Loading...
The URL can be used to link to this page
Your browser does not support the video tag.
Home
My Public Portal
About
Brewster Affordable Housing Trust – Preserve Subsidized Housing Inventory
1 APPLICATION FOR COMMUNITY PRESERVATION ACT FUNDING Date Application Submitted: August 7, 2019 Name of Project Applicant: Brewster Affordable Housing Trust Name of Co-Applicant(s), if applicable: Name of Contact Person: Donna Kalinick & Jill Scalise Contact Person’s Mailing Address: 2198 Main St. Brewster Town Hall Contact Person’s Daytime Phone Number: 508-896-3701 X1130 or X1169 Contact Person’s email Address: dkalinick@brewster-ma.gov or jscalise@brewster-ma.gov Proposed Project Name: Preservation of Subsidized Housing Inventory (SHI) Housing: Acquisition & Rehabilitation of Homes on the Town’s SHI Project Address (or assessor’s parcel ID): Yankee Drive & Belmont Park Project Synopsis: In May 2018, the Town of Brewster created a Municipal Affordable Housing Trust, approved by Town Meeting. The purpose of the Trust is to provide for the preservation and creation of affordable housing in the Town of Brewster for the benefit of low and moderate income households and for the funding of community housing as defined in and in accordance with the provisions of Massachusetts General Laws, Chapter 44B. There are currently 300 housing units on the Town’s Subsidized Housing Inventory (SHI) or 6.25% of our year round housing inventory. The goal of this project is to preserve current SHI homes that are at risk of being lost as part of Brewster’s affordable housing stock. Specifically, two of the single family homes on the SHI are vacant and in need of repairs. The Trust proposes to work with the Department of Housing and Community Development (DHCD) to purchase these homes, undertake the necessary repairs and identify, through Fair Housing Practices, new eligible buyers for the homes. The Trust has already been working on the first property at Yankee Drive. The Trust was created to be a nimble entity that could intervene in situations as described above and ensure that current housing on our SHI is preserved. Category: ☐ Open Space ☐ Historic Preservation ☐ Recreation X Community Housing CPA funding requested $500,000 Total Cost of Proposed Project $ 511,170 2 PROJECT DESCRIPTION Please describe your project, answering all of the following questions in the order presented. Applications will be considered incomplete if all requested information is not provided. Include supporting materials (maps, diagrams, photos, etc.). Please number pages of application. 1. Project Description: Describe the proposed project. Is this part of a larger project or an ongoing project? The goal of this project is to preserve present affordable housing in Brewster. It is part of the Housing Trust’s larger goal to create and preserve affordable housing and address the Town’s community housing needs. It is an ongoing project as there are, at times, homes on the SHI which need intervention and assistance to preserve their affordability. This particular project is to identify Subsidized Housing Inventory (SHI) units that are non-compliant and/or at risk of being lost as part of Brewster’s affordable housing stock. The Trust is proposing to use funds to rehabilitate and/or purchase the units; therefore, ensuring that they remain on our SHI and provide affordable housing to our residents. Specifically, the Town and Trust has identified two homes which are presently uninhabited and deteriorating. In consultation with the Department of Housing and Community Development (DHCD) and legal counsel, the Trust is working to get these homes back in use. The Trust is requesting $500,000 to have funds available to rehabilitate and, if needed, purchase at risk SHI units. The goal is to return the units to the required, live-able & mortgage appropriate condition to resell them to affordable home buyers. The new deed riders would also survive foreclosure and have an Area Median Income (AMI) resale formula, thus protecting future affordability. The Town, through the oversight of the Trust, has begun the process with one SHI property, 212 Yankee Drive. This uninhabited home suffered severe water damage. The Town has been in contact with DHCD, legal counsel and the conservator overseeing the property owner’s legal and financial affairs. A plan has been created in coordination with these entities. The conservator provided the Town access to the home. The Brewster Building Commissioner inspected the damage at the home. The Trust designated funds for legal counsel and an appraisal of the property, which is needed to determine the resale price. The appraiser has determined the fair market value of the home, after full repairs, at $397,000. The affordable deed rider lists a discount rate equal to 30% of the appraised fair market value. Thus, the affordable sale price would be $277,900 after repairs. A quote estimating the cost of required restoration has been requested. As the property owner does not have the funds to fix up the home for resale, the Trust becomes the agent to purchase, if needed, rehab and resell the property. This home is one example of an immediate, crisis situation which is part of a greater need. We have identified two homes requiring timely attention. The Housing Trust is following through with Brewster’s Housing Production Plan (HPP), implementation strategy #10 which states: “Develop & carry out a plan to preserve Brewster’s existing affordable units, especially SHI units with restrictions that expire in the next few years.” Additionally, the Vision Plan also encourages the Town to “review the current housing stock and town owned land, identify needs, promote existing programs and create innovative new programs.” Brewster has 23 SHI homes which determine the resale price with deed discount that is a percentage of fair market value. These older deeds do not survive foreclosure and often have a limited time for an affordable resale or else the home is at risk of losing the deed restriction. With this formula, and the increase in market rate housing value, the homes are not affordable to potential low and moderate income buyers. This is part of the reason the Buy-Down grant program was created by the Community Preservation Committee. 3 When preservation grant funds are used the benefits include: 1. The home does not lose it affordable status and will remain part of Brewster’s SHI. 2. The home will be inhabited and actively provide affordable housing in Brewster. 3. The deed will survive foreclosure in the future. 4. The home’s resale price will be indexed to the AMI not the fair market value. Again, helping ensure future affordability. This project to preserve SHI homes addresses numerous criteria noted by the CPC: Contribute to the preservation of Brewster’s unique character - by preserving our affordable homes. Boost the vitality of the Town – economically through the repair of the homes and with year round residents who will live and work in Brewster. Enhance the quality of life for Brewster residents- for both the residents who will live affordably in the home and the neighbors who will not have a vacant, unkempt, unappealing home in their neighborhood. Save resources that would otherwise be threatened- affordable housing. Serve a currently under-served Town population – households making 80% of Area Median Income. Demonstrate practicality and feasibility, and ability to implement within budget – The budget and costs have been determined in a methodical, informed manner. Demonstrate a positive cost/benefit relationship - Repairing and/or purchasing and reselling the homes is much less expensive than building new affordable housing. Leverage additional public and/or private funds – We expect to leverage funds with DHCD. Preserve, enhance or better utilize existing Town resources – Affordable homes on the SHI are a Town resource. This will enable the Town to preserve, enhance and better utilize the at-risk SHI homes. Receive endorsement by other Town committees and the Brewster public at large – The Brewster Housing Partnership and Select Board support this request. 2. For Historic Preservation projects: Attach proof of listing on the State Register of Historic Places or a letter from the Brewster Historic Commission indicating that the resource has been determined to be significant in the history, archaeology, architecture, or culture of Brewster. Please note that rehabilitation projects must comply with the Secretary of the Interior Standards for Treatment of Historic Properties. Additional information and analysis will be needed for projects submitted by churches/religious organizations to determine if they comply with the SJC’s Caplan vs. Town of Acton decision. 3. CPA Goals/Criteria: Describe how this project accomplishes the goals and objectives of the CPA (refer to the attached general and issue-specific criteria and identify which of these apply to the project). The proposed project meets the following community housing goals: Increase local capacity to plan, advocate for, and create affordable housing, preserve the affordability and condition of existing affordable units, and monitor affordable housing restrictions. o This project is directly preserving the affordability and condition of existing affordable units. The project involves the monitoring the restrictions of units at risk of loss and then responding and intervening to repair units, make sure they are complying with their deed restrictions (for example: inhabited), and ensure their continued affordability. Provide at least 10% of Brewster’s year-round housing units as affordable housing in order to meet local and regional needs. o These units are all on the SHI and are counted as part of the Town’s progress toward 10% affordable housing. If they are not preserved, Brewster will reduce its present percentage of affordable housing. Ensure long term affordability. 4 o Through this project new requirements will be put in place via the universal deed rider. This deed rider survives foreclosure, determines resale price based on an Area Median Income formula and continues in perpetuity. Give priority to local residents, town employees, employees of local businesses, and households with children in Brewster schools as allowed by law. o Whenever allowed by law, the Trust will give priority to local residents, employees and households with children in Brewster schools. Any homes for resale will be aggressively marketed in Brewster. 4. Community Benefits: What are the community benefits of the project? This project will keep affordable homes in Brewster, improve the appearance of neighborhoods by fixing up homes which are presently deteriorating, and turn vacant homes into family homes. Abutters and local neighbors have contacted the Town about these properties, are concerned about their present status, and have requested assistance in getting them fixed up and occupied. 5. Community Support: What is the nature and level of support for this project? Include letters of support and any petitions. The project is supported by the Select Board and Housing Partnership. See included letters of support. 6. Timeline: What is the schedule for project implementation, including a timeline for all milestones? Please identify any special timing considerations for the project’s implementation. If this is part of a larger project, is it phased? What is the timeline for the entire project? Timeline for initial phase and requested funding: ASAP: Rehabilitation and resale of 212 Yankee Drive Spring/Summer 2020: Begin process with DHCD regarding second home Schedule of completion for initial phase of project: 2 years One of the challenges with the timeline is not knowing when an emergency situation will occur. For example, in July a SHI homeowner with a deed from the 1990’s discussed looking to sell their home this fall. This would be a situation where preservation funds might be needed very quickly to maintain the home’s affordable deed restriction. The entire project of preservation of SHI homes will be an ongoing project. Once all deed riders are in the “Universal Deed Rider” form, the need for preservation assistance should be reduced dramatically. There is not a specific date for this as it is contingent on home resales. 7. Credentials: What are the qualifications and relevant experience of those undertaking the project? The Trust consists of seven members, all with community housing interest and experience. By having representatives of the Town administrator, Select Board, CPC, Housing Partnership and Planning Board; the Trust has a breadth of background and expertise. The two at-large representatives also bring significant knowledge including legal and housing data backgrounds. Members have attended information sessions on numerous housing issues including a specific training for Housing Trusts. The Trust has also received guidance from legal counsel, DHCD, and Mass Housing Partnership about the resale and preservation process. The Town Housing Coordinator will provide staff support to the project. 5 8. Budget/Need for Public Funds: What is the total budget (sources of funds and uses/expenses) for the project and schedule for expenditure of CPA funds? All sources of funds and expenses must be clearly identified. Provide the basis for cost estimates whenever possible. (Note: CPA funds may not be used for maintenance.) If this is part of a larger project, what is the budget for the entire project (sources of funds and expenses/uses)? Clearly identify what additional funding sources are available, committed, or under consideration and why public funding would be appropriate. Include copies of commitment letters, if available, and describe any other attempts to secure funding for this project. Provide the most recent audited financial report or if none available, an applicant generated financial report that includes a balance sheet and operating budget. Town-sponsored projects must demonstrate why the project cannot be funded through the Department’s or Committee’s budget. Financials: Please see attached financial report, and ledger history, for the Brewster Affordable Housing Trust Fund. Budget: Preservation of Subsidized Housing Inventory (SHI) Housing: Acquisition & Rehabilitation of Homes on the Town’s SHI $511,170 – Estimated cost to purchase & repair 2 SHI homes $277,900. o The appraiser has determined the fair market value of the home, after full repairs, at $397,000. The affordable deed rider lists a discount rate equal to 30% of the appraised fair market value. Thus, the affordable sale price would be $277,900 after repairs. DHCD has stated that the repair costs could be deducted from the sale price of the home if purchased by the Town. Therefore, the repair costs are included in the listed sale price. $228,270 o 228,270 is the present assessment of second home (based on assessor’s records). At this time, there is not an appraisal of the home. Based on the deed rider and Yankee Drive home, it is expected the actual resale amount will be greater. It is also expected that DHCD could make up this difference. $5,000 Legal fees & appraisal & related administrative costs o $2,000 was already approved by Trust for legal fees and appraisal for 212 Yankee Drive Part of the goal of this grant request is to have funds immediately available when situations like this occur. The requested funds are expected to support these present two identified SHI homes. However, if anticipated costs or situations change, the grant funds would be used specifically for preserving SHI housing. Additionally, after a home is resold, the funds could then return to the Trust for future use, including continued SHI purchase or rehabilitation. Additional Funding: Approximately $20,000 is available from earlier CPA designation, funds ($2,000) have already been allocated for legal counsel fees and appraisal. With the CPA funding, additional rehabilitation funds may be leveraged from DHCD. An amount has not yet been determined but, based on current discussions and past experience, is expected. (For example, in 2010 DHCD provided a $20,000 subsidy, leveraged by a $30,000 Town Buy Down grant, to ensure the affordable resale of a SHI property.) In-Kind contributions- Staff oversight of the process by the Housing Coordinator and Assistant Town Administrator. 6 9. Maintenance: If ongoing maintenance is required for your project, who will be responsible for maintenance and how will it be funded? The Housing Trust, with the support of the Housing Coordinator, will have oversight of the project. Once a specific home is resold, there will not be additional costs for the Town related to this project. The Housing Coordinator will continue monitoring all SHI homes and will also provide general housing support to Town residents, including sending yearly letters to SHI owners. Funds for preservation of additional SHI homes could come from the monies received when a Town purchased and/or rehabilitated SHI home is resold. 10. Site Control and Appraisal: If the project involves acquisition of real property, provide evidence of site control (deed, purchase and sale, option, etc.). In addition, provide an appraisal of the property’s value by a state licensed appraiser using customary appraising techniques. The CPA does not allow funding for acquisitions if the acquisition price is greater than appraised value. Please see attached appraisal which includes the assessor’s record for 212 Yankee Drive and the deed and the deed rider. Town of Brewster Community Preservation Committee CATEGORY SPECIFIC CRITERIA (Identify which of the following criteria apply to your project.) Open Space Proposals Permanently protect important wildlife habitat, including areas of significance for biodiversity, diversity of geological features and types of vegetation, contain a habitat type that is in danger of vanishing from Brewster or preserve habitat for threatened or endangered species of plants or animals. Provide opportunities for passive recreation and environmental education. Enhance or protect wildlife corridors, promote connectivity of habitat and prevent fragmentation of habitats. Provide connections with existing trails or potential trail linkages. Preserve scenic views or border a scenic road. Protect drinking water quantity and quality. Provide flood control/storage. Preserve important surface water bodies, including wetlands, vernal pools or riparian zones. Preserve priority parcels in the Town’s Open Space Plan/maximize the amount of open land owned by the Town of Brewster. Historical Preservation Proposals MANDATORY: Must be on the State Register of Historic Places or have a letter from the Brewster Historical Commission indicating that the resource has been determined to be significant in the history, archaeology, architecture, or culture of Brewster. MANDATORY: Project must meet Secretary of the Interior Standards for rehabilitation and/or restoration of Historic Preservation Properties. MANDATORY IF REQUEST IS FROM A CHURCH/RELIGIOUS ORGANIZATION: The project must satisfy the analysis outlined by the SJC’s Caplan vs. Town of Acton decision. Protect, preserve, enhance, restore and/or rehabilitate historic, cultural, architectural or archaeological resources of significance, especially those that are threatened. Protect, preserve, enhance, restore and/or rehabilitate town-owned properties, features or resources of historical significance. Protect, preserve, enhance, restore and/or rehabilitate the historical function of a property or site; Demonstrate a public benefit and/or public access, or 7 Otherwise provide permanent protection for maintaining the historic resource. Project site should not be privately owned unless there is demonstrable public access and benefit. Community Housing Proposals Increase the supply of year-round affordable rental housing for all types of households, such as young singles and couples, families, and seniors. Build support for addressing housing needs through partnerships with conservation groups and non- profit and for-profit developers. Create housing that is affordable and appropriate for very low-income seniors and people with disabilities. X Increase local capacity to plan, advocate for, and create affordable housing, preserve the affordability and condition of existing affordable units, and monitor affordable housing restrictions. Increase the variety of mixed-income housing choices in Brewster, particularly in or near commercial areas in order to support Brewster’s economy and accommodate household growth. X Provide at least 10% of Brewster’s year-round housing units as affordable housing in order to meet local and regional needs. X Ensure long term affordability. X Give priority to local residents, town employees, employees of local businesses, and households with children in Brewster schools as allowed by law. Recreation Proposals Support multiple active and passive recreation uses. Serve a significant number of residents and visitors. Expand the range of recreational opportunities available to all ages of Brewster residents and visitors. Benefit other Brewster committees providing recreational resources to residents. Promote the use of alternative corridors that provide safe and healthy non-motorized transportation. Please note the following attachments with this grant application: 1. Letters of Support from the Brewster Housing Partnership and Select Board 2. Appraisal Report for 212 Yankee Drive also including: Brewster Assessor’s Card FY2019 Deed and deed rider Brewster Building Commissioner’s Site Visit Observations 3. Financial Report for Brewster Affordable Housing Trust Fund 4. Ledger Report for Brewster Affordable Housing Trust Fund APPRAISAL OF REAL PROPERTY 212 Yankee Dr Brewster, MA 02631 Barnstable County Registry of Deeds, Book 9530 Page 234, Dated 01/20/1995 Town of Brewster Affordable Housing Trust 2198 Main St Brewster, MA 02631 $397,000 July 2, 2019 Linda Coneen, MRA, SRA & Julia A Lee, SRA, RA Cape Cod Appraisal Partners 95 Rayber Rd Orleans, MA 02653 (508) 255-4241 lindaconeen@gmail.com Form GA2V_LT - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE LOCATED AT FOR OPINION OF VALUE AS OF BY Cape Cod Appraisal Partners 95 Rayber Rd Orleans, MA 02653 (508) 255-4241 07/23/2019 Town of Brewster Affordable Housing Trust 2198 Main St Brewster, MA 02631 Re:Property:212 Yankee Dr Brewster, MA 02631 Client:Town of Brewster Affordable Housing Trust File No.:062811R19 Opinion of Value: $397,000 Effective Date:July 2, 2019 In accordance with your authorization I have appraised the above captioned real estate and respectfully submit an appraisal report of the property. The intended use of the appraisal opinions and conclusions contained in this report is to assist you with setting a sale price. The effective date of value of this report is July 2, 2019 which was also the date of inspection. The date of the report was July 23, 2019. The appraisal has been made under the assumption that the dwelling has been fully repaired, as noted in the appraisal. The appraisal has been made under the assumption that the subject is not deed restricted as an affordable housing property. The attached appraisal report contains the descriptions, analyses, and supporting data for the conclusion, and the final opinion of value. The appraisal and report have been prepared under Standards Rules 1 and 2 of the Uniform Standards of Professional Appraisal Practice as promulgated by the Appraisal Standards Board of the Appraisal Foundation, 2018-2019 Edition, and all applicable laws, regulations, and guidelines. My opinion of the value of this property was reached on the basis of the data, analyses, and conclusions contained in this report and held in my work file. The attached appraisal contains the report plus related exhibits. This letter serves as introduction to the report. Thank you for the opportunity to have been of service in this matter. Do not hesitate to contact me if you require further assistance. Yours truly, Linda Coneen, MRA, SRA & Julia A Lee, SRA, RA Cape Cod Appraisal Partners License or Certification #: Certified General #214 & Certified Residential #76040 State: MA Expires: 08/03/2019 & 10/14/2020 lindaconeen@gmail.com Appraisal Office 062811R19RESIDENTIAL APPRAISAL REPORT 212 Yankee Dr Brewster MA 02631 Barnstable Barnstable County Registry of Deeds, Book 9530 Page 234, Dated 01/20/1995 77-37 2019 2,079.28 62.38 Town of Brewster Affordable Housing Trust Elaine Ellis N/AP Brewster 12700 0108.00 To assist the client with marketing the property. Town of Brewster; Town of Brewster Affordable Housing Trust. Town of Brewster Affordable Housing Trust 2198 Main St, Brewster, MA 02631 Linda Coneen, MRA, SRA & Julia A Lee, SRA, RA Cape Cod Appraisal Partners, 95 Rayber Rd, Orleans, MA 02653 325 680 460 New Antique Varies 98 2 Locus is South of Rt 6A, in Clipper Village, an established neighborhood with a compatible mix of home styles, primarily small to medium sized dwellings (1,000SF-2,000SF), some designated as affordable housing units. Neighborhood appeals to both year-round & some second homeowners. Clipper Village abuts open space & an elementary school, not adverse. Several public beaches & fresh water ponds are within a short drive for both salt & fresh water recreation. Historic/scenic Rte 6A provides access to neighboring towns, shopping, restaurants, & services. Rte 6A & Rte 6 are proximate for access off-Cape, to neighboring towns, & to all manner of services/shopping/medical/restaurants. MARKET CONDITIONS: According to Warren Group, publishers of Banker & Tradesman, Brewster median single family sales price was $415,000 end of 2016, $425,000 end of 2017, $450,000 end of 2018, & $465,000 to May, 2019, the most recent data available. Residential sales volume was 14.33/month in 2016, 15.58/month in 2017, 17.25/month in 2018, & 12.20/mo to May, 2019. Taken in aggregate, the Brewster market is considered to be appreciating. Statistics above are for a one-mile radius of the subject in Brewster for the 12 months prior to the date of value, all single family sales with no waterview or waterfrontage, priced under $800,000. See plan attached .47A Residential-M 60,000 SF Minimum Lot Size Required, 150 LF Frontage; Residential & uses accessory to residential permitted. Single Family Dwelling w/Accessory Dwelling is highest and best use. Single Family Dwelling Single Family Dwelling The existing use of the property is its highest & best use although subject dwelling does not represent the ideal improvement due to the condition of the subject which was damaged by water. The hypothetical condition exists that the subject has been repaired & meets all current market expectations has been assumed for the purposes of this report. The appraisal has been made under the assumption that the subject is not deed restricted as an affordable housing property. Private Title V Septic Private Paved None None None None Elev/Rising to Level @ Building Pad .47A Rectangular Overall No Problems Observed Residential Neighb X 25001C0414J 07/16/2014 Site is elevated & rises from street to level building pad. Paved driveway suitable for 2 cars. Landscaping includes foundation shrubs & plantings. Lamp post & fire hydrant at front of site. Site abuts Stony Brook Elementary School grounds to the East, not adverse. Mature shade trees @ rear of site. No drainage or site problems observed. Public saltwater beaches & freshwater ponds are within a short drive for access to beach recreation but this locus is not considered water-influenced. 1 2 Greek Revival 25 5 Concrete Clap&Shingle Asphalt Shingle Metal DH/DG Screens Condition Average Full None None Noted None Noted None Noted 808 0 OpJoist Concrete Concrete Bulkhead FHW Gas None Form GPRES2G_LT - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.:SUBJECTProperty Address:City:State:Zip Code: County:Legal Description: Assessor's Parcel #: Tax Year:R.E. Taxes: $Special Assessments: $Client: Current Owner of Record:Occupant:Owner Tenant Vacant Manufactured Housing Project Type:PUD Condominium Cooperative Other (describe)HOA: $per year per month Market Area Name:Map Reference:Census Tract:ASSIGNMENTThe purpose of this appraisal is to develop an opinion of:Market Value (as defined), or other type of value (describe) This report reflects the following value (if not Current, see comments):Current (the Inspection Date is the Effective Date)Retrospective Prospective Approaches developed for this appraisal:Sales Comparison Approach Cost Approach Income Approach (See Reconciliation Comments and Scope of Work) Property Rights Appraised:Fee Simple Leasehold Leased Fee Other (describe) Intended Use: Intended User(s) (by name or type): Client:Address: Appraiser:Address:MARKET AREA DESCRIPTIONLocation: Urban Suburban Rural Built up:Over 75%25-75%Under 25% Growth rate:Rapid Stable Slow Property values: Increasing Stable Declining Demand/supply:Shortage In Balance Over Supply Marketing time:Under 3 Mos.3-6 Mos.Over 6 Mos. Predominant Occupancy Owner Tenant Vacant (0-5%) Vacant (>5%) One-Unit Housing PRICE $(000) Low High Pred AGE (yrs) Present Land Use One-Unit % 2-4 Unit % Multi-Unit % Comm'l % % Change in Land Use Not Likely Likely *In Process * * To: Market Area Boundaries, Description, and Market Conditions (including support for the above characteristics and trends):SITE DESCRIPTIONDimensions:Site Area: Zoning Classification:Description: Zoning Compliance:Legal Legal nonconforming (grandfathered)Illegal No zoning Are CC&Rs applicable?Yes No Unknown Have the documents been reviewed?Yes No Ground Rent (if applicable)$/ Highest & Best Use as improved:Present use, or Other use (explain) Actual Use as of Effective Date:Use as appraised in this report: Summary of Highest & Best Use: Utilities Public Other Provider/Description Off-site Improvements Type Public Private Electricity Gas Water Sanitary Sewer Storm Sewer Street Curb/Gutter Sidewalk Street Lights Alley Topography Size Shape Drainage View Other site elements:Inside Lot Corner Lot Cul de Sac Underground Utilities Other (describe) FEMA Spec'l Flood Hazard Area Yes No FEMA Flood Zone FEMA Map #FEMA Map Date Site Comments:IMPROVEMENTSGeneral Description # of Units Acc.Unit # of Stories Type Det. Att. Design (Style) Existing Proposed Und.Cons. Actual Age (Yrs.) Effective Age (Yrs.) Exterior Description Foundation Exterior Walls Roof Surface Gutters & Dwnspts. Window Type Storm/Screens Foundation Slab Crawl Space Basement Sump Pump Dampness Settlement Infestation Basement None Area Sq. Ft. % Finished Ceiling Walls Floor Outside Entry Heating Type Fuel Cooling Central Other 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 062811R19RESIDENTIAL APPRAISAL REPORT Unknown DW Wood Vinyl Acrylic Masonite Condition Average/Repaired 400 SF 192 SF 3 1 2 Paved 6 3 2 1,198 Sliding glass door; exterior light @ deck. Subject experienced water damage & is in need of repair (see letter from building inspector; incorporated by reference). Flooring & some ceilings had been removed @ time of inspection (see interior photos attached). For the purposes of this report, the subject is assumed to have had all necessary repairs, & is assumed to be in competitive, marketable condition. Effective age of dwelling after repairs is assumed to be 5. Finish quality is assumed to be average after repairs & comparable to other dwellings in the immediate locus. The subject lacks air conditioning which is increasingly desirable in this market & is a functional inadequacy. No external obsolescence noted. The appraisal has been made under the assumption that the subject is not deed restricted as an affordable housing property. 212 Yankee Dr Brewster, MA 02631 Inspection/Client Assessor/Deed N/AP DOV 07/02/2019 Fee Simple Clipper Village .47A Residential Neighb Greek Revival Average 25 eff 5 Good/Repaired 6 3 2 1,198 Full No Finish Satisfactory FHW/No AC Standard 1 Car Attached Patio/Deck 329 Yankee Dr Brewster, MA 02631 0.10 miles SW 420,000 288.46 MLS #21807788 DOM 4 Assessor/ B&T/ Exterior View None Known 11/02/2018 +3%Annual +8,400 Fee Simple Clipper Village .47A Residential Neighb Ranch Average 25 eff 10-15 +15,000 Average 7 3 2 1,456 -18,060 Full No Finish Satisfactory FHA/Central AC -10,000 Standard 1 Car Att/ 2Car Det -20,000 Patio/Deck -24,660 395,340 345 Yankee Dr Brewster, MA 02631 0.12 miles SW 390,000 267.86 MLS #21802546 DOM 101 Assessor/ B&T/ Exterior View None Known 09/05/2018 +3%Annual +9,750 Fee Simple Clipper Village .47A Residential Neighb Cape Average 25 eff 10-15 +15,000 Average 5 3 2 1,456 -18,060 Full No Finish Satisfactory FHW/No AC Standard 1 Car Attached Patio No Adj 6,690 396,690 28 Park Ln Brewster, MA 02631 0.83 miles SW 352,000 307.69 MLS #21808605 DOM 3 Assessor/ B&T/ Exterior View None Known 01/10/2019 +3%Annual +5,280 Fee Simple Res Neighb No Adj .34A +5,000 Residential Neighb Ranch Average 45 eff 20 +45,000 Average 5 3 2 1,144 Full No Finish Satisfactory FHW/Split System -5,000 Standard 1 Car Attached Deck No Adj 50,280 402,280 Form GPRES2G_LT - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.:DESCRIPTION OF IMPROVEMENTS (continued)Interior Description Floors Walls Trim/Finish Bath Floor Bath Wainscot Doors Appliances Refrigerator Range/Oven Disposal Dishwasher Fan/Hood Microwave Washer/Dryer Attic None Stairs Drop Stair Scuttle Doorway Floor Heated Finished Amenities Fireplace(s) # Patio Deck Porch Fence Pool Woodstove(s) # Car Storage None Garage # of cars ( Tot.) Attach. Detach. Blt.-In Carport Driveway Surface Finished area above grade contains:Rooms Bedrooms Bath(s)Square Feet of Gross Living Area Above Grade Additional features: Describe the condition of the property (including physical, functional and external obsolescence):SALES COMPARISON APPROACHSALES COMPARISON APPROACH TO VALUE (if developed)The Sales Comparison Approach was not developed for this appraisal. FEATURE SUBJECT COMPARABLE SALE # 1 COMPARABLE SALE # 2 COMPARABLE SALE # 3 Address Proximity to Subject Sale Price $$$$ Sale Price/GLA $/sq.ft.$/sq.ft.$/sq.ft.$/sq.ft. Data Source(s) Verification Source(s) VALUE ADJUSTMENTS DESCRIPTION DESCRIPTION +(-) $ Adjust.DESCRIPTION +(-) $ Adjust.DESCRIPTION +(-) $ Adjust. Sales or Financing Concessions Date of Sale/Time Rights Appraised Location Site View Design (Style) Quality of Construction Age Condition Above Grade Total Bdrms Baths Total Bdrms Baths Total Bdrms Baths Total Bdrms Baths Room Count Gross Living Area sq.ft.sq.ft.sq.ft.sq.ft. Basement & Finished Rooms Below Grade Functional Utility Heating/Cooling Energy Efficient Items Garage/Carport Porch/Patio/Deck Net Adjustment (Total)+ -+ -+ -$$$ Adjusted Sale Price of Comparables $$$ 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 062811R19RESIDENTIAL APPRAISAL REPORT Upward market conditions (time) adjustment has been made to all sales based on appreciating market conditions in Brewster @ 3% annually. Sales 1 & 2 are in the subject immediate neighborhood of Clipper Village. Sale 3 is in a competing neighborhood within 1 mile from the subject warranting no adjustment for location. Site size adjustment has been made to Sale 3 based on overall utility. The subject is average quality construction as are all sales. Age/condition adjustment has been made together on the basis of the appraiser's judgment of effective ages of the subject & sales @ $3,000/yr of effective age. The subject & all sales have the same number of bedrooms & baths. Gross living area (GLA) has been adjusted @ $70/SF. The subject & all Sales have full basements with no finish. Central air conditioning contributes $10,000 to value. Sale 3 has one small split-system which contributes $5,000 to value. Garage contributes $10,000/bay to value. All sales have exterior amenities such as decks & patios considered equivalent warranting no adjustment. Reconciliation: All 3 sales have been weighted in the analysis with greatest weight given to Sales 1 & 2 which are in the subject immediate neighborhood. The sales sold in the range of $352,000 to $420,000. After all adjustments, plus or minus, for relevant value characteristics, the range of values indicated to the subject was $395,340 to $402,280 with $397,000 selected as most representative of the subject market value. 397,000 Deed/Assessor 01/20/1995 $80,500 Deed/Assessor 09/30/1993 $182,000 Deed/Assessor No prior sales of the subject in the prior 3 years. No prior sales of comparables in previous one year. Land value is based on extraction from improved sales due to the lack of sufficient recent vacant land sales in the locus. Marshall & Swift 2019/ Local Builders Average Current 150,000 1,198 200.00 239,600 808 35.00 28,280 288 50.00 14,400 282,280 21,707 21,707 260,573 10,000 420,573 Depreciation based on age/life method with 65 years to full economic life. 60 Form GPRES2G_LT - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.:SALES COMPARISON APPROACH (continued)Summary of Sales Comparison Approach Indicated Value by Sales Comparison Approach $TRANSFER HISTORYMy research did did not reveal any prior sales or transfers of the subject property for the three years prior to the effective date of this appraisal. Data Source(s): 1st Prior Subject Sale/Transfer Date: Price: Source(s): 2nd Prior Subject Sale/Transfer Date: Price: Source(s): Analysis of sale/transfer history and/or any current agreement of sale/listing:COST APPROACHCOST APPROACH TO VALUE (if developed)The Cost Approach was not developed for this appraisal. Provide adequate information for replication of the following cost figures and calculations. Support for the opinion of site value (summary of comparable land sales or other methods for estimating site value): ESTIMATED REPRODUCTION OR REPLACEMENT COST NEW Source of cost data: Quality rating from cost service:Effective date of cost data: OPINION OF SITE VALUE =$ DWELLING Sq.Ft. @ $=$ Sq.Ft. @ $=$ Sq.Ft. @ $=$ Sq.Ft. @ $=$ Sq.Ft. @ $=$ =$ Garage/Carport Sq.Ft. @ $=$ Total Estimate of Cost-New =$ Less Physical Functional External Depreciation =$() Depreciated Cost of Improvements =$ ''As-is'' Value of Site Improvements =$ =$ =$ INDICATED VALUE BY COST APPROACH =$ Comments on Cost Approach (gross living area calculations, depreciation, etc.): Estimated Remaining Economic Life (if required):Years 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 062811R19RESIDENTIAL APPRAISAL REPORT Not a PUD 397,000 420,573 Not Developed Sales comparison approach given primary weight in analysis & adequately represents actions of the buyers & the sellers in the market. Cost approach developed as support for the sales comparison approach but given little weight due to lack of vacant land sales in the subject's market area. The income approach was not developed as the neighborhood is predominantly owner-occupied & homes here are not purchased to rent. No reliable GRM available. The appraisal has been made under the assumption that the subject is not deed restricted as an affordable housing property. Hypothetical condition exists that all necessary repairs have been made to the dwelling which would make it competitive & marketable to the typical buyer. See letter from building inspector incorporated as reference. The appraisal has been made under the assumption that the subject is not deed restricted as an affordable housing property. $397,000 July 2, 2019 July 2, 2019 July 2, 2019 0 Scope of Work Limiting Cond./Certifications Narrative Addendum Photograph Addenda Sketch Addendum Map Addenda Additional Sales Cost Addendum Flood Addendum Manuf. House Addendum Hypothetical Conditions Extraordinary Assumptions Form GPRES2G_LT - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.:INCOME APPROACHINCOME APPROACH TO VALUE (if developed)The Income Approach was not developed for this appraisal. Estimated Monthly Market Rent $X Gross Rent Multiplier = $Indicated Value by Income Approach Summary of Income Approach (including support for market rent and GRM):PUDPROJECT INFORMATION FOR PUDs (if applicable)The Subject is part of a Planned Unit Development. Legal Name of Project: Describe common elements and recreational facilities:RECONCILIATIONIndicated Value by: Sales Comparison Approach $Cost Approach (if developed) $Income Approach (if developed) $ Final Reconciliation This appraisal is made ''as is'',subject to completion per plans and specifications on the basis of a Hypothetical Condition that the improvements have been completed,subject to the following repairs or alterations on the basis of a Hypothetical Condition that the repairs or alterations have been completed,subject to the following required inspection based on the Extraordinary Assumption that the condition or deficiency does not require alteration or repair: This report is also subject to other Hypothetical Conditions and/or Extraordinary Assumptions as specified in the attached addenda. Based on the degree of inspection of the subject property,as indicated below,defined Scope of Work,Statement of Assumptions and Limiting Conditions, and Appraiser’s Certifications,my (our)Opinion of the Market Value (or other specified value type),as defined herein,of the real property that is the subject of this report is:$, as of:,which is the effective date of this appraisal. If indicated above,this Opinion of Value is subject to Hypothetical Conditions and/or Extraordinary Assumptions included in this report.See attached addenda. Appraiser Inspection of Subject:Interior & Exterior Exterior Only None Date of Inspection: Co-Appraiser Inspection of Subject:Interior & Exterior Exterior Only None Date of Inspection:ATTACHMENTSA true and complete copy of this report contains pages,including exhibits which are considered an integral part of the report.This appraisal report may not be properly understood without reference to the information contained in the complete report. Attached Exhibits:GENERAL COMMENTSCopyright© 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 SUPPLEMENTAL ADDENDUM ADDITIONAL CERTIFICATION: 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. APPRAISAL FORMAT: This is a Real Estate Appraisal report developed and prepared under Standards Rules 1 and 2 of the Uniform Standards of Professional Practice as promulgated by the Appraisal Standards Board of the Appraisal Foundation, 2018-2019 Edition; and all applicable laws, regulations, and guidelines. REASONABLE EXPOSURE TIME: Exposure time is defined as: "(1) The time a property remains on the market. (2) The estimated length of time the property interest being appraised would have been offered on the market prior to the hypothetical consummation of a sale at market value on the effective date of the appraisal; a retrospective estimate based on an analysis of past events assuming a competitive and open market. See also: marketing time." The Dictionary of Real Estate Appraisal, Fifth Edition, Appraisal Institute, 2010, page 73. A comment on reasonable exposure time is required when exposure time is a component of the definition of market value. In the case of the subject property, reasonable exposure time is estimated at less than 3 months assuming professional marketing and pricing. EXTRAORDINARY ASSUMPTION: It has been assumed that the subject property conforms to all public land use regulations as they apply, unless otherwise described within this report. HYPOTHETICAL CONDITION: The subject experienced water damage and was in need of repair at time of inspection. For the purposes of this report, the hypothetical condition exists that all necessary repairs have been complete and the subject property is in competitive, marketable condition. SPECIAL ASSESSMENTS: All towns in Barnstable County have a temporary Land Bank tax or a Community Preservation tax. This surcharge to the real estate tax will continue indefinitely until reversed by Legislation. This tax is calculated at 3% of the town real estate tax. For Chatham and Provincetown, the Land Bank portion of the tax is calculated at 3% of the town real estate tax, with the CPA portion also calculated at 3% of the town real estate tax after deducting the first $100,000 of valuation. This special assessment is expected in the market and does not have an adverse effect on value or marketability of the subject property. ADDITIONAL ENVIRONMENTAL LIMITING CONDITIONS: The value conclusion is based on the assumption that the property is not negatively affected by the existence of hazardous substances or detrimental environmental conditions unless otherwise stated in this report, including but not limited to mold, fungus, bacteria, virus, and other organic pathogens. The appraiser(s) is/are not expert in the identification of hazardous substances or detrimental environmental conditions. At the time of inspection, water damage had occurred in the dwelling. As the appraiser is not an expert in mold identification or remediation, it is recommended that the client retain the services of a mold services expert to determine if remediation is necessary. See letter from building inspection incorporated as reference. Supplemental Addendum Form TADD_LT - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE 062811R19 Town of Brewster Affordable Housing Trust 212 Yankee Dr Brewster Barnstable MA 02631 Linda Coneen, MRA, SRA Client Appraiser Property Address City County State Zip Code File No. PERSONAL PROPERTY and PROPERTY INSPECTION: No personal property has been considered in the analysis. An appraisal of real property is not a "home inspection" and should not be construed as such. The appraiser has performed a visual inspection of the accessible areas of the improvements only, and this appraisal cannot be relied upon to disclose any hidden or unapparent conditions and/or defects in the property. 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. NON-CONFORMING IMPROVEMENTS: Site size was smaller than required by current zoning. However, improvements can be rebuilt on the original footprint if destroyed by natural causes or fire, according to the zoning by-laws of the Town. The pre-existing nature of the site has no negative affect on the value or marketability of the subject property. SEEPAGE: The subject has a private on-site wastewater disposal system. On the date of inspection, no seepage was noted. This community does not offer municipal sewer service. Private septic systems are common to this region, market accepted and anticipated, and not a detriment to values or marketability. TITLE V REGULATIONS: Effective March 31, 1995, 310CMR15.000 "The State Environmental Code, Title V; Standard Requirements for the Siting, Construction, Repair, Replacement, and Maintenance of On-Site Sewage Treatment and Disposal Systems for the Transport and Disposal of Septage", went into effect. This appraisal is made under the assumption that the private on-site wastewater system is in compliance with the law, unless otherwise noted. APPROACHES TO VALUE DEVELOPED: Not all approaches to value are applicable to every assignment. When an approach is not applicable to a given assignment, it is irrelevant and therefore is not developed. An approach is applicable when it addresses analysis that is typical practice in such as assignment. Typical practice is measured by the expectations of participants in the market for appraisal services, and what an appraiser's peers' actions would be in performing the assignment. ADDITIONAL COST APPROACH COMMENTS: The cost approach has only been developed by the appraiser as an analysis to support the opinion of the property's market value. Use of this data, in whole or part, for other purposes is not intended by the appraiser. Nothing set forth in the appraisal should be relied upon for the purpose of determining the amount or type of insurance coverage to be placed on the subject property. The appraiser assumes no liability for and does not guarantee that any insurable value estimate inferred from this report will result in the property being fully insured for any loss that may be sustained. Further, the cost approach may not be a reliable indication of replacement or reproduction cost for any date other than the effective date of the appraisal due to changing costs of labor and materials and due to changing building codes and governmental regulations and requirements. GENERAL ASSUMPTIONS: GLA taken from assessor's property record card and confirmed in the field; assumed to be correct. Supplemental Addendum Form TADD_LT - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE 062811R19 Town of Brewster Affordable Housing Trust 212 Yankee Dr Brewster Barnstable MA 02631 Linda Coneen, MRA, SRA Client Appraiser Property Address City County State Zip Code File No. Form PIC6_LT - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Subject Photos Town of Brewster Affordable Housing Trust 212 Yankee Dr Brewster Barnstable MA 02631 Linda Coneen, MRA, SRA Front View Side View Rear View Side View Living Room Dining Room Client Appraiser Property Address City County State Zip Code Form PIC6_LT - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Subject Photos Town of Brewster Affordable Housing Trust 212 Yankee Dr Brewster Barnstable MA 02631 Linda Coneen, MRA, SRA Kitchen Kitchen Bedroom 1 Full Bath 1 Bedroom 2 Full Bath 2 Client Appraiser Property Address City County State Zip Code Form PIC6_LT - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Subject Photos Town of Brewster Affordable Housing Trust 212 Yankee Dr Brewster Barnstable MA 02631 Linda Coneen, MRA, SRA Bedroom 3 Garage Interior Street Scene Street Scene Rear Yard Client Appraiser Property Address City County State Zip Code 3176 SEQ #: 3,3609/19/2018Key:Town of BREWSTER - Fiscal Year 2019 4:37 pm DESCRIPTION CARDBNPARCEL ID CLASS% ofSINGLE FAMILY212 YANKEE DRIVE77-37-0 11 11010 %1stINSPAMOUNTDESCTYPMT NOT PMT DTSALE PRICE BK-PG (Cert)BYDOSTRANSFER HISTORY ADJ BASE SAFCD CREDIT AMTTNbhdAC/SF/UN * -- Value totals adjusted by value credit. St Ind Infl Topo Lpi 0CHFRNTZONING CURRENT ASSESSED PREVIOUS TOTAL N O T E LAND 114,940 114,940 BUILDING 127,400 123,970 NBHD 13Nbhd DETACHED 0 0 St Ind YANKEE VILLAGE OTHER 0 0 AVERAGEInfl TOTAL RCNLDTY MODEL 1 RESIDENTIAL QUAL COND ADJ PRICEDIM/NOTE UNITSYB AQUALITY AVG [100%] 1.00 STYLE 4 1.02 CAPE [100%] FRAME 1 1.00 WD FRAME [100%] 1994YEAR BLT MEASURE JH2/20/2007 EFF.YR/AGE LIST JH2/24/2007 REVIEW ER3/29/2007 $NLA(RCN) NET AREA 1.000 1,198 219,224 17 17 %COND 0FUNC 0 AFFORDABLEECON DEPR 17 % GD 83 $182,000 BAT TCD ADJ PRICE RCNUNITSDESCRIPTIONDESCRIPTIONADJELEMENT UNITSCAPACITY BLDG COMMENTS ADJ 2 6 3 2 6 1 0 0 1 STORIES ROOMS BEDROOMS BATHROOMS FIXTURES GARAGE SPACES % BSMT FIN # 1/2 BATHS # OF UNITS 1.00 1.00 1.00 1.00 $7,956 1.00 1.00 1.00 1.00 100 S 20,491 13 1.00 13E 1.00 A 1.00 160,750 2.17 A 1.00 R06 1.25 164,190 VC DISCOUNTED FOR LIP PROGRAM Affordable Deed Rider Bk 9530 Pg 234 $183 100 NP 735 147 11/30/1994 03/18/1994 CYCLICAL NON OTHER NEW CONSTRUC 3,000 90,000 02/24/2007 05/13/1996 05/13/1996 JH JB JB 100 100 100 100 100 100 ELLIS ELAINE YANKEE VILLAGE OF BREWSTE YANKEE VILLAGE OF BREWSTE 01/20/1995 09/30/1993 07/30/1993 N L L 80,500 182,000 6,300 9530-234 N/A-N/A N/A-N/A 20,491 SF ADJ VALUE LOCATION CLASSCURRENT OWNER L E G A L L A N D D E T A C H E D B U I L D I N G S YB TOTAL RCN RCNLD SIZE ADJ 12 5 1 DETAIL ADJ OVERALL 1.000 1.020 EXTERIOR INTERIOR KITCHEN BATHS HEAT/ELEC A A A A A BN ID CONDITION ELEM CD CD ADJ DESC 1994 / 23 AGR BMU BAS OPA USF WDK PTA N N L N L N N 288 808 808 30 390 192 400 24.48 33.66 157.65 28.56 106.03 22.44 7.80 7,050 27,197 127,382 857 41,352 4,309 3,121 ATT GARAGE BSMT UNFINISHED BASE AREA OPEN PORCH UPPER STORY FIN WOOD DECK PATIO A + + C D E F 1994 1994 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 4 1 1 1 3 2 2 2 FOUNDATION EXT COVER ROOF SHAPE ROOF COVER FLOOR COVER INT FINISH HEATING/COOL FUEL SOURCE FLR & WALL WD SHINGLE GABLE ASPH/CMP SH W/W CARPET DRYWALL HOT WATER GAS PHOTO 03/06/2007 BUILDING 238,910 242,340 ELLIS ELAINE PO BOX 1961 BREWSTER, MA 02631 Form MAP_LT.LOC - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Comparable Sales Location Map Town of Brewster Affordable Housing Trust 212 Yankee Dr Brewster Barnstable MA 02631 Linda Coneen, MRA, SRA Client Appraiser Property Address City County State Zip Code 062811R19Assumptions & Limiting Conditions 212 Yankee Dr Brewster MA 02631 Town of Brewster Affordable Housing Trust 2198 Main St, Brewster, MA 02631 Linda Coneen, MRA, SRA & Julia A Lee, SRA, RA Cape Cod Appraisal Partners, 95 Rayber Rd, Orleans, MA 02653 STATEMENT OF ASSUMPTIONS & LIMITING CONDITIONS - The appraiser will not be responsible for matters of a legal nature that affect either the property being appraised or the title to it. The 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. - 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. Unless otherwise indicated, a Land Survey was not performed. - 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. - 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. - If the cost approach is included in this appraisal, the appraiser has estimated the value of the land in the cost approach at its highest and best use, and the improvements at their contributory value. These separate valuations of the land and improvements must not be used in conjunction with any other appraisal and are invalid if they are so used. Unless otherwise specifically indicated, the cost approach value is not an insurance value, and should not be used as such. - 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. - 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. - 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. - 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. - 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. 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. - 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. - An appraisal of real 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. Form GPRES2AD_LT - "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 062811R19Definitions & Scope of Work 212 Yankee Dr Brewster MA 02631 Town of Brewster Affordable Housing Trust 2198 Main St, Brewster, MA 02631 Linda Coneen, MRA, SRA & Julia A Lee, SRA, RA Cape Cod Appraisal Partners, 95 Rayber Rd, Orleans, MA 02653 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. APPRAISAL FORMAT: This is a Real Estate Appraisal report developed and prepared under Standards Rules 1 and 2 of the Uniform Standards of Professional Practice as promulgated by the Appraisal Standards Board of the Appraisal Foundation, 2018-2019 Edition, and all applicable laws, regulations, and guidelines. The value appraised is market value. Market value is defined as: "The most probable price, as of a specified date, in cash, or in terms equivalent to cash, or in other precisely revealed terms, for which the specified property rights should sell after reasonable exposure in a competitive market under all conditions requisite to a fair sale, with the buyer and seller each acting prudently, knowledgeably, and for self-interest, and assuming that neither is under undue duress." Form GPRES2AD_LT - "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 062811R19Certifications 212 Yankee Dr Brewster MA 02631 Town of Brewster Affordable Housing Trust 2198 Main St, Brewster, MA 02631 Linda Coneen, MRA, SRA & Julia A Lee, SRA, RA Cape Cod Appraisal Partners, 95 Rayber Rd, Orleans, MA 02653 APPRAISER'S CERTIFICATION I certify that, to the best of my knowledge and belief: - The statements of fact contained in this report are true and correct. - The credibility of this report, for the stated use by the stated user(s), of the reported analyses, opinions, and conclusions are limited only by the reported assumptions and limiting conditions, and are my personal, impartial, and unbiased professional analyses, opinions, and conclusions. - I have no present or prospective interest in the property that is the subject of this report and no personal interest with respect to the parties involved. - Unless otherwise indicated, I have performed no services, as an appraiser or in any other capacity, regarding the property that is the subject of this report within the three-year period immediately preceding acceptance of this assignment. - I have no bias with respect to the property that is the subject of this report or to the parties involved with this assignment. - My engagement in this assignment was not contingent upon developing or reporting predetermined results. - My compensation for completing this assignment is not contingent upon the development or reporting of a predetermined value or direction in value that favors the cause of the client, the amount of the value opinion, the attainment of a stipulated result, or the occurrence of a subsequent event directly related to the intended use of this appraisal. - My analyses, opinions, and conclusions were developed, and this report has been prepared, in conformity with the Uniform Standards of Professional Appraisal Practice that were in effect at the time this report was prepared. - I did not base, either partially or completely, my analysis and/or the opinion of value in the appraisal report on the race, color, religion, sex, handicap, familial status, or national origin of either the prospective owners or occupants of the subject property, or of the present owners or occupants of the properties in the vicinity of the subject property. - Unless otherwise indicated, I have made a personal inspection of the property that is the subject of this report. - Unless otherwise indicated, no one provided significant real property appraisal assistance to the person(s) signing this certification. ADDITIONAL CERTIFICATION OF THE APPRAISER: As of the date of the report, I, Linda Coneen, SRA, have completed the requirements of the continuing education program for Designated Members of the Appraisal Institute. The reported analyses, opinions, and conclusions were developed, and this report has been prepared, in conformity with the requirements of the Code of Professional Ethics and Standards of Professional Appraisal Practice of the Appraisal Institute. I certify that the use of this report is subject to the requirements of the Appraisal Institute relating to review by its duly authorized representatives. ADDITIONAL CERTIFICATION OF THE APPRAISER: As of the date of the report, I, Julia A Lee, SRA, have completed the requirements of the continuing education program for Designated Members of the Appraisal Institute. The reported analyses, opinions, and conclusions were developed, and this report has been prepared, in conformity with the requirements of the Code of Professional Ethics and Standards of Professional Appraisal Practice of the Appraisal Institute. I certify that the use of this report is subject to the requirements of the Appraisal Institute relating to review by its duly authorized representatives. Town of Brewster Affordable Housing Trust 2198 Main St, Brewster, MA 02631 Linda Coneen, MRA, SRA Cape Cod Appraisal Partners (508) 255-4241 (508) 255-6837 lindaconeen@gmail.com 07/23/2019 214 MA MRA, SRA 08/03/2019 July 2, 2019 Julia A Lee, SRA, RA Cape Cod Appraisal Partners (508) 255-4241 (508) 255-6837 ccappraisalpartners@gmail.com 07/23/2019 Certified Residential #76040 MA SRA, RA 10/14/2020 July 2, 2019 Form GPRES2AD_LT - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.: Property Address:City:State:Zip Code: Client:Address: Appraiser:Address:SIGNATURESClient 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 SUBJECT LEGAL DATA COMPARABLE 1 Residential Closed MLS#: 21807788 329 Yankee Drive Brewster MA 02631 LP:$439,000 Sold Price:$420,000 Property Type:Residential County:Barnstable Town:Brewster Rooms:7 Baths F/H:2 / 0 Year Built/Desc:1994 / Actual Tax ID:66-72-0 Total Assessment:$410,500 Prop Subtype:Single Family Residence Village:Brewster Beds:3 Approx SqFt:1,456 Lot Acres:0.47 DOM/CDOM:4 / 4 Annual Taxes/yr:$3,390 / 2018 Building Assessments:226,200 Land Assessments:164,000 Other Assessments:20,300 WF/WV:No / No Location Description:South of 6A Remarks:Welcome home! In the heart of Brewster is a well maintained, 3 bedroom, 2 bath ranch in quiet neighborhood. Convenient one floor living, with new wood floors throughout. Amenities include, Gas heat, central air, irrigation system, and central vac. There is a one car attached garage plus a detached two car garage space for storage or workshop. Agent Remarks:Call Joe to show, 508-237-3387 Directions:Route 137 to Yankee Dr. Listing Agent:Joseph W Hartung joseph.hartung@gibsonsir.com Listing Office: Gibson Sotheby's International Realty 508-896-5000 Selling Agent:Joseph W Hartung joseph.hartung@gibsonsir.com Selling Office: Gibson Sotheby's International Realty 508-896-5000 Listing Type:Exclusive Right To Sell List Date:10/05/2018 Under Contract Date:10/09/2018 Estimated Selling Date:11/02/2018 Sold Date:11/02/2018 DOM/CDOM:4 / 4 Original List Price:$439,000 Sold Price:$420,000 SP/LP%0.96 Buyer Agent Comm:2.5% Concessions:No Owner Name:Charlotte C Hilton Facilitator Comm:2.5% Dual Var Comm:No Financing:Conventional Garage:Yes - 3 Cars Garage Description: Attached,Detached,Direct Entry,Storage Above Basement:Yes Basement Description:Full; Garage Access Foundation Poured Irregular:No Year Round:Yes Special Listing Cond:Standard Title Ref Book:27839 Title Ref Page:348 Zoning:RM Lot Size SqFt:20,473 Lot Size Source:Assessor Parking Description:Off-Street,Paved Driveway Siding:Shingle Roof:Asphalt,Pitched Year Built:1994 Renovated:No SqFt Source:Assessor School District:Nauset Beach Ownership:Public; None Beach Description:Bay Flood Ins Required:U Lead Base Paint:Unknown Asbestos:Unknown Interior Features:Attic Storage; Dryer/Hookup - Electric; Pantry Exterior Features:Deck Street Description:Paved Convenient To:Bike Path; Cape Cod Rail Trail; Conservation Area; Golf Course; In Town Location; Public Tennis; School; Shopping Showing Instructions:Call Listing Agent Stories:1 Style:Ranch Floors:Wood Fireplace:Yes - 1 Mass Use Code:101 - Residential, single family Heating:Forced Hot Water Cooling:Central Air Hot Water:Tank Hot Water Source:Natural Gas Water:Town Water Sewer:Septic Tank: Title V Grade Level Fuel:Natural Gas Pool:No/ None Dock:No Room Name Room Level Length Width Features Master Bedroom Level:First Floor Bedroom 2 Level:First Floor Bedroom 3 Level:First Floor Room Name Room Level Length Width Features Living Room Level:First Floor 3204 SEQ #: 3,3899/19/2018Key:Town of BREWSTER - Fiscal Year 2019 4:37 pm DESCRIPTION CARDBNPARCEL ID CLASS% ofSINGLE FAMILY329 YANKEE DRIVE66-72-0 11 11010 %1stINSPAMOUNTDESCTYPMT NOT PMT DTSALE PRICE BK-PG (Cert)BYDOSTRANSFER HISTORY ADJ BASE SAFCD CREDIT AMTTNbhdAC/SF/UN St Ind Infl Topo Lpi 0RMFRNTZONING CURRENT ASSESSED PREVIOUS TOTAL N O T E LAND 164,000 164,000 BUILDING 232,600 226,200 NBHD 13Nbhd DETACHED 20,500 20,300 St Ind YANKEE VILLAGE OTHER 0 0 AVERAGEInfl TOTAL RCNLDTY MODEL 1 RESIDENTIAL QUAL COND ADJ PRICEDIM/NOTE UNITSYB AQUALITY AVG [100%] 1.00 STYLE 1 1.00 RANCH [100%] FRAME 1 1.00 WD FRAME [100%] 1994YEAR BLT MEASURE JH2/20/2007 EFF.YR/AGE LIST EST2/20/2007 REVIEW ER3/29/2007 $NLA(RCN) NET AREA 1.000 1,456 280,277 17 17 %COND 0FUNC 0ECON DEPR 17 % GD 83 $232,600 BAT TCD ADJ PRICE RCNUNITSDESCRIPTIONDESCRIPTIONADJELEMENT UNITSCAPACITY BLDG COMMENTS ADJ GFU A 1.00 10 0.90 576 1 7 3 2 7 1 0 0 1 STORIES ROOMS BEDROOMS BATHROOMS FIXTURES GARAGE SPACES % BSMT FIN # 1/2 BATHS # OF UNITS 1.00 1.00 1.00 1.00 $9,555 1.00 1.00 1.00 1.00 100 S 20,350 13 1.00 13E 1.00 A 1.00 160,750 2.18 A 1.00 R06 1.25 163,960 VC OUTDOOR SHOWER $193 100 NP 156 346 345 03/24/1997 06/15/1994 06/14/1994 CYCLICAL NON ADD OTHER OTHER 18,400 3,500 3,000 02/20/2007 06/18/1998 06/18/1998 06/18/1998 JH BC BC BC 100 100 100 100 100 100 100 100 HILTON CHARLOTTE C TRUSTE NYHAN PATRICIA A NYHAN NORBERT C JR &PATRI 11/22/2013 10/28/2013 07/31/2002 QS F QS 424,000 1 360,000 27839-348 27785-184 15420-283 20,350 SF ADJ VALUE LOCATION CLASSCURRENT OWNER L E G A L L A N D D E T A C H E D B U I L D I N G S YB TOTAL RCN RCNLD SIZE ADJ 12 2 5 5 DETAIL ADJ OVERALL 1.000 1.050 EXTERIOR INTERIOR KITCHEN BATHS HEAT/ELEC A A A A A BN ID CONDITION ELEM CD CD ADJ DESC 1994 / 23 BMU BAS AGR WDK PTA CRL F11 N L N N N N O 1,192 1,456 264 266 304 264 1 33.16 142.00 25.20 23.10 8.03 17.85 4,488.80 39,527 206,755 6,653 6,145 2,442 4,711 4,489 BSMT UNFINISHED BASE AREA ATT GARAGE WOOD DECK PATIO BSMT CRAWL FPL 1S 1OP A + B C D E 1994 1.00 1.00 1.00 1.00 1.00 1.00 1.05 1.00 4 1 1 1 3 2 11 2 FOUNDATION EXT COVER ROOF SHAPE ROOF COVER FLOOR COVER INT FINISH HEATING/COOL FUEL SOURCE FLR & WALL WD SHINGLE GABLE ASPH/CMP SH W/W CARPET DRYWALL HTWT/CL AIR GAS PHOTO 02/23/2007 BUILDING 410,500 417,100 HILTON CHARLOTTE C TRUSTEE CHARLOTTE C HILTON REVOCABLE TRUST 329 YANKEE DRIVE BREWSTER, MA 02631 39.60 20,50024X24 COMPARABLE 2 Residential Closed MLS#: 21802546 345 Yankee Drive Brewster MA 02631 LP:$400,000 Sold Price:$390,000 Property Type:Residential County:Barnstable Town:Brewster Rooms:5 Baths F/H:2 / 0 Year Built/Desc:1994 / Actual Tax ID:66-73-0 Total Assessment:$367,500 Prop Subtype:Single Family Residence Village:Brewster Beds:3 Approx SqFt:1,456 Lot Acres:0.47 DOM/CDOM:101 / 101 Annual Taxes/yr:$3,035 / 2018 Building Assessments:201,800 Land Assessments:163,800 Other Assessments:1,900 WF/WV:No / No Remarks:The house is centrally located in Brewster with a right of way to the elementary school from Yankee Drive. The bike path is just outside of Yankee Drive and Sheep's Pond is about a 10 minute pedal. If you prefer open waters, Cape Cod Bay is just a few minutes away. Near the bike path is a convenient store with some of the best meats on the Cape . The post office, town hall and the library are all within 5 minutes. Brewster has a playhouse, Nickerson Park and numerous restaurants all on nearby 6A. Agent Remarks:All showings to be set up in Showingtime 1(800)746-9464 Please also provide feedback via Showingtime for the Seller(s) to see! Directions:Use GPS Listing Agent:Dawn E Guiney 781-844-8386 dguiney@kinlingrover.com Listing Office:Kinlin Grover Real Estate 508-747-0080 Co-listing Member:Holly Ewell 781-492-2046 hewell@kinlingrover.com Co-listing Office: Kinlin Grover Real Estate 508-747-0080 Selling Agent:Amy L Harbeck 508-364-5845 aharbeck@kinlingrover.com Selling Office:Kinlin Grover Real Estate 508-896-7000 Listing Type:Exclusive Right To Sell List Date:04/20/2018 Under Contract Date:07/30/2018 Estimated Selling Date:09/05/2018 Sold Date:09/05/2018 DOM/CDOM:101 / 101 Original List Price:$435,000 Sold Price:$390,000 SP/LP%0.975 Buyer Agent Comm:2.5% Concessions:No Owner Name:Suzanne J Macdonald Facilitator Comm:0% Dual Var Comm:No Financing:Other Garage:Yes - 1 Cars Garage Description:Attached Basement:Yes Basement Description:Bulkhead Access Foundation Poured Irregular:Yes Year Round:Yes Special Listing Cond:None Title Ref Book:10013 Title Ref Page:011 Zoning:RM Lot Size SqFt:20,473 Lot Size Source:Assessor Parking Description:Paved Driveway Topography/Lot Desc:Wooded Siding:Clapboard Roof:Shingle Year Built:1994 Renovated:No SqFt Source:Assessor School District:Nauset Beach Ownership:None Miles to Beach:.5 - 1 Beach/Lake/Pond:Sheep Pond Beach Description:None Flood Ins Required:No Lead Base Paint:Unknown Exterior Features:Deck Street Description:Paved,Public Convenient To:Bike Path; School Showing Instructions:Appointment Required; Showing Tm 800-Showing Stories:2 Style:Cape Floors:Carpet Living/Dining Combo:Yes Mass Use Code:101 - Residential, single family Heating:Forced Hot Water Cooling:None Hot Water:Tank Hot Water Source:Natural Gas Water:Town Water Sewer:Private Sewer Fuel:Natural Gas Pool:No Dock:No Room Name Room Level Length Width Features Master Bedroom Master Bedroom Level:Second Floor 22 11 Ceiling Fan; Bedroom 2 Bedroom 2 Level:Second Floor 22 11 Ceiling Fan; Bedroom 3 Bedroom 3 Level:First Floor 11.5 13.8 Closet; Dining Room Dining Room Level:First Floor 12 14 Kitchen 11.9 12 Room Name Room Level Length Width Features 14 13.5 3203 SEQ #: 3,3889/19/2018Key:Town of BREWSTER - Fiscal Year 2019 4:37 pm DESCRIPTION CARDBNPARCEL ID CLASS% ofSINGLE FAMILY345 YANKEE DRIVE66-73-0 11 11010 %1stINSPAMOUNTDESCTYPMT NOT PMT DTSALE PRICE BK-PG (Cert)BYDOSTRANSFER HISTORY ADJ BASE SAFCD CREDIT AMTTNbhdAC/SF/UN St Ind Infl Topo Lpi 0RMFRNTZONING CURRENT ASSESSED PREVIOUS TOTAL N O T E LAND 163,800 163,800 BUILDING 207,100 201,800 NBHD 13Nbhd DETACHED 1,900 1,900 St Ind YANKEE VILLAGE OTHER 0 0 AVERAGEInfl TOTAL RCNLDTY MODEL 1 RESIDENTIAL QUAL COND ADJ PRICEDIM/NOTE UNITSYB AQUALITY AVG [100%] 1.00 STYLE 4 1.02 CAPE [100%] FRAME 1 1.00 WD FRAME [100%] 1994YEAR BLT MEASURE JH2/20/2007 EFF.YR/AGE LIST JH2/20/2007 REVIEW ER3/29/2007 $NLA(RCN) NET AREA 1.000 1,456 249,577 17 17 %COND 0FUNC 0ECON DEPR 17 % GD 83 $207,100 BAT TCD ADJ PRICE RCNUNITSDESCRIPTIONDESCRIPTIONADJELEMENT UNITSCAPACITY BLDG COMMENTS ADJ SHF A 1.00 01 1.00 2007 100 1.75 5 3 2 6 1 0 0 1 STORIES ROOMS BEDROOMS BATHROOMS FIXTURES GARAGE SPACES % BSMT FIN # 1/2 BATHS # OF UNITS 1.00 1.00 1.00 1.00 $7,956 1.00 1.00 1.00 1.00 100 S 20,272 13 1.00 13E 1.00 A 1.00 160,750 2.19 A 1.00 R06 1.25 163,830 VC $171 100 332 243 207 150 05/14/2007 05/02/1994 04/15/1994 03/18/1994 OUT BUILDING OTHER OTHER NEW CONSTRUC 2,700 3,000 3,500 95,000 09/24/2008 01/01/1995 01/01/1995 01/01/1995 JH RD RD RD 100 100 100 100 100 100 100 100 ERNSTROM JOCELYN F MACDONALD SUZANNE J ALAN W & PAMELA J HERO 09/05/2018 01/12/1996 07/01/1994 QS QS QS 390,000 145,000 134,878 31509-191 10013-011 N/A-N/A 20,272 SF ADJ VALUE LOCATION CLASSCURRENT OWNER L E G A L L A N D D E T A C H E D B U I L D I N G S YB TOTAL RCN RCNLD SIZE ADJ 3 5 5 1 DETAIL ADJ OVERALL 1.000 1.020 EXTERIOR INTERIOR KITCHEN BATHS HEAT/ELEC A A A A A BN ID CONDITION ELEM CD CD ADJ DESC 1994 / 23 BMU BAS USF WDK AGR F21 N L L N N O 832 832 624 168 308 1 33.66 157.65 104.96 22.44 23.99 5,796.70 28,005 131,166 65,494 3,770 7,389 5,797 BSMT UNFINISHED BASE AREA UPPER STORY FIN WOOD DECK ATT GARAGE FPL 2S 1OP A A A B C 1994 1994 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 4 1 1 1 3 2 2 2 FOUNDATION EXT COVER ROOF SHAPE ROOF COVER FLOOR COVER INT FINISH HEATING/COOL FUEL SOURCE FLR & WALL WD SHINGLE GABLE ASPH/CMP SH W/W CARPET DRYWALL HOT WATER GAS PHOTO 03/06/2017 BUILDING 367,500 372,800 MACDONALD SUZANNE J C/O ERNSTROM JOCELYN F 345 YANKEE DRIVE BREWSTER, MA 02631 19.45 1,90010X10 COMPARABLE 3 Residential Closed MLS#: 21808605 28 Park Lane Brewster MA 02631 LP:$350,000 Sold Price:$352,000 Property Type:Residential County:Barnstable Town:Brewster Rooms:5 Baths F/H:2 / 0 Year Built/Desc:1974 / Actual Tax ID:55-115-0 Total Assessment:$306,400 Prop Subtype:Single Family Residence Village:Brewster Beds:3 Approx SqFt:1,144 Lot Acres:0.34 DOM/CDOM:3 / 3 Annual Taxes/yr:$2,628 / 2019 Monthly Association Fee:$0 Building Assessments:169,300 Land Assessments:137,100 Other Assessments:0 WF/WV:No / No Remarks:This 3 bedroom 2 bath ranch sits on a level lot. Living area is bright and airy with fireplace, pretty bay window along with a mini split AC unit. Hardwood floors flow throughout kitchen and living space, Kitchen dining combination with slider that leads to deck and private backyard, Home is equipped with generator. Agent Remarks:Easy to show please call Leslie at 508-237-0916 or Jim 508-237-5067. Easy to show. Directions:Route 124 to Gages Way to 28 Park on the right see sign. Listing Agent:Team Van Ness 508-237-5067 jvanness@kinlingrover.com Listing Office:Kinlin Grover Real Estate 508-896-7000 Selling Agent:John F Allen 508-237-1953 john.allen@gibsonsir.com Selling Office: Gibson Sotheby's International Realty 508-896-5000 Listing Type:Exclusive Right To Sell List Date:11/15/2018 Under Contract Date:11/18/2018 Estimated Selling Date:01/10/2019 Sold Date:01/10/2019 DOM/CDOM:3 / 3 Original List Price:$350,000 Sold Price:$352,000 SP/LP%1.01 Buyer Agent Comm:2.5% Concessions:No Owner Name:Therese C Johann Facilitator Comm:2.5% Dual Var Comm:No Financing:Conventional Garage:No Garage Description:Attached,Storage Above Basement:Yes Basement Description:Bulkhead Access; Full Foundation Poured Irregular:No Year Round:Yes Special Listing Cond:None Title Ref Book:9123 Title Ref Page:346 Zoning:RM Lot Size SqFt:14,810 Lot Size Source:Field Card Parking Description:Paved Driveway Topography/Lot Desc:Level Siding:Clapboard,Shingle Roof:Asphalt,Pitched Year Built:1974 Renovated:No SqFt Source:Field Card School District:Nauset Beach Ownership:Public Miles to Beach:2 Plus Beach Description:Bay; Lake/Pond Flood Ins Required:No Lead Base Paint:Unknown Exterior Features:Deck; Yard Street Description:Dead End Street,Paved,Private Convenient To:Bike Path; Cape Cod Rail Trail; Golf Course; House of Worship; Major Highway; Public Tennis Showing Instructions:Call Listing Agent; Yard Sign Stories:1 Style:Ranch Floors:Carpet,Hardwood Fireplace:Yes - 1 Living/Dining Combo:No Kitchen/Dining Combo:No Mass Use Code:101 - Residential, single family Heating:Forced Hot Water Cooling:Fixed Wall System Hot Water:Tank Hot Water Source:Oil Water:Town Water Sewer:Septic Tank: Title V Grade Level Fuel:Oil Pool:No Dock:No Membership Required:Yes Association:Yes Ann. Assoc Fee:$200 Assoc Fee Incl:Road Maintenance Room Name Room Level Length Width Features Master Bedroom Master Bedroom Level:First Floor Bedroom 2 Bedroom 2 Level:First Floor Bedroom 3 Bedroom 3 Level:First Floor Kitchen Room Name Room Level Length Width Features Laundry Room Laundry Room Level: Basement Living Room Bay/Bow Windows; Flooring: Wood 5790 SEQ #: 6,0059/19/2018Key:Town of BREWSTER - Fiscal Year 2019 4:37 pm DESCRIPTION CARDBNPARCEL ID CLASS% ofSINGLE FAMILY28 PARK LANE55-115-0 11 11010 %1stINSPAMOUNTDESCTYPMT NOT PMT DTSALE PRICE BK-PG (Cert)BYDOSTRANSFER HISTORY ADJ BASE SAFCD CREDIT AMTTNbhdAC/SF/UN St Ind Infl Topo Lpi 0RMFRNTZONING CURRENT ASSESSED PREVIOUS TOTAL N O T E LAND 137,100 137,100 BUILDING 169,300 164,900 NBHD 12Nbhd DETACHED 0 0 St Ind HARWICH ROAD OTHER 0 0 AVERAGEInfl TOTAL RCNLDTY MODEL 1 RESIDENTIAL QUAL COND ADJ PRICEDIM/NOTE UNITSYB AQUALITY AVG [100%] 1.00 STYLE 1 1.00 RANCH [100%] FRAME 1 1.00 WD FRAME [100%] 1974YEAR BLT MEASURE REO11/2/2007 EFF.YR/AGE LIST EST11/17/2007 REVIEW SEJ1/30/2008 $NLA(RCN) NET AREA 1.000 1,144 225,692 25 25 %COND 0FUNC 0ECON DEPR 25 % GD 75 $169,300 BAT TCD ADJ PRICE RCNUNITSDESCRIPTIONDESCRIPTIONADJELEMENT UNITSCAPACITY BLDG COMMENTS ADJ 1 5 3 2 7 1 0 0 1 STORIES ROOMS BEDROOMS BATHROOMS FIXTURES GARAGE SPACES % BSMT FIN # 1/2 BATHS # OF UNITS 1.00 1.00 1.00 1.00 $9,100 1.00 1.00 1.00 1.00 100 S 15,000 12 1.00 12D 1.00 A 1.00 141,460 2.82 A 1.00 R05 1.10 137,140 VC OUTDOOR SHOWER $197 100 227 03/14/2013 ALTERATIONS 6,165 08/14/2014 RJM 100100JOHANN THERESE C 03/31/1994 QS 99,500 9123-346 15,000 SF ADJ VALUE LOCATION CLASSCURRENT OWNER L E G A L L A N D D E T A C H E D B U I L D I N G S YB TOTAL RCN RCNLD SIZE ADJ 7 DETAIL ADJ OVERALL 1.000 1.000 EXTERIOR INTERIOR KITCHEN BATHS HEAT/ELEC G A A A A BN ID CONDITION ELEM CD CD ADJ DESC 1977 / 40 BMU BAS AGR WDK F11 N L N N O 1,144 1,144 308 288 1 31.58 142.14 23.52 22.00 4,275.00 36,129 162,608 7,244 6,336 4,275 BSMT UNFINISHED BASE AREA ATT GARAGE WOOD DECK FPL 1S 1OP A A B C 1974 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 4 1 1 1 1 2 2 1 FOUNDATION EXT COVER ROOF SHAPE ROOF COVER FLOOR COVER INT FINISH HEATING/COOL FUEL SOURCE FLR & WALL WD SHINGLE GABLE ASPH/CMP SH HARDWOOD DRYWALL HOT WATER OIL PHOTO 11/05/2007 BUILDING 302,000 306,400 JOHANN THERESE C 28 PARK LANE BREWSTER, MA 02631 QUALIFICATIONS OF APPRAISER C A P E C O D A P P R A I S A L P A R T N E R S Linda Coneen, MRA, SRA ccappraisalpartners@gmail.com Julia A Lee, SRA, RA MA Cert Gen RE Appr Lic #214 www.capecodappraisalpartners.com MA Cert Res RE Appr Lic #76040 QUALIFICATIONS OF LINDA CONEEN, MRA, SRA FOUNDING PARTNER, OWNER, AND PRINCIPAL Cape Cod Appraisal Partners 95 Rayber Road, Orleans, MA 02653 2016 – present FOUNDING PARTNER, OWNER, AND PRINCIPAL Cape Cod and Islands Appraisal Group, LLP Plymouth County Appraisal Group Main Production Office: 95 Rayber Road, Orleans, MA 02653 Mid‐Cape Office: 3311 Main Street, Barnstable, MA 02632 1983 ‐ 2016 PROFESSIONAL DESIGNATIONS SRA Member, Appraisal Institute, designated June 13, 1994 Continuing Education Completed through December 31, 2019 MRA (Commercial/General) Member, Massachusetts Board of Real Estate Appraisers, designated March 13, 1995 LICENSE Massachusetts Certified General Real Estate Appraiser License # 214 Expires 8/3/19 1 FHA Registration # MA 214 EDUCATION Barnstable School System, Graduate 1969 Willett Institute of Finance, Boston, MA, 1982 1 State certified general real estate appraisers may appraise all types of real property. Regulatory Authority: 264 CMR 6.00 (promulgated 6/28/96); MGL c13, s92; MGL c112, § 173‐195. 95 Rayber Road, Orleans, MA 02653 Telephone 508-255-4241 ~ FAX 508-255-6387 Appraisal Institute: 2019 General Appraiser Market Analysis and Highest & Best Use Course 2017 Online The Discounted Cash Flow Model: Concepts, Issues, and Applications (with exam) 2017 Online Appraising Convenience Stores (with exam) 2017 Online Rates and Ratios: Making Sense of GIMs, OARs, & DCF (with exam) 2016 Supervisory Appraiser/Trainee Appraiser Course 2015 Online Business Practices and Ethics (with exam) 2015 Online Small Hotel/Motel Valuation (with exam) 2015 Online Analyzing Operating Expenses (with exam) 2015 Online Subdivision Valuation (with exam) 2013 Reducing Appraiser Liability: Using the ANSI Z765 Measuring Standard (Webinar) 2013 Candidate for Designation Program‐ For Advisors (Webinar) 2013 Candidate for Designation Advisor Orientation (seminar) 2012 New England Appraisers Expo, Specialty Real Estate Focus: Marinas (seminar) 2012 Valuation of Basements: GLA and Other Valuation Considerations (Webinar) 2011 Online What Commercial Clients Would Like Appraisers to Know (with exam) 2011 Online Eminent Domain and Condemnation (with exam) 2011 Estate Tax Law Changes (Webinar) 2011 Online Forecasting Revenue (with exam) 2011 Online Marshall & Swift Commercial Cost Training (with exam) 2011 The New Estate Tax Law 2011 (Webinar) 2010 Online Appraisal Curriculum Overview – Residential (with exam) 2010 Online Business Practices and Ethics (with exam) 2007 Online Course 420: Business Practices and Ethics (with exam) 2007 Course 540: Report Writing and Valuation Analysis 2006 Uniform Appraisal Standards for Federal Land Acquisitions: Practical Applications for Fee Appraisers (Yellow Book) 2006 7 Hour National USPAP Update Course (Version 2006‐2007) 2005 Appraisal of Nursing Facilities (OL Seminar, with exam) 2005 Online Eminent Domain and Condemnation (Seminar, with exam) 2005 The Professional’s Guide to the Uniform Residential Appraisal Report (OL seminar, with exam) 2005 Online Analyzing Distressed Real Estate (OL seminar, with exam) 2004 Using Your HP12C Financial Calculator (OL seminar, with exam) 2004 Course 410: National Uniform Standards of Professional Appraisal Practice 15 Hour 2004 Course 420: Business Practices and Ethics w/ Exam (OL seminar, with exam) 2002 Course 520: Highest & Best Use and Market Analysis 2000 Course 430: Standards of Professional Practice Part C 1999 The FHA and the Appraisal Process (OL seminar, with exam) 1999 Internet Search Strategies for Real Estate Appraisers (OL‐668G, seminar with exam) 1999 Appraising from Blueprints and Specifications (OL‐504G, seminar with exam) 1999 Residential Design and Functional Utility (OL‐662, seminar with exam) 1994 Course 510: Advanced Income Capitalization 1994 Course 420: Standards of Professional Practice Part B 1994 Course 410: Standards of Professional Practice Part A 1992 Course 310: Basic Income Capitalization 1991 Rights in Real Estate (seminar) 1990 Completing the Small Residential Income Property Appraisal Report [FNMA 1025 FHLMC 72] (seminar) 1989 Course 8‐2: Residential Valuation (challenge exam) 1988 Course 1A1: Real Estate Appraisal Principles (challenge exam) Massachusetts Board of Real Estate Appraisers: 2017 USPAP Update Seminar Version 2018‐2019 2015 USPAP Update Seminar Version 2016‐2017 2015 TRID & the Appraisal Community (webinar) 2013 USPAP Update Seminar Version 2014‐2015 2013 Appraising Green Residences (seminar) 2012 Banking and Risk Management for Appraisers (seminar) 2012 Appraising Easements (seminar) 2011 USPAP Update Seminar Version 2012‐2013 2011 Uniform Appraisal Dataset (UAD) Seminar 2010 USPAP Update Seminar Version 2010‐2011 2008 USPAP Update Seminar Version 2008‐2009 1999 The Ins and Outs of Sales and Leasebacks (seminar) 1997 USPAP Update (seminar) 1997 Appraisal Forms 2055; 2065; 2075 (seminar) 1997 Making the Technology Leap (seminar) 1997 Automated Valuation Models (seminar) 1997 The Appraising of Complex Residential Properties (seminar) 1996 A Mock Trial: Valuation in Litigation, Contaminated Properties (seminar) 1994 Changes to the Standards: Departure and Appraisal Reporting Options (seminar) 1994 USPAP Update (seminar) 1994 MRA Candidate's Report Writing Workshop 1992 Persuasive Narrative Report Writing with Exam 1992 REA IIA Advanced Topics in Income Property Appraisal 1991 Professional Practice with Exam 1984 Appraising Small Income Property (seminar) 1982 Appraising the Condominium Unit (seminar) 1982 Introduction to Real Estate Appraisal Orleans Conservation Trust Lecture Series: 2019 Swirling Currents & Dynamic Coastal Change by Sandy Macfarlane, Author; Owner & Program Director, Coastal Research Specialists; former Orleans Conservation Agent 2018 Going with the Flow: Rivers and Global Climate Change by R Max Holmes, Deputy Director & senior Scientist, Woods Hole Research Center 2016 The Gray Curtain: The Impact of Seals, Sharks, & Commercial Fishing on the Northeast Coast by Peter Trull, Field naturalist and author 2015 History of the Preserved Land along Town Cove‐ The Windmill, Meadow on the Cove, & Sea Call Farm by Bonnie Snow, Long‐time Orleans resident and amateur historian 2015 Coywolves on Cape Cod by Dr Jonathan Way, Author of Suburban Howl 2015 Measuring the Flow of River Sands by Dr Graham Giese, Coastal Geologist and Co‐Founder of the Provincetown Center for Coastal Studies 2014 Sustainable Coastal Erosion Control: Is it Possible? by Jim O’Connell, Coastal Geologist/Land Use Specialist Society of Real Estate Appraisers: 1990 Course 101: An Introduction to Appraising Real Property (challenge exam) 1989 Course 413: Standards of Professional Practice The Center for Advanced Property Economics: 2007 Promises & Pitfalls: The New Pension Act’s Valuation Provisions and You (Web Seminar) Employee Relocation Council (Worldwide ERC): 2007 Worldwide ERC Relocation Appraisal Training Program National Association of Real Estate Appraisers: 1987 Fundamentals of Real Estate Appraisal 1987 Residential Construction Basics Massachusetts Department of Revenue: 1993 Assessment Administration: Law, Procedures, Valuation 1989 Affordable Housing Clinic International Association Assessing Officers: 1995 Workshop on Contaminated Property: Issues in Technology, Policy, Appraisal, and Investment Massachusetts Office on Disability: 1997 MA Architectural Access Board (AAB) Changes and Parity with the Americans with Disabilities Act (seminar) 1995 Title III of the ADA and regulations of the MA AAB 1995 Community Access Monitor Training 1995 Handicap Parking Monitor Training BUSINESS EXPERIENCE Founding Partner, Owner, and Principal Cape Cod Appraisal Partners 2016‐ present Founding Partner, Owner, and Principal Cape Cod & Islands Appraisal Group, LLP 1983 ‐ 2016 Residential and commercial real estate sales, 1980 ‐ 1981 Financial Planner and Stock Broker: Registered Representative of National Association of Securities Dealers Series 7 and Series 63 (inactive) COURSE INSTRUCTOR Massachusetts Real Estate Licensing Law, Sullivan Real Estate School Course Instructor, 101 Course, Massachusetts Board of Real Estate Appraisers, approved 1994 ASSOCIATE MEMBERSHIPS Massachusetts Real Estate Broker, Registration Number 251947 (inactive) Massachusetts Association of Assessing Officers, member 1992 ‐ 1995 RTC Registered; Boston HUD Office Roster, Registered Year 2000 – present (with exam) Registration # MA 214; also qualified to prepare Reverse Mortgage appraisals for the HEMC program Appraisal Institute Minority and Women Directory of Real Estate Appraisers, 2000 ‐ present MA Community Access Monitor, 1995 (Qualified to conduct ADA Building Surveys) PUBLISHED ARTICLES AND SPEAKING ENGAGEMENTS "Regression Analysis and Unbuildable Land", Spring 1995; Greater Boston Chapter of the Appraisal Institute Newsletter “View from the Cape: Looking Ahead to the Spring Markets”, April 8, 2005, New England Real Estate Journal “View from the Cape: 20 Things They Never Taught You in Appraisal School” June 2006, New England Real Estate Journal “View from the Cape: The Appraisal of Undevelopable Land”, July 2006, New England Real Estate Journal EXPERT WITNESS TESTIMONY Barnstable Probate and Family Court Barnstable Superior Court Massachusetts Tax Appellate Court United States Bankruptcy Court: Southern District of Florida United States Bankruptcy Court: Massachusetts District Internal Revenue Service Appeals Board Suffolk County Probate and Family Court Orleans District Court Middlesex Probate and Family Court Commonwealth of Massachusetts Land Court: Trial Court 16th Circuit Court of Florida AFFILIATIONS Harwich House, Assisted Living Facility, Board of Trustees, 2014 – present; Chairman 2016‐present Massachusetts Board of Real Estate Appraisers, Board of Trustees, Term #1 2008‐2010, Term #2 2011‐2013 Massachusetts Board of Real Estate Appraisers, Communications Committee, 2007 Appraisal Institute, Valuation & Litigation Services Shared Interest Group, 2006 ‐ present Rehabilitation Hospital of Cape Cod, Steering Committee member, 1995 ‐1996 Sandwich Co‐operative Bank Community Advisory Board member, 1995 ‐ 1999 Orleans Commission on Disability, Secretary 1998; member 1998‐2000; affiliate 1995‐1997; Chairman, ADA Compliance for Architects and Builders seminar, 1996 Orleans Rotary Club, member 1988‐1996, Board of Directors 1993‐1994, Newsletter Editor 1989‐1992, Attendance Chairman 1992, Membership Committee Chairman 1993‐1994, Publicity Committee Chairman 1994, Fundraising Committee 1990‐1995, Rotary Information Committee Chairman 1995, Nominating Committee 1995. New England Chapter Appraisal Institute, SRA Experience Review Committee, 1995 Board of Assessors, Town of Orleans, member 1992‐1995; Chairman 1994‐1995 Town of Orleans Housing Task Force (Affordable Housing), member 1991 Orleans Chamber of Commerce, member since 1981, Secretary 1982, Vice President 1984‐1987, Board of Directors 1981‐1990, Beautification Commission Chairman 1984‐1989, Program Chairman 1983‐1986. Nauset Business and Professional Women of Lower Cape Cod, member 1981‐1990, President 1986‐1987, Board of Directors 1983‐1988, Newsletter Editor 1983‐1985, Program Chairman 1984. AWARDS Cape Cod Women's Organization, Woman of the Year Nominee, 1985 Cape Cod Business Journal, Young Business Person of the Year, 1988 Who's Who in Executives and Professionals, 1995 ‐ present National Registry of Who's Who, 1999 – present C A P E C O D A P P R A I S A L P A R T N E R S Linda Coneen, MRA, SRA ccappraisalpartners@gmail.com Julia A Lee, SRA, RA MA Cert Gen RE Appr Lic #214 www.capecodappraisalpartners.com MA Cert Res RE Appr Lic #76040 Qualifications of Julia A Lee, SRA, RA FOUNDING PARTNER, OWNER AND PRINCIPAL Cape Cod Appraisal Partners 95 Rayber Road, Orleans, MA 02653 March, 2019 - Present RESIDENTIAL APPRAISER Office of Linda Coneen, MRA, SRA 95 Rayber Rd, Orleans, MA 02653 2016-2019 Cape Cod & Islands Appraisal Group, LLP Plymouth County Appraisal Group Main Production Office: 95 Rayber Road, Orleans, MA 02653 Mid-Cape Office: 3311 Main Street, Barnstable, MA 02632 2012 – 2013 PROFESSIONAL DESIGNATIONS SRA Member, Appraisal Institute, designated April 9, 2019 Continuing Education Completed through December 31, 2021 RA Member, Massachusetts Board of Real Estate Appraisers, designated May, 2019 LICENSE Massachusetts Certified Residential Real Estate Appraiser License #76040 Expires 10/14/2020 EDUCATION University of Maryland, College Park, MD, Bachelor of Arts Degree, Psychology/Archaeology, 1995 Appraisal Institute: 2019 General Market Analysis & Highest & Best Use 95 Rayber Road, Orleans, MA 02653 Telephone 508-255-4241 ~ FAX 508-255-6387 2019 General Appraiser Income Approach Part I 2018 Residential Case Studies & Highest & Best Use (with exam) 2018 Advanced Case Studies Part I (with exam) 2018 Advanced Report Writing w/Demonstration of Work (with exam) 2017 Online Business Practices & Ethics 2017 Residential Report Writing & Case Studies (with exam) 2017 Residential Site Valuation & Cost Approach (with exam) 2017 Real Estate Finance, Statistics, and Valuation Modeling (with exam) 2017 Residential Sales Comparison and Income Approaches (with exam) 2017 Basic Appraisal Procedures (with exam) 2016 Basic Appraisal Principles (with exam) 2016 Uniform Standards of Professional Appraisal Practice 7hr Update 2016-2017 2016 Supervisory Appraiser/Trainee Appraiser Course Massachusetts Board of Real Estate Appraisers: 2017 Uniform Standards of Professional Appraisal Practice 7hr Update 2018-2019 2013 Residential Market Analysis & Highest and Best Use (with exam) 2012 Basic Appraisal Procedures (with exam) 2012 Uniform Standards of Professional Appraisal Practice (with exam) 2012 Basic Appraisal Principles (with exam) PROFESSIONAL EXPERIENCE Residential Appraiser, 2018-present Residential Appraiser Trainee, 2012 – 2018 Network Systems Administrator, Help Desk Manager, Outer Cape Health Services, 2013-2016 Network Systems Administrator, Cape Cod Academy, Osterville, MA 2002 – 2012 Quality Assurance and Software Development, Intramedia, Hyannis, MA 1999 - 2002 Exchange and Windows Server Administrator, Ciena Corporation, MD 1997 – 1999 Litigation Technical Support, Forensic Technologies, Annapolis, MD 1996 - 1997 Trainer – Help Desk Tech Support, GE Information Services, Rockville, MD 1995 - 1996 Real Estate Sales – Personal Assistant to Broker, Upper Marlboro, MD, 1993 - 1995 PROFESSIONAL MEMBERSHIPS Appraisal Institute, since 2012 Massachusetts Board of Real Estate Appraisers, since 2012 TECHNICAL COURSES & CERTIFICATIONS Microsoft Certified Systems Administrator, MCSA #3360526, 2005 Microsoft Exchange Server 2010, Boston University CE Center, Wareham, MA Microsoft Windows Server 2008, Boston University CE Center, Wareham, MA Microsoft Exchange Server 2003, Boston University CE Center, Wareham, MA Microsoft Windows 7, Boston University CE Center, Wareham, MA Wireless Security & Administration, Boston University CE Center, Wareham, MA VMWare, Training Center, Lexington, MA Microsoft Access Database Development, Cape Cod Community College, Hyannis, MA Filemaker Pro Database Development, Intramedia, Hyannis, MA Advanced Crystal Reports Development, Boston, MA TechEd 2010, New Orleans, LA SOFTWARE DEVELOPMENT Real Estate Appraisal Business Management Software and Database Development Website Development PUBLISHED ARTICLES Featured HP ProCurve Case Study, Cape Cod Academy, 2006 EDUCATIONAL AFFILIATIONS & AWARDS Psi Chi Honor Society, University of Maryland, 1993-1995 Golden Key Honor Society, University of Maryland 1993-1995 Dean’s List, University of Maryland, College Park, MD, 1993-1995 TOWN OF BREWSTER 2198 MAIN STREET BREWSTER, MA 02631 PHONE: (508) 896-3701 EXT 1125 FAX: (508) 896-8089 EMAIL: BUILDING@BREWSTER-MA.GOV WWW.BREWSTER-MA.GOV OFFICE OF BUILDING DEPARTMENT FILE MEMO April 18, 2019 site visit observations Re: 212 Yankee Drive, Map 77 Lot 37 (Former Map 26 Lot 164) On Thursday afternoon, April 18, 2019 I visited the above property accompanied by Brewster Housing Coordinator, Jill Scalise. The purpose of my presence was to inspect the house to determine the extent of damage that may have been caused by a domestic water break in the Spring of 2017. My observation were as follows; Some rooms had floor covering removed which had the effect of allowing the structural floor sheathing to dry out quicker thus maintaining its structural integrity. Gypsum board (sheetrock) was removed from some of the first floor ceilings, also allowing the floor joist cavity to dry out quicker. In a number of locations, there was surface mold and possibly mold that penetrated deeper into gypsum wall board. The basement ceiling has fiberglass insulation in the first floor joist cavities. While fiberglass is not a food source for mold growth, it was obvious that this fiberglass insulation was saturated during and after the water break event. There was a gas boiler that had been replaced since the original house was constructed. This boiler system did obtain the proper Plumbing and Gas permits in 2009 yet there wasn’t an inspection sticker applied to the appliance. Upon my request the Plumbing/Gas Inspector recently visited this site and determined that the appliance appeared to be satisfactorily installed but without having the unit fired and operated an inspection sticker cannot be applied. The Inspector noted that the replacement boiler triggered the requirement to introduce a hard wired CO detector in the basement. Recommendations: Remove all mold affected gypsum board to allow for cavity inspection. Have an electrician inspect wiring which was exposed to the water damage and perform a megger wire insulation test. Obtain final plumbing & gas inspection once the boiler system is operational. TOWN OF BREWSTER 2198 MAIN STREET BREWSTER, MA 02631 PHONE: (508) 896-3701 EXT 1125 FAX: (508) 896-8089 EMAIL: BUILDING@BREWSTER-MA.GOV WWW.BREWSTER-MA.GOV OFFICE OF BUILDING DEPARTMENT Conclusions: Other than the mold which has infected some of the gypsum board and the possibility of the water damage affecting the wall and joist cavity insulation and electrical wiring insulation, I do not see any signs of the buildings structural components having been compromised. Sincerely, Victor E. Staley Building Commissioner VS/sp cc: Jill Scalise, Brewster Housing Coordinator 8.01.19 Brewster Affordable Housing Trust Financials Total Funds: $288,501.87 Funds CPA allocated Funds $100,000 Non CPA funds $188,501.87 Designated for Millstone Road Pre-feasibility study Millstone Road Community Engagement Consultant Yankee Drive (initial costs) Appraisal & legal fees Future Expectation with 2020 Housing Trust Goals Legal counsel Additional/ongoing expected present funds Additional/ongoing expected present funds Housing Rehab Program expected present funds: $100,000 possible Millstone Road -additional pre-RFP Housing Preservation - includes SHI rehab Housing Assistance Program - Short term rental assistance - Emergency assistance Remaining Funds $75,500 for use with ‘expected present funds expenditures’ expected $88,501.87 after initial Housing Rehab program $10,000 $12,500 $2,000 expected present funds expected grant request $500,000 expected present funds Segment 1: 082 Segment 5: 1606 Filter by: Debit Credit Ending Tran. Name Comment Beginning Ledger History - Detail with Payables - Expenditure Ledger Payee Parameters:Fiscal Year:Start Date:end:2020 7/1/2019 08/05/2019 Voucher Payment Type Tran. Type Block/Batch Posted By Warrant Payment Number JE Seq Account:082-999-100-122-1606-5858-700-99 Brewster Affordable Housing Trust A10 ATM 5 Summary:0.00 288,501.870.00 288,501.87 0.00 188,501.87Opening Entries Opening Entries 188,501.87Beginning 07/01/2019 mbernard 0.00 100,000.00ATM 5/19 Special Articles 288,501.87Beginning 07/01/2019 ann Account:082-999-480-122-1606-5780-700-99 Brewster Affordable Housing Trust - Other Ch Summary:0.00 -600.00600.00 0.00 600.00 0.00062811R19212 Yankee Drive -600.00 Coneen Linda 122739W6 Payable 6/6 08/05/2019 ann Check 600.00 288,501.872 Account(s) totaling:287,901.870.00 8/7/2019 10:15:57 AM Page 1 of 1Printed by: ann