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<br />DAm..EN & DWYER, INC. <br /> <br />TABLE OF CONTENTS <br /> <br />Summary of Salient Facts ................................................. 1 <br /> <br />Market Value Defined .... ~ . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ., 2 <br /> <br />General Introduction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .' 3 <br /> <br />Brief Property Description <br />Scope of the Appraisal <br />Purpose of the Appraisal ..................................... . . . . . . . . . . . ., 4 <br /> <br />Function of the Appraisal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ., 4 <br /> <br />Property Rights Appraised . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ., 4 <br /> <br />History of Ownership .................................................... 4 <br /> <br />Legal Descriptions ...................................................... 5 <br /> <br />Record Data .......................................................... 6 <br /> <br />Roseville Profile ........................................................ 7 <br /> <br />Are'a Map ........................................................... 10 <br /> <br />Zoning ............................................................. 11 <br /> <br />Subject Photographs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 12-1 5 <br /> <br />Plat Map . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 16 <br /> <br />Description of the Site .................................................. 1 7 <br /> <br />Description of the Improvements ........................................... 17 <br /> <br />Building Sketch ....................................................... 1 8 <br /> <br />The Cost Approach to Value .............................................. 19 <br /> <br />Land Sale Com parables . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ., 20 <br /> <br />Replacement Cost Approach to Value ................................. . . . . . .. 21 <br /> <br />Depreciation Explained .................................................. 21 <br />Direct Sales Comparison Approach . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 22 <br /> <br />Comparable Sales . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23-25 <br /> <br />Comparable Sales Adjustment Grid . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ., 26 <br />Analysis of Comparable Sales ............................................. 27 <br /> <br />Summary and Conclusion ................................................ 28 <br /> <br />Certification . . . . . . . . . . . . . . . . . ... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 29 <br /> <br />Contingent & Limiting Conditions " . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ., 30 <br />Appraiser's Qualifications ................................................ 31 <br />