comparative market analysismegaagent.com/agents/brown_tom/dlgallery/cma of 413... · (prorated for...

Comparative Market AnalysisPrepared especially for

Jacqueline Brown and Ruth Steck108 Woodlyn Court, Waynesboro and 1852 Duke of Norfolk Quay, Va Beach, VA

For marketing the property at413 S Ellison Ln

Prepared by:TOM BROWNWESTHILLS LTD., REALTORS2611 W.MAIN ST. STE 8WAYNESBORO, VA 22980

Office:Cell:Fax:Email:

(540) 943-9700(540) 649-2291(540) [email protected]

All information regardless of source, including square footage and lot sizes, is deemed reliablebut not guaranteed and should be verified by personal inspection and/or with the appropriate

professionals.

TOM BROWNOffice: (540) 943-9700Cell: (540) 649-2291Fax: (540) 942-4709Email: [email protected]

July 27, 2007

Jacqueline Brown and Ruth Steck108 Woodlyn Court, Waynesboro and 1852 Duke of Norfolk Quay, Va Beach, VA

Thank you for selecting me to help sell your property. I believe our marketing plan will generate a great deal of interest in this property, and I will keep youinformed about our progress. With my background in real estate, and the value represented by yourproperty, we can put together a marketing plan to sell your house. As you are aware, there are many aspects to selling a property. These include finding the right price,developing a strong marketing plan, and keeping the property looking good for prospective buyers.By working together, I am confident we will get the results you want. Please feel free to call me at any time if you have questions. I look forward to a mutually rewardingrelationship with you. Respectfully,

TOM BROWN

Table of Contents

Subject Property 1

Comparative Market Analysis Summary 2

Price Recommendation 3

Price-Adjusted Summary 4

Comparable Properties Graphical Analysis 6

Seller's Estimated Proceeds 7

Marketing Plan 8

Resume 9

Comparable Properties 10


Subject Property

Apx Age: 52 Zoning: Ra1Tax Amount: $1,639 Tax Yr: 2007HOA: No HOA Fee:Apx Tot Fin SF: 1,844 Acres: .55Subdivision: Westwood Hills 1/2 Baths: 0Area: Waynesboro Baths: 2State Zip: VA 22980 Bedrms: 3City: WaynesboroAddress: 413 S Ellison Ln MLS #: -874

Legal/Tax#/Acc#: Block 10 Lot 3 Westwood Hills

Directions: South on Rosser, R Forest Dr, R S. Ellison; on right

Remarks:

Views: Residential Garage: 2 Car AttachedHeat: Hot Water, Natural Gas Sewer: PublicStyle: Ranch Air Conditioning: None

Residential Features: Cable Tv, Fireplace, Main Floor Bedroom, Main Floor Laundry, Pantry, Paved Drive, Screened PorchPossession: At ClosingDocuments: NoneShow Instr.:Water: PublicRoof: AsphaltRoad Type: City StreetLand Features:Fireplace: Basement, Living Room, Wood BurningFencing: NoneExterior: BrickEasements: UnknownBasement: Family Room/rec RoomAppliances: Dishwasher, Dryer, Garage Door Opener, Grill, Oven, Range, Refrigerator, Washer

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Comparative Market Analysis Summary

Subject Property

MLS # Address City Bdrms Baths Apx Fin SF-874 413 S Ellison Ln Waynesboro 3 2 1,844

Recently Sold

MLS # Address City Bdrms Baths Apx Fin SF List $ Sell $ DOM39092 105 Pratt`S Woods Lane Waynesboro 3 3 2,331 $279,900 $245,000 14041242 1201 Chatham Road Waynesboro 3 1 1,744 $249,000 $249,000 7639465 1933 Forest Dr. Waynesboro 3 2 1,805 $239,900 $231,500 5838722 1500 Chatham Rd. Waynesboro 4 2 2,400 $235,000 $235,000 19637042 1201 Greenbrier Rd. Waynesboro 3 2 2,469 $229,500 $230,000 24539139 833 Shawnee Rd Waynesboro 3 2 1,918 $225,900 $225,900 24Average 2,111 $243,200 $236,067 123Median 2,125 $237,450 $233,250 108

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Price Recommendation

The recommended price is based on our review of properties similar to your own which are currently forsale or have recently been sold. Our analysis suggests that your property should be listed at:

$223,768 to $247,323

Pricing your property correctly is crucial. We may want t discuss any features not included in this reportand include a price adjustment accordingly - such as more accurately representing the unfinished part ofthe basement. If you decide to go forward I will get detail room measurements. A property which ispriced correctly will attract more buyers than one which is priced above the current market value. I lookforward to working with you to get your property sold quickly.

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Price-Adjusted Summary

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Recently Sold Subject 41242 39139 37042

Address 413 S Ellison Ln 1201 Chatham Road 833 Shawnee Rd 1201 Greenbrier Rd.

Status C C C

List Price $249,000 $225,900 $229,500

Sell Price $249,000 $225,900 $230,000

List Date 02/20/2007 08/01/2006 02/14/2006

Sell Date 05/07/2007 08/25/2006 10/17/2006

Days on Market 76 24 245

Rank --- --- ---

Sell/List Ratio 100% 100% 100%

Appreciation (%) 81 1,657 336 6,238 283 5,349

Apx Total 1844 1744 6,000 1918 (4,440) 2469 (37,500)

Apx Finished SF 290 295 (175) 0 10,150 450 (5,600)

Apx Unfinished 300 295 125 0 7,500 290 250

# Bedrooms 3 3 3 3

# Baths 2 1 7,500 2 2

#Half-Baths 0 1 (3,750) 1 (3,750) 1 (3,750)

AC-Cfa N Y (8,000) Y (8,000) N

APPL-Washer Y N 200 N 200 Y

APPL-Dryer Y N 200 N 200 Y

RESF-Screened Y N 7,500 Y N 7,500

GAR-2 Car Y N 7,500 N 7,500 N 7,500

update kitchen 10000 (10,000)

Other/Cond 20,000 20,000

Garage adjust 7500 7500 (2,500) 7500 7500 (5,000)

outdoor grill 2000 2,000 2,000 2,000

Total Adjustments $28,257 $17,598 ($9,251)

Adjusted Price $235,546 $277,257 $243,498 $220,749

Adjusted Price/SqFt $128 $159 $127 $89

Price-Adjusted Summary

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Recently Sold (cont'd) Subject 38722 39465 39092

Address 413 S Ellison Ln 1500 Chatham Rd. 1933 Forest Dr. 105 Pratt`S Woods Lane

Status C C C

List Price $235,000 $239,900 $279,900

Sell Price $235,000 $231,500 $245,000

List Date 06/29/2006 08/29/2006 07/27/2006

Sell Date 01/11/2007 10/26/2006 12/14/2006

Days on Market 196 58 140

Rank --- --- ---

Sell/List Ratio 100% 96% 88%

Appreciation (%) 196 3,785 274 5,213 224 4,510

Apx Total 1844 2400 (33,360) 1805 2,340 2331 (29,220)

Apx Finished SF 290 800 (17,850) 204 3,010 483 (6,755)

Apx Unfinished 300 0 7,500 241 1,475 323 (575)

# Bedrooms 3 4 (2,000) 3 3

# Baths 2 2 2 3 (7,500)

#Half-Baths 0 1 (3,750) 1 (3,750) 0

AC-Cfa N Y (8,000) Y (8,000) Y (8,000)

APPL-Washer Y N 200 N 200 N 200

APPL-Dryer Y N 200 N 200 N 200

RESF-Screened Y N 7,500 N 7,500 Y

GAR-2 Car Y N 7,500 N 7,500 N 7,500

update kitchen 10000 (10,000)

Other/Cond 20,000 15,000

Garage adjust 7500 7500 (5,000) 7500 (3,500) 7500

outdoor grill 2000 2,000 2,000 2,000

Total Adjustments ($21,275) $19,188 ($37,640)

Adjusted Price $235,546 $213,725 $250,688 $207,360

Adjusted Price/SqFt $128 $89 $139 $89


Comparable Properties Graphical Analysis

Price $/SqFt DOM

Total Average Median Average Median Average Median

Recently Sold 6 $236,067 $233,250 $114 $111 123 108

$100,000

$200,000

$300,000

0 0

100

200

300

Original List Price

Sold PriceDays on Market

Closed Listings

105 Pratt`S Woods Lane

1201 Chatham Road

1933 Forest Dr.

1500 Chatham Rd.

1201 Greenbrier Rd.

833 Shawnee Rd

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Seller's Estimated Proceeds

Prepared especially for: For the property located at:

Estimated Close Date:

Jacqueline Brown and Ruth Steck 108 Woodlyn Court, Waynesboro and 1852 Duke of Norfolk Quay, Va Beach, VA07/27/2007 Waynesboro, VA 22980

Projected Gross EquitySale Price of Property(estimated)

$235,546

Less Mortgage Balance(estimated)Less Other EncumbrancesTotal Estimated Equity $235,546

Estimated Closing CostsTransfer Tax(if any in your state)FHA, VA or Lender Discount Points(1 to 6% of loan amount)Mortgage Pre-payment Penalty(if any, conventional only)Real Estate Taxes(prorated for the time you owned the home)

$400

Corrective Work(negotiable, but generally seller pays)Survey(negotiable, but generally buyer's expense)Termite Inspection(generallly buyer's expense except on VA loan)

$150

Home Protection Plan(optional: $300 - $400)Unpaid Assessment(if any)Real Estate Commission(if a broker is involved)

$14,133

Other(tax service fee, underwriting fee on FHA & VA loans)Deed Prep $100Grantor's Tax $236Total Estimated Costs $15,018

SummaryTotal Estimated Equity $235,546Total Estimated Deductions $15,018Sellers Estimated Proceeds $220,528

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Marketing Plan

My Website &Company Website

Your property will be included on my website: www.TomBrownHomes.com. It will feature the home as a slide show ofpictures and also a narrated version with background music. We arecurrently seeing over 4,000 hits per month. It will also be featured onwww.WestHillsHomes.com.

Direct Mailing We will feature your home in full color and will mail to over 3,000 homes inthe Waynesboro and Augusta County areas. This mailing is going to homesprimarily valued at $200,000 or higher.

Real EstateShowcase

The News Virginian offers this publication in the paper every other Saturdayand your home will be featured on the Westhills page. This publication goesto every home subscribing to the News Virginian, approximatley 8,000 andalso goes to real estate companies in the Waynesboro, Staunton, Verona,Fishersville and Stuarts Draft areas. And lastly, it is placed in many boxlocations of the above areas.

Spotlight on RealEstate

Your home will be featured in Staunton's Spotlight on Real Estate. It goesto all real estate companies that have advertised in the Waynesboro,Staunton, Verona, Fishersville and Stuarts Draft areas and is also placed inmany box locations.

Multiple ListingServices

It will be in our local Multiple Listing Service and will also be featured onthe MLS hotsheet when it is initially listed. It will also be advertised in theCharlottesville Multiple Listing Service.

WWW.Realtor.com REALTOR.com® is the Official Site of the National Association ofREALTORS® and is ranked as the number one homes-for-sale site. OnREALTOR.com® consumers spend 75% of the time they spend searchingfor homes online.

Personal E-Mail I have the capability of sending an e-mail to all realtors in this areashowcasing your home with photos, as well as the narrated tour withbackground music. This is a very direct method of having realtors becomeaware of your property.

Open Houses I will have an open house for Realtors and at your discretion also for thepublic.

Real EstatePreview

As dictated by the property and potential traffic, I also advertise in thispublication which serves Augusta, Rockbrige, Rockingham, Bedford,Botetourt and Page Counties, with deliveries to Albermarle, Amherst,Fluvanna, Greene, Nelson, Louisa, Orange and Madison Counties.

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Resume

PersonalInformation

I am an alumnus of Va. Tech with a degree in engineering and wasemployed by DuPont for 31 years. I have been very active in thiscommunity for many years and have held leadership positions in suchorganizations as Big Brothers/Big Sisters, Arc of Augusta, United Way,RiverFest, Dogwood Place, Waynesboro Senior Center, Camp VirginiaJaycee, Rotary and the Wayne Theatre Alliance. I received thedistinguished Salvation Army’s Overton Award and have been namedOutstanding Young Man of Virginia. I am an active member of Main StreetUnited Methodist Church and live in Augusta County with my wife Amy.

Honest andTrushworthy

One client living in Florida and moving to this area felt comfortable enoughto name me her Power of Attorney and bought her home without seeing it(other than pictures) and did not come to the closing of her new home. Shesaw it the first time when she moved in.

Managementbackground

I was manager of manufacturing and Information Technology in my careerat E. I. DuPont. My experience and background in managment will be usedto manage your most important and personal investment - your home.

Knowledge of thearea

Except for college and time served in the Marine Corps, I have lived here allmy life and have a thorough knowledge of the area and its personality,amenities, markets, etc.

Eye for detail My engineering background helps me focus on details and systems thatwork together. It is that eye for detail that will notice first impressionsthings. I will ensure all items have a closure (date/time) unless intended tosurvive contract in which case will be specifically written. Please realizethat attention to detail can often save you thousands of dollars!

Real EstateTraining

I am a Graduate Real Estate Institute where study included fair housing, realestate law, contracts, business planning, ethics, and agency law.

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Comparable PropertiesRecently Sold

Apx Age: 37 Zoning: Ra1Tax Amount: $1,085 Tax Yr: 2005HOA: No HOA Fee:Apx Tot Fin SF: 2,331 Acres: .94Subdivision: William Pratt 1/2 Baths: 0Area: Waynesboro Baths: 3State Zip: VA 22980 Bedrms: 3City: Waynesboro Rank: 101Address: 105 Pratt`S Woods Lane MLS #: 39092

Sell Price: $245,000 Sell Date: 12/14/2006 Sell/List Ratio: 88%List Price: $279,900 List Date: 07/27/2006 Days on Market: 140

Legal/Tax#/Acc#: LOT 13, WILLIAM A. PRATT-42 2 13

Directions: S. ON ROSSER, L-PRATT`S LANE (ACROSS FROM AVANTE NURSING HOME)

Remarks: AMAZING HOME!VERY PRIVATE, LOTS OF TREES, LANDSCAPING ON PRIVATE LANE ACROSS FROM LAPSLEYGARDENS. TOP QUALITY. LARGE WALK-UP ATTIC + ADD.STOR.IN B`MENT. MANY FIXTURES AUTHENTIC

Views: Panoramic Garage: NoneHeat: Cfa, Natural Gas Sewer: SepticStyle: Tri Level Air Conditioning: Cfa

Residential Features: Fireplace, Patio, Paved Drive, Screened Porch, Storage Building, Storm WindowsPossession: At ClosingDocuments: PlatShow Instr.: CALL LISTING AGENTWater: PublicRoof: FiberglassRoad Type: PrivateLand Features: Landscaped, SecludedFireplace: Family Room, Living RoomFencing: Split RailExterior: Brick, Vinyl SidingEasements: UnknownBasement: Family Room/rec Room, Utility Room, WalkoutAppliances: Dishwasher, Garbage Disposal, Oven, Range, Refrigerator

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Apx Age: 51 Zoning: Ra1Tax Amount: $1,545 Tax Yr: 2007HOA: No HOA Fee:Apx Tot Fin SF: 1,744 Acres: .62Subdivision: Brandon Farms 1/2 Baths: 1Area: Waynesboro Baths: 1State Zip: VA 22980 Bedrms: 3City: Waynesboro Rank: 101Address: 1201 Chatham Road MLS #: 41242


Legal/Tax#/Acc#: Lot 1, Block 3 (revised Plat)-Brandon Farms-52 1 3 1

Directions: Rt. 340 S, left on Tiffany, left on Chatham Rd to end on left corner

Remarks: Golf course view, well-kept, remodeled kitchen, bath. Cheerful Florida rm, 2 FPs, heating abd cooling system fairly new. Lrg private backyard. Carport and workshop attached. 2nd strg bldg. Stove will be switched out. Cozy home.

Views: Golf Course Garage: Carport, Other-see RemarksHeat: Cfa, Electric, Natural Gas Sewer: PublicStyle: Split Level Air Conditioning: Cfa

Residential Features: Cable Tv, Fireplace, Patio, Paved Drive, Storage Building, Storm Doors, SunroomPossession: NegotiableDocuments: NoneShow Instr.: CALL LISTING OFFICEWater: PublicRoof: AsphaltRoad Type: City StreetLand Features: Corner, LevelFireplace: Basement, Living RoomFencing: NoneExterior: Brick, Vinyl SidingEasements: UtilityBasement: Family Room/rec Room, Utility RoomAppliances: Dishwasher, Oven, Range, Refrigerator, Smoke Detector

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Apx Age: 51 Zoning: Ra1Tax Amount: $1,394 Tax Yr: 2006HOA: No HOA Fee:Apx Tot Fin SF: 1,805 Acres: .46Subdivision: Westwood Hills 1/2 Baths: 1Area: Waynesboro Baths: 2State Zip: VA 22980 Bedrms: 3City: Waynesboro Rank: 101Address: 1933 Forest Dr. MLS #: 39465


Legal/Tax#/Acc#: Blk 6, Lot 5 Westwood Hills Rev.-43-1-6-5

Directions: Main St. to L on Bader-Corner of Bader Forest

Remarks: Newly Remodeled-Like New!NewKitBaths!Replacement Windows!A Timber Ridge Sunroom w/ Wood Burning Rock FP!Gas Log FP inLR!Park Like Setting in Back w/ Patio, Extensive Landscaping!A Must See!

Views: Residential Garage: 1 Car Attached, BasementHeat: Cfa, Electric, Natural Gas Sewer: PublicStyle: Split Level Air Conditioning: Cfa, Electric

Residential Features: Blinds, Cable Tv, Curb/gutter, Double Pane Windows, Fireplace, Paved Drive, Storage Building, Storm Doors, Street Lights, SunroomPossession: At ClosingDocuments: NoneShow Instr.: CALL LISTING OFFICEWater: PublicRoof: FiberglassRoad Type: Asphalt, City StreetLand Features: Corner, Fenced, High, Landscaped, SlopedFireplace: Family Room, Gas Log, Wood BurningFencing: Chain, PerimeterExterior: Vinyl SidingEasements: UtilityBasement: Bath, Family Room/rec Room, Partial, Utility RoomAppliances: Ceiling Fan, Dishwasher, Garage Door Opener, Garbage Disposal, Microwave, Range

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Apx Age: 42 Zoning: Ra1Tax Amount: $1,407 Tax Yr: 2006HOA: No HOA Fee:Apx Tot Fin SF: 2,400 Acres: .56Subdivision: Brandon Farms 1/2 Baths: 1Area: Waynesboro Baths: 2State Zip: VA 22980 Bedrms: 4City: Waynesboro Rank: 101Address: 1500 Chatham Rd. MLS #: 38722


Legal/Tax#/Acc#: BLOCK 10 LOT 1 BRANDON FARMS SEC 3-52-2-10-1

Directions: FROM WBO TAKE ROSSER AVE (RT 340) S. L/TIFFANY. L/CHATHAM, HOUSE ON R.

Remarks: AWESOME new kitchen!!Hardwood,fresh paint and carpet add contemp.feel.Large level yard.Offered with 2/10 Home Warranty.Centralair using heat pumps to be installed by Zeh.

Views: Mountain Garage: 1 Car AttachedHeat: Heat Pump, Hot Water, Natural Gas Sewer: PublicStyle: Tri Level Air Conditioning: Cfa, Heat Pump

Residential Features: Blinds, Cable Tv, Curb/gutter, Foyer, Storage Building, Storm Windows, Street LightsPossession: At ClosingDocuments: NoneShow Instr.: CALL LISTING OFFICEWater: PublicRoof: FiberglassRoad Type: City StreetLand Features: Corner, Landscaped, LevelFireplace: Living Room, Wood BurningFencing: NoneExterior: Brick, Vinyl SidingEasements: UnknownBasement: Bath, Bedroom, Family Room/rec Room, WalkoutAppliances: Ceiling Fan, Dishwasher, Garbage Disposal, Oven, Range

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Apx Age: 48 Zoning: Ra1Tax Amount: $1,543 Tax Yr: 2006HOA: No HOA Fee:Apx Tot Fin SF: 2,469 Acres: .54Subdivision: Brandon Farms 1/2 Baths: 1Area: Waynesboro Baths: 2State Zip: VA 22980 Bedrms: 3City: Waynesboro Rank: 101Address: 1201 Greenbrier Rd. MLS #: 37042


Legal/Tax#/Acc#: LOT 4, BLK 11, SECT 1 REVISED BRANDON FARMS-52-1-11-4

Directions: ROSSER TO TIFFANY, L ON CHATHAM, L ON HOLLINS TO GREENBRIER.

Remarks: QUALITY BUILT BRICK TRI-LEVEL. ALL APPLIANCES INCLUDING W/D CONVEY.HARDWOOD FLOORSTHROUGHOUT.CARPET IN LR WILL BE REMOVED AND FLOORS IN LR, DR AND HALLWAY WILL BE

Views: Residential Garage: 1 Car AttachedHeat: Baseboard, Natural Gas Sewer: PublicStyle: Tri Level Air Conditioning: Window Unit

Residential Features: Cable Tv, Curb/gutter, Deck, Fireplace, FoyerPossession: At ClosingDocuments: NoneShow Instr.: CALL LISTING OFFICEWater: PublicRoof: AsbestosRoad Type: City StreetLand Features: Landscaped, LevelFireplace: Basement, Living RoomFencing: NoneExterior: BrickEasements: UtilityBasement: Den/office, Family Room/rec RoomAppliances: Dishwasher, Dryer, Oven, Range, Refrigerator, Washer

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Apx Age: 59 Zoning: Ra1Tax Amount: $1,122 Tax Yr: 2006HOA: No HOA Fee:Apx Tot Fin SF: 1,918 Acres: .36Subdivision: Brandon Court 1/2 Baths: 1Area: Waynesboro Baths: 2State Zip: VA 22980 Bedrms: 3City: Waynesboro Rank: 101Address: 833 Shawnee Rd MLS #: 39139


Legal/Tax#/Acc#: BLOCK 2, LOT 6, BRANDON COURT-41-1-2-6

Directions: 340 S (ROSSER), L ON ELLISON, R ON SHAWNEE, HOUSE ON RIGHT

Remarks: ONE LEVEL LIVING WITH LARGE ROOMS, HARDWOOD UNDER MOST CARPET, 19X12 SCREENED PORCH, LARGESHADE TREES. CLOSE TO GOLF COURSE, SHOPPING I-64. Garage has been converted to storage area. Porch roof repairs in

Views: Residential Garage: Other-see RemarksHeat: Cfa, Natural Gas Sewer: PublicStyle: Ranch Air Conditioning: Cfa

Residential Features: Blinds, Cable Tv, Fireplace, Main Floor Bedroom, Main Floor Laundry, Paved Drive, Porch, Screened Porch, Underground UtilitiesPossession: At ClosingDocuments: NoneShow Instr.: CALL LISTING OFFICEWater: PublicRoof: AsphaltRoad Type: Asphalt, City StreetLand Features: Corner, Landscaped, LevelFireplace: Gas Log, Living RoomFencing: NoneExterior: Vinyl SidingEasements: NoneBasement: NoneAppliances: Ceiling Fan, Dishwasher, Garage Door Opener, Garbage Disposal, Microwave, Range

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