EFTA00168347.pdf

File No. F907005.1 APPRAISAL REPORTS, INC. ♦******** INVOICE File Number: F907005.1 7/14/2019 APPRAISAL REPORTS. INC. Federal Bureau of Investigation 26 Federal Plaza New York. NY 10278 Invoice # : F907005.1 Order Date : 7/9/2019 PO Number: 19-3540-0000143 9 East 71st Street New York. NY 10021 Complex Appraisal Fee Amount $ 3.244.97 Invoice Total $ 3.244.97 Amount Due Terms: Payment due upon receipt. Please Make Check Payable To: Fed. #: We Value Your Business 3.244.97 U SAO 000372 EFTA_00018282 EFTA00168347 File No. F907005.I APPRAISAL REPORTS, INC. APPRAISAL OF A SINGLE FAMILY RESIDENTIAL PROPERTY LOCATED AT: 9 East 71st Street New York, NY 10021 CLIENT: Federal Bureau of Investigation 26 Federal Plaza New York, NY, 10278 AS OF: July 13, 2019 BY: Gary D. Lane Ha NYS Certified Resid RE Appraiser USAO_000373 EFFA_00018283 EFTA00168348 FdcA F907005 APPRAISAL REPORTS, INC. July 15, 2019 ORTS. INC. Federal Bureau of Investigation 26 Federal Plaza New York, NY 10278 File Number: F907005.1 Attention: In accordance with your request, I have appraised the real property at: 9 East 71st Street New York, NY 10021 The purpose of this appraisal is to develop an opinion of the defined value of the subject property, as improved. The property rights appraised are the fee simple interest in the site and improvements. In my opinion, the defined value of the property as of July 13, 2019 is: 86,250,000 Eighty-Six Million Two Hundred Fifty Thousand Dollars The attached report contains the description, analysis and supportive data for the conclusions, final opinion of value, descriptive photographs, assignment conditions and appropriate certifications. Respectfully Submitted. Gar'y D. Lane Mk., NYS Certified Resid RE Appraiser USAO_000374 EFTA_000 18284 EFTA00168349 APPRAISAL REPORTS, INC. Restricted Use Residential Appraisal Report Fle No. F907005.1 This report Is broiled to the sole and exclusive use of the client. The appraisers opinion and conduslons set forth in this report may not be understood properly without additional information in the appraiser's work/ Ile. The purpose of this appraisal report is to provide the client with a credible opinion of the defined value of the sub eel ro pert . ' en the intended use of theappraisal clt1 2 Chant Name or TypeIntended User Federal Bureau of Investigation &Tat York Stale Clam Address 26 Federal Plaza city New NY Bp 10278 a Intended Use Estimate of Market Value Property Address 9 East 71st Street City New York State NY Zip 10021 •-2 Other Descriplico (APN. Legal. etc.). d applicable Section: 1 ; Block: 1386; Lot: 10 03 Pf, Properly Rights Appraised afro? Simple 0 Leasehold 0 Other (describe) Maple, Inc. Subject properly 'Sal use: Single-Family Mason'', (A5) Use reflected in appraisal. My research I !did Wild not reveal any prior sales or transfers of the sub' cl propedy for the three yearspar to the effective dale d this appraisal. Prior Sala/Transfer Dale 12/23/2011 Price 10 Sources ACRIS 7/14/2019 o Fc AnaNsis ol prior sale transler history of the subject moped, /(and comparable sales. if applicable) ra (1) 12/23/2011 Deed Nine East 71st Street Corp. Subject Sales History: Maple, Inc. 0 I (2) 9/6/1989 Deed Birch Wathen School. Inc. Nine East 71st Street Corp. 0 w w (3) 9/28/1988 Satisfaction of Mortgage Birch Wathen School, Inc. St. Clare's Hospital 0 _, 0 < (4) 1/14/1983 Agreement Manufacturers Hanover Tr. Co. Birch Wathen School, Inc. 0 Oflecings. opbons andant-ads as ol the &Imbue dale ol the appraisal None. matkotahmycom•nects: a limited number available The general market conditions in this neighborhood are stable. Demand for luxury single-family units is high due to for sale. There are generally no loan discounts, interest buydowns. or sates or financing concessions being given in this market. N H 2 .tt , Site Comments: Utilities and off-site improvements are typical for the market area. There are no adverse site factors or external conditions m (easements. encroachments, or environmental conditions). o V Improvemeol Commenls: from the exterior only, The subject property is of very good quality, with a unique mix of design and appeal. The subject was inspected but is believed to provide extraordinary amenities for single-families in this price range. FEATURE I SUBJECT COMPARABLE SALE NO.1 COMPARABLE SALE NO. 2 COMPARABLE SALE NO.3 9 East 71st Street Address New York, NY 14 East 67th Street New York, NY 10065 110 East 76th Street New York, NY 10021 16 East 69th Street New York, NY 10021 Proximity a SuNect 1 0.23 miles SW 0.28 miles NE 0.13 miles SW Sale Price $ I S 77.100.000 I S 40.250.000 IS 39.000.000 Sale Prketross Lit Area 1 0.00 sq. tl $5.414.33 got 43.356.68 sq. IL $ 4.025.60 sq. IL Data Sotrce s GeoData Plus GeoData Plus GeoData Plus Verification Sources StreetEas .com! Exterior View StreetEas .com / Exterior View StreetEas .com / Exterior View VALUE ADJUSTMENTS DESCRIPTION DESCRIPTON 41T mostropre DESCRIPTION 4) a Algoma DESCRIPTION 40 A4uskunl Sale a Financing Concessions None None None Date of SalefTime 6/4/2019 8/16/2018 3/14/2018 Location Urban Urban Urban Urban LeaseholdiFeeSirrpie Fee Simple Fee Simple Fee Simple Fee Simple Site Wide/5108 s•. ft. Wide/4820 st ft +28 800 Level/3678 • ft +393 000 Level/3314 st ft +429.400 vow City City City City m Design (Style) 1-Fam Attached 1-Fam Attached 1-Fam Attached 1-Fam Attached o •tt cusity a coctirixiim Limestone/Good Limestone/Good Limestone/Good Brick/Good o bb Actual Age 109 +/- Years 114+/- Years 7 +/- Years 99 +/-Years ii l'.),- Conddlen Veit Good Ve Good New Construct -500.000 Ve Good (.7), Above Grade In Room Count 2 a Gross Liana Area2 000.0 lots Sims wore TOW BOMS Bin Tow Berra SUMS TOW ea 40 U UNK 14 7 I 7 +100,000 16 8 I 10.4 +80,000 16 7 I 11 +100,000 18,814 sq.fl. 14,240 sq.n. 9,148 000 1 ,991 stye 13,646.000 9.688 a. rt. 18,252,000 0. M Basement 3 Finished V Rooms Beam/ Grade Full Basement Ful Finished Full Basement Ful Finished Full Basement Full Finished Full Basement Full Finished ••• Functions catty 1-Fam/Good 1-Fam/Good 1-Fam/Good 1-Fam/Good ._, < Heatingtooling HW/Radiant/Cent HW/Radiant/Cen HW/Radiant/Cen HW/Radiant/Cent 0 Energy Effluent Items Insul Windows Insul Windows Insul Windows Insul Windows Garage/Caput None None None None PorcNPatioDeck Patio Balcony Patio Balcony Net Adjust I (Total) I El O- $ 9,276,800 0. O- $ 13 619.000 0 O. $ 18,781,400 Adjusted Sale Price of Comparables Net Adj. 12.0% Gross Adj. 12.0% $ 86 376 800 Net Adj. 33.8% GrossAM 36.3% $ 53 869.000 Nel Al. 48.2% Gross AM. 48.2% $ 57 781 400 summary ot Sales Corrpafison Approach The subject's comparability to other one-family townhouses in the area is good; the sub ect is similar to the comparable sales in most elements of comparison. Comparable sales #1. #3, and Listing #1 are from the subject neighborhood of Lenox Hill. Comparable sale #2 is from the adjoining Upper East Side. Listing #2 is from the West Village. GLA was adjusted @ $2,000 per sq. ft.; Site differentials (§) $100 per sq ft plus a premium for wide frontage. PfiraXel tan AD es/S1:42:MV21 ea iamb CCM Pagel a13 It's krrieohnple 2K62010ACI Dm= if CO Cease Sowet.lc. AI f4UNnmve IpPARII General Pirpose tperaeal Ater ati200 On0! USAO_000375 EFTA_000 18285 EFTA00168350 APPRAISAL REPORTS, INC. Restricted Use Residential Appraisal Report Fie No. F907005.1 Approaches to value developed: [j Sales Comparison Approach D Cost Approach o Income Approach Reasons for excluding an approach to value: The appraiser has relied on the Sales Comparison approach as it is the best method to estimate the value of a one-family townhouse from the exterior only; the Cost and Income approaches are not applicable. • Reconciiauon comments: The final value conclusion is not bracketed as to actual sales prices due to the superior size and premium lot frontage of the subject property. The subject was inspected from the exterior only. Based on the scope of work. assumptions, limiting conditions and appraiser's certification, my (our) opinion of the defined value of the real property that is the subject of this report as of July 1. k 2019 , which is the effective date of this appraisal, is: Er Single point S 86,250,000 U Range S to $ 0 Greater than 0 Less than S Appraiser's Certification The appeal:ens) Cern!s that to the best 01 the appraiser's knowledge and belief: 1. The statements of fact contained in This report we hue and correct 2. The reported analyses. opnims. and conclusions are limited only by the reloaded assumptions and limiting toolbars and are the appraisers personal irrpartial, and unbiased professional analyses. opinions. and conclusions. 3. Unless whenese staled. the appraiser has no present or prospective Molest in the property That is the subject of this report and has no personal interest wilh rested to the perms involved. 4. The appraiser has no bias with respect to the property that is the subject of this repot or to the panes involved with this assignment. 5. The appraisers engagement in Ins assignment was not cordingent upon developing or reporting predetermined results. 6. The appraisers compensation for completing this assignment is not contingent upon the development or reporting of a predetermined value or direction in value that lames the cause of the plied. the amount ol the value opirion. the atlanment of a stipulated result. or the occurrence of a subsequerd event directly related to the intended use of this appraisal. 7. The appraisers analyses. opinions. and corcbsions were &vetoed, and this repro has been prepared. in conlorrnty with the Uniform Standards of holessional *tarsal Practice. & Unless °their/se noted. the appraiser has made a personal inspection of the properly that is the subject of This report. 9. Unless noted. no one provided significant real property appraisal assistance to the appraiser signing Ins certification. Significant real properly appraisal assistance provided by: N/A Additional Certifications: This appraisal is based on the extraordinary assumption that the interior of the property is the same as described in this report. The client ordered an exterior viewing only. The appraiser has gathered information about the subject property by limited visual exterior inspection, available public records, and assumes that the interior is typical to other competing properties. Use of this report indicates that the user will not hold the appraiser or the appraisal firm responsible for any damages associated with this type of data gathering • method and that the use of the aforementioned extraordinary assumption(s) may have an effect on the assignment results. LL cc fY Definition of Value: 0 man Veit* O Other Value: Son of Derlaion: Appraisal Institute 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, assuming that neither is under undue duress. APPRAISER CO-APPRAISER Signature: Signature: Name: Gary Lane Name: w Stale Cerblication* 45000049094 Stale Certification it or License ft or Lioense 0 • cr Other (desaibe): Slate 0: Stale: Stale: New York Expiation Date ol Certilicalim or License: Expiation Dale of Certilicalico or license: 04/06/2020 Dale of Signature: Dale of Signature and Report: 7/14/2019 Dale ol Property Viewing: Dale ol Property Viewing: 7/13/2019 Degree of properly viewing: Degree of properly viewing: 0 Interior and Exterior °Exterior Only 0 DO not personally view 0 Interior and Exterior all Exterior Only 0 Did not personally view g .' 14 1•Pmc •Pon..40 row Prttixeltaroglp7bam lra 231102bantwatttom Page 2 el 3 Tits fern CcnitOMS.20,0A0 Pomo' der CbrreSsmas. In. AI 1,4001eweed (gPAR^ry Geriaal Pups. Appast RepoSn 04M 2(07 OPAPPEZOI COI USAO_000376 EFTA_000 18286 EFTA00168351 Fie No. F907005.1 Scope of Work, Assumptions and Limiting Conditions Scope of work is defined in the Uniform Standards of Professional Appraisal Practice as" the type and extent of research and analyses In an assignment" In short. scope of work is what the appraiser did and did not do during the course of the assignment. It includes. but is not 'knifed to: the extent to which the property is klentifled and inspected the type and extent of data researched, the type and extent of analyses applied to arrive at opinions or conclusions. The scope of this appraisal and ensuing discussion in this report are specific to the needs of the client. other Identified intended users and to the intended use of the report This report was prepared for the sole and exclusive use of the client and other Identified intended users for the identified Intended use and its use by any other parties is prohibited. The appraiser Is not responsible for unauthorized use of the report. The appraiser's certification appearing in this appraisal report Is subject to the following conditions and to such other specific conditions as are set forth by the appraiser in th report All extraordinary assumptions and hypothetical conditions are stated In the report and might have affected the assignment results. 1. The appraiser assumes no responsiblity for matters of a legal nave allecling the property appraised a btie thereto. nor does the appraiser render any opinion as to the tine. which is assumed lobe good and marketable. The property is appraised as though under resporstle ownership. 2. kry sketch in this report may show approximate dinensions and is included only to assist the reader in visualizing the property. The appraiser has made no survey of the property. 3. The appraiser is not required to give testimony or appear in court because of having made the appraisal with reference to the properly is question. unless arrangements have been previously made thereto. 4. Neither all. nor any part of thecontent of this report. copy or other media thereat (including conclusions as to the properly value. the identity of the appraiser. professionaldesignations. or the firm with which the appraiser is connected). shall be used for any purposes by anyone but the dierd and other intended users as identified in this report. WY shall it be conveyed by anyone to the public through advertising. pitic relations. news. sales. or other media. without the mitten consent of the appraiser. 5. The appraiser will not disclose the contents ot this appraisal report unless required by applicable law or as specified in the Uniform Standards of Professional Appraisal Practice. 6. Inlormation estimates, and opinions lurnished to the appraiser. and contained is the report. were obis:led lean sources considered reliable and believed to be true and correct. However. no responsibility for accuracy of such items furnished to the appraiser is assumed by the appraiser. 7. The appraiser assumes that there are no hidden or inapparent conditions of the property. subsoi, or structures. which woad render it more or less valuable. The appraiser assumes no responsibility for such conditions. or for engineering or testing. which might be required le discover such !actors. This appraSal is not a homeinspection or environmental assessment of the property and should not be considered as such. 8. The appaiser specializes in the valuation of real property and is not a home inspector, building contractor, structural engineer. or similar expert, unless otherwise noted. The appraiser did not conduct the intensive type of field observations of the kind intended to seek and dScover properly detects. The viewing ol the property and any improvements is for purposes of developing an opinion of the defined value of the property. given the intended use of thS assignment. Statements regarding donation are based on surlace observations only. The appraiser claims no special expertise regarding issues including. but not limited lo: foundation settlement. basement moisture problems. wood destroying (or other) insects. pest Madden. radon gas. lead based paint. mold or enuronmental issues. Unless otherwise idicaled. mechanical systems were not activated or tested. This appraisal report shale not be used to dsclose the condition ot the properly as d relates to the presenoeabsence of defects. The client is invited and encouraged to empSoy qualif led experts to inspect and address areas of concern. II negative conddions are discovered. the opirion of value may be affected. Unless otherwise noted. the appraiser assumes the components that constitute the subject property improvement(s) are fundamentally sound and in working order. Any viewing of the property by the appraiser was limited to lewdly observable areas. Unless otherwise noted. attics and crawl space areas were not accessed. The appraiser did not move furniture. floor coverings or other items that may restrict the viewing of the properly. 9. Appraisals involving hypothetical conditions related to correlation of new construction. repairs or alteration are based on the assumption that such completion. alteration or repairs will be competently performed. 10. Unless the Stendal use ot this appraisal speciticaty Sofas issues ol properly insurance coverage. this appraisal should not be used for such purposes. Reproduction or Replacement cost figures used in the cost approach are for ideation purposes only. given the intended use of the assignment. The Definition of Value used in this assignment is not consistent with the defindion ot Market Value for property insurance coveragense unless otherwise staled by the appraiser. Additional Comments Related To Scope Of Work. Assumptions and Limiting Conditions Pole'', 'RSV 4O ttewo, en 2N vv.. wan.> cm Page 3 e 3 Icrrntimpt• X.X.20,0ACI(Xecn ce Wears Serati, hc Nis Anned igPARI1 General Pirixce Awzoaral Awe, itteopzire$ 01230 mb USAO_000377 EFTA_000 18287 EFTA00168352 ADDENDUM Client: Federal Bureau of Investigation File No.: F907005.1 Property Address: 9 East 71st Street Case No.: City: New York Slate: 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 assessors 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 Irving area information was obtained from the assessors 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 ifs 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. Adferwsn Page I d 2 USA() 000378 EFTA_00018288 EFTA00168353 ADDENDUM Client: Federal Bureau of Investigation File No.: F907005.1 Prooerly Address: 9 East 71st Street Case No.: City: New York Slate: NY Zp: 10021 Allman Page2d2 USAO_000379 EFTA_000 18289 EFTA00168354 APPRAISAL REPORTS. INC. Single Family Residential Property Market Listings Fie No. F907005.1 FEATURE SUBJECT LASING a'. LIS11NG12 LISTING N 3 9 East 71st Street Address New York. NY 12 East 63rd Street New York. NY 10065 134 Charles Street New York. NY 10014 Proximity a SuMect 1 0.43 miles SW 3.38 miles SW cdpnal List Price $ •M• S 67 000 000 S 80 000 000 Cmrent List Price $ S 67 000,000 S 80 000.000 Last Price Revision Date 1/1/2019 11/5/2018 Sale Price $ a Rim/Gross Liv. Area $ 0.00 &IA $5,153.84 silo. $6,125.57 sq. h. silo. Data Source(s) StreetEasy.com StreetEasy.com Verification Source(s) Corcoran Bespoke Real Estate LLC VALUE ADJUSTMENTS DESCRIPTION DESCRIPTION • li SiktereN DESCRIPTION •li) Mt/Merl DESCRIPTION •0 $ M Days cm Market 186 251 Sale or Financing Cmicessions LISTING -6,700,000 LISTING -8,000,000 Location Urban Urban Urban LeaseholdiFee Simple Fee Simple Fee Simple Fee Simple site Wide/5108 sq. ft. Level/2500 510,800 Wide/4745 +36.300 view City City River -100,000 Design (Style) 1-Fam Attached 1-Fam Attached 1-Fam Attached Nay a Conskuctico Limestone/Good Limes/Brick/Gd Brick/Good Actual Age 109 +/- Years 109 +/- Years 109 +/- Years cmdaan Ve Good Ve Good Ve Good Above Grade Room Count Gross Liam Area Trial Mme eta Tow Mme BYh Tow Ekt 805 Taw eehs 40 U I UNK 14 7 I 8.5 +100,000 15 6 I 8.5 18.814 &IS 13,000 son. 11,628,000 13.060 sign. +11.508.000 sin. R. Basement iti Finished Proms &Now Grade Full Basement Ful Finished Full Basement Ful Finished Full Basement Ful Finished Functional Uti 1-Fam/Good 1-Fam/Good 1-Fam/Good Hear' Coot NW/Radiant/Cent NW/Radiant/Celli NW/Radiant/Cent Ener Ellicient Items Insul Windows Insul Windows Insul Windows Gmagstarport None None None PorchllikalioDeck Patio Pool Squash Court -25,000 Net Adjust t (Iola') 1-X1 I I • S 5,538.800 IXI I I • s 3,419,300 I I+ I I• $ Adjusted List Price Nei Adj. 8.3% Gross Adj. 28.3% $ 72 538.800 Net Adj. 4.3% Goss Act 24.6% $ 83.419.300 Net Acl. % Gross Adj % S ITEM SUBJECT LISTING Y1 LISTING #2 LISTING %3 Date of Prier Salearansler 12/23/2011 4/15/2010 7/22/2008 Price of Prior Salartransfer $10 $19 660 000 $17 000 000 Data Sol:oafs) ACRIS StreetEasy.com StreetEasy.com Eftective Dale of Data Sources) 7/14/2019 7/14/2019 7/14/2019 CI:amens on Markel Listings Listings were adjusted for lack of premium wide frontage. Pmlned tem AO Matra COO Zs/ MS eattarda ma SMAithieres01212014 USAO_000380 EFFA_00018290 EFTA00168355 APPRAISAL REPORTS. INC. Single Family Residential Property Market Listings Fie No. F907005.1 FEATURE I SUBJECT LISTINGkS LISTING N 6 9 East 71st Street Address New York NY Proximity lo Subject M r IN el List Price $ •M• Omani List Price $ Last Nice Revision Date Sale Price $ —m- Rim/Gross Lk. Area $ 0.00 *11. $ Kt sq. IL R. rt. Data Sowce(s) Verification Sourcets) VALUE ADJUSTMENTS DESCRIPTION DESCRIPTION rid Misers DESCRIPTION OSAItsimen DESCRIPTION OS Aril Days an Market Sale or Financing Concessions Location Urban LeaseholdiFee Si Fee Sim • e Site Wide/5108 ad. ft View City Des n(Style) 1-Fam Attached Quay at Conskuclico Limestone/Good Actual Age 109 +1- Years Condition Ve Good Above Grade Ta Bd On Tad Bd Set MIS Barra Sts Taal Bant eats Room Count 40 U UNK I Gross Liam Area 18,814 ice. sq IL sq. t sq. It. Basement 8, Finished Rooms Below Grade Full Basement Ful Finished Functional Utitt) 1-Fam/Good Keatinccod HW/Radiant/Cent Energy EllIcient Items Maul Windows GatagesCarport None PordeffalioDeck Patio Net Adjustment (Total) El I I - S 1 I+ I l- S I I+ I l• S Adjusted List Price Net Adj. % Gross Adj. V $ Nei Adj. % GmssAd. % S Net A.dj. % Gross Act. S ITEM SUBJECT LISTING V 4 LISTING N5 LISTINGS/6 Date d Prier Salearansler 12/23/2011 Price of Prior Salartransfer $10 Data Sowce(s) ACRIS Etlective Dale of Data Sources) 7/14/2019 Canments on Markel Listings Pmabad use AO mina (032:1/Mi at tat an SVFLOLUendOISINSIs USAO_000381 EFFA_00018291 EFTA00168356 APPRAISAL REPORTS. INC. Single Family Residential Property Market Listings Fie No. F907005.1 FEATURE I SUBJECT LISTINGk LISTING N 9 9 East 71st Street Address New York NY Proximity lo Subject M r Odpnel List Price $ •M• Cured list Price $ Last Nice Revision Date Sale Price $ —m- Rim/Gross Liv. Area $ 0.00 *11. $ Kt sq. IL eq. rt. Data Source(s) Verification Sourcets) VALUE ADJUSTMENTS DESCRIPTION DESCRIPTION rid Misers DESCRIPTION 0 $14.4tmen DESCRIPTION OS ogmnrnt Days an Market Sale or Financing Concessions Location Urban LeaseholdiFee Si Fee Sim • e Site Wide/5108 ad. ft View City Des n(Style) 1-Fam Attached Quay at C0nSkudial Limestone/Good Adual Age 109 +1- Years Condition Ve Good Above Grade Ta Eld On Tats Bd area tall Barra fits T DUI 8trn sl eats Room Count 40 U UNK I Gross Liam Area 18,814 ice. sq ii. n t sq. It. Basement 8 Finished Rooms Below Grade Full Basement Ful Finished Functional UttiA 1-Fam/Good Keatinccod HW/Radiant/Cent Energy Ellicient Items Maul Windows GaiagesCarpoit None PorchlPalioDeck Patio Net Adjustment (Total) El I I - S 1 I+ I I- s I I+ I Ir S Adjusted List Price Net Adj. % Gross Adj. V $ Net Adj. % GmssAr. % $ Nel Al. Gross Act % S ITEM SUBJECT LISTING e7 LISTING A 8 LISTING A9 Date d Prier Salearansler 12/23/2011 Price of Prior Salartransfer $10 Data Sowce(s) ACRIS Etlective Dale of Data Sources) 7/14/2019 Comments on Markel Listings Pccined tem AO mina e))tJra7i1 wnwN an SVFL0LUMA Orals USAO_000382 EFTA_000 18292 EFTA00168357 APPRAISAL REPORTS. INC. Single Family Residential Property Market Listings Fie No. F907005.1 FEATURE I SUBJECT L s I NI LISTING Si 11 LISTING0 12 9 East 71st Street Address New York NY Proximity lo Subject M r OripnEd List Price $ •M• I S Caren Ust Price $ S Last Price Revision Date Sale Price $ —m- Prim/Gross Lk. Area $ 0.00 W.B. $ W.B. sq.B W.B. Data Souroa(s) Verilicatisn Source's) VALUE ADJUSTMENTS DESCRIPTION DESCRIPTION ft.) SMI.ormert DESCRIPTION OSAVermen DESCRIPTION if){ a4 Days an Market Sale or Financing Cm icessions Location Urban LeaseholdiFee Si Fee Sim e Site Wide/5108 sq. ft. View City Design (Style) 1-Fam Attached Quay at COnSIMClial Limestone/Good Actual Age 109 +1- Years Candgbn Ve Good Above Grade Ta Eld On Taa Ba Set Told Barra 8alts Taal Bant eats Room Count 40 U UNK I Gross LIMN Area 18,814 W.B. WB. sq. IL sq. It. Basement 8, Finished Rooms Betow Grade Full Basement Ful Finished Functional Uttiq 1-Fam/Good Keatinccod HW/Radiant/Cent Energy EllIcient Items Maul Windows Gmagutarport None PordeffalicoDeck Patio Net Adjustment (Total) El. I I- S I I I I- $ I I. I I. $ Adjusted List Price Net Adj. % Gram Adj. % 5 Net Adj. % Gross Aci. % S Nel M. Gross Acl. % S ITEM SUBJECT LISTING 010 LISTING 011 L STINGY 12 Date of Prier Salearansfer 12/23/2011 Price of Prior Salartransfer $10 Data Sol:sets) ACRIS Ellective Dale of Data Sources) 7/14/2019 Comments on Markel Listings PmabadteanAgmbaal032:1/Mirmatoweban SSOLlatner 01 if BM • USAO_000383 EFTA_000 18293 EFTA00168358 APPRAISAL REPORTS. INC. Single Family Residential Property Market Listings Fie No. F907005.1 FEATURE I SUBJECT L s I NI LISTING ' LISTING4 15 9 East 71st Street Address New York NY Proximity lo Subject M r Cii el List Price $ •M• I 5 Cured list Price $ 5 Last Price Revision Date Sale Price $ —m- Prim/Gross Lk. Area $ 0.00 *11. $ ail.fi sq. IL Kt Data Souroa(s) Verification Sourcets) VALUE ADJUSTMENTS DESCRIPTION DESCRIPTION di Midden DESCRIPTION 0 144.4rmen DESCRIPTION 444 Wunnral Days an Market Sale or Financing Cm icessions Location Urban LeaseholdiFee Si Fee Sim e Site Wide/5108 sq. ft. View City Design (Style) 1-Fam Attached Quay a COnSIMClial Limestone/Good Actual Age 109 +1- Years Condition Ve Good Above Grade Ta Eld On Taa Ba Set Told Barra fits Taal Bant eats Room Count 40 U UNK I Gross Liam Area 18,814 ice. sq is sq. It sq. It. Basement S Finished Rooms Below Grade Full Basement Ful Finished Functional Uttito 1-Fam/Good ileatinccod HW/Radiant/Cent Energy Ellicient Items Maul Windows Gatagstarport None PordePalicoDeck Patio Net Adjustment (Total) El. I I- S I I I I- $ I I. I I. $ Adjusted List Price Net Adj. % Gram Adj. % S Net Adj. % Gross Ad. % S Net M. Gross Acl. % 5 ITEM SUBJECT LISTING a 13 (STING 414 L STING 4 15 Date d Prier Salearansler 12/23/2011 Price of Prior Salertransfer $10 Data Sowce(s) ACRIS Elective Dale of Data Sources) 7/14/2019 Comments on Markel Listings PmabadteanAgmbaalO32:1/Mirmatoweban SSOLUM:4012120ls USAO_000384 EFFA_00018294 EFTA00168359 SUBJECT PROPERTY PHOTO ADDENDUM Client: Federal Bureau of Investigation File No.: F907005.1 Property Address:9 East 71st Street Case No.: City: New York State: NY Zip: 10021 FRONT VIEW OF SUBJECT PROPERTY Appraised Date: July 13. 2019 Appraised Value: S 86.250.000 REAR VIEW OF SUBJECT PROPERTY STREET SCENE AVP~RAIMLR[PCRT6 ® , NC. USAO_000385 EFFA_00018295 EFTA00168360 COMPARABLE PROPERTY PHOTO ADDENDUM Client: Federal Bureau of Investigation File No.: F907005.1 Property Address:9 East 71st Street Case No.: City: New York State: NY Zp: 10021 COMPARABLE SALE #1 14 East 67th Street New York, NY 10065 Sale Date: 6/4/2019 Sale Price: $ 77,100,000 COMPARABLE SALE #2 110 East 76th Street New York, NY 10021 Sale Date: 8/16/2018 Sale Price: $ 40,250,000 COMPARABLE SALE #3 16 East 69th Street New York, NY 10021 Sale Date: 3/14/2018 Sale Price: $ 39,000,000 USAO_000386 EFFA_00018296 EFTA00168361 COMPETING LISTING PHOTO ADDENDUM Borrower: File No.: F907005.1 Property Address:9 East 71st Street Case No.: City: New York Lender: Federal Bureau of Investigation State: NY Zp: 10021 APPRAISAL REPORTS, INC. COMPETING LISTING #1 12 East 63rd Street New York, NY 10065 Listing Price: $ 67,000,000 Days-On-Market: 186 COMPETING LISTING #2 134 Charles Street New York, NY 10014 Listing Price: $ 80,000,000 Days-On-Market: 251 COMPETING LISTING #3 L s:lig Price: S Days-01-MarKet: APPRAISAL REPORTS. MC USAO_000387 EFFA_00018297 EFTA00168362 LOCATION MAP Client: Federal Bureau of Investigation Properly Address:9 East 71st Street File No.: F907005.1 Case No City: New York State: NY Zip: 10021 m Norm Bergen Fairview Guttenberg West New York €2"ce Union City Hamilton Park 0 Cliff side Park Solomon R a.,nnanhnun Museum Comparable Sale 3 9 16 East 69th Street New York, NY 10021 013 miles SW Strawberry rwmair.gr. arms LINCOLN SQUARE Comparable Listing 1 i Central Park Zoo 9 I2 East 63rd Street • a, Weehawkr New Yolk, NY 10065 .. • 0.43 miles SW jI.'s KITCHEN Hoboken m y NEWPORT sey City PAULUS HOOK Science Center Google The High Line Comparable Using 2 f 134 Charles Street New York, NY 10014 • 3.38 miles SW useurn • or Arnericin All Parsons Scho I of Dosign 9 Edgewater General Grant National Memorial 9 Columbia O University Riverside Park HILL COI UPPER MANHATTAN -105105 Comm College 2"" HARLEM a c.≥ V MOTT I- Museum of then EAST HARLEM City of New YOM Comparable Sale 2 110 Easl 76th Street New York. NY 10021 0.28 mites NE aPPER Cr& Park Astoria Subject 9 East 71st San' NewYork, NY 10021 ta. -4;7 Ran& Wards --alarelair•••He 9 comparable Sale 1 Ire Park Trump Towe' "--ates LENS 14 Easl 67th Street •I A ST 0 e • NewYork. NY 10065 •• 0.23 miles SW cum of the G SUTTON PL-muc••••••••- . -- --iVtot•ing Image MIDTOWN Queensbndge MANHATTAN Park 9 O Washington Square Park FAST VILLAGE LOWER MANNA T TAN Tenement Museum United Nations 9 Headquarters 9 0 New York T' Janes Carousel 9 Battery Park Governors Island e Brooklyn Bridge Park BROOKLYN HEIGHTS CARROLL John V Lindsay East River Park Foil Greene Park HUNTERS POINT LONG ISLAND CITY GREENPOINT McCarron Park WILLIAMSBURG .)...44.' or,, , A“ . SUN Hat EAST Y/ILLIAMSBURC aneaaa ka, BEDFORD-ST UYVESANT BOERUM HILL Grand Hap data 92019 Goad APPRAISAL REPORTS. INC. U SAO 000388 EFTA_00018298 EFTA00168363