The URL can be used to link to this page

Home My WebLink Aboutlower big CABS Sheridan Street de/rl1TTthson Prt T615 Shoownsend, WA 98368 www.JeffersonCountyPublicHealth.org Public He September 7,2021 JEFFERSON COUNTY BOARD OF COUNTY COMMISSIONERS AGENDA REQUEST TO: Board of County Commissioners Mark McCauley, Interim County Administrator FROM: Pinky Mingo, Environmental Public Health and Water Quality Director Tami Pokorny,Natural Resources Program Coordinator DATE: September 13,2021 SUBJECT: Agenda Request: Authorization and Concurrence for the K. Ward Property on the Big Quilcene River Floodplain STATEMENT OF ISSUE: Public Health requests approval of an Authorization and Concurrence document for the K. Ward property on the Big Quilcene Floodplain. ANALYSIS/STRATEGIC GOALS: Approval of the Authorization and Concurrence document will allow Public Health to initiate negotiations with the landowner to purchase the 0.76-acre Ward property north of the Big Quilcene River on a willing seller basis. This acquisition has been discussed with the Board previously in the context of grant agreements and project updates. It is necessary in order to provide space for the river's channel to function naturally,to improve salmon habitat, and to reduce flood risk. FISCAL IMPACT/COST BENEFIT ANALYSIS: Acquisition of the K. Ward property is funded by RCO#18-1228. Match is provided by an MOU with the Hood Canal Salmon Enhancement Group to pass through Department of Ecology Floodplains by Design (SEAFBD-2017-HoCSEG-0009). RECOMMENDATION: Public Health management recommends approval of the Authorization and Concurrence document for the K. Ward property on the Big Quilcene Floodplain. REVIEWED BY: Alial 4f -11 CountyAdministr Mark McCaul Interim Date Community Health Environmental Public Health Developmental Disabilities Water Quality 360-385-9400 360-385-9444 360-385-9401 (f) Always working for a safer and healthier community (f) 360-379-4487 AUTHORIZATION TO PROCEED WITH REAL PROPERTY ACQUISITION Lower Big Quilcene Floodplain Acquisitions Salmon Recovery Project K.Ward Property(RCO#18-1227) Based on the review appraisal report of August 5,2021 and the authority granted below,we hereby establish just compensation and authorize you to make the first offer on the following property: Parcel Number Just Compensation (Offer) 991200404 $190,000 Recommendation and Approval: .E)4/7-454 Monte • rs P.E.,Public Works Director/County Engineer Date Concurrence and Authorization: The Board of County Commissioners of Jefferson County does hereby establish just compensation as stated above.The Board does hereby indicate its concurrence and gives authorization for the Department of Public Works in partnership with the Department of Environmental Public Health to proceed with the offer,negotiation and acquisition of the above designated property in accordance with Right of Way Acquisition Procedures Resolution 05-11,approved February 7,2011 and the policies of the Recreation and Conservation Office and the Washington Department of Ecology. Lower Big Quilcene Floodplain Acquisitions Project—K.Ward This authorization further directs the Departments to execute the documentation to close said transactions and coordinate with the approved funding sources to pay for acquisition expenses. Approved By: JEFFERSON COUNTY BOARD OF COMMISSIONERS Kate Dean,Chair Greg Brotherton,Member Heidi Eisenhour,Member SEAL: ATTEST: Carolyn Gallaway Date Clerk of the Board Lower Big Quilcene Floodplain Acquisitions Project—K.Ward . REVIEW APPRAISER'S CERTIFICATE NO. 1 Agency: Jefferson County Public Health Parcel No. 991200404 Owner: Kenneth Ward and Connie Ward, husband and wife. Federal Aid No. N/A Project: N/A Map Sheet: N/A Map Approval Date: N/A Date of Last Revision: N/A From: Richard F. Duncan, MAI, RF Duncan and Associates, Inc. To: Tami Pokorny, Natural Resources Program Coordinator. Date of Review: August 5, 2021 The following appraisal has been made on the subject larger parcel: Appraisers Valuation Fair Market Fair Market Value Value of Damages Date Value—Before Value—After Difference Property Project Project Rights Acquired Chad C.Johnson, 7-9-21 $190,000 -0- $190,000 $190,000 -0- MAI WA Cert. No. 1101662 Appraisal Review Comments and Conclusions Appraisal #1 is referred to as"the appraisal" herein. The appraisal is an Appraisal Report as defined by USPAP. The agency proposes a total acquisition of the subject parcel. The appraisal is prepared to the Uniform Appraisal Standards for Federal Land Acquisitions (UASFLA). Description of Subject The subject larger parcel consists of a single tax parcel of approximately of 0.76 acres that is improved with a manufactured home, located at 70 Fremont Avenue in Quilcene, WA. The subject is"L"shaped and mostly level in topography. The northwesterly corner of the subject site is bisected by Fremont Avenue, and approximately 4,428 square feet of site area, as measured by the appraiser using measurement tools available on the Jefferson County GIS website, is unusable as a result. This equates to an approximate useable site area of 28,678 ± square feet (33,106 sq.ft. — 4,428 sq.ft.), or roughly 87% of the total site area. The presence of this public right of way does not impact the highest and best use of the site. According to the Jefferson County GIS mapping system, and Flood Insurance Rate Map 53031C0903C, effective date June 7, 2019, the majority of the subject property is located outside of an identified flood zone, with the exception of a portion of the site containing approximately 188 square feet located on the southwesterly corner. This area is identified as being located within Flood Zone AE. Zone AE is defined as "an area inundated by 1% annual chance flooding, for which BFEs Richard F.Duncan,MAI Page 1 RF Duncan&Associates,Inc. ( . . have been determined."According to the Jefferson County GIS mapping system all of the structures located on the site are outside of the floodplain area. The GIS indicates no wetlands on the site. The subject has power and telephone, and is served with an on-site well and septic system. The subject is zoned Rural Residential (RR-5), per the Jefferson County zoning ordinance. The base zoning allows for one dwelling unit per five acres. The subject is considered to be a legal, non- conforming application with respect to its size of under 5.00 acre. The subject property is improved with a 3 bedroom, 1 and 3/4 bath manufactured home containing a total finished area of 1,344 square feet. In addition, there is a garage/storage building located on the property that has an area of 1,080 square feet, as well as a shed containing 64 square feet, a workshop/shed containing 192 square feet, and a pump house containing 32 square feet. County records indicate that the home was originally constructed in 1978. The improvements are in average condition. The appraiser concludes that the highest and best use of the site as vacant is for residential development of one homesite, and that the highest and best use as improved is for continued use "as is". In my opinion, the appraiser's conclusions of highest and best use are reasonable and well supported in the appraisal. Valuation The appraiser employed the Sales Comparison Approach in valuing the subject parcel as improved. Neither the Cost nor the Income Approaches were considered to be applicable and they were not performed. The appraiser analyzed five sales of comparable properties in the Quilcene area in supporting the value of the subject parcel as improved, one of which is a pending sale. The sales ranged from approximately $115,000 to $230,000. After adjusting the comparables for appreciation since each sale, and after adjusting one of the comparables for needed improvements after the sale, the sales range from approximately$127,458 to $257,792. After comparing the comparables to the subject for major value influencing characteristics, including location, site area, and condition and quality of improvements, the appraiser concluded a value for the subject of approximately $190,000 which is considered to be reasonable and well supported. Any personal property items in the subject improvements will be addressed outside the scope of the appraisal and this review. There are no tenant-owned realty items taken or affected. The appraisal and this review use the correct methods and techniques. The market data in the appraisal are adequate and appropriate to solve the appraisal problem. The conclusions of value reached in the appraisal and in this review are reasonable and fit the market evidence. In my opinion, the appraisal report which is under review complies with the Uniform Appraisal Standards for Federal Land Acquisitions (UASFLA). Richard F.Duncan,MAI Page 2 RF Duncan&Associates,Inc. REVIEWER'S DETERMINATION OF VALUE NO. 1 DETERMINED VALUE BEFORE PROJECT: $190,000 DETERMINED VALUE AFTER PROJECT: -0- VALUE DIFFERENCE DETERMINED: $190,000 ESTIMATED JUST COMPENSATION: $190,000 Richard F. Duncan,MAI Page 3 RF Duncan&Associates,Inc. APPRAISAL REVIEW SALIENT INFORMATION Property Rights Appraised Unless specified otherwise in this review, the property rights appraised constitute the fee simple interest. Date of Value The effective date of the value opinion for the property in this review is 7-9-21 per Appraisal #1. Competency of Reviewer The undersigned reviewer has the knowledge and experience required to competently perform this review; detailed resumes are available upon written request. The undersigned reviewer is approved by the Federal Highway Administration (FHWA) and the Washington State Department of Transportation (WSDOT), lead agency for all eminent domain appraisal matters, to perform fee appraisal reviews for all public agencies and quasi-public agencies in Washington State. The undersigned reviewer is a state certified appraiser holding the General classification #1100496 and is on the WSDOT List of Approved Fee Reviewers. Purpose of this Review Overall, the purpose is to estimate the total Just Compensation due the owner for the taking of privately owned real property for the public project identified. For a partial taking, this is done by: estimating the Fair Market Value of the subject Larger Parcel in the Before Situation; estimating the Fair Market Value of the subject Larger Parcel in the After Situation; then subtracting the latter from the former. When a larger parcel's major improvements are unaffected by the taking/project other than simple cost to cure, the jurisdictional exception allows a Strip Appraisal Procedure wherein said improvements need not be valued. Use of this Review This review estimates Just Compensation due the owner and will be used to establish the first offer amount to be made to the owner by the agency. Scope of this Review The commonly recognized valuation methods and techniques most appropriate for valuing the subject Larger Parcel were performed in this review. This review involved a reasonably detailed inspection of the subject property, the subject neighborhood, and surrounding/competing neighborhoods. Sales and listings of competing properties were investigated before any conclusions of value were made. Unless otherwise stated above, the Income and Cost Approaches to value were not employed in this review because the Sales Comparison Approach is sufficient to solve the subject appraisal problem. Definition of the Larger Parcel The"Larger Parcel" is the parent parcel; it is the real property that is the subject of this review. It is that real property that has Unity of Use, Unity of Ownership, and Contiguity. Definition of Fair Market Value "Fair Market Value"is the amount in cash which a well-informed buyer, willing but not obliged to buy the property, would pay, and which a well-informed seller, willing but not obligated to sell it would accept, taking into consideration all uses to which the property is adapted and might in reason be applied. (Washington Pattern Instruction 150.08). Fair Market Value and Market Value are considered equivalent herein. Richard F.Duncan,MAI Page 4 RF Duncan&Associates,Inc. Definition of Cash Equivalent A price expressed in terms of cash (money) as distinguished from a price which is expressed all or partly in terms of the face amount of notes or other securities which cannot be sold at their face amount. Market data in this review are compared to the subject on an all cash basis to satisfy the definition of Fair Market Value. Richard F.Duncan,MAI Page 5 RF Duncan&Associates,Inc. APPRAISAL REVIEW ASSUMPTIONS and LIMITING CONDITIONS 1.The property description supplied to the reviewer is assumed to be correct; 2.No surveys of the properties have been made by the reviewer and no responsibility is assumed in connection with such matters.Title is assumed merchantable and vested as noted herein; 3.No responsibility is assumed for matters of a legal nature affecting title to the properties,nor is any opinion of title rendered; 4.Information furnished by others is assumed to be true,correct,and reliable.A reasonable effort has been made to verify such information;however,no responsibility for its accuracy is assumed by the reviewer; 5.All mortgages,liens,encumbrances,leases,and servitudes have been disregarded unless so specified in review.The property is assumed to be under responsible ownership and competent management; 6.It is assumed that there are no hidden or unapparent conditions of the property,its subsoil,or its structures which would render it more or less valuable.No responsibility is assumed for such conditions or for engineering or testing which may be required to discover them; 7.Unless otherwise stated,the existence of hazardous material,which may or may not be present in or on the property, was not observed by the reviewer.The reviewer has no knowledge of the existence of such materials on or in the property.The reviewer,however,is not qualified to detect such substances.The presence of substances such as asbestos, urea-formaldehyde foam insulation,or other potentially hazardous/toxic materials may affect the value of the property. The value estimate in this review 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 any such conditions,or for the expertise or engineering knowledge required to discover them.The client is urged to retain an expert in this field if desired; 8.Unless otherwise stated,no environmental impact studies were either requested or made in conjunction with this review,and the reviewer hereby reserves the right to alter,amend,revise,or rescind any of the value opinions based upon any subsequent environmental impact studies,research,or investigation; 9.It is assumed that there is full compliance with all applicable federal,state,and local environmental regulations and laws unless noncompliance is specified,defined,and considered in this review; 10.It is assumed that all applicable zoning and use regulations and restrictions have been complied with,unless nonconformity has been specified,defined,and considered in this review; 11.It is assumed that all required licenses,consents,or other legislative or administrative authority from any local,state, or national governmental or private entity or organization have been or can be obtained or renewed for any use on which the value estimates contained in this review are based; 12.The reviewer will not be required to give testimony or appear in court because of having made this review unless arrangements have been previously made therefore, 13.Possession of this review or a copy thereof,does not carry with it the right of publication.It may not be used for any purpose by any person other than the client without the written consent of the reviewer and in any event,only with properly written qualification and only in its entirety; 14.Neither all nor any part of the contents of this review,or copy thereof,shall be conveyed to the public through advertising,public relations,news,sales,or any other media without written consent and approval of the reviewer.Nor shall the reviewer,client,firm,or professional organization of which the reviewer is a member be identified without the written consent of the reviewer; 15.The liability of the reviewer,employees,and subcontractors is limited to the client only.There is no accountability, obligation,or liability to any other party.If this review is placed in the hands of anyone other than the client,the client shall make such party aware of all limiting conditions and assumptions of the assignment and related discussions.The reviewer is in no way responsible for any costs incurred to discover or correct any deficiencies in the properties; 16.It is assumed that the public project which is the object of this review will be constructed in the manner proposed and in the reasonably foreseeable future.It is also assumed herein that the taken landscaping will not be required to be replaced on the remainder; 17.Acceptance and/or use of this review constitutes acceptance of the foregoing assumptions and limiting conditions. Richard F.Duncan,MAI Page 6 RF Duncan&Associates,Inc. CERTIFICATE OF REVIEW APPRAISER I, the review appraiser, certify to the best of my knowledge and belief: 1. The facts and data reported by the review appraiser and used in the review process are true and correct. 2. The analyses, opinions, and conclusions in this review report are limited only by the assumptions and limiting conditions stated in this review report, and are my personal, unbiased professional analyses opinion, and conclusions. 3. I have no present or prospective interest in the property that is the subject of this report and I have no personal interest or bias with respect to the parties involved; 4. I have no bias with respect to the property that is the subject of this report or to the parties involved in this assignment. 5. My engagement in this assignment was not contingent upon developing or reporting predetermined resu Its. 6. My compensation is not contingent on an action or event resulting from the analyses, opinions, or conclusions in, or the use of, this review report. 7. My analyses, opinions, and conclusions were developed and this review report was prepared in conformity with the Uniform Standards of Professional Appraisal Practice(USPAP), with the Uniform Appraisal Standards for Federal Land Acquisitions(USFLA, the "Yellow Book") and with 49CFR Part 24. 8. I personally inspected the subject property and the comparable sales analyzed in the appraisal No one provided significant appraisal, appraisal review, or appraisal consulting assistance to the persons signing this certificate. I further certify that if this review is to be used in conjunction with a Federal Aid Highway Project or other federally funded project, none of the approved just compensation herein is ineligible for Federal reimbursement. r Signature: Date Signed: 8-5-21 Richard F. Duncan, MAI, Review Appraiser, Washington State Certified Real Estate Appraiser: General, # 1100496 Richard F.Duncan,MAI Page 7 RF Duncan&Associates,Inc. • CONCURRENCE and AUTHORIZATION for PAYMENT of JUST COMPENSATION Jefferson County does hereby indicate concurrence with the above certification and does authorize further action to proceed according to established procedures with the sale/trade of the subject property. 1. I have no present or prospective personal interest in the property that is the subject of this report. 2. I have no personal interest or bias with respect to the parties involved. 3. My compensation is not contingent on an action or event resulting from this report. Authorized Representative of Jefferson County Date Richard F.Duncan,MAI Page 8 RF Duncan&Associates,Inc. Review Appraiser's Qualifications Richard F. Duncan, MAI Experience: • Partner,The Granger Company • President,R.F. Duncan and Associates, Inc. • Fee Appraiser,Anderson Appraisal, Inc., Olympia, Washington • Real Estate Appraiser, Clark County, Department of Public Works • Real Estate Appraiser/Right-of-Way Agent, Washington State Department of Transportation • Real Property Manager, Phoenix Properties, Inc. Education: The Evergreen State College, Olympia, Washington Bachelor of Arts, Major—Business Management, 1987 Appraisal Education: Real Estate Courses: "Real Estate Law" "Real Estate Finance" "Real Estate Practices" "Principles of Real Estate Appraisal I" "Principles of Real Estate Appraisal II" "Uniform Standards of Professional Appraisal Practice" Appraisal Institute Courses: Successfully challenged "Real Estate Appraisal Principles" Successfully challenged "Basic Valuation Principles" "Capitalization Theory and Techniques Part A" "Capitalization Theory and Techniques Part B" "Report Writing and Valuation Analysis" "Advanced Applications" "Standards of Professional Practice Part A" "Standards of Professional Practice Part B" International Right-of-Way Association Courses: "Appraisal of Partial Acquisitions" "Principles of Real Estate Acquisition" "Engineering Plan Development and Application" "Ethics and the Right-of-Way Profession" "Communication in Real Estate Acquisition" "Bargaining Negotiations" Richard F.Duncan,MAI Page 9 RF Duncan&Associates,Inc. "Relocation Assistance" "Land Titles" National Highway Institute Courses: "Appraisal and Appraisal Review for Federal Aid Highway Programs" "Moving Cost Estimating" Business and Professional Organizations: • Member,Appraisal Institute • Certified Real Estate Appraiser(General)—State of Washington #1100496 Types of Appraisal Assignments: Apartments Eminent Domain Takings—Strip and Before/After Reports Funding Feasibility Studies for Governmental Projects (roads,parks,bike trails, etc.) Office Buildings Retail Special Benefit Studies Subdivisions Undeveloped Land Warehouses Wetlands/Open Space Appraisal Review Richard F.Duncan,MAI Page 10 RF Duncan&Associates,Inc. r IA ,:,. , yam'. _ VALUATION AND CONSULTING APPRAISAL REPORT WARD PROPERTY '! 70 FREMONT AVENUE , ; r'rp r QUILCENE, JEFFERSON COUNTY, WASHINGTON PARCEL NO. 991200404 ,' - ,yam '4,' , • t.\ ' z , .k si lit t • .w .- . lir . - 11 a - , ,.,,,,, i, ...,.„ :,.. 41,!,..8.-,.,:::40 r.r*, --"1"elL,',,-;,;..•;, ,, '' '-'tt , ... ...,. -+.'"•' . r r m 'ilk t , - t•-tt,•••':,— a„a---tit,.;..-alii;am,t."),",it' -'----'— '''''''''"'"-,.t ., +` to#" #: ' •Afi .. • "ly' Y r _. 4- . ` , EFFECTIVE DATE: JULY 9, 2021 __ REPORT DATE: JULY 19, 2021 .; SH&H FILE NUMBER: 15384-21 I,- - CHAD C. JOHNSON, MAI SH&H VALUATION AND CONSULTING 3609 MARKET PLACE WEST, SUITE 201 UNIVERSITY PLACE, WA 98466 VALUATION AND CONSULTING July 19, 2021 Tami Pokorny Natural Resources Program Coordinator Environmental Public Health Jefferson County Public Health 615 Sheridan Street Port Townsend, Washington 98368 Re: Appraisal Report Ward Property 70 Fremont Avenue Quilcene,WA 98376 Jefferson County Assessor's Parcel 991200404 SH&H File 15384-21 Dear Ms. Pokorny: At your request, I am providing you with an appraisal relevant to the above referenced property. The property is legally described within this report. The report is prepared with the intent to be in accordance with the current Uniform Appraisal Standards for Federal Land Acquisitions (UASFLA), the current Uniform Standards of Professional Appraisal Practice (USPAP) as adopted by the Appraisal Foundation, and the appraisal guidelines provided by the client, including those of the Washington State Recreation and Conservation Office. This report is prepared for the client,Jefferson County Public Health. The Washington State Recreation and Conservation Office is identified as an additional intended user. The subject property was inspected in the company of the owner, Ken Ward, on July 9, 2021. The subject of this appraisal is a property consisting of one assessor's parcel containing an area of 0.76 acres. The site is currently improved with a double-wide manufactured home with an area of 1,344 square feet. The subject property is located along the westerly side of Fremont Avenue, easterly of Rogers Street. The manufactured home located on the subject property is a three bedroom/one and three quarter-bathroom home with a total area of 1,344 square feet. There is also a garage containing 1,080 square feet located on the property, as well as three sheds containing total areas of 32 square feet, 192 square feet and 64 square feet,respectively. 3609 Market Place West,Suite 201 University Place,Washington 98466 I p.253.564.3230 I f.253.564.3143 As per the unit rule as stipulated in the Uniform Appraisal Standards for Federal Land Acquisitions (2016,Page 97),the property is appraised as a whole,owned in fee simple, subject to the easements and restrictions appurtenant to the title (a copy of which is included in the Addenda of this report). The title report indicates that there are no atypical easements located on the property. The purpose of this appraisal is to prepare and submit a supported opinion of the market value of the fee simple interest in the subject property as of the date of appraisal. This report and the value conclusion reached is based on information provided to, or obtained by,the appraiser during the appraisal process,including research conducted of the subject's competing market area. Jurisdictional Exceptions The analysis of the property is subject to a Jurisdictional Exception. A Jurisdictional Exception is defined as "an assignment condition established by applicable law or regulation, which precludes an appraiser from complying with a part of USPAP. "I Further, a Comment in the Jurisdictional Exception Rule states, in part, "When an appraiser properly follows this Rule in disregarding a part of USPAP, there is no violation of USPAP. "2 Jurisdictional Exceptions are required when federal law relating to the valuation of real estate for just compensation precludes compliance with USPAP standards. The Uniform Standards of Professional Appraisal Practice(USPAP)requires that exposure time must be estimated and reported when exposure time is a component of the definition of market value. However, the definition of market value as per the Uniform Appraisal Standards for Federal Land Acquisitions (UASFLA) dictates that market value estimates must not be linked to a specific exposure time. Therefore, the appraiser has invoked the use of the Jurisdictional Exception Rule as outlined in USPAP as it relates to linking market value to a specific exposure time. 1 Uniform Standards of Professional Appraisal Practice,2020-2021 Edition,Appraisal Standards Board,The Appraisal Foundation, Washington D.C., p.4. 2 Ibid,p.15. The estimated Market Value of the fee simple interest in the subject property as of the date of inspection, effective as of July 9, 2021, is: ONE HUNDRED NINETY THOUSAND DOLLARS $190,000 This appraisal was performed following public awareness that COVID-19 was affecting residents in the United States. At the time of the appraisal, COVID-19 was beginning to have widespread health and economic impacts. The long-term effects of COVID-19 on the real estate market in the area of the subject property were not yet measurable based on reliable data. The analyses and value opinions in this appraisal are based on the data available to the appraiser at the time of the assignment and apply only as of the effective date indicated. No analyses or opinions contained in this appraisal should be construed as predictions of future market conditions or value. The appraisal report that follows summarizes the assignment, describes the area and the subject property, and explains the valuation techniques and reasoning leading to the final opinion of market value. As in the case of any narrative appraisal,your attention is directed to the Assumptions and Limiting Conditions which are included in the accompanying report. Respectfully submitted, Chad C. Johnsen, MAI State of Washington Certification 1101662 TABLE OF CONTENTS Title Page Letter of Transmittal ii Table of Contents v Subject Photographs vi Factual Description Property Identification 1 Interest Appraised 2 Purpose/Function of the Appraisal 2 Intended Use and User of the Appraisal 3 Legal Description 3 Scope 5 Sales History 6 Identification of Larger Parcel 6 Location Description 8 Site Description 12 Zoning 16 Taxes and Assessments 17 Description of Improvements 18 Analysis of Data and Opinions of Appraiser Highest and Best Use 23 Property Valuation 27 Sales Comparison Approach 28 Reconciliation 50 Certification 51 Qualifications 53 Assumptions and Limiting Conditions 56 Extraordinary Assumptions and/or Hypothetical Conditions 61 SUBJECT PHOTOGRAPHS . 1111 "Ili' .. "�r�, psi.4°. - L < 1111NA ;'..-__':):,' Ito, t E l 5 .i h ilhkr' iilikk, Ili 1 i4 PHOTO ANGLES MAP PHOTOS TAKEN BY KATHERINE TIFFANY, JULY 9, 2021 (10 PHOTO 1: EASTERLY VIEW OF FREMONT AVENUE, SUBJECT PROPERTY ON RIGHT 101 4 fir: . ry,R lt.:‘ PHOTO 2: WESTERLY VIEW OF FREMONT AVENUE, SUBJECT PROPERTY ON LEFT y4. v t xh Li s '''r, .I, mfit f.,ry • t �5 R, . 44 PHOTO 3: SOUTHERLY VIEW OF SUBJECT PROPERTY A 'ti A i�T -1F p4, ' •S N« �,'at �: a�, Y �? iy�yJ*' . � 4- "I t . x Ts .S�I �^ wS. •, t r �� T ,} $t C K Y �q I ' _„„- F x y PHOTO 4: WESTERLY VIEW OF MANUFACTURED HOME 1 1 , ill' , V ' s .Ah I : . ),,, 1 2 t� � ';t i -. ....... __ ..,....,_ ,, ,,,_Itt.„11:2,.... 11 INTERIOR OF MANUFACTURED HOME ,' ." if r_. FAMILY ROOM Mai ew '' \ ' ' ' '-''' ' ti § fir `rt y ro..'-''':.- .'-;,..,0 s A 4 KITCHEN 1 1161 , ' f BEDROOM 9r •g e.•:4,;, a _< • d^ / r,-.4 '-.-:-4': - ..,:, - ....,_,.::,.,::-,:i_...:1: , -* ; r # BEDROOM i • .:fi.,,.;!:' 'I 0 l LAUNDRY ROOM F it ,' .,„ ,.,.+ =, ': t i A4i -74 ,4,,, t + � "mod+' •i , -g , '�7 !„.: .':.,:',Lr,--.. .i t,,egtv''' ';',111:1.'::, ' ,,,4'it..:$::4:c.:: ': ,,,e,-,..."'' ''',..-,....- ;, ,,_1,7.''''';*:::--:'.1.:1N•,...„.;...i';':l 'r,1'..,1,1%,‘._,,i.,.*:fii.:. '.114 �T~ a` #�" '"1 i�! Tom+-.-. y y �f i 1 I 1 1 1''' " , '‘14, i ' , i .yi :Y,,'_: hl f . • .. - yy. _ ' 'iY fY C 4 1400 ,. ... . r,, „ 4' i s r ''•" PHOTO 5: SOUTHERLY VIEW OF GARAGE/STORAGE BUILDING • It ,/ t *- -- \ \. r ate` I co; II s. 1 _ ..__. Ns.... At' t" r AP 10. INTERIOR VIEW OF GARAGE/STORAGE BUILDING ec r *.1.1,. k s' „.. '1,, . .Z il -7'6• 244 )'' . ,...144-, `, , ' ;„... A It-4:4t 3"44` _4.1'; - 'izA• 'V 4hilirti _ -, il V di*ill .., '. -.--4 -. - , - — ..,. I - * ,.. „ PHOTO 6: WESTERLY VIEW OF SHEDS/WORKSHOP .4i ki 4111r ; "' 1 1' V 1/4 0444, 4 •, ., dap,' '' * ----"- . -. . , f . / i h! INTERIOR VIEW OF WORKSHOP/SHED FACTUAL DESCRIPTION EXECUTIVE SUMMARY Property Identification: Ward Property 70 Fremont Avenue Quilcene, Jefferson County, Washington 98376 Owner of Record: According to the title report provided, ownership of the subject property is vested with Kenneth Ward and Connie Ward, husband and wife. Property Location: The subject site is located along the westerly side of Fremont Avenue, easterly of Rogers Street in the community of Quilcene in Jefferson County, Washington. Property Type: The subject property consists of on assessor's parcel with an area of 0.76 acres that is improved with a manufactured home. Assessor's Parcel Number: 991200404 Site Area: According to Jefferson County records the subject property contains a total area of 0.76 acres. Real Estate Taxes: $1,162.72 / 2021. Taxes are reported to be paid current as of the date of inspection. Zoning: Rural Residential (RR-5), per the Jefferson County zoning ordinance. The base zoning allows for one dwelling unit per five acres. Highest and Best Use: The Highest and Best Use of the subject property is for residential use with a single home site. Most Probable Buyer: The most probable buyer of the subject property is an owner/user. WARD PROPERTY,70 FREMONT AVENUE,QUILCENE,WASHINGTON 98376 Page 1 SH&H File 15384-21 Chad C.Johnson,MAI FACTUAL DESCRIPTION Flood Insurance Zone: According to the Jefferson County GIS mapping system,and Flood Insurance Rate Map 53031C0903C, effective date June 7, 2019, the majority of the subject property is located in outside of an identified flood zone, with the exception of a portion of the site containing approximately 188 square feet located on the southwesterly corner. This area is identified as being located within Flood Zone AE. Zone AE is defined as "an area inundated by 1% annual chance flooding, for which BFEs have been determined." According to the Jefferson County GIS mapping system all of the structures located on the site are outside of the floodplain area. Improvements: The subject property is improved with a three bedroom/one and three quarter-bathroom manufactured home containing a total finished area of 1,344 square feet. In addition, there is a garage/storage building located on the property that has an area of 1,080 square feet, as well as a shed containing 64 square feet, a workshop/shed containing 192 square feet and a pump house containing 32 square feet. Interest Appraised: While the subject property is currently rented,it is subject to a month-to-month rental agreement which could be terminated upon sale. Therefore, the fee simple interest of the property is appraised. Fee simple interest, subject to existing easements and reservations in the title report. The fee simple estate is defined as: "absolute ownership unencumbered by any other interest or estate, subject only to the limitations imposed by the governmental powers of taxation, eminent domain,police power, and escheat. "3 Purpose/Function of the Appraisal: The purpose of this appraisal is to prepare and submit a supported opinion of the market value of the fee simple interest in the subject property as of the date of appraisal. 3 The Dictionary of Real Estate Appraisal,6`h Edition,Appraisal Institute,Chicago,2015,p.90 WARD PROPERTY,70 FREMONT AVENUE,QUILCENE,WASHINGTON 98376 Page 2 SH&H File 15384-21 Chad C.Johnson,MAI mow FACTUAL DESCRIPTION Date of Inspection: The subject property was inspected on July 9, 2021. Effective Date of Value: July 9, 2021 Date of Appraisal Report: July 19, 2021 Market Value Indication: $190,000 INTENDED USE AND USER OF THE APPRAISAL Intended Use is defined as: "The use(s) of an appraiser's reported appraisal or appraisal review assignment results, as identified by the appraiser based on communication with the client at the time of the assignment."4 Intended Use: The intended use of the appraisal is to determine the current fee simple market value. Intended User is defined as: "The client and any other party as identified, by name or type, as users of the appraisal or appraisal review report by the appraiser, based on communication with the client at the time of the assignment."5 Intended Users: This report is prepared for the client, Jefferson County Environmental Public Health. The Washington State Recreation and Conservation Office is also identified as an intended user. A Client is defined as: "The party or parties(i.e., individual,group, or entity)who engage an appraiser by employment or contract in a specific assignment, whether directly or through an agent."6 Client: Jefferson County Environmental Public Health. LEGAL DESCRIPTION A legal description relevant to the subject property is included in a Commitment for Title Insurance issued by Jefferson Title Company,effective date February 19,2021. A copy of the title report is included in the Addenda section of this report. 4 Uniform Standards of Professional Appraisal Practice,2020-2021 Edition,Appraisal Standards Board,The Appraisal Foundation, Washington D.C.,p.4. 5 Ibid,p.4. 6 Ibid,p.4. WARD PROPERTY,70 FREMONT AVENUE,QUILCENE,WASHINGTON 98376 Page 3 SH&H File 15384-21 Chad C.Johnson,MAI FACTUAL DESCRIPTION DEFINITION OF MARKET VALUE "Market Value is the amount in cash, or on terms reasonably equivalent to cash,for which in all probability the property would have sold on the effective date of value, after a reasonable exposure time on the open competitive market,from a willing and reasonably knowledgeable seller to a willing and reasonably knowledgeable buyer, with neither acting under any compulsion to buy or sell, giving due consideration to all available economic uses of the property. "' The value conclusion herein is predicated on the assumption that the property will be exposed to the market for a reasonable amount of time. The Uniform Standards of Professional Appraisal Practice (USPAP) requires that exposure time must be estimated and reported when exposure time is a component of the definition of market value. However, the definition of market value as per the Uniform Appraisal Standards for Federal Land Acquisitions (UASFLA) dictates that market value estimates must not be linked to a specific exposure time. Therefore, the appraiser has invoked the use of the Jurisdictional Exception Rule as outlined in USPAP as it relates to linking market value to a specific exposure time. DEFINITION OF AS IS MARKET VALUE "The estimate of the market value of real property in its current physical condition, use, and zoning as of the appraisal date."8 MOST PROBABLE BUYER The most probable buyer of the subject property is an owner/user. USE HISTORY The subject property has historically been used for residential purposes. It is my understanding that this residential use has been in place on the property for more than ten years. 7 Uniform Appraisal Standards for Federal Land Acquisitions,Interagency Land Acquisition Conference,Washington,D.C.2016, Section 1.2.4,page 10. 8 The Dictionary of Real Estate Appraisal,6'Edition,Appraisal Institute,Chicago,2015,p.13. WARD PROPERTY,70 FREMONT AVENUE,QUILCENE,WASHINGTON 98376 Page 4 SH&H File 15384-21 Chad C.Johnson,MAI FACTUAL DESCRIPTION RENTAL HISTORY The subject property has been leased by the same tenant for the last five years for $1,000 per month. This rate has remained flat over the past five years. A formal lease agreement was originally in place but has since lapsed and the tenant is currently on a month to month agreement. SCOPE The scope of the appraisal assignment relates to the field work, inspection, research, and analysis conducted for preparation and valuation of the subject property's estimated Market Value. This appraisal assignment involved an inspection of the subject property and the comparables. The property was inspected by the appraiser on July 9, 2021. I was accompanied on the inspection by the current owner, Ken Ward, and Katherine Tiffany with SH&H Valuation and Consulting. Financial, statistical, and demographic data was gathered using various informational systems such as the Jefferson County GIS database, the Northwest Multiple Listing Service, and various other authoritative sources. Information regarding comparable sales was confirmed with parties involved in the respective transactions. Descriptive information relating to the subject property was obtained through County public records as well as my physical inspection of the property and information provided by the client. Within this appraisal I have considered all applicable approaches to the valuation of the property. The Highest and Best Use of the subject property is for continued residential use. The primary improvement was constructed in 1978. Further, most properties like the subject are owner occupied. In this instance, the Sales Comparison Approach is used to value the subject as this is the method used by buyers and sellers for this property type. After assembling and analyzing the data, as defined within this appraisal development process,the final estimate of value is made. The report is prepared with the intent to be in accordance with the current Uniform Appraisal Standards for Federal Land Acquisitions (UASFLA), the current Uniform Standards of Professional Appraisal Practice (USPAP) as adopted by the Appraisal Foundation, and the appraisal guidelines of the Washington State Recreation and Conservation Office. WARD PROPERTY,70 FREMONT AVENUE,QUILCENE,WASHINGTON 98376 Page 5 SH&H File 15384-21 Chad C.Johnson,MAI I FACTUAL DESCRIPTION SALES HISTORY According to the title report provided,ownership of the subject property is vested with Ken ' Ward and Connie Ward. I am aware of no transfers of ownership during the previous fifteen years. The subject property is not currently listed for sale or subject to a pending transaction. It is my understanding that this appraisal, in part, will be utilized to establish the value of the property in order to facilitate a potential voluntary sale to Jefferson County. IDENTIFICATION OF THE LARGER PARCEL A part of the appraisal process is to identify the larger parcel for valuation purposes. In defining the larger parcel there are three basic conditions that need to be established. 1. Unity of Ownership 2. Contiguity 3. Unity of Highest and Best Use The subject property is comprised of Jefferson County Assessor's parcel number 991200404. Based on a review of Jefferson County records, none of the other surrounding/adjacent properties are owned by the subject property owner, nor is there any contiguity or unity of use. Thus, the larger parcel consists of the subject property containing an area of 0.76 acres. UNAVAILABILITY OF INFORMATION The appraiser was not provided with any soils,wetlands,or environmental studies relevant to the subject property. I am not aware of any improper soils or environmental issues that would negatively impact the Highest and Best Use of the subject property. The Jefferson County GIS mapping system does indicate that a small portion of the subject property is identified as being within a flood zone. SUMMARY OF THE APPRAISAL PROBLEMS ENCOUNTERED Within this assignment, the appraisal problems encountered are primarily relevant to the location of the subject site within the rural town of Quilcene. Thus, I have researched and endeavored to utilize comparable properties with similar characteristics as it relates to residential use potential, focusing on private, non-agency transactions. WARD PROPERTY,70 FREMONT AVENUE,QUILCENE,WASHINGTON 98376 Page 6 SH&H File 15384-21 Chad C.Johnson,MAI FACTUAL DESCRIPTION Aracorte Scdro Woo!r•: Lopez Island• Burlington Fidalgo Island Victoria Mt Vernon I J Oak Harbor Stanwood Camano Island Arhrag Port Angeles Port Townsend tit Sequlm Port Marysville Blyn i adlock-Irondale !• 1 Whidbey Lak Island Everett r cr CD Port Ludlow Q Snot! I�r� is � „"a _k�nr�.ocoi PIP PROPERTY, r` I .nal Park t�_+ Bothell Pouisbo Redm Silverdale 52G 5 Seattle Bremerton 'D 6 Olympic ( � Renton L*—w�aup _ National Forest Belfarn Vashon Island Q I roods port Kent Limon CO Federal Way Tacoma Shelton Lakewood Puyallup Kam ct,€ f';, AREA MAP WARD PROPERTY,70 FREMONT AVENUE,QUILCENE,WASHINGTON 98376 Page 7 SH&H File 15384-21 Chad C.Johnson,MAI FACTUAL DESCRIPTION LOCATION DESCRIPTION A neighborhood is defined as a group of complementary land uses. Neighborhoods are affected by social, economic, governmental, and environmental forces which influence property values in the vicinity of the subject property which, in turn, directly affect the value of the subject property itself. The subject is located in the community of Quilcene within Jefferson County. For reference, an area map showing the subject property's location relative to metropolitan areas within the Puget Sound Region is presented on the previous page. A location map showing the subject property's immediate neighborhood is presented on the following page. The overall subject neighborhood is rural in nature, with a mixture of forestry uses, agricultural uses, and residential development in evidence. The site is located along Fremont Avenue, in the community of Quilcene in unincorporated Jefferson County, Washington. The subject is located approximately 0.75 miles westerly of Hood Canal. The Quilcene area includes some limited services, with a greater level of commercial services available in Port Townsend, the county seat of Jefferson County, approximately 20 miles to the north. Hood Canal is located easterly of the subject property. Hood Canal is a saltwater fjord forming the western lobe of Puget Sound. This waterway is long and narrow with an average water width of 1.5 miles and a mean depth of 177 feet and has over 200 miles of shoreline. The Hood Canal area is a popular recreation spot for area residents. Boating, fishing, swimming, and hiking are all popular activities enjoyed by residents within the area. Port Townsend represents the only incorporated area in Jefferson County. Population increase for Jefferson County between 1990 and 2000 was dramatic in terms of the percentage increase, estimated at nearly 27%, but relatively small in terms of the total number of persons involved, raising the total of 20,406 in 1990 to 25,953 for the 2000 Census, an increase of 5,547 persons. The 2010 Census resulted in a county population of 29,872. This small population base reflects the rural nature of the county,and the resource- based economy. The majority of the population is concentrated in the eastern part of the county which includes the city of Port Townsend, and the communities of Port Hadlock, Chimacum, and Port Ludlow. Port Townsend is home to approximately one-third of the county population, with an estimated 2021 population of 9,815 individuals, compared to 8,334 in the 2000 Census, 9,113 in the 2010 Census and 9,665 in 2020. WARD PROPERTY,70 FREMONT AVENUE,QUILCENE,WASHINGTON 98376 Page 8 SH&H File 15384-21 Chad C.Johnson,MAI FACTUAL DESCRIPTION 41144, %lel OeneW 9Quilcene Historical Museum Henery Hardware U.S. Bank Branch 9 Peninsula Food Store ;1. 3 Hetbvtt St IoStt.t, nal Ranger(;) ::ene office Mt Walker Inn Quaicaaw A wo SUBJECT PROPERTY1 Quilbillys paradise 9Walker Mt Meadows Nursery /t. WDFW TIDELANDS9 LOCATION MAP WARD PROPERTY,70 FREMONT AVENUE,QUILCENE,WASHINGTON 98376 Page 9 SH&H File 15384-21 Chad C.Johnson,MAI FACTUAL DESCRIPTION By most accounts, it is likely that future population growth for Jefferson County will continue at a slow to moderate pace. Port Townsend is also expected to continue to be the primary area of growth, which may be channeled by the pressures imposed by the Growth Management Act. In summary, the subject property is within a rural area of eastern Jefferson County,with most surrounding uses being resource-based uses and single-family residential development. Demographic Analysis The map on the following page shows three rings surrounding the subject property, delineating a one-mile radius,a three-mile radius,and a five-mile radius. Population trends within the three radii are summarized in the exhibit below. POPULATION SUMMARY ONE-MILE RADIUS Total Average Annual Year Source Population Change (%) Change (%) 2010 Census 312 N/A N/A 2021 Estimate 332 6.41% 0.58% 2026 Projection 345 3.92% 0.78% THREE-MILE RADIUS Total Average Annual Year Source Population Change (%) Change (%) 2010 Census 1,087 N/A N/A 2021 Estimate 1,181 8.65% 0.79% 2026 Projection 1,234 4.49% 0.90% FIVE-MILE RADIUS Total Average Annual Year Source Population Change (%) Change (%) 2010 Census 1,481 N/A N/A 2021 Estimate 1,603 8.24% 0.75% 2026 Projection 1,674 4.43% 0.89% Source: Esri As indicated, the area has generally exhibited slight growth over the survey period, although the total real change in population was relatively low, predictable for this rural area. The largest growth on a percentage basis is anticipated to occur within the one-mile radius. WARD PROPERTY,70 FREMONT AVENUE,QUILCENE,WASHINGTON 98376 Page 10 SH&H File 15384-21 Chad C.Johnson,MAI FACTUAL DESCRIPTION i 104 Leland °so4 tit ti (7. Debob Quilcene East•uilcene Camp m l? Discovery Chrw Bay 5 miles U:i(Vavvl Po-,o•,ate DEMOGRAPHIC STUDY MAP In summary, the subject property is within a rural area of Jefferson County near the community of Quilcene, with most surrounding uses being resource/agricultural-based uses, recreational uses associated with Hood Canal, and single-family residential development. WARD PROPERTY,70 FREMONT AVENUE,QUILCENE,WASHINGTON 98376 Page 11 SH&H File 15384-21 Chad C.Johnson,MAI FACTUAL DESCRIPTION PROPERTY DESCRIPTION Site Description The subject of this appraisal is a property consisting of one Jefferson County Assessor's parcel with an area of 0.76 acres, or 33,106 square feet. The subject property is located along Fremont Avenue in the community of Quilcene in unincorporated Jefferson County. The subject property is located southeasterly of Highway 101 and northerly of the Big Quilcene River. The northwesterly corner of the subject site is bisected by Fremont Avenue,and approximately 4,428 square feet of site area,as measured using measurement tools available on the Jefferson County GIS website, is unusable as a result. This equates to an approximate useable site area of±28,678 square feet(33,106 sq.ft.—4,428 sq.ft.), or roughly 87%of the total site area. The presence of this public right of way does not impact the highest and best use of the site. The title report indicates that a survey was completed on May 10, 2002 and filed with the Jefferson County Assessor under recording number 455721. A copy of the title report and the recorded survey are included in the addenda of this report. According to the title report and survey, one of the existing sheds is located within the public right-of way. However, it does not appear that the existing road conforms to the right-of way. Additionally,several surrounding properties have similar structures located within the planned right of way. Considering the common situation in the neighborhood,and that the existing road has been in place for an extended period of time without issue, the location of the shed in the right of way does not appear to negatively affect the subject property. A small portion of the subject property containing approximately 188 square feet located on the southwesterly corner of the site is located within Zone AE floodplain. However, the improvements on this parcel are located outside of the floodplain. These improvements include a manufactured home containing a total finished area of 1,344 square feet as well as a garage/storage building containing 1,080 square feet,a shed containing 64 square feet, a workshop/shed containing 192 square feet and a pump house containing 32 square feet. An aerial view of the subject site is shown on the following page, with the approximate boundaries of the subject property outlined in red. Further details regarding the subject site are provided following the aerial view of the subject. WARD PROPERTY,70 FREMONT AVENUE,QUILCENE,WASHINGTON 98376 Page 12 SH&H File 15384-21 Chad C.Johnson,MAI FACTUAL DESCRIPTION 7. ��F ''-'!'iN;At''''',";,...H„ . . . , ,....,...-.! viis0 tee. ° • — _...1 • ,...-,„.,..,... ",,-.-..--,,, •-.„,,,,,,,,,,,,4.:::. .-V.......,' ::' \ .f I , y'I, AERIAL VIEW OF SUBJECT SITE SUBJECT PROPERTY OUTLINED IN RED WARD PROPERTY,70 FREMONT AVENUE,QUILCENE,WASHINGTON 98376 Page 13 SH&H File 15384-21 Chad C.Johnson,MAI FACTUAL DESCRIPTION Location: The subject property is located along Fremont Avenue in the community of Quilcene in unincorporated Jefferson County. The subject property is located southeasterly of Highway 101 and northerly of the Big Quilcene River. According to Jefferson County records, the site address is 70 Fremont Avenue, Quilcene, Washington, 98376. Development Density: Rural Residential (RR-5), per the Jefferson County zoning ordinance. The base zoning allows for one dwelling unit per five acres. Access: The subject property is accessed from Fremont Avenue, a two-way, two-lane street. Topography& Coverage: The subject is general level and at grade with its frontage road and adjacent parcels. Coverage on the site includes the improvements as well as a mixture of grass, brush, and tree cover. View Amenity: The subject has typical territorial/neighborhood views. Utilities: Electrical and telephone service are extended to the subject property. The subject site is not served by public water or sanitary sewer service. However, the site is served by a private well and septic system. Timber: The site includes minimal tree cover. It does not appear that there is any commercial harvest potential of timber on the subject site. Easements: A title report relevant to the subject property,as prepared by Jefferson Title Company, effective date February 19, 2021, was provided. The title report indicates that there are no atypical easements or encumbrances on the subject property. WARD PROPERTY,70 FREMONT AVENUE,QUILCENE,WASHINGTON 98376 Page 14 SH&H File 15384-21 Chad C.Johnson,MAI FACTUAL DESCRIPTION Shape: The subject property is "L"shaped. Site Area: According to Jefferson County records, the subject property contains a total area of 0.76 acres, or 33,106 square feet. Soils: Soils reports or studies for the subject property were not available. Thus, data from the U.S. Department of Agriculture's (USDA) Natural Resource Conservation Service mapping for soils characteristics are utilized. Based on the soils map,the subject site is comprised of one primary soil type. The site is comprised of Hoodsport very gravelly sandy loam, 0 to 15 percent (HoC). This nearly level to rolling soil is on glacial terraces. The soil is moderately well drained and permeability is moderately rapid. This soil is used mainly for producing trees and for wildlife habitat and recreation uses. Besides production of trees, another important use is for rural woodland homesites. Overall, the soils present on the subject site appear adequate to support the highest and best use of the property. Wetlands: According to the Jefferson County GIS mapping system, there are no wetland areas impacting the subject property. Hazardous Wastes: The appraiser is not qualified to determine the presence of hazardous waste. No unusual conditions or other items suggesting that the site is negatively impacted by hazardous contamination during the inspection of the subject site were observed. Minerals: Ownership of the subject property appears to include the underlying mineral estate. However, there is minimal potential of mineral extraction impacting the subject property's market value in this instance. Flood Insurance Zone: According to the Jefferson County GIS mapping system, a small portion of site area containing approximately 188 square feet located on the southwesterly corner of the site is located within Zone AE floodplain. According to the Jefferson County GIS mapping system all of the structures located on the site are outside of the floodplain area. WARD PROPERTY,70 FREMONT AVENUE,QUILCENE,WASHINGTON 98376 Page 15 SH&H File 15384-21 Chad C.Johnson,MAI FACTUAL DESCRIPTION Zoning The zoning for the subject property is Rural Residential (RR-5),per the Jefferson County Code. The purpose of this district is to provide "The purpose of this district is to allow for continued residential development in areas of Jefferson County consisting of relatively high density pre-existing patterns of development, along the county's coastal areas, and within areas within or adjacent to rural centers and rural crossroads. In addition, this district seeks to support and foster Jefferson County's existing rural residential landscape and character by restricting new land divisions to a base density of one unit per five acres. " This zoning designation allows for a base density of one dwelling unit per five acres. Outright permitted uses include,but are not limited to, single-family residences,duplexes, home businesses, bed and breakfast residences, mineral extraction activities, parks and playfields,recreational facilities,and aquaculture activities and uses. The subject property contains an area of 0.76 acres. Thus,the current single-family use of the site is a legal non- conforming use due to site size. WARD PROPERTY,70 FREMONT AVENUE,QUILCENE,WASHINGTON 98376 Page 16 SH&H File 15384-21 Chad C.Johnson,MAI FACTUAL DESCRIPTION Taxes and Assessments The tax and assessment information relevant to the subject property is summarized below. • JEFFERSON COUNTY ASSESSOR DATA Land Improve. Total 2021 Parcel Value Value Value Taxes 991200404 $62,003 $34,203 $96,206 $1,162.72 2021 taxes are based on assessed values for the year 2020. Experience has shown the assessed value is often an unreliable indicator of market value, despite the assessor's mandate to assess all property at 100% of market value. This appears to be the case with the subject property with the estimated Market Value herein being higher than the total assessed value. As of the effective date of appraisal,Jefferson County records indicate that the taxes are paid current. WARD PROPERTY,70 FREMONT AVENUE,QUILCENE,WASHINGTON 98376 Page 17 SH&H File 15384-21 Chad C.Johnson,MAI FACTUAL DESCRIPTION Description of Improvements The subject site is currently improved with a double-wide manufactured home, a garage/storage building and multiple outbuildings. The home consists of three bedrooms, one full bathroom and one three-quarter bathroom and contains a total area of 1,344 square feet. The property is further improved with a detached garage/storage building with an area of 1,080 square feet, a shed containing 64 square feet, a workshop/shed containing 192 square feet and a pumphouse containing 32 square feet. County records indicate that the home was originally constructed in 1978. The improvements are in average condition. Further details of the structures are presented. A sketch of the single-family home is presented on the following page with sketches of the outbuildings presented further in this section. Building Area: 1,344 square feet. Design: The home is a three-bedroom home which also includes one full bathroom, one three-quarter bathroom, a living room, dining area, and a kitchen. Foundation: The house is attached to a permanent concrete foundation. Exterior Walls: Wood framed with vinyl siding. Interior Walls: Painted gypsum wall board. Floor Coverings: The flooring is a mixture of carpet and vinyl flooring. Roof: Wood truss structure with a shingle roof cover. Electrical: Adequate. HVAC: The structure is heated with forced air furnace. Through- window air conditioning units were also in evidence during the inspection. Plumbing: The structure includes one full bathroom and one three- quarter bathroom. Fixtures in the master bathroom include a toilet,a sink and a tub. The fixtures in the second bathroom include a toilet, a sink, and a shower stall. The kitchen also includes typical features. Additionally, there is a washing machine and hookup in the laundry room. WARD PROPERTY,70 FREMONT AVENUE,QUILCENE,WASHINGTON 98376 Page 18 SH&H File 15384-21 Chad C.Johnson,MAI FACTUAL DESCRIPTION 241 4' 12' 5' Deck 4' Deck Single-Family 32 Residence 56' 4' 4' MRPO 8' Shed 12' 4' 24' SINGLE-FAMILY RESIDENCE BUILDING SKETCH WARD PROPERTY,70 FREMONT AVENUE,QUILCENE,WASHINGTON 98376 Page 19 SH&H File 15384-21 Chad C.Johnson,MAI FACTUAL DESCRIPTION Fenestration: The building includes a wood frame main entry door and back door. The windows consist of double pane windows in aluminum frames. Quality: Average. Condition: Average. Year Built: County records indicate that the home was originally constructed in 1978. Actual Age: 43 years. Effective Age: 15 years. Life Expectancy: 30 years (applicable to Average Quality multi-section manufactured home). The Life Expectancy of the subject improvements has been estimated according to the Marshall Valuation Service Manual, Section 63, Page 4. Remaining Physical Life: Approximately 15 years. Garage/Storage Building: The subject site is improved with a wood frame garage/storage building containing 1,080 square feet. It has metal siding, insulation, a concrete floor and electrical service. It is in fair to average condition. Outbuildings: The property is also improved with a workshop/shed building containing 192 square feet, a shed containing 64 square feet and a pumphouse containing 32 square feet. The workshop/shed structure has electrical service. All of the outbuildings are wood framed and are in average condition. WARD PROPERTY,70 FREMONT AVENUE,QUILCENE,WASHINGTON 98376 Page 20 SH&H File 15384-21 Chad C.Johnson,MAI FACTUAL DESCRIPTION ' Garage 3 0' BUILDING SKETCH GARAGE/STORAGE BUILDING WARD PROPERTY,70 FREMONT AVENUE,QUILCENE,WASHINGTON 98376 Page 21 SH&H File 15384-21 Chad C.Johnson,MAI FACTUAL DESCRIPTION * Shed 81 +12i 16' Shed 1 12' 4! 4' T Pu phou e BUILDING SKETCH SHEDS/WORSHOP AND PUMPHOUSE BUILDINGS WARD PROPERTY,70 FREMONT AVENUE,QUILCENE,WASHINGTON 98376 Page 22 SH&H File 15384-21 Chad C.Johnson,MAI ANALYSIS OF DATA AND OPINIONS OF APPRAISER HIGHEST AND BEST USE By identifying and interpreting the market forces that affect a specific property in a local and regional context,the appraiser determines the property's highest and best use. Highest and Best Use is defined as: "The reasonably probable use of property that results in the highest value. The four criteria that the highest and best use must meet are legal permissibility, physical possibility, financial feasibility, and maximum productivity. "9 Highest and best use is a fundamental concept in real estate appraisal because it focuses market analysis on the subject property and allows the appraisers to consider the property's optimum use in light of market conditions on a specific date. As the subject property is currently improved, separate highest and best use analyses "as though vacant" and "as improved"are required. HIGHEST AND BEST USE,AS THOUGH VACANT The criteria for the determination of the Highest and Best Use of the subject property is based upon legal and physical considerations adjusted for financial feasibility and maximal productivity considerations. Legally Permissible Use The first test of Highest and Best Use is to determine what is legally permissible, or what can legally be constructed on the property. The zoning for the subject property is Rural Residential (RR-5) which allows for one dwelling unit per five acres. Uses within this designation are primarily residential in nature. Thus, from a legal perspective, being RR- 5 zoning, the subject property can support a relatively narrow range of uses, primarily residential in nature. The subject property consists of one assessor's parcel containing a total area of 0.76 acres and can be accessed from Fremont Avenue. Although below five acres in size, as the subject is a legal saleable parcel that can support one homesite. Physically Possible Use The next test of highest and best use is the physical possibility of constructing an improvement on the site. The site has relatively level topography and although impacted by some minor floodplain issues and the presence of the right of way in the northeasterly portion of the site, there is enough unaffected that development of the property is still feasible. Nearby properties are improved with single family residences on acreage sites. Soils appear to be suitable for residential development and electrical service is available to the property. 9 Dictionary of Real Estate Appraisal,Sixth Edition,Appraisal Institute,2015,Page 109. WARD PROPERTY,70 FREMONT AVENUE,QUILCENE,WASHINGTON 98376 Page 23 SH&H File 15384-21 Chad C.Johnson,MAI ANALYSIS OF DATA AND OPINIONS OF APPRAISER Water and sewer service would require on-site systems, which is typical for the neighborhood. Based,in part,on the size of the subject property and existing developments on other parcels in the area, the use of the site to support one residence is physically possible. Financially Feasible Use The third test is for financial feasibility. A project's financial feasibility is measured by whether the project can produce a positive return on its investment. The subject zoning and physical/legal constraints allow residential development of the site with one residence. Most of the surrounding properties are either unimproved or are larger acreage tracts improved with a single-family residence. The subject has access from Fremont Avenue. The majority of improved sites in the neighborhood represent acreage tracts improved with one residence. Thus, the most financially feasible use of the subject property is for residential development of the site with one home site. Maximally Productive Use The fourth test of Highest and Best Use is maximum productivity. This test is to evaluate which use will generate the greatest rate of return or value for the property. The primary use which has passed the three previous tests is for residential use, specifically development with one home site. Thus, this type of use is concluded to be the maximally productive and the Highest and Best Use of the subject property as though vacant. WARD PROPERTY,70 FREMONT AVENUE,QUILCENE,WASHINGTON 98376 Page 24 SH&H File 15384-21 Chad C.Johnson,MAI ANALYSIS OF DATA AND OPINIONS OF APPRAISER HIGHEST AND BEST USE,AS IMPROVED As with analyzing the highest and best use of the subject site as though vacant,I will discuss the four key criteria that a property use must satisfy to qualify as the highest and best use, as improved. Legal Use The first test of highest and best use is to determine what is legally permissible, or what can legally be constructed on the property. The zoning for the subject property is Rural Residential (RR-5)which allows for one dwelling unit per five acres. Development of the subject property with a residential use is an allowed use under the RR-5 zoning designation. The subject site is improved with a manufactured home. This use represents a legally permitted use of the subject site, albeit legally nonconforming due to site size. Physically Possible The next test of highest and best use is the physical possibility of utilizing the property for the legally permitted uses. The subject site contains an area of 0.76 acres, which is sufficient area to support the legally allowed/current use and appropriate utility systems. The residence, garage and outbuildings are in generally average condition and appear to have been adequately maintained over its economic life. There do not appear to be any physical limitations that preclude the current use of the property. Based on the surrounding development, the subject property is supported on a physical basis. Financially Feasible The third test is for financial feasibility. A project's financially feasibility is measured by whether the project can produce a positive return on the investment. The subject supports a residence and outbuildings. Similarly situated parcels in the subject's immediate area have historically been used in support of a single-family homesite on acreage or on generally typical rural/suburban lots, like the subject. The United States, as well as the world, is in the midst of a health pandemic that has impacted the economy and resulted in business closures. Originally, Governor Inslee announced the Safe Start phased reopening plan, which allowed for the phased re-opening of businesses and was modified several times. As of June 30, 2021, all of the pandemic- related business operating restrictions, including operating capacities,have been lifted. WARD PROPERTY,70 FREMONT AVENUE,QUILCENE,WASHINGTON 98376 Page 25 SH&H File 15384-21 Chad C.Johnson,MAI ANALYSIS OF DATA AND OPINIONS OF APPRAISER The subject property is improved with a single-family residence and supporting outbuildings. The single-family market has continued to thrive during the COVID-19 pandemic,and the overall outlook for the subject is positive. Participants surveyed specific to the Jefferson County residential market indicated that at the outbreak of the pandemic and the "stay at home" order from the Governor, there were some initial impacts felt and the market slowed for a brief period of time. However, these participants stated that this lull was brief and the current low inventory of homes for sale in the market has resulted in decreased marketing times and in some cases multiple bids for product on the market with list times sometimes less than two weeks. Considering this,the subject property will likely experience minimal direct impact from COVID-19. Most of the surrounding properties are either unimproved or are improved with a single- family residence. Therefore,based on the legal and physical characteristics of the site and the surrounding development, as well as the trends evidenced for similar properties in the immediate market, the most financially feasible use of the subject is for the continued use of the improvements in support of a single-family residence. Maximally Productive The fourth test of highest and best use is maximum productivity. This test is to determine which use will generate the greatest rate of return or value for the property. The primary use which has passed the three previous tests is for continued use in support of a residence. Thus, the maximally productive use, and thus the highest and best use of the subject property as improved, is for its continued use as a single-family homesite. WARD PROPERTY,70 FREMONT AVENUE,QUILCENE,WASHINGTON 98376 Page 26 SH&H File 15384-21 Chad C.Johnson,MAI ANALYSIS OF DATA AND OPINIONS OF APPRAISER PROPERTY VALUATION The Income Approach,Cost Approach,and Sales Comparison Approach are the three basic techniques or approaches to value when appraising real property. All three approaches were considered in the valuation of the subject property. The Income Approach to value is a technique whereby the net income of an income producing property is capitalized at a rate that provides a return of interest on the money invested and a recapture of the capital investment in the improvement over a reasonable term of the investment. Another way of stating this, it converts the income stream into value. The Cost Approach requires the appraiser to estimate the reproduction or replacement cost new of the building, subtract the depreciation due to all causes, and then add the value of the land. The Sales Comparison Approach involves direct comparisons of the property being appraised to similar properties that have sold in the same or in a similar market in order to derive a market value indication for the property being appraised. All three approaches were considered. Relative to the Income Approach,while the subject is rented on a month-to-month basis,it is not typical for single-family residences on similar sized sites to be rented in the area. Additionally,the current owner indicated that the rental rate has not increased over the last five years, and also opined that the rate was below market. Furthermore, similarly developed properties in the neighborhood are typically owner-occupied. Hence, the Income Approach would not be considered by a typical market participant and is not utilized. According to Jefferson County records, the residence was originally constructed in 1978. This structure has been updated several times since construction was completed. In the subject's instance, the replacement cost of the existing structures would not typically be a consideration of a knowledgeable purchaser; rather, a potential buyer or seller of this property would consider the cost to obtain an existing substitute. In addition, purchasers put virtually no reliance on this approach when making buy/sell decisions on existing properties similar to the subject. Because of these considerations the use of the Cost Approach for valuing the subject property was considered but found not applicable and therefore was not utilized. WARD PROPERTY,70 FREMONT AVENUE,QUILCENE,WASHINGTON 98376 Page 27 SH&H File 15384-21 Chad C.Johnson,MAI ANALYSIS OF DATA AND OPINIONS OF APPRAISER The Sales Comparison Approach involves direct comparisons of similar properties that have sold in the same or in a similar market to the subject in order to derive a market value indication for the property being appraised. As buyers of this type of property base their purchasing decisions on the cost to obtain an existing substitute property, the use of the Sales Comparison Approach is the only applicable approach in valuing the subject property. Therefore, the Sales Comparison Approach has been used as a basis in arriving at an opinion of value for the subject property, as of the date of inspection, July 9, 2021. SALES COMPARISON APPROACH The Sales Comparison Approach involves the process of comparing improved properties which have recently sold with the subject property. The actual comparison process involves adjustments to reflect the degree of similarity between the comparable properties and the subject property in terms of the time of sale, location, physical characteristics (including quality, condition and size), and utility (zoning, topography, and the like). Within this approach, I will evaluate comparable sales data to formulate a value estimate for the subject property. The typical comparison process involves adjustments to reflect the degree of similarity between the comparable sale properties and the subject property. A search was made to locate recent sales of properties similar to the subject in the competing area. The subject is improved with a manufactured home with an area of 1,344 square feet on a site containing an area of 0.76 acres. In this analysis,the comparative methodology utilized is the overall sale price of the property. Based on research on the NWMLS data base and conversations with real estate brokers active within the Quilcene market, there is a minimal amount of homes or vacant sites available for sale in the community. Brokers who were surveyed stated that this lack of supply as well as increased demand from prospective purchasers wanting the rural/small town lifestyle and recreational opportunities that are available in the area has had a positive impact on the Quilcene real estate market and they have seen a large increase in sale prices over the last approximate one year. Although the comparable data varies in terms of site size and improvements, the overall data provides a benchmark from which to value the subject property. The initial search focused on sales of properties improved with manufactured homes within the community of Quilcene, which resulted in the identification of one relevant sale (S-1). Sales of these types of properties have been limited within the last several years and thus, the search was expanded to the neighboring community of Brinnon,which resulted in the identification of two additional relevant sales (S-2 and S-3). WARD PROPERTY,70 FREMONT AVENUE,QUILCENE,WASHINGTON 98376 Page 28 SH&H File 15384-21 Chad C.Johnson,MAI ANALYSIS OF DATA AND OPINIONS OF APPRAISER To augment these sales, one additional sale in Quilcene (S-5), as well as a pending sale anticipated to close by July 31, 2021 (S-4), were located and included in the analysis. While these two comparables represent the sale of "stick-built" homes, versus the manufactured residence of the subject, they are still relevant for analysis due to their proximity to the subject and size/condition. Four closed sales and one pending sale are analyzed herein. These sales are delineated in the following chart,arrayed from low to high based on the overall sale price of the property, with a map showing the location of the comparables in relation to the subject following the chart. Detailed analysis, photographs, and individual assessor's maps for each of the improved sales follow the location map. IMPROVED SALE COMPARABLES Living Area Site Area Analysis Sale Location Sale Date (Sq.Ft.) (Acres) Price S-1 21 Smith Street Apr-19 672 0.40 $115,000 Quilcene, WA S-2 40 Seamount Drive Jan-21 864 0.52 $125,000 Brinnon, WA S-3 101 Cirque Drive Apr-20 1,877 2.64 $155,000 Brinnon, WA S-4 10 Quilcene Avenue Pending 703 0.18 $215,000 Quilcene, WA S-5 151 Bowen Street Feb-19 2,070 0.39 $230,000 Quilcene, WA WARD PROPERTY,70 FREMONT AVENUE,QUILCENE,WASHINGTON 98376 Page 29 SH&H File 15384-21 Chad C.Johnson,MAI ANALYSIS OF DATA AND OPINIONS OF APPRAISER T�f I._t s an° COMPARABLE S-5 COMPARABLE 5-4 rupl': no Camp -ove ry SUBJECT PROPERTY COMPARABLE S-4 _ I Banda Trident B lvmpic View Br nnon , Suns el Ferri COMPARABLE S-311\ COMPARABLE S-2 Seebeck S '_ Chi Trr on Hite Center Wildcat Lake C rose's, I rrtzvific COMPARABLE IMPROVED SALES MAP WARD PROPERTY,70 FREMONT AVENUE,QUILCENE,WASHINGTON 98376 Page 30 SH&H File 15384-21 Chad C.Johnson,MAI ANALYSIS OF DATA AND OPINIONS OF APPRAISER Improved Sale No. 1 Property Identification Record ID 7420 Property Type Single Family Residence Property Name Manufactured Home Address 21 Smith Street,Quilcene,Jefferson County,Washington 98376 Location Southwesterly corner of Smith Street and Washington Street Assessor's Parcel Number 956100022 Sale Data Grantor Ryan Newman Grantee Chris&Thomas Crubaugh Family Trust Sale Date April 19, 2019 Auditor's File Number 623572 Property Rights Fee Simple Marketing Time 16 days Financing Cash to seller Verification Bruce Munn,Buyer& Seller's Broker; 360-765-4500 Sale Price $115,000 Land Data Land Size 0.396 Acres or 17,250 SF Topography Relatively level Utilities Public electric and telephone, ind.well and septic Shape Irregular General Physical Data Building Type Single Tenant Gross SF 672 Construction Type Wood frame w/metal&vinyl siding Roof Type Wood truss w/metal cover Foundation Concrete Electrical Assumed adequate HVAC Forced air Stories 1 Year Built 1968 Condition Average Highest and Best Use Single-family residential Indicators Sale Price/Site $115,000 WARD PROPERTY,70 FREMONT AVENUE,QUILCENE,WASHINGTON 98376 Page 31 SH&H File 15384-21 Chad C.Johnson,MAI ANALYSIS OF DATA AND OPINIONS OF APPRAISER Improved Sale No. 1 (Cont.) Remarks This is the sale of a property located on the southwesterly corner of Washington Street and Smith Street in Jefferson County. The site contains an area of 0.40 acres and is improved with a single- wide manufactured home with an area of 672 square feet. The manufactured home was constructed in 1968 and consists of two bedrooms and one full bathroom. At the time of purchase,the home was in average condition. In addition to the home, the site is improved with a carport and also a "club house"type structure that had an area of 300 square feet. WARD PROPERTY,70 FREMONT AVENUE,QUILCENE,WASHINGTON 98376 Page 32 SH&H File 15384-21 Chad C.Johnson,MAT ANALYSIS OF DATA AND OPINIONS OF APPRAISER fir =.'. a ',36 onaIar.a0� , 5bo f uJ � }. z i • 21 SMITH STREET r. ep fJ • • wav 1$ tt FPe A. • or .141111111111111 7 BM - MANUFACTURED HOME WARD PROPERTY,70 FREMONT AVENUE,QUILCENE,WASHINGTON 98376 Page 33 SH&H File 15384-21 Chad C.Johnson,MAI ANALYSIS OF DATA AND OPINIONS OF APPRAISER Improved Sale No.2 Property Identification Record ID 8068 Property Type Single Family Residence Property Name Manufactured Home Address 40 Seamount Drive,Brinnon,Jefferson County, Washington 98320 Location Northerly of central Brinnon Assessor's Parcel Numbers 993000007; 993000006 Instrument Statutory Warranty Deed Sale Data Grantor J. Havens Enterprises LLC Grantee David and Lagreta Arnold Sale Date January 22,2021 Auditor's File Number 640644 Property Rights Fee Simple Financing Owner Financed Verification John Orfao, listing& selling agent; 360-791-2206 Sale Price $125,000 Land Data Land Size 0.520 Acres or 22,651 SF Zoning RR-5 Topography Sloped,treed Utilities Septic,community water,electrical service Shape Trapezoidal General Physical Data Building Type Single Tenant Gross SF 864 Construction Type Wood frame w/metal&vinyl siding Roof Type Composition shingle Foundation Concrete HVAC Forced Air Stories 1 Year Built 1975 Condition Fair Highest and Best Use Single-family residential Indicators Sale Price/Site $125,000 WARD PROPERTY,70 FREMONT AVENUE,QUILCENE,WASHINGTON 98376 Page 34 SH&H File 15384-21 Chad C.Johnson,MAI ANALYSIS OF DATA AND OPINIONS OF APPRAISER Improved Sale No.2(Cont.) Remarks This is the January 2021 sale of a residential property located along Seamount Drive in the Brinnon area of unincorporated Jefferson County. It is situated within the Seamount Estates neighborhood. The site is comprised of two assessor's parcels and contains a total of 22,651 square feet (0.52 acres). It is sloped and treed and has a view of the Hood Canal. Ownership of the property also includes access to the community beach. The site is improved with a double-wide manufactured home constructed in 1975 and containing 864 square feet. It consists of two bedrooms and one full bathroom. The property was in fair condition at the time of sale. According to the broker involved with the sale,the buyer intends to renovate the property to be used in support of a vacation home. WARD PROPERTY,70 FREMONT AVENUE,QUILCENE,WASHINGTON 98376 Page 35 SH&H File 15384-21 Chad C.Johnson,MAI ANALYSIS OF DATA AND OPINIONS OF APPRAISER 0 .. t z _ r 400 ,4t, *IA i I u t +ra N a.. ;,r' ,.,,{�" 40 SEAMOUNT DRIVE fi « /'4" ' ° — o .* 4. ,„ w5 ,x N f li , ' . fir' r _E '•'-` ,,T i - �' * r ~T •" l "i Jr ° Et 7 'e 'gab _ „e = ,.. .r. 4t r - 0. t ,-. a t.iv'fie "41, _ { ,. '+ 1r.. _#S - t wok is 'y r a V a' --4r- i M ",Y� r.4% (Ii, 'j - ',,q•,/ +!A_' ' �yy� �Yi4`x s4,40.p. st >. ' ,• fi; c Est ai-. r, ate. r.. l M t a k, 1 '7 * & 3 vv „Air111 . as ;e1" Rye MANUFACTURED HOME WARD PROPERTY,70 FREMONT AVENUE,QUILCENE,WASHINGTON 98376 Page 36 SH&H File 15384-21 Chad C.Johnson,MAI ANALYSIS OF DATA AND OPINIONS OF APPRAISER Improved Sale No.3 Property Identification Record ID 7835 Property Type Single Family Residence Property Name Manufactured Home Address 101 Cirque Drive,Brinnon,Jefferson County,Washington 98320 Location Westerly side of Cirque Drive Assessor's Parcel Number 993500029 Sale Data Grantor James B. &Barbara Gregg Grantee William& Suzanne Fulton Sale Date April 28, 2020 Auditor's File Number 632167 Property Rights Fee Simple Marketing Time 2 months Financing Cash to seller Verification Jared Mausten, Buyer's Broker; 253-579-4964 Sale Price $155,000 Land Data Land Size 2.640 Acres or 114,998 SF Zoning RR5 Topography Sloping Utilities Public electric and telephone,community well and septic Shape Irregular General Physical Data Building Name Manufactured Home Building Type Single Tenant Gross SF 1,877 Construction Type Wood frame Roof Type Composition shingle Foundation Concrete HVAC Heat pump Stories 1 Year Built 1976 Condition Average Highest and Best Use Single-family residential Indicators Sale Price/Site $155,000 WARD PROPERTY,70 FREMONT AVENUE,QUILCENE,WASHINGTON 98376 Page 37 SH&H File 15384-21 Chad C.Johnson,MAI ANALYSIS OF DATA AND OPINIONS OF APPRAISER Improved Sale No.3 (Cont.) Remarks This is the sale of a property located along Cirque Drive, northerly of U.S. Highway 101, in the town of Brinnon in Jefferson County. The site contains an area of 2.64 acres and is improved with a double-wide manufactured home with an area of 1,877 square feet. The manufactured home was constructed in 1976 and consists of two bedrooms and two full bathrooms. In addition, there is also a separate garage building with an area of 384 square feet. The site is relatively level in the vicinity of the residential building and then slopes downward steeply in all directions. The site has a filtered view of Hood Canal from the residence. At the time of purchase the residential improvements were in average condition. WARD PROPERTY,70 FREMONT AVENUE,QUILCENE,WASHINGTON 98376 Page 38 SH&H File 15384-21 Chad C.Johnson,MA! ANALYSIS OF DATA AND OPINIONS OF APPRAISER 1 993 50 0014 4k +w, ,_o,,j1 1 � ✓r 9 3935 C0011 J 9 93 500 01 5 '' '''' 1 , 993500021 '�1�"/ 999500016 r t 9935000"3 ' 11111 / / 13500020 _N \\ , "3500002 09 f 990500015 o \ \ 533500013 p 993 ,.... _ 5J 23�1GU' O ,' - .: 99350002E. 502311035 — I N a ant 101 CIRQUE DRIVE ill I x: i I v 1 r.4 0 ,: e - ' -�cx s r ' -Amor - '- ` , MANUFACTURED HOME WARD PROPERTY,70 FREMONT AVENUE,QUILCENE,WASHINGTON 98376 Page 39 SH&H File 15384-21 Chad C.Johnson,MAI ANALYSIS OF DATA AND OPINIONS OF APPRAISER Pending Improved Sale No.4 Property Identification Record ID 8070 Property Type Single Family Residence Address 10 Quilcene Avenue,Quilcene,Jefferson County,Washington 98376 Location Quilcene area Assessor's Parcel Number 999800302 Sale Data Grantor Adina Marie Closing Date July 31,2021 Property Rights Fee Simple Verification Joe Bartlett,listing agent; 360-774-6430 Contract Price $215,000 Land Data Land Size 0.180 Acres or 7,841 SF Zoning RVC,Rural Village Center Topography Generally level Utilities Electrical service,well&septic Shape Rectangular General Physical Data Building Type Single Tenant Gross SF 703 Construction Type Wood frame Roof Type Composite shingle Foundation Concrete block HVAC Wood stove,wall heaters Stories 1 Year Built 1925 Condition Average/Good Highest and Best Use Single-family residential Indicators Pending Sale Price/Site $215,000 WARD PROPERTY,70 FREMONT AVENUE,QUILCENE,WASHINGTON 98376 Page 40 SH&H File 15384-21 Chad C.Johnson,MAI ANALYSIS OF DATA AND OPINIONS OF APPRAISER Pending Improved Sale No.4 (Cont.) Remarks This is the pending sale of a single-family residence located at the northwesterly corner of the intersection of Rodgers Street and Quilcene Avenue in the Quilcene area of unincorporated Jefferson County. The site is rectangular in shape and contains 7,841 square feet. It is generally level and served by electrical service,a private well and a septic system. The site is improved with a single-family residence constructed in 1925 and containing 703 square feet. The home includes one bedroom and one bathroom. Heating is provided by way of a pellet stove and in-wall heaters. The home has been periodically renovated and according to the listing broker involved with the sale, is in average to good condition. Additional site improvements include a detached garage containing 308 square feet. The property was listed for sale for $229,000, which was later lowered to $199,000. The agent could not disclose the pending offer price,but indicated it was somewhere between the original and current list price; thus, for analysis purposes,the sale price is anticipated to be around $215,000. The broker anticipates the sale to close by the end of July 2021. WARD PROPERTY,70 FREMONT AVENUE,QUILCENE,WASHINGTON 98376 Page 41 SH&H File 15384-21 Chad C.Johnson,MAI ANALYSIS OF DATA AND OPINIONS OF APPRAISER } �= I QUILCENE AREA s- rs d �, r-- 7^• ,�„j+,cf�`'p�tr +4t �,, nt x r i • w a< y ° ,.m r or AiiNklo.. 10 QUILCENE AVENUE WARD PROPERTY,70 FREMONT AVENUE,QUILCENE,WASHINGTON 98376 Page 42 SH&H File 15384-21 Chad C.Johnson,MAI ANALYSIS OF DATA AND OPINIONS OF APPRAISER Improved Sale No. 5 Property Identification Record ID 7417 Property Type Single Family Residence Address 151 Bowen Street,Quilcene,Jefferson County,Washington 98376 Location Southerly side of Bowen Street,westerly of Washington Street Assessor's Parcel Number 937201103 Sale Data Grantor Gary M. Hitt Grantee Frank R. &Leslie N. Feltes Sale Date February 04,2019 Auditor's File Number 622215 Marketing Time 10 days Financing Cash to seller Verification Gary Stewart,Listing Broker; 360-509-5161 Sale Price $175,000 Upward Adjustment $55,000 Analysis Price $230,000 Land Data Land Size 0.390 Acres or 16,988 SF Topography Relatively level Utilities Public power, telephone,private septic&water Shape Rectangular Flood Info Not in a flood zone General Physical Data Building Type Single Tenant Gross SF 2,070 Construction Type Wood frame Roof Type Wood truss/comp cover Foundation Concrete Electrical Assumed adequate HVAC Forced air Stories 1 Year Built 1956 Condition Average after remodel Highest and Best Use Single-family residential Indicators Analysis Price/Site $230,000 WARD PROPERTY,70 FREMONT AVENUE,QUILCENE,WASHINGTON 98376 Page 43 SH&H File 15384-21 Chad C.Johnson,MAI ANALYSIS OF DATA AND OPINIONS OF APPRAISER Improved Sale No.5(Cont.) Remarks This is the sale of a three-bedroom,one bath residence in the community of Quilcene. The property was listed in November 2018 for$195,000. The three bedroom/one bathroom home contains an area of 2,070 square feet and was constructed in 1956. At the time of sale,the property needed to have some repairs and updates completed and the home. Items of deferred maintenance or in need of updating included: new roofs on both the house and garage building, updates to the interior flooring,repairs to the heating system,and repairs to the plumbing. The buyer agreed to purchase the property"as is"and complete the repairs themselves and the list price of$195,000 was reduced to$175.000. The actual cost to complete the repairs was approximately$50,000. Added to this is an amount of 10% to account for entrepreneurial profit for an adjusted amount of $55,000 ($50,000)(1.10). Thus,the sale price is adjusted upward by this amount for an analysis sale price of$230,000($175,000+ $55,000). After the repairs are completed the home will be in average condition. The property includes a detached three car garage with an area of 864 square feet. WARD PROPERTY,70 FREMONT AVENUE,QUILCENE,WASHINGTON 98376 Page 44 SH&H File 15384-21 Chad C.Johnson,MAI ANALYSIS OF DATA AND OPINIONS OF APPRAISER Cz.-aSY#1 111 g F-� 151 BOWEN STREET s5 SINGLE FAMILY RESIDENCE WARD PROPERTY,70 FREMONT AVENUE,QUILCENE,WASHINGTON 98376 Page 45 SH&H File 15384-21 Chad C.Johnson,MAI ANALYSIS OF DATA AND OPINIONS OF APPRAISER ANALYSIS OF COMPARABLE SALES The comparable properties are located in the subject's general market area and are considered relevant in arriving at a value estimate for the subject property. The comparables have recorded sale prices that range from $115,000 to $175,000, and a pending sale anticipated to close for$215,000. . In utilizing the comparables to estimate a value for the subject property, each sale should be adjusted to the subject for dissimilarities. There are six common elements of comparison that should always be considered in sales comparison analysis. These are: Property rights conveyed; Financing terms; Condition of sale; Buyer Expenditures, Date of sale;and Location and Physical characteristics. In analyzing the Location and Physical characteristics, adjustments may be made for some dissimilarities among the comparables, primarily location (general locational attributes), age/quality/condition (the design,appeal and effective age of the residential improvements), total main residence size(with smaller properties tending to command a lower price on a total property basis),site utility, site size, and contribution of any additional outbuildings, and amenities/views. The discussion of the adjustment process follows. Quantitative Adjustments The comparables do not require adjustments for property rights conveyed, financing and conditions of sale. Comparable S-5 is adjusted upward to account for costs related to a remodel to bring the residence up to an average level of finish,resulting in an analysis price of$230,000. The next quantitative adjustment to consider is relevant to time (Market Conditions). The dates for the comparables range from February 2019 to January 2021, as well as one pending sale anticipated to close at the end of July 2021. The NWMLS is utilized to determine any trends over time. The following exhibit is replicated from the Northwest Multiple Listing Service and shows the median sale price for all properties, including vacant land and farms. The green line represents Jefferson County, the red line represents the Quilcene area, and the black line represents the entire MLS study area. In this instance, due to the limited number of sales in the Quilcene market,it is more relevant to look at the trends in the county region as there are a higher number of sales from which to derive market patterns. In December 2019,the median sale price for all property types in Jefferson County was $325,000. Again, in June 2020,the median sale price was also$325,000. For December 2020,the median sale price was $341,250. Finally, in June 2021, the median sale price was $350,000. Market WARD PROPERTY,70 FREMONT AVENUE,QUILCENE,WASHINGTON 98376 Page 46 SH&H File 15384-21 Chad C.Johnson,MAI ANALYSIS OF DATA AND OPINIONS OF APPRAISER appreciation is evident, with an overall increase from December 2019 to June 2021 of 7.69%, or 0.43%per month (7.69%/ 18 months). This equates to an annual amount of around 5.16%. Overall, an upward appreciation rate of roughly 5%has been relatively consistant and is applied to the sale comparables. Median Sales Price mi Entire MLS —Jefferson 492-Quilcene $500K $400K $300K S200K $100K 1-2018 1-2019 1-2020 1-2021 Entire MLS&Jefferson&492-Quilcene After the appropriate quantitative adjustments have been applied to the comparables, the indicated adjusted analysis price for the sales ranges from $127,458 to $257,792. Qualitative Adjustments The individual comparable sales are now compared to the subject as it relates to the qualitative adjustments. Location/Adjacent Influences — All of the sales are located within the community of Quilcene or Brinnon and are considered similar to the subject for this aspect. Thus, no adjustment to these sales is needed for this factor. WARD PROPERTY,70 FREMONT AVENUE,QUILCENE,WASHINGTON 98376 Page 47 SH&H File 15384-21 Chad C.Johnson,MAI ANALYSIS OF DATA AND OPINIONS OF APPRAISER Age/Quality/Condition — S-4 and S-5 are superior to the subject, as a result of recent remodels and the stick-built construction of the residences, as compared to the subject's manufactured home construction. These two comparables are adjusted downward,with an additional downward adjustment applied to S-4 to account for its good interior condition, as reported by the broker involved with the sale. S-2 is inferior to the subject in condition and thus, an upward adjustment is necessary for this aspect. S- 1 and S-3 are similar to the subject for this factor and thus, no adjustment for is necessary. Improvement Size — The subject's residence contains an area of 1,344 square feet. Comparables S-1, S-2 and S-4 are smaller than the subject property residence and thus, an upward adjustment for this factor is appropriate. Conversely, S-3 and S-5 are larger than the subject property and are adjusted downward. Site Utility— S-2 and S-3 have sloping topography and are thus considered inferior when compared to the subject in utility. An upward adjustment to both comparables is appropriate, with an additional upward adjustment made to S-3 to account for its relatively small amount of level site area. The remaining comparables are similar enough when compared to the subject property in site utility that no adjustment is needed. Site Size— The subject property has a total site area of 0.76 acres. S-1, S-2, S-4 and S-5 are smaller in site size and are adjusted upward. S-3 is larger than the subject and is adjusted downward. Contribution of Outbuildings —The subject property is improved with a garage/storage building a workshop/shed and another shed. S-1 through S-4 are inferior in this aspect and are adjusted upward. S-5 is similar and is not adjusted. Amenities/Views—S-2 has access to a community beach area and also has a view of Hood Canal. Thus, is considered superior when compared to the subject in this aspect and a downward adjustment is warranted. S-3 also has peek-a-boo views of Hood Canal and is adjusted downward for this factor. The remaining comparables are similar to the subject in amenities/view and are not adjusted for this factor. The exhibit on the following page simulates the thought process involved in comparing the sales comparables to the subject property. The adjustment grid graphically displays the adjustments made to the comparable sales to account for the differences between the comparables and the subject property. These adjustments reflect the market's most probable reaction to these differences. The adjustments are negative or positive,depending on whether a certain characteristic is superior or inferior to the subject property. WARD PROPERTY,70 FREMONT AVENUE,QUILCENE,WASHINGTON 98376 Page 48 SH&H File 15384-21 Chad C.Johnson,MAI ANALYSIS OF DATA AND OPINIONS OF APPRAISER COMPARABLE IMPROVED SALE ADJUSTMENT CHART Comparable Number Subject S-1 S-2 S-3 S-4 SS Sale Price Na $115,000 $125,000 $155,000 $215,000 5175,000 Property Rights Conveyed Fee Simple Fee Simple Fee Simple Fee Simple Fee Simple Fee Simple Adjustment $0 $0 $0 $0 $0 Adjusted Price $115,000 $125,000 $155,000 $215,000 $175,000 Financing Terms Cash to Seller Cash to Seller Cash to Seller Cash to Seller Cash to Seller Cash to Seller Adjustment $0 $0 $0 $0 $0 Adjusted Price $115,000 $125,000 $155,000 $215,000 $175,000 Conditions of Sale Arms Length Arms Length Arms Length Arms Length Arms Length Arms Length Adjustment $0 $0 $0 $0 $0 Adjusted Price $115,000 $125,000 $155,000 $215,000 $175,000 Buyer Expenditures None None None None Remodel Adjustment $0 $0 $0 $0 $55,000 Adjusted Price $115,000 $125,000 $155,000 $215,000 $230,000 Date of Sale Jul-21 Apr-19 Jan-21 Apr-20 Pending Feb-19 Months Since Sale 26 5 14 0 29 Adjustment 5.00% 10.83% 2.08% 5.83% 0.00% 12.08% Adjusted Price $127,458 $127,604 $164,042 $215,000 $257,792 Adjusted Price/Unit $127,458 $127,604 $164,042 $215,000 $257,792 Qualitative Adjustments Location/Adjacent Influences Similar Similar Similar Similar Similar Adjustment Age/Quality/Condition of Residential Improvements Similar Inferior Similar Superior Superior Adjustment --- - Size of Residential Improvements(Sq,FL) 1,344 672 864 1,877 703 2,070 Adjustment -Site Utility Similar Inferior Inferior Similar Similar Adjustment Site Size(Acres) 0.76 0.40 0.52 2.64 0.18 0.39 Adjustment Contribution of Outbuildings Inferior Inferior Inferior Inferior Similar Adjustment AmenitieslViews Similar Superior Superior Similar Similar Adjustment -- - Total Adjustment Upward Upward Similar Similar Downward After quantitative and qualitative adjustments, a unit value similar to S-3 ($164,042) and S-4 ($215,000) is indicated. Predicated upon the previous analysis and bracketed by the comparables and supported by the central tendencies, the opinion of value for the subject property by the Sales Comparison Approach is reconciled at $190,000. Market Value Conclusion, by the Sales Comparison Approach, as of July 9,2021: $190,000 WARD PROPERTY,70 FREMONT AVENUE,QUILCENE,WASHINGTON 98376 Page 49 SH&H File 15384-21 Chad C.Johnson,MAI RECONCILIATION The only applicable approach to value in the case of the subject property is the Sales Comparison Approach. The resultant Market Value indication by the Sales Comparison Approach, as of the effective date of appraisal, July 9, 2021, is $190,000. The analysis by the Sales Comparison Approach methodology involves direct comparisons of the property being appraised to similar properties that have sold in the same or in a similar market in order to derive a market value indication for the property being appraised. A sales search of the surrounding market area was performed to locate single-family home sales similar to the subject. The sales used in this analysis were adjusted for dissimilarities as compared to the subject and set reasonable parameters for valuation of the subject. In summary,the Sales Comparison Approach was the only approach to value applicable to this report, and therefore, it is relied upon solely for the final value conclusion. Based on the preceding analysis, the market value of the fee simple interest in the subject property, as of the effective date of inspection, July 9, 2021, is: ONE HUNDRED NINETY THOUSAND DOLLARS $190,000 WARD PROPERTY,70 FREMONT AVENUE,QUILCENE,WASHINGTON 98376 Page 50 SH&H File 15384-21 Chad C.Johnson,MAI CERTIFICATION I certify that, to the best of my knowledge and belief: 1. The facts and data contained in this report are true and correct. 2. The reported analyses, opinions and conclusions are limited only by the assumptions and limiting conditions stated in this report, and are my personal, impartial and unbiased professional analyses, opinions, and conclusions. 3. I have no present or prospective interest in the property that is the subject of this report and have no personal interest with respect to the parties involved. 4. I have no bias with respect to the property that is the subject of this report or to the parties involved with this assignment. 5. My engagement in this assignment was not contingent upon developing or reporting predetermined results. 6. Compensation is not contingent upon the reporting of a predetermined value or direction in value that favors the cause of the client, the amount of the value estimate, the attainment of a stipulated result, or the occurrence of a subsequent event directly related to the intended use of this appraisal. 7. I have made a personal inspection of the property that is the subject of this report and the owner or his/her designated representative was given the opportunity to accompany the appraiser on the property inspection. 8. Katherine E. Tiffany, License Number 1002112,provided significant real property appraisal assistance to the person signing this report relevant to the inspection, subject research, market research, comparable confirmation, analysis and/or report preparation. 9. This appraisal was made and the appraisal report was prepared in conformity with the Uniform Appraisal Standards for Federal Land Acquisitions. WARD PROPERTY,70 FREMONT AVENUE,QUILCENE,WASHINGTON 98376 Page 51 SH&H File 15384-21 Chad C.Johnson,MAI CERTIFICATION 10. This appraisal was made and the appraisal report prepared in conformity with the Appraisal Foundation's Uniform Standards for Professional Appraisal Practice, except to the extent that the Uniform Appraisal Standards for Federal Land Acquisitions required the invocation of USPAP's Jurisdictional Exception Rule,as described in Section D-1 of the Uniform Appraisal Standards for Federal Land Acquisitions. 11. The reported analyses, opinions, and conclusions were developed, and this report has been prepared,in conformity with the requirements of the Code of Professional Ethics and the Standards of Professional Practice of the Appraisal Institute. 12. The use of this report is subject to the requirements of the Appraisal Institute relating to review by its duly authorized representatives. 13. The appraiser is competent and qualified to perform the appraisal assignment. 14. I have not performed services, as an appraiser, regarding the property that is the subject of this report within the three-year period immediately preceding acceptance of this assignment. 15. As of the date of this report, I have completed the continuing education program for Designated Members of the Appraisal Institute. 16. Based on the analysis herein, the Market Value of the fee simple subject property as of the date of inspection, July 9,2021, is $190,000. Respectfully submitted, Chad C. John n,MAI State of Washington Certification 1101662 WARD PROPERTY,70 FREMONT AVENUE,QUILCENE,WASHINGTON 98376 Page 52 SH&H File 15384-21 Chad C.Johnson,MAI QUALIFICATIONS CHAD C.JOHNSON,MAI GENERAL EDUCATION BA,Business Administration,Option in Real Estate,Washington State University Relevant Coursework Real Estate Principles Real Estate Finance Real Estate Valuation Real Estate Investment Real Estate Law CERTIFICATIONS Washington State Certified General Real Estate Appraiser Certification 1101662 Issue Date: March 31,2005 PROFESSIONAL DESIGNATION MAI,Appraisal Institute PROFESSIONAL EXPERIENCE Real Estate Appraiser and Consultant SH&H Valuation and Consulting(formerly Strickland,Heischman&Hoss,Inc.) June 2001 to Present APPRAISAL INSTITUTE COURSES&EXAMINATIONS COMPLETED Course 310,Basic Income Capitalization(February 2002) Course 320,General Applications(December 2004,online course) Course 410,Standards of Professional Practice,Part A(September 2001) Course 420,Standards of Professional Practice,Part B(September 2001) Course 510,Advanced Income Capitalization(December 2002) Course 520,Highest&Best Use and Market Analysis(September 2006) Course 530,Advanced Sales Comparison and Cost Approaches(September 2008) Course 540,Report Writing and Valuation Analysis(August 2003) Course 550,Advanced Applications(January 2009) Uniform Appraisal Standards for Federal Land Acquisitions—Practical Applications(May 2017) Eminent Domain and Condemnation(August 2018) Various Continuing Education Courses WARD PROPERTY,70 FREMONT AVENUE,QUILCENE,WASHINGTON 98376 Page 53 SH&II File 15384-21 Chad C.Johnson,MAI QUALIFICATIONS PARTIAL LIST OF PROPERTY TYPES APPRAISED Apartments Industrial Subdivisions Agricultural Properties Institutional Properties Aquaculture Properties Leasehold Interests Automobile Dealerships Medical Offices Automobile Repair Facilities Mineral Extraction Operations Banks Mixed-Use Properties III Bowling Alleys Natatoriums Business Parks Nurseries Cardlock Fueling Facilities Private Schools Carwashes Professional Offices Churches Recreational Properties Commercial Land Religious Retreats Commercial Subdivisions Residential Land Condominium Developments Residential Subdivisions Conservation Easements Resource and Forest Land Properties Daycare Centers Restaurants Food Processing Plants Retail Properties Gas Station/Convenience Stores Right-of-Way Acquisitions Golf Courses Self-Storage Facilities Health Clubs Shellfish Processing Plants Hotels/Motels Single-Family Residences Industrial Properties Waterfront Properties APPRAISAL EXPERIENCE IN THE FOLLOWING WASHINGTON COUNTIES Benton County Lewis County Clallam County Mason County Clark County Pacific County Cowlitz County Pierce County Franklin County San Juan County Grant County Skagit County Grays Harbor County Snohomish County Island County Spokane County Jefferson County Thurston County King County Whatcom County Kitsap County Yakima County Kittitas County WARD PROPERTY,70 FREMONT AVENUE,QUILCENE,WASHINGTON 98376 Page 54 SH&H File 15384-21 Chad C.Johnson,MAI QUALIFICATIONS PARTIAL LIST OF CLIENTS FOR WHICH I HAVE COMPLETED APPRAISALS Alaska USA Federal Credit Union Olympic Bank AmericanWest Bank One Pacific Coast Bank Anchor Savings Bank Pacific International Bank Bank of America Pacific Northwest Bank Bank of the Pacific Peoples Bank Bank of the West Pierce Commercial Bank Banner Bank Quinault Maritime Resort Business Loan Center,Inc. Quinault Nation Enterprise Board Capital Land Trust Rainier Pacific Bank Center for Natural Lands Management Seacoast Commerce Bank Christian Community Credit Union Seattle Savings Bank CIT Small Business Lending Security State Bank City of Enumclaw Sequim School District City of Kent Skagit State Bank City of Tacoma Public Works Sound Community Bank Coastal Community Bank South Sound Bank Colliers International Sportsmen's National Land Trust Colonial Bank,NA Sterling Savings Bank Columbia Bank Sunwest Bank Commencement Bank Suquamish Tribe Energy Northwest Thurston First Bank FDIC Timberland Bank First Community Bank Trust for Public Land First Federal Tukwila School District First Horizon Corporation U.S.Bancorp First Interstate Bank U.S. Department of Interior Grays Harbor County Umpqua Bank Great Peninsula Conservancy UniBank Heritage Bank Union Bank Jefferson Land Trust Valley Bank KeyBank Business Service Center,Ohio Viking Bank KeyBank National Association WA State Department of Fish&Wildlife Kitsap Bank WA State Department of Natural Resources Kitsap Transit WA State Department of Transportation Marquette Business Credit,Inc. Washington First International Bank Mid Puget Sound Fisheries Enhancement Wells Fargo Bank Native American Bank,NA Whidbey Camano Land Trust Nature Conservancy of Washington Yakima County Public Services Nisqually Land Trust Zions First National Bank Northwest Farm Credit Services Various Attorneys and Private Individuals WARD PROPERTY,70 FREMONT AVENUE,QUILCENE,WASHINGTON 98376 Page 55 SH&H File 15384-21 Chad C.Johnson,MAI ASSUMPTIONS & LIMITING CONDITIONS Unless noted otherwise in the body of the report,this appraisal is subject to the following assumptions and limiting conditions. 1. No responsibility is assumed for legal or title considerations. Title to the subject property is marketable and free and clear of all liens,encumbrances,encroachments, easements and restrictions. The property is assumed to be under responsible ownership and competent management and is assumed available for its highest and best use. 2. There are no existing judgments or pending or threatened litigation that impact the value of the property. 3. There are no hidden or undisclosed conditions of the land or of the improvements that impact the value of the property. 4. Information, public and private, relevant to sale price indications is assumed to be correct. 5. The property is in compliance with all applicable building, environmental, zoning, and other federal, state and local laws,regulations and codes. 6. Information, estimates and opinions contained in the report, obtained from others, including third-party sources, are assumed to be reliable and have not been independently verified and no warranty is given for accuracy. 7. An appraisal is inherently subjective and represents my opinion as to the value of the property appraised. 8. The conclusions stated in my appraisal apply only as of the effective date of the appraisal, and no representation is made as to the effect of subsequent events. 9. No changes in any federal, state or local laws,regulations or codes (including, without limitation,the Internal Revenue Code) are anticipated. 10. When environmental impact studies are not provided in conjunction with the appraisal, I reserve the right to revise or rescind any of the value opinions based upon any subsequent environmental impact studies. If any environmental impact statement is required by law,the appraisal assumes that such statement will be favorable and will be approved by the appropriate regulatory bodies. WARD PROPERTY,70 FREMONT AVENUE,QUILCENE,WASHINGTON 98376 Page 56 SH&H File 15384-21 Chad C.Johnson,MAI ASSUMPTIONS &LIMITING CONDITIONS 11. Unless otherwise agreed to in writing,I am not required to give testimony,respond to any subpoena or attend any court,governmental or other hearing with reference to the property without compensation relative to such additional employment. 12. I have made no survey of the property and assume no responsibility in connection with such matters. Any sketch or survey of the property included in this report is for illustrative purposes only and should not be considered to be scaled accurately for size. The appraisal covers the property as described in this report, and the areas and dimensions set forth are assumed to be correct. 13. No opinion is expressed as to the value of subsurface oil, gas or mineral rights, if any,and I have assumed that the property is not subject to surface entry for the exploration or removal of such materials,unless otherwise noted in my appraisal. 14. I accept no responsibility for considerations requiring expertise in other fields. Such considerations include,but are not limited to,legal descriptions and other legal matters such as legal title, geologic considerations such as soils and seismic stability, and civil, mechanical, electrical, structural and other engineering and environmental matters. 15. The distribution of the total valuation in the report between land and improvements applies only under the reported highest and best use of the property. The allocations of value for land and improvements must not be used in conjunction with any other appraisal and are invalid if so used. The appraisal report shall be considered only in its entirety. No part of the appraisal report shall be utilized separately or out of context. 16. Neither all nor any part of the contents of this report(especially any conclusions as to value, the identity of the appraiser, or any reference to the Appraisal Institute) shall be disseminated through advertising media, public relations media, news media or any other means of communication (including without limitation prospectuses,private offering memoranda and other offering material provided to prospective investors) without the prior written consent of the person signing the report. 17. Any income and expense estimates contained in the appraisal report are used only for the purpose of estimating value and do not constitute predictions of future operating results. WARD PROPERTY,70 FREMONT AVENUE,QUILCENE,WASHINGTON 98376 Page 57 SH&H File 15384-21 Chad C.Johnson,MAI ASSUMPTIONS &LIMITING CONDITIONS 18. If the property is subject to one or more leases, any estimate of residual value contained in the appraisal may be particularly affected by significant changes in the condition of the economy,of the real estate industry,or of the appraised property at the time these leases expire or otherwise terminate. 19. No consideration has been given to personal property located on the premises or to the cost of moving or relocating such personal property; only the real property has been considered. 20. The current purchasing power of the dollar is the basis for the value stated herein. I have assumed that no extreme fluctuations in economic cycles will occur. 21. The analyses contained in the report necessarily incorporate numerous estimates and assumptions regarding property performance, general and local business and economic conditions, the absence of material changes in the competitive environment and other matters.Some estimates or assumptions,however,inevitably will not materialize, and unanticipated events and circumstances may occur; therefore,actual results achieved during the period covered by my analysis will vary from my estimates,and the variations may be material. The Americans with Disabilities Act (ADA) became effective in the 1990s. I have not made a specific survey or analysis of the property to determine whether the physical aspects of the improvements meet the ADA accessibility guidelines. I claim no expertise in ADA issues, and render no opinion regarding compliance of the subject with ADA regulations. Inasmuch as compliance matches each owner's financial ability with the cost to cure the non-conforming physical characteristics of a property, a specific study of both the owner's financial ability and the cost to cure any deficiencies would be needed for the Department of Justice to determine compliance. 22. No studies have been provided to us indicating the presence or absence of hazardous materials on the subject property or in the improvements, and my valuation is predicated upon the assumption that the subject property is free and clear of any environmental hazards including, without limitation, hazardous wastes, toxic substances and mold. No representations or warranties are made regarding the environmental condition of the subject property and the person signing the report shall not be responsible for any such environmental conditions that do exist or for any engineering or testing that might be required to discover whether such conditions exist. Because I am not an expert in the field of environmental conditions, the appraisal report cannot be considered as an environmental assessment of the subject property. WARD PROPERTY,70 FREMONT AVENUE,QUILCENE,WASHINGTON 98376 Page 58 SII&H File 15384-21 Chad C.Johnson,MAI ASSUMPTIONS& LIMITING CONDITIONS 23. The person signing the report may have reviewed available flood maps and may have noted in the appraisal report whether the subject property is located in an identified Special Flood Hazard Area. I am not qualified to detect such areas and therefore do not guarantee such determinations. The presence of flood plain areas and/or wetlands may affect the value of the property,and the value conclusion is predicated on the assumption that wetlands are non-existent or minimal. 24. The appraisal report and the value conclusion within the appraisal is predicated upon the assumption that the satisfactory completion of construction,repairs or alterations will be performed in a workmanlike manner. 25. It is expressly acknowledged that in any action which may be brought against SH&H Valuation and Consulting, or their respective officers, owners, managers, directors, agents, subcontractors or employees (the "SH&H Valuation and Consulting Parties"),arising out of,relating to,or in any way pertaining to this engagement,the appraisal reports, or any estimates or information contained therein, the "SH&H Valuation and Consulting Parties"shall not be responsible or liable for an incidental or consequential damages or losses,unless the appraisal was fraudulent or prepared with gross negligence. It is further acknowledged that the collective liability of the "SH&H Valuation and Consulting Parties" in any such action shall not exceed the fees paid for the preparation of the appraisal report unless the appraisal was fraudulent or prepared with gross negligence. Finally, it is acknowledged that the fees charged herein are in reliance upon the foregoing limitations of liability. 26. SH&H Valuation and Consulting, an independently owned and operated company, has prepared the appraisal for the specific purpose stated elsewhere in the report. The intended use of the appraisal is stated in the report. The use of the appraisal report by anyone other than the Client is prohibited except as otherwise provided. Accordingly,the appraisal report is addressed to and shall be solely for the Client's use and benefit unless I provide my prior written consent. I expressly reserve the unrestricted right to withhold my consent to your disclosure of the appraisal report (or any part thereof including, without limitation, conclusions of value and my identity),to any third parties. Stated again for clarification,unless my prior written consent is obtained, no third party may rely on the appraisal report (even if their reliance was foreseeable). WARD PROPERTY,70 FREMONT AVENUE,QUILCENE,WASHINGTON 98376 Page 59 SH&H File 15384-21 Chad C.Johnson,MAI ASSUMPTIONS & LIMITING CONDITIONS 27. The conclusions contained in this report are estimates based on known current trends and reasonably foreseeable future occurrences. These estimates are based partly on property information,data obtained in public records,interviews,existing trends,buyer-seller decision criteria in the current market, and research conducted by third parties,and such data are not always completely reliable. SH&H Valuation and Consulting and the undersigned are not responsible for these and other future occurrences that could not have reasonably been foreseen on the effective date of this assignment. Furthermore, it is inevitable that some assumptions will not materialize and that unanticipated events may occur that will likely affect actual performance. While I am of the opinion that my findings are reasonable based on current market conditions, I do not represent that these estimates will actually be achieved, as they are subject to considerable risk and uncertainty. Moreover, I assume competent and effective management and marketing for the duration of the projected holding period of this property. 28. Any prospective value estimates presented in this report are estimates and forecasts which are prospective in nature and are subject to considerable risk and uncertainty. In addition to the contingencies noted in the preceding paragraph, several events may occur that could substantially alter the outcome of my estimates such as,but not limited to changes in the economy, interest rates, and capitalization rates, behavior of consumers, investors and lenders, fire and other physical destruction, changes in title or conveyances of easements and deed restrictions, etc. It is assumed that conditions reasonably foreseeable at the present time are consistent or similar with the future. 29. The value estimate herein is subject to these and to any other assumptions or conditions set forth in the body of this report but which may have been omitted from this list of Assumptions and Limiting Conditions. WARD PROPERTY,70 FREMONT AVENUE,QUILCENE,WASHINGTON 98376 Page 60 SH&H File 15384-21 Chad C.Johnson,MAI EXTRAORDINARY ASSUMPTIONS AND/OR HYPOTHETICAL CONDITIONS 1) Extraordinary Assumption: "an assignment-specific assumption as of the effective date regarding uncertain information used in an analysis which, if found to be false, could alter the appraiser's opinions or conclusions. "10 Extraordinary Assumptions assume as fact otherwise uncertain information about physical, legal, or economic characteristics of the subject property; or about conditions external to the property, such as market conditions or trends; or about the integrity of data used in analysis. There are no Extraordinary Assumptions relevant to this appraisal. 2) Hypothetical Condition: "a condition, directly related to a specific assignment, which is contrary to what is known by the appraiser to exist on the effective date of the assignment results, but is used for the purpose of analysis. "11 A Hypothetical Condition assumes conditions contrary to known facts about physical, legal, or economic characteristics of the subject property; or about conditions external to the property, such as market conditions or trends; or about the integrity of data used in analysis. There are no Hypothetical Conditions relevant to this appraisal. 10 Uniform Standards of Professional Appraisal Practice,2020-2021 Edition,Appraisal Standards Board,The Appraisal Foundation, Washington D.C.,p.4. 11 Ibid.,p.4. WARD PROPERTY,70 FREMONT AVENUE,QUILCENE,WASHINGTON 98376 Page 61 SH&H File 15384-21 Chad C.Johnson,MAI ADDENDA L i --..--„,„„ �•- 615 Sheridan Street / fl, t;tuor Port Townsend,WA 98368 ' (OIL Ph: 360.385.9400 Fax: 360.385.9401 r v�iC Health PURCHASE ORDER Date: 5/24/2021 P.O.# 21-166 Fund: 128000010 BARS# 55310.41.0168 - Program Code: NAT378 Requestor Tami Pokorny Vendor: Vendor Address: SH&H Description: Appraisal Scope Ward Property — Telephone: Product Ref# Description Program Code Qty Price Total $ . Appraisal Scope and Bid Proposal 1 4400 $ 4,400.00 Ward Property 70 Fremont Ave,Quilcene $ - $ - $ _ $ - $ - $ - $ $ $ $ $ $ $ $ - $ - $ - $ - $ $ - $ Total $ 4,400.00 Requested by: Tami Pokorny G:;i ,/i. /2D i� Print Name signature _ .Da Supervisor Approval: Pinky Feria Mingo (.--'` ( I Print Name Signature Date 'nance Approval: Veronica Shaw . c Print Name h-� Signature Date Approval for Credit Approval for Card Use: initial Revolving Fund: inete l May 21, 2021 Tami Pokorny Natural Resources Program Coordinator Environmental Public Health Jefferson County Public Health 615 Sheridan Street Port Townsend, WA 98368 Re: Appraisal Scope and Bid Proposal Ward Property 70 Fremont Avenue Quilcene, WA 98376 Jefferson County Assessor's Parcel 991200404 Dear Ms. Pokorny: Pursuant to your request, I am providing you with this scope and bid proposal relevant to the preparation of an appraisal report for a property proposed to be acquired by Jefferson County as part of a salmon recovery project. As per Jefferson County Assessor's records, the property contains a site area of approximately 0.76 acres and is improved with a manufactured home. The purpose of this assignment is to provide an estimate of the market value of the subject to facilitate of potential voluntary acquisition of the property. Intended users of the appraisal report include the client, Jefferson County, and the Washington State Recreation and Conservation Office (RCO). The report will be prepared with the intent to be in accordance with the current Uniform Standards of Professional Appraisal Practice (USPAP) as adopted by the Appraisal Foundation, and the Uniform Appraisal Standards for Federal Land Acquisitions (Yellow Book), as well as the appraisal report requirements of the Washington State Recreation and Conservation Office. 3609 Market Place West,Suite 201 I University Place,Washington 98466 I p.253.564.3230 I f. 253.564.3143 The appraisal will be presented in a narrative appraisal report format. The total fee for the appraisal assignment is $4,400, and our firm can provide the completed report within 50 calendar days of the award of the assignment, assuming that access to the property and the necessary information relevant to completing the appraisal is provided in a timely manner. I trust that this scope and bid summary meets your requirements. If you concur with the proposal, please provide a contract/work order for the project or a formal notice to proceed so we can commence the assignment. Feel free to contact me if you have any questions regarding this submission. Sincerely, Chad C. Johns , MAI R _ . . : . _ ...,. ., . .. . a . .. _ Pik.., .<, .- � e_ .�.. .� .._. .__ ._. �. _._.. _ _. �_ n._ .__ i. �'°` ',''{, STATE OF WASHINGTON 1' . DEPARTMENT OF LICENSING -BUSINESS AND PROFESSIONS DIVISION di LICENSING ?' #! ,,,,, �;. THIS CERTIFIES THATTHE PERSON OR BUSINESS NAMED BELOW IS AUTHORIZED AS A tti CERTIFIED GENERAL REAL ESTATE APPRAISER Is, Fey !, CHAD CARTER JOHNSON r 7521 49th Street Ct W s) I University Place WA 98467-2091 44 ,, ii`j{{ j� �`t 1101662 03/31/2005 12/15/2022 1-Tori,�a, 4.1.../.Jlli/K i" t License Number Issue Date Expiration Date _ 'I',roi.”Uerna•wn.I tit,,n r, r , (R/7/19i JEFFERSON TITLE COMPANY Order Summary Sheet for Commitment No.: 88261 Enclosed: Preliminary Title Commitment The following information is for your convenience and not part of the Preliminary Title Commitment.You should read the attached Preliminary Title Commitment very carefully. If you have any questions about your commitment please contact us at(360)385-2000 during business hours Monday through Friday from 8:00am to 5:00pm PST or email your contact below. Property Address: 70 Fremont Avenue,Quilcene,WA 98376 Seller: Kenneth Ward and Connie Ward Buyer: Jefferson County,a political subdivision of the State of Washington Your Title Contact: Susan Brandt susan@jeffersontitlecompany.com Recording Department: Addie Enges Addie@jeffersontitlecompany.com We know you have a choice when choosing Title & Escrow Services, g THANK YOU for choosing JEFFERSON TITLE COMPANY! 2205 Washington Street, Port Townsend, WA 98368 I phone 360.385.2000 fax 360.385.6967 I www.jeffersontitlecompany.com •ME,,e, ALTA Commitment for Title Insurance First American TitleTM ISSUED BY First American Title Insurance Company Commitment COMMITMENT FOR TITLE INSURANCE Issued By FIRST AMERICAN TITLE INSURANCE COMPANY NOTICE IMPORTANT—READ CAREFULLY: THIS COMMITMENT IS AN OFFER TO ISSUE ONE OR MORE TITLE INSURANCE POLICIES.ALL CLAIMS OR REMEDIES SOUGHT AGAINST THE COMPANY INVOLVING THE CONTENT OF THIS COMMITMENT OR THE POLICY MUST BE BASED SOLELY IN CONTRACT. THIS COMMITMENT IS NOT AN ABSTRACT OF TITLE, REPORT OF THE CONDITION OF TITLE, LEGAL OPINION, OPINION OF TITLE, OR OTHER REPRESENTATION OF THE STATUS OF TITLE. THE PROCEDURES USED BY THE COMPANY TO DETERMINE INSURABILITY OF THE TITLE, INCLUDING ANY SEARCH AND EXAMINATION,ARE PROPRIETARY TO THE COMPANY,WERE PERFORMED SOLELY FOR THE BENEFIT OF THE COMPANY,AND CREATE NO EXTRACONTRACTUAL LIABILITY TO ANY PERSON,INCLUDING A PROPOSED INSURED. THE COMPANY'S OBLIGATION UNDER THIS COMMITMENT IS TO ISSUE A POLICY TO A PROPOSED INSURED IDENTIFIED IN SCHEDULE A IN ACCORDANCE WITH THE TERMS AND PROVISIONS OF THIS COMMITMENT. THE COMPANY HAS NO LIABILITY OR OBLIGATION INVOLVING THE CONTENT OF THIS COMMITMENT TO ANY OTHER PERSON. COMMITMENT TO ISSUE POLICY Subject to the Notice; Schedule B, Part I—Requirements; Schedule B, Part II—Exceptions; and the Commitment Conditions, First American Title Insurance Company, a Nebraska Corporation (the "Company"), commits to issue the Policy according to the terms and provisions of this Commitment.This Commitment is effective as of the Commitment Date shown in Schedule A for each Policy described in Schedule A,only when the Company has entered in Schedule A both the specified dollar amount as the Proposed Policy Amount and the name of the Proposed Insured. If all of the Schedule B, Part I—Requirements have not been met within six months after the Commitment Date,this Commitment terminates and the Company's liability and obligation end. First American Title Insurance Company Dennis J.Gilmore,President gli1411 /%11/41.1-63-71/ Jeffrey S.Robinson,Secretary If this jacket was created electronically,it constitutes an original document. This page is only a part of a 2016 ALTA®Commitment for Title Insurance issued by First American Title Insurance Company. This Commitment is not valid without the Notice;the Commitment to Issue Policy;the Commitment Conditions;Schedule A;Schedule B,Part I—Requirements;Schedule B,Pad II—Exceptions;and a counter-signature by the Company or its issuing agent that may be in electronic form. Copyright 2006-2016 American Land Title Association.All rights reserved. Nummi The use of this Form(or any derivative thereof)is restricted to ALTA licensees and AMERICAN ALTA members in good standing as of the date of use.All other uses are prohibited. Reprinted under license from the American Land Title Association. Form 5030000(1-31-17) Page 1 of 12 I ALTA Commitment for Title Insurance(8-1-16) COMMITMENT CONDITIONS 1. DEFINITIONS (a) "Knowledge"or"Known":Actual or imputed knowledge,but not constructive notice imparted by the Public Records. (b) "Land":The land described in Schedule A and affixed improvements that by law constitute real property.The term"Land"does not include any property beyond the lines of the area described in Schedule A, nor any right, title, interest, estate, or easement in abutting streets, roads,avenues,alleys,lanes,ways,or waterways,but this does not modify or limit the extent that a right of access to and from the Land is to be insured by the Policy. (c) "Mortgage":A mortgage,deed of trust,or other security instrument,including one evidenced by electronic means authorized by law. (d) "Policy": Each contract of title insurance,in a form adopted by the American Land Title Association,issued or to be issued by the Company pursuant to this Commitment. (e) "Proposed Insured": Each person identified in Schedule A as the Proposed Insured of each Policy to be issued pursuant to this Commitment. (f) "Proposed Policy Amount": Each dollar amount specified in Schedule A as the Proposed Policy Amount of each Policy to be issued pursuant to this Commitment. (g) "Public Records": Records established under state statutes at the Commitment Date for the purpose of imparting constructive notice of matters relating to real property to purchasers for value and without Knowledge. (h) "Title":The estate or interest described in Schedule A. 2. If all of the Schedule B, Part I—Requirements have not been met within the time period specified in the Commitment to Issue Policy, this Commitment terminates and the Company's liability and obligation end. 3. The Company's liability and obligation is limited by and this Commitment is not valid without: (a) the Notice; (b) the Commitment to Issue Policy; (c) the Commitment Conditions; (d) Schedule A; (e) Schedule B,Part I—Requirements; (f) Schedule B,Part II—Exceptions;and (g) a counter-signature by the Company or its issuing agent that may be in electronic form. 4. COMPANY'S RIGHT TO AMEND The Company may amend this Commitment at any time. If the Company amends this Commitment to add a defect,lien,encumbrance, adverse claim, or other matter recorded in the Public Records prior to the Commitment Date, any liability of the Company is limited by Commitment Condition 5.The Company shall not be liable for any other amendment to this Commitment. 5. LIMITATIONS OF LIABILITY (a) The Company's liability under Commitment Condition 4 is limited to the Proposed Insured's actual expense incurred in the interval between the Company's delivery to the Proposed Insured of the Commitment and the delivery of the amended Commitment, resulting from the Proposed Insured's good faith reliance to: (i) comply with the Schedule B,Part I—Requirements; (ii) eliminate,with the Company's written consent,any Schedule B, Part II—Exceptions;or (iii) acquire the Title or create the Mortgage covered by this Commitment. (b) The Company shall not be liable under Commitment Condition 5(a)if the Proposed Insured requested the amendment or had Knowledge of the matter and did not notify the Company about it in writing. (c) The Company will only have liability under Commitment Condition 4 if the Proposed Insured would not have incurred the expense had the Commitment included the added matter when the Commitment was first delivered to the Proposed Insured. (d) The Company's liability shall not exceed the lesser of the Proposed Insured's actual expense incurred in good faith and described in Commitment Conditions 5(a)(i)through 5(a)(iii)or the Proposed Policy Amount. (e) The Company shall not be liable for the content of the Transaction Identification Data,if any. (f) In no event shall the Company be obligated to issue the Policy referred to in this Commitment unless all of the Schedule B, Part I— Requirements have been met to the satisfaction of the Company. (g) In any event,the Company's liability is limited by the terms and provisions of the Policy. This page is only a part of a 2016 ALTA°Commitment for Title Insurance issued by First American Title Insurance Company. This Commitment is not valid without the Notice;the Commitment to Issue Policy;the Commitment Conditions;Schedule A;Schedule B,Part I—Requirements;Schedule B,Part II—Exceptions;and a counter-signature by the Company or its issuing agent that may be in electronic form. Copyright 2006-2016 American Land Title Association.All rights reserved. eimmiew The use of this Form(or any derivative thereof)is restricted to ALTA licensees and AMC0.1 A" I A N I T I ALTA members in good standing as of the date of use.All other uses are prohibited. C ION Reprinted under license from the American Land Title Association. IForm 5030000(1-31-17) Page 2 of 12 I ALTA Commitment for Title Insurance(8-1-16) 6. LIABILITY OF THE COMPANY MUST BE BASED ON THIS COMMITMENT (a) Only a Proposed Insured identified in Schedule A,and no other person,may make a claim under this Commitment. (b) Any claim must be based in contract and must be restricted solely to the terms and provisions of this Commitment. (c) Until the Policy is issued,this Commitment,as last revised, is the exclusive and entire agreement between the parties with respect to the subject matter of this Commitment and supersedes all prior commitment negotiations,representations,and proposals of any kind,whether written or oral,express or implied,relating to the subject matter of this Commitment. (d) The deletion or modification of any Schedule B, Part II—Exception does not constitute an agreement or obligation to provide coverage beyond the terms and provisions of this Commitment or the Policy. (e) Any amendment or endorsement to this Commitment must be in writing and authenticated by a person authorized by the Company. (f) When the Policy is issued, all liability and obligation under this Commitment will end and the Company's only liability will be under the Policy. 7. IF THIS COMMITMENT HAS BEEN ISSUED BY AN ISSUING AGENT The issuing agent is the Company's agent only for the limited purpose of issuing title insurance commitments and policies.The issuing agent is not the Company's agent for the purpose of providing closing or settlement services. 8. PRO-FORMA POLICY The Company may provide,at the request of a Proposed Insured,a pro-forma policy illustrating the coverage that the Company may provide.A pro-forma policy neither reflects the status of Title at the time that the pro-forma policy is delivered to a Proposed Insured, nor is it a commitment to insure. 9. ARBITRATION The Policy contains an arbitration clause.All arbitrable matters when the Proposed Policy Amount is$2,000,000 or less shall be arbitrated at the option of either the Company or the Proposed Insured as the exclusive remedy of the parties.A Proposed Insured may review a copy of the arbitration rules at http://www.alta.org/arbitration. This page is only a part of a 2016 ALTA®Commitment for Title Insurance issued by First American Title Insurance Company. This Commitment is not valid without the Notice;the Commitment to Issue Policy;the Commitment Conditions;Schedule A;Schedule B,Part I—Requirements;Schedule B,Part II—Exceptions;and a counter-signature by the Company or its issuing agent that may be in electronic form. Copyright 2006-2016 American Land Title Association.All rights reserved. The use of this Form(or any derivative thereof)is restricted to ALTA licensees and AMERICAN TITIE ALTA members in good standing as of the date of use.All other uses are prohibited. Reprinted under license from the American Land Title Association. Form 5030000(1-31-17) Page 3 of 12 I ALTA Commitment for Title Insurance(8-1-16) Privacy Policy Effective: November 1, 2019 Notice Last Updated: November 1, 2019 This Privacy Notice describes how First American Financial Corporation and its subsidiaries and affiliates (together referred to as "First American," "we," "us," or "our") collect, use, store, and share your information. This Privacy Notice applies to information we receive from you offline only, as well as from third parties. For more information about our privacy practices, please visit https://www.firstam.com/privacy-policy/index.html. The practices described in this Privacy Notice are subject to applicable laws in the places in which we operate. What Type of Information Do We Collect About You?We collect both personal and non-personal information about and from you. Personal information is non-public information that can be used to directly or indirectly identify or contact you. Non-personal information is any other type of information. How Do We Collect Your Information? We collect your personal and non-personal information: (1)directly from you; (2)automatically when you interact with us; and (3)from third parties, including business parties and affiliates. How Do We Use Your Information?We may use your personal information in a variety of ways, including but not limited to providing the services you have requested, fulfilling your transactions, comply with relevant laws and our policies, and handling a claim.We may use your non-personal information for any purpose. How Do We Share Your Personal Information?We do not sell your personal information to nonaffiliated third parties. We will only share your personal information, including to subsidiaries, affiliates, and to unaffiliated third parties: (1)with your consent; (2) in a business transfer; (3)to service providers; and (4)for legal process and protection. If you have any questions about how First American shares your personal information, you may contact us at dataprivacy@firstam.com or toll free at 1-866-718-0097. How Do We Secure Your Personal Information? The security of your personal information is important to us. That is why we take commercially reasonable steps to make sure your personal information is protected. We use our best efforts to maintain commercially reasonable technical, organizational, and physical safeguards, consistent with applicable law, to protect your personal information. How Long Do We Keep Your Personal Information? We keep your personal information for as long as necessary in accordance with the purpose for which it was collected, our business needs, and our legal and regulatory obligations. Your Choices: We provide you the ability to exercise certain controls and choices regarding our collection, use, storage, and sharing of your personal information. In accordance with applicable law, your controls and choices. You can learn more about your choices, and exercise these controls and choices, by sending an email to dataprivacy@firstam.com or toll free at 1-866-718-0097. International Jurisdictions: Our Products are hosted and offered in the United States of America (US), and are subject to US federal, state, and local law. If you are accessing the Products from another country, please be advised that you may be transferring your personal information to us in the US, and you consent to that transfer and use of your personal information in accordance with this Privacy Notice. You also agree to abide by the applicable laws of applicable US federal, state, and local laws concerning your use of the Products, and your agreements with us. We may change this Privacy Notice from time to time. Any and all changes to this Privacy Notice will be reflected on this page, and where appropriate provided in person or by another electronic method. YOUR CONTINUED USE, ACCESS, OR INTERACTION WITH OUR PRODUCTS OR YOUR CONTINUED COMMUNICATIONS WITH US AFTER THIS NOTICE HAS BEEN PROVIDED TO YOU WILL REPRESENT THAT YOU HAVE READ AND UNDERSTOOD THIS PRIVACY NOTICE. Contact Us: dataprivacy@firstam.com or toll free at 1-866-718-0097. ©2019 First American Financial Corporation and/or its affiliates.All rights reserved. NYSE:FAF Form 10-PRIVACY19(11-26-19) Page 4 of 12 Privacy Notice(2019 First American Financial Corporation) For California Residents If you are a California resident, you may have certain rights under California law, including but not limited to the California Consumer Privacy Act of 2018 ("CCPA"). All phrases used in this section shall have the same meaning as those phrases are used under California law, including the CCPA. Right to Know. You have a right to request that we disclose the following information to you: (1)the categories of personal information we have collected about or from you; (2)the categories of sources from which the personal information was collected; (3) the business or commercial purpose for such collection and/or disclosure of your personal information; (4)the categories of third parties with whom we have shared your personal information; and (5) the specific pieces of your personal information we have collected. To submit a verified request for this information, go to our online privacy policy at www.firstam.com/privacy-policy to submit your request or call toll-free at 1-866-718-0097. You may also designate an authorized agent to submit a request on your behalf by going to our online privacy policy at www.firstam.com/privacy-policy to submit your request or by calling toll-free at 1-866-718-0097 and submitting written proof of such authorization to dataprivacv firstam.com. Right of Deletion. You also have a right to request that we delete the personal information we have collected from you. This right is subject to certain exceptions available under the CCPA and other applicable law. To submit a verified request for deletion, go to our online privacy policy at www.firstam.com/privacy-policy to submit your request or call toll-free at 1- 866-718-0097. You may also designate an authorized agent to submit a request on your behalf by going to our online privacy policy at www.firstam.com/privacy-policy to submit your request or by calling toll-free at 1-866-718-0097 and submitting written proof of such authorization to dataprivacy(a.firstam.com. Verification Process. For either a request to know or delete, we will verify your identity before responding to your request. To verify your identity, we will generally match the identifying information provided in your request with the information we have on file about you. Depending on the sensitivity of the personal information requested, we may also utilize more stringent verification methods to verify your identity, including but not limited to requesting additional information from you and/or requiring you to sign a declaration under penalty of perjury. Right to Opt-Out.We do not sell your personal information to third parties, and do not plan to do so in the future. Right of Non-Discrimination. You have a right to exercise your rights under California law, including under the CCPA, without suffering discrimination. Accordingly, First American will not discriminate against you in any away if you choose to exercise your rights under the CCPA. Collection Notice. The following is a list of the categories of personal information we may have collected about California residents in the twelve months preceding the date this Privacy Notice was last updated, including the business or commercial purpose for said collection, the categories of sources from which we may have collected the personal information, and the categories of third parties with whom we may have shared the personal information: Categories of The categories of personal information we have collected include, but may not be limited to: real Personal name; signature; alias; SSN; physical characteristics or description, including protected characteristics Information under federal or state law; address; telephone number; passport number; driver's license number; Collected state identification card number; IP address; policy number;file number; employment history; bank account number; credit card number; debit card number;financial account numbers; commercial information; internet or other electronic network activity; geolocation data; audio and visual information; professional or employment information; and inferences drawn from the above categories to create a profile about a consumer. Categories of Categories of sources from which we've collected personal information include, but may not be Sources limited to: the consumer directly; public records; governmental entities; non-affiliated third parties; social media networks; affiliated third parties Business The business purposes for which we've collected personal information include, but may not be Purpose for limited to: completing a transaction for our Products; verifying eligibility for employment; facilitating Collection employment; performing services on behalf of affiliated and non-affiliated third parties; debugging to identify and repair errors that impair existing intended functionality on our Websites,Applications, or Products; protecting against malicious, deceptive,fraudulent, or illegal activity Categories of The categories of third parties with whom we've shared personal information include, but may not Third Parties be limited to: advertising networks; internet service providers; data analytics providers; service Shared providers; government entities; operating systems and platforms; social media networks; non-affiliated ©2019 First American Financial Corporation and/or its affiliates.All rights reserved.NYSE:FAF Form 10-PRIVACY19(11-26-19) Page 5 of 12 Privacy Notice(2019 First American Financial Corporation) third parties; affiliated third parties Categories of Personal Information We Have Sold In The Past Year. We have not sold any personal information of California residents to any third party in the twelve months preceding the date this Privacy Notice was last updated. Categories of Personal Information Disclosed For A Business Purpose In The Past Year. The following is a list of the categories of personal information of California residents we may have disclosed for a business purpose in the 12 months preceding the date this Privacy Notice was last updated: The categories of personal information we have collected include, but may not be limited to: real name; signature; alias; SSN; physical characteristics or description, including protected characteristics under federal or state law; address; telephone number; passport number; driver's license number; state identification card number; IP address; policy number; file number; employment history; bank account number; credit card number; debit card number; financial account numbers; commercial information; internet or other electronic network activity; geolocation data; audio and visual information; professional or employment information; and inferences drawn from the above categories to create a profile about a consumer. ©2019 First American Financial Corporation and/or its affiliates.All rights reserved. NYSE:FAF Form 10-PRIVACY19(11-26-19) Page 6 of 12 Privacy Notice(2019 First American Financial Corporation) 5, AME,/f ALTA Commitment for Title Insurance First American Title' ISSUED BY First American Title Insurance Company Schedule A 88261 Transaction Identification Data for reference only: Issuing Agent: Jefferson Title Company,Inc. Issuing Office: 2205 Washington Street,PO Box 256 Port Townsend,WA 98368 Issuing Office's ALTA®Registry ID: 400038 Commitment No.: 88261 Property Address: 70 Fremont Avenue, Quilcene, WA 98376 SCHEDULE A 1. Commitment Date: February 19,2021 at 8:00AM 2. Policy to be issued: (a) ® ALTA®Owner Policy Standard Cancellation Fee Proposed Insured: Jefferson County, a political subdivision of the State of Washington Proposed Policy Amount: $TBD Premium: 60.00 Sales Tax: 5.40 3. The estate or interest in the Land described or referred to in this Commitment is Fee Simple 4. The Title is,at the Commitment Date, vested in: Kenneth Ward and Connie Ward,husband and wife Your title officer for this transaction is Susan Brandt. If you have any questions concerning this title commitment,please do not hesitate to call me at (360)385-2000 or email susan@jeffersontitlecompany.com. ©2019 First American Financial Corporation and/or its affiliates.All rights reserved.NYSE:FAF Form 10-PRIVACY19(11-26-19) Page 7 of 12 Privacy Notice(2019 First American Financial Corporation) 5. The Land is described as follows: Lots 7 through 12,inclusive,Block 4 of the Original Townsite of Quilcene,as per plat recorded in Volume 2 of Plats, page 33,records of Jefferson County,Washington; EXCEPT public road. Situate in the County of Jefferson, State of Washington. This page is only a part of a 2016 ALTA®Commitment for Title Insurance issued by First American Title Insurance Company. This Commitment is not valid without the Notice;the Commitment to Issue Policy;the Commitment Conditions;Schedule A;Schedule 8,Part I—Requirements;Schedule 8,Part II—Exceptions;and a counter-signature by the Company or its issuing agent that may be in electronic form. Copyright 2006-2016 American Land Title Association.All rights reserved. 0111111111111111 31 The use of this Form(or any derivative thereof)is restricted to ALTA licensees and . ALTA members in good standing as of the date of use.All other uses are prohibited. Reprinted under license from the American Land Title Association. Form 5030000-A(1-24-18) Page 8 of 12 ALTA Commitment for Title Insurance(8-1-16) Schedule A ,St AMER‘,,, ALTA Commitment for Title Insurance First American Title' ISSUED BY First American Title Insurance Company Schedule B - Part I 88261 Commitment No.: 88261 SCHEDULE B,PART I Requirements All of the following Requirements must be met: 1. The Proposed Insured must notify the Company in writing of the name of any party not referred to in this Commitment who will obtain an interest in the Land or who will make a loan on the Land. The Company may then make additional Requirements or Exceptions. 2. Pay the agreed amount for the estate or interest to be insured. 3. Pay the premiums,fees,and charges for the Policy to the Company. 4. Documents satisfactory to the Company that convey the Title or create the Mortgage to be insured, or both, must be properly authorized,executed, delivered, and recorded in the Public Records. 5. The Company has been asked to issue an owner's policy without disclosure of the liability amount. This commitment shall be effective only when the amount of the policy committed for has been inserted in Schedule "A"hereof. The forthcoming policy must be issued in an amount at least equal to the full value of the estate insured in accordance with our rating schedule on file in the office of the Washington State Insurance Commissioner. The Company may have further requirements if the undisclosed amount to be insured exceeds the current assessed valuation. 6. Evidence of the authority of the officers of Jefferson County,to execute the forthcoming instrument.Copies of the current articles of incorporation,by-laws and certified copies of appropriate resolutions should be submitted prior to closing. This page is only a part of a 2016 ALTA®Commitment for Title Insurance issued by First American Title Insurance Company. This Commitment is not valid without the Notice;the Commitment to Issue Policy;the Commitment Conditions;Schedule A;Schedule B,Part I—Requirements;Schedule B,Part II—Exceptions;and a counter-signature by the Company or its issuing agent that may be in electronic form. Copyright 2006-2016 American Land Title Association.All rights reserved. 111111111111111111111 n++a=ien� The use of this Form(or any derivative thereof)is restricted to ALTA licensees and a,.1 ;1 1 1 e ALTA members in good standing as of the date of use.All other uses are prohibited. Reprinted under license from the American Land Title Association. Form 5030000-BI&BII(1-31-17) Page 9 of 12 ALTA Commitment for Title Insurance(8-1-16) Schedule BI&BII pSt ♦MER,C' ALTA Commitment for Title Insurance 4,‘ s First American Title ISSUED BY First American Title Insurance Company Schedule B - Part II 88261 SCHEDULE B,PART II Exceptions(Continued) THIS COMMITMENT DOES NOT REPUBLISH ANY COVENANT, CONDITION, RESTRICTION, OR LIMITATION CONTAINED IN ANY DOCUMENT REFERRED TO IN THIS COMMITMENT TO THE EXTENT THAT THE SPECIFIC COVENANT,CONDITION,RESTRICTION, OR LIMITATION VIOLATES STATE OR FEDERAL LAW BASED ON RACE,COLOR,RELIGION,SEX,SEXUAL ORIENTATION,GENDER IDENTITY,HANDICAP,FAMILIAL STATUS,OR NATIONAL ORIGIN. The Policy will not insure against loss or damage resulting from the terms and provisions of any lease or easement identified in Schedule A,and will include the following Exceptions unless cleared to the satisfaction of the Company: 1. Any defect, lien, encumbrance,adverse claim, or other matter that appears for the first time in the Public Records or is created, attaches, or is disclosed between the Commitment Date and the date on which all of the Schedule B, Part I— Requirements are met. 2. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records 3. Any facts, rights, interests, or claims which are not shown by the public records but which could be ascertained by an inspection of said land or by making inquiry or persons in possession thereof. 4. Easements, claims of easement or encumbrances which are not shown by the public records. 5. Discrepancies, conflicts in boundary lines, shortage in area, encroachments, or any other facts which a correct survey would disclose, and which are not shown by public record. 6. (A) Unpatented mining claims; (B) reservations or exceptions in patents or in acts authorizing the issuance thereof; (C)water rights, claims or title to water; Whether or not the matters excepted under(A), (B), or(C) are shown by the public records; (D) Indian tribal codes or regulations, Indian Treaty or Aboriginal Rights, including easements or equitable servitudes. 7. Any lien, or right to a lien, for services, Labor or Material therefore or hereafter furnished, imposed by law and not shown by the public records. Any lien, or right to lien, for services, labor materials or medical assistance theretofore or hereafter furnished,imposed by law and not shown by the public records. 8. Any service installation, connection, maintenance, construction, tap or reimbursement charges/costs for sewer, water, garbage or electricity. This page is only a part of a 2016 ALTA®Commitment for Title Insurance issued by First American Title Insurance Company. This Commitment is not valid without the Notice;the Commitment to Issue Policy;the Commitment Conditions;Schedule A;Schedule B,Part I—Requirements;Schedule B,Part II—Exceptions;and a counter-signature by the Company or its issuing agent that may be in electronic form. Copyright 2006-2016 American Land Title Association.All rights reserved. The use of this Form(or any derivative thereof)is restricted to ALTA licensees and !I I I, ALTA members in good standing as of the date of use.All other uses are prohibited. Reprinted under license from the American Land Title Association. Form 5030000-BI&BII(1-31-17) Page 10 of 12 ALTA Commitment for Title Insurance(8-1-16) Schedule BI&BII 9. Lien of the real estate excise sales tax and surcharge upon any sale of said premises, if unpaid. 10. General Taxes. The first portion$ 581.40 becomes delinquent after April 30th. The second portion$ 581.32 becomes delinquent after October 31 st Year 2021 Amount Billed: $ 1,162.72 Amount Paid: $0.00 Amount Due: $ 1,162.72,plus interest and penalty, if delinquent Tax Account No.: 991 200 404 Property ID No.: 41688 Assessed value: $96,206.00 11. Any claim to(a)ownership of or rights to minerals and similar substances, including but not limited to ores,metals, coal,lignite,oil, gas,uranium,clay,rock, sand, and gravel located in,on, or under the Land or produced from the Land,whether such ownership or rights arise by lease,grant,exception,conveyance,reservation,or otherwise; and (b)any rights,privileges, immunities,rights of way, and easements associated therewith or appurtenant thereto, whether or not the interests or rights excepted in(a)or(b) appear in the Public Records. 12. A record of survey recorded May 10,2002 under Recording No.455721, said survey discloses the following matters: Location of fence,gate,house,garage,as built Fremont Street and Hamilton Avenue; shed located in Quilcene Avenue right-of-way and portion of fence located in Hamilton Avenue right-of-way. 13. Manufactured Home Title Elimination Application recorded under Recording No. 506176,which recites that a manufactured(mobile)home is, or is being,affixed to said premises. This page is only a part of a 2016 ALTA®Commitment for Title Insurance issued by First American Title Insurance Company. This Commitment is not valid without the Notice;the Commitment to Issue Policy;the Commitment Conditions;Schedule A;Schedule B,Part I—Requirements;Schedule B,Part II—Exceptions;and a counter-signature by the Company or its issuing agent that may be in electronic form. MINIM Copyright 2006-2016 American Land Title Association.All rights reserved. ,.' The use of this Form(or any derivative thereof)is restricted to ALTA licensees and 7 1 1 1, ALTA members in good standing as of the date of use.All other uses are prohibited. Reprinted under license from the American Land Title Association. Form 5030000-BI&BII(1-31-17) Page 11 of 12 ALTA Commitment for Title Insurance(8-1-16) Schedule BI&BII INFORMATIONAL NOTES A. Effective January 1, 1997, and pursuant to amendment of Washington State Statutes relating to standardization of recorded documents,certain format content requirements must be met(refer to RCW 65.04.045). Failure to comply may result in rejection of the document by the recorder or additional fees being charged,subject to Auditor's discretion. B. Any sketch hereto is done so as a courtesy only and is not part of any title commitment or policy,it is furnished solely for the purpose of assisting in locating the Land and Jefferson Title Company,Inc. expressly disclaims any liability which may result from reliance made upon it. C. The description can be abbreviated as suggested below if necessary to meet the standardization requirements. The full text of the description must appear in the documents(s)to be insured. Lts 7 To 12 Blk 4 Quilcene D. The legal description in this commitment is based on information provided with the application and the public records as defined in the policy to issue. The parties to the forthcoming transaction must notify the title insurance company prior to closing if the description does not conform to their expectations. E. The situs address of the property herein described is: 70 Fremont Avenue Quilcene,WA 98376 F. According to the application for title insurance,title is to vest in Jefferson County, a political subdivision of the State of Washington. Examination of the records discloses no matters pending against said party. G. As of the date hereof there are no matters against Kenneth Ward and Connie Ward,which would appear as exceptions in the policy to issue,except as shown herein. PLEASE NOTE: THERE WILL BE A FEE OF$5.45 PER E-RECORDED DOCUMENT INCLUDED ON ALL RECORDING INVOICES. NOTE: A FEE MAY BE CHARGED UPON THE CANCELLATION OF THE THIS COMMITMENT PURSUANT TO WASHINGTON STATE INSURANCE CODE AND THE FILED RATE OF THE COMPANY. This page is only a part of a 2016 ALTA®Commitment for Title Insurance issued by First American Title Insurance Company. This Commitment is not valid without the Notice;the Commitment to Issue Policy;the Commitment Conditions;Schedule A;Schedule B,Part I—Requirements;Schedule B,Part II—Exceptions;and a counter-signature by the Company or its issuing agent that may be in electronic form. Copyright 2006-2016 American Land Title Association.All rights reserved. ,, The use of this Form(or any derivative thereof)is restricted to ALTA licensees and , ALTA members in good standing as of the date of use.All other uses are prohibited. Reprinted under license from the American Land Title Association. Form 5030000-BI&BII(1-31-17) Page 12 of 12 ALTA Commitment for Title Insurance(8-1-16) Schedule BI&BII IIM N D Hull I I INI 1111 Mil Pasta 1 of 1 505886 11/20/2005 03:41P Jef ersoq Croty Excise Tax Jefferson County. WA FIRST AMERICAN TITLE DEED 32.00 Aff# 1 5 " Date 111aa165 Tax$t,aut.P. SaiebAmt$ 1b)(VD By E1tf 6Deputy Treasurer AFTER RECORDING MAIL TO: Grantor: Bankruptcy Estate of GARY and MOLLY MIDDLETON, John Peterson,Trustee Grantee: KENNETH WARD and CONNIE WARD Abbreviated Legal Description: LTS 7-12,BLK 4,ORIGINAL TOWNSITE OF QUILCENE Assessors Tax Parcel No.: 991 200 404 4S110 S 1 TRUSTEE'S DEED Grantor,JOHN S.PETERSON,the duly appointed and qualified Trustee in the Bankruptcy of GARY and MOLLY MIDDLETON,proceedings in the United States Bankruptcy Court for the Western District of Washington, Bankruptcy Case No 04-21961,for and in consideration of the sum of Seventy Thousand Dollars(S70,000.00)and other valuable consideration,does hereby GRANT,CONVEY AND QUITCLAIM unto KENNETH WARD and CONNIE WARD,husband and wife, all of the interest of the Grantor in and to the real property in Jefferson County,Washington,legally described as LOTS 7 THROUGH 12,INCLUSIVE,BLOCK 4 OF THE ORIGINAL TOWNSITE OF QUILCENE,AS PER PLAT RECORDED IN VOLUME 2 OF PLATS,PAGE 33,RECORDS OF JEFFERSON COUNTY,WASHINGTON; EXCEPT PUBLIC ROAD. SIUTATE IN THE COUNTY OF JEFFERSON,STATE OF WASHINGTON; to have and to hold the premises herein granted unto the Grantor,their heirs, successors and assigns forever. This conveyance is authorized by Order Authorizing Sale of Real Property Free and Clear of Liens entered on the 31st day of October,2005,by Hon. Thomas T.Glover,Bankruptcy Judge,U.S.Bankruptcy Court for the Western District of Washington,in Case No.04-21961. IN WITNESA WHEREOF the undersigned to sets his hand and official seal this 04day of November, 005. JO S N Trust in the Bankruptcy of GARY and MOLLY MIDDLETON STATE OF WASHINGTON ) )ss County of*map Sask.,a>. ) I certify that I know or have satisfactory evidence that JOHN S.PETERSON signed this instrument,on oath stated that he was authorized to execute the instrument and acknowledged it as Trustee in the Bankruptcy of GARY and MOLLY MIDDLETON,to be his free tary act for th es and purposes mentioned in the irt= r}f J, DATED: Sao,2d'LonS Vl/ar�"'� ♦ \0.••• . i Notary lic in and for the State of Washingtos��••, v •''0 residing a y r tri.:reka..i P My corm 2 $nission expires: 'Ju.-.e.sS, 00 'W: 0 b' V :Z Print Name:`ji ,s a L.w'a..... �y z , � ` TATELro`�♦♦ to S2sr I isL'F ' O o 1 ° o I = - 1 ;�, 1, = mn +.,i 92 39Vd SA3AafIS AO 6 t 'l0A aid I N w ° a3d awnssv 39V 9NINV39 _L •w'' 1 •3— z nd �� -S J m g OF w I N� oo�o w a 0 Q_ 11 i 4140. ~UW m ti o < om w w m�w,° �O< WMzN O > I. a 6 In o .e m Ww o w b 1 I W co m Iw J N O•pOa■ 10 . o I Po 1. w1- cn W C9 0 1°' ? 0 r0- _ n 61 3AV N011 I WVH 10 N oil_ _---- - - - _ n.92.92.OS I W X/r WI- W ~0 7 m n.9£.99.OS J / ' / / n w = y�N U 0 /• n.e£.99.os I � ',•' 22'22I i• I/./" 22'921 0 W CO I,00 h0- m K �/ / to !� i �./• ./ - 1 cn W Y>Op W r ;1° '/ /•/O Iw w '/' I u.A / /' (V 1 an d 1L o PI 0 'II W{ /,- 0,r w O 0 W N •W co o K<alCI m < CW O/ 1/ � QIm c< m WM1:WG a N UKZW o ` /1 oo I ..9£.99.OS 0. ~ WO� O • ' piom ♦2'921 0 ZJ O C U._ J _ 4I8 �1 w • co "'` W z E. o '' P Iz HOUSE O n W W 3p�ptov 0, I O y! =00 U ski s § m z 1J0 m m W H co p .. Y. W OO° ILI 1w o N Z ,° 1..vis� iy I— " ; 1 I�o1a I0' W M WW "� j .'z.. .f j o I j n.cf.9S.OS U I ,Z_,< w - • W d I� Iw £z'5Zl I -� o ••0 W Z C ZO .W 1 m ►--a W I (n H 'w < n [L 4 Iw I I` W p0 w _re > : LA Nb O ° ice • 1 < ¢ d- o�� J W� u W oM\ Q I w .3 w0 0l8 0 F W = - s m d 11- •• I Z 8 , 1 !l n l.L m Io, J O < m z ~ 8 z [n Q 8 1= I• V n Ion n n O w I°' 6 co-O1 , w ooi w a JJ > m I I WF' c I CD— � � > . _ { m N y m ° m QCD o J ••-•_1 C _I w = ~o J W I< • I I O J 100 IOn I 4 et O' U w m ¢ <w W w I I 1—' CL 0 M a, e W m g � CO li' N Ur) m I > cow o o < O I I Z �° o w m I n.9£.99.OS 3 M I 3 LL= w = = - o m I • I 22'921 0 w O W I 0 O >' m> C¢� N I I I In w I- CL I °dd' wy - _ ` � ww2 o _ J t \c1I, ii m• i O O J n1--1U 41 €W• J I o CO -w O s - i4+ _ Wes/ 1 ° ,u g 0 —.0 • I I• 1 n o O U) W 1 0` o f 0 I'�c V iy o 0 CC J m 0 N. LL 1 yLL2LLwLL:g °' ® I �C I • I _ „ O ° l i �W / 2'6l�9£'0i 3.S£.92.ON N. OSLE ' OS Z.E. o `� �3 li .o(� 2 0 3.9S.99.ON I w �, t I� 0 1 \ o 02'921 n 02'521 o o '-� < �5 0 a W S rrl33ais sa39aoa n m n W- Mil 11L.N H2'_•9S?N 3.9£.B9.ON g_SE.85 soN w mWJii. w �9G' £I�� I "`— Z'£66��iO �� — 12 ;a 92'92£ r II Ill ■IF l 11 1111 I I I I I I 506176 Jefferson County, MR FIRST AMERICAN TITLE MWPP 34.00 RETURN ADDRESS ."-FVS-i- 'Gan Tn-rie Co cit.) in. - nhh STnrrOFWwStlxNCrON MANUFACTURED HOME Q110'w4r47xHIrevil :"""'"r ®TITLE ELIMINATION /I,CEnSInc APPLICATION ©TRANSFER IN LOCATION Anyone who knowingly makes a false statement of a material fact Is guilty ©REMOVAL FROM REAL PROPERTY of a felony, and upon conviction may be punished by a fine,Imprisonment,or both.(RCW 46.12.210) D MANUFACTURED HOME TPO/PLATE NUMBER YEAR MAKE LENGTI I/WIDTH(FEET) VEHICLE IDENTIFICATION NUMBER(VIN) $27972 1978 SKYLINE 56 X 24 LAND LEGAL DESCRIPTION ON PAGE REAL PROPERTY TAX PARCEL NUMBER MANUFACTURED HOME WILL BE Mf AFFIXED ID REMOVED 991 200 404 LOT BLOCK PLAT NAME OR SECTION/TOWNSHIP/RANGE OUARTER/OUARTER SECTION 7-12 4 ORIGINAL TOWNSITE OF QUILCENE © GRANTOR(S)REGISTERED/LEGAL OWNER(S) ADDITIONAL NAMES ON PAGE COUNTY NUMBER NUMBER OF REGISTERED OWNERS NUMBER OF LEGAL OWNERS JEFFERSON 2 1 NAME OF REGISTERED OWNER DOL CUSTOMER ACCOUNT NUMBER KENNETH WARD NAME OF ADDITIONAL REGISTERED OWNER DOL CUSTOMER ACCOUNT NUMBER CONNIE WARD ADDRESS CITY STATE ZIP CODE PO BOX 855 QUILCENE WA 98376 NAME OF LEGAL OWNER DOL CUSTOMER ACCOUNT NUMBER FIRST FEDERAL SAVINGS AND LOAN ASSOC.OF PORT ANGELES NAME OF ADDITIONAL LEGAL OWNER DOL CUSTOMER ACCOUNT NUMBER ADDRESS CITY STATE ZIP CODE 105 W 8TH STREET PORT ANGELES WA 98362 GRANTEE NAME I DO SOLEMNLY ATTEST UNDER PENALTY OF PERJURY THAT I/WE MARE TH EGISTERED OWNER(S)OF THIS VEHICLE AND THIS INFORMATION IS ACCURATE: Signature of Registered Owner and Title,IF APPLICABLE /�,) Signature of Additional Registered Owner and Title,IF APPLICABL << -Z i� r /�(Ja. I NOTARr,;ZFA►t17RSiA1Qst I NOTARIZATIOWCERTIFICATION FOR REGISTERED NER(S)SI ATURE STAG/F'+t, ✓ I,,State of Washington T CC Signed or ed a MtSSlp . ,State County of c �J� befor eon I t -�1: •T*yam t ' v� Y L//II Sig ture rD •' '�B `lib br: 1PRNTNAM OIIRQE.. 'RlEDDOWNER(,,!\ I i m'•.0 G</C �• I ( AID I E T hf y` I /rAe v G( rirr Ox '•�5,no ••' I PRINT EO R GIS N PRIMED NAME OF NOTARY IIIII(yq'••........O� f{ County/Office No.OR I SHINGS Title (SO-C7U/L{ AND: Dealer No OR 1�T�`I' ItLL\"`„`s s I DEALS SHIP POSITION/AGEN/NOTARY Notary Expiration Date D TITLE COMPANY CERTIFICATION I certify that the legal description of the land and ownership Is true and correct per the real property records. NAME(TYPED OR PREITED) TITLE COMPANY/PHONE NUMBER SIGNATURE/POSITION DATE Finalize this application with a Licensing Agent within 10 calendar days of the date Title Company Representative signs. © BUILDING PERMIT OFFICE CERTIFICATION I certify that: 119"the manufactured home has been affixed to the real property as described. El a building permit has been issued for this purpose and the attachment will be inspected upon completion. NAME TYPED OR PRINTED) B DG PERMIT OFFICE/PHONE A BLDG PERMIT A p .,,� ( .(y�'>L St1� k „ a) 374-�z15O ��-a6 aq� SIGNAT ��P ISI �N� \ Ny� DA IrW11 AW-\/x 121.20 TD-42-7 MANUF HO E APPL(R/2N2)OR(W)Page 1 et .. I III!!!111I!11 1I II1 III1I 1 I JI 506176 IIIIIIIII1�I IINIII 11I1ete 2 of 3 Jefferson County. WR FIRST AMERICAN TITLE NHAPP/3ga0p 3.ZtiP MANUFACTURED HOME-FROM SECTION 1 TPO/PLATE NUMBER YEAR MAKE LENGTHANIDTH(FEET) VEHICLE IDENTIFICATION NUMBER(YIN) $27972 1978 SKYLINE 56 X 24 D SIGNATURE OF LEGAL OWNER SIGNATURE OF LEGAL OWNER INDICATES CONSENT FOR ELLIA�NATION OF /REMOV/ ROM/REAL PROPERTY. Signature of Legal Owner and Title,IF APPLICABLE �0 .L i�7C9L211 C' It. Signature of Additional Legal Owner and Title,IF APPUCABLE OT - rr NOTARIZATION/CERTIFICATION FOR LEGAL OWNER(S)SIGNATURE .",,. State of Washington Signed or attested r),,, County of CLAI.i.AM before me on 11/29/05 G41 FIRST FI�tAL SAVINGS6 LOAN ASSN Signature �u �i..2CiI IA • .r I 1 r NT NAME OF LEGAL OWNER T Y OA AGE //,;I/,yTINA HMI, THAN CLOSffit J. RUSHTON O�.fO + PRINT NAME OF LEGAL OWNER PRINTED NAME OF NOTARY w4SHING� 1 Title NIMBI AND: County/OfficeDealer No.OR 07/1D/09 DEALERSHIP POSITION/AGENT/NOTARY Notary Expiration Date aLAND DESCRIPTION (A legal description of the land can be obtained from the local County Assessor's Office S-e,•2_ J t fu. -d L9 - Ei DEALER'S REPORT OF SALE I CERTIFY THAT THIS INFORMATION IS CORRECT.THE VEHICLE IS CLEAR OF ENCUMBRANCES EXCEPT AS SHOWN. ANY REQUIRED SALES TAX HAS BEEN COLLECTED. DEALER NAME(TYPED OR PRINTED) WA DEALER NUMBER DATE OF SALE PURCHASE PRICE TAX JURISOICTIOWTAX RATE DEALERS AUTHORIZED SIGNATURE ❑USE TAX EXEMPT Sale to a Certified Tribal member on the reservation(attach notarized statement of delivery). D COUNTY AUDITOR/AGENT UCENSING OFFICE APPROVAL: (Not for use by Subagents) I certify that the above application appears to have been completed correctly,and the applicant has sufficient documentation to proceed with the recording of this form. NAME(TYPED OR PRINTED) COUNTY OFFICENFS OPERATOR NUMBER 'S'I� Cl l' S Lt_on)-( f SIGNA URE r- DATE t , ow�� )2411 O S 10 TITLE FEES FILING FEE APPLICATION MOBIL F HOME FEE ELIMINATION FEE USE TAX SUBAGENT FEES TOTAL FEES S TAX MPORTANT: Once the application has been approved by the County Auditor/Vehicle Licensing Office,take your application form to the County Recording Office. Retain proof of the recording fees paid.If the Recording Office retains your original application form,obtain a certified copy of the recorded form. APPLICANTS: Once recorded,you must return to a Vehicle Licensing office to file the Manufactured Home Application,paying all required fees.Vehicle licensing subagents charge a service fee. For full instructions on completing this form for Title Elimination,Removal from Real Property or Transfer in Location,see form TD-420-730,Manufactured Home Application Instructions. The Department of Licensing has a policy of providing equal access to its services. If you need special accommodation,please cal(360)902-3600 or TTY(360)664-8885. TD-420-729 MANUF HOME APPL(R/2/02)OR WPape 2 012 II 11 IIII I II II IIU II 11 506176 Pace: 3 of 3 12/07/2005 03:26P Jefferson County. WA FIRST AMERICAN TITLE MHAPP 34.00 LOTS 7 THROUGH 12,INCLUSIVE,BLOCK 4 OF THE ORIGINAL TOWNSITE OF QUILCENE,AS PER PLAT RECORDED IN VOLUME 2 OF PLATS,PAGE 33,RECORDS OF JEFFERSON COUNTY,WASHINGTON; EXCEPT PUBLIC ROAD. TOGETHER WITH THAT CERTAIN 1978 SKYLINE MANUFACTURED HOME 56 X 24 TPO#$27972 (45770.PFD/45770/51) N{Htf OW us P.O.* 1 - - _ C. xg �, _ -t -. WN -r 2v r_ 2 wo 1 W --inj'''''' -'-.''''-;1--,:- , en ,-taro!atna Iue)ueWalddn$ anyuau6e3_ J ,. : : , , ! .•_m .- - F-,._ ! '-� 2-_ -i- =--1 e .42* r- • 3 S $w p b y . ___I-_!___1R . ._ _ >-R- �__.,� p.., ._ _', ae r 1 NIIc / 3ny3LyA4 _. _r. _.. _. e.. _.y ___ _.. _ '�. 1 9 f m . * g . .:..._.,_1_ 15 1 I i rEa4 8 x i � n z E • R-. _l .n, S - ' I 'ray Stamina O •WF ! �R° s.w gg s i t - �� 1 c x K.`. WtIKZO! R ..�. _». .._..f'a _*_...._.-....... I MOBI My elamw e , u aa,ea n*kin =Q B it x1 rA w , r 2g vy x — t x . ta. y a y ^, ! !F. 5.-------- - 7 . m i :[1.:H -`_. 4..__ .WS k -Wf g_.� = TI'. 0)4 y. x 1 4-! ii' 1 1 9 !4 i 1:. ,o �. -3c '?,$ .uri,:a er .'L Is �\` .nc QY 7 z oo glad u.P.P�.7 \' , _-- 1 I I I I I I 1 I I 1 I I 1 I I I - - - cx This sketch is provided,without a charge,for your to information. It is not intended to show all matters :P. w m W a o c c m 2'£ IV related to the property including, but not limited to, a a ._g .a E o w d area, dimensions, easements,encroachments or 'A T 8, y c O o� - m i� 2 location of boundaries. It is not a part of, nor does ito 0 ! q t) o S a o a c 2 a m =W modify,the commitment or policy to which is o co g n_,m;e �vi a__ Za attached. The Company assumes NO LIABILITY for any $o 2 z 2 d matter related to this sketch. Referenced should be 6 .N c a s; ? W made to an accurate survey for further information. U ; _ £_ § 1 u. aQy° . as n \> U ►_ This sketch is provided, without a charge,for your information. It is not intended to show all matters related to the property including, but not limited to, area, dimensions, easements, encroachments or location of boundaries. It is not a part of, nor does it V\i/A S modify,the commitment or policy to which is attached. The Company assumes NO LIABILITY for any 4 matter related to this sketch. Referenced should be made to an accurate survey for further information. aU/L C EN E �.,,,.,,...�*., .,c ,., 45- 4-r r.3•' 5 h5 43 µ S 6 O ‘-1.-5 vS 4$ *5' 0,5 wd ..i. wd ♦S ,5 V/6b". 0.f r 5--z i 6 r � , 1 ,1z31 56 7 0 Y ,� ,S 7B 95 .io .� I , .3 .cy, h .. c... � � I ' 19 I8 17 16 15 14 13 17 11 Iv ff 7f /71b f5 /4 i.0 /7- //jJ w /re, to FREM0, Nj T 4 , �' r ' LcoL .4, 1 y M Vac. //-/6 S3 �� AT TA N o oG / - ` _ __�.., — ' •-S. 1 tO .`\, VP 1.,: r*..i j !' ' kill k.',. ... may` `�! N MUNC iE QL % 111 ti) I A 11111111 ii 11 .,, 1. ..... ., .. 50.15 wS r5 vS rs .y of .s '- Fs' bo s.c + wr ...s a-.r . s Lo *s w5 .5 s b 14 DV/LLE 1 e ., 4 ! � ,� L ��,6- Z.//I!!iejit' >fLer le 'lJ .Cl/-/;/ axes'eitrf>ulttezr41: k :✓ iter/y0k, VALUATION AND CONSULTING 3609 Market Place West, Suite 201, University Place, WA 98466 p. 253.564.3230 I f. 253.564.3143