Home Valuation 85 S Gray Street

Researched and prepared by

Marion Boston Prepared exclusively for

Deb Lowery

Subject Property

85 S Gray Street LAKEWOOD 80226

Prepared on August 05, 2022 Marion Boston Your Castle Real Estate Inc 2755 S LOCUST ST STE 150 DENVER, CO 80222 720-671-0839 marion@weevolv.co https://www.homesnap.com/Marion-Boston Copyright: 2022 All rights reserved.

This is a broker price opinion or comparative market analysis and should not be considered an appraisal or opinion of value. In making any decision that relies upon my work, you should know that I have not followed the guidelines for development of an appraisal or analysis contained in the Uniform Standards of Professional Appraisal Practice of the Appraisal Foundation.

Subject Property: 85 S Gray Street , LAKEWOOD, 80226

August 05, 2022

Market Analysis Explanation This is an explanation and overview of this market analysis.

This Comparative Market Analysis will help to determine the correct selling price of your home. Ultimately, the correct selling price is the highest possible price the market will bear.

This market analysis is divided into three categories: 1. Comparable homes that are currently for sale 2. Comparable homes that were recently sold 3. Comparable homes that failed to sell Looking at similar homes that are currently offered for sale , we can assess the alternatives that a serious buyer has from which to choose. We can also be sure that we are not under pricing your home.

Looking at similar homes that were sold in the past few months, we can see a clear picture of how the market has valued homes that are comparable to yours. Banks and other lending institutions also analyze these sales to determine how much they can lend to qualified buyers.

Looking at similar homes that failed to sell, we can avoid pricing at a level that would not attract buyers.

This Comparative Market Analysis has been carefully prepared for you , analyzing homes similar to yours. The aim of this market analysis is to achieve the maximum selling price for your home, while being able to sell your home within a relatively short period of time.

Researched and prepared by Marion Boston Your Castle Real Estate Inc All data deemed reliable but not guaranteed. Copyright REcolorado © 2022. All rights reserved.

85 S Gray St, Lakewood, CO 80226-2273, Jefferson County APN: 061812

CLIP: 4640849506

Beds 6

Full Baths 2

Half Baths N/A

Sale Price N/A

Bldg Sq Ft 2,077

Lot Sq Ft 12,124

Yr Built 1951

Type SFR

Sale Date N/A

OWNER INFORMATION

Owner Name

Fukino Dale H

Mailing Zip

80226

Owner Name 2

Kawashima Deedee Y

Mailing ZIP 4

2273

Mailing Address

85 S Gray St

Mailing Carrier Route

C066

Mailing City & State

Lakewood, CO

Owner Occupied

Yes

Property Zip

80226

Census Tract

116.02

Property Zip4

2273

Neighborhood Code

Lkwd Terrace-Bayaud-3009

Property Carrier Route

C066

Neighborhood Name (OnBoard)

North Alameda

School District

Jefferson County R-1

Township

04

Elementary School

Deane

Range

69

Middle School

Alameda Int'l

Section

12

High School

Alameda

Quarter

SE

Subdivision

Washington Heights 2nd Flg

Block

12

PIN

061812

% Improved

50%

Alternate PIN

49-124-11-007

Tax District

7005

Schedule Number

061812

Legal Description

SECTION 12 TOWNSHIP 04 RANG E 69 QTR SE SUBDIVISIONCD 796 800 SUBDIVISIONNAME WASHING TON HEIGHTS 2ND FLG BLOCK 01 2 LOT SIZE: 9705 TRACT 00E VAL UE: .223 SECTION 12 TOWNSHIP 04 RANGE 69 QTR SE SUBDIVISIO NCD 796800 SUBDIVISIONNAME WASHINGTON HEIGHTS 2ND FLG BLOCK 012 LOT SIZE: 2419 TRAC T 0SE VALUE: .056

LOCATION INFORMATION

TAX INFORMATION

ASSESSMENT & TAX

Assessment Year

2021

2020

2019

Market Value - Land

$193,244

$176,558

$176,558

Market Value - Improved

$194,701

$180,902

$180,902

Market Value - Total

$387,945

$357,460

$357,460

Assessed Value - Land

$13,817

$12,624

$12,624

Assessed Value - Improved

$13,921

$12,934

$12,934

Assessed Value - Total

$27,738

$25,558

$25,558

YOY Assessed Change (%)

8.53%

0%

YOY Assessed Change ($)

$2,180

$0

Tax Year

Total Tax

Change ($)

Change (%)

2019

$2,463

2020

$2,493

$30

1.21%

2021

$2,717

$224

8.98%

CHARACTERISTICS

Lot Acres

0.2783

Bedrooms

6

Lot Sq Ft

12,124

Baths - Total

2

Land Use - CoreLogic

SFR

Baths - Full

2

Building Type

Single Family

Stories

1

Style

Ranch

Cooling Type

Evap Cooler

Year Built

1951

Heat Type

Wall Furnace

Bldg Sq Ft - Above Ground

2,077

Construction

Masonry

Bldg Sq Ft - Finished

2,077

Water

Type Unknown

Bldg Sq Ft - 1st Floor

2,077

Sewer

Type Unknown

# Buildings

1

Quality

Average

Property Details

Courtesy of Marion Boston, REcolorado

The data within this report is compiled by CoreLogic from public and private sources. The data is deemed reliable, but is not guaranteed. The accuracy of the data contained herein can be independently verified by the recipient of this report with the applicable county or municipality.

Generated on: 08/05/22 Page 1/19

FEATURES

Feature Type

Size/Qty

First Floor

2,077

SELL SCORE

Rating

Low

Sell Score

401

Value As Of

2022-07-31 05:10:26

ESTIMATED VALUE

RealAVM™

$619,900

Confidence Score

60

RealAVM™ Range

$532,300 - $707,500

Forecast Standard Deviation

14

Value As Of

07/26/2022

(1) RealAVM™ is a CoreLogic® derived value and should not be used in lieu of an appraisal.

(2) The Confidence Score is a measure of the extent to which sales data, property information, and comparable sales support the property valuation analysis process. The confidence score range is 50 - 100. Clear and consistent quality and quantity of data drive higher confidence scores while lower confidence scores indicate diversity in data, lower quality and quantity of data, and/or limited similarity of the subject property to comparable sales.

(3) The FSD denotes confidence in an AVM estimate and uses a consistent scale and meaning to generate a standardized confidence metric. The FSD is a statistic that measures the likely range or dispersion an AVM estimate will fall within, based on the consistency of the information available to the AVM at the time of estimation. The FSD can be used to create confidence that the true value has a statistical degree of certainty.

LAST MARKET SALE & SALES HISTORY

Owner Name

Fukino Dale H

Sale Date

05/24/2005

Nominal

Owner Name 2 10/09/2002

Kawashima Deedee Y 10/09/2002

Y

Buyer

Fukino Dale H

Fukino Paty J & Dale H

Buyer

Kawashima Deedee Y

Kawashima Deedee Y

Fukino Paty J

Seller

Owner Record

Fukino Paty J

Owner Record

Document Number

22395

F1582908

F1582907

Document Type

Deed (Reg)

Quit Claim Deed

Deed (Reg)

Mortgage Date

06/09/2017

10/14/2013

06/30/1998

Mortgage Amount

$50,000

$49,000

$60,000

Mortgage Lender

State Farm Bk Fsb

State Farm Bk Fsb

Bank One/Co

Borrower

Fukino Dale H

Fukino Dale H

Fukino Paty J

Borrower

Kawashima Deedee Y

Kawashima Deedee Y

Fukino Henry M

Mortgage Type

Conventional

Conventional

Conventional

Mortgage Purpose

Refi

Refi

Refi

Mortgage Term

15

10

Mortgage Term

Years

Years

Title Company

Worldwide Recording Inc

Worldwide Recording Inc

MORTGAGE HISTORY

Property Details

Courtesy of Marion Boston, REcolorado

The data within this report is compiled by CoreLogic from public and private sources. The data is deemed reliable, but is not guaranteed. The accuracy of the data contained herein can be independently verified by the recipient of this report with the applicable county or municipality.

Generated on: 08/05/22 Page 2/19

PROPERTY MAP

*Lot Dimensions are Estimated

Property Details

Courtesy of Marion Boston, REcolorado

The data within this report is compiled by CoreLogic from public and private sources. The data is deemed reliable, but is not guaranteed. The accuracy of the data contained herein can be independently verified by the recipient of this report with the applicable county or municipality.

Generated on: 08/05/22 Page 3/19

August 05, 2022

Subject Property: 85 S Gray Street , LAKEWOOD, 80226

Brief Summary of Compared Listings This report summarizes the comparable listings contained in this market analysis.

Status: Active Listing ID

Stat Date

Address

City

1873321

06/09/2022

46 Xavier Street

Denver

9242334

07/05/2022

130 S Benton Street

Lakewood

Averages:

SqFt Tot

Bds

Bth

Lot Size

Price

DOM

1,782

5

2

0.14

$598,500

57

2,211

6

2

0.21

$600,000

31

1,997

6

3

0.18

$599,250

44

SqFt Tot

Bds

Bth

Status: Closed Listing ID

Stat Date

Address

City

6724692

08/16/2021

6480 W 3rd Avenue

Lakewood

2,265

5

3

0.19

$500,000

8

9657848

10/18/2021

25 Reed Street

Lakewood

2,268

5

3

0.20

$585,000

4

8068493

04/28/2022

200 Newland Street

Lakewood

Averages:

Lot Size

Price

DOM

2,154

5

3

0.17

$670,000

3

2,229

5

3

0.19

$585,000

5

Summary Status

Total

Avg Price $599,250

Avg PSF Total $303.62

Median

Low

$599,250

$598,500

High $600,000

Avg DOM

Active

2

Closed

3

$585,000

$242.53

$585,000

$500,000

$670,000

5

Total

5

$590,700

$266.97

$598,500

$500,000

$670,000

21

Researched and prepared by Marion Boston Your Castle Real Estate Inc All data deemed reliable but not guaranteed. Copyright REcolorado © 2022. All rights reserved.

44

August 05, 2022

Subject Property: 85 S Gray Street , LAKEWOOD, 80226

CMA Price Adjustments This page outlines the subject property versus comparables properties.

85 S Gray Street Subject Details Listing ID Status Price Structure Type Ranch 1 Levels 6 Total Beds 2 Total Baths 2077 Abv Grd Fin Liv Area (SF Fin) 2077 Area (SqFt) Tot Blw Grd Finish Blw Grd Unfin

Basement Y/N Basement Lot Sz SqFt Lot Sz Acres Parking Total Year Built Construction Heating Cooling Water Source

0 0 N 12124 0.28 1951 Masonry Forced Evaporative Cooling Public

46 Xavier Street Details

1873321 Active 598,500.00 House One 5 2 891 1,782 1,782 891 0 Yes Finished, Full 6,250 0.14 6 1953 Brick Forced Air None Public

130 S Benton Street Adjust

6 2,463,322 612,715

71,216,380

Details

9242334 Active 600,000.00 House Tri-Level 6 2 2,211 2,211 2,211

Adjust

-278,318 -278,318

No Exterior Entry, Finished, Walk-Out Access 9,116 36,468,990 0.21 2 1955 Brick Baseboard, Hot Water, Natural Gas Evaporative Cooling Public

$598,500 $600,000 $74,292,423 $35,912,354 $74,890,923 $36,512,354 Researched and prepared by Marion Boston Your Castle Real Estate Inc All data deemed reliable but not guaranteed. Copyright REcolorado © 2022. All rights reserved.

Price Total Adjustments Adjusted Price

August 05, 2022

Subject Property: 85 S Gray Street , LAKEWOOD, 80226

CMA Price Adjustments This page outlines the subject property versus comparables properties.

85 S Gray Street Subject Details Listing ID Status Price Structure Type Ranch 1 Levels 6 Total Beds 2 Total Baths 2077 Abv Grd Fin Liv Area (SF Fin) 2077 Area (SqFt) Tot Blw Grd Finish Blw Grd Unfin

Basement Y/N Basement Lot Sz SqFt Lot Sz Acres Parking Total Year Built Construction Heating Cooling Water Source

0 0 N 12124 0.28 1951 Masonry Forced Evaporative Cooling Public

6480 W 3rd Avenue Details

25 Reed Street Adjust

Details

Adjust

6724692 9657848 Closed Closed 500,000.00 585,000.00 House House One One 5 6 5 6 3 -2 3 -2 1,349 1,512,056 1,226 1,767,527 2,265 -390,476 2,268 -396,707 2,494 2,452 916 1,042 229 184 Yes Yes Cellar, Finished, Full, Interior Entry/Standard,Finished, Sump Pump Full, Interior Entry/Standard 8,343 45,840,840 8,712 41,367,090 0.19 0.20 2 1 1958 1960 Brick, Frame Brick Forced Air Forced Air Evaporative Cooling Central Air Public

$500,000 $585,000 $46,962,424 $42,737,914 $47,462,424 $43,322,914 Researched and prepared by Marion Boston Your Castle Real Estate Inc All data deemed reliable but not guaranteed. Copyright REcolorado © 2022. All rights reserved.

Price Total Adjustments Adjusted Price

August 05, 2022

Subject Property: 85 S Gray Street , LAKEWOOD, 80226

CMA Price Adjustments This page outlines the subject property versus comparables properties.

85 S Gray Street Subject Details Listing ID Status Price Structure Type Ranch 1 Levels 6 Total Beds 2 Total Baths 2077 Abv Grd Fin Liv Area (SF Fin) 2077 Area (SqFt) Tot Blw Grd Finish Blw Grd Unfin

Basement Y/N Basement Lot Sz SqFt Lot Sz Acres Parking Total Year Built Construction Heating Cooling Water Source

0 0 N 12124 0.28 1951 Masonry Forced Evaporative Cooling Public

200 Newland Street Details

8068493 Closed 670,000.00 House One 5 3 1,161 2,154 2,322 993 168 Yes Finished, Full 7,405 0.17 2 1957 Brick, Frame Forced Air Central Air Public

Adjust

6 -2 1,902,532 -159,929

57,210,730

$670,000 $58,953,337 $59,623,337 Researched and prepared by Marion Boston Your Castle Real Estate Inc All data deemed reliable but not guaranteed. Copyright REcolorado © 2022. All rights reserved.

Price Total Adjustments Adjusted Price

August 05, 2022

Subject Property: 85 S Gray Street , LAKEWOOD, 80226

CMA Pro Report These pages give a general overview of the selected properties.

Active Properties 46 Xavier Street , Denver 80219 Listing ID:

1873321

Status:

ACT

Subtype:

Single Family Residence Struct.Type: House Levels: One Lot Size: 0.14 Remarks:

Bd Ttl: Bth Ttl: Bth Full: Bth 3/4: Bth 1/2: Bth 1/4:

5 2 2 0 0 0

List:

$598,500

Days in MLS: 57 Yr Blt: 1953 Parking: 6

Welcome home to this centrally located updated ranch! This light & bright Denver home greets you with stunning hardwood floors & new interior paint. The kitchen has all new stainless steel appliances, quartz countertops and new cabinets. The main level has two large bedrooms and an updated bathroom. Enjoy the fully finished basement with three large bedrooms (one is non-conforming), a remodeled bathroom & large laundry/utility room. There is 3 parking spots in the back of the house and a long driveway in the front perfect for an RV. Whether you are looking for your family's new home or rental this home is perfect for you!

130 S Benton Street , Lakewood 80226 Listing ID:

Subtype:

9242334

Status:

Single Family Residence Struct.Type: House Levels: Tri-Level Lot Size: 0.21 Remarks:

ACT

Bd Ttl: Bth Ttl: Bth Full: Bth 3/4: Bth 1/2: Bth 1/4:

6 2 1 1 0 0

List:

$600,000

Days in MLS: 31 Yr Blt: 1955 Parking: 2

Beautifully renovated 6 bed, 2 bath home in Lakewood!

This sunny 2211 sq ft tri-level sits on a 9116 sq ft lot and boasts new windows, a new roof & gutters, renovated bathrooms and updated kitchen with an open floor plan and a family room addition. gas fueled radiant heat, a new evaporative cooler, new paint throughout, new carpet in the downstairs bedrooms, hardwood in upper bedrooms and a backyard shed for additional storage. The property is fully fenced. The lower level has a separate entrance from the back yard offering the opportunity to split the upper and lower sections of the home to accommodate AirBnB or other tenants. 2 off-street parking spots. Less than a mile to fabulous shopping & dining at Belmar!

Researched and prepared by Marion Boston Your Castle Real Estate Inc All data deemed reliable but not guaranteed. Copyright REcolorado © 2022. All rights reserved.

August 05, 2022

Subject Property: 85 S Gray Street , LAKEWOOD, 80226

CMA Pro Report These pages give a general overview of the selected properties.

Closed Properties 6480 W 3rd Avenue , Lakewood 80226 Listing ID:

Subtype:

6724692

Status:

Single Family Residence Struct.Type: House Levels: One Lot Size: 0.19 Remarks:

CLS

Bd Ttl: Bth Ttl: Bth Full: Bth 3/4: Bth 1/2: Bth 1/4:

5 3 1 2 0 0

List: $494,999 Close: $500,000 Cls Date: 8/16/2021 Days in MLS: 8 Yr Blt: 1958 Parking: 2

Don’t miss the opportunity to own a home in the O’Kane Park area. This brick ranch offers so much potential and is just a block from O’Kane Park! With easy access to 6th Avenue, the Belmar shops and restaurants, bus line and light rail, it is conveniently located. Outside features include back and front patios, two large Tuff sheds, a fenced backyard and garden area. Enjoy the all-season heated sunroom all year round. The two-car garage is heated and boasts a workbench, shelving, cabinets, and ample lighting, as well as a refrigerator. French doors lead from the sunroom to the formal dining room. Gleaming hardwood floors grace the main level, with only one bedroom covered with carpet. Stay cozy warm this winter with the gas log fireplace in the large living room. The kitchen has updated cabinets and all the appliances are included, as is the kitchen television! Large family or roommates? The full basement offers two master suites, a family room, and large laundry room with utility sink, cabinets, washer, dryer, and freezer included. (Some unfinished renovations remain in the basement – one wall and ceiling need drywall hung and finished in the family room – materials that were purchased are included. Also, one of the basement’s ¾ bath’s shower needs to be finished). Most major functions are newer – hail resistant roof, digital evaporative cooler and furnace. This home affords plenty of room to spread out!

Researched and prepared by Marion Boston Your Castle Real Estate Inc All data deemed reliable but not guaranteed. Copyright REcolorado © 2022. All rights reserved.

August 05, 2022

Subject Property: 85 S Gray Street , LAKEWOOD, 80226

CMA Pro Report These pages give a general overview of the selected properties.

Closed Properties 25 Reed Street , Lakewood 80226 Listing ID:

Subtype:

9657848

Status:

Single Family Residence Struct.Type: House Levels: One Lot Size: 0.20 Remarks:

CLS

Bd Ttl: Bth Ttl: Bth Full: Bth 3/4: Bth 1/2: Bth 1/4:

5 3 2 1 0 0

List: $549,900 Close: $585,000 Cls Date: 10/18/2021 Days in MLS: 4 Yr Blt: 1960 Parking: 1

Welcome to this charming brick, ranch home in Lakewood! Located just blocks from Belmar and less than a block to an adorable park, this home features 5 bedrooms, 3 bathrooms, a master suite, and a spacious/private yard! The main level features gleaming hardwood floors, an open living room with a charming bay window, a large kitchen that opens to the dining area, 3 bedrooms, 2 bathrooms including the roomy master suite with it's own private, updated bathroom. The basement features a huge family room, 2 bedrooms, a full, remodeled bathroom, and a big storage room with the washer/dryer. The large backyard is full of mature trees, providing a peaceful place to relax on the patio just off of the kitchen. This home is located on a wonderful street and is just one block from O'Kane Park (which has a playground, tennis courts, basketball courts, a pond, walking paths, etc.) - this home is in a desirable location - close to the foothills, light rail, downtown, Belmar and more!

Researched and prepared by Marion Boston Your Castle Real Estate Inc All data deemed reliable but not guaranteed. Copyright REcolorado © 2022. All rights reserved.

August 05, 2022

Subject Property: 85 S Gray Street , LAKEWOOD, 80226

CMA Pro Report These pages give a general overview of the selected properties.

Closed Properties 200 Newland Street , Lakewood 80226 Listing ID:

Subtype:

8068493

Status:

Single Family Residence Struct.Type: House Levels: One Lot Size: 0.17 Remarks:

CLS

Bd Ttl: Bth Ttl: Bth Full: Bth 3/4: Bth 1/2: Bth 1/4:

5 3 1 1 1 0

List: $625,000 Close: $670,000 Cls Date: 4/28/2022 Days in MLS: 3 Yr Blt: 1957 Parking: 2

Immaculate brick ranch home across from O'Kane Park and just minutes to shopping and restaurants at Bel Mar is now available. With three bedrooms on the main floor and two non conforming bedrooms in the decked out basement, there is room for everyone. The pretty kitchen has stainless steel appliances, slab granite counters and a skylight for extra sunshine. The built in bench around the table is really comfortable. Don't miss the spice drawer by the dishwasher. Hardwood floors all over the main floor add warmth and cleanliness to this home. The bathrooms have been updated, new windows installed, ceiling fans added to bedrooms, canned lights upgraded, smart lights and lights switches installed, concrete redone and there's tons of room in the oversized 2 car garage. There is even an owned solar heating system included for lower utility bills in the winter.

There is a great family room in the basement with storage and a partial kitchen which makes it perfect for an in-law or guests. The private fenced yard will keep your little ones or furry friends enclosed. You can enjoy the patio anytime of the year. There are great flower beds and a smart sprinkler system front and back that detects rain and shuts off when not needed. Location, location, location.

Floor plans and 3d walkthrough can be found at www.200newland.com. Open House Saturday March 26 11am-1pm.

Researched and prepared by Marion Boston Your Castle Real Estate Inc All data deemed reliable but not guaranteed. Copyright REcolorado © 2022. All rights reserved.

August 05, 2022

Subject Property: 85 S Gray Street , LAKEWOOD, 80226

CMA Pro Report These pages give a general overview of the selected properties.

Active Properties Total # of Listings

2

Lowest Price

$598,500

Highest Price

$600,000

Average Price

$599,250

Avg. PSF Total

$303.62

Avg DOM

44

130 S Benton Street

46 Xavier Street

0K

100K

200K

300K

400K

Researched and prepared by Marion Boston Your Castle Real Estate Inc All data deemed reliable but not guaranteed. Copyright REcolorado © 2022. All rights reserved.

500K

600K

August 05, 2022

Subject Property: 85 S Gray Street , LAKEWOOD, 80226

CMA Pro Report These pages give a general overview of the selected properties.

Closed Properties Total # of Listings

3

Lowest Price

$500,000

Highest Price

$670,000

Average Price

$585,000

Avg. PSF Total

$242.53

Avg DOM

5

200 Newland Street

25 Reed Street

6480 W 3rd Avenue

0K

200K

400K

600K

800K 1000K 1200K

Researched and prepared by Marion Boston Your Castle Real Estate Inc All data deemed reliable but not guaranteed. Copyright REcolorado © 2022. All rights reserved.

August 05, 2022

Subject Property: 85 S Gray Street , LAKEWOOD, 80226

CMA Pro Report These pages give a general overview of the selected properties.

Summary Graph/Analysis 1,000.0K

800.0K

600.0K

400.0K

200.0K

0.0K

Avg Price

Min Price

Max Price

Cumulative Analysis Listing Category

Lowest Price

Highest Price

Average Price

Avg PSF Ttl

Active Closed

$598,500 $500,000

$600,000 $670,000

$599,250 $585,000

$303.62 $242.53

$500,000

$670,000

$590,700

$266.97

Totals / Averages

Sold Property Analysis Address 6480 W 3rd Avenue 25 Reed Street 200 Newland Street Total Averages

List Price

Close Price

DOM

CP/LP

PSF Ttl

$494,999 $549,900 $625,000 $556,633

$500,000 $585,000 $670,000 $585,000

8 4 3 5.00

101.01% 106.38% 107.20% 104.86%

$200.48 $238.58 $288.54 $242.53

Lot Sz Acres

PPA

0.19 0.20 0.17

$2,631,579 $2,925,000 $3,941,176

0.19

$3,165,918

Researched and prepared by Marion Boston Your Castle Real Estate Inc All data deemed reliable but not guaranteed. Copyright REcolorado © 2022. All rights reserved.

August 05, 2022

Subject Property: 85 S Gray Street , LAKEWOOD, 80226

CMA Pro Report These pages give a general overview of the selected properties.

Property Summary S

Address

Bd

Bth

Area Ttl

List

Close

Close Date

DOM

Active A

46 Xavier Street

5

2

1,782

$598,500

57

A

130 S Benton Street

6

2

2,211

$600,000

31

C

6480 W 3rd Avenue

5

3

2,494

$494,999

$500,000

08/16/2021

8

C

25 Reed Street

5

3

2,452

$549,900

$585,000

10/18/2021

4

C

200 Newland Street

5

3

2,322

$625,000

$670,000

04/28/2022

3

Closed

Researched and prepared by Marion Boston Your Castle Real Estate Inc All data deemed reliable but not guaranteed. Copyright REcolorado © 2022. All rights reserved.

August 05, 2022

Subject Property: 85 S Gray Street , LAKEWOOD, 80226

Number of Days In MLS This graph illustrates the number of days in the MLS for the listings in this analysis.

60

40 30 20

6480 W 3rd AVE

46 Xavier ST

25 Reed ST

0

200 Newland ST

10

130 S Benton ST

Days In MLS

50

Researched and prepared by Marion Boston Your Castle Real Estate Inc All data deemed reliable but not guaranteed. Copyright REcolorado © 2022. All rights reserved.

August 05, 2022

Subject Property: 85 S Gray Street , LAKEWOOD, 80226

List Price and Close Price This graph illustrates the list price, along with close price in Closed listings.

Price Graph 700K 600K 500K 400K List Price Close Price

300K 200K 100K

W 80 64

46

Xa

vi

3r d

er

AV

E

ST

ST d ee R 25

ew N 0 20

13

0

S

Be

nt

la

on

nd

ST

ST

0K

Researched and prepared by Marion Boston Your Castle Real Estate Inc All data deemed reliable but not guaranteed. Copyright REcolorado © 2022. All rights reserved.

August 05, 2022

Subject Property: 85 S Gray Street, LAKEWOOD 80226

Summary of Comparable Listings This page summarizes the comparable listings contained in this market analysis.

Active Listings Address 85 S Gray Street 46 Xavier Street 130 S Benton Street

Price

Averages:

$598,500 $600,000 $599,250

Bd 6 5 6 5.5

Bth 2 2 2 2.0

Abv Area 2077 891 2,211 1,551

Ttl Area

Bd 6 5 5 5 5.0

Bth 2 3 3 3 3.0

Abv Area 2077 1,349 1,226 1,161 1,245

Ttl Area

1,782 2,211 1,997

PSF Abv 2077 $ 671.72 $ 271.37 $471.55

PSF Ttl 12124 $ 335.86 $ 271.37 $303.62

DIM

List Date

57 31

06/09/2022 07/05/2022

PSF Abv 2077 $ 370.64 $ 477.16 $ 577.09 $474.96

PSF Ttl 12124 $ 200.48 $ 238.58 $ 288.54 $242.53

DIM

Close Date

8 4 3

08/16/2021 10/18/2021 04/28/2022

Closed Listings Address 85 S Gray Street 6480 W 3rd Avenue 25 Reed Street 200 Newland Street

Price

Averages:

Comparable Price Adjusted Comparable Price

$500,000 $585,000 $670,000 $585,000

2,494 2,452 2,322 2,423

Low

Median

Average

High

Count

$500,000

$598,500

$590,700

$670,000

5

$36,512,354

$47,462,424

$52,362,390

$74,890,923

5

On Average, the 'Closed' status comparable listings sold in 5 days for $585,000

Researched and prepared by Marion Boston Your Castle Real Estate Inc All data deemed reliable but not guaranteed. Copyright REcolorado © 2022. All rights reserved.

Subject Property: 85 S Gray Street , LAKEWOOD, 80226

August 05, 2022

Minimums and Maximums This page summarizes key fields of the listings in this analysis.

The listings in this analysis can be summarized as follows:

● Listing Price between $494,999 and $625,000 ● Closing Price between $500,000 and $670,000 ● 5 to 6 Bedrooms ● 2 to 3 Total Bathrooms ● 1 to 2 Full Bathrooms ● 0 to 1 Half Bathroom ● 1,782 to 2,494 Square Feet Total ● $198.48 to $335.86 per Tot. Square Foot ● $200.48 to $288.54 per Sold Tot. Square Foot

Researched and prepared by Marion Boston Your Castle Real Estate Inc All data deemed reliable but not guaranteed. Copyright REcolorado © 2022. All rights reserved.

August 05, 2022

Subject Property: 85 S Gray Street, LAKEWOOD

CMA Map Layout Map for the CMA Subject with Comparables

85 S Gray Street , LAKEWOOD, 80226

Beds

Baths

Sq.Ft.

6

2

2077

Baths

Sq.Ft.

Address

Price

Date

Beds

1

130 S Benton ST

$600,000

7/5/22

6

2

2,211.00

2

46 Xavier ST

$598,500

6/9/22

5

2

1,782.00

3

200 Newland ST

$670,000

4/28/22

5

3

2,154.00

4

25 Reed ST

$585,000

10/18/21

5

3

2,268.00

5

6480 W 3rd AVE

$500,000

8/16/21

5

3

2,265.00

Subject Property: 85 S Gray Street , LAKEWOOD, 80226

August 05, 2022

Activity vs. Timing This chart highlights the importance of pricing correctly at market value.

This chart illustrates the level of excitement and interest in a new listing over time. It also demonstrates the importance of pricing correctly. When a property is first listed, it generates a very high level of interest from prospective buyers, which reduces dramatically over time. It is important to be priced correctly from the beginning, during the peak of this curve.

Researched and prepared by Marion Boston Your Castle Real Estate Inc All data deemed reliable but not guaranteed. Copyright REcolorado © 2022. All rights reserved.

August 05, 2022

Subject Property: 85 S Gray Street , LAKEWOOD, 80226

My Guarantee to You

A guarantee you can count on I'm so committed to meeting your sales objectives in a professional and pleasing manner, that I am willing to put our guarantee in writing.

My Performance Guarantee I will develop a Property Marketing Plan that clearly spells out the methods I will use to promote your property to the widest-possible audience.

If I don’t act according to the agreed activities in the Plan, you may:

•

Advise me that you aren’t satisfied and ask for a revision of the Plan

or •

Cancel the Listing Agreement

Your complete satisfaction is my foremost concern.

8/5/2022 Date

Researched and prepared by Marion Boston Your Castle Real Estate Inc All data deemed reliable but not guaranteed. Copyright REcolorado © 2022. All rights reserved.

August 05, 2022

Subject Property: 85 S Gray Street , LAKEWOOD, 80226

Pricing Recommendation General Facts About Pricing...

There are certain factors that are within our control and some factors beyond our control when it comes to setting the price. Those factors within our control are: the appearance of the property, how aggressively we market the property and the price. Factors outside our control are: location of property, size and local amenities. It's important to accept those factors that are beyond our control and focus on the pricing and preparation.

A property priced at market value will attract more buyers than a home priced above market value. Consider that a competitively priced property will also attract a greater number of potential buyers and increase your opportunity for a quick sale.

Market Statistics...

Sell Price Per Sq. Ft. Statistics

Sell Price Statistics Average Price:

$52,362,400

Average Price/Sq Ft:

$25,255

High Price:

$74,890,900

High Price/Sq Ft:

$42,026

Median Price:

$47,462,400

Median Price/Sq Ft:

$20,955

Low Price:

$36,512,400

Low Price/Sq Ft:

$16,514

Figures are based on selling price after adjustments, and rounded to the nearest $100

In your area, the comparable homes are not as similar as in other places; however, your home, in average condition, will list and possibly sell in this market at or around $555,000.

We've outlined some of the most important factors that influence your home's value: Neighborhood comps. ...

Location. ...

Home size and usable space. ...

Age and condition. ...

Upgrades and updates. ...

The local market. ...

Economic indicators. ...

Interest rates.

Researched and prepared by Marion Boston Your Castle Real Estate Inc All data deemed reliable but not guaranteed. Copyright REcolorado © 2022. All rights reserved.

Subject Property: 85 S Gray Street , LAKEWOOD, 80226

August 05, 2022

The Importance of Pricing This chart highlights the importance of pricing correctly at market value.

This graph illustrates the importance of pricing correctly. The centerline represents market value. As you move above this market value, you attract much smaller percentage of prospective buyers, greatly reducing your chances of a sale. Conversely, as you move below market value, you attract a much larger percentage of potential buyers.

Researched and prepared by Marion Boston Your Castle Real Estate Inc All data deemed reliable but not guaranteed. Copyright REcolorado © 2022. All rights reserved.

Subject Property: 85 S Gray Street , LAKEWOOD, 80226

August 05, 2022

The Effect of Over Pricing This chart highlights the importance of pricing correctly at market value.

This is the average percentage difference between the Selling and Asking Price by the length of time the home was on the market.

● ● ● ●

Put your best foot forward immediately Establish a competitive asking price Keep your home in top showing condition Offer favorable financing terms

Researched and prepared by Marion Boston Your Castle Real Estate Inc All data deemed reliable but not guaranteed. Copyright REcolorado © 2022. All rights reserved.

Subject Property: 85 S Gray Street , LAKEWOOD, 80226

August 05, 2022

Setting the Price This chart highlights the importance of pricing correctly at market value.

When setting a price for your property, the listing level must strike a balance between the seller’s need to achieve the best-possible return and the buyer’s need to get good value. With many years of experience, a professional Real Estate Agent can help you set a price that will accomplish both objectives.

Establishing market value

The market value of your property is determined in exactly the same way as any other commodity – what a buyer is willing to pay for it in today’s market.

Despite the price you paid originally, or the value of any improvements you may have made, the value is determined by market forces.

Look at the competition

Buyers look at about a dozen properties on average before making an offer on a property. As a result, they have a good overview of the market and will compare your property against the competition. If it’s not in line with similar properties that are available, buyers won’t consider it good value for money.

Researched and prepared by Marion Boston Your Castle Real Estate Inc All data deemed reliable but not guaranteed. Copyright REcolorado © 2022. All rights reserved.

(Seller 1)

(Seller 2)

Full Legal Names: _________________________

_______________________________

Email Addresses: _________________________

_______________________________

Phone Numbers: __________________________

_______________________________

Address: _________________________________________________________________ City: __________________________ State: _________________ Zip: ______________ Why are you moving?: ___________________________ Where?: __________________ When?: _______________________________________ Back up plan?: _____________

Basics

Beds: ___ Baths: _____ Sqft: __________

Basement finished: Y / N _________ Parking: ________

Floor Plan (Vaulted Ceilings, Master Bed/Bath, Basement, Storage, Garage, Bright/Open, Flow, etc.?): ________________________________________________________________________ ________________________________________________________________________

Improvements/Updates (Flooring, Lighting, Window Coverings, Paint, Windows, Roof, HVAC, etc.?): ________________________________________________________________________ ________________________________________________________________________

Features (Fireplace, 5-Piece Bath, Built-In Speakers, Wet Bar, Skylights, Security System, etc.?): ________________________________________________________________________ ________________________________________________________________________

Inclusions/Exclusions (Appliances, TV or TV Mounts, Lighting, Mirrors, Sheds, Landscaping, etc.?): ________________________________________________________________________ ________________________________________________________________________

Exterior (Deck, Balcony, Landscaping, Siding, Views, Lot Size, Fencing, BBQ, Garden Areas, etc.?): ________________________________________________________________________

Community (Public Transportation, Walk Score, Schools, Recreation, Shopping, Highway Access, etc.?): ________________________________________________________________________ ________________________________________________________________________

HOA (None, Clubhouse, Pool, Utilities, Trash, Snow Removal, Insurance, Contact Info for HOA, etc.?): ________________________________________________________________________ ________________________________________________________________________

Utilities (Average Cost, Gas/Electric/Water Providers, Cost Savings or Green Features, etc.?): ________________________________________________________________________ ________________________________________________________________________

Features (What do you love most about this home? What were the features that attracted you to purchase?): ________________________________________________________________________ ________________________________________________________________________

Game Plan (Ideal Timeline, Replacement Property, Proceeds & Purchase Price, Financing, etc.?)*: ________________________________________________________________________ ________________________________________________________________________

Showings (Process, Notifications, Showing Windows, Restrictions, Pets, etc.?): ________________________________________________________________________ ________________________________________________________________________

________________________________________________________________________ ________________________________________________________________________ ________________________________________________________________________ ________________________________________________________________________ ________________________________________________________________________ ________________________________________________________________________ ________________________________________________________________________ ________________________________________________________________________ ________________________________________________________________________ ________________________________________________________________________ ________________________________________________________________________ ________________________________________________________________________ ________________________________________________________________________ ________________________________________________________________________ ________________________________________________________________________ ________________________________________________________________________ ________________________________________________________________________ ________________________________________________________________________ ________________________________________________________________________ ________________________________________________________________________ ________________________________________________________________________ ________________________________________________________________________

________________________________________________________________________ ________________________________________________________________________ ________________________________________________________________________ ________________________________________________________________________ ________________________________________________________________________ ________________________________________________________________________ ________________________________________________________________________ ________________________________________________________________________ ________________________________________________________________________ ________________________________________________________________________ ________________________________________________________________________ ________________________________________________________________________ ________________________________________________________________________ ________________________________________________________________________ ________________________________________________________________________ ________________________________________________________________________ ________________________________________________________________________ ________________________________________________________________________ ________________________________________________________________________ ________________________________________________________________________ ________________________________________________________________________ ________________________________________________________________________ ________________________________________________________________________ ________________________________________________________________________ ________________________________________________________________________ ________________________________________________________________________ ________________________________________________________________________

________________________________________________________________________ ________________________________________________________________________ ________________________________________________________________________ ________________________________________________________________________ ________________________________________________________________________ ________________________________________________________________________ ________________________________________________________________________ ________________________________________________________________________ ________________________________________________________________________ ________________________________________________________________________ ________________________________________________________________________ ________________________________________________________________________ ________________________________________________________________________ ________________________________________________________________________ ________________________________________________________________________ ________________________________________________________________________ ________________________________________________________________________ ________________________________________________________________________ ________________________________________________________________________ ________________________________________________________________________ ________________________________________________________________________ ________________________________________________________________________ ________________________________________________________________________ ________________________________________________________________________ ________________________________________________________________________ ________________________________________________________________________ ________________________________________________________________________

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New Era Group Your Castle Real Estate

WHAT A SELLER SHOULD EXPECT Local Knowledge. Total Commitment.

:///

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Highest price?

Minimize the hassle?

Intelligent and aggressive marketing?

Consistent communication?

What else?

OUR SIX STEP LISTING PROCESS

Tour Property

Ask Questions

Marketing Overview

Pricing Strategy

Explain Forms

Mutual Decision

Why Hire The New Era Group?

We work with clients like you to help make the home sale or purchase process as stress-free and enjoyable as possible.

Towards this goal, we strive to treat each of our clients as we would a member of our family. If you elect to hire a New Era Group agent, you should expect the utmost professionalism, respect and attention at all times throughout the relationship. Supporting our client’s real estate goals is about being consultants who listen and help to make dreams come true. If you are looking for a Realtor who is energetic and passionate about his or her clients, start your search at the New Era Group. :///

New Era Group Your Castle Real Estate

ELITE BROKERS

150

MILLION DOLLAR

Every New Era Group agent must represent excellence in the industry. Our team is insightful, always evolving and on top of new trends in real estate.

The results speak for themselves with Real Trends ranking the New Era Group as the top team in Colorado the past two years.

team within Your Castle Real Estate, one of the largest locally owned brokerages in Colorado. Combined, we have over a billion-dollar market share.

The New Era Group has an impressive track record of year over year growth in all market conditions since its inception in 2004. The original mission of the company was to create “The New Standard In Real Estate” and thus the name. The leadership team came from roles within both the fast paced tech world as well as from fortune 500 companies. They leveraged this wealth of experience to help people from all walks of life fully realize the benefits of home ownership. Along the way, the team has not only had a positive impact on thousands of lives, but collectively the New Era Group agents have created a best of breed marketing, sales and support platform.

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1

Intelligent MLS entry to drive showing activity

7

Text & 800# Call Capture Technology on Signs & Flyers

2

Featured listing on New Era owned sites

3

Enhanced Listing on Realtor.com

8

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4

High Quality Professional Photography

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Highly Visible Signage

11

Massive Online Distribution Effort

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The best chance for selling your home is within the first seven weeks. Studies show that the longer a property stays on the market, the less the seller will net.

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•• •• •• •• •• •• •• •• •• •• •• •• •• •• •• •• •• •• •• •• •• •• •• •• •

ACTIVITY

OUR DISTRIBUTION NETWORK

of buyers will have previewed your home online prior to conducting a walkthrough.

49%

89%

use the Internet to search for their home.

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We Syndicate Our Data

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TIME ON MARKET (WEEKS) IMPORTANCE OF INTELLIGENT PRICING

7

8

9

10

11

12

ASKING PRICE +15%

Market Value

-10%

-15% +10% 10% 30%

PERCENTAGE OF BUYERS

60% 75%

90%

Buyers look at properties that are priced at market value.

If you price your home by as little as 10% over market value, the showings will be cut in half and buyers will simply write offers on properly priced homes.

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Hire a Professional Stager

<]%H]jkgfYdar] <]%;dmll]j >gj Lgh <gddYj When presenting your home to prospective buyers, first impressions are critical. Buyers begin evaluating your home first through photos and then from the moment they arrive at your door. They prefer homes that are well maintained, clean and clutter-free.

Home improvements and professional staging advice can be essential to the salability and ultimate sales price of your home.

DE-CLUTTER & DE-PERSONALIZE

Clutter makes a home and its rooms look smaller to buyers both online and in person. Clutter can even make buyers feel uncomfortable or claustrophobic. Because buyers cannot see beyond it, clutter devalues a home and can be the main reason why a house doesn’t sell. Clutter costs you money.

IMPROVE CURB APPEAL

Fix or replace anything that is obviously damaged or worn.

Enhance landscaping and paint as needed. Clean your front door, fix that broken doorbell and buy a new welcome mat.

Simple changes add up! Many buyers will drive by your home prior to deciding if they desire a showing.

INTERIOR IMPROVEMENTS

Fix or replace anything that is worn or broken. Brighten the interior with a fresh coat of paint in light, neutral colors. Shampoo carpets, make tile and wood floors sparkle and deep clean throughout. Improve lighting with clean windows, fixtures and fresh bulbs. Have the heating and cooling systems cleaned and serviced.