Page # 4 of 17
MANUFACTURED / MOBILE HOME IN PARK APPRAISAL REPORT
3310
60 12 1 720
720
720 50.00 36,000
400 6.00 2,400
80 10.00 800
144 11.00 1,584
DELIVERY 1 1,300.00 1,300
SET UP 720 6.00 4,320
46,404
34 1.25 19,722
26,682
26,682
SET UP
CONSTRUCTION COSTS ARE BASED ON DEALER ESTIMATES. STRUCTURE COSTS ARE BASED ON AVERAGE MARKET PRICES. THE APPRAISER IS USING $55 PER SQUARE FOOT DEPENDING ON QUALITY TO DETERMINE REPLACEMENT COST. THE DEPRECIATED REPLACEMENT COST IS THE CURRENT COST MARKET VALUE. THE APPRAISER USES AN
EXTRAORDINARY ASSUMPTION SIZE & COST OF ALL ADDITIONS EXCEPT GLA WHICH IS BASED ON TITLE INFORMATION. PRIMARY CONSIDERATION
WAS GIVEN TO THE MARKET APPROACH TO VALUE
104 E SIERRA AVE, # 48
FRESNO, CA 93710
NOT FOR SALE
5.69 TITLE/DECAL REPORT
MLS #
+0.15 % PER MONTH
GOOD
CHAMPION
1974
FAIR
GOOD
4 2 1
720
NONE
NONE
2 OPEN PARKING
PATIO
NONE
NONE
WINDOWS SINGLE PANE
INTERIOR WALLS PANELING
COMMUNITY NAME LA HACIENDA M.H.P.
Site Value NONE
Financing UNKNOWN
5541 E TULARE AVE #39
FRESNO, CA 93727
8.42 MILES SE
5,000
7.44 MH VALUE REPORT
12/29/2022 +50
GOOD
CHAMPION
1970 +100
FAIR
AVERAGE +250
4 2 1
672 +150
NONE
NONE
2 OPEN PARKING
PORCH
NONE
1 SHED -100
DUAL PANE -150
PANELING
SUNNYSIDE MOBILE ESTATES
CLUBHOUSE, POOL -250
UNKNOWN
50 Net 1.0 %
Gross 21.0 % 5,050
2110 HELM AVE # 7
CLOVIS, CA 93612
3.88 MILES SE
5,000
7.44 MH VALUE REPORT
07/01/2022 +100
GOOD
SKYLINE
1980 -100
AVERAGE
AVERAGE +250
4 2 1
672 +150
NONE
NONE
1 CARPORT + 1 OPEN -200
PATIO
NONE
1 SHED -100
SINGLE PANE
PANELING
SHAW-CLOVIS M.H.P.
CLUBHOUSE, POOL -250
UNKNOWN
-150
Net 3.0 %
Gross 23.0 % 4,850
104 E SIERRA AVE # 29C
FRESNO, CA 93710
LESS THAN 0.01 MILES
4,000
6.67 MH VALUE REPORT
11/03/2022 +50
GOOD
FLEETWOOD
1973 0
FAIR
AVERAGE +200
4 2 1
600 +400
NONE
NONE
2 CAR CARPORT -350
PORCH
NONE
1 SHED -100
SINGLE PANE
PANELING
LA HACIENDA M.H.P.
NONE
UNKNOWN
200
Net 5.0 %
Gross 27.5 % 4,200
ADJUSTMENTS AS FOLLOWS: TIME @ +0.15% PER MONTH, LOCATION @ 2% OF SALES PRICE, YEAR/QUALITY @ 0.4% OF SALES PRICE PER YEAR, CONDITION @ 5% OF SALES PRICE PER GRADE, BEDROOM @ $300, BATHROOM @ $500, LIVING AREA @ $3.25 SF, ENCLOSED PATIO @ $750, CARPORT @ $375 PER SPACE, PAVED PARKING @ $200 PER SPACE, PORCH / PATIO @ $200, SHED @ $100, DUAL PANE WINDOWS @ 3% OF SALES PRICE, COMMUNITY @ 5% OF SALES PRICE. ALL ADJUSTMENTS ROUNDED TO THE NEAREST $50.
THE APPRAISER CONSIDERS ALL PRE-HUD CONSTRUCTION TO BE FAIR QUALITY, AVERAGE QUALITY RATING BEGINS IN 1977.
AS REQUESTED BY THE CLIENT ALL APPRAISALS ARE EXTERIOR ONLY. THE APPRAISER MAKES THE "EXTRAORDINARY ASSUMPTION" THAT THE INTERIOR CONDITION IS SIMILAR TO THE EXTERIOR WITH LIMITED UPDATES AND UPGRADES. THE APPRAISERS ACCESS TO THE HOME WAS LIMITED TO A STREET VIEW. IN MANY CASES THERE WAS NO VIEWING ACCESS TO YARD SPACE. WHEN AVAILABLE MLS DETAIL WAS USED TO VIEW THE HOME.
ON APRIL 14, 2023 ALL RESIDENTS WERE PROVIDED WITH A 21 PAGE NOTICE TO THAT THE MUST VACATE THE PARK WITHIN 12 MONTHS. SEE ATTACHMENT WITH THE 1ST PAGE OF THE NOTICE. PRIMARY CONSIDERATION WAS GIVEN TO THE MARKET APPROACH TO VALUE. 4,100
Form MPR3 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.
COST APPROACH
Measurements No. Sections Sq. Ft.
x x =
x x =
x x =
x x =
Total Gross Living Area (List in Market Data Analysis Below) Gross Living Area: S.F. @ $ = $
Additions: S.F. @ $ = $
Carport/Garage: S.F. @ $ = $
Awnings: S.F. @ $ = $
Porch/Patio: S.F. @ $ = $
Sheds: S.F. @ $ = $
Skirtings: S.F. @ $ = $
S.F. @ $ = $
S.F. @ $ = $
Total Replacement Cost: = $
Depreciation: years @ % per yr. = $
Functional Economic = $
Depreciated Replacement Cost: = $
Park Space Additive = $
INDICATED VALUE BY COST APPROACH: = $
Comment on cost data/functional and economic obsolescence:
MARKET DATA ANALYSIS
ITEM SUBJECT COMPARABLE NO. 1 COMPARABLE NO. 2 COMPARABLE NO. 3 Address
Proximity to Subject
Sales Price $ $ $ $
Price/Sq. Ft. GLA $ /Sq. Ft. $ /Sq. Ft. $ /Sq. Ft. $ /Sq. Ft.
Data/Verification
Source(s)
Date of Sale/ DESCRIPTION DESCRIPTION +(– )$ Adjust. DESCRIPTION +(– )$ Adjust. DESCRIPTION +(– )$ Adjust.
Time Adjustment
Location
Make
Year
Quality
Condition
Living Area: Room Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Count & Total
Gross Living Area Sq. Ft. Sq. Ft. Sq. Ft. Sq. Ft.
View
Additions
Garage/Carport
Porch/Patio/Deck
Fireplace(s), etc.
Shed
Total Adjustments + – $ + – $ + – $
Indicated Value
of Subject $ $ $
Comments on the Comparable Sales
Analysis of any current agreement of sale, option, or listing of the subject property and analysis of any prior sales of subject within 3 years of the date of appraisal:
INDICATED VALUE BY SALES COMPARISON APPROACH $
Page # 5 of 17
MANUFACTURED / MOBILE HOME IN PARK APPRAISAL REPORT
3310
SCOPE OF WORK: THE PROPERTY WAS IDENTIFIED BASED ON A COPY OF TITLE OR THE DECAL REPORT. AN EXTERIOR AND INTERIOR INSPECTION WAS DONE OF ALL ROOMS. THIS DID NOT INCLUDE APPLIANCE OR UTILITY TESTING, ROOF OR CRAWLSPACE WHICH IS A PART OF A HOME INSPECTION. DATA RESEARCH WAS BASED ON THE MLS & HCD COMP REPORT. THE PRIMARY APPROACH TO VALUE IS THE SALES COMPARISON. A COST APPROACH WAS DONE & AN INCOME APPROACH WAS NOT DONE AS PARK MANAGEMENT DOES NOT ALLOW SUBLEASING.
DETERMINATION OF GROSS LIVING AREA: ON PERSONAL PROPERTY MANUFACTURED / MOBILE HOMES HUD & HCD REPORT CHASSIS SIZE TO THE HCD DATA BASE. THIS CAN BE IN CONFLICT WITH THE GROSS LIVING AREA (GLA) OF THE HOME. ON PRE HUD HOMES IT WAS COMMON FOR DMV TO INCLUDE THE HITCH LENGTH. THIS CAN LEAD TO INACCURATE GLA ESTIMATIONS OF COMPARABLE SALES. ON NEWER HOMES, BUILT MAINLY AFTER 2000, IT IS COMMON FOR PORCHES & PATIOS TO BE INCLUDED WITHIN THE CHASSIS DIMENSIONS. THE APPRAISER MAKES THE EXTRAORDINARY ASSUMPTION THAT THE CHASSIS DIMENSIONS REPORTED IN HCD DATA ARE INCLUSIVE OF PORCH AND PATIO AREA CONTAINED WITHIN THOSE DIMENSIONS.
THE APPRAISER MEASURES THE SUBJECT HOME TO ACCURATELY DETERMINE GROSS LIVING AREA (GLA). TO USE CHASSIS DIMENSIONS AS A DETERMINATION OF GROSS LIVING AREA CAN LEAD TO INACCURATE COMPARISONS BETWEEN THE SUBJECT AND COMPARABLES. THE APPRAISER
DOES NOT MEASURE COMPARABLE SALES & RELIES ON HCD DATA FOR THE GLA ON OLDER HOMES AND NEWER HOMES WITHOUT PORCHES & PATIOS CONTAINED WITHIN THE CHASSIS DIMENSIONS. ON NEWER HOMES WHEN PORCHES & PATIOS ARE A PART OF THE CHASSIS THE APPRAISER MAKES HIS
BEST ESTIMATION FROM A STREET VIEW OF THE HOME TO DETERMINE HOW MUCH AREA TO DEDUCT FROM THE CHASSIS TO ARRIVE AT A MORE RELIABLE GLA TO BE USED IN COMPARISON TO THE SUBJECT.
DUE TO EXTERIOR ONLY INSPECTION FROM THE STREET HOME DIMENSIONS WERE DETERMINED FROM THE HCD DATA BASE. GROSS LIVING AREA IS FREQUENTLY WRONG DUE TO ORIGINAL REGISTRATION WITH DMV WHICH INCLUDED HITCH LENGTH.
Conditions of Appraisal:
THE INTENDED USERS OF THESE REPORTS ARE MATT DAVIES OF HARMONY COMMUNITIES, ATTORNEY JASON R. DILDAY AND THE HOME OWNERS.
THE INTENDED USE OF THIS REPORT IS TO USE THE FAIR MARKET VALUE OF 30 HOMES IN THE SUBJECT COMMUNITY TO COMPENSATE THE RESIDENTS FOR
THE COMMUNITY CLOSING, SUBJECT TO THE STATED SCOPE OF WORK, PURPOSE OF THE APPRAISAL, REPORTING REQUIREMENTS OF THIS APPRAISAL REPORT FORM, AND DEFINITION OF MARKET VALUE. THESE APPRAISALS ARE NOT FOR LENDING PURPOSES. SALES OCCURRING AFTER THE NOTICE TO RESIDENTS OF THE PARK CLOSURE ARE NOT ACCEPTABLE FOR COMPARISON PURPOSES.
THE FOLLOWING ADJUSTMENTS ARE CONSIDERED REASONABLE FOR A CHATTEL MOBILE HOME: VIEW, HARDSCAPE IMPROVEMENTS, SHEDS, GARAGES, CARPORTS, PORCHES, PATIOS, ENCLOSED PATIOS OR SUNROOMS & DECKS. THESE ADJUSTMENTS ARE IN ADDITION TO THE CUSTOMARY ADJUSTMENTS FOR TIME, AGE, QUALITY, CONDITION, BED/BATH COUNTS, LIVING AREA, FIREPLACES & COMMUNITY AMENITIES AND OR COMMUNITY CONDITION. LOCATION ADJUSTMENTS ARE MADE FOR DIFFERENCES BASED ON GEOGRAPHIC LOCATION OR NEGATIVE SITE INFLUENCES SUCH AS TRAFFIC & NOISE. ONLY SALES FROM WITHIN ALL AGE COMMUNITIES WERE CONSIDERED FOR COMPARISON PURPOSES. THE APPRAISERS PRIMARY DATA SOURCE INDICATES 5 SALES WITHIN THE SUBJECT COMMUNITY WITHIN THE LAST 12 MONTHS. THE APPRAISER CONSIDERED THE MOST SIMILAR SALES FOR COMPARISON PURPOSES. 4,100
N / A N / A
26,682
SEE ADDITIONAL COMMENTS: CONDITIONS OF APPRAISAL ABOVE
THE MARKET APPROACH IS THE BEST & PRIMARY INDICATOR OF MARKET VALUE. IT BEST SHOWS THE THE INTERESTS OF THE AVERAGE INFORMED BUYER. THE COST APPROACH HELPS TO SUPPORT THIS. THE INTENDED USE OF THIS APPRAISAL REPORT IS TO EVALUATE THE
PROPERTY THAT IS THE SUBJECT OF THIS REPORT FOR HOME OWNER COMPENSATION DUE TO PARK CLOSURE AND IS SUBJECT TO THE STATED SCOPE OF WORK, PURPOSE OF THE APPRAISAL, REPORTING REQUIREMENTS OF THIS APPRAISAL FORM AND DEFINITION OF MARKET VALUE. NO ADDITIONAL INTENDED USERS ARE IDENTIFIED BY THE APPRAISER. THE APPRAISERS RESEARCH, ANALYSIS AND CONCLUSIONS ARE SUBJECT TO COPYRIGHT. ALL RIGHTS RESERVED. EQUAL EMPHASIS WAS GIVEN TO ALL COMPARABLES.
Market
MARKET 05/20/2023
4,100
GUY G. HALL
SCREA
06/05/2023
AR 029703 CA
11/21/2024
05/20/2023
Form MPR3 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.
ADDITIONAL COMMENTS RECONCILIATION
INDICATED VALUE BY SALES COMPARISON APPROACH $
INDICATED VALUE BY INCOME APPROACH (If Applicable) Estimated Market Rent $ / Mo. x Gross Rent Multiplier = $ INDICATED VALUE BY COST APPROACH $
This Appraisal is made "as is" subject to the repairs, alterations, inspections, or conditions listed below subject to completion per plans and specifications.
Conditions of the Appraisal:
Final Reconciliation:
The purpose of this appraisal, unless otherwise stated, is to develop an opinion of the Value of the property that is the subject of this report, based on the above conditions of the appraisal, and the certifications, contingent and limiting conditions, and the type of value, as defined, that are stated in this report.
MY (OUR) OPINION OF VALUE, AS DEFINED, OF THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT, AS OF (WHICH IS THE EFFECTIVE DATE OF THIS REPORT) IS $ .
APPRAISER:
Signature
Name
Date Report Signed
State Certification # State
Or State License # State
Expiration Date of Certificate or License
Did Did Not Inspect Property Date of Inspection
CO- or SUPERVISORY APPRAISER (IF APPLICABLE):
Signature
Name
Date Report Signed
State Certification # State
Or State License # State
Expiration Date of Certificate or License
Did Did Not Inspect Property Date of Inspection
Page # 6 of 17
ADDITIONAL COMPARABLE SALES
3310
104 E SIERRA AVE, # 48
FRESNO, CA 93710
NOT FOR SALE
5.69 TITLE/DECAL REPORT
MLS #
+0.15 % PER MONTH
GOOD
CHAMPION
1974
FAIR
GOOD
4 2 1
720
NONE
NONE
2 OPEN PARKING
PATIO
NONE
NONE
WINDOWS SINGLE PANE
INTERIOR WALLS PANELING
COMMUNITY NAME LA HACIENDA M.H.P.
Site Value NONE
Financing UNKNOWN
104 E SIERRA AVE # 3
FRESNO, CA 93710
LESS THAN 0.01 MILES
4,000
5.56 MH VALUE REPORT
09/29/2022 +50
GOOD
CHAMPION
1974
FAIR
AVERAGE +200
4 2 1
720 0
NONE
NONE
1 CARPORT + 1 OPEN -200
PORCH
NONE
1 SHED -100
SINGLE PANE
PANELING
LA HACIENDA M.H.P.
NONE
UNKNOWN
-50
Net 1.3 %
Gross 13.8 % 3,950
104 E SIERRA AVE # 41
FRESNO, CA 93710
LESS THAN 0.01 MILES
4,000
5.95 MH VALUE REPORT
09/30/2022 +50
GOOD
CHAMPION
1983 -150
AVERAGE
AVERAGE +200
4 2 1
672 +150
NONE
NONE
2 CAR CARPORT -350
PORCH
NONE
NONE
SINGLE PANE
PANELING
LA HACIENDA M.H.P.
NONE
UNKNOWN
-100
Net 2.5 %
Gross 22.5 % 3,900
Net %
Gross %
ADJUSTMENTS AS FOLLOWS: TIME @ +0.15% PER MONTH, LOCATION @ 2% OF SALES PRICE, YEAR/QUALITY @ 0.4% OF SALES PRICE PER YEAR, CONDITION @ 5% OF SALES PRICE PER GRADE, BEDROOM @ $300, BATHROOM @ $500, LIVING AREA @ $3.25 SF, ENCLOSED PATIO @ $750, CARPORT @ $375 PER SPACE, PAVED PARKING @ $200 PER SPACE, PORCH / PATIO @ $200, SHED @ $100, DUAL PANE WINDOWS @ 3% OF SALES PRICE, COMMUNITY @ 5% OF SALES PRICE. ALL ADJUSTMENTS ROUNDED TO THE NEAREST $50.
THE APPRAISER CONSIDERS ALL PRE-HUD CONSTRUCTION TO BE FAIR QUALITY, AVERAGE QUALITY RATING BEGINS IN 1977.
NEIGHBORHOOD; Factors Affecting Marketability
MARKET CONDITIONS: THE HOUSE PRICE INDEX IS PUBLISHED BY THE FEDERAL HOUSING FINANCE AGENCY (FHFA) USING DATA PROVIDED BY FANNIE MAE & FREDDIE MAC. AS PER THE 4TH QUARTER FHFA REPORT FOR 2022 CALIFORNIA’S HOUSE PRICES ARE -1.34% FOR THE 4TH QUARTER, +2.26% FOR THE YEAR, +50.11% OVER 5 YEARS, AND UP 300.01% SINCE THE 1ST QTR OF1991. CALIFORNIA IS CURRENTLY RANKED 50TH IN THE NATION FOR HOME PRICE APPRECIATION BASED ON THE FHFA SEASONALLY ADJUSTED, PURCHASE-ONLY INDEX, 2022 4TH QTR.
THE APPRAISER HAS RELIED ON Seasonally Adjusted Price Changes Reflected in Purchase-Only Indexes100 Largest Metropolitan Areas TO DETERMINE A CHANGE THE MSA’S NOTED BELOW. THESE CHANGES INDICATE MOVEMENT IN THE MOST RECENT QUARTER AND THE MOVEMENT OVER THE MOST RECENT 12 MONTHS. FROM THIS DATA THE APPRAISER HAS ESTIMATED A CONSERVATIVE MONTHLY TIME ADJUSTMENT.
MANUFACTURED HOUSING IS ADJUSTED AT 50% OF THE SFR RATE.
SPECIFIC SOUTHERN CALIFORNIA MSA'S ARE AS FOLLOWS:
FRESNO, CA (-1.49% 4TH QTR, +3.54% YEAR) MONTHLY MH ADJ= +0.15% FOR SALES OVER 12 MONTHS OLD THE APPRAISER HAS RELIED ON THE HPI CALCULATOR MONTHLY ADJUSTMENTS ARE MADE BASED ON A 12 MONTH AVERAGE. TO USE THE QUARTERLY DATA WOULD UNDER OR OVER STATE THE TREND FOR SALES OVER 3 MONTHS OLD. THE 12 MONTH AVERAGE IS CONSIDERED A CONSERVATIVE ADJUSTMENT FOR TIME. THE SUBJECT NEIGHBORHOOD IS SIMILAR TO ITS MSA DATA AND SALE PRICES APPEAR TO HAVE DECLINED IN THE MOST RECENT QUARTER AND RISEN OVER THE LAST 12 MONTHS. SUPPLY IS CURRENTLY WEAKER THAN DEMAND DUE TO A REDUCTION IN ACTIVE LISTINGS FOR REAL PROPERTY REAL ESTATE.
OVER 80% OF ALL TRANSACTIONS ARE CASH SALES, THE OVERWHELMING MAJORITY OF WHICH DO NOT RECEIVE APPRAISALS.
A SIGNIFICANT PERCENTAGE OF THE SALES ARE NOT LISTED ON THE MLS LIMITING THEIR MARKET EXPOSURE.
POCKET LISTINGS ARE COMMON IN PERSONAL PROPERTY MANUFACTURED HOUSING SALES. IT IS COMMON FOR THESE SALES TO BE ABOVE &
BELOW MARKET
THE MARKET CONTINUES TO MAINTAIN TIGHT CREDIT STANDARDS AND UNEMPLOYMENT IS LOW & VARIES +/- BY MSA. MARKETING TIME IS GENERALLY LESS THAN 45 DAYS WITH MOST COMPETITIVELY PRICED PROPERTIES SELLING IN UNDER 45 DAYS.
INTEREST RATES HAVE BEEN RISING AND ARE STILL FAVORABLE. FIXED RATE LOANS ARE THE MAJORITY OF LOANS AS PER INFORMATION RECEIVED FROM LENDERS.
DUE TO THE SIZE OF THE SUBJECT COMMUNITY AND LACK OF AMENITIES ONLY ALL AGE COMMUNITIES OF 100 OR LESS UNITS WERE CONSIDERED FOR COMPARISON PURPOSES.
4 5 6
Form MPR3.(AC) - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File #
MARKET DATA ANALYSIS
ITEM SUBJECT COMPARABLE NO. COMPARABLE NO. COMPARABLE NO.
Address
Proximity to Subject
Sales Price $ $ $ $
Price/Sq. Ft. GLA $ /Sq. Ft. $ /Sq. Ft. $ /Sq. Ft. $ /Sq. Ft.
Data/Verification
Source(s)
Date of Sale/ DESCRIPTION DESCRIPTION +(– )$ Adjust. DESCRIPTION +(– )$ Adjust. DESCRIPTION +(– )$ Adjust.
Time Adjustment
Location
Make
Year
Quality
Condition
Living Area: Room Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Count & Total
Gross Living Area Sq. Ft. Sq. Ft. Sq. Ft. Sq. Ft.
View
Additions
Garage/Carport
Porch/Patio/Deck
Fireplace(s), etc.
Shed
Total Adjustments + – $ + – $ + – $
Indicated Value
of Subject $ $ $
Comments on the Comparable Sales
Page # 7 of 17
Form MAP.GENERIC - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE NOTICE TO VACATE PG 1 OF 21
HARMONY COMMUNITIES
104 E SIERRA AVE, # 48
FRESNO FRESNO CA 93710
HARMONY COMMUNITIES
Lender/Client
Lender/Client
Property Address
City County State Zip Code
Page # 8 of 17
ASSUMPTIONS & LIMITING CONDITIONS 3310
104 E SIERRA AVE, # 48 FRESNO CA 93710
HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL 606 TRUMPET AVE., PLACENTIA, CA 92870
STATEMENT OF ASSUMPTIONS & LIMITING CONDITIONS
1. THE APPRAISER WILL NOT BE RESPONSIBLE FOR MATTERS OF A LEGAL NATURE THAT AFFECT EITHER THE PROPERTY BEING APPRAISED OR THE TITLE TO IT.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 MAY HAVE PROVIDED A SKETCH IN THE APPRAISAL REPORT TO SHOW APPROXIMATE DIMENSIONS OF THE IMPROVEMENTS, AND
ANY SUCH 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. IF SO INDICATED, THE APPRAISER HAS EXAMINED THE AVAILABLE FLOOD MAPS THAT ARE PROVIDED BY THE FEDERAL EMERGENCY MANAGEMENT
AGENCY (OR OTHER DATA SOURCES) AND HAS NOTED IN THE APPRAISAL REPORT 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 OR IMPLIED, REGARDING THIS DETERMINATION.
4. THE APPRAISER WILL NOT GIVE TESTIMONY OR APPEAR IN COURT BECAUSE HE OR SHE MADE AN APPRAISAL OF THE PROPERTY IN QUESTION, UNLESS SPECIFIC ARRANGEMENTS TO DO SO HAVE BEEN MADE BEFOREHAND.
5. IF THE COST APPROACH IS INCLUDED IN THIS APPRAISAL IT IS FOR THE CHATTEL (PERSONAL PROPERTY) INTEREST ONLY. IF THE SUBJECT IS
LOCATED IN A CO OP, RESIDENT OWNED OR STOCK SHARE COMMUNITY THIS IS A SEPARATE VALUE GIVEN TO THE APPRAISER BY COMMUNITY MANAGEMENT AND INCLUDED AS SITE VALUE. UNLESS OTHERWISE SPECIFICALLY INDICATED, THE COST APPROACH VALUE IS NOT AN INSURANCE VALUE, AND SHOULD NOT BE USED AS SUCH.
6. THE APPRAISER HAS NOTED IN THE APPRAISAL REPORT ANY ADVERSE CONDITIONS (INCLUDING, BUT NOT LIMITED TO, NEEDED REPAIRS, DEPRECIATION, 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, BUT NOT LIMITED TO, THE PRESENCE OF HAZARDOUS WASTES, TOXIC SUBSTANCES, ETC.) THAT WOULD MAKE THE PROPERTY MORE OR LESS VALUABLE, AND HAS ASSUMED THAT THERE ARE NO SUCH CONDITIONS AND MAKES NO GUARANTEES OR WARRANTIES, EXPRESS OR IMPLIED, REGARDING THE CONDITION OF THE PROPERTY. THE APPRAISER WILL NOT
BE RESPONSIBLE FOR ANY SUCH CONDITIONS THAT DO EXIST OR FOR ANY ENGINEERING OR TESTING THAT MIGHT BE REQUIRED TO DISCOVER WHETHER SUCH CONDITIONS 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 CORRECT. 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, AND ANY APPLICABLE FEDERAL, STATE OR LOCAL LAWS.
9. IF THIS APPRAISAL IS INDICATED AS SUBJECT TO SATISFACTORY COMPLETION, REPAIRS, OR ALTERATIONS, THE APPRAISER HAS BASED HIS OR HER
APPRAISAL REPORT AND VALUATION CONCLUSION ON THE ASSUMPTION THAT COMPLETION OF THE IMPROVEMENTS WILL BE PERFORMED IN A WORKMANLIKE MANNER.
10. AN APPRAISER'S CLIENT IS THE PARTY (OR PARTIES) WHO ENGAGE AN APPRAISER IN A SPECIFIC ASSIGNMENT. ANY OTHER PARTY ACQUIRING THIS REPORT FROM THE CLIENT DOES NOT BECOME A PARTY TO THE APPRAISER-CLIENT RELATIONSHIP.
11. THE INTENDED USER OF THIS APPRAISAL REPORT IS THE NAMED LENDER/CLIENT. UNLESS OTHERWISE SPECIFICALLY NAMED NO OTHER INTENDED USERS ARE INDICATED. ANY PERSONS RECEIVING THIS APPRAISAL REPORT BECAUSE OF DISCLOSURE REQUIREMENTS APPLICABLE TO THE APPRAISER'S CLIENT DO NOT BECOME INTENDED USERS OF THIS REPORT UNLESS SPECIFICALLY IDENTIFIED BY THE CLIENT AT THE TIME OF THE ASSIGNMENT.
12. THE APPRAISER'S WRITTEN CONSENT AND APPROVAL MUST BE OBTAINED BEFORE THIS APPRAISAL REPORT CAN BE CONVEYED BY ANYONE TO
THE PUBLIC, THROUGH ADVERTISING, PUBLIC RELATIONS, NEWS, SALES, OR BY MEANS OF ANY OTHER MEDIA, OR BY ITS INCLUSION IN A PRIVATE OR PUBLIC DATABASE.
13. AN APPRAISAL OF PERSONAL PROPERTY IS NOT A 'HOME INSPECTION' AND SHOULD NOT BE CONSTRUED AS SUCH. AS PART OF THE VALUATION
PROCESS, THE APPRAISER PERFORMS A NON-INVASIVE VISUAL INVENTORY THAT IS NOT INTENDED TO REVEAL DEFECTS OR DETRIMENTAL CONDITIONS THAT ARE NOT READILY APPARENT. THE PRESENCE OF SUCH CONDITIONS OR DEFECTS COULD ADVERSELY AFFECT THE APPRAISER'S OPINION OF VALUE. CLIENTS WITH CONCERNS ABOUT SUCH POTENTIAL NEGATIVE FACTORS ARE ENCOURAGED TO ENGAGE THE APPROPRIATE TYPE OF EXPERT TO INVESTIGATE.
14. THE SCOPE OF WORK IS THE TYPE AND EXTENT OF RESEARCH AND ANALYSES PERFORMED IN AN APPRAISAL ASSIGNMENT THAT IS REQUIRED
TO PRODUCE CREDIBLE ASSIGNMENT RESULTS, GIVEN THE NATURE OF THE APPRAISAL PROBLEM, THE SPECIFIC REQUIREMENTS OF THE INTENDED USER(S) AND THE INTENDED USE OF THE APPRAISAL REPORT. RELIANCE UPON THIS REPORT, REGARDLESS OF HOW ACQUIRED, BY ANY PARTY OR FOR ANY USE, OTHER THAN THOSE SPECIFIED IN THIS REPORT BY THE APPRAISER, IS PROHIBITED. THE OPINION OF VALUE THAT IS THE CONCLUSION
OF THIS REPORT IS CREDIBLE ONLY WITHIN THE CONTEXT OF THE SCOPE OF WORK, EFFECTIVE DATE, THE DATE OF REPORT, THE INTENDED USER(S),
THE INTENDED USE, THE STATED ASSUMPTIONS AND LIMITING CONDITIONS, ANY HYPOTHETICAL CONDITIONS AND/OR EXTRAORDINARY ASSUMPTIONS, AND THE TYPE OF VALUE, AS DEFINED HEREIN. THE APPRAISER, APPRAISAL FIRM, AND RELATED PARTIES ASSUME NO OBLIGATION, LIABILITY, OR ACCOUNTABILITY, AND WILL NOT BE RESPONSIBLE FOR ANY UNAUTHORIZED USE OF THIS REPORT OR ITS CONCLUSIONS. THE APPRAISERS PRIMARY
DATA SOURCES ARE THE MH VALUE COMP DATA SOURCE, PARCEL QUEST APPRAISE, CRMLS MULTIPLE LISTING SERVICE AND MISCELLANEOUS MANUFACTURED HOME DEALERS AS APPROPRIATE. THE APPRAISERS PROPERTY INSPECTION INCLUDES GLA VERIFICATION AND VISUAL INSPECTION OF THE INTERIOR & EXTERIOR OF THE HOME. THE APPRAISER DOES NOT DO AN INSPECTION AT THE DETAIL LEVEL OF A HOME INSPECTOR OR PEST INSPECTOR.
ADDITIONAL COMMENTS (EXTRAORDINARY ASSUMPTIONS, HYPOTHETICAL CONDITIONS, ETC.):
EXTRAORDINARY ASSUMPTION: AN ASSUMPTION, DIRECTLY RELATED TO A SPECIFIC ASSIGNMENT, AS OF THE EFFECTIVE DATE OF THE ASSIGNMENT RESULTS, WHICH, IF FOUND TO BE FALSE, COULD ALTER THE APPRAISER’S OPINIONS OR CONCLUSIONS.
HYPOTHETICAL CONDITION: A CONDITION, DIRECTLY RELATED TO A SPECIFIC ASSIGNMENT, WHICH IS CONTRARY TO WHAT IS KNOWN BY THE APPRAISER TO EXIST ON THE EFFECTIVE DATE OF THE ASSIGNMENT RESULTS, BUT IS USED FOR THE PURPOSE OF ANALYSIS.
Form GPRES2AD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.:
Property Address: City: State: Zip Code:
Client: Address:
Appraiser: Address:
Copyright© 2007 by a la mode, inc. This form may be reproduced unmodified without written permission, however, a la mode, inc. must be acknowledged and credited. 3/2007
Page # 9 of 17
Certifications 3310
104 E SIERRA AVE, # 48 FRESNO CA 93710
HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL 606 TRUMPET AVE., PLACENTIA, CA 92870
APPRAISER'S CERTIFICATION
1. THE STATEMENTS OF FACT CONTAINED IN THIS REPORT ARE TRUE AND CORRECT.
2. 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.
3. I HAVE NO (OR THE SPECIFIED) PRESENT OR PROSPECTIVE INTEREST IN THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT AND NO (OR THE SPECIFIED) PERSONAL INTEREST WITH RESPECT TO THE PARTIES INVOLVED.
4. I HAVE PERFORMED NO (OR THE SPECIFIED) SERVICES, AS AN APPRAISER OR IN ANY OTHER CAPACITY, REGARDING THE PROPERTY THAT IS THE
SUBJECT OF THIS REPORT WITHIN THE THREE-YEAR PERIOD IMMEDIATELY PRECEDING THE AGREEMENT TO PERFORM ACCEPTANCE OF THIS ASSIGNMENT.
5. I HAVE NO BIAS WITH RESPECT TO THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT OR TO THE PARTIES INVOLVED WITH THIS ASSIGNMENT.
6. MY ENGAGEMENT IN THIS ASSIGNMENT WAS NOT CONTINGENT UPON DEVELOPING OR REPORTING PREDETERMINED RESULTS.
7. 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.
8. MY ANALYSES, OPINIONS, AND CONCLUSIONS WERE DEVELOPED, AND THIS REPORT HAS BEEN PREPARED, IN CONFORMITY WITH THE UNIFORM STANDARDS OF PROFESSIONAL APPRAISAL PRACTICE.
9. I HAVE MADE A PERSONAL INSPECTION OF THE INTERIOR & EXTERIOR OF THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT.
10. NO ONE PROVIDED SIGNIFICANT REAL PROPERTY APPRAISAL ASSISTANCE TO THE PERSON SIGNING THIS CERTIFICATION.
DEFINITION OF MARKET VALUE *:
MARKET VALUE MEANS 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 U.S. DOLLARS OR IN TERMS OF FINANCIAL ARRANGEMENTS COMPARABLE THERETO; AND
5. THE PRICE REPRESENTS THE NORMAL CONSIDERATION FOR THE PROPERTY SOLD UNAFFECTED BY SPECIAL OR CREATIVE FINANCING OR SALES CONCESSIONS GRANTED BY ANYONE ASSOCIATED WITH THE SALE. * 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 OCC, OTS, FRS, AND FDIC ON JUNE 7, 1994, AND IN THE INTERAGENCY APPRAISAL AND EVALUATION GUIDELINES, DATED OCTOBER 27, 1994.
AS PER FANNIE MAE, FREDDIE MAC & BREA'S DEFINITION OF MARKET VALUE, SHORT SALES, REO PROPERTIES, SALES BY HEIRS AND OTHER SIMILAR NON ARMS LENGTH TRANSACTIONS DO NOT MEET THE DEFINITION OF “MARKET VALUE”.
WHEN NON-ARMS LENGTH SALES (REO'S, SHORT SALES, LIQUIDATION SALES ETC.) COMPRISE A SIGNIFICANT PERCENTAGE OF THE MARKET THE APPRAISER HAS USED THESE SALES FOR COMPARISON PURPOSES. THESE SALES CREATE A BIFURCATED MARKET. TO IGNORE THESE SALES IS AT ODDS WITH THE PRINCIPAL OF SUBSTITUTION. NOT CONSIDERING THESE SALES WOULD ARTIFICIALLY INFLATE THE APPRAISED VALUE OF THE SUBJECT.
ADJUSTMENTS FOR SELLER MOTIVATION ARE EXTRAPOLATED BASED ON MATCHED PAIR ANALYSIS OF THE MARKET. A POSITIVE ADJUSTMENT HAS BEEN MADE TO THE SALE PRICE OF THESE COMPARABLES TO BETTER REFLECT “MARKET VALUE”, JUST AS AN ADJUSTMENT IN QUALITY OR CONDITION WOULD BE MADE.
MATT DAVIES HARMONY COMMUNITIES
[email protected] 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL
APPRAISAL GUY, INC.
(714) 296-4075
[email protected]
06/05/2023
AR 029703 CA
SCREA
11/21/2024
05/20/2023
Form GPRES2AD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.:
Property Address: City: State: Zip Code:
Client: Address:
Appraiser: Address:
SIGNATURES
Client Contact: Client Name:
E-Mail: Address:
APPRAISER
Appraiser Name:
Company:
Phone: Fax:
E-Mail:
Date Report Signed:
License or Certification #: State:
Designation:
Expiration Date of License or Certification:
Inspection of Subject: Interior & Exterior Exterior Only None Date of Inspection:
SUPERVISORY APPRAISER (if required)
or CO-APPRAISER (if applicable)
Supervisory or
Co-Appraiser Name:
Company:
Phone: Fax:
E-Mail:
Date Report Signed:
License or Certification #: State:
Designation:
Expiration Date of License or Certification:
Inspection of Subject: Interior & Exterior Exterior Only None Date of Inspection:
Copyright© 2007 by a la mode, inc. This form may be reproduced unmodified without written permission, however, a la mode, inc. must be acknowledged and credited. 3/2007
Page # 10 of 17
Form ID4 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE HARMONY COMMUNITIES 3310
104 E SIERRA AVE, # 48
FRESNO FRESNO CA 93710
HARMONY COMMUNITIES
Appraisal Guy, Inc.
ADDITIONAL CERTIFICATION
APPRAISER'S CERTIFICATION: The Appraiser certifies and agrees that:
PRIOR SERVICE: I HAVE PERFORMED NO SERVICES, AS AN APPRAISER OR IN ANY OTHER CAPACITY, REGARDING THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT WITHIN THE THREE-YEAR PERIOD IMMEDIATELY PRECEDING ACCEPTANCE OF THIS ASSIGNMENT.
DATA ACCURACY: THE APPRAISER HAS RELIED ON DATA FROM THESE RELIABLE SOURCES: PARCEL QUEST, MH VALUE AND CRMLS. IF THIS INFORMATION IS INCORRECT IT MAY AFFECT THE MARKET VALUE GIVEN.
FAIR MARKET VALUE: WHEN COMPARABLE NON-ARMS LENGTH SALES (REO'S, SHORT SALES, LIQUIDATION SALES ETC.) OF REASONABLY SIMILAR QUALITY & CONDITION OCCUR IN THE SUBJECTS IMMEDIATE MARKET THE APPRAISER MAY CONSIDER THESE SALES FOR COMPARISON PURPOSES. THESE SALES CREATE A BIFURCATED MARKET. IF THESE SALES REPRESENT OVER 10% OF THE MARKET, IT IS THE APPRAISERS OPINION,THAT TO IGNORE THESE SALES IS AT ODDS WITH THE PRINCIPAL OF SUBSTITUTION. NOT CONSIDERING THESE SALES WOULD ARTIFICIALLY INFLATE THE APPRAISED VALUE OF THE SUBJECT. ADJUSTMENTS FOR SELLER MOTIVATION ARE EXTRAPOLATED BASED ON MATCHED PAIR ANALYSIS OF THE MARKET. A POSITIVE ADJUSTMENT HAS BEEN MADE TO THE SALE PRICE OF THESE COMPARABLES TO BETTER REFLECT “MARKET VALUE”, JUST AS AN ADJUSTMENT IN QUALITY OR CONDITION WOULD BE MADE.
INTENDED USERS: ANY THIRD PARTY REPORT DELIVERY SERVICE SEPARATE FROM THE LENDER, APPRAISAL MANAGEMENT COMPANY OR CLIENT IS NOT AN INTENDED USER OF THIS REPORT. THIS REPORT MAY NOT BE OPENED AND OR SCANNED FOR DATA WITHOUT THE EXPRESS WRITTEN CONSENT OF THE APPRAISER.
THE INTENDED USER OF THIS APPRAISAL REPORT IS THE CLIENT. THE INTENDED USE IS TO EVALUATE THE PROPERTY THAT IS THE SUBJECT OF THIS
APPRAISAL FOR HOME OWNER COMPENSATION DUE TO PARK CLOSURE, SUBJECT TO THE STATED SCOPE OF WORK, PURPOSE OF THE APPRAISAL, REPORTING REQUIREMENTS OF THIS APPRAISAL REPORT FORM, AND DEFINITION OF MARKET VALUE. NO ADDITIONAL INTENDED USERS ARE IDENTIFIED BY THE APPRAISER.
WORKMAN LIKE MANOR: WORKMANLIKE MANNER IS DEFINED AS “THE QUALITY OF WORK THAT WOULD BE DONE BY A WORKER OF AVERAGE SKILL AND INTELLIGENCE.” AQUILA, LLC V. CITY OF BANGOR, 640 F. SUPP. 2D 92 (D. ME. 2009) THE “TERM WORKMAN LIKE MANOR” DOES NOT INDICATE WHETHER A STRUCTURE MEETS LOCAL BUILDING CODE OR IS LEGAL FOR THE ZONING OF THE PROPERTY. TO DETERMINE THIS A QUALIFIED BUILDING INSPECTOR MUST INSPECT THE PROPERTY.
HEALTH & SAFETY: THE APPRAISER MAKES THE "EXTRAORDINARY ASSUMPTION" THAT WHEN A CHANGE IN TITLE OCCURS DUE TO SALE OR OTHER
REASONS THE REALTOR / HOME INSPECTOR HAS COMMENTED ON ALL HEALTH & SAFETY RELATED ISSUES SUCH AS BUT NOT LIMITED TO, WATER HEATERS, SMOKE DETECTORS, CARBON MONOXIDE SENSORS, ETC. THIS IS REQUIRED ON THE C.A.R. TRANSFER DISCLOSURE STATEMENT (REVISED 11/11) OR CAR FORM CMD, 4/12 AND THAT THIS FORM IS SIGNED BY THE APPROPRIATE PARTY(S). IF THIS FORM IN NOT PRESENT THE APPRAISER STRONGLY RECOMMENDS THAT ESCROW AND OR THE LENDER REQUIRE IT SIGNED BY THE APPROPRIATE PARTY PRIOR TO CLOSE OF ESCROW.
THE COMPLETION OF THIS FORM IS NOT WITHIN THE APPRAISERS SCOPE OF WORK FOR THIS ASSIGNMENT.
GUY G. HALL
06/05/2023
AR 029703
CA
11/21/2024
Lender/Client
Lender/Client
File No.
Property Address
City County State Zip Code
APPRAISER:
Signature:
Name:
Date Signed:
State Certification #:
or State License #:
State:
Expiration Date of Certification or License:
SUPERVISORY APPRAISER (only if required):
Signature:
Name:
Date Signed:
State Certification #:
or State License #:
State:
Expiration Date of Certification or License:
Did Did Not Inspect Property
Page # 11 of 17
Form SUP - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE 3310
HARMONY COMMUNITIES
104 E SIERRA AVE, # 48
FRESNO FRESNO CA 93710
HARMONY COMMUNITIES
ADDITIONAL COMPARABLE COMMUNITIES: WHEN THERE IS LESS THAN 3 EQUIVALENT QUALITY COMPARABLE SALES IN THE SUBJECT COMMUNITY IT IS NECESSARY TO ADD A 2ND & POSSIBLY 3RD COMMUNITY TO THE REPORT TO PROVIDE A CREDIBLE RESULT. OCCASIONALLY 2ND COMMUNITIES ARE ADDED FOR ADDITIONAL SUPPORT IN GENERAL, IF IN THE APPRAISERS JUDGMENT, THE SUBJECT COMMUNITY COMPARABLES ARE NOT SIMILAR ENOUGH TO THE SUBJECT.
COMMUNITIES ARE JUDGED BY THE APPRAISER TO BE EQUIVALENT, SUPERIOR OR INFERIOR.
WHEN BY THE APPRAISERS JUDGMENT A COMPARABLE COMMUNITY APPEARS TO BE SUPERIOR TO THE SUBJECT COMMUNITY A NEGATIVE ADJUSTMENT IS MADE TO THAT COMPARABLES SALES PRICE.
WHEN BY THE APPRAISERS JUDGMENT A COMPARABLE COMMUNITY APPEARS TO BE INFERIOR TO THE SUBJECT COMMUNITY A POSITIVE ADJUSTMENT IS MADE TO THAT COMPARABLES SALES PRICE.
WHEN BY THE APPRAISERS JUDGMENT A COMPARABLE COMMUNITY APPEARS TO BE EQUIVALENT TO THE SUBJECT COMMUNITY NO ADJUSTMENT IS MADE TO THAT COMPARABLES SALES PRICE.
THE CRITERIA THAT THE APPRAISER USES TO MAKE THESE DECISIONS ARE:
1. THE OVERALL MAINTENANCE CONDITION OF THE COMMUNITIES INTERIOR AMENITIES AND COMMON AREAS.
2. THE LEVEL OF AMENITIES: A BASIC COMMUNITY WOULD HAVE A POOL, SPA & CLUBHOUSE. ADDITIONAL AMENITIES ARE POSITIVE, LESSER AMENITIES ARE NEGATIVE. AMENITIES THAT WOULD ADD VALUE TO THE COMMUNITY WOULD BE LAUNDRY,
SHUFFLEBOARD, TENNIS COURTS, BASKETBALL COURTS, PLAYGROUNDS, GREEN SPACE COMMON AREAS, CAR WASHES, R.V. STORAGE, ETC. GENERALLY NO SINGLE AMENITY ADDS VALUE TO SENIOR COMMUNITIES
3. SITE SIZE ABOVE OR BELOW TYPICAL: AN AVERAGE SITE IS LARGE ENOUGH TO ACCOMMODATE A 2 SECTION HOME INCLUDING PORCHES, PATIOS, CARPORTS & SHEDS.
4. LOCATION: NEGATIVE IMPACTS COULD BE THE COMMUNITY BORDERS A RAIL LINE, FREEWAY, BUSY STREET OR OTHER INFLUENCE THAT HAS AN OVERALL NEGATIVE IMPACT ON THE SPECIFIC LOCATION OF THE SUBJECT OR COMPARABLE. POSITIVE IMPACTS COULD BE PROXIMITY TO THE OCEAN OR ANOTHER MAJOR EXTERNAL AMENITY.
5. THE OVERALL MAINTENANCE CONDITION OF THE HOMES IN THE COMMUNITY BASED ON AVERAGE EXTERIOR APPEARANCES.
6. SENIOR VS. FAMILY COMMUNITIES - IN GENERAL SENIOR COMMUNITIES HAVE A HIGHER LEVEL OF MAINTENANCE FOR THE COMMUNITY PHYSICAL PLANT & THE INDIVIDUAL HOMES.
IN GENERAL, NO ONE DIFFERENCE JUSTIFIES AN ADJUSTMENT. A COMMUNITY MAY BE ABOVE AVERAGE IN ONE AREA AND BELOW AVERAGE IN ANOTHER. THE JUDGMENT OF EQUIVALENT, SUPERIOR OR INFERIOR ARE A SUBJECTIVE JUDGMENT OF THE APPRAISER BASED ON HIS OVERALL IMPRESSION OF THE COMMUNITY. IF A COMMUNITY IS JUDGED EQUIVALENT THAT MEANS THAT OVERALL COMPARISON OF THE QUALITY, CONDITION AND AMENITIES +/- DO NOT WARRANT AN ADJUSTMENT. WHEN THE
APPRAISER IDENTIFIES INFERIOR OR SUPERIOR COMMUNITIES,THE DIFFERENCES ARE STATED AND THE NECESSARY ADJUSTMENTS +/- ARE MADE.
COMPARABLE COMMUNITIES
Lender/Client
Lender/Client
File No.
Property Address
City County State Zip Code
Page # 12 of 17
Form SCNLGH - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE
TITLE / DECAL REPORT
HARMONY COMMUNITIES
104 E SIERRA AVE, # 48
FRESNO FRESNO CA 93710
HARMONY COMMUNITIES
Lender/Client
Lender/Client
Property Address
City County State Zip Code
Page # 13 of 17
Form MAP.LOC - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Location Map
HARMONY COMMUNITIES
104 E SIERRA AVE, # 48
FRESNO FRESNO CA 93710
HARMONY COMMUNITIES
Lender/Client
Lender/Client
Property Address
City County State Zip Code
Page # 14 of 17
Form MAP.COMMUN - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Community Map
HARMONY COMMUNITIES
104 E SIERRA AVE, # 48
FRESNO FRESNO CA 93710
HARMONY COMMUNITIES
HOMES APPRAISED
Lender/Client
Lender/Client
Property Address
City County State Zip Code
Page # 15 of 17
Form PICPIX.TR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Subject Photo Page
HARMONY COMMUNITIES
104 E SIERRA AVE, # 48
FRESNO FRESNO CA 93710
HARMONY COMMUNITIES
Subject Front
104 E SIERRA AVE, # 48
Subject Street
Lender/Client
Lender/Client
Property Address
City County State Zip Code
Page # 16 of 17
Form PICPIX.CR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Comparable Photo Page
HARMONY COMMUNITIES
104 E SIERRA AVE, # 48
FRESNO FRESNO CA 93710
HARMONY COMMUNITIES
Comparable 1
Prox. to Subject
Sales Price
Gross Living Area
Total Rooms
Total Bedrooms
Total Bathrooms
Location
View
Site
Quality
Age
5541 E TULARE AVE #39
8.42 MILES SE
5,000
672
4 2
1 GOOD
NONE
LEASE N / A
FAIR
1970
SUNNYSIDE MOBILE ESTATES
94 UNITS - ALL AGE COMMUNITY
CLUBHOUSE, POOL
SUPERIOR COMMUNITY
Comparable 2
Prox. to Subject
Sales Price
Gross Living Area
Total Rooms
Total Bedrooms
Total Bathrooms
Location
View
Site
Quality
Age
2110 HELM AVE # 7
3.88 MILES SE
5,000
672
4 2
1 GOOD
NONE
LEASE N / A
AVERAGE
1980
SHAW-CLOVIS M.H.P.
59 UNITS - ALL AGE COMMUNITY
CLUBHOUSE, POOL
SUPERIOR COMMUNITY
Comparable 3
Prox. to Subject
Sales Price
Gross Living Area
Total Rooms
Total Bedrooms
Total Bathrooms
Location
View
Site
Quality
Age
104 E SIERRA AVE # 29C
LESS THAN 0.01 MILES
4,000
600
4 2
1 GOOD
NONE
LEASE N / A
FAIR
1973
Lender/Client
Lender/Client
Property Address
City County State Zip Code
Page # 17 of 17
Form PICPIX.CR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Comparable Photo Page
HARMONY COMMUNITIES
104 E SIERRA AVE, # 48
FRESNO FRESNO CA 93710
HARMONY COMMUNITIES
Comparable 4
Prox. to Subject
Sales Price
Gross Living Area
Total Rooms
Total Bedrooms
Total Bathrooms
Location
View
Site
Quality
Age
104 E SIERRA AVE # 3
LESS THAN 0.01 MILES
4,000
720
4 2
1 GOOD
NONE
LEASE N / A
FAIR
1974
Comparable 5
Prox. to Subject
Sales Price
Gross Living Area
Total Rooms
Total Bedrooms
Total Bathrooms
Location
View
Site
Quality
Age
104 E SIERRA AVE # 41
LESS THAN 0.01 MILES
4,000
672
4 2
1 GOOD
NONE
LEASE N / A
AVERAGE
1983
Comparable 6
Prox. to Subject
Sales Price
Gross Living Area
Total Rooms
Total Bedrooms
Total Bathrooms
Location
View
Site
Quality
Age
Lender/Client
Lender/Client
Property Address
City County State Zip Code
Page # 1 of 17
APPRAISAL GUY, INC.
606 TRUMPET AVE.
PLACENTIA, CA 92870
(714) 296-4075
06/05/2023
MATT DAVIES
HARMONY COMMUNITIES
6653 EMBARCADERO DR. STE.C
STOCKTON, CA 95219
Re: Property: 104 E SIERRA AVE, # 49
FRESNO, CA 93710
Borrower: NONE
File No.: 3311
Opinion of Value: $ 6200
Effective Date: 05/20/2023
IN ACCORDANCE WITH YOUR REQUEST, I HAVE APPRAISED THE ABOVE REFERENCED PROPERTY. THE REPORT OF THAT APPRAISAL IS ATTACHED.
THE PURPOSE OF THE APPRAISAL IS TO DEVELOP AN OPINION OF MARKET VALUE FOR THE PROPERTY DESCRIBED IN THIS APPRAISAL REPORT, AS IMPROVED, IN UNENCUMBERED CHATTEL TITLE OF OWNERSHIP.
THIS REPORT IS BASED ON A PHYSICAL ANALYSIS OF THE SITE AND IMPROVEMENTS, A LOCATIONAL ANALYSIS OF THE NEIGHBORHOOD AND CITY, AND AN ECONOMIC ANALYSIS OF THE MARKET FOR PROPERTIES SUCH AS THE SUBJECT. THE
APPRAISAL WAS DEVELOPED AND THE REPORT WAS PREPARED IN ACCORDANCE WITH THE UNIFORM STANDARDS OF PROFESSIONAL APPRAISAL PRACTICE.
THE OPINION OF VALUE REPORTED ABOVE IS AS OF THE STATED EFFECTIVE DATE AND IS CONTINGENT UPON THE CERTIFICATION AND LIMITING CONDITIONS ATTACHED.
IT HAS BEEN A PLEASURE TO ASSIST YOU. PLEASE DO NOT HESITATE TO CONTACT ME IF I CAN BE OF ADDITIONAL SERVICE TO YOU.
Sincerely,
GUY G. HALL
SCREA
License or Certification #: AR 029703
State: CA Expires: 11/21/2024
[email protected]
Page # 2 of 17
HARMONY COMMUNITIES 3311
104 E SIERRA AVE, # 49
FRESNO FRESNO CA 93710
HARMONY COMMUNITIES
Letter of Transmittal ................................................................................................................................................................................................................................................................................................
Table of Contents ....................................................................................................................................................................................................................................................................................................
Mobile Home In Park Appraisal ................................................................................................................................................................................................................................................................................
Additional Comparables 4-6 ....................................................................................................................................................................................................................................................................................
NOTICE TO VACATE PG 1 OF 21 .............................................................................................................................................................................................................................................................................
ASSUMPTIONS & LIMITING CONDITIONS ...............................................................................................................................................................................................................................................................
Additional Appraiser's Certification ..........................................................................................................................................................................................................................................................................
COMPARABLE COMMUNITIES ................................................................................................................................................................................................................................................................................
TITLE / DECAL REPORT ..........................................................................................................................................................................................................................................................................................
Location Map ..........................................................................................................................................................................................................................................................................................................
Community Map ......................................................................................................................................................................................................................................................................................................
Subject Photos ........................................................................................................................................................................................................................................................................................................
Comparable Photos 1-3 ...........................................................................................................................................................................................................................................................................................
Comparable Photos 4-6 ........................................................................................................................................................................................................................................................................................... 1 2
3 6
7 8
10 11
12 13
14 15
16 17
Form TOCPPIX - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Lender/Client
Lender/Client
File No.
Property Address
City County State Zip Code
TABLE OF CONTENTS
Appraisal Guy, Inc. Page # 3 of 17
MANUFACTURED / MOBILE HOME IN PARK APPRAISAL REPORT
3311
NONE 0045.04 23420
104 E SIERRA AVE 49 LA HACIENDA M.H.P.
FRESNO FRESNO CA 93710
1970 LANCER LANCER 57 20
S1864 X / U ABB5950 INSIGNIA #: 529264 / 65
CHATTEL DE JESUS OWNER
HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL EXTERIOR ONLY APPRAISAL
NOT FOR SALE NOT FOR SALE NOT FOR LOAN N/A
47 10 5 5
10 10 10 Other 3
500 5,000 3,333
36 65 52
181,000 463,000 364,000
34 67 53
X 02/18/2009
06019C1560H
BASED ON DEVELOPMENT COSTS IT IS UNLIKELY THAT NEW MOBILE HOME PARKS WILL BE
DEVELOPED
THE SUBJECT NEIGHBORHOOD IS CONSIDERED THE SUBJECT COMMUNITY PLUS ANY COMMUNITY THAT PROVIDED COMPARABLES TO THIS REPORT.
THE SUBJECT PROPERTY HAS FAIR APPEAL TO MARKET AND IS LOCATED IN THE CITY OF FRESNO, COUNTY OF FRESNO IN A MBHM PARK WITH OTHER UNITS OF MANUFACTURED HOMES OF SIMILAR SIZE, QUALITY OF CONSTRUCTION & DESIGN & APPEAL. THE SUBJECT REPRESENTS THE OPENING PRICE RANGE FOR HOUSING IN THE MARKET AND HAS REASONABLE DEMAND. THE SUBJECT IS PROXIMATE TO PUBLIC PARKS, SCHOOLS, EMPLOYMENT & PUBLIC TRANSPORTATION. COMMUNITY AMENITIES SUCH AS SHOPPING, AND OTHER SERVICES ARE PROXIMATE TO THE SUBJECT.
SEE COMPARABLES PAGE 4-6: NEIGHBORHOOD; Factors Affecting Marketability
NO APPARENT ADVERSE ENVIRONMENTAL CONDITIONS WERE NOTED ON THE SUBJECT SITE OR IN THE IMMEDIATE VICINITY WERE OBSERVED AT THE TIME OF INSPECTION.
LA HACIENDA M.H.P.
60 ABOVE TYPICAL
USE CODE: MOBILE HOME
0 N/A
300
NONE
UNIT MIX NOTED AS FAIR BASED ON THE PREDOMINANT HOME BEING PRE HUD CONSTRUCTION.
MARKET APPEAL IS POOR DUE TO PARK CLOSING. AMENITIES POOR DUE TO NONE PRESENT. 1,140
NONE ALUMINUM PORCH
PATIO ALUMINUM
1 AREA 1 2 1 1
NONE
FAH GAS 37 38
12 13
AT THE CLIENTS REQUEST NO INTERIOR INSPECTION WAS DONE. THE APPRAISER MAKES THE "EXTRA ORDINARY ASSUMPTION" THAT THE INTERIOR CONDITION IS THE SAME AS THE EXTERIOR. BASED ON THE AREA CLIMATE THE APPRAISER MAKES THE "EXTRA ORDINARY ASSUMPTION" THAT ALL HOMES HAVE SOME TYPE OF AIR CONDITIONING CENTRAL OR WINDOW. APPLIANCES ARE INDICATED AS TO WHAT IS MOST COMMON. APPLIANCES MAY VARY AMONG HOMES. THE APPRAISER USES AN EXTRAORDINARY ASSUMPTION REGARDING THE INTERIOR AMENITIES BASED ON THE SUBJECTS SIZE & YEAR BUILT. MARKETABILITY NOTED POOR DUE TO COMMUNITY CLOSING.
Form MPR3 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.
IDENTIFICATION
Borrower Census Tract Map Reference
Address Unit No. Project or Park Name
City County State Zip Code
Year Make Model Length Width
Serial No. Decal No. HUD No.
Property Rights Appraised Personal Owner Occupant
Lender/Client Lender/Client Address
Appraiser Instructions to Appraiser
Sale Price Date of Sale Loan Terms Actual R.E. Taxes
NEIGHBORHOOD
Location Urban Suburban Rural
Built Up Over 75% 25% to 75% Under 25%
Growth Rate Fully Dev. Rapid Steady Slow
Property Values Increasing Stable Declining
Demand/Supply Shortage In Balance Oversupply
Marketing Time Under 3 Mos. 4-6 Mos. Over 6 Mos.
Present Land Use % 1 Family % 2-4 Family % Apts. % Condo % MBHM's % Commercial % Industrial % % Vacant
Change in Present Land Use: Not Likely Likely (*) Taking Place (*) (*) From To
Predominant Occupancy: Owner Tenant
Mobile/Manuf.
Housing: Price Range $ to $ Predominant $
Age yrs. to yrs. Predominant yrs.
Single Family
Housing: Price Range $ to $ Predominant $
Age yrs. to yrs. Predominant yrs.
NEIGHBORHOOD RATING Good Avg. Fair Poor
Adequacy of Shopping
Employment Opportunities
Recreational Facilities
Adequacy of Utilities
Property Compatibility
Protection from Detrimental Conditions
Police and Fire Protection
General Appearance of Properties
Appeal to Market
FEMA Special Flood Hazard Area Yes No
FEMA Zone Map Date
FEMA Map No.
Describe potential for additional lease/rental parks in nearby area Note: Race and the racial composition of the neighborhood are not appraisal factors.
Neighborhood boundaries and characteristics:
Factors that affect the marketability of the properties in the neighborhood (proximity to employment and amenities, employment stability, appeal to market, etc.):
Market conditions in the subject neighborhood (including support for the above conclusions related to the trend of property values, demand/supply, and marketing time - such as data on competitive properties for sales in the neighborhood, description of the prevalence of sales and financing concessions, etc.):
Adverse environmental conditions (such as, but not limited to, hazardous wastes, toxic substances, etc.) present in the improvements, on the site, or in the immediate vicinity of the subject property:
PROJECT RATING
Complete only if subject is located in a lease/rental park.
Name
No. of Homes Density per Acre
Zoning Classification
Approx. No. Units for Sale Approx. No. Units Rented
Monthly Space Rent $ (includes water sewer garbage)
Access Unrestricted Electronic Gate Guarded Gate
Community All Ages Senior
Describe common elements and recreation facilities
PROJECT RATING Good Avg. Fair Poor
Location
General Appearance
Amenities and Recreational Facilities
Density (units per acre)
Unit Mix
Quality of Constr. (mat'l & finish)
Condition of Exterior
Condition of Interior
Adequacy of Public Transportation
Appeal to Market
SUBJECT UNIT
Existing Structure Proposed Construction
Gross Living Area (incl. additions) Sq. Ft.
Built-on Additions
and Features
Add On Wanigan Porches
Decks Exterior Siding
Room List Foyer Living Dining Kitchen Bdrm. Bath Fam. Rec. Lndry. Other Home
Additions
Floors: Carpet
Interior Walls: Paneling Drywall
Trim/Finish: Good Average Fair Poor
Bath Floor: Vinyl Wainscot: Fiberglass
Windows (type): Single Glazed Double Glazed Storm Sash Screens View (describe):
Kitchen Equipment: Refrigerator Range/Oven Fan/Hood Washer Dryer Intercom Disposal Dishwasher Microwave Compactor
Heating: Type Fuel Fireplace # Wood Stove #
Air Conditioning: None Central Evaporative Window
SUBJECT UNIT RATING Good Avg. Fair Poor
Condition of Improvements
Room Sizes and Layout
Adequacy of Closets and Storage
Kitchen Equipment, Cabinets & Workspace
Plumbing - Adequacy and Condition
Electrical - Adequacy and Condition
Skirting - Adequacy and Condition
Adequacy of Insulation
Location within Project
Overall Livability
Appeal and Marketability
Estimated Effective Age to Yrs.
Estimated Remaining Economic Life to Yrs.
Comments:
Page # 4 of 17
MANUFACTURED / MOBILE HOME IN PARK APPRAISAL REPORT
3311
57 10 2 1,140
1,140
1,140 50.00 57,000
570 11.00 6,270
160 10.00 1,600
80 25.00 2,000
154 11.00 1,694
DELIVERY 2 1,300.00 2,600
SET UP 1,140 6.00 6,840
78,004
37 1.25 36,077
41,927
41,927
SET UP
CONSTRUCTION COSTS ARE BASED ON DEALER ESTIMATES. STRUCTURE COSTS ARE BASED ON AVERAGE MARKET PRICES. THE APPRAISER IS USING $55 PER SQUARE FOOT DEPENDING ON QUALITY TO DETERMINE REPLACEMENT COST. THE DEPRECIATED REPLACEMENT COST IS THE CURRENT COST MARKET VALUE. THE APPRAISER USES AN
EXTRAORDINARY ASSUMPTION SIZE & COST OF ALL ADDITIONS EXCEPT GLA WHICH IS BASED ON TITLE INFORMATION. PRIMARY CONSIDERATION
WAS GIVEN TO THE MARKET APPROACH TO VALUE
104 E SIERRA AVE, # 49
FRESNO, CA 93710
NOT FOR SALE
5.44 TITLE/DECAL REPORT
MLS #
+0.15 % PER MONTH
AVG BACKS TO STREET
LANCER
1970
FAIR
AVERAGE
5 2 2
1,140
NONE
NONE
2 CAR CARPORT
PORCH / PATIO
NONE
1 SHED
WINDOWS SINGLE PANE
INTERIOR WALLS PANELING
COMMUNITY NAME LA HACIENDA M.H.P.
Site Value NONE
Financing UNKNOWN
5541 E TULARE AVE #39
FRESNO, CA 93727
8.42 MILES SE
5,000
7.44 MH VALUE REPORT
12/29/2022 +50
GOOD -100
CHAMPION
1970
FAIR
AVERAGE
4 2 1 +500
672 +1,500
NONE
NONE
2 OPEN PARKING +350
PORCH +200
NONE
1 SHED
DUAL PANE -150
PANELING
SUNNYSIDE MOBILE ESTATES
CLUBHOUSE, POOL -250
UNKNOWN
2,100
42.0 62.0 7,100
2110 HELM AVE # 7
CLOVIS, CA 93612
3.88 MILES SE
5,000
7.44 MH VALUE REPORT
07/01/2022 +100
GOOD -100
SKYLINE
1980 -200
AVERAGE
AVERAGE
4 2 1 +500
672 +1,500
NONE
NONE
1 CARPORT + 1 OPEN +200
PATIO +200
NONE
1 SHED
SINGLE PANE
PANELING
SHAW-CLOVIS M.H.P.
CLUBHOUSE, POOL -250
UNKNOWN
1,950
39.0 61.0 6,950
104 E SIERRA AVE # 29C
FRESNO, CA 93710
LESS THAN 0.01 MILES
4,000
6.67 MH VALUE REPORT
11/03/2022 +50
GOOD -100
FLEETWOOD
1973 -50
FAIR
AVERAGE
4 2 1 +500
600 +1,750
NONE
NONE
2 CAR CARPORT
PORCH +200
NONE
1 SHED
SINGLE PANE
PANELING
LA HACIENDA M.H.P.
NONE
UNKNOWN
2,350
58.8 66.3 6,350
ADJUSTMENTS AS FOLLOWS: TIME @ +0.15% PER MONTH, LOCATION @ 2% OF SALES PRICE, YEAR/QUALITY @ 0.4% OF SALES PRICE PER YEAR, CONDITION @ 5% OF SALES PRICE PER GRADE, BEDROOM @ $300, BATHROOM @ $500, LIVING AREA @ $3.25 SF, ENCLOSED PATIO @ $750, CARPORT @ $375 PER SPACE, PAVED PARKING @ $200 PER SPACE, PORCH / PATIO @ $200, SHED @ $100, DUAL PANE WINDOWS @ 3% OF SALES PRICE, COMMUNITY @ 5% OF SALES PRICE. ALL ADJUSTMENTS ROUNDED TO THE NEAREST $50.
THE APPRAISER CONSIDERS ALL PRE-HUD CONSTRUCTION TO BE FAIR QUALITY, AVERAGE QUALITY RATING BEGINS IN 1977.
AS REQUESTED BY THE CLIENT ALL APPRAISALS ARE EXTERIOR ONLY. THE APPRAISER MAKES THE "EXTRAORDINARY ASSUMPTION" THAT THE INTERIOR CONDITION IS SIMILAR TO THE EXTERIOR WITH LIMITED UPDATES AND UPGRADES. THE APPRAISERS ACCESS TO THE HOME WAS LIMITED TO A STREET VIEW. IN MANY CASES THERE WAS NO VIEWING ACCESS TO YARD SPACE. WHEN AVAILABLE MLS DETAIL WAS USED TO VIEW THE HOME.
ON APRIL 14, 2023 ALL RESIDENTS WERE PROVIDED WITH A 21 PAGE NOTICE TO THAT THE MUST VACATE THE PARK WITHIN 12 MONTHS. SEE ATTACHMENT WITH THE 1ST PAGE OF THE NOTICE. PRIMARY CONSIDERATION WAS GIVEN TO THE MARKET APPROACH TO VALUE. 6,200
Form MPR3 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.
COST APPROACH
Measurements No. Sections Sq. Ft.
x x =
x x =
x x =
x x =
Total Gross Living Area (List in Market Data Analysis Below) Gross Living Area: S.F. @ $ = $
Additions: S.F. @ $ = $
Carport/Garage: S.F. @ $ = $
Awnings: S.F. @ $ = $
Porch/Patio: S.F. @ $ = $
Sheds: S.F. @ $ = $
Skirtings: S.F. @ $ = $
S.F. @ $ = $
S.F. @ $ = $
Total Replacement Cost: = $
Depreciation: years @ % per yr. = $
Functional Economic = $
Depreciated Replacement Cost: = $
Park Space Additive = $
INDICATED VALUE BY COST APPROACH: = $
Comment on cost data/functional and economic obsolescence:
MARKET DATA ANALYSIS
ITEM SUBJECT COMPARABLE NO. 1 COMPARABLE NO. 2 COMPARABLE NO. 3 Address
Proximity to Subject
Sales Price $ $ $ $
Price/Sq. Ft. GLA $ /Sq. Ft. $ /Sq. Ft. $ /Sq. Ft. $ /Sq. Ft.
Data/Verification
Source(s)
Date of Sale/ DESCRIPTION DESCRIPTION +(– )$ Adjust. DESCRIPTION +(– )$ Adjust. DESCRIPTION +(– )$ Adjust.
Time Adjustment
Location
Make
Year
Quality
Condition
Living Area: Room Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Count & Total
Gross Living Area Sq. Ft. Sq. Ft. Sq. Ft. Sq. Ft.
View
Additions
Garage/Carport
Porch/Patio/Deck
Fireplace(s), etc.
Shed
Total Adjustments + – $ + – $ + – $
Indicated Value
of Subject $ $ $
Comments on the Comparable Sales
Analysis of any current agreement of sale, option, or listing of the subject property and analysis of any prior sales of subject within 3 years of the date of appraisal:
INDICATED VALUE BY SALES COMPARISON APPROACH $
Page # 5 of 17
MANUFACTURED / MOBILE HOME IN PARK APPRAISAL REPORT
3311
SCOPE OF WORK: THE PROPERTY WAS IDENTIFIED BASED ON A COPY OF TITLE OR THE DECAL REPORT. AN EXTERIOR AND INTERIOR INSPECTION WAS DONE OF ALL ROOMS. THIS DID NOT INCLUDE APPLIANCE OR UTILITY TESTING, ROOF OR CRAWLSPACE WHICH IS A PART OF A HOME INSPECTION. DATA RESEARCH WAS BASED ON THE MLS & HCD COMP REPORT. THE PRIMARY APPROACH TO VALUE IS THE SALES COMPARISON. A COST APPROACH WAS DONE & AN INCOME APPROACH WAS NOT DONE AS PARK MANAGEMENT DOES NOT ALLOW SUBLEASING.
DETERMINATION OF GROSS LIVING AREA: ON PERSONAL PROPERTY MANUFACTURED / MOBILE HOMES HUD & HCD REPORT CHASSIS SIZE TO THE HCD DATA BASE. THIS CAN BE IN CONFLICT WITH THE GROSS LIVING AREA (GLA) OF THE HOME. ON PRE HUD HOMES IT WAS COMMON FOR DMV TO INCLUDE THE HITCH LENGTH. THIS CAN LEAD TO INACCURATE GLA ESTIMATIONS OF COMPARABLE SALES. ON NEWER HOMES, BUILT MAINLY AFTER 2000, IT IS COMMON FOR PORCHES & PATIOS TO BE INCLUDED WITHIN THE CHASSIS DIMENSIONS. THE APPRAISER MAKES THE EXTRAORDINARY ASSUMPTION THAT THE CHASSIS DIMENSIONS REPORTED IN HCD DATA ARE INCLUSIVE OF PORCH AND PATIO AREA CONTAINED WITHIN THOSE DIMENSIONS.
THE APPRAISER MEASURES THE SUBJECT HOME TO ACCURATELY DETERMINE GROSS LIVING AREA (GLA). TO USE CHASSIS DIMENSIONS AS A DETERMINATION OF GROSS LIVING AREA CAN LEAD TO INACCURATE COMPARISONS BETWEEN THE SUBJECT AND COMPARABLES. THE APPRAISER
DOES NOT MEASURE COMPARABLE SALES & RELIES ON HCD DATA FOR THE GLA ON OLDER HOMES AND NEWER HOMES WITHOUT PORCHES & PATIOS CONTAINED WITHIN THE CHASSIS DIMENSIONS. ON NEWER HOMES WHEN PORCHES & PATIOS ARE A PART OF THE CHASSIS THE APPRAISER MAKES HIS
BEST ESTIMATION FROM A STREET VIEW OF THE HOME TO DETERMINE HOW MUCH AREA TO DEDUCT FROM THE CHASSIS TO ARRIVE AT A MORE RELIABLE GLA TO BE USED IN COMPARISON TO THE SUBJECT.
DUE TO EXTERIOR ONLY INSPECTION FROM THE STREET HOME DIMENSIONS WERE DETERMINED FROM THE HCD DATA BASE. GROSS LIVING AREA IS FREQUENTLY WRONG DUE TO ORIGINAL REGISTRATION WITH DMV WHICH INCLUDED HITCH LENGTH.
Conditions of Appraisal:
THE INTENDED USERS OF THESE REPORTS ARE MATT DAVIES OF HARMONY COMMUNITIES, ATTORNEY JASON R. DILDAY AND THE HOME OWNERS.
THE INTENDED USE OF THIS REPORT IS TO USE THE FAIR MARKET VALUE OF 30 HOMES IN THE SUBJECT COMMUNITY TO COMPENSATE THE RESIDENTS FOR
THE COMMUNITY CLOSING, SUBJECT TO THE STATED SCOPE OF WORK, PURPOSE OF THE APPRAISAL, REPORTING REQUIREMENTS OF THIS APPRAISAL REPORT FORM, AND DEFINITION OF MARKET VALUE. THESE APPRAISALS ARE NOT FOR LENDING PURPOSES. SALES OCCURRING AFTER THE NOTICE TO RESIDENTS OF THE PARK CLOSURE ARE NOT ACCEPTABLE FOR COMPARISON PURPOSES.
THE FOLLOWING ADJUSTMENTS ARE CONSIDERED REASONABLE FOR A CHATTEL MOBILE HOME: VIEW, HARDSCAPE IMPROVEMENTS, SHEDS, GARAGES, CARPORTS, PORCHES, PATIOS, ENCLOSED PATIOS OR SUNROOMS & DECKS. THESE ADJUSTMENTS ARE IN ADDITION TO THE CUSTOMARY ADJUSTMENTS FOR TIME, AGE, QUALITY, CONDITION, BED/BATH COUNTS, LIVING AREA, FIREPLACES & COMMUNITY AMENITIES AND OR COMMUNITY CONDITION. LOCATION ADJUSTMENTS ARE MADE FOR DIFFERENCES BASED ON GEOGRAPHIC LOCATION OR NEGATIVE SITE INFLUENCES SUCH AS TRAFFIC & NOISE. ONLY SALES FROM WITHIN ALL AGE COMMUNITIES WERE CONSIDERED FOR COMPARISON PURPOSES. THE APPRAISERS PRIMARY DATA SOURCE INDICATES 5 SALES WITHIN THE SUBJECT COMMUNITY WITHIN THE LAST 12 MONTHS. THE APPRAISER CONSIDERED THE MOST SIMILAR SALES FOR COMPARISON PURPOSES. 6,200
N / A N / A
41,927
SEE ADDITIONAL COMMENTS: CONDITIONS OF APPRAISAL ABOVE
THE MARKET APPROACH IS THE BEST & PRIMARY INDICATOR OF MARKET VALUE. IT BEST SHOWS THE THE INTERESTS OF THE AVERAGE INFORMED BUYER. THE COST APPROACH HELPS TO SUPPORT THIS. THE INTENDED USE OF THIS APPRAISAL REPORT IS TO EVALUATE THE
PROPERTY THAT IS THE SUBJECT OF THIS REPORT FOR HOME OWNER COMPENSATION DUE TO PARK CLOSURE AND IS SUBJECT TO THE STATED SCOPE OF WORK, PURPOSE OF THE APPRAISAL, REPORTING REQUIREMENTS OF THIS APPRAISAL FORM AND DEFINITION OF MARKET VALUE. NO ADDITIONAL INTENDED USERS ARE IDENTIFIED BY THE APPRAISER. THE APPRAISERS RESEARCH, ANALYSIS AND CONCLUSIONS ARE SUBJECT TO COPYRIGHT. ALL RIGHTS RESERVED. EQUAL EMPHASIS WAS GIVEN TO ALL COMPARABLES.
Market
MARKET 05/20/2023
6200
GUY G. HALL
SCREA
06/05/2023
AR 029703 CA
11/21/2024
05/20/2023
Form MPR3 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.
ADDITIONAL COMMENTS RECONCILIATION
INDICATED VALUE BY SALES COMPARISON APPROACH $
INDICATED VALUE BY INCOME APPROACH (If Applicable) Estimated Market Rent $ / Mo. x Gross Rent Multiplier = $ INDICATED VALUE BY COST APPROACH $
This Appraisal is made "as is" subject to the repairs, alterations, inspections, or conditions listed below subject to completion per plans and specifications.
Conditions of the Appraisal:
Final Reconciliation:
The purpose of this appraisal, unless otherwise stated, is to develop an opinion of the Value of the property that is the subject of this report, based on the above conditions of the appraisal, and the certifications, contingent and limiting conditions, and the type of value, as defined, that are stated in this report.
MY (OUR) OPINION OF VALUE, AS DEFINED, OF THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT, AS OF (WHICH IS THE EFFECTIVE DATE OF THIS REPORT) IS $ .
APPRAISER:
Signature
Name
Date Report Signed
State Certification # State
Or State License # State
Expiration Date of Certificate or License
Did Did Not Inspect Property Date of Inspection
CO- or SUPERVISORY APPRAISER (IF APPLICABLE):
Signature
Name
Date Report Signed
State Certification # State
Or State License # State
Expiration Date of Certificate or License
Did Did Not Inspect Property Date of Inspection
Page # 6 of 17
ADDITIONAL COMPARABLE SALES
3311
104 E SIERRA AVE, # 49
FRESNO, CA 93710
NOT FOR SALE
5.44 TITLE/DECAL REPORT
MLS #
+0.15 % PER MONTH
AVG BACKS TO STREET
LANCER
1970
FAIR
AVERAGE
5 2 2
1,140
NONE
NONE
2 CAR CARPORT
PORCH / PATIO
NONE
1 SHED
WINDOWS SINGLE PANE
INTERIOR WALLS PANELING
COMMUNITY NAME LA HACIENDA M.H.P.
Site Value NONE
Financing UNKNOWN
104 E SIERRA AVE # 3
FRESNO, CA 93710
LESS THAN 0.01 MILES
4,000
5.56 MH VALUE REPORT
09/29/2022 +50
GOOD -100
CHAMPION
1974 -50
FAIR
AVERAGE
4 2 1 +500
720 +1,350
NONE
NONE
1 CARPORT + 1 OPEN +200
PORCH +200
NONE
1 SHED
SINGLE PANE
PANELING
LA HACIENDA M.H.P.
NONE
UNKNOWN
2,150
53.8 61.3 6,150
104 E SIERRA AVE # 41
FRESNO, CA 93710
LESS THAN 0.01 MILES
4,000
5.95 MH VALUE REPORT
09/30/2022 +50
GOOD -100
CHAMPION
1983 -200
AVERAGE
AVERAGE
4 2 1 +500
672 +1,500
NONE
NONE
2 CAR CARPORT
PORCH +200
NONE
NONE +100
SINGLE PANE
PANELING
LA HACIENDA M.H.P.
NONE
UNKNOWN
2,050
51.3 66.3 6,050
ADJUSTMENTS AS FOLLOWS: TIME @ +0.15% PER MONTH, LOCATION @ 2% OF SALES PRICE, YEAR/QUALITY @ 0.4% OF SALES PRICE PER YEAR, CONDITION @ 5% OF SALES PRICE PER GRADE, BEDROOM @ $300, BATHROOM @ $500, LIVING AREA @ $3.25 SF, ENCLOSED PATIO @ $750, CARPORT @ $375 PER SPACE, PAVED PARKING @ $200 PER SPACE, PORCH / PATIO @ $200, SHED @ $100, DUAL PANE WINDOWS @ 3% OF SALES PRICE, COMMUNITY @ 5% OF SALES PRICE. ALL ADJUSTMENTS ROUNDED TO THE NEAREST $50.
THE APPRAISER CONSIDERS ALL PRE-HUD CONSTRUCTION TO BE FAIR QUALITY, AVERAGE QUALITY RATING BEGINS IN 1977.
NEIGHBORHOOD; Factors Affecting Marketability
MARKET CONDITIONS: THE HOUSE PRICE INDEX IS PUBLISHED BY THE FEDERAL HOUSING FINANCE AGENCY (FHFA) USING DATA PROVIDED BY FANNIE MAE & FREDDIE MAC. AS PER THE 4TH QUARTER FHFA REPORT FOR 2022 CALIFORNIA’S HOUSE PRICES ARE -1.34% FOR THE 4TH QUARTER, +2.26% FOR THE YEAR, +50.11% OVER 5 YEARS, AND UP 300.01% SINCE THE 1ST QTR OF1991. CALIFORNIA IS CURRENTLY RANKED 50TH IN THE NATION FOR HOME PRICE APPRECIATION BASED ON THE FHFA SEASONALLY ADJUSTED, PURCHASE-ONLY INDEX, 2022 4TH QTR.
THE APPRAISER HAS RELIED ON Seasonally Adjusted Price Changes Reflected in Purchase-Only Indexes100 Largest Metropolitan Areas TO DETERMINE A CHANGE THE MSA’S NOTED BELOW. THESE CHANGES INDICATE MOVEMENT IN THE MOST RECENT QUARTER AND THE MOVEMENT OVER THE MOST RECENT 12 MONTHS. FROM THIS DATA THE APPRAISER HAS ESTIMATED A CONSERVATIVE MONTHLY TIME ADJUSTMENT.
MANUFACTURED HOUSING IS ADJUSTED AT 50% OF THE SFR RATE.
SPECIFIC SOUTHERN CALIFORNIA MSA'S ARE AS FOLLOWS:
FRESNO, CA (-1.49% 4TH QTR, +3.54% YEAR) MONTHLY MH ADJ= +0.15% FOR SALES OVER 12 MONTHS OLD THE APPRAISER HAS RELIED ON THE HPI CALCULATOR MONTHLY ADJUSTMENTS ARE MADE BASED ON A 12 MONTH AVERAGE. TO USE THE QUARTERLY DATA WOULD UNDER OR OVER STATE THE TREND FOR SALES OVER 3 MONTHS OLD. THE 12 MONTH AVERAGE IS CONSIDERED A CONSERVATIVE ADJUSTMENT FOR TIME. THE SUBJECT NEIGHBORHOOD IS SIMILAR TO ITS MSA DATA AND SALE PRICES APPEAR TO HAVE DECLINED IN THE MOST RECENT QUARTER AND RISEN OVER THE LAST 12 MONTHS. SUPPLY IS CURRENTLY WEAKER THAN DEMAND DUE TO A REDUCTION IN ACTIVE LISTINGS FOR REAL PROPERTY REAL ESTATE.
OVER 80% OF ALL TRANSACTIONS ARE CASH SALES, THE OVERWHELMING MAJORITY OF WHICH DO NOT RECEIVE APPRAISALS.
A SIGNIFICANT PERCENTAGE OF THE SALES ARE NOT LISTED ON THE MLS LIMITING THEIR MARKET EXPOSURE.
POCKET LISTINGS ARE COMMON IN PERSONAL PROPERTY MANUFACTURED HOUSING SALES. IT IS COMMON FOR THESE SALES TO BE ABOVE &
BELOW MARKET
THE MARKET CONTINUES TO MAINTAIN TIGHT CREDIT STANDARDS AND UNEMPLOYMENT IS LOW & VARIES +/- BY MSA. MARKETING TIME IS GENERALLY LESS THAN 45 DAYS WITH MOST COMPETITIVELY PRICED PROPERTIES SELLING IN UNDER 45 DAYS.
INTEREST RATES HAVE BEEN RISING AND ARE STILL FAVORABLE. FIXED RATE LOANS ARE THE MAJORITY OF LOANS AS PER INFORMATION RECEIVED FROM LENDERS.
DUE TO THE SIZE OF THE SUBJECT COMMUNITY AND LACK OF AMENITIES ONLY ALL AGE COMMUNITIES OF 100 OR LESS UNITS WERE CONSIDERED FOR COMPARISON PURPOSES.
4 5 6
Form MPR3.(AC) - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File #
MARKET DATA ANALYSIS
ITEM SUBJECT COMPARABLE NO. COMPARABLE NO. COMPARABLE NO.
Address
Proximity to Subject
Sales Price $ $ $ $
Price/Sq. Ft. GLA $ /Sq. Ft. $ /Sq. Ft. $ /Sq. Ft. $ /Sq. Ft.
Data/Verification
Source(s)
Date of Sale/ DESCRIPTION DESCRIPTION +(– )$ Adjust. DESCRIPTION +(– )$ Adjust. DESCRIPTION +(– )$ Adjust.
Time Adjustment
Location
Make
Year
Quality
Condition
Living Area: Room Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Count & Total
Gross Living Area Sq. Ft. Sq. Ft. Sq. Ft. Sq. Ft.
View
Additions
Garage/Carport
Porch/Patio/Deck
Fireplace(s), etc.
Shed
Total Adjustments + – $ + – $ + – $
Indicated Value
of Subject $ $ $
Comments on the Comparable Sales
Page # 7 of 17
Form MAP.GENERIC - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE NOTICE TO VACATE PG 1 OF 21
HARMONY COMMUNITIES
104 E SIERRA AVE, # 49
FRESNO FRESNO CA 93710
HARMONY COMMUNITIES
Lender/Client
Lender/Client
Property Address
City County State Zip Code
Page # 8 of 17
ASSUMPTIONS & LIMITING CONDITIONS 3311
104 E SIERRA AVE, # 49 FRESNO CA 93710
HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL 606 TRUMPET AVE., PLACENTIA, CA 92870
STATEMENT OF ASSUMPTIONS & LIMITING CONDITIONS
1. THE APPRAISER WILL NOT BE RESPONSIBLE FOR MATTERS OF A LEGAL NATURE THAT AFFECT EITHER THE PROPERTY BEING APPRAISED OR THE TITLE TO IT.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 MAY HAVE PROVIDED A SKETCH IN THE APPRAISAL REPORT TO SHOW APPROXIMATE DIMENSIONS OF THE IMPROVEMENTS, AND
ANY SUCH 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. IF SO INDICATED, THE APPRAISER HAS EXAMINED THE AVAILABLE FLOOD MAPS THAT ARE PROVIDED BY THE FEDERAL EMERGENCY MANAGEMENT
AGENCY (OR OTHER DATA SOURCES) AND HAS NOTED IN THE APPRAISAL REPORT 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 OR IMPLIED, REGARDING THIS DETERMINATION.
4. THE APPRAISER WILL NOT GIVE TESTIMONY OR APPEAR IN COURT BECAUSE HE OR SHE MADE AN APPRAISAL OF THE PROPERTY IN QUESTION, UNLESS SPECIFIC ARRANGEMENTS TO DO SO HAVE BEEN MADE BEFOREHAND.
5. IF THE COST APPROACH IS INCLUDED IN THIS APPRAISAL IT IS FOR THE CHATTEL (PERSONAL PROPERTY) INTEREST ONLY. IF THE SUBJECT IS
LOCATED IN A CO OP, RESIDENT OWNED OR STOCK SHARE COMMUNITY THIS IS A SEPARATE VALUE GIVEN TO THE APPRAISER BY COMMUNITY MANAGEMENT AND INCLUDED AS SITE VALUE. UNLESS OTHERWISE SPECIFICALLY INDICATED, THE COST APPROACH VALUE IS NOT AN INSURANCE VALUE, AND SHOULD NOT BE USED AS SUCH.
6. THE APPRAISER HAS NOTED IN THE APPRAISAL REPORT ANY ADVERSE CONDITIONS (INCLUDING, BUT NOT LIMITED TO, NEEDED REPAIRS, DEPRECIATION, 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, BUT NOT LIMITED TO, THE PRESENCE OF HAZARDOUS WASTES, TOXIC SUBSTANCES, ETC.) THAT WOULD MAKE THE PROPERTY MORE OR LESS VALUABLE, AND HAS ASSUMED THAT THERE ARE NO SUCH CONDITIONS AND MAKES NO GUARANTEES OR WARRANTIES, EXPRESS OR IMPLIED, REGARDING THE CONDITION OF THE PROPERTY. THE APPRAISER WILL NOT
BE RESPONSIBLE FOR ANY SUCH CONDITIONS THAT DO EXIST OR FOR ANY ENGINEERING OR TESTING THAT MIGHT BE REQUIRED TO DISCOVER WHETHER SUCH CONDITIONS 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 CORRECT. 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, AND ANY APPLICABLE FEDERAL, STATE OR LOCAL LAWS.
9. IF THIS APPRAISAL IS INDICATED AS SUBJECT TO SATISFACTORY COMPLETION, REPAIRS, OR ALTERATIONS, THE APPRAISER HAS BASED HIS OR HER
APPRAISAL REPORT AND VALUATION CONCLUSION ON THE ASSUMPTION THAT COMPLETION OF THE IMPROVEMENTS WILL BE PERFORMED IN A WORKMANLIKE MANNER.
10. AN APPRAISER'S CLIENT IS THE PARTY (OR PARTIES) WHO ENGAGE AN APPRAISER IN A SPECIFIC ASSIGNMENT. ANY OTHER PARTY ACQUIRING THIS REPORT FROM THE CLIENT DOES NOT BECOME A PARTY TO THE APPRAISER-CLIENT RELATIONSHIP.
11. THE INTENDED USER OF THIS APPRAISAL REPORT IS THE NAMED LENDER/CLIENT. UNLESS OTHERWISE SPECIFICALLY NAMED NO OTHER INTENDED USERS ARE INDICATED. ANY PERSONS RECEIVING THIS APPRAISAL REPORT BECAUSE OF DISCLOSURE REQUIREMENTS APPLICABLE TO THE APPRAISER'S CLIENT DO NOT BECOME INTENDED USERS OF THIS REPORT UNLESS SPECIFICALLY IDENTIFIED BY THE CLIENT AT THE TIME OF THE ASSIGNMENT.
12. THE APPRAISER'S WRITTEN CONSENT AND APPROVAL MUST BE OBTAINED BEFORE THIS APPRAISAL REPORT CAN BE CONVEYED BY ANYONE TO
THE PUBLIC, THROUGH ADVERTISING, PUBLIC RELATIONS, NEWS, SALES, OR BY MEANS OF ANY OTHER MEDIA, OR BY ITS INCLUSION IN A PRIVATE OR PUBLIC DATABASE.
13. AN APPRAISAL OF PERSONAL PROPERTY IS NOT A 'HOME INSPECTION' AND SHOULD NOT BE CONSTRUED AS SUCH. AS PART OF THE VALUATION
PROCESS, THE APPRAISER PERFORMS A NON-INVASIVE VISUAL INVENTORY THAT IS NOT INTENDED TO REVEAL DEFECTS OR DETRIMENTAL CONDITIONS THAT ARE NOT READILY APPARENT. THE PRESENCE OF SUCH CONDITIONS OR DEFECTS COULD ADVERSELY AFFECT THE APPRAISER'S OPINION OF VALUE. CLIENTS WITH CONCERNS ABOUT SUCH POTENTIAL NEGATIVE FACTORS ARE ENCOURAGED TO ENGAGE THE APPROPRIATE TYPE OF EXPERT TO INVESTIGATE.
14. THE SCOPE OF WORK IS THE TYPE AND EXTENT OF RESEARCH AND ANALYSES PERFORMED IN AN APPRAISAL ASSIGNMENT THAT IS REQUIRED
TO PRODUCE CREDIBLE ASSIGNMENT RESULTS, GIVEN THE NATURE OF THE APPRAISAL PROBLEM, THE SPECIFIC REQUIREMENTS OF THE INTENDED USER(S) AND THE INTENDED USE OF THE APPRAISAL REPORT. RELIANCE UPON THIS REPORT, REGARDLESS OF HOW ACQUIRED, BY ANY PARTY OR FOR ANY USE, OTHER THAN THOSE SPECIFIED IN THIS REPORT BY THE APPRAISER, IS PROHIBITED. THE OPINION OF VALUE THAT IS THE CONCLUSION
OF THIS REPORT IS CREDIBLE ONLY WITHIN THE CONTEXT OF THE SCOPE OF WORK, EFFECTIVE DATE, THE DATE OF REPORT, THE INTENDED USER(S),
THE INTENDED USE, THE STATED ASSUMPTIONS AND LIMITING CONDITIONS, ANY HYPOTHETICAL CONDITIONS AND/OR EXTRAORDINARY ASSUMPTIONS, AND THE TYPE OF VALUE, AS DEFINED HEREIN. THE APPRAISER, APPRAISAL FIRM, AND RELATED PARTIES ASSUME NO OBLIGATION, LIABILITY, OR ACCOUNTABILITY, AND WILL NOT BE RESPONSIBLE FOR ANY UNAUTHORIZED USE OF THIS REPORT OR ITS CONCLUSIONS. THE APPRAISERS PRIMARY
DATA SOURCES ARE THE MH VALUE COMP DATA SOURCE, PARCEL QUEST APPRAISE, CRMLS MULTIPLE LISTING SERVICE AND MISCELLANEOUS MANUFACTURED HOME DEALERS AS APPROPRIATE. THE APPRAISERS PROPERTY INSPECTION INCLUDES GLA VERIFICATION AND VISUAL INSPECTION OF THE INTERIOR & EXTERIOR OF THE HOME. THE APPRAISER DOES NOT DO AN INSPECTION AT THE DETAIL LEVEL OF A HOME INSPECTOR OR PEST INSPECTOR.
ADDITIONAL COMMENTS (EXTRAORDINARY ASSUMPTIONS, HYPOTHETICAL CONDITIONS, ETC.):
EXTRAORDINARY ASSUMPTION: AN ASSUMPTION, DIRECTLY RELATED TO A SPECIFIC ASSIGNMENT, AS OF THE EFFECTIVE DATE OF THE ASSIGNMENT RESULTS, WHICH, IF FOUND TO BE FALSE, COULD ALTER THE APPRAISER’S OPINIONS OR CONCLUSIONS.
HYPOTHETICAL CONDITION: A CONDITION, DIRECTLY RELATED TO A SPECIFIC ASSIGNMENT, WHICH IS CONTRARY TO WHAT IS KNOWN BY THE APPRAISER TO EXIST ON THE EFFECTIVE DATE OF THE ASSIGNMENT RESULTS, BUT IS USED FOR THE PURPOSE OF ANALYSIS.
Form GPRES2AD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.:
Property Address: City: State: Zip Code:
Client: Address:
Appraiser: Address:
Copyright© 2007 by a la mode, inc. This form may be reproduced unmodified without written permission, however, a la mode, inc. must be acknowledged and credited. 3/2007
Page # 9 of 17
Certifications 3311
104 E SIERRA AVE, # 49 FRESNO CA 93710
HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL 606 TRUMPET AVE., PLACENTIA, CA 92870
APPRAISER'S CERTIFICATION
1. THE STATEMENTS OF FACT CONTAINED IN THIS REPORT ARE TRUE AND CORRECT.
2. 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.
3. I HAVE NO (OR THE SPECIFIED) PRESENT OR PROSPECTIVE INTEREST IN THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT AND NO (OR THE SPECIFIED) PERSONAL INTEREST WITH RESPECT TO THE PARTIES INVOLVED.
4. I HAVE PERFORMED NO (OR THE SPECIFIED) SERVICES, AS AN APPRAISER OR IN ANY OTHER CAPACITY, REGARDING THE PROPERTY THAT IS THE
SUBJECT OF THIS REPORT WITHIN THE THREE-YEAR PERIOD IMMEDIATELY PRECEDING THE AGREEMENT TO PERFORM ACCEPTANCE OF THIS ASSIGNMENT.
5. I HAVE NO BIAS WITH RESPECT TO THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT OR TO THE PARTIES INVOLVED WITH THIS ASSIGNMENT.
6. MY ENGAGEMENT IN THIS ASSIGNMENT WAS NOT CONTINGENT UPON DEVELOPING OR REPORTING PREDETERMINED RESULTS.
7. 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.
8. MY ANALYSES, OPINIONS, AND CONCLUSIONS WERE DEVELOPED, AND THIS REPORT HAS BEEN PREPARED, IN CONFORMITY WITH THE UNIFORM STANDARDS OF PROFESSIONAL APPRAISAL PRACTICE.
9. I HAVE MADE A PERSONAL INSPECTION OF THE INTERIOR & EXTERIOR OF THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT.
10. NO ONE PROVIDED SIGNIFICANT REAL PROPERTY APPRAISAL ASSISTANCE TO THE PERSON SIGNING THIS CERTIFICATION.
DEFINITION OF MARKET VALUE *:
MARKET VALUE MEANS 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 U.S. DOLLARS OR IN TERMS OF FINANCIAL ARRANGEMENTS COMPARABLE THERETO; AND
5. THE PRICE REPRESENTS THE NORMAL CONSIDERATION FOR THE PROPERTY SOLD UNAFFECTED BY SPECIAL OR CREATIVE FINANCING OR SALES CONCESSIONS GRANTED BY ANYONE ASSOCIATED WITH THE SALE. * 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 OCC, OTS, FRS, AND FDIC ON JUNE 7, 1994, AND IN THE INTERAGENCY APPRAISAL AND EVALUATION GUIDELINES, DATED OCTOBER 27, 1994.
AS PER FANNIE MAE, FREDDIE MAC & BREA'S DEFINITION OF MARKET VALUE, SHORT SALES, REO PROPERTIES, SALES BY HEIRS AND OTHER SIMILAR NON ARMS LENGTH TRANSACTIONS DO NOT MEET THE DEFINITION OF “MARKET VALUE”.
WHEN NON-ARMS LENGTH SALES (REO'S, SHORT SALES, LIQUIDATION SALES ETC.) COMPRISE A SIGNIFICANT PERCENTAGE OF THE MARKET THE APPRAISER HAS USED THESE SALES FOR COMPARISON PURPOSES. THESE SALES CREATE A BIFURCATED MARKET. TO IGNORE THESE SALES IS AT ODDS WITH THE PRINCIPAL OF SUBSTITUTION. NOT CONSIDERING THESE SALES WOULD ARTIFICIALLY INFLATE THE APPRAISED VALUE OF THE SUBJECT.
ADJUSTMENTS FOR SELLER MOTIVATION ARE EXTRAPOLATED BASED ON MATCHED PAIR ANALYSIS OF THE MARKET. A POSITIVE ADJUSTMENT HAS BEEN MADE TO THE SALE PRICE OF THESE COMPARABLES TO BETTER REFLECT “MARKET VALUE”, JUST AS AN ADJUSTMENT IN QUALITY OR CONDITION WOULD BE MADE.
MATT DAVIES HARMONY COMMUNITIES
[email protected] 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL
APPRAISAL GUY, INC.
(714) 296-4075
[email protected]
06/05/2023
AR 029703 CA
SCREA
11/21/2024
05/20/2023
Form GPRES2AD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.:
Property Address: City: State: Zip Code:
Client: Address:
Appraiser: Address:
SIGNATURES
Client Contact: Client Name:
E-Mail: Address:
APPRAISER
Appraiser Name:
Company:
Phone: Fax:
E-Mail:
Date Report Signed:
License or Certification #: State:
Designation:
Expiration Date of License or Certification:
Inspection of Subject: Interior & Exterior Exterior Only None Date of Inspection:
SUPERVISORY APPRAISER (if required)
or CO-APPRAISER (if applicable)
Supervisory or
Co-Appraiser Name:
Company:
Phone: Fax:
E-Mail:
Date Report Signed:
License or Certification #: State:
Designation:
Expiration Date of License or Certification:
Inspection of Subject: Interior & Exterior Exterior Only None Date of Inspection:
Copyright© 2007 by a la mode, inc. This form may be reproduced unmodified without written permission, however, a la mode, inc. must be acknowledged and credited. 3/2007
Page # 10 of 17
Form ID4 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE HARMONY COMMUNITIES 3311
104 E SIERRA AVE, # 49
FRESNO FRESNO CA 93710
HARMONY COMMUNITIES
Appraisal Guy, Inc.
ADDITIONAL CERTIFICATION
APPRAISER'S CERTIFICATION: The Appraiser certifies and agrees that:
PRIOR SERVICE: I HAVE PERFORMED NO SERVICES, AS AN APPRAISER OR IN ANY OTHER CAPACITY, REGARDING THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT WITHIN THE THREE-YEAR PERIOD IMMEDIATELY PRECEDING ACCEPTANCE OF THIS ASSIGNMENT.
DATA ACCURACY: THE APPRAISER HAS RELIED ON DATA FROM THESE RELIABLE SOURCES: PARCEL QUEST, MH VALUE AND CRMLS. IF THIS INFORMATION IS INCORRECT IT MAY AFFECT THE MARKET VALUE GIVEN.
FAIR MARKET VALUE: WHEN COMPARABLE NON-ARMS LENGTH SALES (REO'S, SHORT SALES, LIQUIDATION SALES ETC.) OF REASONABLY SIMILAR QUALITY & CONDITION OCCUR IN THE SUBJECTS IMMEDIATE MARKET THE APPRAISER MAY CONSIDER THESE SALES FOR COMPARISON PURPOSES. THESE SALES CREATE A BIFURCATED MARKET. IF THESE SALES REPRESENT OVER 10% OF THE MARKET, IT IS THE APPRAISERS OPINION,THAT TO IGNORE THESE SALES IS AT ODDS WITH THE PRINCIPAL OF SUBSTITUTION. NOT CONSIDERING THESE SALES WOULD ARTIFICIALLY INFLATE THE APPRAISED VALUE OF THE SUBJECT. ADJUSTMENTS FOR SELLER MOTIVATION ARE EXTRAPOLATED BASED ON MATCHED PAIR ANALYSIS OF THE MARKET. A POSITIVE ADJUSTMENT HAS BEEN MADE TO THE SALE PRICE OF THESE COMPARABLES TO BETTER REFLECT “MARKET VALUE”, JUST AS AN ADJUSTMENT IN QUALITY OR CONDITION WOULD BE MADE.
INTENDED USERS: ANY THIRD PARTY REPORT DELIVERY SERVICE SEPARATE FROM THE LENDER, APPRAISAL MANAGEMENT COMPANY OR CLIENT IS NOT AN INTENDED USER OF THIS REPORT. THIS REPORT MAY NOT BE OPENED AND OR SCANNED FOR DATA WITHOUT THE EXPRESS WRITTEN CONSENT OF THE APPRAISER.
THE INTENDED USER OF THIS APPRAISAL REPORT IS THE CLIENT. THE INTENDED USE IS TO EVALUATE THE PROPERTY THAT IS THE SUBJECT OF THIS
APPRAISAL FOR HOME OWNER COMPENSATION DUE TO PARK CLOSURE, SUBJECT TO THE STATED SCOPE OF WORK, PURPOSE OF THE APPRAISAL, REPORTING REQUIREMENTS OF THIS APPRAISAL REPORT FORM, AND DEFINITION OF MARKET VALUE. NO ADDITIONAL INTENDED USERS ARE IDENTIFIED BY THE APPRAISER.
WORKMAN LIKE MANOR: WORKMANLIKE MANNER IS DEFINED AS “THE QUALITY OF WORK THAT WOULD BE DONE BY A WORKER OF AVERAGE SKILL AND INTELLIGENCE.” AQUILA, LLC V. CITY OF BANGOR, 640 F. SUPP. 2D 92 (D. ME. 2009) THE “TERM WORKMAN LIKE MANOR” DOES NOT INDICATE WHETHER A STRUCTURE MEETS LOCAL BUILDING CODE OR IS LEGAL FOR THE ZONING OF THE PROPERTY. TO DETERMINE THIS A QUALIFIED BUILDING INSPECTOR MUST INSPECT THE PROPERTY.
HEALTH & SAFETY: THE APPRAISER MAKES THE "EXTRAORDINARY ASSUMPTION" THAT WHEN A CHANGE IN TITLE OCCURS DUE TO SALE OR OTHER
REASONS THE REALTOR / HOME INSPECTOR HAS COMMENTED ON ALL HEALTH & SAFETY RELATED ISSUES SUCH AS BUT NOT LIMITED TO, WATER HEATERS, SMOKE DETECTORS, CARBON MONOXIDE SENSORS, ETC. THIS IS REQUIRED ON THE C.A.R. TRANSFER DISCLOSURE STATEMENT (REVISED 11/11) OR CAR FORM CMD, 4/12 AND THAT THIS FORM IS SIGNED BY THE APPROPRIATE PARTY(S). IF THIS FORM IN NOT PRESENT THE APPRAISER STRONGLY RECOMMENDS THAT ESCROW AND OR THE LENDER REQUIRE IT SIGNED BY THE APPROPRIATE PARTY PRIOR TO CLOSE OF ESCROW.
THE COMPLETION OF THIS FORM IS NOT WITHIN THE APPRAISERS SCOPE OF WORK FOR THIS ASSIGNMENT.
GUY G. HALL
06/05/2023
AR 029703
CA
11/21/2024
Lender/Client
Lender/Client
File No.
Property Address
City County State Zip Code
APPRAISER:
Signature:
Name:
Date Signed:
State Certification #:
or State License #:
State:
Expiration Date of Certification or License:
SUPERVISORY APPRAISER (only if required):
Signature:
Name:
Date Signed:
State Certification #:
or State License #:
State:
Expiration Date of Certification or License:
Did Did Not Inspect Property
Page # 11 of 17
Form SUP - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE 3311
HARMONY COMMUNITIES
104 E SIERRA AVE, # 49
FRESNO FRESNO CA 93710
HARMONY COMMUNITIES
ADDITIONAL COMPARABLE COMMUNITIES: WHEN THERE IS LESS THAN 3 EQUIVALENT QUALITY COMPARABLE SALES IN THE SUBJECT COMMUNITY IT IS NECESSARY TO ADD A 2ND & POSSIBLY 3RD COMMUNITY TO THE REPORT TO PROVIDE A CREDIBLE RESULT. OCCASIONALLY 2ND COMMUNITIES ARE ADDED FOR ADDITIONAL SUPPORT IN GENERAL, IF IN THE APPRAISERS JUDGMENT, THE SUBJECT COMMUNITY COMPARABLES ARE NOT SIMILAR ENOUGH TO THE SUBJECT.
COMMUNITIES ARE JUDGED BY THE APPRAISER TO BE EQUIVALENT, SUPERIOR OR INFERIOR.
WHEN BY THE APPRAISERS JUDGMENT A COMPARABLE COMMUNITY APPEARS TO BE SUPERIOR TO THE SUBJECT COMMUNITY A NEGATIVE ADJUSTMENT IS MADE TO THAT COMPARABLES SALES PRICE.
WHEN BY THE APPRAISERS JUDGMENT A COMPARABLE COMMUNITY APPEARS TO BE INFERIOR TO THE SUBJECT COMMUNITY A POSITIVE ADJUSTMENT IS MADE TO THAT COMPARABLES SALES PRICE.
WHEN BY THE APPRAISERS JUDGMENT A COMPARABLE COMMUNITY APPEARS TO BE EQUIVALENT TO THE SUBJECT COMMUNITY NO ADJUSTMENT IS MADE TO THAT COMPARABLES SALES PRICE.
THE CRITERIA THAT THE APPRAISER USES TO MAKE THESE DECISIONS ARE:
1. THE OVERALL MAINTENANCE CONDITION OF THE COMMUNITIES INTERIOR AMENITIES AND COMMON AREAS.
2. THE LEVEL OF AMENITIES: A BASIC COMMUNITY WOULD HAVE A POOL, SPA & CLUBHOUSE. ADDITIONAL AMENITIES ARE POSITIVE, LESSER AMENITIES ARE NEGATIVE. AMENITIES THAT WOULD ADD VALUE TO THE COMMUNITY WOULD BE LAUNDRY,
SHUFFLEBOARD, TENNIS COURTS, BASKETBALL COURTS, PLAYGROUNDS, GREEN SPACE COMMON AREAS, CAR WASHES, R.V. STORAGE, ETC. GENERALLY NO SINGLE AMENITY ADDS VALUE TO SENIOR COMMUNITIES
3. SITE SIZE ABOVE OR BELOW TYPICAL: AN AVERAGE SITE IS LARGE ENOUGH TO ACCOMMODATE A 2 SECTION HOME INCLUDING PORCHES, PATIOS, CARPORTS & SHEDS.
4. LOCATION: NEGATIVE IMPACTS COULD BE THE COMMUNITY BORDERS A RAIL LINE, FREEWAY, BUSY STREET OR OTHER INFLUENCE THAT HAS AN OVERALL NEGATIVE IMPACT ON THE SPECIFIC LOCATION OF THE SUBJECT OR COMPARABLE. POSITIVE IMPACTS COULD BE PROXIMITY TO THE OCEAN OR ANOTHER MAJOR EXTERNAL AMENITY.
5. THE OVERALL MAINTENANCE CONDITION OF THE HOMES IN THE COMMUNITY BASED ON AVERAGE EXTERIOR APPEARANCES.
6. SENIOR VS. FAMILY COMMUNITIES - IN GENERAL SENIOR COMMUNITIES HAVE A HIGHER LEVEL OF MAINTENANCE FOR THE COMMUNITY PHYSICAL PLANT & THE INDIVIDUAL HOMES.
IN GENERAL, NO ONE DIFFERENCE JUSTIFIES AN ADJUSTMENT. A COMMUNITY MAY BE ABOVE AVERAGE IN ONE AREA AND BELOW AVERAGE IN ANOTHER. THE JUDGMENT OF EQUIVALENT, SUPERIOR OR INFERIOR ARE A SUBJECTIVE JUDGMENT OF THE APPRAISER BASED ON HIS OVERALL IMPRESSION OF THE COMMUNITY. IF A COMMUNITY IS JUDGED EQUIVALENT THAT MEANS THAT OVERALL COMPARISON OF THE QUALITY, CONDITION AND AMENITIES +/- DO NOT WARRANT AN ADJUSTMENT. WHEN THE
APPRAISER IDENTIFIES INFERIOR OR SUPERIOR COMMUNITIES,THE DIFFERENCES ARE STATED AND THE NECESSARY ADJUSTMENTS +/- ARE MADE.
COMPARABLE COMMUNITIES
Lender/Client
Lender/Client
File No.
Property Address
City County State Zip Code
Page # 12 of 17
Form SCNLGH - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE
TITLE / DECAL REPORT
HARMONY COMMUNITIES
104 E SIERRA AVE, # 49
FRESNO FRESNO CA 93710
HARMONY COMMUNITIES
Lender/Client
Lender/Client
Property Address
City County State Zip Code
Page # 13 of 17
Form MAP.LOC - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Location Map
HARMONY COMMUNITIES
104 E SIERRA AVE, # 49
FRESNO FRESNO CA 93710
HARMONY COMMUNITIES
Lender/Client
Lender/Client
Property Address
City County State Zip Code
Page # 14 of 17
Form MAP.COMMUN - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Community Map
HARMONY COMMUNITIES
104 E SIERRA AVE, # 49
FRESNO FRESNO CA 93710
HARMONY COMMUNITIES
HOMES APPRAISED
Lender/Client
Lender/Client
Property Address
City County State Zip Code
Page # 15 of 17
Form PICPIX.TR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Subject Photo Page
HARMONY COMMUNITIES
104 E SIERRA AVE, # 49
FRESNO FRESNO CA 93710
HARMONY COMMUNITIES
Subject Front
104 E SIERRA AVE, # 49
Subject Street
Lender/Client
Lender/Client
Property Address
City County State Zip Code
Page # 16 of 17
Form PICPIX.CR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Comparable Photo Page
HARMONY COMMUNITIES
104 E SIERRA AVE, # 49
FRESNO FRESNO CA 93710
HARMONY COMMUNITIES
Comparable 1
Prox. to Subject
Sales Price
Gross Living Area
Total Rooms
Total Bedrooms
Total Bathrooms
Location
View
Site
Quality
Age
5541 E TULARE AVE #39
8.42 MILES SE
5,000
672
4 2
1 GOOD
NONE
LEASE N / A
FAIR
1970
SUNNYSIDE MOBILE ESTATES
94 UNITS - ALL AGE COMMUNITY
CLUBHOUSE, POOL
SUPERIOR COMMUNITY
Comparable 2
Prox. to Subject
Sales Price
Gross Living Area
Total Rooms
Total Bedrooms
Total Bathrooms
Location
View
Site
Quality
Age
2110 HELM AVE # 7
3.88 MILES SE
5,000
672
4 2
1 GOOD
NONE
LEASE N / A
AVERAGE
1980
SHAW-CLOVIS M.H.P.
59 UNITS - ALL AGE COMMUNITY
CLUBHOUSE, POOL
SUPERIOR COMMUNITY
Comparable 3
Prox. to Subject
Sales Price
Gross Living Area
Total Rooms
Total Bedrooms
Total Bathrooms
Location
View
Site
Quality
Age
104 E SIERRA AVE # 29C
LESS THAN 0.01 MILES
4,000
600
4 2
1 GOOD
NONE
LEASE N / A
FAIR
1973
Lender/Client
Lender/Client
Property Address
City County State Zip Code
Page # 17 of 17
Form PICPIX.CR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Comparable Photo Page
HARMONY COMMUNITIES
104 E SIERRA AVE, # 49
FRESNO FRESNO CA 93710
HARMONY COMMUNITIES
Comparable 4
Prox. to Subject
Sales Price
Gross Living Area
Total Rooms
Total Bedrooms
Total Bathrooms
Location
View
Site
Quality
Age
104 E SIERRA AVE # 3
LESS THAN 0.01 MILES
4,000
720
4 2
1 GOOD
NONE
LEASE N / A
FAIR
1974
Comparable 5
Prox. to Subject
Sales Price
Gross Living Area
Total Rooms
Total Bedrooms
Total Bathrooms
Location
View
Site
Quality
Age
104 E SIERRA AVE # 41
LESS THAN 0.01 MILES
4,000
672
4 2
1 GOOD
NONE
LEASE N / A
AVERAGE
1983
Comparable 6
Prox. to Subject
Sales Price
Gross Living Area
Total Rooms
Total Bedrooms
Total Bathrooms
Location
View
Site
Quality
Age
Lender/Client
Lender/Client
Property Address
City County State Zip Code
CALIFORNIA RURAL LEGAL ASSISTANCE, INC.
FIGHTING FOR JUSTICE, CHANGING LIVES
3747 E. Shields Avenue Fresno, CA 93721 ∙ Phone: 559-441-8721 ∙ Fax: 559-441-0724 ∙ www.crla.org July 17, 2023
Via Electronic Mail to: [email protected]
Mr. Andrew Janz
City Attorney
City of Fresno
2600 Fresno Street
Room 2031
Fresno, CA 93721
Re: Tenant Impact Report- La Hacienda Mobile Estates (“La Hacienda”) 104 E. Sierra Ave., Fresno, CA 93710
Dear Mr. Janz:
On July 5, 2023, the owners of La Hacienda served the residents with a Tenant Impact Report (“TIR”) in advance of the announced closure of the park. On behalf of Hacienda Homeowners for Justice (“HHFJ”) and Trails End United for Change (“TEUC”), whose members are residents of La Hacienda, we hereby request a public hearing to review and comment on the TIR pursuant to Government Code Section 65863.7(d).
On its face, the TIR is inadequate. It fails to “include a replacement and relocation plan that adequately mitigates the impact upon the ability of the displaced residents of the mobilehome park to be converted or closed to find adequate housing in a mobilehome park.” Id. at (a)(1). HHFJ and TEUC intend to present expert testimony at the requested hearing to challenge the adequacy of the TIR. Residents also want the opportunity to examine witnesses, including the owner and city officials who will be reviewing the report and making conclusions about whether the park closure “will result in or materially contribute to a shortage of housing opportunities and choices for lowand moderate-income households within the local jurisdiction.” Id. at (e)(1)(B).
Based upon readily available data in the draft multi-jurisdictional housing element that is currently being circulated, closing La Hacienda will exacerbate an already critical shortage of affordable housing in the City of Fresno, particularly for extremely-low and low-income residents, including members of HHFJ and TEUC. The TIR neither identifies any affordable housing alternatives nor analyzes the impact of park closure on the ability of residents to find alternative housing in another mobilehome park, as is required by law.
The TIR is inadequate. The City cannot and should not approve the closure of La Hacienda based upon the TIR. We request a hearing to challenge the adequacy and findings in the TIR, to be held at least 60 days from the date of this request, so that the City has time to complete its review pursuant to Government Code Section 65863.7(e).
Mr. Andrew Janz
RE: Tenant Impact Report- La Hacienda Mobile Estates (“La Hacienda”) 104 E. Sierra Ave., Fresno, CA 93710
July 17, 2023
Sincerely,
Mariah C. Thompson
California Rural Legal Assistance, Inc.
3747 E. Shields Ave.
Fresno, CA 93726
(559) 441-8721
[email protected]
Patricia Van Dyke
Law Offices of Patricia Van Dyke
1120 Forest Ave., #292
Pacific Grove, CA 93950
(818) 517-5371
[email protected]
cc: Christina Roberson, City Attorney –[email protected] Sarah Papazian, City Attorney – [email protected] 1301 Dove Street, Suite 800, Newport Beach, California 92660 Telephone: (949) 565-1344 Facsimile: (714) 677-4004 www.rudderowlaw.com Coldren Law Offices, APLC, Of Counsel
August 11, 2023
Andrew Janz
Fresno City Attorney
2600 Fresno St,
Fresno, CA 93721-3600
RE: Request for Hearing on La Hacienda Mobile Estates’ Conversion Impact Report
Dear Mr. Janz:
This firm represents La Hacienda Mobile Estates, LLC, the owner of La Hacienda Mobile Estates located at 104 E. Sierra Ave, Fresno, CA 93710. As requested by your office, the owner submitted its Conversion Impact Report and Relocation Plan (“Report”) to the City through your office on June 28, 2023.
Pursuant to Government Code section 65863.7(d), the owner is formally requesting a hearing before the City Council on the sufficiency of the Report within 60 days of this letter (105 days following submission). A copy of the Report sent on June 28, 2023 is attached for your convenience.
Very truly yours,
RUDDEROW LAW GROUP
Jason R. Dilday, Esq.
Enclsoure
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CALIFORNIA GOVERNMENT CODE FINDINGS
LA HACIENDA MOBILE ESTATES (PROPOSED CLOSURE)
CONVERSION IMPACT REPORT AND RELOCATION PLAN POTENTIAL FINDINGS Section 65863.7 of the California Government Code provides that the local legislative body (City Council) must review the filed report on the impact of the conversion, closure, or cessation of use of the mobilehome park (Report) and make a determination as to its sufficiency and make findings as to the impact of the proposed closure on low- and moderate-income housing.
Potential Findings per California Government Code Section 65863.7 Sufficiency of the Report: "When the impact report is filed prior to the closure or cessation of use, the person or entity filing the report or park resident may request, and shall have a right to, a hearing before the legislative body on the sufficiency of the report.” (Gov. Code, § 65863.7(d).) Finding 1 –
OPTION 1:
The Report is
Sufficient
Pursuant to Government Code Section § 65863.7, the Conversion Impact Report and Relocation Plan (Plan) filed by La Hacienda Mobile Estates on June 28, 2023, is sufficient.
The elements required under the Government Code are present, including a replacement and relocation plan that adequately mitigates the impact upon the ability of the displaced residents of the Park to find adequate housing in a mobilehome park, and an appraisal report of the in-place market value of the mobilehome units by a state-certified appraiser.
The Plan provides, in the event a displaced resident cannot obtain adequate housing in another mobilehome park, the displaced resident will receive the inplace market value of their unit.
Finding 1 –
OPTION 2:
The Report is
Not Sufficient
Pursuant to Government Code Section § 65863.7, the Conversion Impact Report and Relocation Plan (Plan) filed by La Hacienda Mobile Estates on June 28, 2023, is insufficient.
Elements required under the Government Code are not present, specifically the Plan does not address the following required elements:
• if a displaced resident cannot obtain adequate housing in another mobilehome park, the Park Owner is required to pay the in-place market value of the displaced resident’s mobilehome; and
• the appraisal of the mobilehomes shall assume the continuation of the mobilehome park.
(Govt. C. § 65836.7(a)(2)(A)-(B).)
The Plan provides the in-place market value of the mobilehome will be paid to owner residents, but does not provide a similar benefit for tenant residents.
Additionally, according to each mobilehome appraisal, the appraised in-place market value was calculated with the consideration that “market appeal is poor due to park closing.”
Impact of the Proposed Closure on Low- and Moderate-Income Housing: “[T]he legislative body … shall … [m]ake a finding as to whether or not approval of the park closure and the park’s conversion into its intended new use, taking into consideration both the impact report as a whole and the overall housing availability within the local jurisdiction, will result in or materially contribute to a shortage of housing opportunities and choices for low- and moderate-income households within the local jurisdiction.” (Gov. Code, § 65863.7(e)(1)(B).) Finding 2 –
OPTION 1:
There is No
Impact
Pursuant to Government Code Section § 65863.7(e)(1)(B), La Hacienda Mobile Estates’ cessation of use as a mobilehome park will not result in, or materially contribute, to a shortage of housing opportunities and choices for low- and moderate-income households within the City of Fresno.
There are currently 3,925 mobilehome park spaces spread over 27 parks in the City. The closure of this Park would remove 60 spaces from the total stock, which is approximately 1.5%. Additionally, there are currently 87,965 registered rental units in the City at 30,787 properties.
Finding 2 –
OPTION 2:
There is An
Impact
Pursuant to Government Code Section § 65863.7(e)(1)(B), La Hacienda Mobile Estates’ cessation of use as a mobilehome park will result in, or materially contribute, to a shortage of housing opportunities and choices for low- and moderate-income households within the City of Fresno.
LA HACIENDA MOBILE ESTATES
Relocation Payments and Proposed Mitigation Measures
The following is a comparison of the relocation payments outlined in Owner’s Report and the mitigation measures set forth in Residents’ Opposition. Council may impose mitigation should it deem it appropriate and within the confines of Section 65863.7 of the California Government Code.
REPORT OPPOSITION
Relocation/Cost per
Mobilehome
Range: $3,300 to $7,300
Average: $4,403.33 $111,957
Loss of Low-Cost Rent $0 $20,760
Utility Costs $0 $3,300.60
Mobilehome Park
Insurance $0 $3,000
Moving Expenses $1,165 to $1,925 OR
lower of two approved bids
$1,520 for moving
$496 for lost wages
Credit Check Fees Yes, no amount specified $298.35
Move In Fees (first/last
months rent, security
deposit)
Return of security deposit,
less any rents owed $1,938
Funds for Temporary
Housing $0 Unknown
Housing Relocation
Specialist $0 Unknown
TOTAL PER SPACE
Approx: $1,665 to $6,925
(excluding credit check
fees and move-in fees)
$143,269.95