orfor the use of the decedent's siblings is 12% (72 P.S. S 9116(a)(1.3)]. A sibling is defined, under Section 9102, as an
individual who has at least one parent in common with the decedent, whether by blood or adoption.
""4646 1.000
EXHIBIT A
----
COMMONWEALTH OF PENNSYLVANIA
INHERITANCE TAX RETURN
RESIDENT DECEDENT
SCHEDULE A
REAL ESTATE
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REV-1502EX + (1-97)
ESTATE OF
Beale, Mildred E.
FILE NUMBER
21-2005-0345
All real property owned solely or as a tenant in common must be reported at fair market value. Fair market value is defined as the price at which property wouid be exchanged
between a willing buyer and a willing seller, neither being compelled to buy or sell, both having reasonabie knowledge of the relevant facts. Real property which isjoinlly-owned with
right of survivorship must be disclosed on Schedule F.
ITEM I
NUMBER
1.
DESCRIPTION
VALUE AT DATE
OF DEATH
3721 Market Street, Camp Hill, PA owned as tenants
with decedent's surviving spouse, D. Paul Beale
Total value of property $1,200,000
Per appraisal
in connnon
600,000.00
2
4409 Royal Oak Road, Camp Hill, PA owned as tenants by the
entireties with decedent's surviving spouse, D. Paul Beale
Total value $205,000
Per appraisal
Decedent's surviving spouse, D. Paul Beale, disclaimed his 1/2
survivorship interest in this property
102,500.00
2W4695 2.000
TOTAL (Also enter on line 1, Recapitulation)
(If more space is needed, insert additional sheets of the same size)
$
702,500.00
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Jfppraisa{ ~port
Por
KEEFER WOOD ALLEN & RAHAL, LLP
ESTATE OF MILDRED E. BEALE
Property Situated
3721 Market Street
Hampden Township, Cumberland County
Camp Hill, Pennsylvania 17011
L.G.ii4
CONNOR
REAL ESTATE APPRAISERS, LTD.
L.G.~
CONNOR
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2159 Market Street
Camp Hill. PA 17011-4707
,AL ESTATE APPRAISERS, L TD
717 737-0574 . FAX737-3906
December 12, 2005
Keefer Wood Allen & Rahal, LLP
ATIN: Elyse E. Rogers, Esquire
415 Fallowfield Road, Suite 301
Camp Hill, PA 17011
RE: 3721 Market Street, Camp Hill, PA 17011
Dear Ms. Rogers:
In accordance with your request, I have prepared a Complete Appraisal-Self
Contained Appraisal Report of the above captioned property. This appraisal was made
to estimate the retrospective market value as of the date of death of the Fee Simple
Estate as of the date of inspection.
This appraisal report has been prepared in conformance with the Uniform
Standards of Professional Appraisal Practice as published by the Appraisal
Foundation.
As a result of my analyses, I have formed an opinion that the retrospective
market value as defined in the report, subject to the definitions, certifications, and
limiting conditions set forth in the attached report, as of the date of death March 9,
2005, was:
ONE MILLION, TWO HUNDRED THOUSAND ($1,2000,000) DOLLARS
The value opinion reported is qualified by certain definitions, limiting conditions,
and certifications which are set forth in this report. This letter must remain attached to
the report in order for the value opinion set forth to be considered valid.
This appraisal was prepared at the direction of Gayle Swindler, Legal Assistant
to Elyse E. Rogers, Esquire, for the exclusive use of Elyse Rogers, Esquire of Keefer,
Wood, Allen and Rahal, LLP. The information and opinions contained in this appraisal
set forth the appraiser's best judgment in light of the information available at the time
of the preparation of this report. Any use of this appraisal by any other person or entity,
or any reliance or decisions based on this appraisal are the sole responsibility and at
the sole risk of the third party. I accept no responsibility for damages suffered by any
third party as a result of reliance on or decisions made or actions taken based on this
report.
Pennsylvania State Cert{(ied General Appraisers
L. G. ~
CONNOR
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2159 Market Street
Camp Hill, PA 170]1-4707
,AL ESTATE APPRAISERS. LTD.
717737-0574 . FAX737-3906
Employment in and compensation for making this appraisal are in no manner
contingent upon the value reported. I certify that I have no financial interest in the
property appraised, present or contemplated, and that the appraisal assignment was
not based on a requested minimum valuation, a specific valuation, or the approval of a
loan.
Very truly yours,
/// 1/'\/J ./J/ [;4 ,
K~?n~~:;;;/-l~D~
PA State Certified General Real Estate Appraiser
Certification Number GA001260L
File No. 05-141
Pennsylvania State Certified General Appraisers
2
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TABLE OF CONTENTS
Letter of Transmittal ............................................................ 1
T able of Con~ents ............................................................... 3
Summary of Salient Facts ................................................... 4
Subject Photographs .......................................................... 5
Location Map ................... ........ ...... ....................... .......... .... 13A
Narrative Section
Location .............................................................................. 14
Date of Appraisal ................................................................ 14
Interest or Property Rights Valued ...................................... 14
Definition of Ownership ....................................................... 14
Purpose of the Appraisal.................................................... 15
F unction of Appraisal .......................................................... 15
Market Value Definition ....................................................... 15
Non-Real Property .............................................................. 16
Hazardous Materials ........................................................... 16
Owne rsh i p . . .. . .. . .. . . .. .. . . .. . . . . . . .. . . . . . . . .. . . .. .. . .. .. .. .. . .. . . . . .. . . . . .. . .. . . . . 17
Flood Data .......................................................................... 17
Maps ........ .l. . .. . . . . . . . .... . . . . .. . . . . . . .. . . .... ....... . . . . . .... . . .. .. .... .... . . . .. . . . 17
Area Analysis.................................. .................................... 17
Township Analysis .............................................................. 19
Neighborhood AnalysisfTrends ........................................... 20
Marketing Period ................................................................ 23
Legal Description .. .................... ......... .... ................ ...... ....... 23
Site ..................................................................................... 24
Building(s) ................................. .......................................... 25
Leases ................................................................................ 29
Zoning '" .................... .............. ...... .......... ...................... '" . . 29
Taxes & Assessments ........................................................ 30
Utilities ................................................................................ 30
Highest and Best Use ......................................................... 31
Valuation Process and Scope of Appraisal......................... 34
Income Capitalization Approach ......................................... 37
Cost Approach-Building Shell ........................................... 55
Sales Comparison Approach-Improvement Valuation ...... 57
Reconciliation ..................................................................... 64
Exposure Time Estimate ..................................................... 66
Appraiser's Certification ...................................................... 67
Unapparent Conditions ....................................................... 68
Assumptions and Limiting Conditions ................. ....... ......... 69
Appraiser's Qualifications ................. ...................... ............ 71
Addendum:
Neighborhood Map
Property Tax/Plat Map
Legal Description
History of Income & Expenses
Zoning Map
Zoning Ordinance
3
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SUMMARY OF IMPORTANT FACTS AND CONCLUSIONS
LOCATION:
3721 Market Street, Hampden Township,
Cumberland County, Camp Hill, PA 17011
OWNERS OF RECORD:
Beale, D. Paul and Mildred E.
TAX 10 NUMBER:
10-21-0275-142
LAND DATA:
Size: 1.76 acres
Shape: Irregular
Zoning: C-L, Commercial Limited
IMPROVEMENTS:
60 room economy motel and a detached shell
building
PERSONAL PROPERTY:
None included in this report
UTILITIES:
All public available
RIGHTS APPRAISED:
Purpose:
Interest:
Market value for estate settlement purposes
Unencumbered Fee Simple Estate
HIGHEST AND BEST USE:
As improved with a motel and commercial shell
REASONABLE EXPOSURE TIME: 6 to 18 Months
VALUE ESTIMATES:
Cost Approach NA
Income Approach $1,170,000
Sales/Market Approach $1,200,000
ESTIMATED MARKET VALUE: $1,200,000
DATE OF VALUATION:
DATE OF INSPECTION:
DATE OF REPORT:
March 9, 2005 (retrospective market value)
July 8,2005 and September 13, 2005
December 12, 2005
4
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SUBJECT PHOTOGRAPHS
-~-----
--------...
~'---- ..------
Front and east side of restaurant/bar fronting Market Street.
West side and rear of restaurant/bar.
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SUBJECT PHOTOGRAPHS
Views of interior of restaurant/bar.
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SUBJECT PHOTOGRAPHS
West side and central view of motel rooms.
East motel building with partial view of central wing.
---
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SUBJECT PHOTOGRAPH~
\
Rear of central section of motel and east side.
West side of motel.
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SUBJECT PHOTOGRAPHS
View of motel entry and office/reception on left.
View of office/reception area.
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SUBJECT PHOTOGRAPHS
View of typical double bed room. (Room #1 20)
View of typical bathroom (Room #120).
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SUBJECT PHOTOGRAPHS
View of typical single double bed room. (Room #1 36)
I.....,
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View of bathroom in typical single double bed room (Room #1 36)
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SUBJECT PHOTOGRAPHS
Street View of Market Street looking east.
Street View of Market Street looking west.
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SUBJECT PHOTOGRAPHS
Street view of 38th Street looking north.
Street view of Chestnut Street looking east.
. ( Location Map) .
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APPRAISAL OF
PROPERTY SITUATED
3721 Market Street,
Hampden Township, Cumberland County,
Camp Hill, P A 17011
LOCATION:
The property being appraised is three blocks west of the Borough of Camp Hill in
the southeast corner of Hampden Township; east of Route 581; south of Route 944; and
north of Interstate 76. Located at the southeast corner of Market and 38th Streets
extending to the north side of Chestnut Street in the rear. It is known and numbered as
3721 Market Street, Camp Hill, Pennsylvania 17011.
It is also identified as Cumberland County Tax Map Parcel # 10-21-0275-142, a
copy of which has been included in the addendum of this report identifying the perimeter
boundaries of the subject property.
DATE OF THE APPRAISAL:
The effective date of the appraisal is March 9, 2005, which is the date of death of
Mildred E. Beale.
INTEREST OR PROPERTY RIGHTS VALUED:
This appraisal estimates the market value of the Fee Simple Interest ownership in
the land and improvements, and other intangible rights in the real property at 3721
Market Street, Camp Hill, Pennsylvania.
DEFINITION OF OWNERSHIP:
Fee Simple ownership is defined as "absolute ownership, unencumbered by any
other interest or estate, subject only to the limitations imposed by the governmental
powers of taxation, eminent domain, police power, and escheat".1
1 The Appraisal of Real Estate, 11'" Edition, (Chicago, 1996), The Appraisal Institute, p. 137-138.
14
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PURPOSE OF THE APPRAISAL:
The purpose of this appraisal is to estimate the retrospective market value, as
defined in this report, of the subject property, in Fee Simple, as of the date of death. A
Fee Simple Estate implies absolute ownership, unencumbered by any other interest or
estate. The market value will represent the "as is" physical condition of the property.
FUNCTION OF APPRAISAL:
This appraisal was prepared at the direction of Gail Swindler, Legal Assistant to
Elyse E. Rogers, Esquire, on behalf of Keefer, Wood, Allen and Rahal, LLP, to be used in
establishing a retrospective market value for estate settlement. Keefer, Wood, Allen and
Rahal, LLP, is considered to be my client for this appraisal.
The information and opinions contained in this appraisal set forth the appraiser's
best judgment in light of the information available at the time of the preparation of this
report. Any use of this appraisal by any other person or entity, or any reliance or
decisions based on this appraisal are the sole responsibility and at the sole risk of the
third party. I accept no-responsibility for damages suffered by any third party as a result
of reliance on or decisions made or actions taken based on this report.
This appraisal is in compliance with the Uniform Standards of Professional
Appraisal Practices (USPAP), as adopted by the Appraisal Foundation. I consider myself
to be an unbiased analyst. My fee is not contingent upon my value conclusion.
MARKET VALUE DEFINITION:
Market Value is defined as "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 and 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 acting in what they
consider their own best interests;
3. a reasonable time is allowed for exposure in the open market;
4. payment is made in terms of cash in United States 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."2
2 Uniform Standards of Professional Appraisal Practice, 2005 Edition, Appraisal Standard Board of the Appraisal Foundation, p. 210.
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MARKET VALUE DEF.INITION Cont'd:
This definition is from regulations published by federal regulatory agencies
pursuant to Title XI of the Financial Institutions Reform, Recovery, and Enforcement Act
(FIRREA) of 1989 between July 5, 1990, and August 24, 1990, by the Federal Reserve
System (FRS), National Credit Union Administration (NCUA), Federal Deposit Insurance
Corporation (FDIC), the Office of Thrift Supervision (OTS), and the Office of Comptroller
of the Currency (OCC). This definition is also referenced in regulations jointly published
by the oce, OTS, FRS, and FDIC on June 7, 1994, and in the Interagency Appraisal and
Evaluation Guidelines, dated October 27,1994.
NON-REAL PROPERTY:
The Federal Reserve Board requires the appraiser to identify and separately value
any personal property, fixtures, or intangible items that are not real property but are
included in the appraisal, and discuss the impact of their inclusion or exclusion on the
estimate of market value. Furniture, fixtures, and equipment are typically included in the
sale of a motel and assumed present.
HAZARDOUS MATERIALS:
In this appraisal assignment, the existence of potentially hazardous material used
in construction or the maintenance of the building, molds, or the gases found in the
environment (such as the presence of urea formaldehyde foam insulation, toxic waste,
and/or radon gas) which mayor may not be present in the property, has not been
considered. Your appraiser is not qualified to detect such substances. The client is urged
to retain an expert regarding these matters if deemed appropriate.
The existence of underground storage tanks and their contents, which mayor may
not be present on the property, have not been considered. Your appraiser is not qualified
to detect such substances. An expert in this field should be retained by the property's
owner if deemed appropriate.
The buildings are of an age where lead based paint may be present. The market
does not penalize the property, but the client should be advised of its possible existence.
It is assumed that it is not present. If the client has a concern regarding this, then a
qualified expert should be contacted.
No environmental impact study has been ordered or made. The appraised
property is assumed to be in compliance with all applicable regulations unless otherwise
noted in the report. The estimated value is based upon no environmental contamination
being present.
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OWNERSHIP:
The property was acquired by the current ownership of D. Paul Beale and Mildred
E. Beale (husband and wife) from Robert B. Failor, Sheriff of Cumberland County by
virtue of a deed dated April 9, 1973, and recorded in the Cumberland County Recorder of
Deeds Office in Deed Book C25, Page 127. The property transferred again on March 11,
1998 from the current owners to themselves for $1.00 as a conveyance between
husband and wife as recorded in Deed Book 173, page 628.
No other transfer has occurred since. To my knowledge, the property IS not
currently listed on the open market for sale or under contract for sale.
FLOOD DATA:
According to FEMA Community Flood Map # 420360 0010 B, dated March 2,
1993, the property is located in Zone X, which is areas of 500-year flood; areas of 100-
year flood with average depths of less than 1 foot or with drainage areas less than 1
square mile; and areas protected by levees from 1 aD-year flood. According to this flood
map data, flood insurance would not be required.
MAPS:
A copy of the Cumberland County tax map has been included in the addendum for
the purpose of identifying the perimeter boundaries of the subject property, its overall size
and shape, and its relationship to the surrounding parcels in the neighborhood.
A location map has also been included in the appraisal for the purpose of
identifying the locational features of the subject property as it relates to the existing road
system and proximity to amenities and support facilities.
AREA ANALYSIS:
The subject property is located in Hampden Township, Cumberland County, which
is part of the Harrisburg-Lebanon-Carlisle Metropolitan Statistical Area (MSA), which
consists of Cumberland, Dauphin, Lebanon and Perry counties. The hub of the area is
Harrisburg, the area's largest city and the State Capital.
The Harrisburg-Lebanon-Carlisle MSA is located in the South Central
Pennsylvania region which consists of three MSA's: Harrisburg-Lebanon-Carlisle MSA,
York MSA, and Lancaster MSA. This five county region is one of the most strategically
located areas in the Eastern United States and the major center for food distribution in
the Middle Atlantic market region which contains over 40 million people, 1/5 of the
national population. Baltimore and Philadelphia are close enough that their suburban
populations are now impacting on southern York County and eastern Lancaster County.
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AREA ANALYSIS Cont'd:
Four interstates and five major state routes run through Central Pennsylvania.
Convenience to major cities, ports and industrial centers is very good with highway
distances as follows: Baltimore 85 miles, Philadelphia 103 miles, Washington 100 miles,
New York City 185 miles, Pittsburgh 200 miles, Gettysburg 35 miles, Allentown 81 miles
and Lancaster 38 miles. 'Within a day's drive, over half of the nation's population and 45%
of the nation's manufacturing income can be reached.
Freight and rail services to the area are excellent. More than 38 trucking lines
maintain terminals in Harrisburg, which is located at the hub of the East-West and North-
South lines of the Conrail Railway, making the area ideally situated for storage in transit
benefits. The Conrail Railway also operates a large freight classification yard in the area.
The freight yard, which can process 4,000 freight cars a day, is connected to all major
U.S. cities for one and two day deliveries.
Eight major airlines provide regular nonstop service to New York, Philadelphia,
Pittsburgh, Washington, Chicago, St. Louis, Atlanta, and Boston with connections to
anywhere in the world. Every major air-package service is available through the
Harrisburg International Airport.
Employment opportunities in the area are good. The State of Pennsylvania
employs 35,000 area workers, Harrisburg being the State Capital. The U.S. Government
employs another 14,000+, most of which serve two large supply depots, the Army Supply
Depot at New Cumberland and the Ship's Parts Control Depot in Mechanicsburg.
According to information provided by the Central Penn Business Journal, some of
the largest employers in the Harrisburg area include the Commonwealth of Pennsylvania;
the U.S. Government; U.S. Postal Service; Hershey Foods Corporation; Naval Support
Activity, Mechanicsburg; Pennsylvania Blue Shield, a Highmark Co.; Hershey Medical
Center; Defense Distribution Center, New Cumberland; Pinnacle Health System;
Electronic Data Systems; U.S. Army War College and Carlisle Barracks; Capital Blue
Cross; and Fry Communications, Inc.
The economic base of the area is diversified and extends from strong government,
service related and transportation facilities, and commercial and industrial uses.
Unemployment rates are consistently some of the lowest reported in the area. This is due
for the most part to high State and Federal Government employment, as well as
expanding private sector uses of distribution and office facilities.
In summary, the area's location with respect to the Eastern United States, the
presence of convenient highway, air and rail transportation, and the presence of State
and National employment opportunities have resulted in bright prospects for continued
growth in the Harrisburg-lebanon-Carlisle Metropolitan Statistical Area.
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HAMPDEN TOWNSHIP:
Hampden Township occupies 17.4 square miles in the eastern sector of
Cumberland County. Today, its population has grown to more than 24,000 and is the
largest township in Cumberland County. In 2000, the population was 24,135, up 18.4%
from the last census. The township is one of several municipalities situated on the west
side of the Susquehanna River. These municipalities are known collectively in the
metropolitan area as the "West Shore". The township benefits from its close proximity to
Harrisburg, the Capital of Pennsylvania, and to Carlisle, the county seat of Cumberland
County.
Hampden Township is considered one of the most prosperous communities in the
metropolitan area. In recent history, it has notched the highest per capita income of all 22
townships in Cumberland County and, with the county's 12 boroughs included, the third
highest per capita income overall.
The per capita income levels as published by the U.S. Bureau of the Census for
2000 is summarized as follows:
TOWNSHIP 2000 1990 % GROWTH
Upper Allen 15,338 13,347 14.9
Lower Allan 17,437 15,254 14.3
Silver Spring 10,592 8,369 26.6
Hampden 24,135 20,384 18.4
Monroe 5,530 5,468 1.1
Cumberland County 213,674 195,257 9.4
Pennsylvania 12,281,054 11,881,643 3.4
The above numbers illustrate the fact that the immediate area is at the upper end
of the income range. Hampden Township is also far above the other surrounding
municipalities in median income.
The township population grew by 15% in the 1980s. During that period, the
number of housing units in the township increased by 22%. That included an increase of
21% in single family residences and an increase of 32% in multi-family residences.
Overall, single family homes account for 75% of the housing in Hampden Township, and
it is considered one of the most prestigious communities in the metropolitan area.
Hampden Township is located at a transportation hub that is served by an
excellent system of roads and highways. In addition, major rail facilities are located in and
around the township as well. Two nearby airports provide domestic and international
passenger and air freight service.
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HAMPDEN TOWNSHIP Cont'd:
The township contains 87 miles of township-owned roads, with 25 miles of state-
owned roads. Major highway systems through the township include 1-81 in the northern
half and U.S. Route 11 in the southern half. Both highways extend east and west across
the township and provide easy access to other major roadways, including 1-76, also
known as the Pennsylvania Turnpike; 1-83; and U.S. Routes 15, 641, and 114.
In summary, it can be said that the road system adequately serves the
neighborhood. Major employment centers are convenient and the overall proximity to
amenities is a positive f(=!ature. Hampden Township has witnessed significant growth in
the past two decades: residentially, commercially, and industrially. Its close proximity to
major traffic arteries has assisted and encouraged this growth. The township has seen
significant demand for existing and new construction, which continues to this day. Future
prospects for the township are good.
NEIGHBORHOOD ANALYSIS/TRENDS:
The subject property is located in the heart of the central business section of the
Harrisburg-West Shore areas. It is located in the eastern end of Cumberland County,
three blocks west of the Borough of Camp Hill, which is approximately 3-4 miles west of
Harrisburg across the Susquehanna River. The subject property is located on Market
Street, which becomes the Carlisle Pike as it extends westward. This is a main east-west
thoroughfare through Camp Hill lined with professional offices, banks, and various
commercial establishments. Older structures along this road are being demolished to
provide building sites or renovated for commercial uses.
Surrounding the subject to the north and south of Market Street are residential
homes. This mixture of commercial uses fronting Market Street and residential uses to
the rear is common for this developed area. There is limited commercial ground available
in the immediate area Recent new commercial development has occurred within 1-2
miles west of the subject. With the recent completion of Route 581, also known as the
Capital Beltway, which connects with Interstates 81 and 83, this area has seen increased
growth and demand for retail uses.
The Camp Hill Shopping Center is located approximately one mile southeast of the
subject. The Hampden Commons Shopping Center is within one mile west. Within view
of the subject are a convenience store, restaurants, a dry cleaner, Diary Queen,
professional offices, a bank, retail sales/services, auto repair, fast food, a veterinary
office, etc. Highway accessibility in and to the area is one of the neighborhood's greatest
assets. The subject is conveniently located to all major roadways, with Routes 11, 641
and 15 all within one mile. These roadways provide access to Interstates 81, 83 and 76,
also known as, the Pennsylvania Turnpike.
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NEIGHBORHOOD ANALYSIS/TRENDS Cont'd:
Generally, improvements in the area of the subject property are well maintained
and in good condition. With a high traffic count and a number of commercial and
professional establishments, the subject's location is very compatible with any
commercial usage.
Utilities within the neighborhood include electricity, telephone, natural gas, public
water and public sewer.
Within the subject neighborhood, prices vary and depend upon the type of
property and its existing use. Commercial values range from $100,000+ for smaller
houses converted to offices or apartments, up to $3,000,000+ for larger, newer facilities.
Rentals range from $9.50 to $25.00 per square foot, depending upon the type of facility
and services provided. Vacancy in the neighborhood is a function of the quality of the
space. Office space ranges from below 5%, up to 35:t% vacancy, depending upon the
quality of space. Retail vacancy in the neighborhood ranges from 2% to 10%.
The neighborhood life stage is considered to be stable, with the area estimated to
be 95% to 99% developed and having limited vacant land available for new construction.
Planning, zoning, and restrictions for the area permit a mixed blend of uses which appear
compatible to the neighborhood. Property qualifies for all types of financing, with
mortgage money available through most lending institutions and the Cumberland County
Industrial Authority. The area is improving due to its proximity to the West Shore area and
the State Capital at Harrisburg.
The subject property enjoys both sight view and site identity at its present location
in the neighborhood. The immediate area has been improved with retail/office which are
compatible in design and construction.
The neighborhood has traditionally enjoyed marketability, which is anticipated to
continue.
The Principle of Conformity holds that the maximum of value is realized when a
reasonable degree of homogeneity, sociological as well as economic, is present. Thus,
conformity in use is usually a highly desirable adjunct of real property since it creates
and/or maintains maximum value.
The Principle of Balance holds that value is created and maintained in proportion
to the equilibrium attained in the amount and location of essential uses of real estate. The
degree of value of a property is governed by the balance or apportionment of the four
factors in production, which are labor, management, capital, and land or natural
resources.
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NEIGHBORHOOD ANALYSIS/TRENDS Cont'd:
e
The desirability of the location for the present use is determined by:
1. Proximity to amenities (shopping, churches, transportation, etc.)
2. The caliber of roads that serve the general and immediate area.
3. Police and fire protection.
4. Land use controls, zoning, and the general development trend.
In analyzing the general area, consideration has been given to the following:
1. Source of Employment: The general Harrisburg market area enjoys
a diversified economic base with stable employment.
2. Population Trends: The positive population trends within the general
Harrisburg area have been toward steady upward growth. These
trends generally follow employment trends.
3. Trend of Disposable Income: As indicated by the demographics of
the area, the disposable income has been increasing, a trend which
is expected to continue.
In analyzing the neighborhood for commercial use, the following rating analysis
was considered:
Road System:
Accessibility:
Site Identity:
Neighborhood Trends:
Proximity to Amenities & Support Facilities:
Balanced Land Use Pattern:
Growth Trend:
In regard to the subject property itself:
Conformity to Existing Land Pattern:
Architectural Styling & Exterior Finish:
Front, Side & Rear Yard Setback:
Land-to-Building Ratio:
Landscaping:
Parking Facilities:
Good
Average
Average
Positive
Average
Average
Positive
Average
Average
Average
2.83:1
Average
Average
In summation, it can be said that the neighborhood is homogeneous in
composition as to the type of uses. The road system adequately serves the
neighborhood. Major employment centers are convenient. The overall proximity to
amenities is a positive feature. The subject property conforms to the existing
neighborhood.
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MARKETING PERIOD:
While it is impossible to know exactly how long a marketing period might be, there
are some indicators which help to understand the basic dynamics of any market in
relation to equilibrium. These elements and their indicated direction (increasing,
decreasing, or stable) are listed below:
Market Strength indicator
Volume of Sales
Sales Price
Inventory of Properties for Sale
Days on Market (Properties for Sale)
Volume of Leases (Transactions)
Rents
lnventory of Vacant Space
Days on Market (Leased Space)
Availability of Capital
Investment Yield Expectations
Decreasing Stable Increasing
X
X
X
X
X
X
X
X
X
X
Generally, the support for these findings is based on evidence which ranges from
conversations with local market participants to field research and analysis. Due to the
scope of this appraisal assignment, only a general estimate of the date of equilibrium can
be made, since all of the data sources are historically focused.
In addition to the above information regarding market activity, there are various
judgments regarding property performance and investor expectations which are currently
in use in the present market. In your appraiser's opinion, the estimate of value reflects
current market and investment criteria. It is your appraiser's belief that no changes in the
real estate or capital markets would be required for the estimate of value to be realized.
"The reasonable marketing time is an opinion of the amount of time it might take to
sell a real or personal property interest at the concluded market value level during the
period immediately after the effective date of an appraisal.,,3 Estimated marketing time is
12 months. This is supported by survey data provided by Hospitality Directions - U. S.
Edition, published by PricewaterhouseCoopers LLP, which indicated the First Quarter,
2005, average marketing time (in months) for national economyllimited-service lodging
ranged from 3.00 to 12.00 months. The average was 7.90 months.
LEGAL DESCRIPTION:
See enclosed legal description in Addendum.
3 Advisory Opinion 7 (AO-7): Marketinq Time Opinions, Uniform Standards of Professional Appraisal Practice, 2005 Edition, Appraisal
Standards Board of the Appraisal Foundation, p. 139.
23
SITE:
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Orientation: Corner location at the southeast quadrant of Market and 38th Streets
and extending south to Chestnut Street.
F rontaQe: 240-feet on the south side of Market Street and 240-feet on the north
side of Chestnut Street.
Depth: 320-feet along 38th Street and 320-feet along the eastern boundary line.
Lot Dimensions: 240' x 320' (2 tracts combined)
Shape: Rectangular
Area: 76,800 square feet; or, 1.76 acres
Terrain: Level at street grade with gentle slope to rear
DrainaQe: Appears adequate
Access & Visibili!y'
Corner location extending one block to rear. Access from
Market Street, 38th Street, and Chestnut Street. Good visibility
and access for the building shell fronting Market Street. The
motel has a back lot position with access off of 38th Street and
Chestnut Street. Motel has limited visibility.
Environmental Hazards: None know to exist.
ZoninQ: Property is zoned C-L, Commercial Limited District, which permits the
existing use. A copy of the appropriate zoning ordinance outlining allowed
uses is included in the Addendum of this report.
Utilities: Public water, public sewer, electric, telephone, and TV cable.
Easements: Easements on the property include typical utility easements for
public water, sewer, electric, telephone, etc. None of the existing
easements appear to have an adverse effect on the property. No
other easements or encroachments were observed during inspection
or are known to exist. A title search has not been conducted and is
considered to be beyond the scope of this appraisal.
Floodinq: According to FEMA Community Flood Map # 420360 0010 B, dated
March 2, 1993, the property is located in Zone X, which is areas of 500-
year flood; areas of 100-year flood with average depths of less than 1
foot or with drainage areas less than 1 square mile; and areas protected
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SITE Cont'd:
by levees from 1 DO-year flood. According to this flood map data, flood
insurance would not be required.
Functional Adequacv: Lot is fairly level to gently slopping, rectangular in shape
and has adequate frontage on three streets. Functional
adequacy is good.
Site Improvements: Improved with a former restaurant shell and a 60 room
economy service motel. See the following Building
description which gives a detailed description of the
improvements
ParkinQ & Drives: Driveway access to fronting building shell from Market and 38th
Streets. Sixty four lined parking spaces surround this restaurant
of which two are handicapped designated. There is a central
parking court for the motel with 44 lined spaces with one
handicapped designated. The west wing of the motel facing 38th
Street has seven parking spaces off of 38th Street. The central
rear section of the motel has 13 rear parking spaces, which are
accessed from Chestnut Street. There is also a single bay
integral garage located in the rear southeast corner of the rear
motel building.
LiQhting: Exterior building mounted dusk to dawn lighting appears adequate.
LandscapinQ: Minimal landscaping. Small landscaped island to front of building
shell with lighted sign. Grass areas to sides of motel with mature
trees/shrubs.
BUlLDING(S):
A one story detached building shell on slab containing 5,843 square feet. Building
has had fire damage two times. The first fire occurred in 2000 and was minor according
to the manager. Building's most recent fire was on May 15, 2004. The interior has since
been gutted and is currently a building shell (see subject photographs in front of this
report). Building is of concrete block construction with minimal interior block partitions,
12'8" ceiling clearance, two partitioned former restrooms, brick fireplace and concrete
slab. Exterior is stucco and painted wood, frame mansard roof with shingles on three
sides, central section has a flat rubber roof, aluminum downspouts and gutters, and
frame soffits/facia. There is a newer shingle roof over the former kitchen area. According
to the manager, the building has had structural inspection{s) and is capable of being
renovated without any demolition. It will need a new roof. As of the date of death, there
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Building Sketch (P.e. 2)
0 I ..-
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29.50' 01 10 30.00'
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Comments:
AREA CALCULATIONS SUMMARY
CoM o-rlpIIon _ SIZe NIltToeat.
GIlAl. 1l88t&Urant 5843.25 5843 . 2S
pIp Dec:lt 4U.25 441.. 25
. .
Net BUILDING Area ( Rounded ) 5843
BUILDING AREA BREAKDOWN
- _oblb
llea1:.a.uz~t
5.00 x 42.00 2J.O.00
J.7.00 x 58.00 986.00
45.50 x 8:1..50 3708.25
5.00 ,. 18.50 92.50
0.50 x 43.00 2J..50
5.00 ,. 45.00 225.00
15.00 ,. 40.00 600.00
7 Items ( Rounded) 5843
FoI1ll SKT.B1~Sld - 'TOTAL for Win~ows' appraisal software by a la mode. inc. - 1.800-AlAMODE
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Building Sketch (pa,lj,)
3721 Markel Street
Cam Hili C
Lender Keefer Wood Allen & Rahal LLP
Slate PA
lJp Code 17011
46.00'
8 14.00' 122.0eV
6.00' oi 18 [5
Igj 2 Story Motel .0
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COIJlfTllIf'Ilw:
AREA CALCULATIONS SUMMARY
Coda o-.lplIDn -- -,.-
lJ1U\1 CeDtraJ. a.cti.on 3538.00
:&..t ~ 3369.00
_t~ 3733.00 l0640.00
PIP c~ WaJ.Jt 889.00
~ waJ.Jt 5425.00
C~ WaJ.Jt 440.60 6754.00
Net BUilDING Area ( Rounded) 10640
BUILDING AREA BREAKDOWN
-- s_
Centru section
29.00 x 1.22.00 3538.00
&... t 1l".i.nq
9.00 x 19.00 17:1..00
20.00 x :l.U.OO 2880.00
4.00 x 48.00 :1.92.00
9.00 x :1.40.00 :1.26.00
i1e.t W:i:l:>g
26.00 x 33.00 858 . 00
35.00 x 46.00 :1.6:1.0.00
23.00 x 55.00 1.265.00
811ems ( Rounded) 10640
Form SKT.B1dSkI- 'TOTAL for Windows' appraisal software by a la mode. inc. - 1-800-ALAMOOE
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BUILDING(S} Cont'd:
were no plans for renovations. NOTE: This appraisal is based on the assumption that the
building shell is structurally sound, except for the need of a new roof, as based on the
verbal information given by Jeff Beale, Manager.
To the rear of th= restaurant is a 60 unit, "U" shaped, economy service motel
known as the "Hampton Inn". There are three two story sections of which two have
exposed walkout finished ground level lower levels. The total square footage of finished
motel space is 20,475 square feet. There is 805 square feet of walkout basement space
under the south end of the west wing. The buildings are connected by covered walkways.
The west wing and central section was originally constructed in 1955. The two story, 24
room, east wing was built in 1979. The guest rooms consist of:
20 = Two Double Bed rooms
27 = Single Double Bed rooms
9 = Single King Bed rooms
2 = 2 room suites w/1 double bed & 2 double beds
-1 = 3 double bed room
60 = Total Rooms
The original section is concrete block construction with block partitions between
some of the units, frame/fire retardant walls between every couple of rooms (per
manager), brick exterior, built-up and/or rubber roofs (new rubber roofs installed in 2002),
metal standing seam mansard fascia, and aluminum thermopane fixed/swing
replacement windows added in 2004.
A breakfast bar area was added to the office/reception area in 2004. Office area
was also renovated and is located to the front end of the west wing. There is a covered
drive thru porte-cochere wood ramp entry to the central entry with the office/check in
counter and sitting area on the west side and dining area on the east half of this area.
Interior finish consists of drywall with tile ceiling, ceramic tile and wall-to-wall carpeting
and built-in oak base cabinets with Formica counter tops. The rear of the office is part of
a former guest room. Rear hall has storage closets and half bath with toilet and sink,
asbestos tile floor covering, painted plaster walls and tile ceilings. The private office has
carpet floor covering, drywall walls/ceiling, closet, and private bath with non-functioning
fiberglass shower stall (now utilized for storage), toilet, and wall hung sink. Two upper
guest rooms of the central section are utilized for storage, ice machine, and employee
lounge. These areas have vinyl floor covering.
The guest rooms are renovated every five years and the furniture, fixtures, and
equipment (FF&E) is replaced every 8 to 10 years, per the owner. Twenty rooms were
completely redone in 2004. A typical guest room has wall-to-wall carpeting, drywall
ceiling, metal doors, and bathroom with ceramic tile floor, wall hung ceramic sink, toilet,
and fiberglass tub/shower combination. Each room has an electric thru wall HVAC and
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BUILDING(S) Cont'd:
battery operated smoke detector. Note: Your appraiser did a walk-thru inspection of
Room #120 and #136. It is assumed for appraisal purposes that all the other rooms are in
similar condition. Rooms are in average to good condition.
The exposed walkout lower levels are also finished into guest rooms. A basement
area is located in the southwest section of the central building. Basement area has a
laundry, storage and shop areas. There is an integral one bay garage with overhead 8'xT
aluminum garage door .located in the east end lower level of the central section. On the
west wing fronting 38th Street are six guest rooms on the ground level. In the rear are
eight rooms on the lower level fronting Chestnut Street, garage and enclosed stairwell
serving the east wing. The basement laundry has one 50 pound clothes washer, one gas
dryer, folding area, storage area, workshop area and walkout entry to rear yard. Hot
water for the guest rooms is supplied by two oil 85 gallon hot water heaters.
The two story east wing was constructed in 1979 and contains 24 guest rooms (12
guest rooms on each level) with enclosed unheated stairwells on each end of the
building. Building is concrete block construction with concrete block room partitions and
brick exterior. First level rooms have ground level access. Walk-up metal stairs to front
hallway access for sec;md level. Hallway has electric baseboard heat, carpet floor
coverings, and emergency lighting.
General Condition & Functional Utility: The motel is in average to good condition.
The restaurant/bar is a shell, which will be rebuilt to suite a new tenant with insurance
proceeds. Both uses have average utility.
Compatibilitv With Surroundinq Properties: Compatibility means that a building is
in harmony with its use or uses and its environment. Harmony extends to form, style,
materials, and scale. The subject property is located in a neighborhood developed mostly
with commercial and office uses which front Market Street. Given similar construction and
uses in the neighborhood, the subject property blends well with the surrounding property
uses.
Non-Real Property: Furniture, fixtures, and equipment (FF&E) are typically
included in the sale of a motel and are assumed present. Estimated value includes FF&E.
Hazardous Materials: None observed during inspection or known to exist. While a
reasonable effort has been made by personal inspection and inquiry regarding the nature
of current and previous occupancy, your appraiser is not professionally qualified to detect
or verify the existence of hazardous substances. The client is cautioned that subsequent
verification of the existence of hazardous substances may have an effect on the value of
the property as estimated in this report. If there is a concern, the client is urged to retain
an expert in this field.
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BUILDING{S) Cont'd:
Americans With Disabilities Act (ADA): There do not appear to be any major
deficiencies. All guest rooms can be accessed from the ground level,
except for 12 rooms in the east wing, which are walk-up second level
rooms. There are no handicapped designated guest rooms. PLEASE
NOTE: The Americans With Disabilities Act became effective
January 26, 1992. Your appraiser is not expert in ADA requirements
and has not made a specific compliance survey and analysis of the
property to determine whether or not it is in conformity with the
various detailed requirements of the ADA. It is possible that a
compliance survey of the property, together with a detailed
analysis of the requirements of the ADA, could reveal that the
property is not in compliance with one or more of the requirements
of the Act. Any substantial changes which may be required, may
make it necessary to revise the value conclusion in this report.
Your appraiser reserves the right to review and update this
valuation if any ADA upgrades to the property are necessary. Since
the appraiser has no direct evidence relating to this issue, possible
noncompliance with the requirements of ADA in estimating the
value of the property has not been considered.
Codes and ReQul~tions: Your appraiser assumes that all aspects of site and
building renovation/construction did comply with all laws, ordinances or
regulations. of all authorities having jurisdiction, whether borough, county,
state or public utility.
I also assume compliance with all laws, ordinances, rules, codes and
regulations, including those of the Department of Environmental Resources,
Department of Public Welfare, Department of Labor and Industry, the
National Fire Protection Association, ASME, OSHA, SMACNA, ASHRAE,
NEC, BOCA, and all public bodies (federal, state or local).
DEPRECIATION:
Depreciation is loss in value due to any cause. It is the difference between the
value of structural improvements or a piece of equipment and its reproduction 01
replacement cost as of the date of valuation. Depreciation is divided into three categories:
Physical depreciation: This is loss in value due to physical deterioration,
such as normal wear and tear on the structure and component parts over
time, and deferred maintenance. Motel has been maintained and is in
average conditiofl. The typical life of a motel according to Marshall Swift is
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DEPRECIATION Cont'd:
40 years. The estimated effective age is 20-25 years. Physical depreciation
due to age-life. The detached shell has shell value only.
Functional Obsolescence: This is loss in value due to some flaw in the
structure, material, or design that diminishes its function, utility, and value
in relation to current standards. It may be either a deficiency or an over-
improvement. Use of replacement cost would preclude the need to deduct
for functional obsolescence. This is a economy motel. Functional
obsolescence due to the floor plan having some rooms with a set-up to
bathtubs in the basement rooms. Functional obsolescence in the
restaurant shell due to lack of finish.
Economic Obsolescence: This is loss in value due to an impairment of its
utility or salability due to negative influences outside the property. These
are, by nature, incurable on the part of the property owner. No economic
obsolescence observed.
LEASEIS}:
The motel is operated by the owner's son. Rent of $30,000 per year is paid by the
family member. Motels are not typically leased. The restaurant is currently not leased due
to fire. According to Jeff Beale, Manager, the existing lease was terminated due to the
existing tenant not having fire insurance; therefore, did not meet the terms of the lease.
Since the existing shell i& vacant, lacking plans to finish and not leaseable, the only value
contribution is the shell value.
ZONING:
Property is zoned C-L, Commercial General Limited, which permits the existing
use. The purpose of this district is to provide appropriate locations for office, limited
commercial and residential usage where a proliferation of unrestricted commercial usage
would be undesirable. The regulations are designed to encourage the formation and
continuation of a quiet, compatible and uncongested environment for business and
professional offices intermingled with existing residences and other commercial uses; to
discourage unrestricted commercial or industrial uses which might adversely affect the
specialized office, limited commercial and residential character of the district; to reduce
existing traffic congestio~l; and encourage planned development. Some of the permitted
uses include: child day care center, theaters, assembly halls or places of amusement,
churches, libraries, schools, offices, banks, personal services, retail drug stores, food
sales, retail, funeral homes, restaurants without drive-in or service outside the building,
bakery, hotels/motels, convenience stores without fuel dispensing services, etc. A copy of
the appropriate zoning ordinance outlining allowed uses is included in the addendum of
this report.
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TAXES & ASSESSMENTS:
(Tax Map # 10-21-0275-142)
Assessment: Land
Improvements
TOTAL
$ 204,120
1,295,880
$1,500,000
Taxes:
County
Municipal
School
$ 3,279.00
270.00
14,331.00
CURRENT TOTAL REAL ESTATE TAXES $17,880.00
Common Level Ratio for Cumberland County: 100%
Value Implied by Assessment: $1,500,000
The common level ratio is established by the State Tax Equalization Board each
year and is used as a measure of the relationship between the assessment and market
value. The market value implied by the assessment is derived by dividing the assessed
value for the subject property by the current Common Level Ratio. If the implied market
value is substantially (usually at least 15%) higher than the market value estimated in this
report, prudent management would seek an adjustment in the assessment. If the implied
market value is substantially lower than the market value estimated in this report, 0
review should be made of any additions and/or renovations which may have been made
since the last assessment, which may prompt a reassessment if the property were sold.
A note should be~made that, while the application of the Common Level Ratio to
the assessed value of the property creates a market value indication for tax purposes, it
may not be reflective of the actual market conditions which exist at the current time
period. Therefore, the indicated market value through application of the Common Level
Ratio to the assessed property value is provided as information only and is not one
confirmed or supported by your appraiser.
UTILITIES:
Public utilities available to the subject are:
Sewer Municipal
Water PA American Water Co.
Electric Pennsylvania Power & light Co.
Telephone Bell Atlantic of P A
Natural Gas - UGI Corporation
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HIGHEST AND BEST USE:
The highest and best use of a property is that use to which the land can be put
which will create the greatest utility for the land, be it in profit or in amenities, and that
which is permitted or would be permitted by the local municipal or township authorities,
and that which would n;:>t be unduly objectionable to the character of the surrounding
property and keeping within the scope of the general neighborhood development.
Elements affecting value which depend on events or a combination of occurrences
which, while within the realm of possibility are not fairly shown to be reasonably probable,
should be excluded from consideration. Also, if the intended use is dependent upon an
uncertain act of another person, the intention cannot be considered.
Highest and best use is considered as that use of the land which may reasonably
be expected to produce the highest and best return to the land, over a given period of
time. Highest and best use is that legal use which will yield to the land the highest
present value. It is sometimes referred to as "optimum use".
In estimating highest and best use, there are essentially three states of analysis:
A. Possible Use: Uses to which it is physically possible to put
the sit~ in question.
B. Permissible Use: Legal uses permitted by zoning and
deed restrictions on the site in question.
C. Feasible Use: Possible and permissible uses that will
produce the highest net return or highest present worth.
The highest and best use of the land (site) if vacant and available for use may be
different from the highest and best use of the improved property. This is normally true
when the improvement is not an appropriate use and yet makes a contribution to the total
property value in excess of the value of the site.
The following test must be passed in determining the highest and best use:
A. The use must be legal.
B. The use must be probable, not speculative.
C. There must be a profitable demand for such use and it
must return to the land the highest net return for the
longest period of time.
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HIGHEST AND BEST USE AS VACANT:
The highest and best use of land as though vacant assumes that the site is vacant
or can be made vacant by demolishing the existing improvements. The questions to be
answered in this analysis are: If the land is, or were, vacant, what use should be made of
it? What type of building or other improvement if any should be constructed on the land,
and when?
LeQallv Permissible: The site is zoned C-L, Commercial General Limited. The
purpose of this district is to provide appropriate locations for office, limited commercial
and residential usage where a proliferation of unrestricted commercial usage would be
undesirable. The regulations are designed to encourage the formation and continuation
of a quiet, compatible and uncongested environment for business and professional
offices intermingled with existing residences and other commercial uses; to discourage
unrestricted commercial or industrial uses which might adversely affect the specialized
office, limited commercial and residential character of the district; to reduce existing traffic
congestion; and encourage planned development. Some of the permitted uses include:
child day care center,. theaters, assembly halls or places of amusement, churches,
libraries, schools, offices, banks, personal services, retail drug stores, food sales, retail,
funeral homes, restaurants without drive-in or service outside the building, bakery,
hotels/motels, convenie~ce stores without fuel dispensing services, etc.
There are no deed restrictions. The only limitations are zoning.
Phvsicallv Possible: The shape, size, utility and terrain impose physical constraints
on the types of possible uses. The subject lot is rectangular in shape, level to gently
sloping, and contains 1.76 acres. Access to the site is good being a corner location
extending one block in depth. While no soil or engineering tests were available, the
surrounding improvements suggest that there are no physical constraints on
development.
There are certain height and lot limitations imposed by zoning. The following
apply:
Building Height Limitations: 40-feet maximum height. However, the height
limit may be increased 1-foot for each
additional foot that the width of each yard
exceeds the minimum required.
Maximum Lot Width: Frontage minimum - 100 feet at the street
line.
Minimum Lot Area: 20,000 square feet minimum.
Maximum lot Coverage: 75% of total lot area, less any additional area
required to be free of impervious material, as
part of the storm water management facilities.
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HIGHEST AND BEST USE AS VACANT Cont'd:
Yard Regulations: Front Yard = 35 feet
Side Yard = 10 fee each
Rear Yard = 30 feet
Buffer Yards: When commercial use abuts an existing
residential use, a minimum 20 foot buffer
yard.
Generally, the aspect of the subject site do not impose constraints on its
development, however, lot size may limit potential uses.
Financiallv Feasible: Uses that meet the above two criteria must also be capable
of providing sufficient revenue to meet operation expenses, the required rate of return on
investment, and the required rate of return on the site.
There are no apparent impediments to the development of the subject property
that would cause excessive development costs. Overall, construction costs, sustainable
rents, and occupancy levels for commercial uses in this area indicate that development
could be expected to be financially feasible.
Demand appears to be high for this location, given the current and ongoing
neighborhood development, i.e. conversion and demolition. Typical uses appear to be
retail, restaurant, bank, office, or personal services. These types of uses are typically
owner-operated and are typically not leased.
Maximallv Productive: Of the above feasible uses, which is the most profitable and
would represent the highest and best use for the site as vacant?
In many cases, it is difficult to pinpoint the optimum use for a property if
unimproved. Several uses would be physically possible and financially feasible, but
zoning focuses on commercial uses. Typically, several uses can be physically and
financially feasible. Recent activity has included bank branches, pharmacies, auto parts
stores, retail, offices conversions, etc.
The subject site is too small for theaters, assembly halls, churches, schools,
dinner house restaurants with larger seating areas, etc. which require larger lots. Due to
lot size, any small commercial use would be possible. Due to subject's good visibility and
desirable location a retail, restaurant, office, or neighborhood service would be most
feasible.
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HIGHEST AND BEST USE AS IMPROVED:
The highest and best use of the property as improved pertains to the use that
should be made of an improved property in light of its improvements. It is the use that
maximizes an investment property's value, consistent with the long-term rate of return
and associated risk.
The subject was constructed in 1955. It is currently utilized as an economy motel
with a detached shell. The motel has had additions and renovations and continues with
uninterrupted service since conception. The motel buildings have been maintained and
are in average condition. The fire damaged shell has been secured; appears protected
from the elements; and fronts one of this area's primary commuter roadways. The former
restaurant use fits well at this commercial location. The motel has limited visibility due to
its rear lot location. Typically this motel would not be reconstructed in this neighborhood
due to limited traffic count and rear lot location. An adequate amount of parking exists
and the site has good apcess. Visibility for the shell building is good. Under the present
zoning ordinance, the subject's improvements represent a legally use that is neither
speculative nor conjectural. The commercial shell, if renovated as a restaurant, would
conform to the physical and economic character of the neighborhood environment.
There is a limited supply of commercial land available for new construction. Active
new construction is occurring in the immediate area upon lots that required demolition of
existing structures. Most new construction is for owner occupied commercial users.
Although the current use as a restaurant/motel, owners for this type of use need a highly
visible/desirable location. Potential buyers would pay a higher than average land cost for
such a desirable location. Subject's motel is a "mom and pop" non-franchise operation,
smaller than the typical new franchise, but such owners have other objectives, i.e. to run
a successful business. Real estate ownership is a complementary long term investment
goal. .
The current items . contributing to the value of this property are the land value less
demolition costs; the value of the existing motel with the potential of a future restaurant;
and, the maximum contributory value of the shell is its shell value. The motel was
operating independently of the prior restaurant. At the time of death, the former
restaurant was vacant with no lease in effect. Based on the foregoing, therefore, it is my
opinion that the highest and best use of the subject property is the current use as an
economy motel with a building shell, which has expansion possibilities of a future
restaurant or other commercial use.
VALUATION PROCESS AND SCOPE OF WORK:
The scope of work is the work an appraiser performs to develop assignment
results. It addresses both the decision to develop an approach and the determination of
the appropriate technique and what constitutes appropriate and sufficient data and
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VALUATION PROCESS AND SCOPE OF WORK Cont'd:
analyses to support the conclusion, The appraisal report describes the appraisal process,
To the extent that some data is not in the report, it is retained in the appraiser's files.
The appraisal process included an interior and exterior inspection of the restaurant
and several rooms of the motel by Karen Darney; research and collection of data from
Smith Travel Research; survey of comparable room rates from local motels; research and
collection of data on comparable land and building sales and on comparable leases;
verification of all information with buyers, sellers, brokers, public records, and/or with
other knowledgeable sources; 'analysis of market conditions, locational factors, physicai
attributes and other pertinent factors; and development of the Cost Approach, Sales
Comparison Approach, and the Income Approach to value.
The purpose of this appraisal is to estimate the retrospective market value of the
Fee Simple title to the subject property. In general, the appraisal proceeds from an
analysis of the area, site, and improvements to the actual valuation. The basis for the
valuation process is the highest and best use of the property, which mayor may not
coincide with the property as improved. The highest and best use represents the most
profitable of the possible, permitted and feasible uses. The goal of the valuation process
is a well documented and supported value conclusion that reflects the appraiser's study
of all factors that influence the market value of the property being appraised. In order to
do this, the appraiser usually studies a property from three different view points which are
typically known as the three approaches to value. They are as follows:
1. The Cost Approach - whereby the current cost of reproducing or
replacing the improvements, less the loss in value from depreciation
(generally physical) due to normal wear and tear, equals a depreciated
cost of improvements. The Cost Approach looks at value in relation to
the cost to replace it with equal utility. A potential buyer for vacant land
in this location would not build a motel at this site nor in a rear lot
location. The Highest and Best Use would be for office or other
commercial uses. Based on age of the structures, lack of renovation
plans for the commercial use, the Cost Approach would not be
appropriate. The current commercial shell does have some depreciated
value to the property. According to Mr. Beale, the shell is structurally
sound enough for renovation/repair. There are no plans to demolish the
existing building. A shell value was based on the cost approach.
2. The Sales Comparison Approach - whereby the subject property is
compared to other recent sales of comparable properties to arrive at an
indication of value.
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VALUATION PROCESS AND SCOPE OF WORK Cont'd:
3. The Income Capitalization Approach - looks at the earning power of
the subject property, i.e. its income or anticipated future benefits, and
capitalizes this into an indication of value. The Income Approach values
property from the point of view of an investor.
Information for the application of the three approaches to value is obtained from
the market through research verification and analysis. It should be noted that, although
the approaches are interrelated, separate indications of property value are usually
derived from each apprc:>ach. The reconciliation of these three approaches involves an
attempt to explain the apparent differences and to determine which approach, or
combination of approaches, should be given the greatest weight. These approaches to
value will be considered in the following section of this report.
MARKET ANALYSIS AND SPECIAL CONSIDERATIONS:
In the valuation process, market factors which relate directly to the marketability of
the subject property were considered and included the following:
1. The current supply of new and used space of equal or superior quality
which is currently available in the Greater Harrisburg area.
2. Rent concessions which are currently available in competing space
presently for lease.
3. The availability of vacant sites which would permit construction of new
facilities.
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INCOME CAPITALIZATION APPROACH
A set of procedures through which an appraiser derives a value indication for an
income-producing property by converting its anticipated benefits (cash flows and
reversion) into property value. This conversion can be accomplished in two ways. One
year's income expectancy can be capitalized at a market-derived capitalization rate or a
capitalization rate that reflects a specified income pattern, return of investment, and
change in the value of the investment. Alternatively, the annual cash flows for the holding
period and the reversion can be discounted at a specified yield rate. (The Dictionary of
Real Estate Appraisal, Third Edition, 1993, Page 178.)
This type of income producing property is normally purchased for owner
occupancy or as an investment. As a result, the earning capacity of this property is an
important ingredient in estimating its value. Investors who purchase this type of property
trade their present dollars for an income flow of future dollars plus the return of their
investment at some future date.
The Income Approach consists of the following steps:
1. Estimate the potential gross income of the property.
2. Add additional income from other sources.
3. Subtract the typical market derived rent loss that occurs from
vacancies, credit losses and collection problems.
4. The resulting number is the effective gross income (E.G.I.)
5. From the E.G.!. subtract normal operating expenses, fixed expenses
and reserves for the replacement of short lived building components.
6. This results in a net operating income (N.O.I.)
7. Develop a direct capitalization rate. In this appraisal, the band of
investment-mortgage-equity technique will be used.
8. Divide the N.O.1. of the property being appraised by the appropriate
capitalization rate which gives an indication by the Income Approach.
These steps are presented on the following pages:
37
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NATIONAL LODGING MARKET
Even though the U.S. economy, as measured by real gross domestic product
(GDP), appeared to have lost some momentum in the first quarter of 2005, the U.S.
lodging industry continued to achieve impressive gains in revenue per available room
(RevPAR) during that time, increasing 7.3%. With the U.S. economy expected to regain
it's above-trend growth during the second half of 2005 and through 2006, the U.S.
lodging industry is forecast to perform quite well over the next several months. In fact, the
industry is expected to achieve occupancy of 63.4% in 2005, the highest level since
1997, according to PricewaterhouseCoopers' (PwC) Hospitality and Leisure Group.
While the projected increase in occupancy for 2005 is a result of rising levels of
both tourism and business travel, it is also due to limited additions to supply. "The
supply/demand balance is very favorable for the entire industry right now," notes a
participant. Fortunately for hotel owners, a lack of available sites, high construction costs,
and lofty land values are expected to keep lodging construction to a minimum over the
near term. As a result, all lodging segments are expected to experience strong increases
in room rate growth in 2005. Overall, the industry's ADR (average daily rate) is forecast to
accelerate 4.3% in 200'5. When combined with increases in occupancy, the industry's
RevPAR is forecast to increase by 7.8% in 2005. Inflation-adjusted RevPAR is forecast to
increase by 5.4% in 2005, reaching the highest level since 2000.
Looking beyond 2005, RevPAR growth for the U.S. lodging industry is forecast to
slow slightly in 2006 and 2007, as the overall pace of the economy returns to trend levels.
PwC's Hospitality & Leisure Group forecasts a 6.0% RevPAR increase in 2006 and 4.8%
increase in 2007. However, RevPAR growth during those two years will be achieved
more and more from gains in ADR (average daily rate) growth. Specifically, 70% of
RevPAR growth in 2006 and 86% of RevPAR growth in 2007 will come from ADR
contributions. "Pricing power has finally returned to hotel owners," exclaims a participant.
Rebounding fundamentals and an abundance of investment capital continue to
fuel demand for lodging assets. In fact, the total value of U.S. hotel properties that sold in
2004 was nearly twice that of 2003. With investment demand so strong, many investors
expect this number to rise for 2005.
Overall occupancy for the lodging industry for the first half of 2005 was 62.2%, a
2.8% increase from the same period in 2004 (60.5%), according to Smith Travel
Research (STR). (See chart below) While occupancy levels increased in all chain scale
segments over this time period, the midscale-without-food-and beverage (F&B) segment
experienced the highest gain, moving up 3.9%, while the economy and luxury segment~
incurred gains of 3.2% and 3.1 %, respectively.
The overall ADR for the lodging industry for the first half of 2005 was $90.45, a
4.8% increase from the same period in 2004 ($86.32), according to STR. (See chart
below) Lower priced hotels are not seeing the same push in daily rates as high-end
38
.
.
NATIONAL LODGING MARKET Cont'd:
hotels. The Mid-Atlantic region incurred the greatest rise in ADR during the first half of
2005 compared to the same time in 2004. According to STR, this region posted an ADR
increase of 7.0% over that time period."4
US Hotels Enjoying Upswing
January - June, 2004 & 2005
Occupancy ADR RevPAR
.2004 18 2005
Sourcp.: Smith lravel RBSp.arch
In summary, the industry analysts are decidedly optimistic 2005 will be a new
"banner year" for the US travel and tourism industry, surpassing the record levels of 2000
- generally considered the benchmark year for the travel and tourism industry. People
are traveling domestically and internationally despite record high energy costs and
ongoing concerns about possible terrorist activities, at least for the near future.
Nevertheless, the travel industry's rebound and resurgence has been constrained
somewhat by the steep increases in the price of gasoline. PricewaterhouseCooper's
estimated US lodging demand would have grown by an additional 1.3% in 2004 if
gasoline prices had not r~sen,
NATIONAL ECONOMY/LIMITED-SERVICE LODGING SEGMENT:
Within the limited-service segment, the midscale-without-F&B sector continues to
outperform the economy sector in many respects. Economy/limited-service is defined as
lodging with 'rooms only' operation with no food or beverage except possibly continental
breakfast; lower tier pricing. Specifically, the midscale-without-F&B sector, which includes
hotels such as Hampton Inn, La Wuinta Inns, and Wingate Inn, experienced a 230 basis-
point increase in occupancy in 2004, while the economy segment, which includes hotels
such as Super 8, Motel 6, and Travelodge, reported an 140 basis-point increase,
according to the June 2005 issue of Hospitality Directions - U.S. Edition, published by
PricewaterhouseCoopen, LLP.
4 PricewaterhouseCoopers, Third Quarter 2005, p. 35-36.
39
.
.
NATIONAL ECONOMY I LIMITED-SERVICE LODGING SEGMENT Cont'd:
A gap in performance also occurred with respect to ADR growth in 2004.
Specifically, the midscale-without-F&B sector experience a 3.4% increase in ADR in
2004, which the economy segment reported a 1.9% increase. Even though the midscale-
without-F&B sector continued to outperform the economy sector during the first half of
2005, modest supply additions are forecast for the economy sector through 2007. As a
result, its occupancy is. forecast to reach 57.9% in 2007, the highest level for the
economy sector since 2000. As a result of such exceptional outlook, economyllimited
service hotels have been targets for investor' dollars."5
LODGING FORECASTS
SEGMENT 2005 2006
Midscale without F&B
Occupancy 66.8% 68.5%
ADR $74.49 $78.10
RevPAR Growth +12.2% +7.6%
Economv
Occupancy 57.0% 57.4%
ADR $48.96 $50.23
RevP AR Growth +5.6% +3.3%
Source: Hospitality Directions - U.S. Edition, Published by
PricewaterhouseCoooers, LLP, in June 2005
PENNSYLVANIA TOURISM TRENDS:
The Pennsylvani~ Tourism Trends, Pennsylvania Tourism Office, First Half of
2005, published that the Pennsylvania hotel industry had its strongest first half period
ever. Hotel occupancy, rooms sold, ADR, and RevPAR were all at record highs and
showed strong increases form the first six months of 2004. Pennsylvania's hotels
outpaced the average rate of increase nationwide in hotel occupancy and rooms sold
(see chart below) for the period, but fell below the US average increase in ADR and
RevP AR.
5 PricewaterhouseCoopers, Third Quarter 2005, pg. 38.
40
.
.
PENNSYLVANIA TOURISM TRENDS Cont'd:
PA Hotels Performance Strong
January - June. 2004 i'!,?()CJh
$87.67
Occupancy ADR RevPAR
DI 2004 EI 2005
~OiJrcr-;: Smith 'I mVHl H~~sr~(Hd'r
Although lagging the US in actual levels for much of the first half of 2005,
Pennsylvania should outperform the US during the summer months. There has been an
increase in room demand which allowed hoteliers to raise their room rates after several
years of step discounting. Pennsylvania's average room rate for the January-June 2005
period was up 3.8% from 2004, a full percentage point below the U.S. average. However,
as with occupancy, Pennsylvania's June numbers outpaced the US average with ADR at
$93.53 - well above the US average of $90.33, and rising at a pace of 4.7% from June
2004.
The record-high price of gasoline appears to have had a minimal impact on the
travel plans of US individuals, households or business travelers. As primarily a "drive-to"
destination, Pennsylvania experienced a strong upsurge in auto travel during the first half
of 2005, based on the increase in the number of visitors stopping for assistance at
Pennsylvania's PennDOT Welcome Centers. Nearly 1.7 million people visited a state
Welcome Center for directions, information, hotel booking, or other assistance - a 7%
increase from the fist six months of 2004. Welcome Center staff placed 4,325 hotel room
reservations. AM repcrted a record 37.2 million Americans traveled during 2005
Memorial Day weekend, with 80% traveling by motor vehicle - effectively ignoring the
highest holiday gas prices ever.
Pennsylvania's airports together posted a 6% increase in domestic enplanements
from January-May (the latest 2005 data available) of 2004, primarily due to Philadelphia
International Airport's 24% increase in domestic air travel. Enplanements at Harrisburg
were up 0.7%.
41
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PENNSYLVANIA TOURISM TRENDS Cont'd:
The travel industry job growth is strong. Pennsylvania's leisure and hospitality
provided nearly 520,000 jobs (non-seasonally adjusted) in June 2005 - a 2.6% increase
from June 2004 that was more than double the 1.0% increase in the state's total non-
farm job count. Gregory Krohn, a professor of economics at Bucknell University, recently
noted in an article in The Patriot News, "The increase in tourism employment is some
good news about the healthy of the economy, especially in light of the high gasoline
prices." The percentage gain was largest for the state's amusement, recreation &
gambling sector (up 3.2%), followed by food & beverage (up 2.8%). The lodging segment
is slowly adding jobs (up 0.6%), but the segment's job count was 95% of the number in
June 2000.
In summary, it is anticipated that the tourism trends are good... "the state has
increased efforts to attract tourism, [and as a result] employment in Pennsylvania's
tourism industry had the highest growth rate in five years." FDIC, PA State Profile - Summer 2005.
HARRISBURG AREA TRENDS AND COMPETITION ANALYSIS:
The Harrisburg hotel/motel market was developed to serve the demand created by
the state and federal governments, the general business community, and the
transportation industry. Pre-1986 tax incentives, readily available debt and equity in the
mid-1980's, and general economic growth all fueled the fire to build hotels everywhere,
including Harrisburg. As a result, the Harrisburg area was near its limit in 1994. Since
then, however, the improved economy has fueled new budget and limited-service motel
construction. New construction has occurred along Interstate 81 in Carlisle, at Manada
Hill and Linglestown Road on the East shore, and in Mechanicsburg near the Turnpike.
The new additions have had an impact on the vacancy rates and room rates in the area.
The subject's competitive market is comprised of a mix of old and new facilities
which provide a wide range of services from the large and luxurious to no services at all.
This mix provides a supply for every potential market segment. No segment is large
enough to fill any particular hotel/motel. Thus, strong competition exists.
An independent survey of hotels/motels in the Hershey/GettysburglYork area was
completed by Smith Travel Research for March, 2005. Information shows the operating
performance as compared to 2004 data. The survey participation consisted of 201
properties and 16,995 rooms. Type of facility surveyed is not disclosed. The operating
performance - March Year to Date - is as follows:
OPERATING PERFORMANCE - MARCH YEAR TO DATE
Occupancy Percent Average Room Rate
2005 2004 %ChQ 2005 2004 % Chg
47.5 46.1 3.0 $73.47 $70.42 4.3
PA = 51.6 PA = 50.0 PA = 3.2 PA = $83.59 PA = $81.48 PA = 2.6
42
.
.
HARRISBURG AREA TRENDS AND COMPETITION ANALYSIS Cont'd:
According to subject's motel manager, the subject's current occupancy rate is
45%. This is below the above local percentages. Subject's room rate is currently at
$52.00 for single occupancy and $62-$74 for double occupancy, which is under the
above charted rates. This lower average room rate would probably be due to inferior
location and age/type facility.
The Hershey/GettysburglYork area is operating performance is less than the state
average. Historically the occupancy rates have decreased since 1997. In 1997 the
occupancy rate for Harrisburg was 64.6% and the average room rate was $66.72. New
construction has occurred since this time and competition has increased. Older
establishments in need of renovation has seen higher vacancy rates since travelers tend
to prefer newer and/or well maintained facilities.
A survey limited-service mid-scale and economy type motels was done and
compared with the subject. Tables which detail the rack rates and amenities of each
hotel/motel in the competitive market is shown on the following page. This survey of
comparable rack rates was conducted in order to estimate the market rents of the
subject. The motels listed are of similar size and similar services. The competitive single
rack ranged from a low of $29.95 to a high of $130. Of this survey, only two are non-
franchise operations. Travel Inn and Best Relax Inn rates are in the lower range of
$29.95 to $50.00 for single occupancy. The Best Relax Inn is most comparable in size
but has a superior amenity, i.e. swimming pool. Roadway Inn rack rates are $59.95 to
$64.95. This comparable has superior visibility off of Interstate 83 and is located a short
distance off of Interstate 76, aka Pennsylvania Turnpike. Other competitive motels would
include: Comfort Inn, Hoiiday Inn, Plantation Inn, Wingate Inn, and Holiday Inn West. All
of these are superior having a swimming pool.
43
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HARRISBURG AREA TRENDS AND COMPETITION ANALYSIS Conttd:
Subject's current asking rack rates range from $52.00 to $62.00; and, up to $74.00
for the apartment and suites. Based on actual income and occupancy rates, the subject
has a average daily room rate of $37.50 (rounded). Nationwide, only about 20%-25% of
the guests actually pay the rack rate. Government employees, corporate travelers, and
other groups receive significant rate discounts. The Harrisburg discount rates average
10% of the advertised rack rate. The subject's average discount rate is within the range
of the competition surveyed.
The subject's average occupancy rate is currently at 45% per the manager. The
average Harrisburg market occupancy rate for March 2005 was 47.5%, as published by
Smith Travel Research. Subject's occupancy would be lower due to location. Subject's
occupancy should remain stable due to age of the facility, lack of visibility and strong
competition from new construction located within 15-20 minutes from Camp Hill. It is my
opinion, based on actual average obtainable rack rate, that subject's published rack rate
is at the upper limits.
COMMENTS ON HISTORY OF INCOME AND EXPENSES:
The owner provided a history of income and expenses for the past 3.5 years. (See
History of Income and Expenses in the addendum). Room sales are broken down by
taxable sales and tax exempt sales. Also included in the total is income earned by a
secondary bus trip business. Since bus trips are not part of the motel income, the income
and related expenses will not be included in the reconstructed income and expense
statement for the motel.
Operating expenses included "officer salaries" which is the manager's fee and
office salaries which is payment to a relative. Rent is paid for the facility to the parent
(owner) of the property: Motels are not typically leased and rent is not a projected
expense. The employee benefits is for family health insurance. Dues and subscriptions
are expenses for AAA membership, etc.
PROJECTED INCOME AND EXPENSES:
Lodging facilities are unique forms of real estate; in addition to land and
improvements, they are labor-intensive, retail businesses that are extremely dependent
on the management skills of a hotel operator. Unlike other forms of real estate such as
office buildings, which are typically encumbered by long-term leases, lodging facilities
require the leasing of guestrooms on what is often a daily basis. The ability to manage
the short-term leasing of guestrooms also requires the expertise of an operator to
maximize the average room rates. This task is further complicated by the different
characteristics of the market segments to which typically lodging facilities cater. With no
45
e
e
PROJECTED INCOME AND EXPENSES Cont'd:
long-term leases to protect ownership, and with tenancy turning over on a daily basis,
hotels are often the first form of real estate to show the effects of local market trends on
their income statements. This means that of all the different real estate types hotel values
can fluctuate most rapidly.
The income capitalization approach produces the most supportable value estimate
and is generally given the greatest weight in the hotel valuation process. Further, the
income capitalization approach is even more appropriate when a hotel's real estate
component must be considered independent of its non-realty elements. A stabilized
statement of income an expenses allows for market-supported deductions for income
attributed to personal property as well as income attributed to the going concern.
A stabilized income and expense statement is intended to reflect the anticipated
operating results of a property over its remaining economic life, considering any or all
applicable states of build-up, plateau, and decline in the life cycle of a hotel. A typical
hostelry will experience a slowly rising level of occupancy in the first two to four years of
operation, a stabilized level of income sometime between the second and fifth year of
operation, a higher than stabilized income for several years, and a gradual decline in
income for the remainder of its economic life as a result of physical depreciation or
functional and external obsolescence. Thus income and expense estimates from the
stabilized year forward exclude from consideration any abnormal relationship between
supply and demand, and also exclude any transitory or nonrecurring conditions that may
result in unusual revenues or expenses.
A stabilized statement of income and expense should be based on the assumption
that the property is competently marketed and managed. Because the quality of
management plays an integral role in the profit potential of a lodging facility, an appraiser
must equalize the effects of varying managerial expertise. An appraiser can use an
existing hotel's historical statement of income and expense for either the year prior to or
subsequent to the date of value, as long as the historic net income can be considered to
represent a competently operated, stabilized operating level.
A one-year forecast and capitalization process is used to estimate an income
capitalization value rather than a multiyear Discounted Cash Flow (DCF) analysis.
Theoretically, if a property has already achieved a stabilized position at the beginning of a
forecast, the direct capitalization and DCF methods will result in equal values. Since the
subject property is at a stabilized position, the direct capitalization method was utilized.
Your appraiser projected the typical or "stabilized" annual cash expenses forecast
to be payable by the owner of the property. The operating expenses are the annual
expenses or annual cash outflows borne by the owner-investor of the income-producing
property as the necessary cost of generating the gross income(s) it is forecast to be
46
e
e
PROJECTED INCOME AND EXPENSES Cont'd:
capable of producing. They represent what the owner of the type of property being
appraised pays for according to custom, the lease or market standards.
Operating statements were provided to your appraiser. The operating statement
included bus trips and other expenses which are not part of the motel operation. Actual
ratios to individuals department revenues were not clearly stated in the current
accounting methods do not follow the motel industry standards. In order to construct a
projected income and expense statement, the financial statements were projected in
accordance with the Uniform System of Accounts for Hotels as published by The Host
Study, Hotel Operating Statistics/ Report for the Year 2004, Smith Travel Research.
Actual expenses were compared to the industry standards provided in 2004 (most recent
published information. A combination of actual expenses and industry standards were
utilized in reconstructing the income and expense statement due to the fact that the
subject's expense statement includes expenses not typically exclusively related to the
motel operation and management is vital to the success.
Expenses were estimated based on total revenue. The expense ratios to Total
Revenues were taken from Smith Travel Research, whose data present a statistical
review incorporating operating and financial data on hotels and motels. The data
represent voluntary contributions by accommodations establishments located in the
United States. The subject is a facility which provides minimal amenities and no
recreational facilities. Ratios were provided according to Geographic Region, price
category, and size.
The ratios applicable to the subject are as follows:
47
I i
[ I i Rooms
I
I Occupancy (of sample) I 73.9% 67.70% 66.10% 66.90%
i I
I Averaae Size of Property (rooms) i 137 112 114 i 62
Averaae Daily Rate (of samole) I $104.30 $53.35 I $40.49 I $66.36
I
i
I
REVENUE
Rooms 9540% 97.70% 97.90% 97.1 0%
Food I 0 0 0 , 0
Beverage I 0 0 0 0
Other Food & Beveraoe 0 0 0 0
Telecommunications 0.90 0.7 0.7 0.60
Other Ooerated Departments 1.50 0.6 0.9 1.00
Rentals & Other Income 2.20 0.9 0.5 1.40
Cancellation Fee 0 I 0 0 0
T ota' Revenue 100.00% 100.00% 100.00% 100.00%
DEPARTMENTAL EXPENSES
Rooms 24.10% 19.50% 15.40% 24.10%
Food & Beverage 0 0 0 0
Telecommunications 110.10 211.5 255.7 209.00
Other Ooerated Departments & Rentals 1.90 0.5 0.3 1.00
Total Departmental EXDenses 25.80% 21.00% 17.20% 25.50%
Total Departmental Profit 74.20% 79.00% 82.80% 74.50%
UNDISTRIBUTED OPERATING EXPENSES
Administrative & General 9.30% 12.20% 16.00% 12.10%
Marketina 5.60 3.5 1.4 4.40
Utilitv Costs 440 6 6.8 5.50
Property Operations & Maintenance 540 6 6.6 6.60
Total Undistributed Operatina Expenses 24.10% 27.60% 30.70% 28.60%
GROSS OPERATING PROFIT 49.50% 51.4% 52.10% 45.90%
Franchise Fees (RovallY) 2.2 1.3 0.6 4
Management Fees 2.90% 2.20% 1.00% 3.90%
INCOME BEFORE FIXED CHARGES 44.40% 47.80% I 50.50% 38.00%
SELECTED FIXED CHARGES
Prooertv Taxes 5.90% 6.00% 6.60% 4.40%
Insurance . 0.80 1.6 2 1.60
Reserve for Capital Reolacement 1.80 2.7 3.9 2.00
AMOUNT AVAILABLE FOR DEBT SERVICE & 35.90% 37.50% 38.00% 30.00%
OTHER FIXED CHARGES.
PAYROLL & RELATED EXPENSES..
Rooms 14.60% 14.40% 12.50% 17.10%
Food & Beveraae 0 0 0 0
Telecommunications 40.20 1.8 1.1 833.40
Other ODe rated Departments 1.20 1 1.8 3.60
-
Administrative & General 5.40 7.9 12.1 7.90
Marketinq 2.00 2.7 1.90 2.10
Property Operations & Maintenance 2.20 2.9 3.5 3.00
TOTAL PAYROLL & RELATED EXPENSES 22.90% 25.60% 28.00% 28.00%
I Ratios to Sales
GEOGRAPHIC
REGION
Middle Atlantic
RICE CATEGORY
SIZE
Economy
Budget
Under 75
. Other Fixed Charges include Depreciation and Amortization, Interest, Rent, and Equipment Leases
** Included in above expenses; only shown here for additional detail
Expense ratios to sales for departmental expenses are based on their respective departmental revenues. All other expenses are
based on total revenue. Totals may not add due to rounding.
48
e
e
COMMENTS ON INCOME and EXPENSES:
The subject is most similar to the "Budget" classification based on actual average
daily rate. A combination of the Budget and Under 75 Rooms ratios to sales were utilized
in the reconstruction of the income and expense statement. Subject's actual expenses for
utilities, insurance, taxes, etc. were considered reasonable and utilized.
Based on the past three years total room income, the average daily rate equates
to $37.50. This is 8% less than the national average of $40.49 ADR. The subject's lesser
ADR would be attributed to age and location. Subject's actual ADR was utilized in this
report. It is my opinion that subject's advertised rack rate is high compared to the actual
ADR received. For non-franchise motel, the advertised rate could be lower to attract a
greater market share. The resulting reduced rate may increase occupancy. The success
of the business is directly related to quality of management. Your appraiser took a more
conservative approach and utilized actual income and occupancy rates. Anticipated
income, based on a 45% occupancy is $369,563. Income attributed to
telecommunications varied widely in subject's historic expense statement, ranging from
0.2 to 1.0 with the 2004 ratio at 0.4%. The average ratio ranges from 0.6% to 0.7%. A
rate of 0.6% was utilized. A rate of 0.5% was utilized for revenue generated from rentals
and other income.
Expenses are classified as Departmental Expenses, Undistributed Operating
Expenses, Management Fees, and Fixed charges. Each category is discussed as
follows:
Department Expenses: These are expenses attributed to the rooms include
housekeeping salaries; FICA and Unemployment taxes, etc.; Pennsylvania 2% room tax;
credit card charges, etc.. Based on subject's historic expense statements, housekeeping
salaries average 11 % oJ the gross receipts. This was utilized adding to it the average
credit card charges of 1.5%, outside service charges, and employment taxes. Subject's
average telephone expense equates to 1.9%. The national average is 1.5%. The
subject's telephone is close to the average and utilized in this report. Other departments
and rentals would include outside services. The published average ratio for the Budget
category was utilized due to being most similar in ADR.
Undistributed Operating Expenses: These expenses include: Administrative
and General; Marketing; Utilities; and property operations & Maintenance. The subject is
managed by family members. Some of the expenses shown are not typically found in an
hostelry expense statement. The national survey shows this expense averages 16%. The
survey average was utilized. Currently marketing expense is 1.2% which is lower than the
survey average of 1.4%. The higher (1.4%) rate was utilized. Utilities are high for the
subject due to age of building, laundry, and type of utility (electric) usage. The actual
utility expenses were. utilized, which averages 14.4%. Properties operations and
maintenance of 6.6% was utilized.
49
e
e
COMMENTS ON INCOME and EXPENSES Cont'd:
The process of isolating the value of a hotel's business is based on the premise
that by employing a professional management agent to handle the day-to-day operation
of the property, an owner maintains only a passive interest, while the income attribute to
the business has been taken by the managing agent in the form of a management fee.
Therefore, deduction of management fee from the stabilized net income removes a
portion of the business component from the stabilized income stream.
Today's hotel management contracts are routinely structured with fees payable in
two parts. The first part is the base management fee. This portion of the fee is usually
based on a percentage of gross revenue and as such may be considered payment to the
management company; for the portion of its services that includes building the hotel's
gross revenues. The second part of a typical management fee is called the incentive
management fee, and is usually based on a percentage of some level of net income
(e.g., income before fixed charge, income from operations, or even net income after a
specified level of debt service). As such, this portion of the fee may be deemed payment
to the management corrpany for the portion of its services that includes monitoring the
hotel's expenses and implementing the require control systems. The total management
fee based on market research is stated in The Host Study.
Both a return on and of a hotel's personal property must be considered to deduct
net income attributable to the furniture, fixtures and equipment (FF&E). The return of
personal property is based on the fact that furniture and equipment are essential to the
operation of a lodging facility and their quality often influences the class of a property.
Included in this category are all non-real estate items that are typically capitalized rather
than expenses. The FF&E are exposed to heavy use and must be replaced at regular
intervals. The useful lives of these items are determined by their quality, durability, and
the amount of guest traffic and use. Periodic replacement of FF&E is essential to
maintain the quality, image, and income potential of a lodging facility. Because
capitalized expenditures are not included in the operating statement but nevertheless
affect an owner's cash flow, these expenses are reflected in the form of an appropriate
reserve for replacement.
Most hotel management agents account for the frequent replacement of FF&E by
establishing a reserve for replacement fund, typically funded from a hotel's cash flow. In
theory, a sufficient amount of money is available in the fund to replace FF&E at the end
of its useful life. Industry experience indicates that a reserve for replacement of 3% to 5%
of the total revenue generally is sufficient to provide for the timely replacement of FF &E.
The Host Study, indicates a range from 3.9% for budget facilities to 2% for under 75
rooms facilities. A rate of3.9% was utilized.
50
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e
2005 PROJECTED OPERATING STATEMENT
Number of Rooms Available: 60 rooms x 365 days = 21,900
Percentage of Occupancy: 45%
Number of Rooms Rented: 9,855
Average Room Rate: $37.50
Revenue
Rooms
Telecommunications
Other Departments
Rentals/Other Income
Cancellation Fee
Total Revenue
$ 369,563
2,242
1,868
o
o
$ 373,673
Department Expenses
Rooms
Telecommunications
Other Departments/Rentals
Total Department Expenses:
$ 59,414
7,200
1,114
$ 67,728
Undistributed Operating Expenses (UDOE)
Administrative & General $ 59,788
Marketing 5,231
Utility Costs 53,600
Property Operations & Maintenance 24,662
Total UDOE $143,281
Management Fees
$ 14,573
Fixed Charges:
Property Taxes
Insurance
Reserve for Capital Replacement
Total Fixed Charges
$17,880
9,338
14,573
$41,791
$106,300
NET INCOME:
%
98.9%
0.6%
0.5%
100.0%
15.9%
1.9%
0.3%
16.0%
1.4%
14.4%
6.6%
3.9%
4.8%
2.5%
3.9%
51
e
e
CAPITALIZATION RATE:
The income capitalization approach is based on the principal that the value of a
property is indicated by the net return to the property, or what is also known as the
present worth of future benefits. The future benefit of income-producing properties is
earned income before debt service and depreciation. Commercial properties are
appraised by use of a mortgage equity analysis, which reflects what investors typically
purchase real estate with a relatively small amount of equity cash (20%-30%) and a
larger amount of mortgage financing (70%-80%). This technique gives weight to the
amount and terms of av~ilable mortgage financing and what rates of return are required
to attract sufficient equity capital.
The overall capitalization rate is calculated by the band-of-investment method,
which builds the rate based on returns required by the various investor interests. The
band-of-investment method weighs the required returns of the lender and equity investor
based on the loan-to-value ratio. When the mortgage constant and equity dividend rates
are known, the overall capitalization rate can be calculated. The following is a summary
of the band-ot-investment formula:
1st MORTGAGE % of TOTAL X MORTGAGE CONSTANT = WEIGHTED RATE
EQUITY FUNDS % of TOTAL X EQUITY DIVIDEND = WEIGHTED RATE
TOTAL
100%
= OVERALL RATE
MORTGAGE AND EQUITY COMPONENTS:
A survey of local lenders was done to establish the commercial lending policies in
the area. The fixed rate loans are being written at a 60% to 75% loan to value ratio:
amortized over 15 to 20 years; have a 5 year balloon; and with interest rates ranging from
6.25% to 7.0% depending upon the strength of the borrower. According to mortgage loan
officers, there is strong competition tor loans and commercial loans are being negotiated.
A rate of 6.5% amortized over 20 years was considered appropriate for subject's age and
use. The mortgage constant for these terms is .089469.
The remaining capital required for a commercial investment generally comes from
the equity investor. The, rate of return that an equity investor expects based is known as
equity dividend, or cash-on-cash return. Due to the increased perception of risk
associated with commercial real estate, equity dividend rates are presently higher than
rates for other forms of non-real estate investments. Appraisal Institute published money
rates as of March, 2005, indicate that key investment average rates were as follows:
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MORTGAGE AND EQUITY COMPONENTS Cont'd:
~
Prime Rate (monthly average)
6 Month Treasury Bills
3 Month Certificates of Deposit
Fannie Mae 30 year mortgage rate
U.S. 10-Year Bond
U.S. 20+ Year Bond
Corporate Bonds - (Aaa)
5.58%
3.00%
2.97%
5.81%
4.50%
4.89%
4.31%
The "Investor Survey" a national survey published by RealtyRates.com, 3rd
Quarter 2005, presents the 2nd Quarter, 2005, results of polling 312 appraisal and
brokerage firms, developers, investors, and lenders nationwide. The equity dividend rates
for limited service motels range from 8.8% to 19.8% with the an average of 13.75%.
Based on the above range, location, and adjusting for the risk and liquidity involved in
real estate, an equity rate of 12.5% was considered reasonable for investment for this
subject property.
CAPITALIZATION RATE CALCULATION:
The capitalization rate is computed as the weighted average of the returns
required by the mortgage and equity funds. This capitalization is used for valuing
stabilized net income. The overall capitalization rate is computed as follows:
75% MortQaQe, 20 Year Term. 6.5% Interest Rate
Mortgage
Equity
Weighted. Average
Portion
.75 X
.25 X
1.00
Rate
.089469 =
.125000 =
=
WeiQhted Rate
.067102
.031250
.098352
Based on Investor Survey, the resulting built-up overall capitalization rates (OARs)
via debt coverage ratio and band of investment techniques, together with OARs from
consummated transactions as reported by survey respondents based on actual net
operating income (NOr) exclusive of reserves and actual sales price exclusive of deferred
maintenance, the OAR ,rate is 12.31% and the surveyed rate is 10.81%. Also, key
indicators published by Price waterhouse Coopers show the first quarter of 2005 had
overall cap rates for national economy/limited-service lodging segment had a range of
9.5% to 14.00% with an average cap rate of 11.67%. The cap rate utilized in this report
falls within this range and was considered reasonable.
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CALCULATION OF VALUE OF INCOME STREAM:
The direct capitalization approach converts a single year's estimate of net
operating income into value by the application of an overall capitalization rate. The overall
capitalization rate allows for both the return on and the return of capital. The subject
estimated value is calculated as follows:
STABILIZED NET INCOME;:: $106,300
;:: $1,080,812
ADJUSTED OVERALL CAP RATE = .098352
ESTIMATED VALUE (ROUNDED) =
Plus estimated value of building shell
$1,081,000
+ 88,000
Adjusted estimated value by the Income Approach =
ROUNDED =
$1,169,000
$1,170,000
The estimated value of the building shell was added to the value of the motel.
The building shell value was estimated by utilizing the Cost Approach, which is found on
the following pages.
The value indication, when derived from the above assumptions, would require a
Debt Covered Ratio (OCR) of 1.5. This is within the 1.3 to 1.6 range published by
Investor Survey for limited service lodging facilities.
PLEASE NOTE: My band of investment model reflects the actual lengthy series of
decimals per component to derive the overall cap rate. The overall cap rate component
shown above is rounded for illustration purposes.
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COST APPROACH - BUILDING SHELL
The subject site has a building shell, formerly a restaurant, which was damaged by
fire. The building is currently vacant and there are no plans for renovation. According to
the manager, a structural inspection was made. Your appraiser was not supplied with any
structural reports. The remaining exterior walls and minimal remaining partitions are
sound enough to keep. Since there are no building plans, a "as is" shell value is given.
NOTE: This appraisal is based on the assumption that the existing shell is salvageable
and sound, as stated by Jeff Beale, Manager. If the structure is found to not be sound,
your appraiser reserves the right to review any engineering reports and revise the
estimated value, if warranted.
Your appraiser derives a value indication of the building shell by estimating the
current cost to construct a replacement for the existing structure and deducting for all
evidence of accrued depreciation from the cost new of the reproduction.
Replacement cost will be used in this appraisal and may be defined as:
The cost of construction, at current prices, of a building having
utility equivalent to the building being appraised but built with
modern materials and according to current standards, design,
and layout. (Dictionary of Real Estate Appraisal, Second
Edition, Page 254).
On the following table, I have estimated the Replacement Cost New to construct a
similar commercial shell today. The Marshall and Swift Cost Service was used in
estimating this cost, based on a building classification of stores and commercial
buildings, which best reflects the subject property. Itemized construction costs were
utilized for each building component.
Each building component was estimated utilizing a base cost. The base cost was
adjusted for height of the property, perimeter, local cost, and current cost multipliers.
It is necessary to deduct for physical depreciation due to condition. A rate of 65%
depreciation was utilized.
The estimated cost of the building shell is calculated on the following page:
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COST APPROACH CALCULATIONS
Site Preparation (based on a half acre site) @ $0.23/sf
21,780 sf x $0.23/sf.............................................................................. $5,009
Structural Component:
Foundation, frame, floor Structure, etc.
Concrete Foundation............................................ $ 2.17
Concrete Floor...................................................... $ 3.02
Vapor Barrier........................................................ $ 0.65
Floor Insulation..................................................... $ 0.61
Masonry Interior Partitions ................................... $ 8.23
Total..................................................................... $14.68
X area multipliers = $15.27 x 5,843 sffloor area ............................... $89,223
Outside Wall, ornamentation, store front, etc.
Concrete Block Wall............................................ $15.93
Wall height factor.................................................. + 4 %
T ota I ..................................................................... $16.57
X area multipliers = $17.24 x 5,306 sf wall area ............................... $91,457
Roof Structure
Steel joists/wood deck.......................................... $4.73
Steel trusses. ... ......... '" ........ ................ ................. $2.15
Rubber Cover.......................... ............................. $2.80
Roof Insulation........................ ........... .................. $0.95
Total .................................................................... $10.63
X area multipliers = $11.06 x 5,843 sf roof area ............................... $64,620
Total Estimated Cost New of shell............................... $250,309
Less Estimated Depreciation (65%) ............................... - 162,701
Estimated Shell Value ............................... $87,608
ROUNDED ............................... $88,000
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SALES COMP ARISON-IMPROVEMENT VALUATION
The approach through which an appraiser derives a value indication comparing
the property to be appraised to similar properties that have been sold recently, applying
appropriate units of comparison and making adjustments, abased on the elements of
comparison, to the sale price of comparable.
In applying the Sales Comparison/Market Approach, an appraiser takes the
following steps:
1. Researches the market and selects the sales and/or listings of properties most
comparable to the property being appraised. Generally, the most current and
similar comparable sales prove to be the best indicators of the value of the
subject.
2. Collects and verifies data on each selected property's selling and listing prices,
dates of sale, physical differences, locational characteristics and any special
conditions.
3. Analyzes and compares each property with the subject as to time of sale,
location, physical characteristics, conditions of sale and other differences.
4. Adjusts the sales or listing price of each comparable for differences between it
and the subject. Adjustments are based on market extractions and/or
judgment.
5. Reconciles the adjusted prices of the comparable properties into an indication
of value for the property being appraised.
"The sales comparison approach may provide a useful value estimate for simple
forms of real estate, such as vacant land and single-family homes, when the properties
are homogeneous and the adjustments are few and relatively simple to compute. In the
case of more complex investments such as shopping centers, office buildings,
restaurants, and lodging facilities, however, when the adjustments are numerous and
more difficult to quantify, the sales comparison approach loses much of its reliability.
Unlike office buildings and retail shopping malls, most hotels are essentially
dissimilar from one another in the type of hotel operation, the quality and condition of
physical improvements, the locational attributes, and the characteristics of the local hotel
market's supply and demand. Numerous adjustments thus are required to render a sale
comparable to a subject property. Such adjustments, however, are typically
unsubstantiated by the market and difficult to estimate.
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SALES COMPARISON-IMPROVEMENT VALUATION Cont'd:
Obtaining specific information on which to base adjustments for differences is
extremely difficult. Even if information is available, attempts to derive market-supportable
adjustments are, in general, merely speculative.
Hotel investors typically do not employ the sales comparison approach in reaching
their final purchase decisions. Various factors, such as the lack of timely comparable
hostelry sale data, the numerous unsupportable adjustments that are necessary, and the
general inability to determine the true financial terms and human motivations of
comparable transactions often make the result of the sales comparison approach
questionable. Although the sales comparison approach may provide a range of values to
bracket and support the final estimate of value, any reliance beyond the establishment of
broad parameters generally is not normally justified by the quality of data. Because
appraisers are obligated to mirror the actions of the marketplace, an appraiser should
generally give the sales comparison approach minimal weight in the hotel appraisal
process beyond bracketing the final estimate of value.,,6
6 The Appraisal Journal, January 1993, p. 9-27.
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BUILDING SALE NO.: 1
GRANTOR: Wolfe, Earl W. & Sons Inc.
GRANTEE: Yash Hospitality Properties LLC
LOCATION: 353 Lewisberry Road, Fairview Township,
York County, New Cumberland, PA
TAX MAP NUMBER: 27-000-SF-0003
DATE OF SALE: March 26, 2003
DEED BOOK/PAGE: 1555/4436
IMPROVEMENTS: 62 unit Days Inn and 58 unit Keystone Inn = Motels
UTILITIES: Public water; public sewer; private sewer
LAND: 9.78 acres (6 ac primary site/3.78 ac residual, per tax card)
ZONING: Commercial Highway
CONSIDERATION: $2,360,000
UNIT PRICE: $19,666 per unit
VERIFICATION: Commercial Industrial Realty: B. Swidler, Agent; and
Courthouse Records
COMMENTS: 120 unit motel located just off Interstate 83 and the
Pennsylvania Turnpike, aka 1-76. Improvements include
"Captain Wolfes Restaurant" built in 1981 containing 4,684 sf.
Days Inn motel is a 2 story motel containing 62 units; built in
1978; 24,898 sf. Keystone Motel is made up of three
buildings: 1) 2 story motel containing 24 units; built in 1963,
10162 sf; 2) one story built in 1971 with 1960 sf; 3) 2 story
with 34 units built in 1970 with 7,476 sf. In average condition.
Sale included FF&E.
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.
BUILDING SALE NO.: 2
GRANTOR:
Serluco, Michael A.
.
GRANTEE:
Shiv Sharti Hotel et al
LOCATION:
381 Cumberland Parkway, Upper Allen Township,
Cumberland County, Mechanicsburg, PA
.
TAX MAP NUMBER: 42-26-0243-009
DATE OF SALE: April 16, 2002
DEED BOOK/PAGE: 251/1246
IMPROVEMENTS: 35 room Motel
UTILITIES: All public available
LAND: 2.54 acres
ZONING: Commercial
CONSIDERATION: $1,030,000
UNIT PRICE: $29,429 per unit
VERIFICATION: Employee; and Courthouse Records
COMMENTS: Known as Best Western - Plantation motel. Contains 35
rooms with swimming pool. Improvements are 40 years old.
Visible from the Pennsylvania Turnpike, aka 1-76. Located off
of Cumberland Parkway which was recently improved with
commercial and motel uses, as well as, the turnpike
interchange. Recent motel, restaurant, and other commercial
uses surround this property.
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BUILDING SALE NO.: 3
GRANTOR: Shri Paras, Inc.
GRANTEE: Siddhi Shree Sai LLC
LOCATION: 1239 Harrisburg Pike, Middlesex Township,
Cumberland County, Carlisle, PA
TAX MAP NUMBER: 21-18-1357-026 and 12-18-1357-032
DATE OF SALE: April 26, 2005
DEED BOOK/PAGE: 268/2843
IMPROVEMENTS: Motel with 101 rooms; plus, 24'x40' truck wash garage
UTILITIES: All public available
LAND: 2.34 acre
ZONING: Commercial Highway
CONSIDERATION: $1,665,000
UNIT PRICE: $16,485 per unit
VERIFICATION: Appraiser files and Courthouse Records
COMMENTS: Built in 1985; drive-up units. Formerly known as Coach & Four
Motel built of modular construction consisting of four one story
buildings with small lobby and out door pool. Budget quality
motel. Sale included rear parcel improved with garage set off
road and utilized as a truck wash building. Corner location
with frontage on the Harrisburg Pike, aka Rt. 11.
Approximately half a mile from the PA Turnpike and 1-18
ramps.
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1 2 3
3721 Market Street 353 381 1239
Lewisberry Rd. Cumberland Pkwy Harrisburg Pike
Fairview Twp Upper Allen Twp Middlesex Twp
New Cumberland Mechanicsburg Carlisle
$2,360,000 $1,030,000 $1,665,000
120 35 101
9.78 2.54 2.34
$19,667 $29,429 $16,485
Mar-OS Apr-02 Apr-05
4% 6% 0%
$20,453 $31,194 $16,485
Cony. Mtg. Cony. Mtg. Cony. Mtg.
0% 0% 0%
$20,453 $31,194 $16,485
Superior Superior Superior
-10% -15% -5%
Larger Smaller Larger
120 35 101
0% -5% 0%
Similar Similar Similar
0% 0% 0%
Similar Similar Inferior
0% 0% 10%
Land Size Larger Larger Larger
1.76 acres 8.02 2.54 2.34
Ad'ustment -10% -5% -5%
Simialr Similar Similar
0% 0% 0%
-20% -25% 0%
Value Indication ($/sf) $16,363 $23,396 $16,485
Value Indication ($) $981,760 $1,403,743 $989,109
Statistical Measures
Range:
Midpoint:
Variance: +~
Median:
Mean Ayera e:
Per Unit
$16363 $23,396
$19879
17.69%
$16,485
$18,748
$981,760
$1192751
17.69%
$989,109
$1,124,871
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BUILDING COMPARABLE COMMENTS:
As stated at the beginning of this section, hotel investors typically do not employ
the sales comparison approach in reaching their final purchase decisions. Various
factors, such as the lack of timely comparable hostelry sale data, the numerous
unsupportable adjustments that are necessary, and the general inability to determine the
true financial terms and human motivations of comparable transactions often make the
result of the sales comparison approach questionable. Although the sales comparison
approach may provide a range of values to bracket and support the final estimate of
value, any reliance beyond the establishment of broad parameters generally is not
normally justified by the quality of data.
Recent sales of similar size, age, and service motels were not available. The sales
selected were considered the best available. Financial information would not be provided.
In general, an upward adjustment is made to the comparable if the comparable is inferior
to the subject property for a given element of comparison; and, a downward adjustment is
made if the comparable is superior to the subject for a given element of comparison. Key
value elements that mayrequire adjustments are time, conditions of sale, property rights,
financing terms, location, and physical characteristics including building size, age &
condition, building-to-value ratio, etc.
Sale #1 was the purchase of a motel which is part franchise and containing 120
total rooms and restaurant. It is located right off the Pennsylvania Turnpike and within
view of 1-83. Purchased in March, 2003, for a total consideration of $2,360,000 or
$19,667 per unit value. An adjustment is warranted for date of sale, given today's
superior market conditions. Adjustments are also warranted for superior location and
larger lot size. Following adjustments, a value indication of $16,363 per room or $982,000
(rounded) is implied for the subject.
Sale #2 was the purchase of an older motel containing 35 rooms and located close
to the Pennsylvania Turnpike ramp and off Rt. 15. Purchased in April, 2002, for a total
consideration of $1,030,000 or $29,429 per room value. An adjustment is warranted for
date of sale, given today's superior market conditions. Adjustments are also warranted
for superior location, smaller size, and superior land size. The market indicates that more
is paid per unit for smaller scale properties due to economics of scale. Following
adjustments, a value indication of $23,396 per room or $1,400,000 (rounded) is implied
for the subject.
Sale #3 was the purchase of motel containing 101 rooms and located on Rt. 11.
Purchased on April of this year, for a total consideration of $1,665,000 or $16,485 per
room value. Adjustments are warranted for superior location and larger lot size.
Construction quality is considered inferior. Property also contained a truck wash which
tempered the adjustment. Following adjustments, a value indication of $16,485 per room
or $990,000 (rounded) is: implied for the subject.
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Following all adjustments, a value range from $16,363 to $23,396 per unit is
implied. The survey Mean is $18,748 per unit. In addition, each market sale was
weighted according to its degree of comparability. From this analysis, a weighted average
value of $18,348 per square foot or $1,100,855 (rounded) is implied.
Based primarily on the most heavily weighted market sales and statistical
measurements, your appraiser estimates the fee simple market value as to be $18,500
per unit or $1,110,000 when applied to the subject size of 60 rooms. To this estimated
value, the depreciated building shell was added.
$18,SOO/unit x 60 units = $1,110,000
Plus estimated building shell = 88.000
Adjusted Indicated Value = $ 1,198,000
(ROUNDED) = $1,200,000
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RECONCILIATION AND CONCLUSIONS
The indications of value as developed by the three approaches to value are as
follows:
Cost Approach:
Income Approach:
Sales/Market Approach:
NA
$1,170,000
$1,200,000
Knowledgeable buyers of lodging facilities generally base their purchase decisions
on economic factors such as forecasted net income and return on investment. Because
the cost approach does not reflect any of these income-related considerations but does
require a number of highly subjective and unsubstantiated depreciation estimates, this
approach is usually given minimal weight in the hotel valuation process.
The Cost Approach generally will result in an excellent estimate of value if the
building is new or reasonably new, and the improvements reflect the highest and best
use of the land. However, when items of physical deterioration and obsolescence must
be estimated, an area of judgment is involved which is subject to error. The cost
approach was not completed due to the age of the facility.
Generally, purchasers of motels are more concerned with the income the property
will produce than with its reproduction cost. Most purchasers of properties similar to the
subject take into consideration the tax advantage accorded owner occupied properties
through depreciation, as well as seeking a long term investment or retirement fund. An
investor may also anticipate a profit to be realized through appreciation at the conversion.
By the Income Approach, owner-occupancy is not considered. This approach is
viewed through the eyes of a typical investor. There has been sufficient market data to
provide a reasonable indication of value from the Income Approach. The ability of the
property to continue to provide a reasonable return and the competitive position of this
investment were considered. Market study indicates that purchasers of this type of
property are expecting at least a 12.5% return of equity with an expectation of future
market appreciation.
Hotel investors typically do not employ the sales comparison approach in reaching
their final purchase decisions. Various factors, such as the lack of timely comparables,
differences, inability to obtain income and expense statements, etc. cause this approach
to be suspect. Limited weight is given to this approach.
The subject is ina highly desirable location for commercial use. But, the motel
occupies a less desirable rear lot position. The success of a motel is dependent upon the
quality of management. The building shell was once a successful restaurant. It is my
opinion that a buyer would foresee the income potential once this building is renovated.
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Taking all of the foregoing factors into consideration, and based on a reasonable
marketing time as defined and contingent upon Assumptions and Limiting Conditions, it is
my opinion that the property has an estimated retrospective market value as of March 9,
2005, of:
ONE MILLION, TWO HUNDRED THOUSAND ($1.2000.000) DOLLARS
Employment in and compensation for making this appraisal are in no manner
contingent upon the value reported. I certify that I have no financial interest in the
property appraised, present or contemplated, and that the appraisal assignment was not
based on a requested minimum valuation, a specific valuation, or the approval of a loan.
Your appraiser has personally inspected the property.
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EXPOSURE TIME ESTIMATE
The reasonable marketing time is an estimate of the amount of time it might take
to sell a property interest in real estate at the estimated market value level during the
period immediately after the effective date of an appraisal. Marketing time differs from
exposure time, which is always presumed to precede the effective date of an appraisal.
Exposure time is different for various types of real estate and under various market
conditions. It is noted that the overall concept of reasonable exposure encompasses not
only adequate, sufficient and reasonable time, but also adequate, sufficient and
reasonable effort. This statement focuses on the time component.
Exposure time may be defined as follows: the estimated length of time the
property interest being appraised would have been offered on the market prior to the
hypothetical consummation of a sale at market value on the effective date of the
appraisal; a retrospective estimate based upon an analysis of past events assuming a
competitive and open market.
The fact that exposure time is always presumed to occur prior to the effective date
of appraisal is substantiated by related facts in the appraisal process: supply/demand
conditions as of the effective date of the appraisal; the use of current cost information; the
analysis of historical sales information (sold after exposure and after completion of
negotiations between the seller and buyer); and the analysis of future income expectancy
estimated from the effective date of the appraisal.
Historically, commercial properties are listed with brokers for periods ranging
between 6 to 18 months, usually depending upon the size and usage of the property.
Based upon discussions with brokers and investors and on market data, I estimate that
the exposure time for the subject property would range within the historic 6 to 18 months.
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APPRAISER'S CERTIFICATION
I certify that, to the best of my knowledge and belief:
The statements of fact contained in this report are true and correct.
The 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 present or prospective interest in the property that is the subject of
this report, and no personal interest with respect to the parties involved.
I have no bias with respect to the property that is the subject of this report or to
the parties involved with this assignment.
My engagement in this assignment was not contingent upon developing or
reporting predetermined results.
My compensation for completing this assignment is not contingent upon the
development or reporting of a predetermined value or direction in value that favors the
cause of 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.
No one provided significant professional assistance to the person signing this
report, unless otherwise noted.
The use of this report is subject to the requirements of the Appraisal Institute
relating to review by its duly authorized representatives. I certify that, to the best of my
knowledge and belief, the reported analyses, opinions and conclusions were developed
and this report has been prepared in conformity with the requirement of the Code of
Professional Ethics and the Standards of Professional Appraisal Practice of the Appraisal
Institute.
I have made a personal inspection of the property that is the subject of this
report.
. (!dlj
Karen Darney
PA Certified General al Estate Appraiser
Certification No.: GA001260L
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UNAPPARENT CONDITIONS
It is assumed there are no hidden or unapparent conditions of the property, subsoil
or structures, including possible existence of dry rot, fungus, termites or other vermin,
which might render it more or less valuable than an otherwise comparable property. No
responsibility is assumed for such conditions nor for any engineering required to discover
such things. Additional inspection by a qualified professional is recommended.
Physical items described are to be used as a general guide for property valuation
and not as a complete and detailed physical report. Conditions behind walls, above
ceilings, behind locked doors, or under the ground which are not exposed to casual view,
were not inspected. No warranty is given or implied on structural or mechanical items of
the property. I suggest that an expert be hired for a detailed investigation, if desired.
A structural pest control report has not been obtained for this valuation. If such
report would uncover necessary corrective work, which is normally performed at the
expense of the current owner, this cost would be deducted from the estimated value.
Subsurface rights such as minerals, oil and gas deposits were not considered in
this report.
Your appraiser has not been provided with a soil analysis offering evidence of the
structural ability of the subsurface for support of improvements. Upon personal
inspection, your appraiser did not notice physical indications that supporting strata would
be unsuitable for improvements.
While the land surface has been inspected, as far as possible, by observation, it
was not possible to personally observe conditions beneath the soil. Therefore, no
representatives are made as to these matters. The value estimate is subject to any soil
conditions that would cause a loss in value.
Your appraiser is not a building or environmental inspector. An appraiser provides
an opinion of value. The appraisal does not guarantee that the property is free of defects
or environmental problems. Your appraiser observed visible and accessible areas only.
Mold may be present in areas other than the visible and accessible areas. A professional
building inspector or environmental inspection is recommended.
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ASSUMPTIONS AND LIMITING CONDITIONS
I assume no responsibility for matters legal in character nor do I render any
opinion as to the title, which is assumed to be good; existing liens and encumbrances
have been disregarded; and the property is appraised as though free and clear under
responsible ownership and competent management.
I believe to be reliable the information identified in this report as being furnished tc
us by others, but I assume no responsibility for its accuracy.
I assume that the utilization of the land and improvements is within the boundaries
of the property lines of the property described and that there is no encroachment or
trespass unless noted within the report. No survey of the property has been made by
your appraiser and no responsibility is assumed in connection with such matters. Any
maps, plats, or drawings reproduced and included in this report are intended only for the
purpose of showing spatial relationships.
Possession of this report, or a copy thereof, does not carry with it the right of
publication, nor may it be used for any purpose by any but the applicant and, in any
event, only with proper qualifications.
I have no present or contemplated interest in the property appraised.
The distribution of the total valuation of this report between land and
improvements applies only under the existing program of utilization. The separate
valuations for land and building must not be used in conjunction with any other appraisal
and are invalid if so used.
I am not required to give testimony or to appear in court by reasons of this
appraisal, with reference to the property in question, unless arrangements have been
made previously.
Mathematical models are based on estimates and assumptions that are inherently
subject to uncertainty and variation; I do not represent them as results that will actually be
achieved.
The information and opinions contained in this appraisal set forth the appraiser's
best judgment in light of the information available at the time of the preparation of this
report. Any use of this appraisal by any other person or entity, or any reliance or
decisions based on this appraisal are the sole responsibility and at the sole risk of the
third party. I accept no responsibility for damages suffered by any third party as a result
of reliance on or decisions made or actions taken based on this report.
69
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ASSUMPTIONS AND LIMITING CONDITIONS Conf'd:
The information verbally given by Jeff Beale, General Manager, about the building
condition(s), structural reports, operating conditions of motel, occupancy rates, and all
other non-documented operating information is truthful and correct.
This report has been made in conformity with the Uniform Standards of
Professional Appraisal Practice and the Appraisal Institute.
The Americans with Disabilities Act (ADA) became effective January 26, 1992.
Your appraiser has not made a specific compliance survey and analysis of this property
to determine whether or not it is in conformity with the various detailed requirements of
the ADA. It is possible that a compliance survey of the property together with a detailed
analysis of the requirements of the ADA could reveal that the property is not in
compliance with one or more of requirements of the act. If so, this fact could have a
negative effect upon the value of the property. Since your appraiser has no direct
evidence relating to this issue, possible noncompliance with other requirements of ADA
was not considered in estimating the value of the property. Your appraiser is not an
expert in this area and recommends that you contact a professional.
The value opinion and other conclusions expressed in this report are subject to the
extraordinary assumptions that the tragic events of September 11, 2001, have had no
effect on the marketability or market value of the subject property. The client and
intended users of this appraisal are cautioned that, if this extraordinary assumption is
incorrect, the value opinion and other conclusions expressed in this report could be
significantly different.
******************
70
L. G.1.!:4
CONNOR
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:: 159 Market Strf'f'!
Camp Hill, FA 170Il-47{r
'{E.-\L ESTA TF APPRAISERS. L T[1
717737.0574 . }~{,l' 737.39(}(,
QUALIFICATIONS
KAREN DARNEY
PROFESSIONAL EXPERIENCE:
August, 1994 to Present: L. G. Real Estate Appraisers, Ltd. Broker/Owner and fee appraiser of
large and small commercial and industrial properties, farms, condemnations, tax appeals, vacant
ground, multi-family units and single family homes including new construction, condominiums and
employer relocation.
April, 1994 to August, 1994: Lester G. Connor, MAL Fee appraiser - large and small commercial
and industrial properties, farms, condemnations, tax appeals, multi-family and single family
residential properties including new construction, condominiums and employer relocation.
February, 1992 to April, 1994: K. Jesse Reitenbach Associates, LTD. Fee appraiser - commercial
and single family residential properties including new construction, condominiums and employer
relocation.
October, 1990 to January, 1992: Associate Broker doing residential sales for Jack Gaughen
Realtor and Coldwell Banker MGM Realty, Inc. Managed and sold new construction in nine
developments; and, sold resale properties.
September, 1985 to September, 1990: Associate Broker with Coldwell Banker MGM Realty, Inc.,
Office manager for offices located in Hershey and Middletown, PA.
December, 1979 to August, 1985: Sales Associate for Owen-Gross, Inc., Partners. Real Estate
Instructor for the Institute of Real Estate Studies teaching in Harrisburg and York.
EDUCATION:
1969 West Virginia University
Morgantown, West Virginia
Bachelor of Science in Nursing
Post Graduate Academic Education:
1974 University of North Carolina
Chapel Hill, North Carolina
1972-73 Temple University
Harrisburg, Pennsylvania
Pennsylvania State Cert{fied General Appraisers
71
L.G.~
CONNOR
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:7 151.) Market Street
Camp Hil!. PA 1701I-47!),:,
'ZEAL ESTATE APPRAISERS. L Tn
717737-0574 . FAA-737-39{)(i
EDUCATION Cont'd:
APPRAISAL COURSES:
Real Estate Analysis, RA2
Appraisal Standards and Ethics, RA5
Acceptable Residential and Commercial Appraisals
Cost and Income Approaches, RA4
Appraisal Principals, 1110
Appraisal Procedures, 1120
Narrative Appraisal Report
Residential Case Study, 1210
Appraisal Reporting of Complex Residential Properties - Appraisal Institute
1 ncome Approach to Appraisal
Basic Income Capitalization, 1310
Advanced Income Capitalization, 1/510
Appraising for FHA Insured Loans
Standards of Professional Practice, Part A - 1410
Standards of Professional Practice, Part B - 1420
Report Writing and Valuation Analysis, 11540
Fundamentals of Relocation Appraising - Appraisal Institute
Marshall & Swift Commercial Cost Approach
Highest and Best Use and Market Analysis, 1/520
Easement Valuation - Appraisal Institute
The Appraiser's Legal Liabilities - Appraisal Institute
Appraisal of Nursing Facilities - Appraisal Institute
Advanced Sales Comparison and Cost Approach, 11530
Valuation of Leased Fee Interests - Appraisal Institute
Valuation of Leasehold Interests - Appraisal Institute
Partial Interest Valuation - Divided - Appraisal Institute
FHA Appraisal Inspection from the Ground Up - Appraisal Institute
REAL ESTATE COURSES:
Real Estate Law
Investment
Fundamentals and Practice
Fair Housing & Law
PROFESSIONAL DESIGNATIONS AND LICENSES:
1994 Pennsylvania Broker License #RB-044264-L
1994 Appraisal Institute Affiliate, Candidate for MAl, #M940777
1994 Pennsylvania State Certified General Real Estate Appraiser, GA-001260-L
1992 Certified Commercial Real Estate Appraiser (CCRA), National Association of Real Estate
Appraisers. #46120
Pennsylvania State Certified General AppraL'iers
72
L.G.~
CONNOR
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2 J 59 Marker Streer
Camp Hili, FA J70JJ-470~
'{EAL ESTATE APPRAISERS, L TD
7r 737-0574 . FAA- 73~-39(}6
PROFESSIONAL DESIGNATIONS AND LICENSES Cont'd:
1992 Certified Dispute Settler in Dispute Resolution System Mediation, National Academy of
Conciliators.
1988 Certified Residential Specialist (CRS), Residential Sales Council of the Realtors National
Marketing Institute. #7636
1988 Certified Code of Ethics Instructor, Pennsylvania Association of Realtors.
1985 Pennsylvania Real Estate Instructor, License #RJ-00648-A
1984 Pennsylvania Real Estate Associate Broker #AB-044264-A
1982 Graduate Pennsylvania Realtors Institute (GRI), a National Association of Realtors
Designation.
1979 Pennsylvania Salesperson License #RS-122124-A
PROFESSIONAL ORGANIZATIONS:
Appraisal Institute, Affiliate Member
Central Pennsylvania Chapter, Appraisal Institute
State Accredited Affiliate Representative, Board of Directors
Pennsylvania Association of Realtors Board of Directors, 1996, 1995, 1994, 1993, 1992;
Committee(s) Member
Greater Harrisburg Association of Realtors; Past President - 1996; President - 1995;
Board of Directors - 1987 to 1997; held all officer positions, instructor, chairman of
various committees
Foundation Board of Directors
COURTS OF TESTIMONY - EXPERT WITNESS:
Cumberland County
Lebanon County
Dauphin County
Adams County
FEE APPRAISER AND CONSULTANT TO:
Various banks, mortgage companies, credit unions, employee relocation
companies, broker trade programs. Approved appraiser for Pennsylvania
Department of Transportation and as a HUD (FHA) appraiser.
The majority of appraisals completed are in Cumberland, Dauphin, Perry,
northern York, and Lebanon Counties.
Pennsylvania State Certified General Appraisers
73
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RECORDATION RECUES,.ey:
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WHeN REC:JRDED MAIL TO:
Tax P..~.I Ng,,: 10-21-0275-142
SEND lAX NonCES TO:
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!; THIS Uhll!' IS FOR reCORll!!R'5 USE ONLY
THIS DEED
Mad.e. the
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BETIVEE1V D _ ?~UL :BEALE and ltU::I..ORED E. AtAU:, his wi!~. c:.f Cl::!IlP Rill, CUll!bI!lr.:l:.D:1
Lo~ty, P~rJ1syl-v.ani~
herein de:.'ignaed as me GranlOT(S),
AND D. PAL"L BE;U~E and M.ILD~ 1::. BEA:.E, hi.s wi ~ e , as -e.~n~' ~5 in c;:;>=o~
here!/I desisnaud as Th.e Granue(S);
W1Tl'r'ESSETH. th..at the a"QJ1U;rs,joroml in ~onsiaeraliJ:Jn of ___n__ ON~ !')OLI..AF {$1.00}------
!.awful n10ney of the United Swtes of America, !O 1M Grantors in hand well atId rr.dy paid by the Grarz.teet.
a+ or before the sealing and delivery of rhese presentS. the receipt whert.oj is hereby ack:ncwledgsa and thB
Grantors being therewirh fully sali.sfied. do l7y these present! grom, bargain, sell and com'ey WflO the
Gran1Bes joreve;-,
ALL THOSE CERTAIN two tracfS of land .rit'..~d in Flampden Township, Cwr.berland CauTl../,
Pf:Tm:;ylvan:i1, mere parncu1.ariy boWlded and described as follows:
TX~CT ~o. ~ ~EG~~NG ae a peint. beins tbe ineer~ection of ~he ~~~thcrn li~~ 0:
~be Carl~~~Q-~A=ri~~g Pike, u.s. H~&h~y, Route No. 11, ~d che e~~teru line Qf
38th Str~~~, a~ s~i; lines are $h~wn on the hereL~af~er ~en~ionec ~lan of Lc~;
THENCE ::.n tln eA:;1;erly direr;:t;ion ;,y toe 5ou-::hern line 0: sa~.:i bigbllta.}' as st.ow" OL
s~~d pl~n of lot$, 240 =eet to a poi~~ ~n the li~e of p~op.r~y now or ~ate of Jo~
W. Moyer. bein~ the divioi~g :ine between lot~ ~umbQr$~ 4 and 5 of B:cok ~C' as
shewn or, ~~~~ ?lan of.~ot~; ~HENCE in a $o~~herly d~=ection by s~ia dividing l~e,
::-p:_n~ t.,bo; li.ne of proplilrty now or lata of .;Jr;>on W. Moyer, 200 teet ':0 =. poi.r.lt;
~EEN:E in a wegt~~ly ~i=ection by ~e lin~ of othe. lan~, 240 feet to ~ pO~lt in
t~e e~~=e=~ ~ine of 38th S~re~t as shown on said Plan of Lo~s: ~~CE in a
r,o=--::h!!:rly q;,.:;ec1;.il;>:n i;}y the ei!..st!!rly l.1.:<e of 38th StrQQt, 200 f~el: to the Pl"o_ of
B:SG:~1'J~G .
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3E~NG L~~~ No~. 1. 2, ~ ~nd 4 0= Block ncn on a cer~ain Plar,
::.,~::O~;~.... ::::r...l.er, @t. d.:'. ar..d known a:s nlmlpae!! Gc..~a.:1!1! wh.:.c~ p
.:.~ t.::Oe o:::::ce c: -=.he Recor:5.e= 0: Deec,l; ir: es.no. to;t" C~e:'':'e..tlo
:'u.n:.yl-,taniQi,::>n FQb;:'Ua~' 21, 1.947, lrl Plan Book 4, ?~ge 22.
. :...o';.~ laia. o:.:t by
a.-: wa5 c.ulj' =,",cor::.a6
'...;wn-:'/ a: Carl~sl€.,
~~c: NO. 2 3EG:~~!NG ~~ a point, being the in~erseetior- ~f ~~~ nor~h~rlv lin$ ~~
~je5t~~L St:'~~L and ~~e easte;:ly line of 38th Stree: ~s sa~wr_ en the ber~~~I~~
~Q:'l.cr::ec PI.,.:". c:: liets; TffENC:t .ir. a northerly direction :by ::he .~!!l :'er l;:: line ~f
]. Bt.t. 5':.:t'QQt, ::'20 fee'C =.e ~ point in ':.he line of otl1e:: p;:ope=t:y of t~e mo:-tgage::-;
'r'HNCE by the li;l~ of otber p'!:"Qp"r-=y of the mor':\1agc:c north 8S deg:=ees, 26 l"..:..ml.te:o:
ea~:, ~4D feet ~Q ~ PQin~, being ~h~ w..e.~ly line ~~ ~Ot number 24 of Blo=~ 'C~
an said F~~n of ~ots; THENC~ ~. s~id last men~~oned l~n~ ~ou=b 1 d~~ree 34 minuQ$
eas:: ~,:? ~ fC!~t t.e t:1.Le nc;'::-tb.ern line e>f Che.:!t:nu't. Street SO'i.l-::.:n Sil Qfilg":ra"~ :2 g o:.r.'.l'.:.es
~e~~ 2~~ feet ~~ Plaoe of Be~~ing. BE:NG a ~r~ct of l~a ~~kQd ~Cammereial' ~
a ::?:l..a:l of :::It.. ~O~ a.s Plan nU1r\bleT:;, Hampden ~;rde~, ~s lc.ia 01.lt by Joseph A.
Wagn~=, w~ioh plan w~, on DQcember 9, ~952, filed of recorc ~c ~O= Offi;e Qf t~e
R~~oc~e~ 0: De~as in O~e~lana Ccun~y, i~ Plac Book No.. 5, ?a~~ 5;.
:S:E::WG ::,-U'ther sUbj~et:. to rest:-icLicIlS, t=illSements, condit;'::::.!! and lier.s of reCQ:::-d.6,
for ~_c~rip~~on see Mo='t.ga~@ Book 5C9, ~ilge 1.
BEING ':he same premill85 WI:l..ioh Rc:bert B.. Fa.ilor, Sheri::! oi Curci;;lerl!U'l.d Coun;;y,
?enn~il~ia, by Deed dated April 9. 1973, and receroad Ap~il 9, 19i~ L~ ~he
Cfii~~ of the Rec~rQcr of Oeed9 in ~~ fQ~ ~he County of C~er~and, in D~ed Dook
C, No. 25, ?~Qe 127, g:anted anQ ~Qnveyed un~c D. raul Beale ~~d ~ldr&a E. aaa~8,
~~s wi~e, G=~~LDrs bere~n.
TB!S !'F..A.~SACT:rm1 IS ~ FROlr! PEl.\1NSYINANI.A R.E}lliT.( ':'RANSFn 'I';..x AS h CONV1n:"~:CE
3::<rrN~~ g-JS3A!:.."D A..~ Kl:FE..
T&~ :.~~CEL I.D. #lO-~l-0275-142
TOGETHER y"jrh all Q1ld singular the bltildings, impT(Wemsnrs. wGt),s, woodE, waters, W(11ercourses,
rights. liberties. privileges, hereditaments and appunB7iances W the same belongins Dr in QJl)'y.'ise
appenaiTlir!g; and. the reversion and reversions, rem.aintUr (lIld remainders, rents, issues ana profits tl'.ereoj,
and (~f eVe1J' part and parcel1J1.ereof; AND also all the esra'ii!, right, title. inum:.sI. use, passessiCJr1,
proper':), claim ond demtmd wltatsoe'.lsr ot rite Granrors both il1 law a:nd. 111 ~qiJ,iTy, of, in and to the prerr-i3's
,l'.er~i1i des~r7bed Q..tld every part and pan:el tlUlreot'Wi1h 1M appurtenances.. TO HA v:E AND TO
HOLD tit and singular the premises herein described together "",ith Ihe heredi:amen4S a71.d appurrenances
WHO =he Granzees aJld tc; GTanr~es' proper use and Dt:.nefit forewtr.
A.1VD the. Grantor-s, for thentS~rva, their heirs, e;tecutor: and administrators, de CDVePlilr.1:, promise and
a.gree, ro andvvith tltl! said Granrees. their hei~ tmd afsigns. by rmse preseTlT:E, that the said Grnr.loT(s).
heirs. aJ.l :JNI singular the heredilamems tI1ld premises hereby granted or mentioned and intended so tc be,
'olo'ilh ti"1.e appu..rt~"71an:;es, unco the said Grwaees, their heirs a.nd assigtls. against rl~m, the sajd G,-anror(s)
and their ht!irs... and against all and every pt!rscm and persons whomsDe\.oer lav.tuJ.iy datmi.ng or to cl.aim trot
same vr llrty pc./l. lilel'eof, 0)', from or WlfUr him., Mr, them or any Of them, shalt andwm, SUBJECT as
aforesaid. FOREVER SPECL4LLY WARMVT ~7) DEFEND.
In aU references I;erein 10 Cll1)' parties, per.s'ofU, entities or corporario1is, the use of all)' particular
gf!:1lder or t!~ plural 0; singular mzmoer is intended co incitlde rhe appropriare gender Cr mtmber as the le;;:t
of [he v:itilin insrntm81ll may require.
W!:erever in this instrument W!y parry sluil1 be d~sitnaled or rejerre.J LO by .'lan-it:. or g~TieTal
re/"re.r:ce.. su.ch de~'igl!azian is inrended to and shall have the same ejfecI as if the words "heirs, eJ:ecL/Jor~,
Gdr.7.im:Sjra.t(lr~; persol/al or kgal reprt::u:matives, succusors and d..SSigns" had been {/Tserred after e:a.c:h and
ev~r',- such des 19nLt~icm.
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;RC~KEEFER,NCO=,A~LEN_&_RA~L
71T6mm
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L,\J W/TIVES5 WHEREOF, ~ Grantor." [;llye here,l11iO Ji,:; t/leir ;"(1.Iui:; allii seJJ.is. ar ii 11
corporll~ion. il: has ca!J.~ed w::;e presents 10 be signed by ill Froper c(),?orale o/'fir.'::rs :md ir.l corporw,' sea;
to !.i(' .:bJi.>ed heretD, th.e dcr; and year firsJ abolit.wrirllm.
SIGNED. SEALED a.nti DELIVERED
U;. tht.: presenCl' of
o'C;".4.T'l'ESTEIJ ~.
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JJ.Yp.A' {'IS ~-akr
D. Pa.ul BeaJ.f
1)/\ Jj~j E ~-J~
Mildred E.. Beale
ro. .'
COMMO}\rvVEA.i..TH OF PENNSILVAlv!.4... COUNTY OF ~()j'rr- : SS.
/!
BE IT RLl1Ell1BEREDr Ihat 011 /f/Q.",j.,.. /! ,1l!6', be/ore me tJu subsc-riher personally
a;1peared :'. :?eul Bea:" e and M:.ldrea :E. iee.l e kncfy..71 10 me (or saus/txwriiy pro'\;en) to be :he
;<.',-..('I'j!' ..~t~;;e names are subscribed 10 within deed aJ2d aclatow~dged :h.;z.t they t.ucwed the sl..!lne for :he
;X.!..ipOP:'. fnereh) ::.cmtained.
VVlTb'ESS my han.d &J11a sea! rile day fJ1?d yeo.r atore}.aid
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1";7)' c.o/,-;m1's.;it.r-.;, Expires:
:'SEAL)
No,.na! Seal
ByIII E P:lgers. N:Jt:l\)' P':l?~c .
SU5qlJllhlL'l'1~ "v-;p.. Dl!lupt'l:l1 .~.~.!;'ntJ
tI.y COO'lITlilllion =,,?irer. AprIl 5. ...~1
Mlmblr. ~rev_ll ~:lO;atio" f1/ ijQtari~;
I DESCRIPTION I 8130/05 % I 2004 i % I 2003 i % i 2002 I % I
SALES , i i I , , t
I Rooms - Taxable I $16-/,180.32 , 91.8 I $352.180.73 " 96.6 I $366,73772 ! 97.6 I $357,493.81 95.6,t
i Rooms - Exempt ! 11,517.00 I 6.3 13,930.47 I 3.1, 4,412.66 I 1.2' 10,87692 ! 2.9 ii
Phone & Fax , 58.00 I 1,517.23 I Ai 870.09 i .21 3,807.89 i 1.0 ,I
I I I
e HISTORY OF INCOME AND EANSES
I Bus Trips
3,254.00
1.8 I
I
4,922.00
1.3 i
4.075.00 ,
1.1
1,86712 I
.5 i
Miscellaneous , 150.00 ' .1 77.62 I , Ii
Sales Refunds (120.00) 1.1) (386.17) (.1) , (413.64 (1) I (227.15) (.1) .
I 182,039.32 100.0 372,241.88 ' 100.0 i 375,701.83 I 100.0 I 373,798.59 I I
TOTAL SALES 100.0 I
I I ! I
I
COST OF SALES I
Purchases 38.00 339.59 .1 i I
Bus Trio 1,854.00 1.0 3,504.76 .9 ! 4,690.80 1.3 918.60 .2
Bus Trip 428.50 .2 1,296.30 .4
TOTAL COST OF SALES 2,320.50 i 1.3 I 5,138.65 1.4 4,690.80 1.3 I 912.60 .2
GROSS PROFIT 179.718.82 98.7 367,103.23 98.6 371,011.03 98.8 372,885.99 99.8
OPERA TING EXPENSES
Outside Services ' 830.00 .5 3,687.70 1.0 1,040.00 .3 412.50 .1
Ooeratino Supplies 20,747.74 11.4 61,575.71 11.2 40,00215 8.8 32,966.55 7.1
Freiaht & Postaae 119.14 .1 349.55 .1 1,150.45 .3 347.03 .1
Front Desk Salaries 32,549.65 17.9 59,693.15 14.0 68,201.55 18.2 63,263.69 16.9
Housekeepina Salaries 19,656.52 10.8 39,964.95 10.7 42,358.65 11.3 42,215.69 10.8
Officers Salaries 10,500.00 5.8 18,902.00 5.1 24,300.00 6.5 21,312.00 5.7
Office Salaries 8,524.15 4.7 16,057.42 4.3 16,582.88 4.4 462.81 .1
Waoes 6,000.00 3.3 7,144.00 1.9
Rent 15,000.00 8.2 53,303.16 14.9 60,00.00 16.0 60,000 16.1
Utilities 24,234.92 13.3 44,389.72 11.9 35,267.12 9.4 46,430.43 12.4
Telephone 244.25 .1 7,742,88 2.1 6,415.11 1.7 7,307.16 2.0 I
Repairs & Maintenance 2,788.51 1.5 8,325.40 2.2 9,701.46 2.6 7,394.51 2.0
Advertisino & PR 1,996.72 1.1 4,732.62 1.3 3,157.36 1.4 3,780.50 1.0
Insurance 9,338.37 5.1 16,933.45 4.6 3,698.00 1.5 12,058.85 3.2
Travel Expense 99.34
Meals & Entertainment 772.00 .4 83.26
FICA Tax 5,931.99 3.3 10,972.02 3.0 11,557.92 31 9,838.56 2.6
Unemplovment Tax 1,956.09 1.1 2,755.82 .7 2,374.34 .6 1,700.33 .5
Lease Expense 2,728.44 .7 3,031.60 .8 765.32 .2
Emolovee Benefit 3,393.27 1.9 9,338.47 2.3 10,077.73 2.7 8,453.75 2.3
Permits & Licenses 6.00 6.00
Interest Exoense 643.12 .2 505.56 .1 1.10
Interest Income 1.76) (3.63) (16.07)
Vehicle Expense 42.00 54.71 231.99 .1 158.00
Penalties 25.00
Legal & Accountina 3,433.88 1.9 5,917.63 1.6 6,265.40 1.7 5,954.20 1.6
Office Expense 134.85 .1 234.76 .1 246.38 .1 225.29 .1
Depreciation Exoense 728.40 .4 2,539.00 .7 10,731.00 2.9 3,734.00 1.0
Dues & Subscriptions 1,905.44 1.1 2,669.60 .7 1,638.30 .4 1,385.85 .4
Charitable Donations 45.00 35.00 95.00
Credit Card Charaes 2,020.03 1.1 6,678.65 1.8 5,758.81 1.5 4,797.97 1.3
Miscellaneous 1,837.11 1.0 1,673.47 .5 20.00
Bank Charges 181.26 .1 14.00 314.00 .1 21.00
Cash Over & Sher 5,736.55 3.2 1,071.92 .3 1 ,248.53 .3 1,634.87 .4
Sales Tax Discount (65.83) (207.05) (.1 ) (224.47) (.1) (221.63) (.1 )
630.00 .4
TOTAL OPERATING 181,167.20 99.5 372,013.86 99.9 369,689.20 98.4 336,441.60 90.1
EXPENSES
OPERA T1NG PROFIT (1,448.38) (.8) (4,910.63) (1.3) 1,321.83 .4 36,244.39 9.7
OTHER INCOME &
EXPENSES
Capital Stock Ta (136.00) (.1 ) 1387.00) (.1)
TOTAL OTHER (136.00) (.1 ) (387.00) (.1 )
INCOME
NET PROFIT OR LOSS (1,584.38) (.9) (5,297.63) (1.4) 1,321.83 .4 36,244.39 9.7
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PART 13
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Page 1 of 5
,---,--- ,--'-'"VliV.LCl'-L-lAL LllVll Lt,lJ
C-L COMMERCIAL LIMITED
f 101.
PURPOSE.
The purpose of the C-L, Commercial - Limited District is to provide appropriate locations for
office, limited commercial and residential usage where a proliferation of unrestricted commer-
cial usage would be undesirable. The regulations which apply within the district are designed
to encourage the formation and continuation of a quiet, compatible and uncongested
environment for business and professional offices intermingled harmoniously with existing
residences and certain other commercial uses; to discourage any encroachment by
unrestricted commercial or industrial establishments, or other uses which might adversely
affect the specialized office, limited commercial and residential character of the district; to
reduce existing problems of traffic congestion; and to encourage orderly, well-planned
development within this district.
(QI.d~4-:-2, 3/29/1984, 912.501; as added by Ord. 93-20, 7/7/1993, 92)
~1302.
PROCEDURAL REQUIREMENTS.
A.II applications for permits pursuant to this Part shall be submitted to the Zoning Officer, who
shall have the option of submitting such applications to the Planning Commission or to the
Township Commissioners for recommendations prior to issuing a permit. All applications shall
:>e reviewed by the Plan Review Board prior to the issuance of any permit.
:1.,.J.J3-4_-2, 3/29/1984, 912.501; as added by Ord. 93-20, 7/7/1993, 92)
i1303.
PERMITTED USES.
\. building may be erected or used and a lot may be used or occupied for any of the following
)urposes and no other:
l. Residential Use. For dwellings in existence at the time of the adoption of this Chapter,
ny residential use may be continued pursuant to the rules governing nonconforming uses.
.fter the effective date of this Chapter, no new residential uses shall be permitted, with the
xception of the condition use listed at 91304(A) of this Part. This restriction shall not apply
) any dwelling unit for occupancy by a caretaker, if such unit is constructed as part of a
ommercial building and is clearly incidental to the permitted use.
Child day care center, private nursery or kindergarten.
Public utilities and facilities.
Telecommunication towers.
Municipal buildings and/or uses.
Theaters, assembly halls, places of amusement, commercial recreation establishments
eluding skating rinks, swimming pools, golf driving ranges and outdoor movies and clubs,
including health clubs and I+S.
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Page 2 of 5
~. 1 ...n. J. J. --' - v-.LJ vV1VllVltKClAL LIMlTl:::lJ
G. Public and semipublic uses such as churches, libraries, schools and recreational
facilities.
H. Office buildings and professional offices.
1. Medical and dental clinics.
J. Banks, investment brokers and finance agencies.
K. Personal services, such as, but not limited to, barber shops, beauty shops, custom tailor
shops, dress making, shoemaking and repair shops when primary service or service and sales
shops are not manufacturing plants.
L. Commercial uses serving the community including, but not limited to, such uses as
professional services, retail drug stores, food sales, wearing apparel shops, dry goods and
notions stores, furniture sales, studios, paint, paperhanging and glass shops and service
establishments, laundry agencies and self-service laundries.
M. Undertaking parlors and funeral homes.
N. Studios for instruction in music, arts, science, radio and television.
O. Dry cleaning shops, pressing shops or tailoring shops, in which only nonexplosive and
r- ""flammable solvents or other processing materials are used and where no work on the
PI cmises is done within said C-L zoning district for retail or wholesale outlets elsewhere,
except in the case of dry cleaning shops which perform work or do processing for no more
than three other retail outlets owned or operated by the same (common) owner or owners as
that of the primary facility, in which case the use of the premises for such work or processing
shall be limited to:
(1) The material collected at the primary facility and such three other outlets.
(2) The use above ground level of not more than 6,000 square feet of building area.
:3) Such use shall not be conducted in any ancillary building or structure on the same lot.
:4) The operation of such use shall not be conducted between 10:00 p.m., prevailing time,
In one day and 6:00 a.m., prevailing time on the succeeding day.
, Restaurants, tea rooms, cafes and other similar places serving food or beverages
vithout "in car," "drive-in" or service outside the building.
l. Bakery, candy, pastry, confectionery or ice cream retail sales with minor manufacturing
If such goods permitted for sales on the premises only.
Hotels, motels and residential hotels.
'. Private schools conducted for profit.
~ "UU. ~-' - ""'-1.- ,-,VIVliVlliKCIAL LIMITED
T. Florists and nurseriese
U. Convenience stores without fuel dispensing services.
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Page 3 of 5
V. Self-service storage facility. [Ord. 98-2]
W. Accessory uses on the same lot with and customarily incidental to any of the above
permitted uses.
(Ord.Ji4-~, 3/29/1984, 912.501; as added by Ord. .93-20, 7/7/1993, 92; as amended by Ord.
96-2, 8/1/1996, 912(A); and by Ord. 98-2, 1/5/1998, Sl(e))
~ 1304.
CONDITIONAL USES.
The following conditional use and no other may be allowed by the Township Board of
Commissioners after recommendations by the Planning Commission pursuant to the express
standards and criteria set forth in Part 19 of this Chapter:
A. Senior citizen housing.
COrd. 84-2, 3/29/1984, S12.501; as added by Ord. 93-20, 7/7/1993, S2; as amended by Ord.
96-2, 8/1/1996, S12(8))
~1305.
RESTRICTIONS ON PERMITTED USES
1 All shops and stores, and all display of goods associated therewith, shall be so enclosed
wl..,lin a building so that no processing or repairing operations will be visible from the front
;treet or from either the front or side street in the case of a corner lot.
l. Any use adjacent to any residential zone boundary line at the side or rear yard so
3djacent, shall erect as a protective screen to a height of not less than 6 feet, a solid painted
)Qard fence or permanent evergreen hedge paralleling the said side or rear zone boundary
ine.
:. Uses permitted in the C-L zone shall not generate high intensities of noise, noxious
ldors, air pollution or glare. Where a determination is made by the Zoning Officer, the
Iroperty owner or lessee applying for a certificate of use for an allowed use in this zone will
gree, as part of such certificates approval, to post and enforce "No-Loitering" regulations for
uch premises.
)rd. 81::-2,3/29/1984,912.501; as added by Ord. 93-20, 7/7/1993,92)
1306.
BUILDING HEIGHT LIMITATIONS.
o building shall be erected to a height in excess of 40 feet; provided, however, that the
~ight limit may be increased 1 foot for each additional foot that the width of each yard
(reeds the minimum required. Each and every yard shall exceed the minimum by the
ber of feet proposed to be added to the maximum height of 40 feet.
)rd.JL.t::.2., 3/29/1984, 912.501; as added by Ord. 93-20, 7/7/1993, 92)
rAKl J..) - L-L cOMMERCIAL LIMITED
~1307. LOT AREA A.IDTH.
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Page 4 of 5
1. For nonresidential lots with public sewer, the area and frontage requirements shall be
not less than 20,000 square feet and lot width of not less than 100 feet at the street line.
2. For nonresidential lots without public sewer, the area and frontage requirements shall
be not less than 30,000 square feet and lot width of not less than 150 feet at the street line.
(Qrd.J~4.--2" 3/29/1984; as added by Ord. 93-20,7/7/1993)
~ 1308.
LOT COVERAGE.
1. The maximum coverage of any lot in this zoning district shall be 750/0 of the total area
of said lot less any additional area required to be free of impervious material as part of the
stormwater management facilities required by this Township.
2. Any portion of a lot not covered with impervious material and not required to be
otherwise developed as part of the stormwater management facilities required by this
Township shall be planted and maintained with vegetative material.
(QLd.__8~-~, 3/29/1984, 912.501; as added by Ord. 93-20, 7/7/1993, 92)
~1309.
YARD REGULATIONS.
1. Front Yard - 35 feet.
2. Side Yards - 10 feet each.
3. Rear Yard - 30 feet.
:Ocd.__84:::2, 3/29/1984, 912.501; as added by Ord. 93-20, 7/7/1993, 92)
~1310.
BUFFER YARDS.
~long any residential district boundary line or when the commercial use abuts an existing
"esidential use, a buffer yard shall be provided which shall be not less than 20 feet in width
neasured from such boundary line or from the street right-of-way line where such street
:onstitutes the district boundary line, and which shall be established and planted in
lccordance with the provisions of Part 17, 91702, "General Regulations."
Or<;L 84-=.2-, 3/29/1984, 912.501; as added by Ord. 93-20, 7/7/1993, 92)
i1311.
ACCESSORY BUILDINGS.
No accessory building shall be permitted in any front yard area.
An accessory building shall not exceed one story or 15 feet in height.
Jr::dJ4-2, 3/29/1984, 912.501; as added by Ord. 93-2Q, 7/7/1993, 92)
. .>- i U.....l 1-' - '-.--.J.., ,--,VlvllVill.K.LlAL LIMlTblJ
~ 1312.
OFF-.ET PARKING.
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Page 5 of 5
1. Off-street parking shall be provided in accordance with Part 20, 1l0ff-Street Parking. II
;- All parking shall be located at least 10 feet away from any street right-of-way line.
Curbing shall be installed to enforce this requirement.
3. All parking areas required under this Part shall be enclosed by a vegetative screen
buffer, where such parking area abuts a residential zone or residential use. For an outdoor
parking area containing 20 or more spaces, at least one tree for every 10 spaces shall be
planted either along the perimeter of such parking area where it abuts a public or private
right-of-way, or where it abuts the lot line(s) of land in residential zoning districts or use. A
clear site triangle, as required by 91710(2) of this Chapter, shall be maintained at all street
intersections and at all points where private accessways intersect public streets. The screen
may be broken at points of vehicular or pedestrian access and at other points where the
Zoning Officer agrees that a barrier is not necessary. The Zoning Officer may determine that a
screen along the street or lot lines is not necessary for the protection of the adjacent uses,
regardless of the type.
4. Within any outdoor parking area, a landscaped open space having an area of not less
than 100/0 of the outdoor parking area on the lot shall be provided. A minimum of one-half of
the required landscaped open space shall be located in the interior of the parking area.
(QLd2-84-2, 3/29/1984, 912.501; as added by Ord. 93-20, 7/7/1993, 92)
~.. ~13.
SCREENING OF DUMPSTERS.
{Section 1313 was repealed by Ord. 00-01, 1/27/00, 90. See g1723.}
{This Page Left Blank}
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Mark E. Hilbert & Associates
05-123M1
File No. 05-123M 1
APPRAISAL OF
LOCATED AT:
4409 Royal Oak Road
Camp Hill, PA 17011
FOR:
Elyse E. Rogers Esq.
415 Fallowtield Road, Suite 301
Camp Hill, PA. 17011
BORROWER:
D. Paul Beale
ASOF:
March 9, 2005
BY:
Mark E. Hilbert
MARK E. HILBERT & ASSOCIATES
219 East Main Street, Mechanicsburg, PA 17055 717-7664988/717-795-9301 Fax
l
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Mark E. Hilbert & Associates
Pronertv DescriDtiDn UNIFORM RESIDENTIAL APPRAISAL R 05-123Ml
RT File No. 05-123Ml
ProDerlY Address 4409 Royal Oak Road City Camp Hill State P A ZIp Code 1701'
LeaalDesemtian Recorded Cumberland County Court House, Book 0029T, Paae00284 Counly Cumber/and
Assessor's Parcel No. 10210277208 Tax Year 04-04 RE. Taxes $ 2410 EST SpeCial Assessments S Non" Noted
8000wer O. Paul Beale Current Owner Estate of Milderd Beale OCCuDant I X i Owner I I, lenan: I vac~
" Proaertv flahts aaorarsed I X I Fee SlmDle I Leasehald I Pra ecll VDe i I pur i Candomimum (HUONA onl ) HOAS /Mo
NeiGhborhood or PrOlec! Name Oakwood Park Map Reterence Census 1 ract 113 -1
Sale Prrce $ Estate Date af Saie NI A Desalptlan and $ amount olloan charGesrconcesslans to be oard bv seller NI A
LenderlChenl Eivse E. Raaers Esa. Address 415 Fallowfield Road, Suite 301, Camo Hill, PA. 17011 ~
AOaraise' Mark E. Hilbert Address 219 East Main Street Mechanicsburq, PA 17055
Location U Urbar, lliJ SubUfban t..J Rural Predominant I Single famity housing Present land use % Land use change
Buill up ~ Over 75% o 25-75% n under 25% occupancy PRICE AGE One family ~ o Nolllkely [] Likel!
[KJ Slable 05101'1 [KJ Owner ($(0001 (yrs\ o In process
Growth rate Rapid ~Low~ 24 tamily ~
Propertv values U Inaeasing [K] Stable o Declinrng o Tenant ' 295 Hlah 60 MuIti-jall11~ ~ To
Demand/supply R Shortage ~ In baIa1ce OOMsupf:Ity I [KJ Va<mt(()'5%) I Predominant <, Commercial 3 %
Marketina lime Under 3 mos X 3-6 mas 1'1 Over 6 mos n"ilcant.0\lf!'f5O,.;,) \ 215 I 40 V. Land , 20'
10
Note: Race and the racial composition of the neighborhood are not appraisal factors.
Neighborhood boundaries and characteristics: Neighborhood boundries: South bv 581. West by 581, North by ConodlJuinei Creek, and East by
. US route 11-15.
.
. Factors thai aflect the marketability ot the propertres in the nelghborhaod (proximity to employment and amenities, employment stability, apoeal to market, elo.)
. Prooerty has aood access to emalovment and services. Churches ,Schools and Recreational areas are within a reasonable distance.
..
Market conditions in the subject neighborhood (including sup pori for the above conclUSIOns related to the trend of property vaiues, demand/supply, and marketing time
- - such as data on competitive propertres for sale in the neighborhood, descripllon of the prevalence at sales and financing concessions, etc.)'
Wilh the imorovina markets the seller are not reouired to offer sales or financina concessions,FinancinQ is readly available from a
varietv of sorces.
. Project Information fnr PUOs (If applicable) - - Is the developer/builder in control at the Home Owners' Association (HOA)? UYES UNO
Approximate tatal number of units in the subject project Approximate total number at units for sale In the subject project
Describe common elements and recreational facilities.
Dimensions See Attached Tax Reoort Topography Basically Level
Site area 0.30 Acres Corner Lot [J Yes (RJ No Sire 0.30 Acres
Specific zoning classification and description Residential Shape Rectanaular
Zoning compliance 0 Legal 0 Legal nonoanfonring (Grandfalhered use) U Illegal U No zoning Drainaga Appears adequate
HiGhest & best use as imoroved: rXf Present use -- Fi Other use (explain) View Residential
Utilities Public Other Off~site Improvements Type Public Private Landscaping Good
Electricity [KJ 200 AMP Street Macadam (RJ 8 Driveway Surtace Macadam
Gas o Prooane CUfblgutler Concrete 0 Apparent easements None apparent
Water 0 Sidewalk Concrele (RJ R FEMA Special Flood Hacard Area DYes (] No
Sanitary sewer [K] Street lights Yes ~ FEMA Zone .. C" Map Date 02-15-78
Storm sewer Ixl Allev None FEMA Map No. 420360-A
Comments (apparen1 adverse easements, encroachments, special assessments, slide areas, illegal or legal nonconforming zoning, use, etc.): None Aooarent
Subiect however to reservations, easements, conditions and riaht of way of record.
GENERAL DESCRIPTION EXTERIOR DESCRIPTION FOUNDATION BASEMENT INSULATION
Na. of Units One Foundation Concrete Slab NONE Area Sq.Ft. 728 Roof ~
No_ of Stories Two Exteriar Walls Aluminum 0aI>I Spare NONE % Finished 60 Ceiling Cncld X
Type (DeUAtl.) Detached Roof Surface Comoosition Basement Full Ceilirg Ceiling Tile Walls Cncld X
Design (Style) 2 Slo rv Gutters & Ownspts. Aluminium Sump Pump Yes Walls Panel Floor - 0
ExislinglProposed Existina Window Type ObI. Huna Dampness None noted Floor Carpet None ==0
Age (Yrs.) 35 Years Stann/Saeens YES YES Settlement None noted Outside Enb'y None U,,Imown _0
Effective Aae Yrs. \ 3-5 Manufactured House No infestation None noted
. ROOMS Faver Livino Dinino Kitchen Den F amilv Rm. Rec. Rm. 8edraoms 11 Baths Laundrv Other Area Sa.Ft.
8asement 1 1 Storace 726
Level 1 1 1 1 1 1 P/Rm. 1 992
. Level 2 3 2 784
.
Finished area above arade contains: 7 Rooms; 3 8edroom s \; 2.5 SaWs): 1 776 Souare Feet af Gross Livino Area
INTERIOR Materials/Condition HEATING KITCHEN EQUIP. AnlC AMENITIES CAR STORAGE'
Floors WIW-CfT-Good Type H .Pumo Refrigerator 0 None 0 Fireplace(s) # L- [] None 0
. Walis Drvwalll Good Fuel Electric Range/Oven ~ Stairs 8 Patio 0 Garage 2 # of cars
Trim/Finish Wood I Avo ConditionAva. Disposal Drop Slair Deck Wood [KJ AlIached 2
Bath Floor CeramicTilellGood COOLING Dishwasher 0 Scuttle [] Porch Rear [] Detached
Bath Wainscot C Tile I Good Central Yes Fan/Hood 00 Floor 0 Fence Chain Link [K] Built-In
Doors Hollow Core I Avo Other None Microwave ~ Heated R Pool In Gr.Pool ~ Carport
ConditionA yo. Washer/Olver Finished SkY-Ute Driveway 4
Additional features (special energy efficient items, etc.): 16 X 32 In Ciround Pool
Condition of the improvements, depreciation (physical. functional. and external), repairs needed, quality of construction remodeling/additions. etc.: No major
reoairs noted. No evidence of functional or external obsolescence
.
Adverse environmental conditions (such as, but notlimiled to, hazardous wastes, toxic substances, etc.) present in the improvements, on the site, or in the
immediate vicinity of the subjecf property; Threr are no visible or aooarent environmental conditions that would Neaativelv imoact the value
of subiect orooertv.
Fle<;idlt. Mac Faro 10 6-';3
I
PAGE 1 OF 2
PrI;JdUt.dusinc;lAClsoItwact.lIOO,234_ar2iYl'fl'tj.Jciw~t:.tooI
rannit. MaerCl"m 1004 6.93
Valuation Section
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UNIFORM RESIDENTIAL APPRAISAL REPORT
Mark E. Hilbert & Associates
;)-
ESTIMATED SITE VALUE - S 45,000 i Comments 011 Cost Approach {such as, source of cost estlmate l
ESTIMATED REPRODUCTION COST,NEW OF IMPROVEMENTS i site value, square foot calculation and for HUe VA and FmHA, the
Dwelling 1 ,776 Sq FL @$ 64.50 = S 114,552 I esllmaled remaIning economic life of the property) J
8sm! 728 Sa. FI @S 23.25 = 16.926 Iln the reproduction cost of improvements. Marshall & Swift
. F/P,Deck,Porch,Poo[, Skv-Lite 0 25,000 I Residential Cost Handbook and local contractors are
GaragelCatjlOCI ~SqFL@S~ = 8,785 I referenced --
Total Esl1maled Cost New = $ 165,283 ,
Less .. Physlca! I Fun~l1onal ! External Est. RemalninjJ ECOll. Ute i
.
DelYeaal10n $7,375 I o $ 7,375 I
Depreciated Vaiue of Improvements ::: S 157.888 i
"As-Is" Value 01 Site Improvements = $ 3,500 i
INDICATED VALUE BY COST APPROACH . = $ 206 400 I Estimated remaininq economic life is 30-35 years
ITEM i SUBJECT COMPARABLE NO ' COMPARABLE NO.2 COMPARABLE NO.3
4409 Royal Oak Road 408 SiouxDrive 2826 Merion Road 5211 Meadowbrook Road
Aodress Camo Hill, PA Mechanicsburo. PA Camp Hill, PA MechanicsburQ. PA
Proximity to SUbleci , , 0.80 Miles 1.2 Miles 1.6 Miles
Sales Price $ Estate ...... $ 185,000 $ 188 000 $ 204,000
PricelGross Liv. Nea $ 0.00 fli $ 112.80 III :.', $ 101.57 IZi : '0: $ 89.47 III
Data andlor C. P .M.L. C.P.M.L. C.P.M.L.
Verification Sources Inspection AQent Aqent AQent
VALUE ADJUSTMENTS DESCRIPTION DESCRIPTION I +(-)$Ad~slmenl DESCRiPTION l .. ( -) S AdfUstmenl DESCRIPTION I 1" (-).s Adtu5tment
Sales Of Financing ~ DOM 74 : DOM1 DOM 46 :
Concessions Conventional Conventional : Conventional
Date of SalelT/me IN1A .:'<,j. 02-02-05 03-29-05 03-14-05
Locatian Suburban Suburban Suburban Suburba n
l~Snve Fee Simple Fee Simpie Fee Simple Fee Simple :
Site 0.30 Acres 0.37 Acres : 0.24 Acres 0.31 Acres
View Residential Residential Residential Residential
Desion and IlcoeaJ 2 StOTY I Good 2 StOry I Good : 2 Story I Good : 2 StOry I Good
i QJaltyofCcmucfun Aluminum Vinvl : Stone I Alumn. : Vinvl
Il\Qe 35 Years 24 Years : 64 16 Years
Conoition Good Good Above Averaae +3,800 Good :
Above Grade Tal')' Bttm:s I "'''' Total' Bdrms ' 8aths : Tctal 1 Berms' Baths : Total I Bdrms I Bal~s
Room Count 7: 3: 2.50 7: 3: 2.50 " 8: 4: 1.50 : +2,500 7: 3: 2.50 :
Gross Livina Alea 1,776 SaH 1 640 SoH : +1,900 1,851 SoH 2,280 So.Ft -7.500
. Basement & F"ished Full Full : Full Full
Rooms Below Grade Rec.Rn.lDen Rec. Room +2,000 Rec. Room +2,000 Unfinished +4,500
Functional Utility Averaae Averaqe Averaoe Averaae :
Heatino/Coolino H.Pumo I CIA H.Pumo I CIA : Hot Air-ClAir H.Pumo I CIA
. Enemv Effident ttems Averaae Averaqe Averaae Averaqe
:
GaraoelCarOarl 2CaL Garaae 2CaL Garaae Off SI. Parkino +4,000 2Car. Garaae :
Porch, Patio, Deck, Po rch, Deck Deck +1,500 Porchl Patio Patio +1,500
Fireolace(s), etc 1 Fireolace 1 Fireplace 1 Fireplace 1 Fireplace
Fence. Pool, elc. Fence,Pool, None : +5,000 None : +5,000 Fence +3,500
SkY Ute None : +1,500 None : +1500 None +1,500
Net AtJ' (totall "i;' ,: '::.' Ixl + I 1- '$ 11,900 Ixl + I i- :$ 18,800 rxl + 11- :$ 3,500
Adjusteo Sales Price .':...!"}. Gross: 10:0% . .Gross:9.1 %
ot Como arable ;,... ~"OL.. $ 196,900 Net: 1mO%/ $ 206,800 Net:> L7% $ 207,500
Comments on Sales Comparison (including the subject property's compatibility to the neighborhood, etc. ): See Attached Addendum.
ITEM SUBJECT COMPARABLE NO.1 COMPARABLE NO.2 COMPARABLE NO.3
Date, Price and Data None None None None
Source lor prior sales N/A N/A N/A N/A
v.;thin vear of appraisal Tax Records C.P.M.L ICourt House CP.M.L,/Court House C.P.M.L,/Court House
Analysis of any current agreement oj sale, option, or listing of the subject properly and analysis of any prier sales of subject and campa-abies Mth/n one year of the date of appraisal'
The sales comparison acoroach carries the most weiqht in determino market value as it is based on historical information and is not
as Subiective as in the income accroach
INDICA TED VALUE BY SALES COMPARISON APPROACH. . . . . $ 205,000
. INDICA TED VALUE BY INCOME APPROACH In AovIcable) Estimateo Markei Re~I' $' . N/A /Mo. x Gross Rent Wulli Iier N/A =$ 0
This appraisal is made [8J "as is' 0 subjectlo the repars, alterations, inspections cr conditions listed below . 0 . subject to oompletion per plans ano specfficatlons
CondilionsolAprraisal: The aporaiser assumes a maretable title and that equicment associated with the imcrovement is in workina order
Final Recanciliation: The market accroach reindorced bv the cost approach is a Qood indicator of fair market value. The fact that the seller is
or is not pavino anv portion 01 the closinq costs has no effect on this appraisal.
.
The purpose 01 this appraisal is 10 estimate the market vaiue 01 the real property ll1at is the subject 01 this report, based on the above conditions and ll1e certification. contingent
and limiting conditions, and market value definition that ue stated in the attadled Freddie Mac Form 439/Fannie Mae Fam 1()()48 (Revised 6193 ).
I (WE) ESTIMATE THE MARKET VALUE, AS DEFINED, OF THE REAL PROPERTY THAT IS THE SUBJECT OF THIS REPORT, AS OF MARCH 09, 2005
. (WHICH IS THE DATE OF INSPZ...ANP THE EFFECTIVE DATE OF THIS REPORT) TO BE $ 205,000 .
APPRAISE~~ I'~ ~ / _ SUPERVISORY APPRAISER (ONLY IF REQUIRED): OOid OOidNol
Sianature 1"7 Signature
Name Mark E. Hilbert / , Name Inspect Property
Date Report Signed June 6, 2005 Date Report Si ned
State Certification # Rl-000388-L Stale PA State Certification # State
Or Slate license # RB029755A Slate PA Or State Ucense # Stale
File No
0,,-123M1
0" 123M1
Fll!'ddillMac Fa'm ro 6.93
PAGE20F 2
ProduceduVoq-'C1S\ltw;vt.eoo2~,en7_,atiwebccm
far;nie-MaeForrn Hl04 6-9J
Mark E. Hilbert and Assoc.
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ADDENDUM
Borrowec: D. Paul Beale
Prooerty Address' 4409 Roval Oak Road
City Camp Hili
Lende' Elyse E Rogers Esq.
File Nc.: 05-123M1
Case No. 05-123M1
State PA Zip 1701'
Comments on Sales Comparison
The subject is over 30 years old. but has been modernized as necessary and is marketable in its present condition. The
effective age is significantly less than 30 years
The property's heating, plumbing and electrical systems appear to be functioning properly to the best of the appraiser's
knowledge and expertise.
It is noted that comparable No(s) 3 is/are located more than:
( ) one mile for urban location.
( X) three miles for suburban location.
( ) five miles for rural location from the subject These com parables were selected after a
through search of the area. They are located in a neighborhood similar to the subject, and are considered to be the best
comparable sales available.
I am unable to verify the insulation "R" factor. The presence of UREA-FORMALDEHYDE FOAM INSULATION could not be
determined. If UFFI is present, the appraised market value may be adversely affected or voided. Any information about
insulation stated on the appraisal was provided by inspection, owner or agent and is assumed to be accurate.
The appraiser in not aware of the existence of Radon Gas and/or Radon Daughters and does not have the necessary
equipment to test for presence of same. If a future test shows unacceptable levels of Radon present, the appraised market
value may be adversely effected or voided.
Please be advised that in the market data analysis grid, bathrooms are adjusted for on the first line and gross living
area/room count are adjusted together as a single adjustment on the second line.
All comparable sales are setlied to the best of the appraiser's knOWledge. Verification of setliement is with County and/or
Realtor.
Addendum Page' of 1
SUBJECT PROPERTY PHOTO ADDENDU
Borrower: D. Paul Beale
Property Address: 4409 Royal ,Road
City: Camp Hill
Lender: EI se E. Ro ers Es
State: PA
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0.. 05-123M1
Case No.: 05-123M1
Zip 17011
FRONT VIEW OF
SUBJECT PROPERTY
Appraised Date: March 9, 2005
Appraised Value: $ 205,000
REAR VIEW OF
SUBJECT PROPERTY
STREET SCENE
Borrower: D. Paul Beale
Propert\' Address: 4409 Royal
City: Camp Hili
Lender: EI se E. Ro ers Es
Road
State: PA
0: 05-123M1
Case No.: 05-123M1
lip: 17011
Stale: PA
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Case No.: 05-123M 1
Zip 17011
Borrower: D Paul Beale
Property Address 4409 Royal 0
Cily Camp Hill
Lender: EI se E Ro ers Es
COMPARABLE PROPERTY PHOTO ADDENDU
F 05-123M1
oad Case No.: 05-123M 1
Stale: PA Zip 17011
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COMPARABLE SALE #1
408 SiouxDrive
Mechanicsburg, PA
Sale Dale: 02-02-05
Sale Price: $ 165,000
COMPARABLE SALE #2
2626 Merion Road
Camp Hill, PA
Sale Dale: 03-29-05
Sale Price: $ 166,000
COMPARABLE SALE #3
5211 Meadowbrook Road
Mechanicsburg, PA
Sale Dale: 03-14-05
Sale Price: $ 204,000
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$152,160.00
RANSFER SALEIHISTORY
Full Report
Owner Name
Mail Addr
Mail Addr2
Subdivision
House Number
Building Value
Clean And Green
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BEALE. D PAUL & MILDRED E
4409 ROYAL OAK ROAD
CAMP HILL PA 17011
OAKWOOD PARK
4409
R RESIDENTIAL BUILDING
101 RESIDENTIAL 1 FAMILY
LOT 11 pa 15 PG 60
L-0011
40.235447
76.955922
$114,430.00
Page 1 of I
Sale Dale SallLE[it;e
4/27/1982 $70,000.00
BUILDING CHARACTERISTICS
Year Buill
Eft Year Built
Livi ng Area SF
Living Area Factor
Livi ng Area T alai
Limitina Factors
1970
1970
1782
54.45
97030
De.e.!!.Jlook
0029T .
Deeded Acres
Stories
Dwelling Type
Sewer Type
Road Type
Waler Source
PeeJ:!~;rne
00284 .
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PUBLIC
PAVED
PUBLIC
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05-123M1
FileNo 05-123M1
DEFINITION OF MARKET VALUE: The most probabte Price which a property should bring in a competitive and ooen market
under all conditions requisite to a fair saie, the buyer and seller, each acting prudently, knowledgeably and assuming the Orlce is no:
affected by undue stimulus Implicit in this definilion IS the consummatIOn of a sale as of a specilied date and the passing of title franc
seller to buyer under conditions wherebv (1) buyer and seller are typically motivated; (2) both parties are well intormed 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; (41 payment
is made in terms of cash In U,S, dollars or in terms of financial arrangements comparable thereto; and (5) the prrce represents the norma!
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 adjustmenls are necessary for
those costs which are normally paid by sellers as a resull of tradition or law in a market area; these costs are readily identifiable since the
seller pays these costs in virtually all sales transactions, Speciai or creative financing adjustments can be made to the comparable propertv
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 dol/ar tor dollar cost of the financing or concession but the dollar amount of anI
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 tille 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 a sketch in the appraisal report 10 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 has examined the availabie ftood maps that are provided by the Federal Emergency Management Agency (or other data
sources) and has noted in the appraisal reporl whether 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 ar 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 question, unless specific
arrangements to do so have been made beforehand,
5, The appraiser has estimated the value of the land in the cost approach at its highest and best use and the improvements at their
contributory value, These separate valuations of the fand and improvements must not be used in conjunction with any other appraisal and
are invalid if they are so used,
6, The appraiser has noted in the appraisal report any adverse conditions (such as, needed repairs, depreciatipn, 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
or unapparent conditions of the property or adverse environmental conditions (including the presence of hazardous wastes, toxic
substances, etc, ) that wouid make the property more or less valuable, and has assumed that there are no such conditions and makes no
guarantees or warranties, express or implied, regarding the condition of the property, The appraiser wiit not be responsible for any such
conditions that do exist or tor any engineering or testing that might be required 10 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,
7, 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 correcL The appraiser does not assume responsibility for the accuracy of such
items that were furnished by other parties,
8, The appraiser will not disclose the contents of the appraisal report except as provided for in the Uniform Standards of Professional
Appraisal Practice,
g, The appraiser has based his or her appraisal report and valuation conclusion for an appraisal that is subject to satisfactory completion,
repairs, or allerations on the assumption that completion of the improvements will be performed in a workmanlike manner,
10, 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 professionaf 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 financiallnstitution; or any department, agency, or instrumentality of the United States or any state or the District of Columbia;
except that the lender/client may distribute the property description section of the report only 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 the public through advertising, public relations, news, sales, or other media,
Freddie Mac Form 439 6-93
Page 1 of 2
F ann!e Mae Farm 1004 B 6-93
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05-123M1
FlleNc 05-123M1
APPRAISERS CERTIFICATION: The Appraiser certifies and agrees that
1. I have researched the sUbJect market area and have selected a minimum 01 three recent sales of properties most sImilar and proximate
to the subject property tar consideration In the sales companson analYSIS and have made a dollar adjustment when apprODna!e tD reflect the
market reaction to those items of significant varlaflon If a slgniflcanf item In a comparable property IS superIOr te , or more favorable fhae,
the subject property, I have made a negative adlusfment to reduce the adjusted sales pnce of the comparable and, If a significant item In a
comparable property IS inferior to. or less favorabie than the subject property, I have made a positive adjustment to increase Ihe adJusled
sales price of the comparable.
2 I have taken inlo consideration the factors that have an impact on value in my development of the estimate of market value in the
appraisal report. I have not knowingly withheld any significant information from the appraisal report and I believe. to the best of my
knowledge, that alt statements and information in the appraisal report are true and correct.
3. I stated in the appraisal report only my own personae unbiased, and profeSSional analysis, opinions, and conclUSions. which are subject
only 10 the contingent and limiting conditions specified in this form.
4 I have no present or prospective interest in the property that is the subject to this report, and I have no present or prospective personal
mterest or bias with respect to the participants in the transaction, I did not base, either partially or completely, my analysis and/or the
estimate of marke! value in the appraisal report on the race, color, religion, sex, handicap, familial status, or national origin of either the
prospective owners or occupants of the subject property or of the present owners or occupants of the properties in the vicinity of the
subject property,
5. I have no present or contemplated future interest in the subject property, and neither my current or tuture employment nor my
compensation for performing this appraisal is contingent on the appraised value of the property.
6. 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.
7. I performed this appraisal in conformity with 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 this appraisal,
with the exception of the departure provision of those Standards, which does not apply. I acknowledge that an estimate of a reasonable
time for exposure in the open market is a condition in the definition of markel value and the estimate I developed is consistent with the
marketing time noted in the neighborhood section of this repor\, unless I have otherwise stated in the reconciliation section.
8. I have personally inspected the interior and exterior areas of the subject property and the exterior of all properties listed as comparables
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 and have made adjustments for these
adverse conditions in my anaiysis of the property value to the extent that I had market evidence to support them. I have atso commented
about the effect of the adverse conditions on the marketability of the subject property.
9. I personally prepared all conclusions and opinions about the reai estate that were set forth in the appraisal report. If I relied on
significa nt professionat assistance from any individual or individuals in the performance of the appraisal or the preparation of the appraisal
report, I have named such individual(s) and disclosed the specific tasks performed by them in the reconciliation seclion of 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
the report; therefore, if an unauthorized change is made to the appraisal report, I will take no responsibility for it.
SUPERVISORY APPRAISER'S CERTIFICATION: 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 reviewed the appraisal report, agree with the
statements and conclusions of the appraiser, agree to be bound by the appraiser's certiftcations numbered 4 through 7 above, and am taking
lull responsibility for the appraisal and the appraisal report.
ADDRESS OF PROPERTY APPRAISED: 4409 Royal Oak Road, Camp Hill, PA 17011
APPRAISER:
Signatwe: ~~~~r-
Name: Mark E, Hilbert
Date Signed: June 6, 2005
State Certification #: RL-000388-L
or State License #: RB029755A
State: PA
Expiration Date of Certification or license: June 30, 2005
SUPERVISORY APPRAISER {only if required)
Signature:
Name:
Date Signed:
State Certification #:
or State License #:
State:
Expiration Date of Certification or License:
o Did 0 Did Not Inspect Property
MARK E. HILBERT & ASSOCIATES
Freddie Mac Form 439 6-93
Page 2 of 2
Fannie Mae Form 10048 6-93
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Mark E. Hilbert & Associates .
MULTI-PURPOSE SUPPLEMENTAL AD DUM
FOR FEDERALL Y RELATED TRANSACTIONS
OS.123M1
05.123M1
BorrowerlClien: D. Paul Beale
Properly Address 4409 Royal Oak Road
City Camp Hill County Cumberland
Lenoer Elyse E. Rogers Esq.
Slate P A
Zip Code 17011
This Multi-Purpose Supplemental Addendum for Federally Related Transactions was designed to provide the appraiser with a con-
venient way to comply with the currenl appraisal standards and requirements at the Federal Deposit Insurance Corporation (FDIC).
the Office of the Comptroller of Currency (DC C), The Office of Thrift Supervision (OTS), the Resolution Trust Corporalion (RTC\
and the Federal Reserve.
This Multi-Purpose Supplemental Addendum is for use with any appraisal. Only those
statements which have been checked by the appraiser apply to the property being appraised.
!KJ The appraisal is based on the information gathered by the appraiser from public records, olher identified sources, inspection of the
subjecl properly and neighborhood, and seiection of comparable sales within the subject market area The of/ginal source of the com.
parables is shown in the Data Source section of the market grid along with the source of confrrmatlon, if avaiiable. The original source
IS presented first. The sources and data are considered rehable. When conflicting informalion was provided, the source deemed most
reliable has been used, Data believed to be unreliable was not Included in the report nor used as a basis for the value conclusion.
!KJ The Reproduction Cost is based on Marshall & Swift residential Cost Hand book and Local Conlractors,
supplemented by the appraiser's knowledge of Ihe local market.
o Physical depreciation is based on Ihe estimated effeclive age of the subject property, Functional andlor exlernal depreciation, il
present, is specifically addressed in the appraisal report or other addenda. In estimating the site value, the appraiser has relied on
personal knowledge of the local market. This knowledge is based on prior and/or current analysis of site sales and/or abslraction of site
values from sales of improved properties.
o The subjecl property is located in an area of primarily owner-occupied single family residences and the income Approach is not consi.
dered to be meaningful. For this reason, the Income Approach was not used,
o The Estimated Market Rent and Gross Rent Multiplier utiliz.ed in the Income Approach are based on the appraiser's knowledge of the
subject market area. The renlal knowledge is based on prior andlor current rental rale surveys 01 residential properties. The Gross Rent
Muftiplier is based on prior andlor current analysis of prices and market rates for residential properties,
o For income producing properties, actual rents, vacancies and expenses have been reporled and analyz.ed, They have been used to pro.
ject fulure rents, vacancies and expenses.
a SUBJECT PROPERTY OFFERING INFORMATION
According 10 Owner
[KJ has not been offered for sale in the past: [J 30 days [J 1 year 1203 years LJ Other
o Is currently offered for sale for $
8 was offered for sale within the past: U 30 days 01 year 03 years OOlher
Offering informalion was considered in the final reconciliation of value.
Offering information was not considered in the final reconciliation of value,
o Offering information was not available, The reasons for unavailability and the steps taken by the
this addendum.
the subject property;
for $
appraiser are explained later in
a SALES HISTORY OF SUBJECT PROPERTY
According to Tax Re ort
B has not transferred in the past
has transferred in the past
All prior sales which have occurred in Ihe past
either in the body of the report or in the addenda.
Ihe subject property;
X 3 years Olher
1 year 0 3 years 0 Other
months or _ years are listed below and reconciled 10 the appraised value,
Date
Sales Price
Document #
Seller
Buver
. FEMA FLOOD HAZARD DATA
~ Subject properly is not located in a FEMA Special Flood Hazard Area.
Subject property is located in a FEMA Special Flood Hazard Area.
Zone FEMA MaD/Panel# MaD Date Name of Communitv
" C " 420360-A 02-15-78 Camp Hill,
0 The community does not participate in the National Flood Insurance Program.
~ The community does participate in the National Flood Insurance Program,
II is covered by a regular program,
ft is covered by an emergency program,
P'oduc~Il'WlIl"C\ ~..800."~_8121__Ba<'Oeb_"""
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Mark E Hilbert & Associates
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05-123M1
05-123M1
o The subject property is currently not under cDntract.
o The contract and/or escrow Instructions were not available fDr review. The unavailability of the contract IS explained later In the addenda section
CJ The contract and/or escrow instructions were reviewed. The foliowlng summarizes the contract.
Contract Date Amendment Date Contract Price Seller
CJ The contract indicated that personal property was not included in the sale
o The contract indicated that personal property was included. It consisted of
Estimated contributory value is $
o Personal property was nDt included in the finai vaiue estimate
o Personal property was included in the final value estimate
a The contract indicated no financing concessions or other incentives
The contract indicated the following concessions or incentives:
o If concessions or incentives exist, the comparabies were checked for Similar concessions and appropriate adjustments were made, ff applicable,
so that the final vaiue conclusion is in compliance with the Market Value defined herein.
The Appraiser certifies and agrees that:
(1) Their analyses, opinions and conclusions were developed, and this reporl was prepared, in conformity with the Unffonn Standards of Professional
Appraisal Practice ('USPAP"), e~cept that the Departure Provision of the USPAP does not apply.
(2) Their compensation is not contingent upon the reporting of predetermined value or direction in value that favors the cause of the client, the amount
of the value estimate, the attainment of a stipulated result, or the occurrence of a subsequent event.
(3) This appraisal assignment was not based on the requested minimum valuation, a specific valuation, or the approval of a loan.
. ADDITIONAL (ENVIRONMENTAL) LIMITING CONDITIONS
The value estimated is based on the assumption that the property is not negatively affected by the existence of hazardous substances or detrimental
environmental conditions unless otherwise slated in this report. The appraiser is not an expert in the identification of hazardous substances or detrimental
environmental condilions. The appraiser's routine inspection of and inquiries about the subject property did not develop any information that indicated
any apparent significant hazardous substances or detrimental environmental oonditions which would affect the property negativeiy unless otherwise stated
in this report. It is possible that tests and inspections made by a qualified hazardous substance and envronmental expert would reveal the existence of
hazardous substances or detrimental environmental conditions on or around the property that would negatively affect tts value.
. ADDITIONAL COMMENTS
. APPRAISER'S SIGNATURE & LICENSE/CERTIFICATION
Appraiser's Signature ~~~~~
Appraiser's Name (print) Mark E. Hilbert / Phone # (
State PA 0 license 0 Certification # RL-000388-L
Effective Date May 25, 2005
Date Prepared June 6, 2005
Tax 10 #
. CO-SIGNING APPRAISER'S CERTIFICATION
D The co-signing appraiser has personally inspected the subject property, bolh inside and out, and has made an exterior inspection of all
comparable sales listed in the report. The report was prepared by the appraiser under direct supervision of the co-signing appraiser. The
co-signing appraiser accepts responsibility for the conlents of the report including the value conclusions and the limiting condilions, and confirms
that the certifications apply fuily 10 the co-signing appraiser
8 The co-signing appraiser has not personally inspected the interior of Ihe subject plOperty and:
has not inspected the exterior of the subject property and ail comparable sales listed in the report.
a has inspected the exterior of the subject property and all comparable sales listed in the report.
The report was prepared by the appraiser under direct supervision of the co-signing appraiser. The co-signing appraiser accepts responsibility for
the contents of the report. Including the value conclusions and the limiting conditions, and confirms that the certifications apply fully to the co-signing
appraiser with the exception of the certification regarding physical inspections The above describes a level of inspection pertormed by
co-signing appraiser.
D The co-signing appraiser's level of inspection, involvement in the appraisal process and cerlification are covered elsewhere in the addenda section
of this appraisal.
. CO-SIGNING APPRAISER'S SIGNATURE & LICENSE/CERTIFICATION
Co-Signing
Appraiser's Signature
Appraiser's Name (print)
State LJ License
U Certification #
Phone # (
Effective Date
Date Prepared
Tax 10 #
P,odo,oc.<lu""Il.-.cII<lllwwe.eoo.1;W8127_.ac_b.c:om
mpuOl
e
County Cumberland
Stale PA
Z, Code 17011
~
File No 05-123M 1
APPRAISAL AND REPORT IDENTIFICATION
This appraisal conforms to ~ of the follOWing definitions
[RJ Complete Appraisal
o Limited Appraisal
(The act or process of estimating value, or an opln'lon of value, performed without invoking the Departure Rule.)
(The act or process of estimatrng value, or an opinion of va~ue, performed under and resultrng from Invokmg the
Departure Rule)
This report is ~ of the following types:
o Self Contained
(K] Summar y
o Restricted
(A written report prepared under Standards Rule 2-2(a) 01 a Complete or limited Appraisal performed under STANDARD 1.)
(A written report prepared under Standards Rule 2-2(b) of a Complete or limited Appraisal performed under STANDARD 1.)
(A written report prepared under Standards Rule 2-2(c) of a Complete or limited Appraisal performed under STANDARD 1
for chent use only.)
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 hmited only by the reported assumptions and limiting conditions, and are my personal, impartial, and unbiased
profeSSional analyses, opinions and conclusions.
. I have no present or prospective interest in the property that is the subject of this report, and no personal interesl with respect to the parlies involved.
. I have no bias with respect to the property that is the SUbject of this report or the parties invoived with this assignment.
, My engagement in this assignment was not contingent upon developing or reporting predetermined resulls.
. My compensation for completing this assignment is not contingent upon the development or reporting of a predetermined value or direction in value that favors the
cause of 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.
. 100 have 0 have not made a personal inspection of the property that is the subject of this report.
Comments on Appraisal and Report Identification
Note any departures from Standards Rules 1-2, 1-3, 1-4, plus any USPAP-related issues requiring disclosure:
APPRAISER: . / /_ _
S~nattwe: lI~~r
Name: Mark E. Hilbert /
Date Signed: June 6, 2005
Slate Certification #: RL-000388-L
<Y State License #: RB029755A
Slale: P A
Expiration Date of Cerfification <Y License: June 30, 2005
SUPERVISORY APPRAISER (only if required):
Signature:
Name:
Date Signed:
State Certification #:
or State License #:
State:
Expiration Date of Certification or License:
o Did
o Did Nollnspect Properly
USPAP Idenlificaticn (Rev 9199)
1 of 1
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EXHIBIT B
REV-1503 EX + (1-97)
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COMMONWEALTH OF PENNSYLVANIA
INHERITANCE TAX RETURN
RESIDENT DECEDENT
ESTATE OF
SCHEDULE B
STOCKS & BONDS
Beale, Mildred E.
FilE NUMBER
21-2005-0345
All property jointly-owned with right of survivorship must be disclosed on Schedule F.
ITEM
NUMBER DESCRIPTION
1. Blackrock Dividend Achievers (ML)
2 Eaton Vance Prime Rate Resvs (ML)
3 Federal National Mortgage 11/10/11 (ML)
4 Legg Mason account #363-04912 joint with decedent's surviving
spouse, D. Paul Beale
Per letter from Legg Mason
Total value of account = $89,787.79
Decedent's surviving spouse, D. Paul Beale disclaimed his 1/2
survivorship interest in this asset
5 Mellon Financial Corp (ML)
6 Muniyield PA Fund (ML)
7 Nuveen Invt Tr L Cap Value A (ML)
8 Nuveen Real Estate Income Fund (ML)
9 Penn Trafford PA School District 5/1/08 (ML)
10 Pfizer owned jointly with decedent's surviving spouse, D. Paul
Beale as JT TEN
500 total shares = $13,355
Decedent's surviving spouse, D. Paul Beale, disclaimed his 1/2
survivorship interest in this asset
11 Pfizer, Inc. (ML)
12 Riverside Beaver Co School Dist matures 10/1/11 (ML)
1.3 Select Sector SPDR TR SBI Cons Disc (ML)
H Select Sector SPDR TR SBI Cons Stpl (ML)
15 Select Sector SPDR TR SBI Healthcare (ML)
16 Select Sector SPDR TR SBI Int-Finl (ML)
17 Select Sector SPDR TR SBI INT-TECH (ML)
VALUE AT DATE
OF DEATH
14,865.00
30,953.00
12,318.75
44,893.89
14,685.00
103.62
26,953.42
9,962.50
26,975.95
6,677.50
6,677.50
10,637.48
1,608.35
2,975.61
1,096.38
3,076.54
2,147.49
Total from continuation pages....
143,467.46
360,075.44
2W4696 3.000
TOTAL (Also enter on line 2, Recapitulation) $
(If more space is needed, insert additional sheets of the same size)
Item
No.
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Estate of: Beale, Mildred E.
Schedule B -- Stocks & Bonds
Description
Page 2
21-2005-0345
Value at
Date of Death
1,165.84
18
Select Sector SPDR TR SBI INT-UTILS (ML)
19
Select Sector SPDR TR SBI IntEnergy (ML)
20
Select Sector SPDR TR SBI-INDS (ML)
21
Select Sector Spdr Tr SBI Materials (ML)
22
VanKampen Strategic Muni Income Class A account #39/2007638
joint with right of survivorship with decedent's surviving
spouse, D. Paul Beale
Total Value $234,038.69 per 06/15/05 letter from Mass Mutual
Decedent's surviving spouse, D. Paul Beale, disclaimed his 1/2
survivorship interest in this account
23 Wachovia Corp (ML)
TOTAL. (Carry forward to main schedule) . . . . . .
1,988.78
1,200.62
904.88
117,019.34
21,188.00
143,467.46
2500C PENN-TRAFFORD Pi'. SCE DIST REF G.O. :707873GG4
Flnancial Times Interactive Data
DTD: 02/01/1992 Mat: 05/01/2008 ~~
03/09/2005 106.12600 Mkt
Int: 11/01/2004 to 03/09/2005
4) 10000 RIVERSIDE BEAVER CNTY SCH DIST G.C. REF (768832FN2'
Financial Times Interactive Data
DTD: 06/15/1998 Mat: 10/01/2011 4.7%
03/09/2005 104.31200 Mkt
Da:.e of Deat!::
Valuatior: Dace
Processing Dai:e:
5)
6)
7)
8 )
9)
10)
11)
12)
13)
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Es~ate Valua~io~
03/09/200
03/09/200
05/3:/200
Estate of. Estate 0: Mildrec Be e
Accouf'~ ':: 9::' C'
Repor: Type: Dat,- 0: De ..
Numbe::- 0: Securicie2: 2.~
PilE: ID: BealE Mildred EstacE: Me~r.:.l~ ~ync::r_
Shares
c'" Pa",
Securi t',-
Description
Mean and/or Dn and In:
AOJustment8 Accruals
See:.!",::. t..
ValL:e
ii.lghl Asic.
Low/Bid
106.126000
26,531.50
444.44
104.312000
10,431.20
Int: 10/01/2004 to 03/09/2005
206.28
6.4947 MUNIYIELD PA INSD FD (62630VI09)
COM
New York Stock Exchange
03/09/2005
16.00000
15.91000 H/L
15.955000
103.62
500 NUVEEN REAL ESTATE INCOME FD (67071B108)
COM
American Stock Exchange
03/09/2005 20.05000
19.80000 H/L
19.925000
9 , 962. 50
1000 BLACKROCK DIVID ACHIEVRS TM TR (09250N107)
COM
New York Stock Exchange
03/09/2005 14.93000
14.80000 H/L
14.865000
14,865,00
500 MELLON FINL CORP (58551AI08)
COM
New York Stock Exchange
03/09/2005
29.56000
29.18000 H/L
29.370000
14,685,00
250 PFIZER INC (717081103)
COM
New York Stock Exchange
03/09/2005
26.85000
26.57000 H/L
26.710000
6,677.50
28.5 SELECT SECTOR SPDR TR (81369Y100)
SBI MATERIALS
American Stock Exchange
03/09/2005
31. 92000
31.58000 H/L
31.750000
904.88
36 SELECT SECTOR SPDR TR (81369Y209)
SBI HEALTHCARE
American Stock Exchange
03/09/2005
30.63000
30.28000 H/L
30.455000
1,096.38
127 SELECT SECTOR SPDR TR (81369Y308)
SBI CONS STPLS
American Stock Exchange
03/09/2005
23.55000
23.31000 H/L
23.430000
2,975.61
47.5 SELECT SECTOR SPDR TR (81369Y407)
SBI CONS DISCR
American Stock Exchange
03/09/2005
34.05000
33.67000 H/L
33.860000
1,608.35
Page 1
This report was produced with EstateVal, a product of Estate Valuations & Pricing Systems, Inc. If you have questions,
please contact EVP Systems at (818) 313-6300 or www.evpsys.com. (Revision 7.0.4)
Da~r::: o~ Deat~; 03 0 00
'\./a2.. ua:. ior-. Date: 03 0 / 00
Process:ns Date: 05 3 00
e
Sbares
oc: Par
Security
DescriptlOn
H1Sh/Ask
1';
45 SELECT SECTOR sm;. TE (61369Y50b
SBI INT~ENERG,'
Amerlcan StoCK Exchange
03/09/2005
45.1400e
15:
10~.5 SELECT SECTOR SPDR TR (81369Y605
SBI INT~FINL
American Stock Exchange
03/09/2005
30.25000
16)
38.5 SELECT SECTOR SPDR TR (81369Y704!
SBI INT-INDS
American Stock Exchange
03/09/2005
31. 34000
17)
107 SELECT SECTOR SPDR TR (81369Y803)
SBI INT-TECH
American Stock Exchange
03/09/2005
20.24000
18)
39.5 SELECT SECTOR SPDR TR (81369Y886)
SEI INT-UTILS
American Stock Exchange
03/09/2005
29.87000
19j
400 WACHOVIA CORP 2ND NEW (929903102)
COM
New York Stock Exchange
03/09/2005
53.10000
Low/Bld
E .25000 H/L
29.78000 H/L
31.03000 H/L
19.90000 H/L
29.16000 H/L
51.92000 H/L
Div: 0.46 Ex: 02/24/2005 Rec: 02/28/2005 Pay: 03/15/2005
1052.046 NUVEEN INVT TR (67064Y503)
L CAP VALUE A
Mutual Fund (as quoted by NASDAQj
03/09/2005
20 j
21)
3289.3735 EATON VANCE PRIME RATE RESVS (277913109)
SH BEN INT
Miscellaneous
01/24/2005
Last price available on 01/24/2005
Total Value:
Total Accrual:
Total: $148,212.95
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25.62000 Mkt
9.40000 Mkt
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Esta~e c:: Es:.ate 0: Mildrec Beal~
ACCOUD-:: 9152 C
Repor: Type: Date o~ Deatt
Number o~ Securities 15
File II': Beale, ~jildred Estate Mer::il.:. Lyncr.
Mean and/or D:v and In:
Adjustments Accrua~s
Se2Jrl c':
Va.'::".lE
44.195000
~,988.7e
30.015000
3,076.54
31.185000
1,200.62
20.070000
2,147.49
29.515000
1,165.84
52.510000
21,004.00
184.00
25.620000
26,953.42
l':I. 9 '-1\' '\ "'"
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9.400000
* 30, Of S' ~. be;
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$147,378,23
$834.72
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This report was produced with EstateVal, a product of Estate Valuations & pricing Systems, Inc. If you have questions,
please contact EVP Systems at (818) 313-6300 or www.evpsys.com. (Revision 7.0.4)
LEGG
MASON
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Legg Mason Wood Walker. IncorDorated
27 d Senate A venue 7th Floor POBox 8853. CamD Hi/. PA 77007 - 8853
777.737 - 6500 800 -433 -8786 Fax. 777.737 -0800
MemDe' New rork SrocK Excnange. fncJMemver SIPe;
Estate Of Mildred E. Seale
000 Evaluation
000 3/9/2005
Assets held at Legg Mason in
Joint name with D. Paul Beale
DATE OF DEATH EVALUATION MARCH 9, 2005
SECURITY CUSIP # SHARES HIGH ~ 9::Q.2.E IQIAb
LM Cash Reserve LMCXX 563.29 1.00 1.00 1.00 $563.29
Fulton Fin'! FULT 1000 22.28 21.82 21.89 $21,890.00
Home Depot HD 200 39.90 3948 39.49 $7,698.00
Time Warner TWX 400 17.62 17.32 17.53 $7,012.00
PA-Pennsylvania GO 709141zq1 50000 1.04849 $52,424.50
4.75% 1/1/2022
$89,787.79
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Historical stock prices provided by CSI, Inc. Historical mutual fund and industry prices provided by Mec
Pfizer Inc. (PFE)
Daily prices (3/9/2005 to 3/9/2005)
DATE OPEN HIGH LOW CLOSE VOLUME
3/9/2005 26.81 . 26.85 26.57 26.74 21760100
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. Please Detach & Retain Issue No. 2649
Account No. 1111-39200
PASSWORD: 29704857
D PAUL BEALE & MILDRED E Current Net Dividend $75 .00
BEALE JT TEN
Year to Date Net Dividend $300.00
Rate
Record Date Payable Date Per Share No. of Shares Gross Dividend Paid Tax Withheld
01/17/03 02/14/03 0.150000 500 75.00 o .00
05/16/03 06/05/03 0.150000 500 75.00 o .00
08/15/03 09/04/03 0.150000 500 75.00 o .00
11/14/03 12/04/03 0.150000 500 75.00 o .00
Year to Date $300.00 $0.00
INTERNET ACCESS IS HERE!
We are pleased to announce that you can access your account information on the Internet
through EquiSeNe's web site. Visit http://www.equiserve.com
You will need the issue number, account number and initial password located above and your
social security number (if applicable) to gain access to your account.
f41 002
vu".n.J:.J.ru,~lJ.t,!\L.b-J:iUl' .
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Van K<imDtn iflvestD' Scrv,::;:o Inc
2800 Po" Oa': Bouicvarc
houstrJr'. n: nOSE
June 15, 2005
CA YLE SWINDLER
KEEFER WOOD ALLEN & RAHAL LLP
FAX# 1.717-612-5805
Reference: 00357734
Re: 39 / 2007638
D. Paul.3eale
Mildred R. Beale
Dear Ms. Swindler:
Thank you for your recent inquiry regarding the above referenced shareholders' Van
Kampen account. In your letter, you requested information regardlng the balance of the
account-
The following is a summary of the share balance and net asset value (NA V) information
as of the requested date.
Account Number
39/2007638
Date
3/9/05
Shares
17,797.619
Account Value
$234,038.69
Please know that the account is owned by both shareholders jointly. If Mr. Beale would
like to have the account listed in his name only, VanKampen requires the following
documentation:
· Signature guaranteed letter of instruction
· Certified copy of the death certificate for Mildred R. Beale
'._.~! vUnnL~rUl~.u.r:.l~l-.r:.-.liUL.
I4J 00:1
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If you are unfamiliar with what a signature guarantee is, it is simply the witness of a
signature and can be performed by a registered broker dealer, commercial bank or trust
company, a savings and loan association, a credit union, a member fIrm of a national
securities exchange, a securities clearing agency, or a federal savings bank. It cannot be
performed by a notary public.
A certified death certificate can be obtained from the state or county official (usually the
Department of Health) responsible for maintaining death records in the state in which the
decedent passed away. The document must bear the appropriate certification stamp, and
it is important that the certification be an original and not a copy. Upon request, our
transfer agent will return the death certificate to you.
Please have him forward all documentation to our transfer agent at the following address:
Van Kampen Investor Services
P.O. Box 947
Jersey City, NJ 07303-0947
Thank. you for doing business with VanKampen Investments. If we may be of further
assistance, please contact our Client Relations Department at 1-800-847-2424 between
the hours of8:00 AM and 5:00 PM Central Time, Monday through Friday.
Sincerely,
~J~
Douglas Krodell
Correspondence Representative
-----
EXHIBIT E
-----
REV-1508 EX + (1-97)
e
SCHEDULE E
CASH, BANK DEPOSITS, & MISC.
PERSONAL PROPERTY
e
COMMONWEALTH OF PENNSYLVANIA
INHERITANCE TAX RETURN
RESIDENT DECEDENT
ESTATE OF
Beale, Mildred E.
FilE NUMBER
21-2005-0345
Include the proceeds of litigation and the date the proceeds were received by the estate. All property jointly-owned with the right of survivorship must be disclosed on Schedule F.
ITEM
NUMBER DESCRIPTION
1. Merrill Lynch Money Market Account owned with decedent's
surviving spouse, Paul Beale as tenants in common
Total value = $342,366.80
VALUE AT DATE
OF DEATH
171,183.40
2 Standard Federal Bank CD 5/14/14 (ML)
12,481. SO
2W46AD 2.000
TOTAL (Also enter on line 5, Recaoitulationl $
(If mare space is needed, insert additional sheets ofthe same size)
183,664.90
BX-ll1B 11' G
REV-151O EX' (1-97)
e
SCHEDULE G
INTER-VIVOS TRANSFERS &
MISC. NON-PROBATE PROPERTY
e
COMMONWEAL TH OF PENNSYLVANIA
INHERITANCE TAX RETURN
RESIDENT DECEDENT
ESTATE OF
Beale, Mildred E.
FILE NUMBER
21-2005-0345
This schedule must be completed and filed if the answer to any of questions 1 through 4 on the reverse side of the REV-1500 COVER SHEET is yes.
ITEM
NUMBEF
1.
DESCRIPTION OF PROPERlY
INCLUDE THE NJlME OF THE TRANSFEREE. THEIR RELATIONSHIP TO
DECEDENT AND THE DATE OF TRANSFER. ATTACH A COpy OF THE
DEED FOR REAl ESTATE
Reliastar IRA Annuity
#SFUA01312
Beneficiary: D. Paul Beale
Per 06/15/05 letter from Mass
Mutual - William Shillings ford
DATE OF DEATH
VALUE OF ASSET
54,902.80
%OF
DECO'S
INTEREST
100.00
EXCLUSION
{IF APPUCABLEI
0.00
TAXABLE VALUE
54,902.80
TOTAL (Also enter on line 7, Recapitulation) $
54,902.80
2W46AF 2.000
(If more space is needed. insert additional sheets of same size.)
e
Ii~~~~~
THE BLUE CHIP COMPANIES"
wan H. Sbillingsford. eUJ
Fi_al Services ProfesswnaI
2151 Saint Clair Court
Harrisburg PA 17110-9288
Tel (717) 540-5969
Fax (717)540-0389
JON 1 6 2liU5
June 15,2005
Clyde D. Swindler
415 Fallowfield Rd, Suite 301
Camp Hill, P A. 17011
Re: Estate of Mildred E. Beale
Dear Mr. Swindler
The informarion that you requested in yom letters of May 18 and June 15, 2005
is as follows:
The value ofMrs Beale's IRA Reliastar Annuity # SFUA01312 as of March 9, 1905
was $ 54,902.80. Paul is the beneficiary.
The Van Kampen account # 39-2007638 had a value of$ 234,038.69 as of March 9,
1905.
Paul's annuity policy SFUA015835 has Mildred as the beneficiary "With the children
equally as contingent beneficiary.
If you have any further questions, please feel to call me.
Sincerely yoms,
~#/~---
William H.Shillingsford,CLU
Insurance Representative of Massachusetts Mutual Life Insurance Company and affiliated insurance companies . Springfield MA 01111-0001
Registered Representative of and securities offered through MML Investors Services, Inc., a MassMutual subsidiary . Supervisory Office: West
Shore Office Center 214 Senate Avenue Suite 303 Camp Hill PA 17011-2336 (717) 763-7365. Wienken & Associates, P. Gary Wienken, CLU,
ChFC, General Agent
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EXIIIBI'T II
REV-1511 EX + (1-97)
COMMONWEALTH OF PENNSYLVANIA
INHERITANCE TAX RETURN
RESIDENT DECEDENT
ESTATE OF
Beale, Mildred E.
SCHEDULE H
FUNERAL EXPENSES &
ADMINISTRATIVE COSTS
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FILE NUMBER
21-2005-0345
Debts of decedent must be reported on Schedule I.
ITEM
NUMBER
A.
B.
2.
3.
4.
5.
6.
7.
2W46AG 2.000
1.
FUNERAL EXPENSES:
Myers Harner Funeral Home
2
Rolling Green Cemetery
ADMINISTRATIVE COSTS:
1.
Personal Representative's Commissions
Name of Personal Representative(s)
DESCRIPTION
Social Security Number(s) / EIN Number of Personal Representative(s)
Street Address
City
Year(s) Commission Paid:
Attorney Fees
State
Zip
Claimant Beale, D. Paul
Family Exemption: (If decedent's address is not the same as claimant's, attach explanation)
Street Address 4409 Royal Oak Road
City Camp Hill
State PA
Probate Fees
Relationship of Claimant to Decedent Spouse
Accountant's Fees
Tax Return Preparer's Fees
Zip 17011
TOTAL (Also enter on line 9, Recapitulation)
(If more space is needed, insert additional sheets of same size)
$
AMOUNT
8,195.00
995.00
0.00
0.00
3,500.00
0.00
0.00
0.00
12,690.00
REV-1512 EX + (1-97)
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COMMONWEALTH OF PENNSYLVANIA
INHERITANCE TAX RETURN
RESIDENT DECEDENT
ESTATE OF
Beale, Mildred E.
SCHEDULE I
DEBTS OF DECEDENT,
MORTGAGE LIABILITIES, & LIENS
FILE NUMBER
21-2005-0345
Include un reimbursed medical exoenses.
ITEM
NUMBER
1. Triscari Group
DESCRIPTION
AMOUNT
18.55
2 Commonwealth of PA
125.00
2W46AH 2.000
TOTAL (Also enter on line 10. Recapitulation) $
(If more space IS needed, insert additional sheets of the same size)
143.55
EXIlIBIT J
REV.1513 EX+ (9"()Q)
SCHEDULE J
BENEFICIARIES
COMMONWEALTH OF PENNSYLVANIA
INHERITANCE TAX RETURN
RESIDENT DECEDENT
ESTATE OF
Beale Mildred E.
NUMBER
I.
NAME AND ADDRESS OF PERSON(S) RECEIVING PROPERTY
TAXABLE DISTRIBUTIONS [include outright spousal distributions, and transfers
under Sec. 9116 (a) (1.2)J
1.
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FILE NUMBER
21-2005-0345
RELATIONSHIP TO DECEDENT
Do Not List Trustee(s)
AMOUNT OR SHARE
OF ESTATE
ENTER DOLLAR AMOUNTS FOR DISTRIBUTIONS SHOWN ABOVE ON LINES 15 THROUGH 18, AS APPROPRIATE, ON REV-1500 COVER SHEET
II. NON-TAXABLE DISTRIBUTIONS:
A. SPOUSAL DISTRIBUTIONS UNDER SECTION 9113 FOR WHICH AN ELECTION TO TAX IS NOT BEING MADE
1. Beale Trust A
c/o D. Paul Beale, Trustee
4409 Royal Oak Road
Camp Hill, PA 17011
B. CHARITABLE AND GOVERNMENTAL DISTRIBUTIONS
1.
2W46A11.000
TOTAL OF PART 11- ENTER TOTAL NON-TAXABLE DISTRIBUTIONS ON LINE 13 OF REV-1500 COVER SHEET
(If more space IS needed. Insert additional sheets of the same size)
1,288,309.59
$
2,288,309.59
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Il\ THE C01~r~T (If C(lj\n\JO~\ PLE---\.':= Of
CFMBERLAND COrl\T~l- PEN~.sYL'\'Al\L~~
ORPHA..l~.s COL~l~T DI\~ISIOl\
11\ RE:
ESTATE OF J'vlILDRED E. BE~Ll,LE.
DECEASED
NO. :200c,-OCl34=) _1-8D~0345J
{~
DISCLAIMER
The undersigned, D. PAUL BEALE ("Disclaimant"), being the husband
of MILDRED E. BEALE ("Decedent"), intending to be legally bound. makes the
following disclaimer:
Disclaimant hereby disclaims all right, title and interest he may have
in his survivorship interest the following assets:
1. Legg Mason Account #36304912, having a total value
at the time of Decedent's death of $89,787.79;
2. VanKampen Strategic Muni Income Class A Account
#39/2007638, having a yalue at Decedent's date of death
of $234,038.69;
3. 250 shares of the common stock of Pfizer, Inc., having a
date of death value of $13,355;
4. Certain real property located at 4409 Royal Oak Road,
Camp Hill, Pennsylvania, having a date of death value
of $205,000.
All of the foregoing assets were owned by Decedent and Disclaimant as
tenants by the entireties. It is Disclaimant's intention, by this Disclaimer, to
disclaim fifty percent (50%) of the, entire value of the property identified in this
Disclaimer, retaining unto himself the fifty percent (50%) interest \vhich he already
owned at the time of the death of MILDRED E. BEALE.
Disclaimant also disclaims as to the assets described in this
Disclaimer, the special power of appointment granted to him under ITKM '/"1 (c) of
the Last Vilill and Testament of MILDRED E. BEALE, which was duly admitted to
probate in the Court of Common Pleas of Cumberland County on April 13, 2005.
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Ihsclcunlanl does retaIn rnt ,;:;pe:::lai per\v":?J' appcnnrmenT 2t'c U tnt 2t.;.;seF :-;Ulll""C L(
the power of appomrmenL orbe2' than tnoc;fC speciiicall~, lClem:ifiec1m thE
DIsclmmer
Tins Disclaimer i~ irrevocable and unqualifiecL
this
, ,
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II\' vYITNESS V\~HEREOF. the undersigned has set his hand and seal
day of .It:CJ~;-(IL.D,-,' . 2005.
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D. PAUL BEALE
Vlitness
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CCll\IIvl O~\YEAL TH OF PEl\~S)-L YAO-;,\lA
ss
COl~I\T~- OF !~u-_.-\_,.:...J~.~\~
On this. the1.1J:.-'da:" of \.ku...-.-l<./ ,200~!. before me. a Notar:," Public. the
undersigned officer. personally appeared D. PArL BEALE. known to me (or
satisfactorily proven) to be the person whose name is subscribed to the within
instrument.. and acknowledged that he executed same for the purposes therein
contained.
1K '\VITNESS \\'HEREOF, I hereunto set my hand and notarial seal.
~~ 'V. ~.<=-
Notary Public U
My Commission Expires:
(SEAL)
COMMONWEALTH OF PENNSYLVANIA
NOT ARIAL SEAL
PATRICIA D OL YARNIK Notary Public
l;aflJpden T wp, Cumberland County
M Commission Expires Au us1 27, 2009
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Last Willi and T est81Jl1t1lent
OF
MILDRED E. BEALE
I, MILDRED E. BEALE, of Hampden Township, Cumberland County,
Pennsylvania,. do make, publish and declare this to be my Last Will and Testament,
hereby revoking all Wills and Codicils by me at any time made.
ITEM I: I direct that all inheritance and estate
taxes becoming due by reason of my death, whether payable by my estate or by any
recipient of any property, shall be paid by the Executor out of the residue of my
estate, as an expense and cost of anminimration of my estate. The Executor shall
have no duty or obligation to obtain reimbursement for any such tax so paid, even
though on proceeds of insurance or other property not passing under this Will.
ITEM II: I direct the Executor to pay the expenses
of my last illness and funeral expenses from the residue of my estate as an expense
and cost of administration of my estate.
ITEM Ill: If I die before my husband, D. PAUL
BEALE, I give to bim. all of my household furniture and furnishings, books, pictures,
jewelry, silverware, automobiles, wearing apparel and all other articles of household
or personal use or adornment and all policies of insurance thereon. If I do not die
before my husband, I make this gift to my children living at the time of my death, to
be divided among them as they shall agree. Should there be no agreement, the
Executor shall divide this property among them in as nearly equal portions as the
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Executor, in the sole discretion of the Executor, deems appropriate. having due
regard to the personal preferences of my children.
ITEM IV: I hereby grant my son, JEFFREY 1.
BEALE, the right and option to purchase my interest in that real estate located at
3721 Market Street, Camp Hill, Pennsylvania, upon the following terms and
conditions:
(a) The purchase price shall be the fair market value as fmally
determined in my estate for federal estate tax purposes.
(b) The option shall be exercised within six (6) months afmy
death by written notice to the Executor of my estate.
(c) The Executor is hereby authorized to provide financing for
the acquisition of the property by my son on the following terms and
conditions:
(i) No down-payment shall be required;
(ll) The Executor is authorized to provide 100%
of the fmancing for the acquisition of the property;
(iii) The rate of interest shall be not less than the
prime rate of Commerce Bank, N .A. as of the date of
closing;
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(jv) Principal and interest shall be payable in
equal monthly installments amortized over not more than
360 months;
(v) My son shall grant to the Executor of my
estate a first lien mortgage on the Property;
(vi) Closing on the purchase of the property shall
take place no later than four (4) months after the date of
written notice of the exercise of the option;
(vii) My estate and son shall divide equally any
and all realty transfer taxes assessed upon the conveyance
of the property; and
(viii) Real estate taxes and assessments, both
general and special, and lienable municipal services shall
be apportioned as of the date of Closing on the basis of the
fiscal year for which assessed.
ITEM V: I give the residue of my estate, not
disposed of in the preceding portions of this Will, to my husband, D. PAUL BEALE,
as Trustee, IN TRUST, to be divided into two parts, each of which shall constitute
separate trust funds to be known as "Trust A" and "Trust B".
"Trust A": "Trust A" shall consist of the largest
amount that can pass free of Federal estate tax under my Will by reason
of the applicable credit and the state death tax credit (provided that the
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use of this credit does not require an increase in state death taxes')
allowable to my estate but no other credit and after taking account of
dispositions under other items of this Will and property passing outside
of this Will which do not qualify for the marital or charitable deduction
and after taking account of charges to principal that are not allowed as
deductinns in computing my Federal estate tax. For purposes of
establishing the amount to be placed in "Trust A", the values fmally fIxed
in the Federal estate tax proceeding relating to my estate shall be used. I
recognize that this amount may be zero (0), in which case no property
shall pass under "Trust A". I also recognize that this sum may be affected
by the action of the Executor in exercising certain tax elections.
"Trust B": The balance of my residuary estate not
placed in "Trust A" shall be placed in "Trust B".
The following provisions shall apply to "Trust A":
ITEM VI:
(a) The Trustee shall pay the net income arising from the
principal of this Trust in convenient, at least annual installments to my
husband, D. PAUL BEALE, during his lifetime.
(b) During the lifetime of my husband, the Trustee shall pay to
or for his benefit so much of the principal of this Trust as may be
necessary, in the discretion of the Trustee, for the proper support,
maintenance and medical care of my husband.
(c) Upon the death of my husband, the Trustee shall pay over all
of the remaining assets, to one or all, or less than all of my issue, in the
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amounts, and in the estates, in trust or otherwise, as my husband may
direct, making specific reference to this Power of Appointment, either b:v
written instrument :filed with the Trustee during his lifetime or by his
Will.
In no event may this Power of Appointment be exercised in
favor of my husband, his estate or creditors of either.
(d) If this Power of Appointment is not exercised by my
husband, in whole or in part during his lifetime, or in his Will, then upon
the death afmy husband, the Trustee shall distribute the unappointed
principal as follows:
(i) FIFTEEN (15%) PERCENT, but no more than
TWO HUNDRED FIFTY THOUSAND ($250,000)
DOLLARS when aggregated with any similar gift by my
husband, D. PAUL BEALE, to HERSHEY TRUST
COMPANY, as Trustee for DAVID PAUL BEALE, III, to be
administered and distributed as provided in ITEM VITI of
this Will;
(ii) ONE~HALF (%) the balance to my daughter,
JENNIFER L. MOYER. If she is not living at the time of
distribution, this share shall be held in Trust for her issue, to
be administered' and distributed as provided in subparagraph
(e) of this Item; and
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(ill) ONE-HALF (%) the balance to my son,
JEFFREY L. BEALE. If he is not living at the time of
distribution, his share shall be held for the benefit of his
issue, to be administered and distributed as provided in
subparagraph (e) oftrus Item.
""T
(e) The Trustee shall further divide any share set apart for issue ofa
deceased child of mine into as many per stirpital shares as there are then living
issue of my deceased child. In each Trust thus established for issue of a
deceased child of mine (the "Beneficiary"):
(D The Trustee shall quarterly pay to or for the
benefit of the Beneficiary all of the net income and so much
of the principal of the Trust as, in the discretion of the
Trustee, may be necessary to maintain the Beneficiary in the
proper station in life, including proper support, maintenance,
medical care and college or higher education.
(ll) Upon the Beneficiary's attaining the age of
twenty-five (25) years, the Trust shall terminate, and the
Trustee shall pay to the Beneficiary the balance of the
principal.
(ill) Should the Beneficiary die before final
distribution of the assets of his or her Trust, but be survived
by then living issue, the Trustee shall quarterly pay the net
income from the Trust to or for the benefit of the issue, per
stirpes, living at the time of each quarterly distribution. As
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soon as anyone of the Beneficiary's issue attains the age of
twenty-one (21) years, and in no event later than twenty (20)
years following the death of the Beneficiary, the Trustee
shall pay over all of the then assets in the Trust to the then
living issue of the Beneficiary, per stirpes. Should the
beneficiary die before [mal distribution and not be survived
by then living issue, the provisions of subparagraph (iv)
herein shall obtain.
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(iv) If, before fmal distribution of the assets of any
Trust established for the issue of a deceased child, there is no
living beneficiary of that Trust, it shall terminate. The
principal of the Trust shall be distributed to the other issue
of my deceased child. A per stirpital share shall be allocated
for each issue. If any Trust created for issue of a deceased
child is then in existence, the share of the issue who is the
beneficiary shall be added to that Trust.
ITEM VII:
The following provisions shall apply to "Trust Brr:
(a) Trustee shall, beginning at my death, pay over the net
income in convenient, at least annual, installments to my husband, D.
PAUL BEALE, during his lifetime.
(b) The Trustee shall also pay to my husband so much of the
principal of this Trust as the Trustee deems necessary for the proper
support, maintenance and medical care of my husband.
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(c) Upon the death of my husband, the Trustee shall pay all
accrued income and all income accumulated but undistributed to the
estate of my deceased husband. The Trustee shall thereafter transfer the
principal of this Trust to "Trust A" to be held, administered and
distributed in accordance with the provisions of ITEM VI of this Will.
Cd) If my husband should not survive me, the provisions of
"Trust B" shall be void. The part of my estate which would have
constituted "Trust B" shall be added to "Trust A" to be disposed of in
accordance with ITEM VI of tbis Will.
(e) The Executor is authorized in the Executor's exclusive and
unrestricted discretion to determ.ine whether to elect (under Section
2056(b)(7) of the Internal Revenue Code of 1986 as amended, or any
corresponding provision of the Federal estate law), to qualify all, none or
a fraction of "Trust E" for the Federal estate tax marital deduction. The
Executor's decision with respect to this election shall be binding upon all
persons. Only property which is fully eligible for the marital deduction
under Federal estate tax law shall be assigned to this Trust.
Notwithstanding anything to the contrary contained in this Will, the
Trustee shall not retain or invest in any property which is or becomes
unproductive. Notwithstanding the provisions of subparagraph (b) of
this Item, the Trustee shall promptly pay to the Executor of my
husband's estate, out of the principal of this Trust upon the death of my
husband, an amount equal to the estate, inheritance, transfer, succession
and other death taxes ("death taxes"), Federal, state and other, payable
by reason of the inclusion of the value of Trust property in my husband's
estate. This payment shall equal the amount by which (1) the total of the
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death taxes paid by my husband's estate exceeds (2) the total of the death
taxes which would have been payable if the value of the Trust property
had not been included in husband estate. My husband's Executor shall
determine the amount payable, and the determination shall be fmal. The
determination of the amount due shall be based upon values as fInally
determined for Federal estate tax purposes in my husband's estate. After
payment of the amount determined to be due hereunder, the Trustee
shall be discharged from any further liability with respect to payment.
My husband may waive his estate's right to payment under this
subparagraph by Will, executed after my death, in which he specifically
refers to this right.
ITEM VIII: The following provisions shall apply for the
Trust established for my son, DAVID PAUL BEALE, ill:
(a) The Trustee of this Trust shall be HERSHEY TRUST
COMPANY. However, my daughter, JENNIFER L. MOYER, and my son
JEFFREY L. BEALE, may jointly, during the lifetime of both of them,
and individually during the life of the survivor, remove HERSHEY
TRUST COMPANY as Trustee, provided that they appoint another
fmancial institution to serve as successor Trustee. This power of removal
and appointment shall continue as to each institutional Trustee so
appointed.
(b) The Trustee shall distribute to my son, DAVID PAUL
BEALE, III, in convenient, at least annual installments, all of the net
mcome.
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(el The Trustee shall also distribute to my son, DA""\7}D PAUL
BEALE, III, so much of the principal as, in the discretion of the Trustee,
maybe necessary to maintain my son, DAVID PAUL BEALE, ill, in the
proper station in life, including proper support, maintenance, and
medical care. However, under no circumstances may total distributions
from this Trust exceed TWENTY THOUSAND ($20,000) DOLLARS in
any calendar year, said TWENTY THOUSAND ($20,000) DOLLARS
limit to apply to the aggregate of this Trust and of any similar Trust
established by my husband, D. PAUL BEALE, in his Will. The maximum
distribution amount ofTWEN'IY THOUSAND ($20,000) DOLLARS per
year shall be adjusted for inflation annually beginning with the
Consumer Price Index in effect in the year of the death of the survivor of
my husband and me.
Cd) Should my son die prior to final distribution of the assets of
this Trust, but be survived by then living issue, the Trustee shall
continue to administer and distribute the assets of this Trust for the
benefit of the then living issue of my son, in accordance with the
provisions of subparagraph (e) of ITEM VI.
ITEM IX: My husband, D. PAUL BEALE, shall have the
noncumulative right to "Withdraw FIVE THOUSAND ($5,000) DOLLARS from the
principal of "Trust B" under this Will each calendar year during which he is then
entitled to receive income. rimy husband is living on the last day of the year, he
shall also have the right to withdraw principal from "Trust B", not to exceed an
amount equal to five (5%) percent of the net market value of the principal of "Trust
B", less the amount, if any, previously withdrawn from that Trust during the calendar
year. The Trustee shall make this payment within thirty (30) days of the close of the
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calendar year. This right of withdrawal is noncumulative and may be exercised only
in writing delivered to the Trustee within thirty (30l days prior to the last day of each
calendar year. This right of withdrawal shall be limited and construed as necessary
to create a power described in Section 2041(b)(2) of the Internal Revenue Code of
1986, or any comparable provision offuture federal tax laws.
ITEM X: No part of the income or principal of any Trust
created by this Will shall be subject to attachment, levy or seizure by any creditor,
spouse, assignee or trustee or receiver in bankruptcy of any beneficiary prior to his or
her actual receipt of income or principal distributed. The Trustee shall pay the net
income and the principal to the beneficiaries specified by me, as their interests may
appear, without regard to any attempted anticipation, pledging or assignment, and
without regard to any claim or attempted levy, attachment, seizure or other process
against the beneficiary.
ITEM XI: The Executor and the Trustee shall each possess
the following powers, each of which may be exercised without court approval and in a
fiduciary capacity only:
(a) To retain any investments I have at my death, including
specifically those consisting of stock of any bank even if I have named
that bank as the Executor or Trustee.
(b) To vary investments, and to invest in bonds, stocks, notes,
real estate mortgages or other securities or in other property, real or
personal, without being restricted to so-called "legal investments", and
without being limited by any statute or rule of law regarding investments
by fiduciaries.
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(c) In order to divide the principal of a Trust or for any other
purpose, including fmal distributions, the Executor and Trustee are
authorized to divide and distribute personal property and real property,
partly or wholly in kind, and to allocate specific assets among
beneficiaries and Trusts so long as the total market value of each share is
not affected by the division, distribution or allocation in kind. The
Executor and Trustee are each authorized to make, join. in and
conSllmmate partitions of lands, voluntarily or involuntarily, including
giving of mutual deeds, or other obligations, with as wide powers as an
individual ovvner in fee simple.
(d) To sell either at public or private sale real and personal
property severally or in conjunction with other persons, and to
eonSllmmate saleCs) by deedCs) or other instrument(s) to the
purchaser(s), conveying a fee simple title. No purchaser shall be
obligated to see to the application of the purchase money or to make
inquiry into the validity of any saleCs). The Executor and Trustee are
authorized to execute, acknowledge and deliver deeds, assignments,
options or other writings as necessary or convenient to any of the power
conferred upon the Executor and Trustee.
\
(e) To mortgage real estate, and to make leases of real estate.
CD To borrow money from any person, including the Executor or
Trustee, to pay indebtedness of mine or of my estate, expenses of
administration or inheritance, legacy, estate and other taxes, and to
assign and pledge assets of my estate or any Trust established by this
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WilL This paragraph shall not be construed to authorize borrovving from
"Trust B".
(g) To pay all costs, taxes, expenses and charges in connection
with the administration of my estate or any Trust established under this
Will. If any death taxes are payable with respect to my estate, these
taxes shall be paid from "Trust A".
(h) To make distributions of income and of principal to the
proper beneficiaries, during the administration of my estate, with or
without court order, in such manner and in such amounts as the
Executor deems prudent and appropriate.
(i) To vote shares of stock which form a part of my estate or any
Trust established under this Will, and to exercise all the powers incident
to the ownership of stock.
(j) To unite with other owners of property similar to property in
my estate to carry out plans for the reorganization of any company whose
securities form a part of my estate.
(k) To disclaim any interest in property which would devolve to
me or my estate by whatever means, including but not limited to the
following means: as beneficiary under a will, as an appointee under the
exercise of a power of appointment, as a person entitled to take by
intestacy, as a donee of an inter vivos transfer, and as a donee under a
third-party beneficiary contract.
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0) To prepare, execute and file tax retums of any type required
by applicable law, and to make all tax elections authorized by law.
(m) To employ custodians of property, investment or business
advisors, accountants and attorneys as the Executor or Trustee deems
appropriate, and to compensate these persons from assets of my estate or
trust, without affecting the compensation to which the Executor and
Trustee are entitled.
(n) To divide any Trust created in this Will into two or more
separate Trusts so that inclusion ratio for purposes of the generation~
skipping transfer tax shall be either zero or one, in order that an election
under Section 2652(a)(3) of the Internal Revenue Code may be made
with respect to one of the separate Trusts, or for any other reason.
(0) To allocate administrative expenses to income or to
principal, as the Executor or Trustee deems appropriate. However, no
allocation to income shall be made if the effect of the allocation is to
cause a reduction in the amount of any estate tax marital deduction or
estate tax charitable deduction.
(p) To do all other acts in their judgment necessary or desirable
for the proper and advantageous management, investment and
distribution of the estate and Trusts established under this Will.
ITEM XII: The Trustee is authorized to distribute principal
and/or income in anyone or more of the following ways if the Trustee, in the sole
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discretion of the Trustee, considers the beneficiary unable to apply distributions to
the beneficiary's own best interests, or if the beneficiary is under a legal disabilitv:
(a) Directly to the beneficiary;
(b) To the legal guardian or conservator of the beneficiary;
(c) To the Trustee, or to another person selected by the Trustee,
as custodian under the Pennsylvania Uniform Transfers to Minors Act as
to a beneficiary under the age of twenty~one (21) years;
(d) To a relative of the beneficiary, to be expended by that
relative for the benefit of the beneficiary; or
(e) By directly applying distributions for the benefit of the
beneficiary.
This power shall not apply to any distributions to my husband from any trust which
has qualified for the marital deduction in my estate.
ITEM xm: Should my husband, D. PAUL BEALE, by Will
or Agreement of Trust, establish Trusts similar to the Trusts I have established for
the benefit of my issue, the Trustee of each Trust created in this Will shall have the
right to merge it with the similar Trust created by my husband for the same
beneficiaries. If merged, the Trustee shall operate the merged Trusts as a single
Trust.
Page 15
fn~6.
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ITEM XIV: Any person who has died within thirty (30) daYi3
of my death, or under such circumstances that the order of our deaths cannot be
established by proof, shall be deemed to have predeceased me. Any person (other
than myself) who has died at the same time as any beneficiary under this Will, or in a
common disaster with that beneficiary, or under such circumstances that the order of
deaths cannot be established by proof, shall be deemed to have predeceased that
beneficiary .
ITEM XV: I appoint my husband, D. PAUL BEALE, to be
the Executor. In the event of his death, inability or refusal to serve, I appoint my
son, JEFFREY L. BEALE, to be the Executor. In the event of the death, inability or
refusal of both my husband and my son to serve as Executor, my daughter,
JENNIFER L. BEALE, shall serve as Executor. In the event my husband is
deceased, unwilling or unable to serve as Trustee of "Trust A" or "Trust B", my son,
JEFFREY L. BEALE, shall serve as Trustee. In the event both my husband and my
son are deceased, unwilling or unable to serve as Trustee, my daughter,
JENNIFER L~ MOYER, shall serve as Trustee. The Executor and Trustee are
specifically relieved from the obligation of filing bond or entering security.
IN WITNESS WHEREOF, I have set my hand and seal to this, my Last
Will and Testament, consisting oftms and the preceding fifteen (15) pages, at the end
of each page of which I have also set my initials for greater security and better
identification tbis.;2{P day of ~ ,199)
mI!tLEi3~h
MILDRED E. BEALE
(SEAL)
We, the undersigned, hereby certify that the foregoing Will was signed,
sealed, published and declared by the above-named Testatrix as and for her Last Will
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and Testament, in the presence of us, who, at her request and in her presence and in --
the presence of each other, have hereunto set our hands and seals the day and year
first above written, and we certify that at the time of the execution thereof, the said
Testatrix was of sound and disposing mind and memory.
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ACKNOVlLEDGMENT
COMNION\VEAL TH OF PENNSYLVANIA
(\ A.,_L__~
COUNTYOF V~J
)
) SS:
)
I, MILDRED E. BEALE, Testatrix, whose name is signed to the
attached or foregoing instrument, having been duly qualified according to law, do
hereby acknowledge that I signed and executed the instrument as my Last Will and
Testament; that I signed it willingly; and that I signed it as my free and voluntary act
for the purposes therein expressed.
)lA.J.N E~ (SEAL)
:M1LDRED E. BEALE
Sworn to and subscribed before
me )fs, _ ~ C. daX of
~ ' 191(9
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?N otary Public
My Commission Expires:
(SEAL)
Notarial ~ea~otary public
Margaret M. Ke~:~~ dauphin cou~6b1
SUSquehanna cxpires Sept 28.
missl.n to. .
My com . I>.Ssociation ot Notaries
ber pennsy\~a!1la
Mem "
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AFFIDAVIT
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COMMONWEALTH OF PENNSYLVANIA
j)/7-'L~J _~
COUNTY OF ?r-""
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)
, the Witnesses whose names are signed to the attached
oing instrument, being dilly qualified according to law, do depose and say that
we were present and saw Testatrix, MILDRED E. BEALE, sign and execute the
instrument as her Last Will and Testament; that Testatrix signed willingly and that
she executed said Will as her free and voluntary act for the purposes therein
expressed; that each of us in the hearing and sight of the Testatrix signed the Will as
Witnesses; and that to the best of our knowledge the Testatrix was at that time
eighteen (18) or more years of age, of sound mind and under no constraint or undue
influence.
We, ~~_/1.),'1.-:,~' ",~~./'.,) , LftJci /'?L C-J/-r-JtaJ! and
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Witness
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Witness
Sworn to and subscribed before
me this ,9. It, day of
~ ,1999
)x~~bf-1
My Commission Expires:
(SEAL) Notaria~;~a~otary Public
Margaret M. Ke~: Dauphin County
SUSquehanna Exp';res Sept. 28, 2001
M cornmlsslen .
Y . Association 01 Notaries
MpfTl\)f,r. Pennsvlvarua
170081
~'r'Y.;_~:;:'\!'!.W:':~~~~:;l~~~~~~IRf'l>_
e COMMONWEALTH OF PENNSYL V.fA
DEPARTMENT OF REVENUE
BUREAU OF INDIVIDUAL TAXES
PO Box 280601
HARRISBURG, PA 17128-0601
December 16, 2005
Telephone
(717) 787-3930
FAX (717) 772-0412
KEEFER WOOD ALLEN & RAHAL, LLP
ATTORNEYS AT LAW
415 FALLOWFIELD ROAD, SUITE 301
CAMP HILL, PA 17011-4906
Re: Estate of MILDRED E BEALE
File Number 2105-0345
Dear SIR OR MADAM:
This is in response to your request for an extension of time to file the Inheritance Tax Return for
the above estate.
In accordance with Section 2136 (d) of the Inheritance and Estate Tax Act of 1995, the time for
filing the return is extended for an additional period of six months. This extension will avoid the
imposition of a penalty for failure to make a timely return. However, it does not prevent interest from
accruing on any tax remaining unpaid after the delinquent date.
The return must be filed with the Register of Wills on or before 06/09/2006. Because Section
2136 (d) of the 1995 Act allows for only one extra period of six (6) months, no additional extension(s)
will be granted that would exceed the maximum time permitted.
--.-....-
/~' Sincerely,
^ )
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Claudia Maffei, Supervisor
Document Processing Unit
Inheritance Tax Division
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