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020821 EDA Meeting Packet    EDA MEETING  City Hall, 4401 Xylon Avenue North  Monday, February 8, 2021        President Kathi Hemken  Commissioner John Elder  Commissioner Andy Hoffe  Commissioner Michael Isenberg  Commissioner Jonathan London      1. Call to order – EDA Meeting of February 8, 2021    2. Roll call    3. Approval of Minutes:   January 11, 2021    4. Resolution approving Purchase Agreement for the acquisition of 3611 Louisiana  Avenue North (improvement project no. 1065)    5. Adjournment    EDA Meeting   Page 1 January 11, 2021  City of New Hope  4401 Xylon Avenue North  New Hope, Minnesota 55428    EDA Minutes January 11, 2021  Regular Meeting City Hall      CALL TO ORDER President Hemken called the meeting of the Economic Development Authority to  order at 8:08 p.m.    ROLL CALL Present:          Kathi Hemken, President  John Elder, Commissioner  Andy Hoffe, Commissioner  Michael Isenberg, Commissioner  Jonathan London, Commissioner     Staff Present:      Kirk McDonald, City Manager  Jeff Alger, Community Development Specialist  Valerie Leone, City Clerk  Jeff Sargent, Director of Community Development  Stacy Woods, Assistant City Attorney    APPROVAL OF  MINUTES  Item 3    Motion was made by Commissioner London, seconded by Commissioner Elder,  to approve the minutes of December 14, 2020. All present voted in favor. Motion  carried.    HOME ENERGY  SQUAD VISITS  Item 4  President Hemken introduced for discussion EDA Item 4, Resolution approving  agreement with Center for Energy and Environment to perform Home Energy  Squad visits in the city of New Hope through December 31, 2023.    Mr. Jeff Sergant, community development department, recommended the EDA  approve an agreement with the Center for Energy and Environment to continue  the Home Energy Squad Visits program through December 31, 2023 with costs not  to exceed $3,000 per year without further authorization. He explained the EDA  initially authorized the program in January of 2013 and since that time, 302  residents have taken advantage of the program. CEE performs visits to help  homeowners identify and implement energy savings opportunities in their  homes, and the program includes the direct install of energy saving materials. The  city buys down the cost of the visits. There are two types of programs offered:  Energy Planner Visit which is intended for homes constructed prior to 2000 and  Energy Saver Visits which is intended for homes constructed after 2000. The city  pays $50 and resident pays $50 for the energy planner visit; and the city pays $35  and resident pays $35 for the energy saver visit. Since 2013 the EDA has spent an  average of $1,887.50 per year on the program. Mr. Sargent stated funds are  available in the EDA budget for the program.    Commissioner Isenberg inquired whether the visits are being conducted during  the pandemic.    EDA Meeting   Page 2 January 11, 2021  Mr. Jeff Alger, community development specialist, indicated CEE is conducting  virtual visits for no charge. He stated this is the first step of determining whether  an on site visit is warranted and if so, the visit is performed in a safe manner.     President Hemken noted the program is a good value for homeowners.    Commissioner London recommended the city promote the program through  social media.    RESOLUTION 2021‐01  Item 4  Commissioner London introduced the following resolution and moved its  adoption “RESOLUTION APPROVING AGREEMENT WITH CENTER FOR  ENERGY AND ENVIRONMENT TO PERFORM HOME ENERGY SQUAD  VISITS IN THE CITY OF NEW HOPE THROUGH DECEMBER 31, 2023.” The  motion for the adoption of the foregoing resolution was seconded by  Commissioner Elder, and upon vote being taken thereon, the following voted in  favor thereof: Hemken, Elder, Hoffe, Isenberg, London; and the following voted  against the same: None; Abstained: None; Absent: None; whereupon the  resolution was declared duly passed and adopted, signed by the president which  was attested to by the executive director.    5213 PENNSYLVANIA  AVE N  (IMPROVEMENT  PROJECT NO. 1062)  Item 5  President Hemken introduced for discussion EDA Item 4, Resolution approving  Purchase Agreement for the acquisition of 5213 Pennsylvania Avenue North  (improvement project no. 1062).    Mr. Jeff Alger, community development specialist, stated the EDA has the  opportunity to purchase the property at 5213 Pennsylvania Avenue North for  $170,000. He stated the property is located in a priority redevelopment  neighborhood and is one of the lowest valued single‐family homes in the city. The  2020 assessed value of the property is $168,000, and the appraisal came in at  $175,000. The home was constructed in 1962 on a concrete slab and has 935 square  feet of living area. Staff believes the property is a good candidate for a demolition  and rebuild project. A new single‐family home at the site could have a 2022 taxable  value of $420,000. It is anticipated that the net loss on the project would be $132,779  based on project expenses of $199,779 less $67,000 for revenue on the sale of the  lot. Mr. Alger stated funding is available in the EDA budget.    Commissioner London commented on the rate of return and inquired of factors  needed for a project to be budget neutral. Commissioner London noted the  benefits to the city if contractors took the initiative to purchase distressed  properties without the city’s involvement.     Mr. Alger reminded the EDA of the goals of the scattered site housing program.  He indicated he could prepare scenarios and factors that would be required to  make a project budget neutral. Mr. McDonald suggested additional review at a  future work session during a broader discussion about funding for the scattered  site housing program.     RESOLUTION 2021‐02  Item 5  Commissioner London introduced the following resolution and moved its  adoption “RESOLUTION APPROVING PURCHASE AGREEMENT FOR THE  ACQUISITION OF 5213 PENNSYLVANIA AVENUE NORTH  (IMPROVEMENT PROJECT NO. 1062).” The motion for the adoption of the  EDA Meeting   Page 3 January 11, 2021  foregoing resolution was seconded by Commissioner Elder, and upon vote being  taken thereon, the following voted in favor thereof: Hemken, Elder, Hoffe,  Isenberg, London; and the following voted against the same: None; Abstained:  None; Absent: None; whereupon the resolution was declared duly passed and  adopted, signed by the president which was attested to by the executive director.    ADJOURNMENT Motion was made by Commissioner Isenberg, seconded by Commissioner Elder,  to adjourn the meeting. All present voted in favor. Motion carried. The New Hope  EDA adjourned at 8:31 p.m.    Respectfully submitted,    Valerie Leone, City Clerk    I:\RFA\COMM DEV\2021\EDA\EDA4 Q ‐ 3611 Louisiana Ave N Acquisition 02‐08‐21.docx    Request for Action  February 8, 2021    Approved by: Kirk McDonald, City Manager  Originating Department: Community Development  By: Jeff Alger, Community Development Specialist;   Jeff Sargent, Director of Community Development  Agenda Title  Resolution approving Purchase Agreement for the acquisition of 3611 Louisiana Avenue North (improvement  project no. 1065)  Requested Action  Staff requests that the Economic Development Authority authorize entering into a Purchase Agreement for the  acquisition of 3611 Louisiana Avenue North for a purchase price of $170,000 with closing costs to be paid by  the EDA.  Policy/Past Practice  The Economic Development Authority has acquired vacant and distressed properties in the past as part of the  city’s scattered site housing program. Goals of the scattered site housing program include removing distressed  and/or blighted properties, providing step‐up housing options in the city, improving the city’s overall housing  stock, investing and instilling confidence into neighborhoods, and increasing home and land values.  Background  The Economic Development Authority (EDA) has directed community development staff to pursue the  acquisition of distressed and functionally obsolete single‐family homes as part of the city’s scattered site  housing program. The property at 3611 Louisiana Avenue North is one of the lowest valued single‐family  homes in the city. The 2020 assessed value of the property was $174,000, according to Hennepin County. This  is lower than approximately 98% of single‐family homes in the city. The existing home is believed to have  been constructed in the 1940s. It has 1,553 square feet of finished above ground space, two bedrooms on the  main level, and an upstairs bedroom with limited clearance due to the height of the ceiling. There is a single‐ stall tuck under garage. The 0.29‐acre parcel is zoned R‐1, Single‐family Residential. The lot is 94 feet wide in  the front yard, decreasing to 30 feet wide in the rear yard. The north side yard is 196 feet long and the south  side yard is 215 feet long. The lot abuts multifamily properties to the south and west and single‐family homes  to the north and east. The property at 3751 Louisiana Avenue North, nine houses to the north of the subject  parcel, was a scattered site demolition and rebuild project that was completed in 2017. Staff believes the  property at 3611 Louisiana Avenue North is a good candidate for a demolition and rebuild project.    After the property owner expressed interest in selling to the EDA, an appraisal was completed on January 21,  2021. The appraisal estimated the value of the property at $170,000. The property owner has agreed to sell the  home for $170,000, with closing costs to be paid by the city, contingent upon approval by the EDA. The  appraised value and offer price reflect the continued increase in home prices and values within the city. Since  2016, the median household value in New Hope has increased from $196,000 to $257,000, an increase of 31%  over four years.          Agenda Section EDA Item Number  4    Request for Action, Page 2    Cost & Tax Impact of Improvements   It is anticipated that expenses associated with the project would be approximately $200,761. Revenue from the  sale of the lot is estimated at $67,000, resulting in a net loss of $133,761. The new home would result in a  significant increase in the subject parcel’s taxable market value. If the property were to be valued at $390,000  in 2022, it is estimated that total taxes paid to the city in 2023 would increase by $1,296, or 124%, as compared  to those that will be allocated to the city in 2021.    Taxable Market Value 2020,  Payable 2021  Projected Taxable Value 2022,  Payable 2023  Change Percent Change  $174,000 $390,000 $216,000 124%            Estimated Taxes Allocated to  City 2020, Payable 2021  Projected Taxes Allocated to  City 2022, Payable 2023  Change Percent Change  $1,044 $2,340 $1,296 124%    The following table illustrates the Return On Investment (ROI) and tax benefit associated with the estimated  increase in taxable property value over the next several years:    # of Years  (Year)  Additional Taxes   Collected By City  Total Cost/Revenue Return On  Investment  0 (present) $0 $(133,761.03) ‐100.00%  1 (2023) $1,296.00 $(132,465.03) ‐99.03%  5 (2027) $6,880.64 $(126,880.39) ‐94.86%  10 (2032) $14,857.19 $(118,903.84) ‐88.89%  15 (2037) $24,104.19 $(109,656.84) ‐81.98%  20 (2042) $34,824.01 $(98,937.02) ‐73.97%  25 (2047) $47,251.21 $(86,509.82) ‐64.67%  30 (2052) $61,657.74 $(72,103.29) ‐53.90%    The estimated ROI for the project over 30 years is ‐53.90% and the estimated Internal Rate of Return (IRR) for  the project over 30 years is ‐3.98% (calculations attached). The calculations utilize an estimated 3% tax value  growth rate, which is applied to the original taxable market value for the old home and the increased taxable  market value for the new home, both over 30 years. A cost and tax impact comparison of this project and the  three other projects that have been approved since implementation of an analysis template that utilizes tax  growth rate assumptions is attached.    The primary focus of the scattered site program is to target distressed single‐family properties throughout the  city, with the goal of improving residential neighborhoods. It is understood that potential losses are incurred  on each project, as the cost to acquire and redevelop distressed properties often exceeds the value of the new  or rehabilitated home.              Request for Action, Page 3    Funding  Funding for this project would come from the EDA budget. The city has an annual budget of $250,000 for  scattered site housing projects. If this acquisition is approved, funds from the 2021 annual budget will be  utilized. The project would put the EDA 6.6% over budget for 2021, decreasing funds that would be available  for projects in the future. Staff and Abdo, Eick & Meyers (AEM) will be discussing options to increase the  funding for the scattered site housing program at the May 2021 work session when an update on TIF funds is  presented and prior to the preparation of the 2022 EDA budget.    Project Estimated Net Cost  5213 Pennsylvania Ave N $132,779.12  3611 Louisiana Ave N $133,761.03  Total $266,540.15     Annual Budget (2021) $250,000.00  Under/Over Budget $(16,540.15)    Recommendation  Staff recommends that the EDA approve a resolution approving a Purchase Agreement for the acquisition of  3611 Louisiana Avenue North for a purchase price of $170,000 with closing costs to be paid by the EDA.  Attachments   Resolution   Purchase Agreement   Sample Lot Layout   Appraisal   Budget   Estimated Tax Impact of Improvements   Estimated Return on Investment   Estimated Internal Rate of Return   Tax Calculator   Comparison of Costs & Tax Impact of Recent Projects    CITY OF NEW HOPE ECONOMIC DEVELOPMENT AUTHORITY EDA RESOLUTION NO. 21-___ RESOLUTION APPROVING PURCHASE AGREEMENT FOR THE ACQUISITION OF 3611 LOUISIANA AVENUE NORTH (IMPROVEMENT PROJECT NO. 1065) BE IT RESOLVED by the Economic Development Authority in and for the City of New Hope (“EDA”) as follows: WHEREAS, on September 22, 2014, the City Council adopted Resolution No.14-126 at the City Council meeting authorizing City community development staff to actively pursue the acquisition of distressed properties that can be redeveloped as single family residential lots for potential purchase by the EDA, as part of the City’s scattered site housing program; WHEREAS, the City Council has directed City staff to negotiate for the terms most favorable to the City and EDA, and the execution of purchase agreements so as to secure purchase rights for distressed real properties, contingent on the review and approval of the EDA to the terms of the purchase agreements; WHEREAS, City staff have identified the opportunity to purchase certain real property located at 3611 Louisiana Avenue North, New Hope, MN, 55427, P.I.D. 17-118-21-34-0060, and legally described as “Lot 14, Block 3, Wonderland 1st Addition, Hennepin County, Minnesota” (the “Property”) from Gaile Lee Carlson, an unmarried person (the “Seller”); WHEREAS, City staff believes that the best use of the Property is demolition in order to maximize the tax base by making the lot available for the development of a new residential housing unit; WHEREAS, the Property will be acquired with EDA funds; WHEREAS, the EDA has reviewed the proposed acquisition of Property and has determined that it has no effect or relationship with the New Hope Comprehensive Plan; WHEREAS, it is in the best interest of the EDA to purchase the Property from Seller, in order to redevelop the Property in accordance with the City’s scattered site housing program and policy; and WHEREAS, City staff is hereby seeking approval from the EDA of the Purchase Agreement, subject to the review and approval by the City Attorney of proper title evidence and other terms relating to the closing on the sale of the Property. NOW, THEREFORE, BE IT RESOLVED by the Economic Development Authority in and for the City of New Hope as follows: 1. That the above recitals are incorporated herein by reference. 2. It is in the best interest of the EDA to purchase the Property for demolition and redevelopment in accordance with the City’s scattered site housing program and policy. 3. That the purchase of the Property by EDA from Seller, for a sum of $170,000.00, with other terms and conditions as set forth in the Purchase Agreement attached hereto as Exhibit A, is approved subject to the review and approval by the City Attorney of proper title evidence and other terms relating to the closing on the purchase of the Property. 4. The proposed acquisition of Property is consistent with the New Hope Comprehensive Plan. 5. The City and EDA shall use due diligence for demolishing the structure located on the Property and conducting any necessary cleanup of the Property to pursue redevelopment and return the Property to the tax rolls for the benefit of all taxing jurisdictions. 6. The President and Executive Director and the New Hope City staff are authorized and directed to sign all appropriate documents, and to take whatever additional actions are necessary or desirable, to complete the purchase of the Property in accordance with the Purchase Agreement. Dated the 8th day of February, 2021. ____________________________________ Kathi Hemken, President Attest: _____________________________ Kirk McDonald, Executive Director P:\Attorney\SAS\1 Client Files\2 City of New Hope\99-11445 3611 Louisiana Ave N\Resolution approving purchase of 3611 Louisiana Ave N.docx Exhibit A Purchase Agreement See attached. 1 PURCHASE AGREEMENT Date: February ____, 2021 BUYER: The Economic Development Authority in and for the City of New Hope, a public body corporate and politic created pursuant to the laws of the State of Minnesota SELLER: Gaile Lee Carlson, an unmarried person and widow of Richard S. Carlson, deceased Seller agrees to sell and Buyer agrees to purchase the real property located at: Street Address: 3611 Louisiana Avenue North City of New Hope, County of Hennepin, State of Minnesota, 55427 legally described as “Lot 14, Block 3, Wonderland 1st Addition, Hennepin County, Minnesota” PID 17-118-21-34-0060. Torrens Property – Certificate of Title No. 476044. Said purchase shall include all improvements, fixtures, and appurtenances on the property, if any, including but not limited to, the following (collectively the "Property"): garden bulbs, plants, shrubs, trees, and lawn watering system; shed; storm sash, storm doors, screens and awnings; window shades, blinds; traverse, curtain, and drapery rods, valances, drapes, curtains, window coverings and treatments; towel rods; attached lighting and bulbs; fan fixtures; plumbing fixtures; garbage disposals; water softener; water treatment system; water heating systems, heating systems; air exchange system; radon mitigation system; sump pump; TV antenna/cable TV jacks and wiring/TV wall mounts; wall/ceiling - mounted speakers and mounts; carpeting; mirrors; garage door openers and all controls; smoke detectors; fireplace screens, door and heatilators; BUILT-INS: dishwashers; refrigerators; wine/beverage refrigerators; trash compactors; ovens; cook -top stoves; warming drawers; microwave ovens; hood fans; shelving; work benches; intercoms; speakers; air conditioning equipment; electronic air filter; humidifier/dehumidifier; liquid fuel tanks (and controls); pool/spa equipment; propane tank (and controls); security system equipment; TV satellite dish; AND the following personal property shall be transferred with no additional monetary value, and free and clear of all liens and encumbrances: ______________________________________________ Notwithstanding the foregoing, the following item(s) are excluded from the purchase: _________________________________________________________________________ Seller has agreed to sell the Property to Buyer for the sum of One Hundred Seventy Thousand and 00/100 Dollars ($170,000.00), which Buyer agrees to pay in the following manner: 1. CASH of 100 percent (100%) of the sale price. The date of closing shall be on or before March 15, 2021, and shall occur at the offices of the City Attorney for City of New Hope: Jensen, Sondrall, Persellin & Woods, P.A., 8525 Edinbrook Crossing, Suite 201, Brooklyn Park, MN 55443. SALE OF BUYER'S PROPERTY CONTINGENCY : This Purchase Agreement IS NOT subject to an Addendum to Purchase Agreement: Sale of Buyer's Property Contingency . (If answer is IS, see attached Addendum.) (If answer is IS NOT, the closing of Buyer's property, if any, may still affect Buyer's ability to obtain financing, if financing is applicable.) This Purchase Agreement IS NOT subject to cancellation of a previously written purchase agreement dated _______________________, 20__. (If answer is IS, said cancellation shall be obtained no later than _____________, 20__. If said cancellation is not obtained by said date, this Purchase Agreement is canceled. Buyer and Seller shall immediately sign a Cancellation of Purchase Agreement confirming said cancellation.) 2 Buyer has been made aware of the availability of Property inspections. Buyer does not elect to have a Property inspection performed at Buyer's expense. INSPECTION CONTINGENCY: This Purchase Agreement IS NOT subject to an Addendum to Purchase Agreement: Inspection Contingency. (If answer is IS, see attached Addendum.) DEED/MARKETABLE TITLE: Upon performance by Buyer, Seller shall deliver a (check one): Warranty Deed joined in by spouse, if any, conveying marketable title, subject to (a) building and zoning laws, ordinances, and state and federal regulations; (b) restrictions relating to use or improvement of the Property without effective forfeiture provisions; (c) reservation of any mineral rights by the State of Minnesota; (d) utility and drainage easements which do not interfere with existing improvements; (e) rights of tenants as follows (unless specified, not subject to tenancies) _____________; and (f) others (must be specified in writing): ___________________________________________ REAL ESTATE TAXES: Seller shall pay on the date of closing all real estate taxes due and payable in all prior years including all penalties and interest. Buyer shall pay PRORATED FROM DAY OF CLOSING real estate taxes due and payable in the year 2021. Seller shall pay PRORATED TO DAY OF CLOSING real estate taxes due and payable in the year 2021. If the closing date is changed, the real estate taxes paid shall, if prorated, be adjusted to the new closing date. If the Property tax status is a part- or non-homestead classification in the year of closing, Seller SHALL NOT pay the difference between the homestead and non-homestead. Buyer shall pay real estate taxes due and payable in the year following closing and thereafter, the payment of which is not otherwise herein provided. No representations are made concerning the amount of subsequent real estate taxes. DEFERRED TAXES/SPECIAL ASSESSMENTS: SELLER SHALL PAY on date of closing any deferred real estate taxes (e.g., Green Acres) or special assessments, payment of which is required as a result of the closing of this sale. SELLER SHALL PAY ON DATE OF CLOSING all installments of special assessments certified for payment, with the real estate taxes due and payable in the year of closing. SELLER SHALL PAY on date of closing all other special assessments levied as of the date of this Purchase Agreement. SELLER SHALL PROVIDE FOR PAYMENT OF special assessments pending as of the date of this Purchase Agreement for improvements that have been ordered by any assessing authorities. Buyer shall pay any unpaid special assessments payable in the year following closing and thereafter, the payment of which is not otherwise herein provided. As of the date of this Purchase Agreement, Seller represents that Seller HAS NOT received a notice regarding any new improvement project from any assessing authorities, the costs of which project may be assessed against the Property. Any such notice received by Seller after the date of this Purchase Agreement and before closing shall be provided to Buyer immediately. If such notice is issued after the date of this Purchase Agreement and on or before the date of closing, then the parties may agree in writing, on or before the date of closing, to pay, provide for the payment of or assume the special assessments. In the absence of such agreement, either party may declare this Purchase Agreement canceled by written notice to the other party, or licensee representing or assisting the other party, in which case this Purchase 3 Agreement is canceled. If either party declares this Purchase Agreement canceled, Buyer and Seller shall immediately sign a Cancellation of Purchase Agreement confirming said cancellation. POSSESSION: Seller shall deliver possession of the Property no later than date of closing. Seller agrees to remove ALL DEBRIS AND ALL PERSONAL PROPERTY NOT INCLUDED HEREIN from the Property by possession date. LINKED DEVICES: Seller warrants that Seller shall permanently disconnect or discontinue Seller's access or service to any device or system on or serving the property that is connected or controlled wirelessly, via internet protocol ("IP") to a router or gateway or directly to the cloud no later than delivery of possession as specified in this Purchase Agreement. PRORATIONS: All interest; unit owners' association dues; rents; and charges for city water, city sewer, electricity and natural gas shall be prorated between the parties as of date of closing. Buyer shall pay Seller for remaining gallons of fuel oil or liquid petroleum gas on the day of closing, at the rate of the last fill by Seller. TITLE AND EXAMINATION: As quickly as reasonably possible after Final Acceptance Date of this Purchase Agreement: a. Seller shall deliver to Buyer a Commitment for an ALTA Form B owner's policy of title insurance (the “Commitment”) issued by Midland Title (“Title Company”) and covering title to the Property, in the amount of the Purchase Price. Seller agrees to pay the costs associated with the preparation and issuance of the Commitment; Buyer shall pay the premium for the owner’s policy, if any, and the lender’s policy, if any, along with the price for any endorsements requested by Buyer or Buyer’s lender. b. Buyer shall have fifteen (15) days after receipt of the Commitment to review and approve the title to the Property and to object to any exception to title that is disclosed in the Commitment or which is otherwise discovered by Buyer. In the event that Buyer does not within such fifteen (15) day period give notice to Seller objecting to any such exceptions, then all such exceptions shall be deemed approved and shall be considered a part of the Permitted Encumbrances. If Buyer timely objects to an exception to title, then on or before the tenth (10) day following Buyer’s notice of exception, Seller shall remove the exception or notify Buyer that Seller is unwilling or unable to remove the exception. Within five (5) days of any notice by Seller that Seller it is unable to remove an exception to title, Buyer may elect by notice to Seller to either: (i) terminate this Agreement, whereupon the parties shall be released from all further obligations hereunder except obligations under this Agreement which provide for continued exercise following the cancellation or other termination of this Agreement; or (ii) elect to have this Agreement remain in effect, in which event Buyer will be deemed to have approved the previously-cited exception and the same shall be considered part of the Permitted Encumbrances. Seller shall use Seller's best efforts to provide marketable title by the date of closing. Seller agrees to pay all costs and fees necessary to convey marketable title including obtaining and recording all required documents, subject to the following: In the event Seller has not provided marketable title by the date of closing, Seller shall have an additional 30 days to make title marketable, or in the alternative, Buyer may waive title defects by written notice to Seller. In addition to the 30-day extension, Buyer and Seller may, by mutual 4 agreement, further extend the closing date. Lacking such extension, either party may declare this Purchase Agreement canceled by written notice to the other party, or licensee representing or assisting the other party, in which case this Purchase Agreement is canceled. If either party declares this Purchase Agreement canceled, Buyer and Seller shall immediately sign a Cancellation of Purchase Agreement confirming said cancellation. SUBDIVISION OF LAND, BOUNDARIES, AND ACCESS: If this sale constitutes or requires a subdivision of land owned by Seller, Seller shall pay all subdivision expenses and obtain all necessary governmental approvals. Seller warrants that the legal description of the real property to be conveyed has been or shall be approved for recording as of the date of closing. Seller warrants that the buildings are or shall be constructed entirely within the boundary lines of the Property. Seller warrants that there is a right of access to the Property from a public right-of-way. MECHANIC'S LIENS: Seller warrants that prior to the closing, payment in full will have been made for all labor, materials, machinery, fixtures or tools furnished within the 120 days imm ediately preceding the closing in connection with construction, alteration or repair of any structure on, or improvement to, the Property. NOTICES: Seller warrants that Seller has not received any notice from any governmental authority as to condemnation proceedings, or violation of any law, ordinance or regulation. If the Property is subject to restrictive covenants, Seller warrants that Seller has not received any notice from any person or authority as to a breach of the covenants. Any such notices received by Seller shall be provided to Buyer immediately. DIMENSIONS: Buyer acknowledges any dimensions, square footage or acreage of land or improvements provided by Seller, third party, or broker representing or assisting Seller are approximate. Buyer shall verify the accuracy of information to Buyer's satisfaction, if material, at Buyer's sole cost and expense. ACCESS AGREEMENT: Seller agrees to allow reasonable access to the Property for performance of any surveys or inspections agreed to herein. RISK OF LOSS: If there is any loss or damage to the Property between the date hereof and the date of closing for any reason, including fire, vandalism, flood, earthquake or act of God, the risk of loss shall be on Seller. If the Property is destroyed or substantially damaged before the closing date, this Purchase Agreement is canceled, at Buyer's option, by written notice to Seller or licensee representing or assisting Seller. If Buyer cancels this Purchase Agreement, Buyer and Seller shall immediately sign a Canc ellation of Purchase Agreement confirming said cancellation. TIME OF ESSENCE: Time is of the essence in this Purchase Agreement. CALCULATION OF DAYS: Any calculation of days begins on the first day (calendar or Business Days as specified) following the occurrence of the event specified and includes subsequent days (calendar or Business Days as specified) ending at 11:59 P.M. on the last day. BUSINESS DAYS: "Business Days" are days which are not Saturdays, Sundays or state or federal holidays unless stated elsewhere by the parties in writing. DEFAULT: If Buyer defaults in any of the agreements herein, Seller may cancel this Purchase Agreement, and Buyer and Seller shall affirm the same by a written cancellation agreement. If Buyer defaults in any of the agreements hereunder, Seller may terminate this Purchase Agreement under the provisions of either MN Statute 559.21 or MN Statute 559.217, whichever is applicable. If either Buyer or Seller defaults in any of the agreements hereunder or there exists an un fulfilled condition after the date specified for fulfillment, either party may cancel this Purchase Agreement under MN Statute 559.217, Subd. 3. Whenever it is provided herein that this Purchase Agreement is canceled, said language shall be deemed a provision authorizing a Declaratory Cancellation under MN Statute 559.217, Subd. 4. 5 If this Purchase Agreement is not canceled or terminated as provided hereunder, Buyer or Seller may seek actual damages for breach of this Purchase Agreement or specific perform ance of this Purchase Agreement; and, as to specific performance, such action must be commenced within six (6) months after such right of action arises. BUYER HAS NOT RECEIVED A DISCLOSURE STATEMENT RE: SELLER'S PROPERTY. DESCRIPTION OF PROPERTY CONDITION: See Disclosure Statement: Seller's Property or Disclosure Statement: Seller's Disclosure Alternatives for description of disclosure responsibilities and limitations, if any. BUYER IS NOT RELYING ON ANY ORAL REPRESENTATIONS REGARDING THE CONDITION OF THE PROPERTY AND ITS CONTENTS. SELLER WARRANTS THAT THE PROPERTY IS EITHER DIRECTLY OR INDIRECTLY CONNECTED TO: CITY SEWER-YES / CITY WATER-YES SUBSURFACE SEWAGE TREATMENT SYSTEM SELLER DOES NOT KNOW OF A SUBSURFACE SEWAGE TREATMENT SYSTEM ON OR SERVING THE PROPERTY. (If answer is DOES, and the system does not require a state permit, see Disclosure. Statement: Subsurface Sewage Treatment System.) PRIVATE WELL SELLER DOES KNOW OF A WELL ON OR SERVING THE PROPERTY. (If answer is DOES and well is located on the Property, see Disclosure Statement: Well.) THIS PURCHASE AGREEMENT IS NOT SUBJECT TO AN ADDENDUM TO PURCHASE AGREEMENT: SUBSURFACE SEWAGE TREATMENT SYSTEM AND WELL INSPECTION CONTINGENCY. (If answer is IS, see attached Addendum.) IF A WELL OR SUBSURFACE SEWAGE TREATMENT SYSTEM EXISTS ON THE PROPERTY, BUYER HAS RECEIVED A DISCLOSURE STATEMENT: WELL AND/OR A DISCLOSURE STATEMENT: SUBSURFACE SEWAGE TREATMENT SYSTEM. NOTICE REGARDING PREDATORY OFFENDER INFORMATION: Information regarding the predatory offender registry and persons registered with the predatory offender registry under MN Statute 243.166 may be obtained by contacting the local law enforcement offices in the community where the Property is located or the Minnesota Department of Corrections at (651) 361-7200, or from the Department of Corrections web site at www.corr.state.mn.us. 6 No Home Protection/Warranty Plan is negotiated as part of this Purchase Agr eement. NOTICE Seller is not represented by a listing Agent in this transaction. (Licensee) (Real Estate Company Name) Buyer is not represented by an Agent in this transaction. (Licensee) (Real Estate Company Name) DUAL AGENCY REPRESENTATION Dual Agency representation DOES NOT apply in this transaction. CLOSING COSTS: Buyer agree to pay both Buyer’s and Seller’s traditional closing costs including the following: (1) title search costs specified above; (2) State Deed Tax; and (3) recording costs for all documents required to release any mortgages, liens, judgments, etc. that are on the title to the Property. Seller shall remain responsible for paying the pro-rated real estate taxes and special assessments, if any, described above. FOREIGN INVESTMENT IN REAL PROPERTY TAX ACT ("FIRPTA"): Section 1445 of the Internal Revenue Code provides that a transferee ("Buyer") of a United States real property interest must be notified in writing and must withhold tax if the transferor ("Seller") is a foreign person and no exceptions from FIRPTA withholding apply. Buyer and Seller agree to comply with FIRPTA requirements under Section 1445 of the Internal Revenue Code. Seller shall represent and warrant, under the penalties of perjury, whether Seller is a "foreign person" (as the same is defined within FIRPTA), prior to closing. Any representations made by Seller with respect to this issue shall survive the closing and delivery of the deed. Buyer and Seller shall complete, execute, and deliver, on or before closing, any instrument, affidavit, or statement reasonably necessary to comply with the FIRPTA requirements, including delivery of their respective federal taxpayer identification numbers or Social Security numbers. Due to the complexity and potential risks of failing to comply with FIRPTA, including the Buyer's responsibility for withholding the applicable tax, Buyer and Seller should seek appropriate legal and tax advice regarding FIRPTA compliance, as the respective licensee's representing or assisting either party will be unable to assure either party whether the transaction is exempt from FIRPTA withholding requirements. ENTIRE AGREEMENT: This Purchase Agreement and any addenda or amendments signed by the parties shall constitute the entire agreement between Buyer and Seller. Any other written or oral communication between Buyer and Seller, including, but not limited to, e-mails, text messages, or other electronic communications are not part of this Purchase Agreement. This Purchase Agreement can be modified or 7 canceled only in writing signed by Seller and Buyer or by operation of law. All monetary sums are deemed to be United States currency for purposes of this Purchase Agreement. ELECTRONIC SIGNATURES: The parties agree the electronic signature of any party on any document related to this transaction constitute valid, binding signatures. FINAL ACCEPTANCE: To be binding, this Purchase Agreement must be fully executed by both parties and a copy must be delivered. SURVIVAL: All warranties specified in this Purchase Agreement shall survive the delivery of the deed or contract for deed. OTHER: Buyer’s obligation to purchase the Property under this Purchase Agreement is contingent on the following: (1) Review and approval of the terms of the Purchase Agreement by the Economic Development Authority in and for the City of New Hope to the terms of the Purchase Agreement If the above contingenc y is not met, Buyer may declare this Purchase Agreement canceled by written notice to Seller, or licensee representing or assisting Seller, in which case this Purchase Agreement is canceled. If Buyer declares this Purchase Agreement canceled due to the failure of one of the above contingencies, Buyer and Seller shall immediately sign a Cancellation of Purchase Agreement confirming said cancellation and all earnest money paid shall be immediately returned to Buyer. Seller will not be required to complete the City of New Hope Point of Sale inspection. Seller warrants that there are no tenants on the property with a lawful leasehold interest. In the event any tenant comes forward and claims an interest in the property at the time of or following the purchase, Seller agrees to fully indemnify Buyer for any and all costs associated with terminating such tenancy and for any and all relocation assistance and benefits that may be due to such tenant together with attorney’s fees that Buyer would have to incur in connection with legal action required to resolve any relocation assistance or benefits dispute with such tenant. Seller acknowledges that she is not being displaced from the property as a result of the Purchase Agreement and that she is not eligible for relocation assistance and benefits, that the purchase price includes compensation for any and all relocation assistance and benefits for which Seller may be eligible. The provisions of this paragraph shall survive the closing of the transaction contemplated by this Purchase Agreement. For purposes of this Purchase Agreement, “relocation assistance and benefits” shall have the meanings ascribed to them by the Minnesota Uniform Relocation Act, Minn. Stat.§117.50 to 117.56, the Uniform Relocation Assistance and Real Property Acquisition Policies Act, 42 U.S.C. §§4601 -4655 (the federal URA) and the regulations implementing the federal URA, 49 C.D.R. Part 24. ADDENDA AND PAGE NUMBERING: Attached addenda are a part of this Purchase Agreement. Enter total number of pages of this Purchase Agreement, including addenda : __ pages. 8 NOTE: Disclosures and optional Arbitration Agreement are not part of this Purchase Agreement and should not be part of the page numbering. I, the owner of the Property, accept this Purchase Agreement and authorize the listing broker to withdraw said Property from the market, unless instructed otherwise in writing. I have reviewed all pages of this Purchase Agreement. If checked, this Agreement is subject to attached Addendum to Purchase Agreement: Counteroffer. FIRPTA: Seller represents and warrants, under penalty of perjury, that Seller IS NOT a foreign person (i.e., a non-resident alien individual, foreign corporation, foreign partnership, foreign trust, or foreign estate for purposes of income taxation. This representation and warranty shall survive the closing of the transaction and the delivery of the deed. I agree to purchase the Property for the price and on the terms and conditions set forth above. I have reviewed all pages of this Purchase Agreement Seller Buyer ______________________________________ Economic Development Authority in and for the Gaile Lee Carlson, an unmarried person City of New Hope, a public body corporate and politic created pursuant to the laws of the State of Minnesota Date: February ____, 2021 By: Kirk McDonald Its: Executive Director Date: February ____, 2021 THIS IS A LEGALLY BINDING CONTRACT BETWEEN BUYER(S) AND SELLER(S). IF YOU DESIRE LEGAL OR TAX ADVICE, CONSULT AN APPROPRIATE PROFESSIONAL. P:\Attorney\SAS\1 Client Files\2 City of New Hope\99-11445 3611 Louisiana Ave N\Purchase Agreement.docx 3611 Louisiana Ave N R-1, Single-family residential 195.94’30’Buildable Area 94’Poten t ial Home & Garage Poten t ial Driveway 214.76’ Appraisal Professionals of MN LLC Jayne Preusse Eden Prairie, MN 55344 612-267-5269 01/26/2021 Jeff Alger City of New Hope Community Development 4401 Xylon Avenue N New Hope, MN 55428 Re:Property:3611 Louisiana Ave N New Hope, MN 55427 Borrower:N/A File No.:AP20427 Opinion of Value: $170,000 Effective Date:01/21/2021 In accordance with your request, we have appraised the above referenced property. The report of that appraisal is attached. The purpose of the appraisal is to develop an opinion of market value for the property described in this appraisal report, as improved, in unencumbered fee simple title of ownership. This report is based on a physical analysis of the site and improvements, a locational analysis of the neighborhood and city, and an economic analysis of the market for properties such as the subject. The appraisal was developed and the report was prepared in accordance with the Uniform Standards of Professional Appraisal Practice. The opinion of value reported above is as of the stated effective date and is contingent upon the certification and limiting conditions attached. It has been a pleasure to assist you. Please do not hesitate to contact me if I can be of additional service to you. Sincerely, Jayne Preusse License or Certification #: 20559939 State: MN Expires: 08/31/2021 jstrikos@msn.com APPRAISAL OF REAL PROPERTY 3611 Louisiana Ave N New Hope, MN 55427 OT 014 BLOCK WONDERLAND 1ST ADDITION City of New Hope 4401 Xylon Avenue N New Hope, MN 55428 170,000 01/21/2021 Jayne Preusse Appraisal Professionals of MN LLC Certified Residential Appraiser Eden Prairie, MN 55344 612-267-5269 jstrikos@msn.com Form GA1V - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE LOCATED AT FOR OPINION OF VALUE AS OF BY Form UA2 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Richard Carlson AP20427 3611 Louisiana Ave N New Hope MN 55427 OT 014 BLOCK WONDERLAND 1ST ADDITION Hennepin 17-118-21-34-0060 2020 2,521 0 N/A Richard Carlson 0 New Hope 33460 0215.04 N/A N/A N/A City of New Hope 4401 Xylon Avenue N, New Hope, MN 55428 Jayne Preusse 7164 Crowne Oak Road, Eden Prairie, MN 55344 95 5 105 500 283 2 98 61 71 2 3 20 Other 4 Cr 9 to the north, Hwy 100 to the east, Int 394 to the south, and State Hwy 169 to the west. Market trends analysis was from a 1 mile radius from the subject property. Under present land use, 4% indicates "Other". The primary portion of this amount includes parks, miscellaneous, water and undeveloped land. This does not indicate any negative impact on the Subject's value & marketability at this time. Market data indicates overall property values have been increasing for the previous 12 month period prior to the effective date of this appraisal. Market times are deemed to be in the "0-3 months" range at this time. 92x215x30x196 12,564 sf R1-Single Family Residential See Attached Addendum AMP CB Asphalt Snow Covered None Yes None Slants Upward Average - 12564 sf Irregular Average A;Res/Apartments Snow Covered Asphalt Typical X 11/04/2016 27053C0213F Subject is located with an apartment building to the south side of the subject along with views of another apartment building to the rear. 1 2 Detached 1.5 Story Existing 60 50 Concrete/Avg Wd/Cp/Avg Asphalt/SC Aluminum/Avg DbH/Glr/Hge/Av Full/Avg N/A Concrete N/A Partial None None None None 665 85 Open/Finish SR/Pl/W/Fair Vyl/Avg None Unkn Unkn Unkn Unkn 2 1 1 665 1 1 1 1 2 1 1,130 1 1 423 7 3 1 1,553 WL/Tile/Cp/Vyl/Avg SR/Pnl/Wd/B/Avg Wood/Avg CT/Cp/Avg CT/Avg Wood/Avg Yes FWA Gas Avg None None 1 None 2Decks None CL None Yes 1 5 See Attached Addendum. C4;The subject is a "1.5 Story" detached single family home reflecting overall fair-average condition as compared to competing properties of a similar age and design. The subject property exhibits no apparent effects of functional obsolescence. See attached addendum and photo addendum. None known to the appraiser. Jayne Strikos Property Description File No.UNIFORM RESIDENTIAL APPRAISAL REPORT SUBJECTProperty Address Legal Description Assessor's Parcel No. Borrower Property rights appraised Neighborhood or Project Name Sale Price $ Lender/Client Appraiser Location Built up Growth rate Property values Demand/supply Marketing time City State Zip Code County Tax Year R.E. Taxes $Special Assessments $ Current Owner Occupant:Owner Tenant Vacant Fee Simple Leasehold Project Type PUD Condominium (HUD/VA only)HOA $/Mo. Map Reference Census Tract Date of Sale Description and $ amount of loan charges/concessions to be paid by seller Address Address NEIGHBORHOODPredominant occupancy Single family housing Present land use %Land use change Note: Race and the racial composition of the neighborhood are not appraisal factors. Predominant Urban Over 75% Rapid Increasing Shortage Under 3 mos. Suburban 25-75% Stable Stable In balance 3-6 mos. Rural Under 25% Slow Declining Over supply Over 6 mos. Owner Tenant Vacant (0-5%) Vac.(over 5%) PRICE AGE $(000)(yrs) Low High One family 2-4 family Multi-family Commercial Not likely In process Likely To: Neighborhood boundaries and characteristics: Factors that affect the marketability of the properties in the neighborhood (proximity to employment and amenities, employment stability, appeal to market, etc.): Market conditions in the subject neighborhood (including support for the above conclusions related to the trend of property values, demand/supply, and marketing time -- such as data on competitive properties for sale in the neighborhood, description of the prevalence of sales and financing concessions, etc.):PUDProject Information for PUDs (If applicable) - - Is the developer/builder in control of the Home Owners' Association (HOA)?Yes No Approximate total number of units in the subject project Approximate total number of units for sale in the subject project Describe common elements and recreational facilities:SITEDimensions Site area Specific zoning classification and description Zoning compliance Highest & best use as improved: Corner Lot Yes No Legal Legal nonconforming (Grandfathered use)Illegal No zoning Present use Other use (explain) Utilities Off-site Improvements Electricity Gas Water Sanitary sewer Storm sewer Public Other Type Public Private Street Curb/gutter Sidewalk Street lights Alley Topography Size Shape Drainage View Landscaping Driveway Surface Apparent easements FEMA Special Flood Hazard Area FEMA Zone FEMA Map No. Map Date Yes No Comments (apparent adverse easements, encroachments, special assessments, slide areas, illegal or legal nonconforming zoning use, etc.):DESCRIPTION OF IMPROVEMENTSGENERAL DESCRIPTION No. of Units No. of Stories Type (Det./Att.) Design (Style) Existing/Proposed Age (Yrs.) Effective Age (Yrs.) EXTERIOR DESCRIPTION Foundation Exterior Walls Roof Surface Gutters & Dwnspts. Window Type Storm/Screens Manufactured House FOUNDATION Slab Crawl Space Basement Sump Pump Dampness Settlement Infestation BASEMENT Area Sq. Ft. % Finished Ceiling Walls Floor Outside Entry INSULATION Roof Ceiling Walls Floor None Unknown ROOMS Basement Level 1 Level 2 Finished area above grade contains:Rooms;Bedroom(s);Bath(s);Square Feet of Gross Living Area Foyer Living Dining Kitchen Den Family Rm.Rec. Rm.Bedrooms # Baths Laundry Other Area Sq. Ft. INTERIOR Materials/Condition Floors Walls Trim/Finish Bath Floor Bath Wainscot Doors HEATING Type Fuel Condition COOLING Central Other Condition KITCHEN EQUIP. Refrigerator Range/Oven Disposal Dishwasher Fan/Hood Microwave Washer/Dryer ATTIC None Stairs Drop Stair Scuttle Floor Heated Finished AMENITIES Fireplace(s) # Patio Deck Porch Fence Pool CAR STORAGE: None Garage Attached Detached Built-In Carport Driveway # of cars COMMENTSAdditional features (special energy efficient items, etc.): Condition of the improvements, depreciation (physical, functional, and external), repairs needed, quality of construction, remodeling/additions, etc.: Adverse environmental conditions (such as, but not limited to, hazardous wastes, toxic substances, etc.) present in the improvements, on the site, or in the immediate vicinity of the subject property.: Freddie Mac Form 70 6/93 Fannie Mae Form 1004 6/93PAGE 1 OF 2 Form UA2 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE 65,000 1,553 665 465 65,000 Richard Carlson AP20427 Estimated economic life based on 100 total years. The most recent land sales per RMLS include the following: RMLS #4918324 $78,000 and #4918020 $73,000. 3611 Louisiana Ave N New Hope, MN 55427 N/A RMLS/hennCA Inspection A;ApartmentB Fee Simple 12,564 sf N;Res 1.5 Story Q5 60 C4 7 3 1 1,553 665sf565sfwu 2rr0br0ba1o Average FWA None 1gb5dw 2Dk 1 FP CL 01/21/2021 RMLS/HenneCA 6327 31st Ave N Crystal, MN 55427 0.86 miles SE 168,000 127.27 RMLS#5623731/24DOM RMLS/HennAssessWeb/Dr-BIns ArmLth Conv;0 0 s08/20;Unk 0 N;Res;-4,000 Fee Simple 19602 sf -2,000 B;Woods -5,000 1.5 Story Q5 71 0 C4 6 3 1.0 1,320 +6,990 1082sf0sfwu +6,780 0sf 0 Average FWA C/Air -4,000 None 1gbi2dw 0 None +2,000 None +1,000 None 0 1,770 None 169,770 01/21/2021 RMLS/HenneCA 4517 Brunswick Ave N Crystal, MN 55422 1.10 miles NE 176,000 117.33 RMLS#5507493/21/DOM RMLS/HennAssessWeb/Dr-BIns ArmLth Conv;4000 0 s05/20;Unk +2,640 N;Res;-4,000 Fee Simple 22216 sf -4,000 N;Res; 1.5 Story Q5 90 0 C4 8 4 1.0 0 1,500 0 1200sf0sfwu +6,780 0sf 0 Average FWA None 2dg2dw -5,000 None +2,000 None +1,000 None 0 -580 None 175,420 01/21/2021 05/14/2020-$140,800 RMLS/HenneCA 4055 Oregon Ave N New Hope, MN 55427 0.59 miles NW 224,900 227.17 RMLS#5664140/20DOM RMLS/HennAssessWeb/Dr-BIns ArmLth FHA;4000 0 s01/21;Unk 0 A;RR;0 Fee Simple 8712 sf 0 N;Res; 1.5 Story Q5 -15,000 65 0 C4 -4,000 6 3 1.0 990 +14,075 800sf400sfwu +1,980 1rr0br0.0ba1o 0 Average FWA C/Air -4,000 None 2dg2dw -5,000 EnPor/Pt -2,000 None +1,000 CL/Wd -12,945 None 211,955 01/21/2021 RMLS/HenneCA See attached addendum. The subject property has not been a sale / re-sale during the past 36 months. All comparable sales have not been sales / resales during the past 12 months, except for Comparable #2 listed in the grid above. 170,000 See Attached Addendum. Most emphasis was placed on the Sales Comparison Approach to Value. The Income (GRM) Approach and Cost Approach were both considered with the Sales Comparison Approach weighing in as the most viable approach to value/opinion of value. 01/2021 01/21/2021 170,000 Jayne Preusse 01/26/2021 20559939 MN Valuation Section File No.UNIFORM RESIDENTIAL APPRAISAL REPORT COST APPROACHESTIMATED SITE VALUE ESTIMATED REPRODUCTION COST-NEW-OF IMPROVEMENTS: Dwelling Garage/Carport Total Estimated Cost New Less Depreciation Depreciated Value of Improvements "As-is" Value of Site Improvements INDICATED VALUE BY COST APPROACH Sq. Ft. Sq. Ft. Sq. Ft. @ @ @ $ $ $ Physical Functional External = = = = = $ $ = = = = = $ $ $ $ $ Comments on Cost Approach (such as, source of cost estimate, site value, square foot calculation and for HUD, VA and FmHA, the estimated remaining economic life of the property):SALES COMPARISON ANALYSIS//// ITEM SUBJECT COMPARABLE NO. 1 COMPARABLE NO. 2 COMPARABLE NO. 3 ITEM SUBJECT COMPARABLE NO. 1 COMPARABLE NO. 2 COMPARABLE NO. 3 DESCRIPTION DESCRIPTION +( )$ Adjust.–DESCRIPTION +( )$ Adjust.–DESCRIPTION +( )$ Adjust.– Total Bdrms Baths Total Bdrms Baths Total Bdrms Baths Total Bdrms Baths Sq. Ft.Sq. Ft.Sq. Ft.Sq. Ft. +–+–+– $ $$ $ $ $ $ $ $ $ $ $ $ $ $ $$ Address Proximity to Subject Sales Price Price/Gross Living Area Data and/or Verification Source VALUE ADJUSTMENTS Sales or Financing Concessions Date of Sale/Time Location Leasehold/Fee Simple Site View Design and Appeal Quality of Construction Age Condition Above Grade Room Count Gross Living Area Basement & Finished Rooms Below Grade Functional Utility Heating/Cooling Energy Efficient Items Garage/Carport Porch, Patio, Deck, Fireplace(s), etc. Fence, Pool, etc. Net Adj. (total) Adjusted Sales Price of Comparable Comments on Sales Comparison (including the subject property's compatibility to the neighborhood, etc.): Date, Price and Data Source, for prior sales within year of appraisal Analysis of any current agreement of sale, option, or listing of subject property and analysis of any prior sales of subject and comparables within one year of the date of appraisal: INDICATED VALUE BY SALES COMPARISON APPROACH INDICATED VALUE BY INCOME APPROACH (if Applicable) Estimated Market Rent /Mo.x Gross Rent Multiplier =RECONCILIATIONThis appraisal is made "as is"subject to the repairs, alterations, inspections or conditions listed below subject to completion per plans & specifications. Conditions of Appraisal: Final Reconciliation: The purpose of this appraisal is to estimate the market value of the real property that is the subject of this report, based on the above conditions and the certification, contingent and limiting conditions, and market value definition that are stated in the attached Freddie Mac Form 439/FNMA form 1004B (Revised ). Signature Name Date Report Signed State Certification #State Or State License #State Signature Name Date Report Signed State Certification #State Or State License #State Inspect Property Did Did Not I (WE) ESTIMATE THE MARKET VALUE, AS DEFINED, OF THE REAL PROPERTY THAT IS THE SUBJECT OF THIS REPORT, AS OF (WHICH IS THE DATE OF INSPECTION AND THE EFFECTIVE DATE OF THIS REPORT) TO BE $ APPRAISER:SUPERVISORY APPRAISER (ONLY IF REQUIRED): Freddie Mac Form 70 6/93 Fannie Mae Form 1004 6-93PAGE 2 OF 2 Richard Carlson AP20427 Form UADDEFINE1 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No. UNIFORM APPRAISAL DATASET (UAD) DEFINITIONS ADDENDUM (Source: Fannie Mae UAD Appendix D: UAD Field-Specific Standardization Requirements) Condition Ratings and Definitions C1 The improvements have been recently constructed and have not been previously occupied. The entire structure and all components are new and the dwelling features no physical depreciation. Note: Newly constructed improvements that feature recycled or previously used materials and/or components can be considered new dwellings provided that the dwelling is placed on a 100 percent new foundation and the recycled materials and the recycled components have been rehabilitated/remanufactured into like-new condition. Improvements that have not been previously occupied are not considered “new” if they have any significant physical depreciation (that is, newly constructed dwellings that have been vacant for an extended period of time without adequate maintenance or upkeep). C2 The improvements feature no deferred maintenance, little or no physical depreciation, and require no repairs. Virtually all building components are new or have been recently repaired, refinished, or rehabilitated. All outdated components and finishes have been updated and/or replaced with components that meet current standards. Dwellings in this category are either almost new or have been recently completely renovated and are similar in condition to new construction. Note: The improvements represent a relatively new property that is well maintained with no deferred maintenance and little or no physical depreciation, or an older property that has been recently completely renovated. C3 The improvements are well maintained and feature limited physical depreciation due to normal wear and tear. Some components, but not every major building component, may be updated or recently rehabilitated. The structure has been well maintained. Note: The improvement is in its first-cycle of replacing short-lived building components (appliances, floor coverings, HVAC, etc.) and is being well maintained. Its estimated effective age is less than its actual age. It also may reflect a property in which the majority of short-lived building components have been replaced but not to the level of a complete renovation. C4 The improvements feature some minor deferred maintenance and physical deterioration due to normal wear and tear. The dwelling has been adequately maintained and requires only minimal repairs to building components/mechanical systems and cosmetic repairs. All major building components have been adequately maintained and are functionally adequate. Note: The estimated effective age may be close to or equal to its actual age. It reflects a property in which some of the short-lived building components have been replaced, and some short-lived building components are at or near the end of their physical life expectancy; however, they still function adequately. Most minor repairs have been addressed on an ongoing basis resulting in an adequately maintained property. C5 The improvements feature obvious deferred maintenance and are in need of some significant repairs. Some building components need repairs, rehabilitation, or updating. The functional utility and overall livability is somewhat diminished due to condition, but the dwelling remains useable and functional as a residence. Note: Some significant repairs are needed to the improvements due to the lack of adequate maintenance. It reflects a property in which many of its short-lived building components are at the end of or have exceeded their physical life expectancy but remain functional. C6 The improvements have substantial damage or deferred maintenance with deficiencies or defects that are severe enough to affect the safety, soundness, or structural integrity of the improvements. The improvements are in need of substantial repairs and rehabilitation, including many or most major components. Note: Substantial repairs are needed to the improvements due to the lack of adequate maintenance or property damage. It reflects a property with conditions severe enough to affect the safety, soundness, or structural integrity of the improvements. Quality Ratings and Definitions Q1 Dwellings with this quality rating are usually unique structures that are individually designed by an architect for a specified user. Such residences typically are constructed from detailed architectural plans and specifications and feature an exceptionally high level of workmanship and exceptionally high-grade materials throughout the interior and exterior of the structure. The design features exceptionally high-quality exterior refinements and ornamentation, and exceptionally high-quality interior refinements. The workmanship, materials, and finishes throughout the dwelling are of exceptionally high quality. Q2 Dwellings with this quality rating are often custom designed for construction on an individual property owner’s site. However, dwellings in this quality grade are also found in high-quality tract developments featuring residence constructed from individual plans or from highly modified or upgraded plans. The design features detailed, high quality exterior ornamentation, high-quality interior refinements, and detail. The workmanship, materials, and finishes throughout the dwelling are generally of high or very high quality. UAD Version 9/2011 (Updated 4/2012) Form UADDEFINE1 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE UNIFORM APPRAISAL DATASET (UAD) DEFINITIONS ADDENDUM (Source: Fannie Mae UAD Appendix D: UAD Field-Specific Standardization Requirements) Quality Ratings and Definitions (continued) Q3 Dwellings with this quality rating are residences of higher quality built from individual or readily available designer plans in above-standard residential tract developments or on an individual property owner’s site. The design includes significant exterior ornamentation and interiors that are well finished. The workmanship exceeds acceptable standards and many materials and finishes throughout the dwelling have been upgraded from “stock” standards. Q4 Dwellings with this quality rating meet or exceed the requirements of applicable building codes. Standard or modified standard building plans are utilized and the design includes adequate fenestration and some exterior ornamentation and interior refinements. Materials, workmanship, finish, and equipment are of stock or builder grade and may feature some upgrades. Q5 Dwellings with this quality rating feature economy of construction and basic functionality as main considerations. Such dwellings feature a plain design using readily available or basic floor plans featuring minimal fenestration and basic finishes with minimal exterior ornamentation and limited interior detail. These dwellings meet minimum building codes and are constructed with inexpensive, stock materials with limited refinements and upgrades. Q6 Dwellings with this quality rating are of basic quality and lower cost; some may not be suitable for year-round occupancy. Such dwellings are often built with simple plans or without plans, often utilizing the lowest quality building materials. Such dwellings are often built or expanded by persons who are professionally unskilled or possess only minimal construction skills. Electrical, plumbing, and other mechanical systems and equipment may be minimal or non-existent. Older dwellings may feature one or more substandard or non-conforming additions to the original structure Definitions of Not Updated, Updated, and Remodeled Not Updated Little or no updating or modernization. This description includes, but is not limited to, new homes. Residential properties of fifteen years of age or less often reflect an original condition with no updating, if no major components have been replaced or updated. Those over fifteen years of age are also considered not updated if the appliances, fixtures, and finishes are predominantly dated. An area that is ‘Not Updated’ may still be well maintained and fully functional, and this rating does not necessarily imply deferred maintenance or physical/functional deterioration. Updated The area of the home has been modified to meet current market expectations. These modifications are limited in terms of both scope and cost. An updated area of the home should have an improved look and feel, or functional utility. Changes that constitute updates include refurbishment and/or replacing components to meet existing market expectations. Updates do not include significant alterations to the existing structure. Remodeled Significant finish and/or structural changes have been made that increase utility and appeal through complete replacement and/or expansion. A remodeled area reflects fundamental changes that include multiple alterations. These alterations may include some or all of the following: replacement of a major component (cabinet(s), bathtub, or bathroom tile), relocation of plumbing/gas fixtures/appliances, significant structural alterations (relocating walls, and/or the addition of) square footage). This would include a complete gutting and rebuild. Explanation of Bathroom Count Three-quarter baths are counted as a full bath in all cases. Quarter baths (baths that feature only a toilet) are not included in the bathroom count. The number of full and half baths is reported by separating the two values using a period, where the full bath count is represented to the left of the period and the half bath count is represented to the right of the period. Example: 3.2 indicates three full baths and two half baths. UAD Version 9/2011 (Updated 4/2012) Form UADDEFINE1 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE UNIFORM APPRAISAL DATASET (UAD) DEFINITIONS ADDENDUM (Source: Fannie Mae UAD Appendix D: UAD Field-Specific Standardization Requirements) Abbreviations Used in Data Standardization Text Abbreviation Full Name Fields Where This Abbreviation May Appear ac Acres Area, Site AdjPrk Adjacent to Park Location AdjPwr Adjacent to Power Lines Location A Adverse Location & View ArmLth Arms Length Sale Sale or Financing Concessions ba Bathroom(s)Basement & Finished Rooms Below Grade br Bedroom Basement & Finished Rooms Below Grade B Beneficial Location & View Cash Cash Sale or Financing Concessions CtySky City View Skyline View View CtyStr City Street View View Comm Commercial Influence Location c Contracted Date Date of Sale/Time Conv Conventional Sale or Financing Concessions CrtOrd Court Ordered Sale Sale or Financing Concessions DOM Days On Market Data Sources e Expiration Date Date of Sale/Time Estate Estate Sale Sale or Financing Concessions FHA Federal Housing Authority Sale or Financing Concessions GlfCse Golf Course Location Glfvw Golf Course View View Ind Industrial Location & View in Interior Only Stairs Basement & Finished Rooms Below Grade Lndfl Landfill Location LtdSght Limited Sight View Listing Listing Sale or Financing Concessions Mtn Mountain View View N Neutral Location & View NonArm Non-Arms Length Sale Sale or Financing Concessions BsyRd Busy Road Location o Other Basement & Finished Rooms Below Grade Prk Park View View Pstrl Pastoral View View PwrLn Power Lines View PubTrn Public Transportation Location rr Recreational (Rec) Room Basement & Finished Rooms Below Grade Relo Relocation Sale Sale or Financing Concessions REO REO Sale Sale or Financing Concessions Res Residential Location & View RH USDA - Rural Housing Sale or Financing Concessions s Settlement Date Date of Sale/Time Short Short Sale Sale or Financing Concessions sf Square Feet Area, Site, Basement sqm Square Meters Area, Site Unk Unknown Date of Sale/Time VA Veterans Administration Sale or Financing Concessions w Withdrawn Date Date of Sale/Time wo Walk Out Basement Basement & Finished Rooms Below Grade wu Walk Up Basement Basement & Finished Rooms Below Grade WtrFr Water Frontage Location Wtr Water View View Woods Woods View View Other Appraiser-Defined Abbreviations Abbreviation Full Name Fields Where This Abbreviation May Appear UAD Version 9/2011 (Updated 4/2012) Twelve Month Listing History of Subject Property An extensive search of the subject property was completed and there were no listings of the subject in the previous twelve months. Sources used were Hennepin County Records and Northstar Multiple Listing Service. Market Conditions Overall market conditions for this report were based on the statistics for page one of the URAR. Market statistics for page one of the URAR concluded the following: the median sold price of all single family homes within a one mile radius from the subject property from 01/21/2019-01/20/2020 was $257,700 (data of 172). Whereas, the median sold price of all single family homes from 01/21/2020-01/20/2021 was $275,000 (data of 213). An increase of approximately 6%. The average priced homes of the same statistics per RMLS indicate increasing market conditions. Both statistics were taken under consideration, with the final observation of an increase in overall market conditions. National Emergency Concerning the Novel Coronavirus Disease (COVID-19) Outbreak On March 13, 2020, the United States Government declared a "National Emergency Concerning the Novel Coronavirus Disease (COVID-19) Outbreak", which was in effect on the Effective Date of this Appraisal Report. In addition, on March 25, 2020 the State of Minnesota Government declared a "stay at home order", which was in effect on the Effective Date of this Appraisal Report. This appraisal report was performed pursuant to the Uniform Standards of Professional Appraisal Practice (USPAP) and was based on information and comparable sales available on that date. The effect of COVID-19 on the future value of the Subject Property or the value of the real estate market in the area of the Subject Property is unknown and not possible to predict. Reconciliation The effect COVID-19 will have on the real estate market in the region is currently unknown and will largely depend on both the scale and longevity of the pandemic. At this stage Tourism, F&B and Retail sectors are the first impacted, due to the increased response by local and global authorities including home quarantine, restriction of travel and international concerns. A prolonged pandemic could have a significant (and yet unknown or quantifiable) impact on other sectors of the property market. President Donald Trump on Friday 03/27/2020 signed a $2.2 trillion coronavirus economic stimulus bill, putting in motion desperately needed financial relief for millions of Americans set back by the pandemic. The more than $2 trillion bill is the largest economic relief package in modern U.S. history. This appraisal report was performed pursuant to the Uniform Standards of Professional Appraisal Practice (“USPAP”) and was based on information and comparable sales available as of the effective date. At this time, the effect of COVID-19 on the future value of the Subject Property or the value of the real estate market in the area of the Subject Property is unknown and not possible to predict. This valuation is based on the information available as of the effective date. Given the heightened uncertainty, a degree of caution should be exercised when relying upon this report. Values may change more rapidly and significantly than during standard market conditions. The analysis is being performed with as much current information and market feedback as possible. However, the appraiser can only work with what is available. The appraisal is being performed at a point in time and that the market value opinion is - as of a certain date - the effective date. changes after the date may affect the value. Analysis is being performed as quickly as possible to measure the impacts, if any, to the subject's market as a result of this event. Neighborhood Description The subject property is located in the southern section of the City of New Hope MN within the County of Hennepin. The immediate neighborhood consists primarily of detached single family homes all that generally conform with one another in style, size and price range. All neighborhood conveniences including shopping public schools, parks and highway access are within reasonable distances. There has traditionally been an average demand for housing in this neighborhood. The subject's immediate neighborhood is a mix of single family detached homes. Subjects neighborhood is mainly a residential neighborhood with easy access to other suburban areas via State Highway 169/Highway 100 and connecting to other main arteries. No adverse conditions were observed. Subject Site The subject is an interior site that is typical in parcel size and appeal of the neighborhood. The topography slants slightly upward at the front, and continues to slant slightly upward to the parcel rear and does not allow for a walkout basement. There is an asphalt driveway that is entered from a lightly Supplemental Addendum Form TADD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE AP20427 N/A 3611 Louisiana Ave N New Hope Hennepin MN 55427 City of New Hope Borrower Lender/Client Property Address City County State Zip Code File No. does not allow for a walkout basement. There is an asphalt driveway that is entered from a lightly trafficked residential street to the tuck under garage. There is a concrete walkway/steps from the driveway that leads to the front entrance. The subject views detached single family homes on the north side, to the front and an apartment building to the south side and to the rear. In short, the subject parcel is observed to be an average and is considered to be a suitable place for the home improvements. There are no apparent easements or encroachments, other than typical utility easements. In making this appraisal report, we are not aware of any testing for the existence of presence of radon, asbestos, toxic substances, or other environmental pollutants in the building, land, or other surrounding areas, and that the value assigned herein to the land and buildings assume that no such contaminants exist. We further recommend that if you have knowledge of or reason to subject the existence of such pollutants, that you obtain an environmental assessment of the property. To the best of our knowledge, there are no environmental risk factors which may affect the real estate being appraised. Additional Features Exterior features of the subject include a wood deck at the front, a wood deck at the rear, a shed and a chain link fence around the parameter of the backyard. Main level features include a fireplace in the main level living room and a master bedroom, with a master bath. The first level consists of a foyer, sunroom, living room, dining room, kitchen, laundry, full bath, one bedroom and a master bedroom with a master bath. The second level consists of a sitting room and one bedroom. The basement is partial, partially finished and is not a walkout. The basement consists of two dens and a utility room. The appraiser manually measured the subject with 1553 GLA. The subject's water, electricity and heat were on and working at the time of the appraisal inspection. The subject has an exposed pipe in the basement from the well. It was undetermined by viewing from the top of the pipe if the well has been capped. Per Jeremy Carlson, he advised that the well has been capped at the time of the appraisal inspection. "This assignment was completed in full compliance with the appraisal independence regulations". Highest and Best Use Highest and best use is defined in The Dictionary of Real Estate Appraisal, Fifth Edition, Appraisal Institute, at Page 93, as follows: The reasonably probable and legal use of vacant land or an improved property, which is physically possible, appropriately supported, financially feasible, and that results in the highest value. The four criteria the highest and best use must meet are legal permissibility, physical possibility, financial feasibility, and maximum profitability. Alternatively, the probable use of land or improved property – specific with respect to the user and timing of the use – that is adequately supported and results in the highest present value. The subject as improved is a legally permissible use based on its current zoning. Also, the lot size, shape, physical condition and land to building ratio allow the present structure and indicate a good utilization of the improvements. Based on current market conditions, the present use and structure as a single family residence is its financially feasible and maximally productive use. The subject property is currently being utilized as a residential single family home and is being appraised as a residential single family home. The subject home is presently occupied by a family member. Comments on Sale Comparison Your appraiser has performed a detailed search for comparables to the subject in location, design, utility and appeal. After extensive research, the comparable sales chosen were deemed the best available. The appraiser has researched, reviewed, analyzed and documented the sales. The appraiser has made peer acceptable, unbiased, and impartial adjustments for items of significant variation. Search parameters included the following: - location of being in the City of New Hope and within one mile from the subject property - similar design style, age, condition and amenities - similar parcel size and view. The subject is a 1.5 story designed detached single family home. The subject is considered to be overall fair-average condition. Three sold comparables were utilized for the overall opinion of value. Supplemental Addendum Form TADD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE AP20427 N/A 3611 Louisiana Ave N New Hope Hennepin MN 55427 City of New Hope Borrower Lender/Client Property Address City County State Zip Code File No. fair-average condition. Three sold comparables were utilized for the overall opinion of value. Comparables #1, #2 and #3 are observed to be good viable comparables to the subject, many of the search parameters, and being close in proximity to the subject. Comparables #1 and #2 were given most weight in the determination of the opinion of value due to being close in proximity to the subject while being similar in most of the original search parameters. Due to limited similar comparables with the overall similar condition of the subject, going into the neighboring City of Crystal was necessary in locating similar comparables. Comparable #3 best represents the current market conditions of being sold within 90 DOM. Effective ages were taken under consideration for the sales comparison grid. GLA along with the other parameters were the next most viable attributes in locating similar comparables to the subject. Parcel adjustments were based on Hennepin County Assessor Website values, land sales, parcel size, amenities of the parcels, view and overall utility. Each individual parcel was observed for all attributes, and therefore may not be completely defined by the specific square foot/acres per parcel. Due to extending the search parameters, recommended guidelines were exceeded in GLA and line item adjustments for finished basement sf to the subject property. GLA for the comparables utilized within this report have been researched per the individual listings, RMLS Realist and Hennepin County Assessor Website and each analyzed to the best judgment of the most accurate GLA of each comparable. Adjustments TIME ADJUSTMENTS: Comparable #2 has been adjusted to the current market conditions. LOCATION: The location adjustments, if any, considered accessibility, degree of conformity to adjoining properties, and the overall appeal and marketability of the respective neighborhoods in relation to the subject. Comparables #1 and #2 are located with no external. SITE/VIEW: Adjustments for site/view were made on the basis of lot value and the availability of public utilities rather than size alone. DESIGN/STYLE: Adjustments are made on the basis of interior and exterior appeal characteristics. QUALITY/CONDITION: Adjustments are made on the basis of MLS photos, an inspection from the street and the appraiser's experience and judgment. Comparable #3 is observed to be superior in quality upgrades/updates and condition to the subject per the RMLS description and photos in exterior updates of newer paint and interior updates of refinishing wood flooring and miscellaneous. ROOM COUNT/PROPERTY FEATURES: Adjustment were made based on the price-point of the residence and on the appraiser's experience and judgment. GLA- 25.00 Finished Basement sf - 12.00 (The lower basement finished sf adjustments were due to overall condition of the subject's finished basement sf. The subject and comparables have different size amenities, and the size of each was taken under consideration and therefore may not be completely defined by the specific adjustments as described for each above. - No adjustments were utilized for GLA or Finished Basement sf within 100 sf due to the margin of error of the RMLS comparables utilized in the report. Assessed Market Value for Tax Purposes According to Hennepin County Assessor Website records the subjects 2021 estimated assessed value is as follows: Land $65,000, Building $104,000 with a total of $169,000. Cost Approach The cost approach has not been developed by the appraiser as an analysis to support the opinion of the property's market value. The cost approach may not be a reliable indication of replacement or reproduction cost due to changing costs of labor and materials, due to changing building codes, governmental regulations and requirements, age of the subject and speculative depreciation. Intended Used of Appraisal The Intended User of this appraisal report is the Lender/Client. The Intended Use is to evaluate Supplemental Addendum Form TADD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE AP20427 N/A 3611 Louisiana Ave N New Hope Hennepin MN 55427 City of New Hope Borrower Lender/Client Property Address City County State Zip Code File No. The Intended User of this appraisal report is the Lender/Client. The Intended Use is to evaluate the property that is the subject of this appraisal for a full appraisal per the client request for market value, subject to the stated Scope of Work, purpose of the appraisal, reporting requirements of this appraisal report form, and Definition of Market Value. No additional intended Users are identified by the appraiser. Scope of the Appraisal The appraiser has viewed all readily accessible areas of the dwelling (and any other building structure located on the property). This complete visual inspection is not intended to be the same depth or for the same purpose as a home inspection. The appraiser has viewed the property solely for the valuation purposes and to observe property characteristics that a typical purchaser would consider in their decision making process, as well as those items outlined in the assumptions and limited conditions and certifications to this appraisal. Personal property or chattel was not included in the appraised value. Zoning Comments about the zoning compliance of the subject property are intended by the appraiser to be in general terms. A detailed analysis about every aspect of the subject property's improvements and the site characteristic with respect to current zoning and building codes are beyond the scope of this assignment and was not performed. The subject is considered to be in compliance with current zoning requirements in a general sense. It is a Single family residential improvement in an area zoned for single family residential use. Site Conditions No obvious adverse site conditions or external factors were observed. Unless otherwise stated, typical drainage, utility and right of way easements do not adversely impact value. However, the discovery of many site related issues often require special expertise or data sources not customary or available in the performance of an appraisal. A fundamental site analysis such as this is beyond the scope of this assignment. A detailed site or location survey, which may reveal adverse easements, encroachments, zoning violations, environmental issues or other matters that could impact the analysis or opinions, was not available to the appraiser. Sketch The subject's sketch is used for representational purposes only. The subject's sketch is to comply with The American National Standard Institute process for calculating gross living area; however, due to the complexity of the subject property and the limitations of the appraisal software it is not possible to develop a blue print of the subject property. The subject's sketch is not intended to be used for any other purpose. The subject's sketch and actual dimensions will very. The appraiser is not a structural engineer. If the lender requires a precise blue print of the subject property it is the lenders responsibility to have the building surveyed by a structural engineer. See Statement Of Assumptions And Limiting Conditions. At the time of inspection, the appraiser physically measured the exterior/interior of the improvement. The appraiser's measurements may differ from that of the assessor's and/or builder's documentation for the subject's gross living area. The appraiser has no knowledge as to if the assessor physically measured the subject property or used blueprint documentation for the gross living area. Since the appraiser physically measured the subject property on the effective date of this report, the appraiser deems their calculations to be accurate and reliable. The subject's sketch is used for representational purposes only. The subject's sketch is to comply with The American National Standard Institute process for calculating gross living area; however, due to the complexity of the subject property, and the limitations of the appraisal software, it is not possible to develop a blue print of the subject property. The subject's sketch is not intended to be used for any other purpose. The subject's sketch and actual dimensions will vary. The appraiser is not a structural engineer. If the lender requires a precise blue print of the subject property it is the lenders responsibility to have the building surveyed by a structural engineer. See Statement Of Assumptions And Limiting Conditions. Land Value Development of a land value has been attempted by the appraiser . The use of this data, in whole or in part, for other purposes is not intended by the appraiser. Nothing set forth in the appraisal should be relied upon for the purpose of determining the amount or type of insurance coverage to be placed on the subject property. The appraiser assumes no liability for and does not guarantee that any insurable value estimate inferred from this report will result in the subject property being fully insured for any loss that may be sustained. Further, the land value may not be reliable indication of replacement or reproduction cost for any date other than the effective date of this appraisal due to changing costs of labor and materials and due to changing building codes and governmental regulations and requirements. Supplemental Addendum Form TADD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE AP20427 N/A 3611 Louisiana Ave N New Hope Hennepin MN 55427 City of New Hope Borrower Lender/Client Property Address City County State Zip Code File No. Form PICPIX.SR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Subject Photo Page N/A 3611 Louisiana Ave N New Hope Hennepin MN 55427 City of New Hope Subject Front Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 3611 Louisiana Ave N N/A 1,553 7 3 1 A;ApartmentB N;Res 12,564 sf Q5 60 Subject Rear Subject Street Borrower Lender/Client Property Address City County State Zip Code Form PICSIX2 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Photograph Addendum N/A 3611 Louisiana Ave N New Hope Hennepin MN 55427 City of New Hope Living Kitchen Foyer Dining Main Floor Bath Bedroom Borrower Lender/Client Property Address City County State Zip Code Form PICSIX2 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Photograph Addendum N/A 3611 Louisiana Ave N New Hope Hennepin MN 55427 City of New Hope Master Bedroom Master Bath Front Sunroom Living Second Floor Sitting Second Floor Bedroom Borrower Lender/Client Property Address City County State Zip Code Form PICSIX2 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Photograph Addendum N/A 3611 Louisiana Ave N New Hope Hennepin MN 55427 City of New Hope Basement Den Basement Den Electrical Panel Well - Advised that well is capped per Jeremy Carlson HVAC Subject Side Borrower Lender/Client Property Address City County State Zip Code Form PICSIX2 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Photograph Addendum N/A 3611 Louisiana Ave N New Hope Hennepin MN 55427 City of New Hope Driveway Garage Garage Storage Views to the south side Views to the rear Shed Borrower Lender/Client Property Address City County State Zip Code Form PICSIX2 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Photograph Addendum N/A 3611 Louisiana Ave N New Hope Hennepin MN 55427 City of New Hope Subject Side Front Deck Apartments Adjacent to the Rear Borrower Lender/Client Property Address City County State Zip Code Form PICPIX.CR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Comparable Photo Page N/A 3611 Louisiana Ave N New Hope Hennepin MN 55427 City of New Hope Comparable 1 Prox. to Subject Sale Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 6327 31st Ave N 0.86 miles SE 168,000 1,320 6 3 1.0 N;Res; B;Woods 19602 sf Q5 71 Comparable 2 Prox. to Subject Sale Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 4517 Brunswick Ave N 1.10 miles NE 176,000 1,500 8 4 1.0 N;Res; N;Res; 22216 sf Q5 90 Comparable 3 Prox. to Subject Sale Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 4055 Oregon Ave N 0.59 miles NW 224,900 990 6 3 1.0 A;RR; N;Res; 8712 sf Q5 65 Borrower Lender/Client Property Address City County State Zip Code Form SKT.BLDSKI - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Building Sketch N/A 3611 Louisiana Ave N New Hope Hennepin MN 55427 City of New Hope Borrower Lender/Client Property Address City County State Zip Code Plat Form SCNLGL - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Form MAP.LOC - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Aerial N/A 3611 Louisiana Ave N New Hope Hennepin MN 55427 City of New Hope Borrower Lender/Client Property Address City County State Zip Code Form MAP.LOC - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Aerial N/A 3611 Louisiana Ave N New Hope Hennepin MN 55427 City of New Hope Borrower Lender/Client Property Address City County State Zip Code Form MAP.LOC - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Location Map N/A 3611 Louisiana Ave N New Hope Hennepin MN 55427 City of New Hope Borrower Lender/Client Property Address City County State Zip Code Richard Carlson AP20427 N/A 3611 Louisiana Ave N New Hope Hennepin MN 55427 City of New Hope None. None. Sources for data were from RMLS and Hennepin County Assessor Website. 0-90 0-90 Jayne Preusse 01/26/2021 20559939 MN 08/31/2021 01/21/2021 Form ID14EC - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Borrower Lender/Client USPAP Compliance Addendum Loan # File # Property Address City County State Zip Code APPRAISAL AND REPORT IDENTIFICATION This Appraisal Report is one of the following types: Appraisal Report This report was prepared in accordance with the requirements of the Appraisal Report option of USPAP Standards Rule 2-2(a). Restricted Appraisal Report This report was prepared in accordance with the requirements of the Restricted Appraisal Report option of USPAP Standards Rule 2-2(b). The intended user of this report is limited to the identified client. This is a Restricted Appraisal Report and the rationale for how the appraiser arrived at the opinions and conclusions set forth in the report may not be understood properly without the additional information in the appraiser's workfile. ADDITIONAL CERTIFICATIONS I certify that, to the best of my knowledge and belief: The statements of fact contained in this report are true and correct. The report analyses, opinions, and conclusions are limited only by the reported assumptions and are my personal, impartial, and unbiased professional analyses, opinions, and conclusions. I have no (or the specified) present or prospective interest in the property that is the subject of this report and no (or specified) personal interest with respect to the parties involved. I have no bias with respect to the property that is the subject of this report or the parties involved with this assignment. My engagement in this assignment was not contingent upon developing or reporting predetermined results. My compensation for completing this assignment is not contingent upon the development or reporting of a predetermined value or direction in value that favors the cause of the client, the amount of the value opinion, the attainment of a stipulated result, or the occurrence of a subsequent event directly related to the intended use of this appraisal. My analyses, opinions, and conclusions were developed and this report has been prepared, in conformity with the Uniform Standards of Professional Appraisal Practice. This appraisal report was prepared in accordance with the requirements of Title XI of FIRREA and any implementing regulations. PRIOR SERVICES I have NOT performed services, as an appraiser or in any other capacity, regarding the property that is the subject of this report within the three-year period immediately preceding acceptance of this assignment. I HAVE performed services, as an appraiser or in another capacity, regarding the property that is the subject of this report within the three-year period immediately preceding acceptance of this assignment. Those services are described in the comments below. PROPERTY INSPECTION I have NOT made a personal inspection of the property that is the subject of this report. I HAVE made a personal inspection of the property that is the subject of this report. APPRAISAL ASSISTANCE Unless otherwise noted, no one provided significant real property appraisal assistance to the person signing this certification. If anyone did provide significant assistance, they are hereby identified along with a summary of the extent of the assistance provided in the report. ADDITIONAL COMMENTS Additional USPAP related issues requiring disclosure and/or any state mandated requirements: MARKETING TIME AND EXPOSURE TIME FOR THE SUBJECT PROPERTY A reasonable marketing time for the subject property is day(s)utilizing market conditions pertinent to the appraisal assignment. A reasonable exposure time for the subject property is day(s). APPRAISER SUPERVISORY APPRAISER (ONLY IF REQUIRED) Signature Name Date of Signature State Certification # or State License # State Expiration Date of Certification or License Effective Date of Appraisal Signature Name Date of Signature State Certification # or State License # State Expiration Date of Certification or License Supervisory Appraiser Inspection of Subject Property Did Not Exterior-only from Street Interior and Exterior USPAP Compliance Addendum 2014 Page 1 of 1 Appraisal License Form SCNLGL - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE E & O Insurance Form SCNLGL - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Budget for 3611 Louisiana Ave N EXPENSES AMOUNT Acquisition (170,000.00)$ Closing costs for purchase (estimated)(3,300.00)$ Legal costs for purchase (estimated)(1,500.00)$ Appraisal (350.00)$ Demolition survey (650.00)$ Demolition and site prep (estimated)(20,000.00)$ Real estate taxes (estimated at 6 months)(1,761.03)$ Lawn services (estimated)(400.00)$ Utility billing (estimated)(200.00)$ Public hearing notice (estimated)(100.00)$ Closing costs for sale (estimated)(1,500.00)$ Legal costs for sale (estimated)(1,000.00)$ TOTAL (200,761.03)$ REVENUE AMOUNT EDA (estimated lot sale proceeds)67,000.00$ TOTAL 67,000.00$ TOTAL COST/REVENUE (133,761.03)$ Taxable Market Value 2020, Payable 2021 Projected Taxable Value 2022, Payable 2023 Change Percent Change 174,000.00$ 390,000.00$ 216,000.00$ 124.14% Estimated Taxes Allocated to City 2020, Payable 2021 Projected Taxes Allocated to City 2022, Payable 2023 Change Percent Change 1,044.00$ 2,340.00$ 1,296.00$ 124.14% Projected Project Expenses (200,761.03)$ Lot Sale Revenue 67,000.00$ Total Cost/Revenue (133,761.03)$ # of Years (Year) Additional Taxes Collected By City Total Cost/ Revenue Return On Investment 0 (present)-$ (133,761.03)$ -100.00% 1 (payable 2023)1,296.00$ (132,465.03)$ -99.03% 2 (payable 2024)2,630.88$ (131,130.15)$ -98.03% 3 (payable 2025)4,005.81$ (129,755.22)$ -97.01% 4 (payable 2026)5,421.98$ (128,339.05)$ -95.95% 5 (payable 2027)6,880.64$ (126,880.39)$ -94.86% 10 (payable 2032)14,857.19$ (118,903.84)$ -88.89% 15 (payable 2037)24,104.19$ (109,656.84)$ -81.98% 20 (payable 2042)34,824.01$ (98,937.02)$ -73.97% 25 (payable 2047)47,251.21$ (86,509.82)$ -64.67% 30 (payable 2052)61,657.74$ (72,103.29)$ -53.90% *Based on new home valued at $390,000 Estimated Tax Impact of Improvements at 3611 Louisiana Ave N Estimated Return on Investment for 3611 Louisiana Ave N Description Taxable Market Value Change Cash Flow Investment -$ (133,761.03)$ Return, Year 1 216,000.00$ 1,296.00$ Return, Year 2 222,480.00$ 1,334.88$ Return, Year 3 229,154.40$ 1,374.93$ Return, Year 4 236,029.03$ 1,416.17$ Return, Year 5 243,109.90$ 1,458.66$ Return, Year 6 250,403.20$ 1,502.42$ Return, Year 7 257,915.30$ 1,547.49$ Return, Year 8 265,652.75$ 1,593.92$ Return, Year 9 273,622.34$ 1,641.73$ Return, Year 10 281,831.01$ 1,690.99$ Return, Year 11 290,285.94$ 1,741.72$ Return, Year 12 298,994.52$ 1,793.97$ Return, Year 13 307,964.35$ 1,847.79$ Return, Year 14 317,203.28$ 1,903.22$ Return, Year 15 326,719.38$ 1,960.32$ Return, Year 16 336,520.96$ 2,019.13$ Return, Year 17 346,616.59$ 2,079.70$ Return, Year 18 357,015.09$ 2,142.09$ Return, Year 19 367,725.54$ 2,206.35$ Return, Year 20 378,757.31$ 2,272.54$ Return, Year 21 390,120.03$ 2,340.72$ Return, Year 22 401,823.63$ 2,410.94$ Return, Year 23 413,878.34$ 2,483.27$ Return, Year 24 426,294.69$ 2,557.77$ Return, Year 25 439,083.53$ 2,634.50$ Return, Year 26 452,256.03$ 2,713.54$ Return, Year 27 465,823.71$ 2,794.94$ Return, Year 28 479,798.43$ 2,878.79$ Return, Year 29 494,192.38$ 2,965.15$ Return, Year 30 509,018.15$ 3,054.11$ Total Returns 61,657.74$ Investment Cost 200,761.03$ Selling Price 67,000.00$ Return on Investment -53.90% Description Amount Investment (133,761.03)$ Return, Year 1 1,296.00$ Return, Year 2 1,334.88$ Return, Year 3 1,374.93$ Return, Year 4 1,416.17$ Return, Year 5 1,458.66$ Return, Year 6 1,502.42$ Return, Year 7 1,547.49$ Return, Year 8 1,593.92$ Return, Year 9 1,641.73$ Return, Year 10 1,690.99$ Return, Year 11 1,741.72$ Return, Year 12 1,793.97$ Return, Year 13 1,847.79$ Return, Year 14 1,903.22$ Return, Year 15 1,960.32$ Return, Year 16 2,019.13$ Return, Year 17 2,079.70$ Return, Year 18 2,142.09$ Return, Year 19 2,206.35$ Return, Year 20 2,272.54$ Return, Year 21 2,340.72$ Return, Year 22 2,410.94$ Return, Year 23 2,483.27$ Return, Year 24 2,557.77$ Return, Year 25 2,634.50$ Return, Year 26 2,713.54$ Return, Year 27 2,794.94$ Return, Year 28 2,878.79$ Return, Year 29 2,965.15$ Return, Year 30 3,054.11$ Total Returns 61,657.74$ Internal Rate of Return -3.98% Estimated Internal Rate of Return for 3611 Louisiana Ave N Year Original Taxable Market Value (assumes growth in value over time) Improved Taxable Market Value (assumes growth in value over time) New Taxable Value Projected City Taxes on New Taxable Market Value 1 174,000.00$ 390,000.00$ 216,000.00$ 1,296.00$ 2 179,220.00$ 401,700.00$ 222,480.00$ 1,334.88$ 3 184,596.60$ 413,751.00$ 229,154.40$ 1,374.93$ 4 190,134.50$ 426,163.53$ 236,029.03$ 1,416.17$ 5 195,838.53$ 438,948.44$ 243,109.90$ 1,458.66$ 6 201,713.69$ 452,116.89$ 250,403.20$ 1,502.42$ 7 207,765.10$ 465,680.40$ 257,915.30$ 1,547.49$ 8 213,998.05$ 479,650.81$ 265,652.75$ 1,593.92$ 9 220,417.99$ 494,040.33$ 273,622.34$ 1,641.73$ 10 227,030.53$ 508,861.54$ 281,831.01$ 1,690.99$ 11 233,841.45$ 524,127.39$ 290,285.94$ 1,741.72$ 12 240,856.69$ 539,851.21$ 298,994.52$ 1,793.97$ 13 248,082.39$ 556,046.75$ 307,964.35$ 1,847.79$ 14 255,524.87$ 572,728.15$ 317,203.28$ 1,903.22$ 15 263,190.61$ 589,909.99$ 326,719.38$ 1,960.32$ 16 271,086.33$ 607,607.29$ 336,520.96$ 2,019.13$ 17 279,218.92$ 625,835.51$ 346,616.59$ 2,079.70$ 18 287,595.49$ 644,610.58$ 357,015.09$ 2,142.09$ 19 296,223.35$ 663,948.89$ 367,725.54$ 2,206.35$ 20 305,110.05$ 683,867.36$ 378,757.31$ 2,272.54$ 21 314,263.35$ 704,383.38$ 390,120.03$ 2,340.72$ 22 323,691.26$ 725,514.88$ 401,823.63$ 2,410.94$ 23 333,401.99$ 747,280.33$ 413,878.34$ 2,483.27$ 24 343,404.05$ 769,698.74$ 426,294.69$ 2,557.77$ 25 353,706.17$ 792,789.70$ 439,083.53$ 2,634.50$ 26 364,317.36$ 816,573.39$ 452,256.03$ 2,713.54$ 27 375,246.88$ 841,070.59$ 465,823.71$ 2,794.94$ 28 386,504.29$ 866,302.71$ 479,798.43$ 2,878.79$ 29 398,099.42$ 892,291.79$ 494,192.38$ 2,965.15$ 30 410,042.40$ 919,060.55$ 509,018.15$ 3,054.11$ Tax Value Growth Rate 3% City Rate 60% The equation for calculating property taxes, in its most simplistic form, is Taxable Market Value X Property Tax Class Rate X City Tax Rate. The Taxable Market Value in this calculation is assumed based on the city's projections for growth in property value due to the improvements. The Property Tax Class Rates are set by the State of MN and stay fairly consistent from year to year (there have been changes in commercial industrial, however; residential is mostly constant). The city’s Tax Rate changes every year based on the levy certified and the overall tax value of the city. So, the Tax Rate used in this illustration is an assumption. The city’s rate has varied between 58-63% in recent years. Property taxes are calculated on taxable market value, not estimated market value. It is of important note, that this calculation does not take into consideration the market value exclusion which is applied to residential properties under $413,800 in value. Tax Calculator for 3611 Louisiana Ave N Comparison of Costs & Tax Impact for Recent Projects Since implementation of analysis template that utilizes tax growth rate assumptions (September of 2020) 3611 Louisiana Avenue North 5213 Pennsylvania Avenue North 4215 Louisiana Avenue North 4637 Aquila Avenue North Number of Units 1 1 1 1 Project Description Demolition & rebuild Demolition & rebuild Demolition & rebuild Demolition & rebuild Year Acquired TBD TBD 2020 TBD Projected or Actual Projected (at time of offer) Projected (at time of offer) Projected (at time of lot sale) Projected (at time of offer) Expenses $(200,761.03) $(199,779.12) $(170,441.53) $(110,085.69) Revenue $67,000.00 $67,000.00 $69,000.00 $67,000.00 Total Cost/Revenue $(133,761.03) $(132,779.12) $(101,441.53) $(43,085.69) *Additional Taxes Collected by City - 1 year $1,296.00 $1,512.00 $786.00 $984.00 *Additional Taxes Collected by City - 30 years $61,657.74 $71,934.03 $37,394.28 $46,814.21 *Return On Investment - 30 years -53.90% -45.82% -63.14% 8.65% *Internal Rate of Return - 30 years -3.98% -3.20% -5.01% 0.47% *Assumed 3% tax value growth rate