46842nd Ave.

“To give real service you must add something which can not be bought or measured with money, and that is sincerity & integrity.”

-- Douglas Adams

46842nd Ave.

Michelle & MichaelGurman

Market analysis prepared for

415 290 6058max@sfproperties.com

lic#: 01446122

415 306 1174craig@sfproperties.comlic#: 01739593

Craig Epstein

Presented by

Max Armour

armourgroupsf.com

Dear Michelle & Michael

Selling your home is a serious undertaking. The most

important decision you make in this transaction is the agent

you hire. This report includes a comparison of your home

relative to others, information about our team and company,

suggestions for preparing your home to sell and a potential

timeline. Thanks for the chance to explain how we can

streamline the process and help you reach your goal, the

successful sale of your home.

Sincerely,

Max Armour & Craig Epstein

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SubjectClement & GearyOuter Richmond 1926246019003 & 2.5Sutro Tower & Partial Ocean3 car garage

Subject property 468 42nd Ave.

182Seal Rock

46842nd Ave.

StatusCross Street

NeighborhoodYear Built

sq. ftLot Size

Beds & BathsViews

Parking

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SoldAnzaOuter Richmond19281,8003,0003 & 1.5Partial Ocean2 car garage$1,149,000$1,375,000+20%$76311/26/1439Very similarSlightly superior location. Slightly inferior market conditions.Significantly larger lot.

SoldCabrilloInner Richmond192217002,1863 & 1.5None3 car garage$1,495,000$1,827,000+22%$10752/11/1529Very similarSuperior location.Very similar construc-tion and vintage.

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Comparative Market Analysis of Sold Properties

626 30th Ave.SoldBalboaCentral Richmond19222,3003,1183 & 1.5None2 car garage$1,198,000$1,580,000+32%$68710/09/1414SimilarSlightly superior location. Inferior market conditions.Inferior updates throughout.

619 21st Ave.Status

Cross StreetNeighborhood

Year Builtsq. ft

Lot SizeBDMs & BATHs

ViewsParking

Ask PriceSold Price

Sales / Ask Price$/sq ft

Date SoldDays on Market

ConditionComments

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707 3rd Ave.

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StatusCross Street

NeighborhoodYear Built

sq. ftLot Size

BDMs & BATHsViews

ParkingAsk Price

Sold PriceSales / Ask Price

$/sq ftDate Sold

Days on MarketCondition

Comments

Comparative Market Analysis of Active Listings

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583 47th Ave.ActiveAnzaOuter Richmond19391,5371,7503 & 1 Ocean2 car garage$899,000$1,208,000+34%$78510/20/1432SimilarSuperior location.Slightly inferior market conditions. Just 1 bath

Sold Properties4 properties

sold in area

28 AverageDOM

1 185 250Median List Price

1 497 500Median Sales Price

+26%Median Sales / Asking

Property type: Single Family Represented: SellerCOE: 4/7/14Sale Price: $5,125,000List Price: $4,250,000SP % LP: 121%DOM: 8

3867Jackson St.

Relevant 2014 Armour Group Sales

Property type: Duplex Represented: SellerCOE: 5/28/14Sale Price: $1,800,000List Price: $1,795,000SP % LP: 100%DOM: 101

318-320

29th Ave

Property type: Single Family Represented: SellerCOE: 10/15/14Sale Price: $2,010,000List Price: $1,695,000SP % LP: 119%DOM: 12

2379th Ave

Property type: Single FamilyRepresented: BuyerCOE: 7/21/14Sale Price: $1,175,000List Price: $$895,000SP % LP: 131%DOM: 12

66944th Ave

Property type: Condominium Represented: SellerCOE:12/24/14Sale Price: $725,000List Price: $650,000SP % LP: 111%DOM: 12

787La Playa St.

Property type: Single Family Represented: SellerCOE: 5/6/14 Sale Price: $3,400,000 List Price: $1,995,000SP % LP: 170% DOM: 8

2514Gough St.

Proper Pricing is most importatnt in the earlystages of marketing your property.

2 Weeks

4 Weeks

6 Weeks

8 Weeks

14 Weeks12 Weeks10 Weeks

Window of Opportunity

In a Seller’s market, overpricing is the greatest peril as the best buyers recognize when the price is too high. Buyers are extremely price sensitive in the current market which is very different from a couple of years ago.

Act

ivity

Time

Market Value Statistics

Statistics have shown:

There is a 95% chance of sale if a home is priced at market valueThere is a 50% chance of sale if priced at 5% over market valueThere is a 30% chance of sale if priced at 10% over market valueThere is a 20% chance of sale if priced at 15% over market value

The seller can only set the asking price. The buyers will set the sale price.

If the asking price is

15% over market value

10% over market value

5% over market value

Fair market value

20% of the buyers

30% of the buyers

50% of the buyers

95% of the buyers

The property appeals to

Our Listing Approach

“Luck is what happens when preparation

meets opportunity.” ― Seneca

• Listing agreement with price TBD• Sellers complete their seller disclosures• We compile complete disclosure package

• Interior design and staging consultation / staging to dramatize and showcase home• High end professional photography and videograpy

• Finalize initial listing price• Set offer date• Contact key realtor associates• Contact key clients• Prepare property statement• Schedule Neighborhood evening / weekend open houses / Tuesday broker’s tours• Order Yard sign

• Present property on: - MLS, TAN - Armour Group website - Custom property specific website - Coldwell Banker national and international websites - Direct email property flyer to ~4,500 SF Realtors - Social media• Open house schedule on sfgate and in Sunday Chronicle

• Create and send “just listed” postcards • Personally invite neighbors to open houses• Conduct private showings / Open houses• Evaluate feedback from Broker tour and showings

• On the offer date we manage the negotiating process: - Receive, evaluate, and tabulate offers - Present and review offers with sellers - Choose offer / ratify contract - Create escrow timeline

• Sellers sign closing docs with title co.• Buyers sign closing docs with title co.

• Escrow closes - Buyer’s funds transfer from escrow to Seller’s account.

Timeline elements are variable and may include:

Stage 1

Stage 2

Stage 3

Stage 4

Stage 5

Stage 6

Stage 7

Stage 8

Escrow No. ............................

.... Disclosure Regarding Agency Relationships

.... Market Conditions Advisory

.... Buyer’s Inspection Advisory

.... “As-Is” Addendum

.... Transfer Disclosure Statement

.... Supplemental Transfer Disclosure Statement

.... Seller’s Additional Disclosures

.... Home Inspection Report dated ..../..../..... by: ................................

.... Structural Pest Inspection dated ..../..../..... by: ..............................

.... Sewer Lateral Inspection dated ..../..../..... by: ...............................

.... Report of Residential Record (3-R)

.... Notice Concerning Information in the 3-R Report

.... Floor Plans & Room Dimensions dated ..../..../..... by: ....................

.... JCP Residential Property Disclosure

.... Disclosure Regarding Underground Storage Tanks in SF

.... Golden Gate Tank Visual Property Inspection for USTs

.... General Info Stmt. & Acknowledgment of Rcp’t of Local Disc.

.... Residential Energy & Water Conservation Ordinance Brochure

.... Receipt of Combined Hazards Disclosure Booklet

.... Lead-Based Paint Hazards Disclosure & Addendum

.... Residential Earthquake Hazards Report

.... Smoke Detector Statement of Compliance

.... Water Heater Statement of Compliance

.... Receipt of General Information Booklet

.... Notice to Buyers & Sellers RE Preliminary Title Reports

.... Preliminary Title Report dated ..../..../..... by:

KThompson@firstam.com

First American Title Company, Kevin Thompson One Embarcadero Center, Ste 250 San Francisco, CA 94111 Tel: 415-796-6136, Fax: (866) 407-2086

Property Disclosure Package

468 42nd Ave.

Coldwell Banker Previews Int’l, 1560 Van Ness Avenue, 2nd fl San Francisco, CA 94109 T: 415.290.6058, T: 415.830.0521 Fax 415.771.1264

Buyer acknowledges & agrees that neither Coldwell Banker Previews Int’l nor Listing Agent:(a) Guarantee the condition of the property(b) Shall be responsible for defects that are not known to Broker or are not visually observable in reasonably

and in reasonably and normally accessible areas of the property(c) Can verify information contained in inspection reports, square footage or representations made by others(d) Guarantee the performance of others who have provided services or products to Buyer or Seller(e) Guarantee the adequacy or completeness of repairs made by Seller or others(f) Can identify property boundary lines(g) Decide what price a Buyer should pay or a Seller should accept

Buyers are advised to obtain their own independent inspections from appropriate professionals prior to submitting an offer or during the escrow period.Receipt and Approval Acknowledged by:

BUYER _______________________________ Date __________BUYER _______________________________ Date __________

.... Sellers Agent AVID

.... Buyers Agent AVID

“Luck is what happens when preparation

meets opportunity.” ― Seneca

Coldwell

BankerResidentialBrokerage

15.4%

Alain PinelRealtors

8.5%

Intero RealEstateServices

5.8%

PacificUnion

4.2%

Sereno Group

1.7%

Sotheby’s InternationalRealty

3.4%

KellerWilliamsRealty

3.7%

The Market Leader

Total dollar volume sold in the Bay AreaAlameda, Contra Costa, Marin, Monterey, San Francisco, San Mateo, Santa Clara, Santa Cruz and Sonoma Counties

“Diligence is the mother of good fortune.”― Miguel de Cervantes

Coldwell banker 3100Keller Williams 670Sotheby’s International 600Intero RealEstate Services 60Ailan Pine Realtors 31Pacific Union 17

Offices Worldwide

Coldwell banker 82000Keller Williams 75000Sotheby’s International 12000Intero Real Estate Services 2000Ailan Pine Realtors 1400Pacific Union 412

Agents Total

Coldwell banker 50Keller Williams 2Sotheby’s International 45Intero Real Estate Services 1Ailan Pine Realtors 1Pacific Union 1

Countries/Territories

Coldwell Banker Previews International has more global coverage, office locations and Agents thanany other company special-izing in luxury real estate. For your Agent, this means they have a larger,active pool of buyers to access, which could result in a more expedient sale.

Global Industry Comparison

The Team

More for your commission dollar by a Team Approach

Max ArmourFounder and leader of the Armour Properties team. Building on his success as co-leader of the highest grossing team in San Francis-co over the past ten years, Max’s understanding of the San Francisco market is unparalleled. His creative innovations, zealous work ethic, intense focus on the process and clear communi-cation deliver proven results for his discriminating clientele.

Lance MachovskyChief Operating Officer for the Armour Properties team. Lance oversees all in-house activities, ranging from mar-keting to listing. As the chief point of contact for all team members, he is responsible for effectively marshaling Armour Properties’ resources, ensuring all clients the best, most seamless experience.

Craig EpsteinAs Listing Manager Craig manages the pre-listing preparation of the property, coordinating with stagers, inspectors, painters, photog-raphers and other vendors. Craig ensures that the all-im-portant Disclosure Package is thoroughly completed. 80% of selling a home happens before it even hits the market. Armour Properties controls the preparation of the house in a timely effective manner to maximize the return.

Sellers experience a multiplier effect by having four agents completely committed to selling their listing, while buyers benefit from four people scouring the market to find their ideal property.

A Focus on International Buyers

Colleen WangColleen specializes in providing personalized service to clients around the world. Her qualifications include:

• MS in Accounting, strong understanding of Property Tax• Solid understanding of Real Estate market in bay area舊金山灣區, China中國, Hong Kong香港 and Taiwan台灣• Full understanding of Immigration Business Plan-EB5 Immigrant Investors Policy中國 香港 台灣 投資 移民• Great connection with Real Estate Financ-ing Lenders to offer buyers a variety of different financing tools• Fluent in English英文, Chinese-Mandarin中文普通話, Taiwanese台灣話• Associated with a reputable Real Estate Team, Maximillian Armour- Coldwell Banker Residential Brokerage, the top producer in San Francisco to provide buyers valuable listings• Member of Asian Real Estate Association of America, Chinese American Real Estate Association, San Francisco Association of Realtors

The Armour Group has a unique focus of marketing listings to international buyers by having a multilingual team member. Colleen Wang, a native Mandarin speaker, works between San Francisco and Taiwan, Hong Kong and mainland China, establishing relationships with international brokers, investors and buyers. She provides customized landing and lifestyle management service to international buyers based on individual needs.We also directly marketing listings on Chinese language websites and create Mandarin language versions of our printed sales and marketing materials.

References

“Individual commitment to a group effort - that is what makes a team work, a company work,

a society work, a civilization work.”― Vince Lombardi

Sales Teamarmourgroupsf.com560 Van Ness Ave. 2nd FloorSan Francisco, CA 94109

Coldwell BankerPreviews International1560 Van Ness Ave. 2nd FloorSan Francisco, CA 94109

First American Title escrow officer: Kevin Thompson 415 563 2206, Kthompson@firtam.com

In house transaction coordinators:

Listings Claudia HurtadoEric SandateClaudine Cabaron 415 474 1222 sfvannesstc@cbnorcal.com

415 830 0521lance.machovsky@armourgroupsf.comLic#01718099

Lance Machovsky

415 306 1174craig@armourgroupsf.comlic#: 01739593

Craig Epstein

415 290 6058max@armourgroupsf.comlic#: 01446122

Max Armour

Coldwell Banker Previews Int'l1560 Van Ness Avenue, 2nd FloorSan Francisco, CA 94109

armourgroupsf.com