EFTA00168352¶
ADDENDUM¶
Client: Federal Bureau of Investigation¶
Property Address: 9 East 71st Street¶
City: New York¶
State: NY¶
Zip: 10021¶
Property Rights Appraised: Fee Simple¶
General Comments¶
The purpose of this appraisal is to estimate the market value of the subject property as of the effective date of the appraisal. The report will function as a guide for the client mentioned in this report.¶
In preparing this appraisal, the appraiser has been requested to perform an exterior viewing only and not to disturb the occupants by entering the building. The physical characteristics used to develop this appraisal are based on the assessment records and on the multiple listing service if available. The subject was observed from the public street as of the effective date of the appraisal. Based on the observed conditions, the assessment records and multiple listing service information appear to be accurate. For the purposes of this appraisal, it is assumed that the interior condition of the subject property is consistent with the exterior conditions as observed, and that the information concerning the interior condition as provided by the assessor’s records and the multiple listing service is accurate.¶
Per prior agreement with the client, the appraiser did not value the site and did not use the cost approach to value, although this approach would generally be considered meaningful in appraising a property of this type.¶
Data was collected from a variety of sources including, but not limited to, public land records, a multiple listing service, tax records, brokers, buyers, sellers, comps inc. And in-office files.¶
The form summarizes the process and conclusion of the value for the sales comparison approach and a final value conclusion. Additional supporting data can be found in our appraisal file.¶
The highest and best use is considered to be as is.¶
The subject is not a manufactured home and is permanently affixed to the foundation. Manufactured homes are not common to this area.¶
It should be noted that a review of all transfers of residential property known to have taken place in the subject area was undertaken before comparable sale selection was finalized.¶
Due to the subject only being viewed from the street and the appraiser not being able to measure the subject, the gross living area information was obtained from the assessor’s office (if possible) or was estimated by the appraiser.¶
The tax information in this report has been given to the appraiser by the respective town and/or village and is assumed to be correct.¶
This appraiser assumes a certificate of occupancy exists for the subject as described herein.¶
The client ordered this appraisal as an exterior only report. No interior viewing was completed. The occupancy is marked on the first page based on the norm for the neighborhood, unless otherwise noted.¶
The appraiser reserves the right to revise this report upon a full viewing of the subject property.¶
For the purpose of this appraisal report, the word inspect should be view or viewed. This would mean that the appraiser has viewed, not inspected, the property and it’s characteristics. The appraiser is not an expert in the field of engineering, home inspections or environmental issues. The appraiser views the property where possible and reports what is seen. No tests of any sort were prepared to draw any conclusions.¶
This appraiser is not and engineer or home inspector, therefor the reader of this report should not rely on this appraisal as a substitute for a home inspection.¶
The electronic signatures in this report are secured with security protected access codes. This has been approved and accepted by uspap, the appraisal institute as well as major banks and lending institutions including fannie mae.¶
Note that the photographs submitted with this appraisal report are original digital images. These digital images have not been altered or modified in any shape or form as to mislead the reader of this report. If there were any people in the pictures, they have been removed.¶
The map in this report is generated by the computer. The accuracy may not be to the exact location but is very close and is not intended to mislead the reader.¶
This report was ordered as an exterior report only. Due to this fact, the appraiser does not know if the utilities are on or off , if repairs are needed, and what a cost to cure would be.¶
Unless otherwise stated in this report, the existence of hazardous materials, which may or may not be present on the property, was not observed by the appraiser. The appraiser has no knowledge of the existence of such materials on or in the property. The appraiser, however, is not qualified to detect such substances. The presence of substances such as asbestos, urea-formaldehyde foam insulation, and other potentially hazardous materials may affect the value of the property. The value estimated is predicated on the assumption that there is no such material on or in the property that would cause a loss in value. No responsibility is assumed for such conditions or for any expertise or engineering knowledge required to discover them. The intended user is urged to retain an expert in this field if desired.¶
The intended User of this appraisal report is an agency of the United States Government. The intended Use is to evaluate the property that is the subject of this appraisal for an estimated market value, subject to the stated Scope of Work, purpose of the appraisal, reporting requirements of this appraisal form, and Definition of Market Value. No additional Intended Users are identified by the appraiser.¶
USAO 000378¶
Addendum Page 1 of 2¶
EFTA_00018288¶
EFTA00168353¶
ADDENDUM¶
| Client: Federal Bureau of Investigation | File No.: F987005 1 |
|---|---|
| Property Address: 9 East 71st Street | Case No.: |
| City: New York | State: NY |
USAO 000379¶
| EFTA_00018289 | | :--- | :--- |¶
This is a simple Markdown representation of the provided image, preserving the original layout with headings, paragraphs, and formulas as they appear. No additional content has been added or removed.¶
EFTA00168354¶
APPRAISAL REPORTS, INC.¶
Single Family Residential Property¶
Market Listings¶
File No. F907005.1¶
| FEATURE | SUBJECT | LISTING #1 | LISTING #2 | LISTING #3 | ||||||
|---|---|---|---|---|---|---|---|---|---|---|
| 9 East 71st Street Address New York, NY | 12 East 63rd Street | 134 Charles Street | ||||||||
| New York, NY 10065 | New York, NY 10014 | |||||||||
| 0.43 miles SW | 3.38 miles SW | |||||||||
| Proximity to Subject | ||||||||||
| Original List Price | $ | 67,000,000 | $ | 80,000,000 | ||||||
| Current List Price | $ | 67,000,000 | $ | 80,000,000 | ||||||
| Last Price Revision Date | 1/1/2019 | 11/5/2018 | ||||||||
| Sale Price | $ | |||||||||
| Price Gross Lot Area | $ 0.00 sq. ft. | 15,153.84 sq. ft. | 15,125.57 sq. ft. | $ sq. ft. | ||||||
| Data Source(s) | StreetEasy.com | StreetEasy.com | ||||||||
| Verification Source(s) | Coronran | Bespoke Real Estate LLC | ||||||||
| VALUE ADJUSTMENTS | DESCRIPTION | DESCRIPTION | <=1 Adjustment | DESCRIPTION | <=1 Adjustment | DESCRIPTION | <=1 Adjustment | |||
| Days on Market | 188 | 251 | ||||||||
| Sale or Financing Concessions | LISTING | -6,700,000 | LISTING | -8,000,000 | ||||||
| Location | Urban | Urban | ||||||||
| Leasehold Free Sample | Fee Simple | Fee Simple | Fee Simple | |||||||
| Site | Wide/518 sq. ft. | Level/2500 | 510,800 | Wide/4745 | +36,300 | |||||
| View | City | City | City | -100,000 | ||||||
| Design (Style) | 1-Fam Attached | 1-Fam Attached | 1-Fam Attached | |||||||
| Quality of Construction | Limestone/Good | Limes/Brick/Gd | Brick/Good | |||||||
| Actual Age | 109 +/- Years | 109 +/- Years | 109 +/- Years | |||||||
| Condition | Very Good | Very Good | Very Good | |||||||
| Above Grade | Below Grade | Below Grade | Below Grade | Below Grade | Top Items | Bottom Items | ||||
| New Count | 40 U | UNK | 14.7 | 8.5 | +100,000 | 15 | 6 | 8.5 | ||
| Gross Living Area | 18,814 sq. ft. | 13,000 | 11,628 sq. ft. | 13,060 | $11,508,000 | $q.ft. | ||||
| Basement & Filled Rooms Below Grade | Full Basement | Full Basement | Full Basement | Full Basement | Full Basement | |||||
| Functional Utility | 1-Fam/Good | 1-Fam/Good | 1-Fam/Good | 1-Fam/Good | 1-Fam/Good | |||||
| Energy Efficient Items | Insul Windows | Insul Windows | Insul Windows | Insul Windows | Insul Windows | |||||
| Garage Carport | Patio | Pool | None | |||||||
| Porch/Patio Deck | Squash Court | -25,000 | ||||||||
| Net Adjustment (Total) | X | $\cdot$ | $ | 5,538,800 | X | $\cdot$ | $ | $\cdot$ | $ | |
| Adjusted Use Price | Net Adj. $ 8.3% | Net Adj. $ 28.3% | Net Adj. $ 72,538,000 | Net Adj. $ 4.3% | Net Adj. $ 24.6% | Net Adj. $ 83,419,300 | Net Adj. % | Net Adj. % | Net Adj. % | |
| Comments on Market Listings | Listings were adjusted for lack of premium wide frontage. | |||||||||
SFR_05_Listings: 07212014¶
Produced using ACI software, 003.234.8727 www.acciweb.com¶
USAO 000380¶
| EFTA_00018290 |¶
| :--- | :--- |¶
This is a simple Markdown representation of the provided image, preserving the original layout with headings, paragraphs, and formulas as they appear. No additional content has been added or removed.¶
EFTA00168355¶
APPRAISAL REPORTS, INC.¶
Single Family Residential Property¶
Market Listings¶
File No. F907005.1¶
| FEATURE | SUBJECT | LISTING # 4 | LISTING # 5 | LISTING # 6 | |||||||
|---|---|---|---|---|---|---|---|---|---|---|---|
| 9 East 71st Street Address New York, NY | |||||||||||
| Proximity to Subject | |||||||||||
| Original List Price | $ | ||||||||||
| Current List Price | $ | ||||||||||
| Last Price Revision Date | |||||||||||
| Sale Price | $ | ||||||||||
| Price Gross Lot Area | $ 0.00 sq. ft. | $ sq. ft. | $ sq. ft. | $ sq. ft. | |||||||
| Data Sources(s) | |||||||||||
| Verification Sources(s) | |||||||||||
| VALUE ADJUSTMENTS | DESCRIPTION | DESCRIPTION | <=1.5 Adjustment | DESCRIPTION | >=1.5 Adjustment | DESCRIPTION | <=1.5 Adjustment | ||||
| Days on Market | |||||||||||
| Sale or Financing Conclusions | |||||||||||
| Location | Urban | ||||||||||
| Leasehold Fee Simple | Fee Simple | ||||||||||
| Site | Wide/5108 sq. ft. | ||||||||||
| View | City | ||||||||||
| Design (Style) | 1-Fam Attached | ||||||||||
| Quality of Construction | Limestone/Good | ||||||||||
| Actual Age | 109 +/- Years | ||||||||||
| Condition | Very Good | ||||||||||
| Above Grade Rooms Count | 40 U UNK | Total Beds | Baths | Total Beds | Baths | Total Beds | Baths | ||||
| Gross Living Area | 18,814 sq. ft. | sq. ft. | sq. ft. | sq. ft. | |||||||
| Basement Finished Rooms Below Grade | Full Basement | ||||||||||
| Functional Utility | 1-Fam/Good | ||||||||||
| Interior Control | HW/Radiant/Cent | ||||||||||
| Energy Efficient Items | Insul Windows | ||||||||||
| Garage Carport | None | ||||||||||
| Porch/Patio Deck | Patio | ||||||||||
| Net Adjustment (Total) | □ - □ - $ | □ - □ - $ | □ - □ - $ | ||||||||
| Adjusted List Price | Net Adj. % | $ | Net Adj. % | $ | Net Adj. % | $ | |||||
| ITEM | SUBJECT | LISTING # 4 | LISTING # 5 | LISTING # 6 | |||||||
| Date of Prior Sale/Transfer | 12/23/2011 | ||||||||||
| Price of Prior Sale/Transfer | $10 | ||||||||||
| Data Sources(s) | ACRIS | ||||||||||
| Effective Date of Data Sources(s) | 7/14/2019 | ||||||||||
| Comments on Market Listings | |||||||||||
SFR_05_Listings: 07212014¶
Produced using ACI software, 800 234 8727 www.acciweb.com¶
USAO 000381¶
| EFTA_00018291 |¶
| :--- | :--- |¶
This is a simple Markdown document with no headings, paragraphs, or tables. It contains just the text “EFTA_00018291”.¶
EFTA00168356¶
APPRAISAL REPORTS, INC.¶
Single Family Residential Property¶
Market Listings¶
File No. F907005.1¶
| FEATURE | SUBJECT | LISTING # 7 | LISTING # 8 | LISTING # 9 | |||||||
|---|---|---|---|---|---|---|---|---|---|---|---|
| 9 East 71st Street Address New York, NY | |||||||||||
| Proximity to Subject | |||||||||||
| Original List Price | $ | ||||||||||
| Current List Price | $ | ||||||||||
| Last Price Revision Date | |||||||||||
| Sale Price | $ | ||||||||||
| Price Gross Lot Area | $ 0.00 sq. ft. | $ sq. ft. | $ sq. ft. | $ sq. ft. | |||||||
| Data Sources(s) | |||||||||||
| Verification Sources(s) | |||||||||||
| VALUE ADJUSTMENTS | DESCRIPTION | DESCRIPTION | <=1.5 Adjustment | DESCRIPTION | >=1.5 Adjustment | DESCRIPTION | <=1.5 Adjustment | ||||
| Days on Market | |||||||||||
| Sale or Financing Conclusions | |||||||||||
| Location | Urban | ||||||||||
| Leasehold Fee Simple | Fee Simple | ||||||||||
| Site | Wide/5108 sq. ft. | ||||||||||
| View | City | ||||||||||
| Design (Style) | 1-Fam Attached | ||||||||||
| Quality of Construction | Limestone/Good | ||||||||||
| Actual Age | 109 +/- Years | ||||||||||
| Condition | Very Good | ||||||||||
| Above Grade Rooms Count | 40 U UNK | Total Beds | Baths | Total Beds | Baths | Total Beds | Baths | ||||
| Gross Living Area | 18,814 sq. ft. | sq. ft. | sq. ft. | sq. ft. | |||||||
| Basement Finished Rooms Below Grade | Full Basement | ||||||||||
| Functional Utility | 1-Fam/Good | ||||||||||
| Interior Control | HW/Radiant/Cent | ||||||||||
| Energy Efficient Items | Insul Windows | ||||||||||
| Garage Carport | None | ||||||||||
| Porch/Patio Deck | Patio | ||||||||||
| Net Adjustment (Total) | □ - □ - $ | □ - □ - $ | □ - □ - $ | ||||||||
| Adjusted List Price | Net Adj. % | $ | Net Adj. % | $ | Net Adj. % | $ | |||||
| ITEM | SUBJECT | LISTING # 7 | LISTING # 8 | LISTING # 9 | |||||||
| Date of Prior Sale/Transfer | 12/23/2011 | ||||||||||
| Price of Prior Sale/Transfer | $10 | ||||||||||
| Data Sources(s) | ACRIS | ||||||||||
| Effective Date of Data Sources(s) | 7/14/2019 | ||||||||||
| Comments on Market Listings | |||||||||||
SFR_05_Listings: 07212014¶
Produced using ACI software, 800 234 8727 www.acciweb.com¶
USAO 000382¶
| EFTA_00018292 |¶
| :--- | :--- |¶
This is a simple Markdown document with no headings, paragraphs, or tables. It contains just the text “EFTA_00018292”.¶
EFTA00168357¶
APPRAISAL REPORTS, INC.¶
Single Family Residential Property¶
Market Listings¶
File No. F907005.1¶
| FEATURE | SUBJECT | LISTING # 10 | LISTING # 11 | LISTING # 12 | ||||||
|---|---|---|---|---|---|---|---|---|---|---|
| 9 East 71st Street Address New York, NY | ||||||||||
| Prominency to Subject | ||||||||||
| Original List Price | $ | $ | ||||||||
| Current List Price | $ | $ | ||||||||
| Last Price Revision Date | $ | |||||||||
| Sale Price | $ | |||||||||
| Price Range, Liv Area | $ 0.00 sq. ft. | $ sq. ft. | ||||||||
| Data Source(s) | ||||||||||
| Verification Source(s) | ||||||||||
| VALUE ADJUSTMENTS | DESCRIPTION | DESCRIPTION | <=1 Adjustment | DESCRIPTION | >=1 Adjustment | DESCRIPTION | <=1 Adjustment | DESCRIPTION | >=1 Adjustment | DESCRIPTION |
| Days on Market | ||||||||||
| Sale or Financing Concessions | ||||||||||
| Location | Urban | |||||||||
| Leasehold/Free Simple Site | Fee Simple Wide/5108 sq. ft. | |||||||||
| City | City | |||||||||
| Design (Style) | 1-Fam Attached | |||||||||
| Quality of Construction | Limestone/Good | |||||||||
| Actual Age | 109 +/- Years | |||||||||
| Condition | Very Good | |||||||||
| Above Grade Rooms Count | 40 U UNK | Total Beds | Baths | Total Beds | Baths | Total Beds | Baths | Total Beds | Baths | |
| Gross Living Area | 18,814 sq. ft. | sq. ft. | sq. ft. | sq. ft. | sq. ft. | |||||
| Basement & Finished Rooms Below Grade | Full Basement | |||||||||
| Functional Utility | 1-Fam/Good | |||||||||
| Interior Design | HW/Restland/Cent | |||||||||
| Energy Efficient Items | Insul Windows | |||||||||
| Garage Carport | None | |||||||||
| Porch/Patio/Deck | Patio | |||||||||
| Net Adjustment (Total) | □ - □: | $ | □ - □: | $ | □ - □: | $ | □ - □: | $ | ||
| Adjusted List Price | Net Adj. % Gross Adj. % | $ | $ | Net Adj. % Gross Adj. % | $ | Net Adj. % Gross Adj. % | $ | Net Adj. % Gross Adj. % | $ | |
| ITEM SUBJECT | LISTING # 10 | LISTING # 11 | LISTING # 12 | |||||||
| Date of Prior Sale Transfer 12/23/2019 | ||||||||||
| Price of Prior Sale Transfer $10 | ||||||||||
| Data Source(s) ACRIS | ||||||||||
| Effective Date of Data Source(s) 7/14/2019 | ||||||||||
| Comments on Market Listings | ||||||||||
SFR_05_Listings: 07212014¶
Produced using ACI software, 800 234.8727 www.sciweb.com¶
USAO 000383¶
| EFTA_00018293 |¶
| :--- | :--- |¶
This is a simple Markdown document with no headings, paragraphs, or tables. It contains just one line of text.¶
EFTA00168358¶
APPRAISAL REPORTS, INC.¶
Single Family Residential Property¶
Market Listings¶
File No. F907005.1¶
| FEATURE | SUBJECT | LISTING # 13 | LISTING # 14 | LISTING # 15 | |||||||
|---|---|---|---|---|---|---|---|---|---|---|---|
| 9 East 71st Street Address New York, NY | |||||||||||
| Proximity to Subject | |||||||||||
| Original List Price | $ | ||||||||||
| Current List Price | $ | ||||||||||
| Last Price Revision Date | $ | ||||||||||
| Sale Price | $ | ||||||||||
| Price/Gross Lif Area | $ 0.00 sq. ft. | $ sq. ft. | $ sq. ft. | $ sq. ft. | |||||||
| Data Source(s) | |||||||||||
| Verification Source(s) | |||||||||||
| VALUE ADJUSTMENTS | DESCRIPTION | DESCRIPTION | <=1 Adjustment | DESCRIPTION | >=1 Adjustment | <=1 Adjustment | |||||
| Days on Market | |||||||||||
| Sale or Financing Conclusions | |||||||||||
| Location | Urban | ||||||||||
| Leasehold Free Simple Site | Fee Simple Wide/5108 sq. ft. | ||||||||||
| City | City | ||||||||||
| Design (Style) | 1-Fam Attached Limestone/Good | ||||||||||
| Quality of Construction | |||||||||||
| Actual Age | 109 +/- Years | ||||||||||
| Condition | Very Good | ||||||||||
| Above Grade Rooms Below Grade | 40 U UNK | Total Beds | Baths | Total Stalls | Baths | Total Beds | Baths | Total Stalls | Baths | ||
| Gross Living Area | 18,814 sq. ft. | sq. ft. | sq. ft. | sq. ft. | |||||||
| Basement & Finished Rooms Below Grade | Full Basement | ||||||||||
| Functional Utility | 1-Fam/Good | ||||||||||
| Interior Design | HW/Wardlent/Cent | ||||||||||
| Energy Efficient Items | Insul Windows | ||||||||||
| Garage/Carport | None | ||||||||||
| Porch/Patio Deck | Patio | ||||||||||
| Net Adjustment (Total) | □- □- $ | □- □- $ | □- □- $ | ||||||||
| Adjusted List Price | Net Adj. % Gross Ad. % | Net Adj. % Gross Ad. % | Net Adj. % Gross Ad. % | ||||||||
| ITEM | SUBJECT | LISTING # 13 | LISTING # 14 | LISTING # 15 | |||||||
| Date of Prior Sale/Transfer | 12/23/2011 | ||||||||||
| Price of Prior Sale/Transfer | $10 | ||||||||||
| Data Source(s) | ACRIS | ||||||||||
| Effective Date of Data Source(s) | 7/14/2019 | ||||||||||
| Comments on Market Listings | |||||||||||
SFR_05_Listings: 07212014¶
Produced using ACI software, 800 234 8727 www.acciweb.com¶
USAO 000384¶
| EFTA_00018294 |¶
| :--- | :--- |¶
This is a simple Markdown document with no headings, paragraphs, or tables. It contains just one line of text.¶