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HomeMy Public PortalAboutMillstone Road Community Housing Land AcquisitionDear Community Members, The Brewster Community Preservation Committee (CPC) is accepting Community Preservation Act (CPA) funding applications for: 1. Acquisition, creation, and preservation of Open Space 2. Acquisition, preservation, rehabilitation, and restoration of Historic Resources 3. Acquisition, creation, preservation, rehabilitation, and restoration of land for Recreational use. 4. Acquisition, creation, preservation, and support of Community Housing. 5. Rehabilitation and restoration of Open Space and Community Housing that have been acquired or created using monies from the fund. CPA funds may not be used for maintenance or the use of land for a stadium, gymnasium, or similar structure. For examples of projects and additional information, go to: www.communitypreservation.org. An application form and list of selection criteria are attached. Applications may be submitted at any time. Applications should be submitted by July 1st for the fall meeting or December 1st for the spring meeting, to allow sufficient CPC review time for potential presentation to the following Brewster Town Meeting. Interested parties are urged to submit applications as soon as possible. For further information, please contact any member of the committee. Thank you, Paul Ruchinskas, Chair Community Preservation Committee Paul Ruchinskas, Chair Citizen Representative pjruch@comcast.net Faythe Ellis, Vice-Chair Historical Commission faythe.ellis@outlook.com Elizabeth G. Taylor, Clerk Planning Board egtfarm@gmail.com Roland W. Bassett, Jr., Member Recreation Commission Barbara Burgo, Member Brewster Housing Authority bjburgo19@gmail.com Peter Johnson, Member Citizen Representative petenellie@gmail.com William Klein, Member Conservation Commission abklein@verizon.net Diane Pansire, Member Citizen Representative dpansire@capecodfive.com Form 11/13/2017 Community Preservation Committee Application 11 Town of Brewster Community Preservation Committee Project Eligibility Criteria Projects must be eligible for Community Preservation Act (CPA) funding according to the requirements described in the CPA legislation. These requirements include: · Acquisition, creation, and preservation of Open Space · Acquisition, preservation, rehabilitation, and restoration of Historic Resources. (See Secretary of the Interior Standards for Treatment of Historic Properties for rehabilitation projects) · Acquisition, creation, preservation, rehabilitation, and restoration of land for Recreational use. · Acquisition, creation, preservation, and support of Community Housing · Rehabilitation and restoration of Open Space and Community Housing that have been acquired or created using monies from the fund CPA funds may not be used for maintenance or the use of land for a stadium, gymnasium, or similar structure. For examples of projects and additional information, go to: www.communitypreservation.org. Applicants must be able demonstrate a clear need for the use of public funds for their project. The CPC may recommend grants for the planning phase of projects where sufficient information is included in the application concerning the sources of funding that will be available after the planning phase is completed. The Brewster Community Preservation Committee (CPC) encourages applications that address as many of the following general criteria as possible: · Contribute to the preservation of Brewster’s unique character · Boost the vitality of the Town · Enhance the quality of life for Brewster residents · Serve more than one of the four CPA purposes · Save resources that would otherwise be threatened · Serve a currently under-served Town population · Demonstrate practicalit y and feasibility, and ability to implement within budget · Demonstrate a positive cost/benefit relationship · Leverage additional public and/or private funds · Preserve, enhance or better utilize existing Town resources · Receive endorsement by other Town committees and the Brewster public at large Form 11/13/2017 Community Preservation Committee Application 22 APPLICATION FOR COMMUNITY PRESERVATION ACT FUNDING Date Application Submitted: Name of Project Applicant: Donna J. Kalinick, Assistant Town Administrator Name of Co-Applicant(s), if applicable: Name of Contact Person: Contact Person’s Mailing Address: Contact Person’s Daytime Phone Number: Contact Person’s email Address: Proposed Project Name: Project Address (or assessor’s parcel ID): Project Synopsis: In 2004, the Town of Brewster acquired a 13+ acre parcel of land, Assessor map id # 98-12-0 via a tax taking. The intention of the Town for this land was for affordable housing; see attached Article 20 from the November 2005 Town meeting, #4. Up to this point in time, the Town has not had access to this parcel and therefore, no potential development has been undertaken. The parcel is currently landlocked. The acquisition of 0 Millstone Road will allow the Town to create access to the larger parcel. An initial review of the larger parcel by the Town Planner indicates that it is a perfect parcel for Affordable Housing Development. After access is established, the Town would then enlist the Massachusetts Housing Partnership for technical assistance to perform a feasibility study as to the best type of Affordable Development for this parcel and solicit public input. Category: ☐ Open Space ☐ Historic Preservation ☐ Recreation X Community Housing CPA funding requested $ 285,000 Total Cost of Proposed Project $285,000 Form 11/13/2017 Community Preservation Committee Application 3 3 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 proposed purchase of land will provide access to a 13+ acre parcel that the Town owns and has been set aside by Town meeting vote for development of Affordable Housing. Once the access parcel has been attained, the Town can begin the process of exploring options for the creation of Affordable Housing. 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. 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: 1- Contribute to the Goal of achieving 10 percent affordable housing: The Town is currently at 5.3% of it's goal to achieve 10% affordable housing stock. As outlined in the Town's 2017 Housing Production Plan, identifying municipal owned parcels for affordable development is a key strategy to create more affordable units. 2- Promote a socioeconomic environment that encourages diversity: The Town of Brewster has a very low ethnic population 2%, in part due to the lack of affordable housing available. The creation of more affordable units will attract a more diverse population. 3- Provide housing that is harmonious in design and scale with the surrounding neighborhood: The proposed location is densely populated with residential housing. A town led friendly 40B will allow the Town to have more control over the design and scale of the development. 4-Ensure long term affordability: The 13+ acre parcel will allow the Town to create a significant amount of long term deed restricted new affordable units. 5- Promote use of town own sites: Acquisition of this property will allow access to a larger parcel of Town owned land which has been land locked and therefore, unusable. 6-Provide an appropriate mix of rental and ownership housing: Due to the size of the existing parcel, a feasibility study will determine the best use for the municipal land which could include mixed affordable housing. 7-Give priority to local residents: Within the guidelines of 40B development, the Town can petition the state for up to 70% local preference for the units, based on the crucial need for affordable housing in Town. 4. Community Benefits: What are the community benefits of the project? The Town of Brewster is sorely lacking in Affordable Year Round Housing. Whether the properties are ultimately developed as home ownership or rental use or a mix; a new affordable development, sponsored by the Town will create more housing options for families, elderly and potentially bolster the workforce housing options in town. 5. Community Support: What is the nature and level of support for this project? Include letters of support and any petitions. The Town has recently undergone a Visioning process which has identified Affordable housing as one of the key challenges in Brewster. Across the Cape, a need for more housing options is apparent in all towns, particularly the lower Cape. The Cape Cod Commission has begun work on this issue as well. Attached is a letter of support from the Select Board. 4 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? The acquisition of the parcel would be accomplished in June of 2018. After the access parcel is acquired, the Town will have a survey of both parcels done and join them. The Town will then enlist Mass Housing Partnership to perform a feasibility study on the land to determine the best housing options for the site. The Town, using the needs and goals identified in the Housing Production Plan and the Vision Advisory process and resident input, would then put together an RFP for the desired project. In general, this process can take anywhere from 3 to 5 years or more. 7. Credentials: What are the qualifications and relevant experience of those undertaking the project? The Town will seek qualified technical assistance in the long term development of the project. The Town is in the process of forming a Municipal Housing Trust which will oversee the production and preservation of affordable housing in conjunction with other town committees and entities that are working on affordable housing issues in town. Typically, a Request for proposals would be issued to seek a developer for the long term project. 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.) The sale of the parcel is for $275,000; an additional $10,000 is being requested for legal and surveying and other costs, associated with the purchase. A market value appraisal was undertaken with the appraiser determining that value of the property to the Town in order to have an access point to the larger municipal land exceeded the requested acquisition cost. If this is part of a larger project, what is the budget for the entire project (sources of funds and expenses/uses)? The larger project budget will not be determined until the feasibility study is complete, but the Town may return to CPC at some point in the future for assistance with development costs to ensure that the project is affordable. 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. 9. Maintenance: If ongoing maintenance is required for your project, who will be responsible for maintenance and how will it be funded? 10. Site Control: If the project involves acquisition of real property, provide evidence of site control (deed, purchase and sale, option, etc.). Purchase and Sales agreement is included with the application. Form 11/13/2017 Community Preservation Committee Application 4 5 Town of Brewster Community Preservation Committee CATEGORY SPECIFIC CRITERIA (Identify which of the following criteria apply to your project.) Open Space Proposals o 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. o Provide opportunities for passive recreation and environmental education. o Enhance or protect wildlife corridors, promote connectivity of habitat and prevent fragmentation of habitats. o Provide connections with existing trails or potential trail linkages. o Preserve scenic views or border a scenic road. o Protect drinking water quantity and quality. o Provide flood control/storage. o Preserve important surface water bodies, including wetlands, vernal pools or riparian zones. o 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 x 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. x MANDATORY: Project must meet Secretary of the Interior Standards for rehabilitation and/or restoration of Historic Preservation Properties. o Protect, preserve, enhance, restore and/or rehabilitate historic, cultural, architectural or archaeological resources of significance, especially those that are threatened. o Protect, preserve, enhance, restore and/or rehabilitate town-owned properties, features or resources of historical significance. o Protect, preserve, enhance, restore and/or rehabilitate the historical function of a property or site; o Demonstrate a public benefit and/or public access, or o Otherwise provide permanent protection for maintaining the historic resource. o Project site should not be privately owned unless there is demonstrable public access and benefit. Community Housing Proposals oX Contribute to the goal of achieving 10 percent affordable housing. oX Promote a socioeconomic environment that encourages diversit y. oX Provide housing that is harmonious in design and scale with the surrounding neighborhood. oX Ensure long-term affordability. oX Promote use of existing buildings or construction on previously-developed or Town-owned sites; o Convert market rate to public subsidized units. oX Provide an appropriate mix of rental and ownership housing. oX Give priority to local residents, town employees, employees of local businesses as allowed by law. Recreation Proposals o Support multiple active and passive recreation uses. o Serve a significant number of residents and visitors. o Expand the range of recreational opportunities available to all ages of Brewster residents and visitors. o Benefit other Brewster committees providing recreational resources to residents. o Promote the use of alternative corridors that provide safe and healthy non-motorized transportation. Form 11/13/2017 Community Preservation Committee Application 56 Town of Brewster Community Preservation Committee APPLICATION REVIEW AND APPROVAL PROCESS Step 1 – Complete the application (with numbered pages) and submit 12 copies, plus a CD or thumb drive containing the complete application with all attachments to: Community Preservation Committee Town Hall 2198 Main Street Brewster, MA 02631 Step 2 – Community Preservation Committee Review and Public Comment A. Application Review: The Brewster Community Preservation Committee (CPC) will review submitted applications to determine whether: · Proposed project is eligible for Community Preservation Act funding. · The application, including the project description and any supporting documentation, is complete. · The application is sufficiently developed in terms of work plan and timely for further consideration. When necessary, the CPC will ask applicants to provide additional information, and the CPC may accept modifications to the original proposal based upon that information and/or discussions with the CPC. B. Project Review Guidelines are as follows: · When the CPC has determined that the 3 criteria in the application review process listed above (A) have been satisfied, the CPC will refer an application to the appropriate committee for review and comment: · Historic Preservation applications will be referred to the Brewster Historical Commission for review and recommendations. · Community Housing applications will be referred to the CPC Housing Committee for review and recommendations. · Recreation applications will be referred to the Recreation Commission for review and recommendations (unless the application originated with the Recreation Commission). · Open Space applications will be referred to the Open Space Committee for review and recommendations (unless the application originated with the Open Space Committee) C. Public Comment – The CPC will seek public comment on proposed projects at regular scheduled meetings. D. CPC Recommendation – After Application Review (A), Project Review (B) and Public Comment (C), the CPC will make recommendations, pro or con, on all applications and will notify applicants of the CPC’s determination. Applications that are approved will be recommended in the form of warrant articles to be voted on at the next Town Meeting. The Brewster Community Preservation Committee (CPC) will make a recommendation to Town Meeting for warrant articles that seek Community Preservation funds only if satisfactory information is received from a project applicant indicating that: 1. Sufficient funds will be available to complete the project(s). Form 11/13/2017 Community Preservation Committee Application 67 2. Every application shall include a project budget with a list of project sources and uses/expenses of funds and a schedule for completion. 3. The source and estimated value of any expected ‘in-kind’ contributions shall be specified. 4. The Brewster CPC may decline any application that is not responsive to these requirements. 5. The CPC will establish the preliminary terms and conditions for any recommended grant as part of its vote to recommend it. 6. Specific terms and conditions/requirements will be contained in the conditional award letter from the CPC. Step 3 – Town Meeting Approval. Town Meeting has the final authority to award funds from Brewster’s Community Preservation Fund. Should Town Meeting vote approval, for non Town-sponsored awards, a Grant Agreement will be executed between the Town and the applicant that will incorporate the terms and conditions included in the award letter among other items. No CPC funds shall be ex pended until the Grant Agreement is fully executed. Step 4 – Funding and project oversight by the Community Preservation Committee · Funding will be available following Town Meeting, subject to submission of documents, including the Grant Agreement if necessary, as required by the Community Preservation Committee. · In general, the Town and CPC will execute a grant agreement with the applicant that will describe, among other issues, the conditions for CPC disbursement of funds, including any funds held back until project completion. The CPC must review and approve all agreements. · Historic Preservation projects will require monitoring to ensure that work meets the restrictions as outlined in the Secretary of the Interior Standards for Historic Properties. · In general, grant agreements will require that the project be completed and CPC funds expended within two years. · The CPC will appoint one of its members as the liaison for each approved project. The liaison will frequently be in contact with persons responsible for each project and provide regular reports to the Committee. The liaison will also provide the initial approval for any project funding request. · Two sets of bills must be submitted directly to the CPA Administrative Clerk (one original for the Town Accountant and one copy for the CPA Committee files). These must be approved/initialed by the Committee Clerk/Treasurer prior to being submitted to the Town Accountant. Step 5 – Final Report after project completion. The Community Preservation Committee requires a final grant report. The Committee reserves the right to withhold some funds until a final report is received and approved by the Committee. Form 11/13/2017 Community Preservation Committee Application 78 9 Key:5175 Town of BREWSTER - Fiscal Year 2018 11/9/2017 9:56 am SEQ #: 4 CURRENT OWNER PARCEL ID LOCATION CLASS CLASS% DESCRIPTION BN ID BN CARD L E G A L ALLEGRETTA ANTHONY & BETTY 530 MILLSTONE ROAD BREWSTER, MA 02631 99-1-0 TRANSFER HISTORY DOS T 0 MILLSTONE ROAD SALE PRICE BK-PG (Cert) 1300 PMT NO PMT DT TY 12 DESC AMOUNT INSP BY CYCLICAL NON 1st % CD T AC/SF/UN Nbhd St Ind Infl ADJ BASE SAF Topo Lpi VC CREDIT AMT ADJ VALUE L A N D 100 300 S A 60,000 13 0.203 13 1.00 A 1.00 A 1.00 A 1.00 A 1.00 1.00 160,170 1,330 TOTAL 1.580 Acres ZONING RL FRNT 0 ASSESSED CURRENT PREVIOUS Infl AVERAGE N O T E LAND 161,500 161,500 BUILDING 0 0 DETACHED 0 0 OTHER 0 0 TY QUAL COND DIM/NOTE YB UNITS ADJ PRICE RCNLD PHOTO TOTAL 161,500 161,500 D E T A C H E D BUILDING CD ADJ DESC MODEL STYLE B U I L D I N G QUALITY FRAME CAPACITY SIZE ADJ ELEMENT CD DESCRIPTION ADJ S BAT T DESCRIPTION UNITS YB ADJ PRICE RCN DETAIL ADJ OVERALL UNITS ADJ TOTAL RCN CONDITION ELEM CD EFF.YR/AGE COND FUNC ECON DEPR % GD RCNLD 100 DEV LAND 1 of 1 ALLEGRETTA ANTHONY & BETT 5233-6408/06/1986 XX 12/02/2003 TG 100 100 115,740 6,570 1.00 1.00 VB A 1.00 1.00 RM2 RM2 0.90 0.90 Nbhd NBHD 13 St Ind AVERAGE BLDG COMMENTS MEASURE LIST REVIEW YEAR BLT NET AREA $NLA(RCN) 10 11 12 13 14 15 16 17 18 19 20 21 22 23 Form GA2V_LT - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE APP RAI SAL OF REAL PROPERTY LOCATED AT 0 Millstone Road Brewster, MA 02631 BCRD Book 5233 Page 64 dated 08/06/1986 FOR Town of Brewster 2198 Main Street Brewster, MA 02631 OPI NI ON OF VALUE$185,000 AS OF November 27, 2017 BY Linda Coneen, MRA, SRA Real Estate Appraiser ~ Since 1983 95 Rayber Road Orleans, MA 02653-4026 (508) 255-4241 office lindaconeen@gmail.com 24 Real Estate Appraiser ~ Since 1983 95 Rayber Road Orleans, MA 02653-4026 (508) 255-4241 office 12/18/2017 Town of Brewster 2198 Main Street Brewster, MA 02631 Re: Property: 0 Millstone Road Brewster, MA 02631 Client: Town of Brewster (client) File No.: 111411L17 Opinion of Value: $ $185,000 Effective Date: November 27, 2017 In accordance with your authorization I have appraised the above captioned property and respectfully submit a real estate appraisal report of the property. The intended use of the appraisal opinions and conclusions contained in this report is to assist you with negotiating a possible purchase of the real estate being appraised. The effective date of value of this report is November 27, 2017 which is the date of inspection. The date of the report was December 18, 2017. 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, 2016-2017 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 MRA, SRA License or Certification #: 214 State: MA Expires: 08/03/2019 lindaconeen@gmail.com 25 SUBJECTASSIGNMENTMARKET AREA DESCRIPTIONAppraisal Office LAND APPRAISAL REPORT File No.: 111411L17 Property Address: 0 Millstone Road City: Brewster State: MA Zip Code: 02631 County: Barnstable Legal Description: BCRD Book 5233 Page 64 dated 08/06/1986 Assessor's Parcel # : Market Area Name: 99-1-0 Tax Year: 2018 R.E. Taxes: $ 1,333.99 Special Assessments: $ 40.02 Millstone Road Map Reference: 12700 Census Tract: 0109.00 Current Owner of Record: Allegretta Town of Brewster (client) Project Type (if applicable): PUD De Minimis PUD Other (describe) HOA: $ N/AP per year per month Are there any existing improvements to the property? No Yes If Yes, indicate current occupancy: Owner Tenant Vacant Not habitable If Yes, give a brief description: The 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 Property Rights Appraised: Fee Simple Leasehold Leased Fee Other (describe) Intended Use: The intended use of the appraisal opinions and conclusions contained in this report is to assist the client with negotiating a possible purchase of the real estate being appraised Intended User(s) (by name or type): Client (Town of Brewster) Client: Appraiser: Town of Brewster 2198 Main Street, Brewster, MA 02631 Linda Coneen, MRA, SRA 95 Rayber Road, Orleans, MA 02653 Characteristics Location: 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. Owner $(000) (yrs) Tenant Vacant (0-5%) Vacant (> 5%) 2-4 Unit % Likely * In Process * * To: Factors Affecting Marketability Item Good Average Fair Poor N/A Employment Stability Convenience to Employment Convenience to Shopping Convenience to Schools Adequacy of Public Transportation Recreational Facilities Item Good Average Fair Poor N/A Adequacy of Utilities Property Compatibility Protection from Detrimental Conditions Police and Fire Protection General Appearance of Properties Appeal to Market Market Area Comments: One unit neighborhood characteristics data above were derived from a half-mile radius search of the subject using the CC&I MLS for the 12 months prior to the date of value (DOV). There were 15 SF sales (& 17 condominium sales not included here) ranging from a low of $322,000 to a high of $775,000; average sales price $434,5000; median $422,000. There are only 3 SF current listings, an undersupply. Average days on market (DOM) was 89; median was 59. There have been a total of 37 land sales in Brewster from 01/01/2016 to the date of report. They ranged in sale price from $60,000 for a .41A sloping site requiring an alternative septic system to $1,325,000 for a .81A waterfront lot on a beach on Cape Cod Bay. Average sales price for the 37 sales was $245,000 & median was $175,000. Only 12 of the 37 sales were sized one acre or more. There was only one land sale on Millstone Road since 01/01/2016: 239 Millstone, sold 09/26/2016 for $99,000, .46A. The area is known as Millstone & is an established residential locus. Millstone Road is a connector road between historic Rte 6A @ the north & Rte 137 (Long Pond Rd) @ the south. The area is near Nickerson State Park (Cliff Pond/ Flax Pond) & an easy drive to Cape Cod Bay beaches. The Cape Cod Rail Trail Bicycle Path is within less than a half mile. Two private golf courses & one public golf course are also within a short drive. The nearest large shopping centers are in abutting Orleans & Dennis but adequate support services are within a mile in Brewster village center (convenience stores, gas stations, banks, book stores, hardware store, etc). Schools, churches, restaurants, & recreational amenities are nearby on Rte 6A. Overall, the locus offers average appeal for residential development. 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. Form GPLNDG_LT - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE 3/2007 Borrower (if applicable): Address: Address:PredominantOccupancy PRICE AGE One-Unit Low320 10 Multi-Unit % 790 High 50 Comm'l % 440 Median Pred 35 Median % % 100 % Not LikelyPresent Land Use Change in Land Use 26 SITE DESCRIPTIONSALES COMPARISON APPROACHLAND APPRAISAL REPORT File No.: 111411L17 Dimensions: 150' x 630.3' x 90' x 672.43 Site Area: 1.58 A Zoning Classification: RL Residential Description: Minimum site size requirement is 60,000 LF; 150 LF frontage; 40 LF front set-back; 25 LF side & rear set-backs. The subject meets minimum site size & frontage requirements under zoning. Do present improvements comply with existing zoning requirements? Yes No No Improvements Uses allowed under current zoning: One-family detached dwelling; church; educational; essential service; historical; non-profit; municipal building; agriculture; greenhouse; farm; children's camp; country club; home occupation; uses accessory to residential (shed, pool, tennis, garage, etc); and other uses by Special Permit. Are CC&Rs applicable? Yes No Unknown Have the documents been reviewed? Yes No Ground Rent (if applicable) $ / Comments: Highest & Best Use as improved: Present use, or Other use (explain)Improved with a single family dwelling Use as appraised in this report: Summary of Highest & Best Use: The land is in a residential zone & is currently unimproved. The highest & best use of the real estate is improved with a single family dwelling. Utilities Electricity Gas Water Sanitary Sewer Storm Sewer Telephone Multimedia Public Other Provider/Description Available Propane Available Available Private Required On Street Available Available Street Width Surface Curb/Gutter Sidewalk Alley Paved 50 LF 1965 Layout Macadam None None None Topography Size Shape Drainage View 150 LF on Millstone Road Generally Level 1.58A Generally Rectangular Unknown; Appears Adequate Street Scene Edge; 13.3A Town of Brewster land Other site elements: Inside Lot Corner Lot Cul de Sac Underground Utilities Other (describe) Fronts Connector Road FEMA Spec'l Flood Hazard Area Yes No FEMA Flood Zone FEMA Map # FEMA Map Date 07/16/2014 Site Comments: Well wooded, mostly level site meets minimum site size & frontage requirements for the underlying zone. Abuts 13.3 acres of Town-owned land-locked land as well as the Villages @ Ocean Edge Condominium. Close to access to Nickerson State Park walking trails & bicycle path. All utilities commonly found in Brewster are available on Millstone Road. This community does not offer sewer service & private on-site septic systems are required in order to develop land with homes. This is market accepted & not detrimental to values or marketability. The lot offers average development potential for single family dwelling usage. FEATURE SUBJECT PROPERTY COMPARABLE NO. 1 COMPARABLE NO. 2 COMPARABLE NO. 3 Address 0 Millstone Road Brewster, MA 02631 16 Pilgrims Way Brewster, MA 02631 30 Red Fawn Rd Brewster, MA 02631 145 Old Red Top Rd Brewster, MA 02631 Proximity to Subject 0.29 miles NW 0.33 miles N 5.07 miles SW Sale Price $ $ 362,000 $ 422,000 $ 179,000 Price/ $ $ 329,090.91 $ 324,615.38 $ 90,404.04 Data Source(s) Verification Inspection/Client MLS #21701118 DOM 56 Assessor/ B&T/ Exterior View MLS #21714429 DOM 59 Assessor/ B&T/ Exterior View MLS #21602386 DOM 726 B&T/Assessor 12-93-0 VALUE ADJUSTMENT DESCRIPTION DESCRIPTION +(-) $ Adjust DESCRIPTION +(-) $ Adjust DESCRIPTION +(-) $ Adjust Sales or Financing Concessions Date of Sale/Time Rights Appraised Location Site Area N/AP None Known None Known None Known DOV 11/27/2017 04/20/2017 10/19/2017 04/22/2016 +3% 5,370 Fee Simple Fee Simple Fee Simple Fee Simple Connector Road Interior Road -20,000 Interior Road -20,000 Dirt Road 15,000 1.58A 1.1A 15,000 1.3A No Adj 1.98A/ Some Wetland No Adj Utilities Typical of Area Typical of Area Typical of Area Typical of Area View Street Scene Street Scene Abuts Nickerson Park -35,000 Wooded -15,000 Land or Improved Land Improved -172,700 Improved -161,900 Land Net Adjustment (Total, in $) + – $ -177,700 + – $ -216,900 + – $ 5,370 Adjusted Sale Price (in $) $ 184,300 $ 205,100 $ 184,370 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. Form GPLNDG_LT - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE 3/2007 Actual Use as of Effective Date:Vacant Land Vacant Land Off-site Improvements Street Lights None Type Public Private Frontage Abutters SF Residential; Villages @ Ocean Edg X 25001C0418J Source(s)Assessor/Deed 27 SALES COMPARISON APPROACHTRANSFER HISTORYPUDRECONCILIATIONATTACH.GENERAL COMMENTSLAND APPRAISAL REPORT File No.: 111411L17 Summary of Sales Comparison Approach Comments on sales comparison approach are on the next page. LAND VALUE: Several methods are available for the valuation of vacant land. The 4 basic methods are: SALES COMPARISON APPROACH: Approach through which a value indication is reached by comparing the property being appraised to similar properties that have sold recently, applying appropriate units of comparison and making adjustments, based on the elements of comparison, to the sales prices of the comparables. EXTRACTION/ ALLOCATION METHOD: This is also known as distribution and allocation. It involves allocation of the total value of the property between the land and building. This may be accomplished either on a ratio basis or by subtracting depreciated value of the improvements from the total sales price of the property. ANTICIPATED USE OR DEVELOPMENT APPROACH: This is applicable to larger tracts of undeveloped land and calls for estimating total value as if the land were subdivided and sold as individual lots, and subtracting the development costs, incentive costs, and carrying charges. LAND RESIDUAL METHOD: This is a method of estimating land value in which the appraiser isolates and capitalizes the net operating income attributable to the land for an indication of the land's contribution to the total property value. There have been limited land sales in Brewster in the past 2 years. The sales comparison approach was fully developed using 6 similar sales, all over one acre, but 2 of the 6 sales are improved properties from which the improvements were extracted, leaving the land value component. This is the most reliable method of obtaining sufficient sales data when land sales are limited & is a widely-used & accepted appraisal technique, considered reliable if properly applied. My 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): Assessor records; deed 1st Prior Subject Sale/Transfer PROJECT INFORMATION FOR PUDs (if applicable) The Subject is part of a Planned Unit Development. Legal Name of Project: Not a PUD Describe common elements and recreational facilities: Indicated Value by: Sales Comparison Approach $ 185,000 Final Reconciliation The sales comparison approach has been solely developed & relied upon & adequately represents actions of buyers & sellers of this type of property in the market. The cost & income approaches are not applicable to the appraisal problem & have not been developed. This appraisal is made ''as is'', or subject to the following conditions: This report is also subject to other Hypothetical Conditions and/or Extraordinary Assumptions as specified in the attached addenda. Based upon an inspection of the subject property, 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:$ $185,000 , 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: Did Inspect Did Not Inspect (Desktop) Co-Appraiser Inspection of Subject: Did Inspect Did Not Inspect Co-Appraiser Inspection Date: A 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, which contains the following attached exhibits: Scope of Work Limiting cond./Certifications Narrative Addendum Location Map(s) Flood Addendum Additional Sales Photo Addenda Parcel Map Hypothetical Conditions Extraordinary Assumptions Hypothetical Conditions Form GPLNDG_LT - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE 3/2007 Analysis of sale/transfer history and/or any current agreement of sale/listing:No prior sales of the subject in the prior 3 years. Date:08/06/1986 No prior sales of comparables in previous one year with the exception of sale 6 which was taken back in foreclosure 04/05/2017 Price:$1 & then sold 06/08/2017 in an arms-length transaction. Source(s): Deed 2nd Prior Subject Sale/Transfer Date: Price: Source(s): November 27, 2017 Appraiser Inspection Date:November 27, 2017 0 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. 28 SALES COMPARISON APPROACHADDITIONAL COMPARABLE SALES FEATURE SUBJECT PROPERTY COMPARABLE NO. 4 COMPARABLE NO. 5 File No.: 111411L17 COMPARABLE NO. 6 Address 0 Millstone Road Brewster, MA 02631 0 Satucket Road Brewster, MA 02631 0 Autumn Court Brewster, MA 02631 0 Winstead Rd Brewster, MA 02631 Proximity to Subject 3.83 miles W 3.35 miles SW 2.90 miles SW Sale Price $ $ 105,000 $ 265,000 $ 215,000 Price/ $ $ 91,304.35 $ 240,909.09 $ 172,000.00 Data Source(s) Verification Inspection/Client MLS #21713596 DOM 86 B&T/Assessor 3-23-0 MLS #21712074 DOM 32 B&T/Assessor 43-21-0 MLS #21711841 DOM 1 B&T/Assessor 62-45-0 VALUE ADJUSTMENT DESCRIPTION DESCRIPTION +(-) $ Adjust DESCRIPTION +(-) $ Adjust DESCRIPTION +(-) $ Adjust Sales or Financing Concessions Date of Sale/Time Rights Appraised Location Site Area N/AP None Known None Known None Known DOV 11/27/2017 11/13/2017 09/22/2017 06/28/2017 Fee Simple Fee Simple Fee Simple Fee Simple Connector Road Busy Intersection +50,000 Deerfield Estates -35,000 Pond Oaks -35,000 1.58A 1.15A +15,000 1.1A +15,000 1.25A/ IrregularTriangle 25,000 Utilities Typical of Area Typical of Area Typical of Area Typical of Area View Street Scene Street Scene Cul-de-sac -25,000 Cul-de-sac -25,000 Land or Improved Land Land Land Land Net Adjustment (Total, in $) + – $ 65,000 + – $ -45,000 + – $ -35,000 Adjusted Sale Price (in $) $ 170,000 $ 220,000 $ 180,000 Summary of Sales Comparison Approach See page 3 for explanation of the several methods available for the appraisal of vacant land. No market conditions (time) adjustments have been made to any of the 2017 sales. Sale 6 sold in 2016 & has been adjusted upward based on median value increases for residential property in Brewster.The subject is located on a connector road. Sales 1 & 2 are located on interior roads & have been adjusted downward for location based on superior privacy. Sale 3 is on a dirt road which is less appealing to buyers than a full specification paved road, requiring upward adjustment. Sale 4 is at the corner of a very busy intersection & though also proximate recreational amenities, suffers from inferior privacy & difficulty of egress, thus substantial upward adjustment has been made. Sales 5 & 6 are in private HOA communities of good appeal & have been adjusted downward for location. Site size adjustments have been made where required for differences in site size & overall utility. The subject has a street scene view as do sales 1, 4, & 6. Sale 2 abuts Nickerson State Park for which significant downward adjustment is warranted. Sale 3 has an exceptional wooded view, also resulting in downward adjustment. Sales 5 & 6 are on a cul-de-sac & have also been adjusted downward for privacy. Sales 1 & 2 are improved sales from which the contribution to value of the improvements (depreciated cost) have been deducted. The 4 land sales sold in the range of $105,000 to $265,000. The 2 improved sales sold in the range of $362,000 to $422,000 before deducting for improvements, and $189,300 to $260,100 after deducting improvements. After making all relevant adjustments, plus or minus, for differences in relevant value characteristics, the value indicated to the subject was in the range of $170,000 to $220,000, rounded. Four of the sales were in the range of $170,000 to $185,000, rounded. On the basis of the data, I have concluded the market value of the subject to be $185,000. 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. Form GPLNDG_LT.(AC) - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE 3/2007 Source(s)Assessor/Deed 29 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, 2016-2017 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 under 6 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. 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. 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. 30 ADDITIONAL ADDENDUM: 01/29/ 2018 The market value conclusion of $185,000 is based on the definition of market value included in the Certification section of this report. Market value within the context of this report 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." This definition assumes an arms-length sale between 2 unrelated parties, and the valuation assumes the highest and best use of the subject property to be a residential building lot. The client owns 13.3 acres of “landlocked”, undevelopable land which abuts the subject lot. The subject lot has frontage on Millstone Road which would create legal access to the 13.3 acres if the 2 lots were merged. On this basis, the subject lot has a different value to the client than the typical market value of the property under its highest and best use as a single building lot. There are other types of value which may result in a different value conclusion for the subject than the conclusion reached using Market Value definition above. Some other types of value include fair market value, “as is” value, intrinsic value, fundamental value, liquidation value, disposition value, going-concern value, investment value, abutter value, business enterprise value, retrospective value, prospective value, and several others. The subject property provides physical and legal access to the client’s 13.3 acres @ 0 Millstone Road Rear. The client is considering the development of the 13.3 acres with housing, but cannot do so unless and until legal access is obtained. The client’s 13.3 acres is assessed for only $87,400 which reflects its lack of development potential “as is”. The appraiser undertook an alternative highest and best use study which considered the contribution to value of the subject lot to a development on the subject 13.3 acres. No program of development has yet been created, but the client’s land plus the subject lot, assuming only 4 bedrooms per acre, could support at least 59 bedrooms, perhaps yielding 9, 3-bedroom units, 13, 2-bedroom units, and 6, one-bedroom units. The contribution to value of the land component of the project to the entire project may be determined using the land residual method. Land residual is a means of estimating land value in which the appraiser isolates and capitalizes the net operating income attributable to the land portion of a development in order to reach an indication of the land’s contribution to the total value of the project. This process requires the development of a discounted cash flow analysis. The steps in such a study include: • Prepare a development plan to estimate the total number of potential units. • Gather data about local requirements for development. Estimate expenses for road construction, utility costs, survey and engineering, legal fees, real estate taxes, insurance, and all building construction, landscaping construction, and holding costs associated with the development. • Estimate the gross retail value (either based on sales or rents) of the finished units by analysis of comparable sale or rental data of units sharing similar characteristics. • Estimate the absorption rate, or sell-off or rent-up period, based on past history of similar projects and current demand for such property. If the sale-off or rent-up is projected to occur over a future period, appreciation or depreciation derived from the market must be applied to the current estimated 31 retail sales or rental value of the units to reflect prices which may be obtained if they sell or rent in the future. • Estimate annual cash flow (sales or rental proceeds) based on sales of finished units. • Deduct all costs associated with the development, including direct costs, indirect costs, and developer's profit (return on investment), and hard building costs from the sales or rental proceeds. • What remains is the value of the underlying land as a contribution to value of the whole project. On the basis of a very preliminary and very hypothetical development analysis, where the appraiser assumed 28 units available for sale, it was determined that contribution to value of the potential project of the subject lot was significantly greater than its market value as a building lot. 32 33 34 SUBJECT PHOTOS A View of the Land An Abutter Street Scene- Millstone Road Street Scene- Millstone Road Land Interior Nearby Walkway to Nickerson State Park 35 Key: 5175 Town of BREWSTER - Fiscal Year 2018 11/9/2017 9:56 am SEQ #: 4 CURRENT OWNER PARCEL ID LOCATION CLASS CLASS% DESCRIPTION BN ID BN CARD L E G A L ALLEGRETTA ANTHONY & BETTY 530 MILLSTONE ROAD BREWSTER, MA 02631 99-1-0 TRANSFER HISTORY DOS T 0 MILLSTONE ROAD SALE PRICE BK-PG (Cert) 1300 PMT NO PMT DT TY DESC AMOUNT INSP BY 1st % CD T AC/SF/UN Nbhd St Ind Infl ADJ BASE SAF Topo Lpi VC CREDIT AMT ADJ VALUE L A N D 10 0 30 0 S A 60,000 13 0.203 13 1.00 A 1.00 A 1.00 A 1.00 A 1.00 1.00 160,170 1,330 TOTAL 1.580 Acres ZONING RL FRNT 0 ASSESSED CURRENT PREVIOUS Nbhd NBHD 13 St Ind AVERAGE Infl AVERAGE N O T E LAND 161,500 161,500 BUILDING 0 0 DETACHED 0 0 OTHER 0 0 TOTAL 161,500 161,500 TY QUAL COND DIM/NOTE YB UNITS ADJ PRICE RCNLD PHOTO D E T A C H E D B U I L D I N G BUILDING CD ADJ DESC MODEL STYLE QUALITY FRAME SIZE ADJ DETAIL ADJ OVERALL MEASURE LIST REVIEW ELEMENT CD DESCRIPTION ADJ S BAT T DESCRIPTION UNITS YB ADJ PRICE RCN TOTAL RCN CONDITION ELEM CD EFF.YR/AGE COND FUNC ECON DEPR % GD RCNLD 100 DEV LAND 1 of 1 ALLEGRETTA ANTHONY & BETT 5233-6408/06/1986 XX 12 CYCLICAL NON 12/02/2003 TG 100 100 115,740 6,570 1.00 1.00 VB A 1.00 1.00 RM2 RM2 0.90 0.90 CAPACITY UNITS ADJ YEAR BLT NET AREA $NLA(RCN) BLDG COMMENTS 36 37 (PVT) (PVT) NORT H POND DR.LA N E LUND FARM WAY HORSESHOE WAY CIRCLE357.00 60.8949.121101 0 4 .9 2 126.21 130.38(PVT)(PVT)LUNDFARM(PRIVATE)HORSESHOE WAY FLETCHER L A N E ROADFLETCHERCOBBLERS WAY(PRIVATE)(P U B LIC) (PRIVATE)(PRIVATE)(PRIVATE)(PRIVATE)(P R I V A T E )(PRIVATE)(P R IV A T E )(PRIVATE)(PRIVATE)LUND FARM WAYFRAZIERLANELANEHOWLAND CIRCLEPEQUOT COURTHORSESHOE WAYPINEWOOD DRIVEPINEWOODDRIVE P I LG R IM S W A YMILLSTONE ROADJOE ROAD FERN LANE RED FAWNROADOBERROADLON G LANE SANDPIPERPINEWOOD HOB NOB ROADMILLSTONE RED(PUBLIC) (PRIVATE)(PUBLIC)JOE LON G S RO A D (PRIVATE)SWEP TROADJ O E 32.45 101.41 9 0 . 4 99 0107.4856+/-100151.77145+/- 43.31 114.25107.5168.16112.9996.5114.46141.53 165.223366.639 6 +/- 98.02 168.1685.42528.19 151.0480.8937.13104.37151.04 231.32 141.1295 26.8755.691 5 6 .1 5 3 4 .8 0 75.9226.8734.74130138.94116.9540 141.3 762.8864.60508 6 .3 9 90 1002 1 5 .4 1 9085.2790156.71 1008515100.22163.51 170.22100.2399.96237.3179.84 122+/-7 8 1 +/- 120 109 .3 6 156.9199.381 5 0 .9 2 87.95271.04 140 120 120 135 110 170 186.86101.96 203.8672.70 149.14100 1 3 8 .9 2 30 95.14 130.7366.65 149.14607543.40 190147.36 44.16 85.36 94.2039.27 151.24110 110110153.26 110171.72 80220.41 98.9835.82 97.8089.4594.36160 169.832 4 0 1 1 2. 2 251.6597.8035.82 124.25 133.665 4 .4 7 5947.9144 .0 5 217.68181 .4 6272.531 3 8 .4 0 1 5 4 .2 4 74 .7 5 297+/- 69.88 234.8258.16 4 2.3 0 204.64 100168.07144.80 167.14111.50 18.52 130 130 167.62149.99 150 164.42150 130 163.72110.00 45.72 55.99 166.932 2 7.0 6 175178.24100104.83184.831 0 6.9 4 84.83145 75 151.779596.8585.41157.52145 145 145 140 140 140 135 135 157.43151.77151.77157.42493.33 134.63 1 22.1 4 239.35 191.1141.36246.5 1 48.6745.13143.2580.06276.04506.27295.29125 84 150150150150150150100 100 100 100 100 100126.5837.88 36.27 46.6582.9491.82 49.8771.4345.1589.95 203 31.16 301.1028.31152.28 117.10 288.60230.21191.0810080 39.27125112.75 107.3879.20208.73219.59162 170.09 232.37122.56 230.07 77.6840.922 2 0 .3 6 1 6 2 .0 2 11 4. 3 0 29.87 1301 9 0 .0 9 6 6 .2 2 2 4 7 171.37 1 4 4 1 . 6 2 2 5 2 .9 6 120.82 156.68 198.50208.0474.32 313.72 157.7938.65120.74 185 110 216.78132.8173.81249.29 14087.861 4 3 .8 9 182.39192.20 1601 1 5 144.9439.27 75150200 200200 200150220182.82 220.01185.23 220152.4367.86192.97 169.24200.421 8 0195.9089.461 1 3 .9 3 117 .26 2 1 7 .7 540.45818+/- 276+/-379+/-112.2 263.29152.3201 +/-44+/-193.5266.28 143.25 146.0193.04 89.51 25 17 145.0560.24 14.9743.08100125.78 1004 3 .0 8 70 141.12 139.7268.86 35 131.32 13066.02 73.68 124.62100 2 4.887 5.12169109 .3 612010039+/-117.0 7163+/-5 3 +/-1501501 5 0 6 7 2 .4 3 6 3 0 .3580.81472.1285145283.33143.45269.9030.9399.8574+/- 4 1 +/- 809+/-215+/-45+/-1 9 7 +/-39+/-279.68 125 129.13 36.49 112.99 81.03 100170.49190277.50 901851854 2 6 .1 11006.753 5 +/-84+/-127.76240180.76 220182.82 148.9671.05185200 39.27115.03 60.66 201.75216.78175.03110 72 .7 4 251.7547.17 133.01 174.31110 143.09 39.58 169.943 7. 6 762.27157.4295.37 115.03 162.76125 125 150150123.81107.57 125.68126.58104.61 150150150125 125 125 125 113.28 96.652585 92.30 87.40100 10095.14 16016095.14 16016095.14 177.70 145212.43100 213.44177.1440.9783.76 16.30 200184.4116.3082.96 178.16120 120.33 120176.1841.73 110 94.3640.6525.00 3 9 .2 7 4 3.25181.69 1 4 1 .9 6 9 0. 7 2 44.2975102.59131.78 151.7881.03130 2593.888543.47 59.84124.62LYNANN CIRCLE 2034 92 80 6 42 41815530 4 74 9 2 3 7 42 1623 6 37589 98164 149449485469 459 452 10244 34 20 643 292310321326606616626139 107118148 134 110 100 927862 59 47 52 40 24 149 133 111 105 204 192 182 1 5 6 1 2 1 203 3803894094361 2 2130527454 126 1 6 33 398968741 111369120 1 4 0 6566DENNISHARWICH ORL EANSCHATHAM 75 A-3 B HYDROLOGY ! ! ! ! ! ! ! ! ! ! ! ! 6 31 1.54 AC 32 .92 AC 33 1.86 AC 7C 7D 35 .99 AC 99 DRIVEWAY TRAILS OVERHEAD LINES CAPE COD BAY 3139 116 128 127 115 1.86 AC 34 101 113 1259 1 102 114 126 138 780 90 58 68 78 89 100 112 124 136 A-1B-A 17 28 27 38 37 49 48 57 67 56 66 77 76 88 87 111 123 135 147 98 110 122 134146 15 25 26 36 47 55 65 75 86 971 41409 121 133 145 151 6 35 A-1B-B 403 .80 3 12 22 32 5 14 24 34 45 53 63 73 84 95 107 119 131143 4 135123 33 44 52 62 721178 31294 106 0118 130 142 5 4 20 2 11 21 31110 30 42 60 70 81 92 104 6.02 AC 1.38 AC 9 19 29 40 8 18 75 1.40 AC FEET LOCUS MAP SCALE: 1'' = 250' 0 50 100 200 300 400 5003 1.39 AC 2 1.43 AC 1 1.58 AC 76 77 .42 AC 76 .46 AC 74 .39 AC 40 .37 AC 73 .38 AC 72 .35 AC 71 .35 AC 4 70 .36 AC 69 .36 AC REVISED TO: 1/1/2016 THIS MAP IS PREPARED FOR THE INVENTORY OF REAL PROPERTY WITHIN THE TOWN OF BREWSTER AND IS COMPILED FROM RECORDED DEEDS, PLAT, TAX MAPS, SURVEYS, PLANIMETRIC MAPS AND OTHER PUBLIC RECORDS AND DATA USERS OF THIS TAX MAP ARE HEREBY NOTIFIED THAT THE AFOREMENTIONED PUBLIC PRIMARY INFORMATION SOURCES SHOULD BE CONSULTED FOR VERIFICATION OF THE INFORMATION CONTAINED ON THIS MAP. THE TOWN OF BREWSTER AND ITS MAPPING CONTRACTORS ASSUME NO LEGAL RESPONSIBILITY FOR THE INFORMATION CONTAINED HEREIN. 17 7821 .39 AC 40 4 6 10 11 .37 AC 7 8 THE HORIZONTAL DATUM IS THE MASSACHUSETTS STATE PLANE COORDINATE SYSTEM, NAD 83. MAPS PREVIOUSLY MAINTAINED BY AECOM 11 Pleasant Street, Littleton, NH 03561 99 .64 AC 69 .35 AC 12 T166 136 74 70 .66 AC 135 36 ³ 51 77 .49 AC 73 137 .49 AC 138.50 AC 72 71 140 1.00 AC 139 141 .59 AC T167 13.35 AC 7 .45 AC 8 .43 AC T137 T133 9 .43 AC T138 T134 T139 T135 1.38 AC .81 AC 132 .99 AC T113 TAX MAP BREWSTER MASSACHUSETTS .55 AC 87 39 .55 AC 14 .52 AC 12 .49 AC 7 .51 AC 27 .50 AC 76 15 .51 AC 11 .51 AC 8.52 AC 23 .48 AC 28 .53 AC 77 10 .48 AC 81 90 22 .60 AC 29 .64 AC 17.60 AC 78 79 91 20 .50 AC 9221 .72 AC T103 T165 11 .44 AC 45 44 .40 AC T140 T144 54 T149 52 .58 AC T158 41 .43 ACT1 58.40 AC T143 53 .89 AC 134 .96 AC 64 .92 AC 133 .92 AC T 10 .43 AC 59 T142 54 55 16 18.52 AC .63 AC 19 .61 AC 59 9 .51 AC 46 .41 AC 47 .48 AC 66 .95 AC T150 58 T161 41 .46 AC T154 T155 T152 T110 .49 AC 95 50 1.10 AC 67 1.31 AC T100 93 T102 30 .77 AC 39 .63 AC T159 38 .76 AC T157 36 .58 AC T145 56 40 .55 AC 41 .57 AC 37 .50 AC 85 86 38 .47 AC 97 98 13 .47 AC 84 25 .57 AC 96 99 26 .58 AC 88 24 83 82 89 94 T101 80 T160 .35 AC T164 T163 43 .38 AC T162 42 .38 AC 40.50 AC 53 .37 AC T153 T146 .34 AC 51 .89 AC 55 .34 AC .34 AC 48 .92 AC T151 37 .87 AC 1 57 .36 AC 56 49 .79 AC T147 T156 48T 1.26 AC 61 .89 AC 62 .91 AC 60 68 .99 AC 60 57 63 .93 AC T109 65 .93 AC T111 T11 2 3 66.35 AC 66.35 AC (C) 160 160 (D) 160 (S) 2235 (2) PROPERTY LINE MATCH LINE EASEMENT PARCEL NU MBER ACREAGE CALCULATED ACREAGE SURVEY DIMENSION DEED DIMENSION SCALE DIMENSION STREET NO. SURVEY LOT NO. BUILDING WETLAND CRANBERRY BOG OPEN WATER 6.68 AC 10 959 69 137 64 85 96 108 120 132 82 93 105 14 15 9 39 50 148 T 74 616 54 74 T 1443 61 71 41 .32 AC 41 TOWN LAND 15 19 16 202AC.39 AC 23 .43 AC 23 22 24 .52 AC 31 5.48 AC 38 .36 AC 42 9.36 AC 15 13 .36 AC 14 .35 AC REVISED & REPRINTED BY .37 AC 39 2.46 38 800.322.4540 - www.cai- tech.com 39 Compa ra ble Sa l es Loca t ion M a p Client Town of Brewster Property Address 0 Millstone Road City Brewster County Barnstable State Zip CodeMA 02631 Appraiser Linda Coneen, MRA, SRA Form MAP_LT.LOC - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE40 Assumptions & Limiting Conditions File No.: 111411L17 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. Form GPRES2AD_LT - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE 3/2007 Property Address:0 Millstone Road City: Brewster State: MA Zip Code: 02631 Client:Town of Brewster Address: Appraiser:Linda Coneen, MRA, SRA Address:95 Rayber Road, 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. 41 SIGNATURESDefinitions & Scope of Work File No.: 111411L17 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. Form GPRES2AD_LT - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE 3/2007 Property Address:0 Millstone Road City: Brewster State: MA Zip Code: 02631 Client:Town of Brewster Address: Appraiser:Linda Coneen, MRA, SRA Address:95 Rayber Road, 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, 2016-2017 Edition, the Financial Institutions Reform, Recovery and Enforcement Act of 1989 (FIRREA), FDIC regulations, the supplemental standards of the client, 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." 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. 42 Certifications File No.: 111411L17 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. Form GPRES2AD_LT - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE 3/2007 Property Address:0 Millstone Road City: Brewster State: MA Zip Code: 02631 Client:Town of Brewster Address: Appraiser:Linda Coneen, MRA, SRA Address:95 Rayber Road, Orleans, MA 02653APPRAISER'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. Client Contact: E-Mail: Client Name:Town of Brewster Address: APPRAISER Appraiser Name: Company: Linda Coneen, MRA, SRA SUPERVISORY APPRAISER (if required) or CO-APPRAISER (if applicable) Supervisory orCo-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: Phone: (508) 255-4241 office Fax: 508-255-6837 E-Mail: lindaconeen@gmail.com Date Report Signed: License or Certification # : State:214 Designation: MA Expiration Date of License or Certification:08/03/2019 Inspection of Subject: Interior & Exterior Exterior Only None Date of Inspection: Real Estate Appraiser ~ Since 1983 12/18/2017 MRA, SRA November 27, 2017 43 SUBJECT LEGAL DATA 44 45 COMPARABLE 1 46 Residential Closed MLS#: 21701118 16 Pilgrims Way Brewster MA 02631 LP: $362,000 Sold Price: $362,000 Property Type: Residential County: Barnstable Town: Brewster Rooms: 8 Baths F/H: 3 / 0 Year Built/Desc: 1988 / Actual Tax ID: BREW-99-50-0 Total Assessment: $329,500 Prop Subtype: Single Family Residence Village: Brewster Beds: 4 Approx SqFt: 1,246 Lot Acres: 1.1 DOM/CDOM: 56 / 56 Annual Taxes/yr: $2,764 / 2017 Building Assessments: 172,700 Land Assessments: 156,800 WF/WV: No / No Remarks: Bright, spacious 4 bedroom, 3 full bath ranch has been well kept by the present owner. Clean and comfortable with over an acre of private grounds and many major upgrades. Fireplaced livingroom with beamed cathedral ceiling and skylights. Kitchen has lots of cabinets and a panty closet. New slider to rear sundeck, new 4 bedroom septic, new garage door. Gas heat, range and FP. First floor laundry. Master has private full bath, fresh interior paint, big pull-down attic. Full finished walkout lower level is heated with separate zone and adds about 1200 sq. ft. of living space not included on the field card. Lower level has bedroom, full bath, big open living area, office and new slider opens to patio. Fabulous location across from access to Nickerson State Park and bike trails. Beautiful Agent Remarks: Call Evelyn for showings 508-237-2420. Some notice needed. 24 hr. appreciated. New septic 9/23/16. No inspection required. Heating system (2003) roof (2005) Carpets (2013) Gutter guards (2010) Refrigerator in basement can stay. Freezer in garage not included. Measurements approx. Some closing flexibility needed by seller while new home is nearing completion off Cape. Owners are packing. More interior pictures coming at a later date. Directions: Rt. 6A or Rt. 137 to Millstone Rd. to Pilgrim's Way. Listing Agent: Evelyn J Salvadore 508- 237- esalvadore@kinlingrover.com 2420 List Date: 02/19/2017 Owner Name: Maryalice Sisco Listing Office: Kinlin Grover Real Estate 508- 896- 700 0 Under Contract Date: Estimated Selling Date: 04/16/2017 04/20/2017 Facilitator Comm: Dual Var (Life Estate) 2.5% No Selling Agent: Selling Office: Melanie White Kinlin Grover Real Estate 774- 722- MWhite@kinlingrover.com 2784 508- 896- 7000 Sold Price: $362,000 SP/LP% 100.00 Comm: Financing: Conventional Basement Description: Foundation/Width & Depth: Finished; Full; Interior Access; Walk Out Concrete Perimeter; Poured 26/ 46 Lot Size SqFt: 47,916 Lot Size Source: Assessor Parking Description: Paved Driveway # of Parking Spaces: 3 Gentle Slope; Level Siding: Clapboard,Shingle Roof: Asphalt,Pitched Year Built: 1988 SqFt Source: Assessor Beach Ownership: Public Miles to Beach: 1 to 2 Beach Description: Bay; Lake/Pond Flood Ins Required: No Lead Base Paint: No Exterior Features: Deck; Fenced Yard; Yard Street Description: Paved,Private Convenient To: Bike Path; Cape Cod Rail Trail; Conservation Area; Golf Course; Horse Trail; Medical Facility; School; Shopping Appliances: Dishwasher,Dryer - Electric,Range - Gas,Refrigerator,Washer Showing Instructions: Appointment Required; Call Listing Agent; Lockbox; Yard Sign Stories: 2 Heating: Forced Hot Water Pool: No Dock: No Floors: Carpet,Laminate,Vinyl Hot Water: Tank Association: No Fireplace: Yes - 1 Living/Dining Combo: No Mass Use Code: 101-Single Family Hot Water Natural Gas Source: Water: Town Water Sewer: Septic Tank: Title V Grade Level Fuel: Natural Gas Room Name Room Level Length Width Features Room Name Room Level Length Width Features Master Bedroom Master Bedroom Level: First Floor 15 12 Family Room Family Room Level: 18 15 Basement Bedroom 2 Bedroom 2 Level: First Floor 13 10 Game Room Game Room Level: 15 13 Basement Bedroom 3 11 10 Listing Type: Exclusive Right To Sell Buyer Agent 2.5% Comm: Sold Date: 04/20/2017 DOM/CDOM: 56 / 56 Original List Price: $362,000 Garage: Yes - 1 Cars Garage Description: Attached,Direct ner Basement: Yes Irregular: No Year Round: Yes Special Listing Standard Cond: Title Ref Book: C#148896 Entry,Door Ope Zoning: RM Fin Basement Area SqFt:1,200 Topography/Lot Desc: Style: Ranch Cooling: None Kitchen/Dining Combo: Yes 47 Bedroom 3 Level: First Floor Bedroom 4 Bedroom 4 Level: Basement Dining Room Dining Room Level: First Floor Living Room Living Room Level: First Floor Home Office Home Office Level: Basement Kitchen Kitchen Level: First Floor 10 12 Laundry Room Laundry Room Level: First Floor 19 13 48 49 Key: 3338 Town of BREWSTER - Fiscal Year 2018 9/19/2017 5:37 pm SEQ #: 3,527 CURRENT OWNER PARCEL ID LOCATION CLASS CLASS% DESCRIPTION BN ID BN CARD L E G A L L A N D SISCO MARYALICE (LIFE ESTATE) C/O FIGUEIREDO ADAILTON F & RACHEL C 3447 MAIN STREET BREWSTER, MA 02631 99-50-0 TRANSFER HISTORY DOS T FIGUEIREDO ADAILTON F & R SISCO MARYALICE (LIFE EST SISCO NICHOLAS & MARYALIC 16 PILGRIMS WAY SALE PRICE BK-PG (Cert) (212628) (148896) (148896) 1010 PMT NO PMT DT TY DESC AMOUNT INSP BY 1st % TOTAL 1.100 Acres ZONING RM FRNT 0 ASSESSED CURRENT PREVIOUS Infl AVERAGE LAND 156,800 156,800 BUILDING 198,500 172,700 DETACHED 0 0 E OTHER 0 0 TOTAL 355,300 329,500 TY QUAL COND DIM/NOTE YB UNITS ADJ PRICE RCNLD PHOTO 03/19/2007 D E T A C H E D BUILDING CD ADJ DESC MODEL 1 RESIDENTIAL STYLE 1 1.00 RANCH [100%] B U I L D I N G CAPACITY STORIES ROOMS BEDROOMS BATHROOMS FIXTURES GARAGE SPACES % BSMT FIN # 1/2 BATHS # OF UNITS UNITS 1 6 3 2 6 0 100 0 ADJ 1.00 1.00 1.00 1.00 $7,800 1.00 1.00 1.0 0 1.00 FOUNDATION EXT COVER ROOF SHAPE ROOF COVER FLOOR COVER INT FINISH HEATING/COOL FUEL SOURCE A A B C + WDK AGR BAS F11 N N L O 36,427 21,515 2,954 7,442 164,846 4,110 EXTERIOR INTERIOR KITCHEN BATHS HEAT/ELEC EFF.YR/AGE 1988 / 28 A A A A A DEPR 19 % GD 81 RCNLD $198,500 100 SINGLE FAMILY 1 1 of 1 CD T AC/SF/UN Nbhd St Ind Infl ADJ BASE SAF Topo Lpi VC CREDIT AMT ADJ VALUE 100 S 47,916 13 1.00 13M 1.00 A 1.00 156,790 04/06/2017 10/18/2012 06/11/1998 QS F QS 362,000 1 157,000 122,170 1.17 5 0.95 R02 1.00 Nbhd NBHD 13 St Ind LUND FARM T N O T=PL ESMT BLDG COMMENTS MEASURE LIST REVIEW 3/14/2007 3/14/2007 3/22/2007 JH JH SEJQUALITY A FRAME 1 1.00 WD FRAME [100%] YEAR BLT NET AREA $NLA(RCN) 1988 1,246 $197 1.00 AVG [100%] SIZE ADJ DETAIL ADJ OVERALL 1.000 0.000 1.000 ELEMENT CD DESCRIPTION ADJ S 4 1 1 1 3 2 2 2 FLR & WALL WD SHINGLE GABLE ASPH/CMP SH W/W CARPET DRYWALL HOT WATER GAS 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 BAT T BMU BMF N N DESCRIPTION UNITS YB ADJ PRICE RCN BSMT UNFINISHED BSMT FINISH WOOD DECK ATT GARAGE BASE AREA FPL 1S 1OP 1,236 1,236 140 336 1,246 1 1988 29.47 17.41 21.10 22.15 132.30 4,110.00 TOTAL RCN 245,094 CONDITION ELEM CD COND FUNC ECON 19 19 % 0 0 50 COMPARABLE 2 51 Residential Closed MLS#: 21714429 30 Red Fawn Road Brewster MA 02631 LP: $429,000 Sold Price: $422,000 Property Type: Residential County: Barnstable Town: Brewster Rooms: 5 Baths F/H: 2 / 0 Year Built/Desc: 1977 / Actual Tax ID: 99-67-0 Total Assessment: $318,500 Prop Subtype: Single Family Residence Village: Brewster Beds: 3 Approx SqFt: 1,248 Lot Acres: 1.3 DOM/CDOM: 59 / 59 Annual Taxes/yr: $2,672 / 2017 Building Assessments: 141,600 Land Assessments: 175,600 Other Assessments: 1,300 WF/WV: No / No Location Description: South of 6A Remarks: Spectacularly remodeled home on over an acre of land in a beautiful Brewster setting backing up to Nickerson State Park. High end finishes are found in every room of this 3 bedroom and 2 full bath home. Hardwood, tile, crown molding, granite, stainless appliances plus a new heating system make this a home ready for your enjoyment now and for years to come. Directions: Milestone to Red Fawn Rd., 2nd house on the right. Listing Agent: Listing Office: Oceanside Realty 508-681- leo@leosellscapecod.com Listing Type:Exclusive Right To Sell 10/02/2017 Owner Name: Diego Baveloni Selling Agent:Leo Doyle 508-280- 7951 leo@leosellscapecod.com Estimated Selling 10/13/2017 Facilitator Comm: 2.5% Selling Oceanside Realty 508-681- Sold Date: 10/19/2017 DOM/CDOM: 59 / 59 Original List $429,000 Price: Sold Price: $422,000 SP/LP% 98.37 Dual Var Comm: No Financing: Conventional Foundation Poured Irregular: No Year Round: Yes Special Listing None Zoning: RM Lot Size SqFt: 56,628 Lot Size Source: Assessor # of Parking Spaces: 0 Siding: Shingle,Vinyl/Aluminum Roof: Asphalt Year Built: 1977 Renovated: Yes SqFt Source: Tax Bill Beach Ownership: Public Miles to Beach: .5 - 1 Beach Description: Bay; Lake/Pond; Ocean Flood Ins Required: No Lead Base Paint: Unknown Cond: Elevation No Certificate: Asbestos: Unknown Exterior Features: Deck; Garden Street Description: Paved,Public Showing Instructions: Appointment Required; Call Listing Agent; Lockbox; Yard Sign Stories: 1 Style: Ranch Floors: Hardwood,Tile Mass Use Code: 101-Single Family Sep Living Qtrs Info: Baths - Total: 0 Heating: Forced Hot Water Cooling: None Hot Water: Tankless Pool: No Dock: No Assoc Fee Year: 0 Water: Town Water Sewer: Septic Tank: Title V Grade Level Fuel: Oil Room Name Room Level Length Width Features Room Name Room Level Length Width Features Leo Doyle 508-280- 7951 Group 4731 Under Contract List Date: 08/04/2017 Concessions: No Date: Buyer Agent Comm: 2.5% Date: Office:Group 4731 Garage: No Basement: Yes Basement Description: Bulkhead Access; Interior Access Hot Water Source: Electric 52 53 Key: 4605 Town of BREWSTER - Fiscal Year 2018 9/19/2017 5:37 pm SEQ #: 4,805 L E CURRENT OWNER BAVELONI DIEGO & PARCEL ID LOCATION CLASS CLASS% DESCRIPTION BN ID BN CARD 99-67-0 30 RED FAWN ROAD 1010 G A L L A N D PEREIRA MIGUEL LUIZ 43 WINSOME ROAD SOUTH YARMOUTH, MA 02660 TRANSFER HISTORY BAVELONI DIEGO & DEUTSCHE BANK NATIONAL TR SANTOS DAVID S BK-PG (Cert) 30224-209 N/A-N/A 19157-145 PMT NO 139 218 PMT DT 02/22/2017 07/10/1990 7 ALTERATIONS 12 CYCLICAL NON ADD AMOUNT 18,000 800 Nbhd NBHD 13 St Ind AVERAGE Infl AVERAGE N O T E ASSESSED CURRENT PREVIOUS LAND 175,600 175,600 BUILDING 160,600 141,600 DETACHED 1,300 1,300 OTHER 0 0 TOTAL 337,500 318,500 PHOTO 05/01/2013 D E T A C H E D B U I BUILDING CD ADJ DESC MODEL 1 RESIDENTIAL STYLE 1 1.00 RANCH [100%] FRAME 1 1.00 WD FRAME [100%] MEASURE LIST REVIEW 5/1/2013 5/1/2013 5/2/2013 SF EST SEJ ELEMENT CD DESCRIPTION ADJ S BAT T DESCRIPTION UNITS YB ADJ PRICE RCN TOTAL RCN 214,080 NL N 36,781 CONDITION ELEM CD 165,110 4,389 GARAGE SPACES % BSMT FIN # 1/2 BATHS # OF UNITS 0 0 0 1.0 0 1.0 0 1.0 0 1.0 0 COND ECON 100 SINGLE FAMILY 1 1 of 1 CD T AC/SF/UN Nbhd St Ind Infl ADJ BASE SAF Topo Lpi VC CREDIT AMT ADJ VALUE 100 S 56,628 13 1.00 A 1.00 A 1.00 175,610128,600 1.05 A 1.00 R02 1.00 /22/20 S 242,0012DOS 16 T L H SALE PRICE 0 1 10/01/2016 10/21/2004 TY DESC 0INSP 05/01/2013 03/12/1991 BY SF 1st 100 100 %0 100 100 TOTAL 1.300 Acres ZONING RM FRNT 0 A 1.00 20 0.80 12X10TY QUAL COND DIM/NOTE YB 12 13.RCNLDUNITS 0 ADJ PRICE66 SHM QUALITY A 1.00 AVG [100%] EXT COVER SIZE ADJ DETAIL ADJ 1.000 0.0000 YEAR BLT NET AREA $NLA(RCN) 1977 1,248 $172 BLDG COMMENTS 1,300 4 3 1 1 3 2 2 1 FLR & WALL ALUMINUM GABLE ASPH/CMP SH W/W CARPET DRYWALL HOT WATER OIL 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 BSMT UNFINISHED BASE AREA WOOD DECK 1,248 1,248 208 1977 29.47 132.30 21.101.00 AS L D FOUNDATION A BMU I N OVERALL ROOF SHAPE B WDK EXTERIOR A INTERIOR A G CAPACITY STORIES ROOMS BEDROOMS BATHROOMS FIXTURES UNITS 1 5 2 2 6 ADJ 1.00 1.00 1.00 1.00 $7,800 25 25 % FU C ROOF COVER FLOOR COVER INT FINISH HEATING/COOL FUEL SOURCE KITCHEN BATHS HEAT/ELEC EFF.YR/AGE 1977 / 39 54 0 DEPR 25 % GD 75 RCNLD $160,600 A A A 55 COMPARABLE 3 56 Now 145 Old Red Top Road Land Closed MLS#: 21602386 0 Old Red Top Road1.98AC Brewster MA 02631 LP: $189,000 Sold Price: $179,000 Property Type: Land County: Barnstable Town: Brewster Zoning: RL Street: Dead End Street; Public; Unpaved WF/WV: No / No Total Assmt: $178,900 Tax ID: BREW-12-93-0 DOM/CDOM: 0/ 726 Prop Subtype: Residential Village: Brewster Lot Size: 86,249 Lot Desc: Level; Wooded Land Assessments: 178,900 Road Frontage: 179 Miles to Beach .1 - .3 Annual Taxes/Yr: $1,447 / 2016 Remarks: First time offered outside of the seller's family in over 100 years! This fabulous 1.98 acre site is nicely wooded with lush ferns, blueberry bushes and dappled sunlight. Walk to Slough Pond for a relaxing afternoon dip! The pretty country road is a public road so town maintained plus underground electric to the site. Build your private, tranquil, dream home on this exclusive setting! Many uses permitted by the Town for zoning RL. Agent Remarks: Please call Tracey's cell for additional information 508-292-9775. Although perc and preliminary septic was designed in 2002 Town requires new information if tests are prior to 2006. Buyer/buyers agent to confirm all listing details. Directions: Satucket Rd in Brewster to Slough Rd to left on Old Red Top at Slough Pond. Go left at intersection with Seamans Lane. Property up on left at 3rd for sale sign. Listing Agent:Tracey E Oringer traceyoringer@gmail.com Listing Type:Exclusive Right To Sell Buyer Agent Comm:2.5% Listing Office: Selling Agent: Selling Office: Kinlin Grover Real Estate Douglas R Payson 508-737-7000 dpayson@kinlingrover.com List Date: 03/23/2016 Under Contract Date: 03/23/2016 Estimated Selling 04/22/2016Date: Sold Date: 04/22/2016 DOM/CDOM: 0 / 726 Original List Price: $189,000 Sold Price: $179,000 SP/LP% 94.71 Concessions: No Catherine IOwner Name:Sears Facilitator Comm: 2.5% Dual Var Comm: No Financing: Cash Street Description Special Listing Cond: Topography/Lot Desc: Title Reference - Book: Title Reference - Page: Dead End Street,Public,Unpaved Standard Level; Wooded 16294 020 Zoning: RL Lot Size SqFt: 86,249 Lot Size Source: Field Card School District: Nauset Book: 16294 Page: 020 Water Access: Fresh Beach Ownership: None Beach Description: Lake/Pond Flood Ins Required: No Utilities: Gas: No Gas; Water: Well Needed Showing Instructions: Call Listing Agent; Yard Sign Water: Well Needed Gas: No Gas Mass Use Code: 130-Developable Land Telephone: At Street Association: No Electric: At Street; Underground Cable: At Street Sewer: Private Sewer Underground Fuel Tank: N Kinlin Grover Real Estate 508-255-3001 Acres: 1.98 57 58 Key: 14595 Town of BREWSTER - Fiscal Year 2018 9/19/2017 5:37 pm SEQ #: 9,509 L E CURRENT OWNER CORNELL TODD J & HEATHER PARCEL ID LOCATION CLASS CLASS% DESCRIPTION BN ID BN CARD 12-93-0 145 OLD RED TOP ROAD 1010 G A L 85 LONG POND ROAD BREWSTER, MA 02631 TRANSFER HISTORY CORNELL TODD J & HEATHER SEARS CATHERINE I SEARS JERE W 4644-312 PMT NO 661 660 6 PMT DT 07/20/2016 07/20/2016 03/17/2010 0 NEW CONSTRUC 1 NEW CONSTRUC 13 SPLIT/SUB/LA AMOUNT 25,000 400,000 CD T AC/SF/UN Nbhd St Ind Infl L A N D 10 0 30 0 S A 60,000 12 0.603 12 1.00 A 1.00 A 1.00 A 1.00 A 0.00 1.00 TOTAL 1.980 Acres ZONING RL FRNT 0 Nbhd NBHD 12 St Ind AVERAGE Infl AVERAGE N Split for FY 12 from 37-56-102 O T E LAND 182,400 182,400 BUILDING 334,600 0 DETACHED 21,100 0 OTHER 0 0 TOTAL 538,100 182,400 PHOTO 03/08/2017 D E T A C H E D BUILDING CD ADJ DESC MODEL 1 RESIDENTIAL STYLE 4 1.02 CAPE [100%] OUTDOOR SHOWER B U I L D I N G CAPACITY STORIES ROOMS BEDROOMS BATHROOMS FIXTURES GARAGE SPACES % BSMT FIN # 1/2 BATHS # OF UNITS OVERALL UNITS 0 6 3 3 10 0 0 0 ADJ 1.0 0 1.0 0 1.0 0 1.0 0 $13,650 1.0 0 1.0 0 1.00 1.00 E L E M E N T F O U N D A T I O N R O O F S H A P E RO OF COV ER FLO OR COV ER I N T F I N I S H H E A T I N G / C O O L FUEL SOURCE A A + + B M U B A S U S F O P A 100 SINGLE FAMILY 1 1 of 1 /22/20 P 179,0004DOS 16 T A XX SALE PRICE 0 1 BK-PG (Cert) 29599-30 16294-02001/27/2003 07/30/1985 TY DESC /08/20 NF 95 1INSP 1703 03/08/2017 06/02/2011 BY NF DHT 1st 95 100 %00 100 100 128,600 1.00 1ADJ BASE 7,300 SAF 1.00 A A Topo .00 1.00 R03 R03 Lpi 1.00 1.00 VC CREDIT AMT ADJ VALUE 177,970 4,400 ASSESSED CURRENT PREVIOUS A 1.00 30 0.70 32X24 UC 2016TY QUAL COND DIM/NOTE YB 76 39.UNITS 8 ADJ PRICE20 RCNLD GFU QUALITY A 1.00 AVG [100%] EXT COVER BLDG COMMENTS 21,100 MEASURE LIST REVIEW 3/8/2017 3/8/2017 4/12/2017 NF EST TDFRAME 1 1.00 WD FRAME [100%] YEAR BLT NET AREA $NLA(RCN) 2016 2,398 $147 SIZE ADJ DETAIL ADJ 1.000 0.00001.05 CD DESCRIPTION ADJ S BAT T 4 1 1 1 1 2 9 2 FLR & WALL WD SHINGLE GABLE ASPH/CMP SH HARDWOOD DRYWALL WARM/ CL AIR GAS 1.00 1.00 1.00 1.00 1.00 1.00 1.03 1.00 F 59 N L L N DESCRIPTION UNITS YB ADJ PRICE RCN 3 8 , 2 0 0 6 , 6 7 8 1 6 9 , 9 8 2 1 1 5 , 9 4 6 7 , 7 6 8 EXTERIOR INTERIOR KITCHEN BATHS HEAT/ ELEC EFF.YR/ AGE 2016 / 0 A A A A A DEPR 5 % GD 95 RCNLD $334,600 BSMT UNFINISHED BSMT FINISH BASE AREA UPPER STORY FIN OPEN PORCH 1,188 297 1,188 1,210 272 2016 2016 32.15 22.48 143.08 95.82 28.56 TOTAL RCN 352,225 CONDITION ELEM CD 0 0 % FUNCCOND ECON 5 UC 0 60 COMPARABLE 4 61 Land Closed MLS#: 21713596 0 Satucket Road Brewster MA 02631 LP: $149,900 Sold Price: $105,000 Property Type: Land County: Barnstable Town: Brewster Zoning: RL Street: Paved; Public WF/WV: No / No Total Assmt: $151,000 Tax ID: 3-23-0 DOM/CDOM: 86/ 86 Prop Subtype: Residential Village: Brewster Lot Size: 50,094 Lot Desc: Wooded Land Assessments: 151,000 Other Assessments: 0 Building Assessments: 0 Road Frontage: 177 Miles to Beach 2 Plus Annual Taxes/Yr: $1,267 / 2017 Remarks: At the crossroads you'll find this spacious building lot. Over an acre of privacy! Pretty, wooded and a quick walk to Slough Pond! Can substantiate a 4+ bedroom home. Agent Remarks: Buyer/buyer's agent to confirm all listing details. Lot has not been engineered. Please call Tracey for information 508-292-9775. Directions: At the corner of Airline and Satucket in West Brewster. See sign. Listing Agent:Tracey E Oringer traceyoringer@gmail.com Listing Type:Exclusive Right To Sell Buyer Agent Comm:2.5% Listing List Date: 07/05/2017 Concessions: No Office: Under Contract Date:09/29/2017 Owner Name:Edward A Porter Selling Agent: Selling Office: oldCape Sotheby's International Realty 508-896-5000 Sold Date: 11/13/2017 DOM/CDOM: 86 / 86 Original List Price: $165,000 Sold Price: $105,000 SP/LP% 70.05 Facilitator Comm: 2.5% Dual Var Comm: No Financing: Cash Street Description Paved,Public Acres: 1.15 Lot Width: 230 Minimum House Size: No Special Listing Cond: None Topography/Lot Desc: Wooded Title Reference - Book: 4166 Title Reference - Page: 248 Convenient To: Major Highway; Shopping Utilities: Water: Public on Street Showing Instructions: Call Listing Agent; Yard Sign Water: Public on Street Mass Use Code: 390-Developable Land Zoning: RL Lot Size SqFt: 50,094 Lot Size Source: Field Card School District: Nauset Book: 4166 Page: 248 Telephone: At Street Electric: At Street Cable: At Street Sewer: None Beach Ownership: Public Beach Description: Bay; Lake/Pond Flood Ins Required: No Dock: No Membership Required: Association: No No Estimated SellingG Howard Hayes 508-247-9700 howard@oldCape.com Date:11/06/2017 62 63 Key: 6372 Town of BREWSTER - Fiscal Year 2018 9/19/2017 5:37 pm SEQ #: 6,603 CURRENT OWNER PARCEL ID LOCATION CLASS CLASS% DESCRIPTION BN ID BN CARD L E G A L PORTER EDWARD A 243 L STREET SO BOSTON, MA 02127 3-23-0 TRANSFER HISTORY DOS T 0 SATUCKET ROAD SALE PRICE BK-PG (Cert) 1300 PMT NO PMT DT TY DESC AMOUNT INSP BY 1st % L A N D CD T AC/SF/UN Nbhd St Ind Infl ADJ BASE SAF Topo Lpi VC CREDIT AMT ADJ VALUE 100 S 50,094 12 1.00 A 1.00 A 1.00 150,950 TOTAL 1.150 Acres ZONING RL FRNT 0 ASSESSED CURRENT PREVIOUS Nbhd NBHD 12 St Ind AVERAGE Infl AVERAGE N O T E LAND 151,000 151,000 BUILDING 0 0 DETACHED 0 0 OTHER 0 0 TOTAL 151,000 151,000 TY QUAL COND DIM/NOTE YB UNITS ADJ PRICE RCNLD PHOTO D E T A C H E D B U I L D I N G BUILDING CD ADJ DESC MODEL STYLE QUALITY FRAME SIZE ADJ DETAIL ADJ OVERALL MEASURE LIST REVIEW ELEMENT CD DESCRIPTION ADJ S BAT T DESCRIPTION UNITS YB ADJ PRICE RCN TOTAL RCN CONDITION ELEM CD EFF.YR/AGE COND FUNC ECON DEPR % GD RCNLD 100 DEV LAND 1 of 1 PORTER EDWARD A 4166-24807/02/1984 XX 115,740 1.13 VB 1.00 RM3 0.90 CAPACITY UNITS ADJ YEAR BLT NET AREA $NLA(RCN) BLDG COMMENTS 64 COMPARABLE 5 65 Land Closed MLS#: 21712074 0 Autumn Court Brewster MA 02631 LP: $275,000 Sold Price: $265,000 Property Type: Land County: Barnstable Town: Brewster Zoning: Residential Street: Assoc Maintained; Cul-De-Sac; Paved; Private WF/WV: No / No Total Assmt: $206,300 Tax ID: 43-21-0 DOM/CDOM: 32/ 32 Prop Subtype: Residential Village: Brewster Subdivision: Deerfield Estates Lot Size: 47,916 Lot Desc: Easements; Level; Sloping; Wooded Land Assessments: 206,300 Other Assessments: 0 Building Assessments: 0 Road Frontage: 168.84 Miles to Beach 2 Plus Annual Taxes/Yr: $1,882.79 / 2017 Remarks: Build your dream home on this beautiful 1.1 acre lot in a secluded cul de sac location of upscale homes in prestigious Deerfield Estates! Underground utilities, southern exposure with possible walk-out basement, near Punkhorn Parklands, walking trails and ponds. Buyers/agents to confirm details. Agent Remarks: Passed perc test to 1993 standards - Ryder and Wilcox. Directions: Run Hill Road to Deerfield Estates. Right onto Compass, Left onto Misty, Right onto Pond, Left onto Russet, Left onto Autumn Court. Lot is just after first house on the Right. Listing Agent:Allison Beavan 774-722-1912 abeavan@wilkinsonre.com Listing Type:Exclusive Right To Sell Buyer Agent Comm:3% Listing Office: Selling Agent: Wilkinson & Associates R E Mari E Sennott 508-360-5664 msennott@todayrealestate.com Under Contract Date: Estimated Selling Date: 06/13/2017 09/01/2017 Owner Name: Facilitator Comm: Robert A Schall Realty TR 3% Selling Office:Today Real Estate 508-888-8008 Sold Date: 09/22/2017 DOM/CDOM: 32 / 32 Original List Price: $275,000 Sold Price: $265,000 SP/LP% 96.36 Dual Var Comm: No Financing: Conventional Street Description Special Listing Cond: Topography/Lot Desc: Title Reference - Book: Title Reference - Page: Assoc Maintained,Cul-De- Sac,Paved,Private None Easements; Level; Sloping; Wooded 460 48 Zoning: Residential Lot Size SqFt: 47,916 Lot Size Source: Field Card Subdivision: Deerfield Estates School District: Nauset Book: 460 Page: 48 Beach Ownership: None Beach/Lake/Pond: Seymour Pond Beach Description: Bay; Lake/Pond; Ocean Flood Ins Required: No Convenient To: Cape Cod Rail Trail; Conservation Area; House of Worship; Medical Facility; School; Shopping Utilities: Gas: No Gas; Water: Public on Street Showing Instructions: Call Listing Agent Water: Public on Street Gas: No Gas Neighborhood Amen: Conservation Area Mass Use Code: 130-Developable Land Telephone: At Street; Underground Electric: At Street; Underground Cable: At Street; Underground Sewer: None Membership Required: Association: Assoc Fee: $325 Assoc Fee Year: 2,017 Association Fee Incl:Common Area,Road Maintenance List Date: 05/12/2017 Concessions: No Acres: 1.1 Dock: No Yes Yes 66 67 Key: 6744 Town of BREWSTER - Fiscal Year 2018 9/19/2017 5:37 pm SEQ #: 6,972 CURRENT OWNER PARCEL ID LOCATION CLASS CLASS% DESCRIPTION BN ID BN CARD L E G A L SCHALL ROBERT A TRUSTEE THE ROBERT A SCHALL REALTY TR 104 BRYCE MEADOW DRIVE HOLLY SPRINGS, NC 27540 43-21-0 TRANSFER HISTORY DOS T SCHALL ROBERT A TRUSTEE SCHALL ROBERT A ROBERT A SCHALL 0 AUTUMN COURT SALE PRICE BK-PG (Cert) (158034) (129913) N/A-N/A 1300 PMT NO PMT DT TY DESC AMOUNT INSP BY 1st % L A N D CD T AC/SF/UN Nbhd St Ind Infl ADJ BASE SAF Topo Lpi VC CREDIT AMT ADJ VALUE 100 S 47,916 12 1.00 12B 1.00 A 1.00 206,300 TOTAL 1.100 Acres ZONING RR FRNT 0 ASSESSED CURRENT PREVIOUS St Ind DEERFIELD SUB T EInfl AVERAGE LAND 206,300 206,300 BUILDING 0 0 DETACHED 0 0 OTHER 0 0 TOTAL 206,300 206,300 TY QUAL COND DIM/NOTE YB UNITS ADJ PRICE RCNLD PHOTO D E T A C H E D B U I L D I N G BUILDING CD ADJ DESC MODEL STYLE QUALITY FRAME SIZE ADJ DETAIL ADJ OVERALL MEASURE LIST REVIEW ELEMENT CD DESCRIPTION ADJ S BAT T DESCRIPTION UNITS YB ADJ PRICE RCN TOTAL RCN CONDITION ELEM CD EFF.YR/AGE COND FUNC ECON DEPR % GD RCNLD 100 DEV LAND 1 of 1 06/15/2000 04/23/1993 12/31/1991 F QS F 1 37,000 100 160,750 1.17 VB 1.00 R06 1.25 Nbhd NBHD 12 N O CAPACITY UNITS ADJ YEAR BLT NET AREA $NLA(RCN) BLDG COMMENTS 68 COMPARABLE 6 69 Land Closed MLS#: 21711841 8 Winstead Brewster MA 02631 LP: $229,000 Sold Price: $215,000 Property Type: Land County: Barnstable Town: Brewster Zoning: 130 Street: Private WF/WV: No / No Total Assmt: $222,600 Tax ID: 0 DOM/CDOM: 1/ 1 Prop Subtype: Residential Village: Brewster Subdivision: The Res.at Pond Oak Lot Size: 54,450 Lot Desc: Interior Land Assessments: 222,600 Other Assessments: 0 Building Assessments: 0 Miles to Beach 0 - .1 Annual Taxes/Yr: $0 / 2017 Remarks: Last Lot for sale in the Residences of Pond Oaks!!! Build your dream home on this lot. Directions: Rt.124 to Crowells Bog to Winstead rd. Listing Agent:Team Van Ness 508-237-5067 jvanness@kinlingrover.com Listing Type:Exclusive Right To Sell Buyer Agent Comm:3% Listing Office:Estate Under Contract Date:05/05/2017 Owner Name:Bank of New England Selling Agent: Selling Office: Robert Paul Properties, Inc.508-945-5553 Sold Date: 06/28/2017 DOM/CDOM: 1 / 1 Original List Price: $229,000 Sold Price: $215,000 SP/LP% 93.89 Facilitator Comm: 3% Dual Var Comm: Yes Financing: Cash Street Description Private Acres: 1.25 Minimum House Size: Yes Special Listing Cond: None Topography/Lot Desc: Interior Showing Instructions: Call Listing Agent Zoning: 130 Lot Size SqFt: 54,450 Lot Size Source: Field Card Subdivision: The Res.at Pond Oak Beach Ownership: Public Beach Description: Lake/Pond Flood Ins Required: No Mass Use Code: 130-Developable Land Dock: No Membership Required: Association: Yes Yes Assoc Fee: $0 Assoc Fee Year: 0 Association Fee Incl: Common Area Kinlin Grover Real List Date: 05/04/2017 Concessions: No Estimated SellingPeg LoPresto peglopresto@robertpaul.com Date:05/17/2017 70 Land Closed MLS#: 21511228 0 Canoe Pond Drive Brewster MA 02631 LP: $95,000 Sold Price: $86,000 Property Type: Land County: Barnstable Town: Brewster Zoning: residential Street: Paved WF/WV: Yes / Yes Total Assmt: $166,100 Tax ID: 36-40-54-0-BREW DOM/CDOM: 258/ 258 Prop Subtype: Residential Village: Brewster Subdivision: Canoe Pond Lot Size: 65,340 Lot Desc: Gentle Slope; Pond; View; Wooded Land Assessments: 166,100 Road Frontage: 230 Miles to Beach 2 Plus Annual Taxes/Yr: $1,346 / 2014 Remarks: Rare opportunity for 1.5 acre POND FRONT lot. Nearly 200 ft. on Canoe Pond. Great for recreation, including kayaking and fishing. Build your dream home here. No associaton, so you can store your toys on your lot. Land has been perked. Priced to sell and $66,100 below assessment. Close to Bay Beaches, Bike Trail and everything the North Side of the Cape has to offer. Electric company easement. Agent Remarks: Pondfront lot on Canoe Pond. FYI, great 1.5 acre lot on the pond. Has an electric company easement. Directions: Satucket Road to Canoe Pond Drive to first lot on right beyond the house on the corner Listing Agent: Exclusive Right To Buyer Agent Sell Comm: Listing Office: Selling Agent: William Raveis RE & Home Serv. Russell W Nesbit 508-398-2293 rnesbit@thedavenportcompanies.com Under Contract Date: Estimated Selling Date: 08/25/2016 08/25/2016 Owner Name: Facilitator Comm: Lawrence G Gaudette 2.5% Selling Office: Davenport Realty Trust 508-398-2293 Sold Date: 08/25/2016 DOM/CDOM: 258 / 258 Original List Price: $100,000 Sold Price: $86,000 SP/LP% 90.53 Dual Var Comm: No Financing: Cash Special Listing Cond: Topography/Lot Desc: Title Reference - Book: Title Reference - Page: Standard Gentle Slope; Pond; View; Wooded 19614 064 Zoning: residential Lot Size SqFt: 65,340 Lot Size Source: Field Card Subdivision: Canoe Pond School District: Nauset Book: 19614 Page: 064 Beach Ownership: Deeded Rights; Private Beach Description: Bay; Lake/Pond Convenient To: Bike Path; Conservation Area; Golf Course; Major Highway; Medical Facility Utilities: Gas: At Street; Water: Public on Street Showing Instructions: Call Listing Agent; Go Direct; Yard Sign Water: Public on Street Gas: At Street Neighborhood Amen: Beach Mass Use Code: 130-Developable Land Telephone: At Street Association: No Electric: At Street Cable: At Street Sewer: Private Sewer Underground Fuel Tank: N Mark S Uppendahl 508-367-1569 mark.uppendahl@raveis.com Listing Type:2.5% List Date: 12/11/2015 Concessions: No Street Description Paved Acres: 1.5 Lot Depth: 310 Lot Width: 230 Water Access:Fresh; Salt; Other - See Remarks Flood Ins Required:Unknown 71 Key: 13913 Town of BREWSTER - Fiscal Year 2018 9/19/2017 5:37 pm SEQ #: 9,392 CURRENT OWNER PARCEL ID LOCATION CLASS CLASS% DESCRIPTION BN ID BN CARD L E G A L POND OAKS LLC C/O ELIAS ALEXANDER & LAUREN 9 COGSWELL PLACE WEST YARMOUTH, MA 02673 62-45-0 TRANSFER HISTORY DOS T ELIAS ALEXANDER & LAUREN BANK OF NEW ENGLAND POND OAKS LLC 0 WINSTEAD ROAD SALE PRICE BK-PG (Cert) 30590-328 30404-64 25541-127 1300 PMT NO PMT DT TY DESC AMOUNT INSP BY 1st % CD T AC/SF/UN Nbhd St Ind Infl ADJ BASE SAF Topo Lpi VC CREDIT AMT ADJ VALUE L A N D 10 0 30 0 S A 60,000 13 0.019 13 1.00 13W 1.00 13W 1.00 A 1.00 A 1.0 0 1.0 0 142,370 110 TOTAL 1.396 Acres ZONING RL FRNT 0 ASSESSED CURRENT PREVIOUS Nbhd NBHD 13 Infl AVERAGE N Subdivision of Map 40 Parcel 67 & Map 49 Parcel 8 for O F/Y 07 -- Lot 8 on Plan Book 598/56-62 E LAND 142,500 222,600 BUILDING 0 0 DETACHED 0 0 OTHER 0 0 TOTAL 142,500 222,600 TY QUAL COND DIM/NOTE YB UNITS ADJ PRICE RCNLD PHOTO D E T A C H E D B U I L D I N G BUILDING CD ADJ DESC MODEL STYLE QUALITY FRAME SIZE ADJ DETAIL ADJ OVERALL MEASURE LIST REVIEW ELEMENT CD DESCRIPTION ADJ S BAT T DESCRIPTION UNITS YB ADJ PRICE RCN TOTAL RCN CONDITION ELEM CD EFF.YR/AGE COND FUNC ECON DEPR % GD RCNLD 100 DEV LAND 1 of 1 06/08/2017 04/05/2017 06/30/2011 R L S 215,000 255,435 1,000,000 102,880 5,840 1.00 1.00 A A 1.00 1.00 R01 R01 0.80 0.80 St Ind WINSTEAD T CAPACITY UNITS ADJ YEAR BLT NET AREA $NLA(RCN) BLDG COMMENTS 72 QUALIFICATIONS OF THE APPRAISER 73 LINDA CONEEN, MRA, SRA, REAL ESTATE APPRAISER MA Cert ifi ed General Real Est at e Appraiser License #214 95 Rayber Road, Orleans, Massachuset t s 02653 508-255-4241 of fice ~ 508-237-0899 cell ~ 508-255-6837 f ax lindaconeen@gmail .com OWNER AND PRINCIPAL Linda Coneen, MRA, SRA, Real Estate Appraiser 95 Rayber Road, Orleans, MA 02653 1983 – 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. 74 Appraisal Institute: 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 w/ Exam 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) 75 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 The Orleans Conservation Trust: 2014 Sustainable Erosion Control: Is it Possible? by Jim O’Connell, Coastal Geologist (Lecture) 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 76 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 Owner, Linda Coneen, MRA, SRA Real Estate Appraiser 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) 77 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. 78 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 79