07/26/2012 01:52 pm -...

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118 Silver Ridge Court1244716 of 307/26/2012 01:52 PM MLS #:

MLS # 1244716Status ActiveType Single Family-DetachedAddress 118 Silver Ridge CourtCity GreerState SCZip 29651Area 013Class ResidentialListing Price $284,900Sale/Rent For SaleIDX Include Yes

# of Bedrooms 3# of Full Baths 3# of Half Baths 1Garage Capacity Two# of Stories TwoApprox Age 21-30Garage Type Attached Garage

GENERALCounty Greenville # of BRs Below Grade 0# of Fireplaces 1 SQFT Finished and Heated 2400-2599Subdivision Silver Ridge Tax ID Number T021030101900Legal Lot Number 19 Approx # of Acres 1.94Approx Year Built 1991 Elementary School TaylorsMiddle School Greer High School GreerAgent SUNIL VARGHESE - Cell: (864) 525

-7449Listing Office 1 Wham AARE, LLC - Main: (864) 801

-9468SA 0 BA 3Variable Rate Com N Listing Type Exclusive Right to SellAgency Relationship Buyer Agent Listing Date 7/25/2012Associated Document Count 2 Living Room (Y/N) NDining Room (Y/N) Y Dining Rm Size 13x16Breakfast Room (Y/N) N Kitchen (Y/N) YKitchen Size 15x14 Great Room (Y/N) YGreat Room Size 23x14 Den (Y/N) NBonus/Rec Room (Y/N) N Florida Room (Y/N) YFlorida Size 15x11 Screened Porch (Y/N) YScreened Porch Size 16x10 Laundry (Y/N) YLaundry Size 9x8 Master Bedroom (Y/N) YMaster Bedroom Size 19x15 Bedroom #2 (Y/N) YBedroom #2 Size 15x13 Bedroom #3 (Y/N) YBedroom #3 Size 15x13 Bedroom #4 (Y/N) NVOW Include Yes VOW Address YesVOW Comment Yes VOW AVM Yes# of Rooms Below Grade 0 # of Bedrooms Main Level 1Status Date 7/26/2012 HotSheet Date 7/26/2012Price Date 7/26/2012 Input Date 7/26/2012 12:45:00 PM# Full Baths on Main Lvl 2 Detailed Showing Inst Call the appointment centerShowing Call Specified Appointment Center Contact # for Appts (864) 467-0000Directions Hwy 29 (Wade Hampton Blvd) heading

North turn left on Fairview and thenstay left to get on Rutherford and thenleft into S/D on Silver Ridge Ct andhome is at the end of the street.

Update Date 7/26/2012

Cumulative DOM 1 Agent Hit Count 5Client Hit Count 4 Original Price $284,900Days On Market 1

FEATURESSTYLECape Cod

EXTERIOR FINISHVinyl Siding

LOT DESCRIPTIONCul-de-SacLevel

FOUNDATIONCrawl SpaceBasement

BASEMENTUnfinished

INTERIOR FEATURESAttic Stairs DisappearingCeiling FanOpen Floor PlanSmoke DetectorSome Window TrtmntsWalk In Closet

MRBED FEATURESDouble SinkFull BathMaster on Main LvlShower-Separate

FIREPLACEWood Burning Fireplace

HEATING SYSTEMElectricMulti-Units

COOLING SYSTEMElectricMulti-Units

FLOORSCarpetCeramic TileHardwood

DOCUMENTS WITH OFFERCopy Earnest Money CheckPre-Approval LetterSigned SDS

ON INTERNETYes

GARBAGE PICKUPPrivate

DRIVEWAYExtra PadPaved

CONDO REGIME INCLUDES


FEATURES

WalkoutEXTERIOR FEATURESPorch-FrontPorch-ScreenedSatellite DishVinyl/Aluminum Trim

ROOFArchitectural

GARAGE FEATURESDoor OpenerSide/Rear EntryYard Door

Tub/ShowerWalk-in Closet

SPECIALTY ROOMLaundrySun Room

LAUNDRY LOCATION1st Floor

APPLIANCESDishwasherDisposalCook Top-ElectricOven-Electric

VinylWATERPublic

SEWERSeptic

WATER HEATERElectric

STORAGE SPACEAtticGarageOther

DOCS ON FILEAppraisalSeller Disclosure

NoneAMENITIES INCLUDELights

SHOWINGAppointment OnlyVacant

ADDITIONAL FEESHOA Mgmt Transfer Fee

FINANCIALTotal Taxes 1228.00 Tax Year 2011Tax Rate(4%/6%) 4% In City NHOA (Y/N) Y HOA/Regime Fee$ 200HOA/Regime Fee Mandatory Yes HOA Term AnnualShort Sale NO Foreclosure (Y/N) NAuction (Y/N) N Electric Co. DukePhone Co. AT&T Water Co. Blue Ridge

MEMBER REMARKSHome appraised on 6/19/12 for $285,000 (appraisal is in associated docs). Per appraiser square footage above grade is 2518 (including the sun room) andunfinished space in basement is 1232. Lot size of 1.94 acres was also taken from the appraisal. The master offers two bathrooms - each has one sink andone has a tub/shower combo (regular tub, not garden) and the other has just a shower. One of the closets in the master is a walk-in and the other is regularsize. Buyer to verify all information in the MLS.

REMARKSWOW!! This 3 bedroom, 3.5 bath custom built home was the builder's personal residence and from the minute you walk in the door you'll notice the qualityfeatures that abound. Beautiful Cape Cod with an unfinished walk-out basement that sits on almost two acres on a quiet, private, cul-de-sac street. The frontporch invites you into this home that boasts a spacious and well thought out floor plan. The large great room offers a wood burning fireplace and the diningroom features hardwood floors, chair rail molding, and a bay window that overlooks the screened porch and backyard. The kitchen has tons of cabinets andcounter space along with some glass front and raised panel cabinets. The centerpiece of the home is the spacious master bedroom with his and herbathrooms and his and her closets, unheard of for a home in this price range! The walk-in laundry room has a half bath with two large sinks and cabinetspace. Upstairs you'll find two large bedrooms with a full bathroom and there's a door at the top of the stairs if you'd like to close off that portion of the houseor just have some more privacy. In addition to all this there is over 1200 square feet in the unfinished walk out basement plus the home also boasts ascreened-in porch and sun room. Other updates include two heating and cooling units, vinyl tilt-out windows, and an architectural shingle roof! The homeappraised for $285,000 on 6/19/12 and won't last long so see this home today before its gone.

ADDITIONAL PICTURES

Property Map Print | Email | Save | Copy Need Help

Map for Parcel Address: 118 Silver Ridge Ct Greer, SC 29651-5509, Parcel ID: T021.03-01-019.00

COPYRIGHT © 2012 COURTHOUSE RETRIEVAL SYSTEM. ALL RIGHTS RESERVED.Information Deemed Reliable But Not Guaranteed.

Contact Us at (800) 374-7488 ext 3 for Help.

1.93 ac

© 2012 Microsoft Corporation © 2010 NAVTEQ © AND

150 yds

http://www.crsdata.net/realestate/ve/Help

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Please note that this is not a survey and that acreage is only approximate.

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File No.Property AddressCity County State Zip Code

TABLE OF CONTENTS

Brown0112 MPRN/a118 Silver Ridge CtGreer Greenville SC 29651Mary Brown

Summary of Salient Features ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................URAR ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................Statement of Limiting Conditions ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................Supplemental Addendum ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................Subject Photos ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................Subject Photos ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................Photograph Addendum ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................Photograph Addendum ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................Comparable Photos 1-3 ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................Plat Map ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................Addendum ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................Addendum ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................Building Sketch (Page - 1) ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................Location Map ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................

1246891011121314151617

Form TOCP — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE

Borrower/Client

Lender


Summary of Salient Features ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................URAR ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................Statement of Limiting Conditions ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................Supplemental Addendum ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................Subject Photos ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................Subject Photos ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................Photograph Addendum ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................Photograph Addendum ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................Comparable Photos 1-3 ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................Plat Map ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................Addendum ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................Addendum ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................Building Sketch (Page - 1) ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................Location Map ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................

1246891011121314151617

Form TOCP — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE

Borrower/Client

Lender

File No.Property AddressCity County State Zip Code

TABLE OF CONTENTS

SUMMARY OF SALIENT FEATURES

SUBJ

ECT

INFO

RMAT

ION

Subject Address

Legal Description

City

County

State

Zip Code

Census Tract

Map Reference

SALE

S PR

ICE

Sale Price

Date of Sale

$

CLIE

NTDE

SCRI

PTIO

N OF

IMPR

OVEM

ENTS

Size (Square Feet)

Price per Square Foot

Location

Age

Condition

Total Rooms

Bedrooms

Baths

$

APPR

AISE

R Appraiser

Date of Appraised Value

VALU

E

Opinion of Value $

Form SSD3 — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE

118 Silver Ridge Ct

Tax District 289, PB 16-E/11, Lot 19, Silver Ridge

Greer

Greenville

SC

29651

0026.06

T021.03-01-019.00

0

n/a

N/a

Mary Brown

2,518

Rural/Subdv

15

Good

7

3

3

Mark P Ryll

06/19/2012

285,000

Borrower/Client

Lender

Form SSD3 — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE

118 Silver Ridge Ct

Tax District 289, PB 16-E/11, Lot 19, Silver Ridge

Greer

Greenville

SC

29651

0026.06

T021.03-01-019.00

0

n/a

N/a

Mary Brown

2,518

Rural/Subdv

15

Good

7

3

3

Mark P Ryll

06/19/2012

285,000

Borrower/Client

Lender

SUMMARY OF SALIENT FEATURES

SUBJ

ECT

INFO

RMAT

ION

Subject Address

Legal Description

City

County

State

Zip Code

Census Tract

Map Reference

SALE

S PR

ICE

Sale Price

Date of Sale

$

CLIE

NTDE

SCRI

PTIO

N OF

IMPR

OVEM

ENTS

Size (Square Feet)

Price per Square Foot

Location

Age

Condition

Total Rooms

Bedrooms

Baths

$

APPR

AISE

R Appraiser

Date of Appraised Value

VALU

E

Opinion of Value $

Page #1Main File No. Brown0112 MPR

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21

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Line

Property Description File No.UNIFORM RESIDENTIAL APPRAISAL REPORTSU

BJEC

T

Property AddressLegal DescriptionAssessor's Parcel No.BorrowerProperty rights appraisedNeighborhood or Project NameSale Price $Lender/ClientAppraiserLocationBuilt upGrowth rateProperty valuesDemand/supplyMarketing time

City State Zip CodeCounty

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 sellerAddressAddress

NEIG

HBOR

HOOD

Predominantoccupancy

Single family housing Present land use % Land use change

Note: Race and the racial composition of the neighborhood are not appraisal factors.

Predominant

UrbanOver 75%RapidIncreasingShortageUnder 3 mos.

Suburban25-75%StableStableIn balance3-6 mos.

RuralUnder 25%SlowDecliningOver supplyOver 6 mos.

OwnerTenantVacant (0-5%)Vac.(over 5%)

PRICE AGE$(000) (yrs)

LowHigh

One family2-4 familyMulti-familyCommercial

Not likelyIn 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.):

PUD

Project Information for PUDs (If applicable) - - Is the developer/builder in control of the Home Owners' Association (HOA)? Yes NoApproximate total number of units in the subject project Approximate total number of units for sale in the subject projectDescribe common elements and recreational facilities:

SITE

DimensionsSite areaSpecific zoning classification and descriptionZoning complianceHighest & best use as improved:

Corner Lot Yes No

Legal Legal nonconforming (Grandfathered use) Illegal No zoningPresent use Other use (explain)

Utilities Off-site ImprovementsElectricityGasWaterSanitary sewerStorm sewer

Public Other Type Public PrivateStreetCurb/gutterSidewalkStreet lightsAlley

TopographySizeShapeDrainageViewLandscapingDriveway SurfaceApparent easementsFEMA Special Flood Hazard AreaFEMA ZoneFEMA Map No.

Map DateYes No

Comments (apparent adverse easements, encroachments, special assessments, slide areas, illegal or legal nonconforming zoning use, etc.):

DESC

RIPT

ION

OF IM

PROV

EMEN

TS

GENERAL DESCRIPTION

No. of UnitsNo. of StoriesType (Det./Att.)Design (Style)Existing/ProposedAge (Yrs.)Effective Age (Yrs.)

EXTERIOR DESCRIPTION

FoundationExterior WallsRoof SurfaceGutters & Dwnspts.Window TypeStorm/ScreensManufactured House

FOUNDATION

SlabCrawl SpaceBasementSump PumpDampnessSettlementInfestation

BASEMENT

Area Sq. Ft.% FinishedCeilingWallsFloorOutside Entry

INSULATION

RoofCeilingWallsFloorNoneUnknown

ROOMS

BasementLevel 1Level 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/ConditionFloorsWallsTrim/FinishBath FloorBath WainscotDoors

HEATING

TypeFuelConditionCOOLING

CentralOtherCondition

KITCHEN EQUIP.

RefrigeratorRange/OvenDisposalDishwasherFan/HoodMicrowaveWasher/Dryer

ATTIC

NoneStairsDrop StairScuttleFloorHeatedFinished

AMENITIES

Fireplace(s) #PatioDeckPorchFencePool

CAR STORAGE:

NoneGarage

AttachedDetachedBuilt-In

CarportDriveway

# of cars

COM

MEN

TS

Additional 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 theimmediate vicinity of the subject property.:

Freddie Mac Form 70 6/93 Fannie Mae Form 1004 6/93PAGE 1 OF 2Form UA2 — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE

Private2012/MPRBrown0112 MPR

118 Silver Ridge Ct Greer SC 29651Tax District 289, PB 16-E/11, Lot 19, Silver Ridge Greenville

T021.03-01-019.00 2011 1,228 0N/a Margaret Springfield

200Silver Ridge T021.03-01-019.00 0026.06

0 n/a 0Mary Brown Weaverville, NCMark P Ryll 9 COBBLESTONE COURT, GREENVILLE, SC 29615

175425

300

040

15

100

McElhaney Road to the West, Highway 101 to the East, Highway 290 to the South, and Milford ChurchRoad to the North.

The subject is located in the Silver Ridge subdivision, and is in close proximity to public schools, houses of worship, shopping, andrecreational facilities. Employment in the area is stable and marketability is average. There are no noted factors that would affect marketabilityin the area.

Market conditions in the area are average. Demand and supply are in balance, and average marketing time within 3-6 months. Rates andterms for long term financing are competitive among local lenders. No manipulation of market noted.

N/a N/aN/a

90.4 x 445.3 x 500.3 x 131.741.94 ac

R-S

Septic

Paved AsphaltConcreteNoneYesNone

Basically Level1.94 acIrregularAppears AdequateSimilar PropAverage

ConcreteStd Utility

X 12/02/200445045C0333D

As of the effectivedate of the appraisal, there are no apparent easements or encroachments environmental conditions noted other than standard utility.

12DetCape CodExisting159

Concrete SlabVinyl/AvgArchShngl/GdYes/GdDHThermal/GdScreens/Gd

No

ConcreteNoneYesUnknownNone EvidentNone EvidentUnknown

1,2320

n/an/an/aYes

1,2321 1 1 1 1 2 1 1,846

2 1 672

7 3 3 2,518

Hwd/Cpt/Vnl/GdSheetrock/GdWood/GdCTile/GdCtile/GdHCore/Gd

FWAHPmpNatGasGdFWAYesNoneGd

1NoneScrndCovrdFrtNone

None

2

2

0Concrete

Thermo windows, Hardwood floors, Central Vac system, crown molding,recessed lighting, dualHVAC system, ceramic tile backsplash in kitchen, first floor suppoted by steel I-Beams, sunroom, screened porch, 2 car attached garage

Subject hashad updates: Architectural shingled roof installed, new thermo windows installed, new HVAC installed, exterior painted. The condition of theimprovements as of the effective date of the appraisal appear to be in good condition. No noted physical, functional, or external inadequaciesnoted that affect marketability.

As of the effective date of the appraisal, there are no apparent easements or encroachments, it isassumed there are no adverse environmental conditions on the site, or in the immediate vicinity of the subject property.

Ryll & Company Appraisals, LLC.

Form UA2 — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE


118 Silver Ridge Ct Greer SC 29651Tax District 289, PB 16-E/11, Lot 19, Silver Ridge Greenville

T021.03-01-019.00 2011 1,228 0N/a Margaret Springfield

200Silver Ridge T021.03-01-019.00 0026.06

0 n/a 0Mary Brown Weaverville, NCMark P Ryll 9 COBBLESTONE COURT, GREENVILLE, SC 29615

175425

300

040

15

100

McElhaney Road to the West, Highway 101 to the East, Highway 290 to the South, and Milford ChurchRoad to the North.

The subject is located in the Silver Ridge subdivision, and is in close proximity to public schools, houses of worship, shopping, andrecreational facilities. Employment in the area is stable and marketability is average. There are no noted factors that would affect marketabilityin the area.

Market conditions in the area are average. Demand and supply are in balance, and average marketing time within 3-6 months. Rates andterms for long term financing are competitive among local lenders. No manipulation of market noted.

N/a N/aN/a

90.4 x 445.3 x 500.3 x 131.741.94 ac

R-S

Septic

Paved AsphaltConcreteNoneYesNone

Basically Level1.94 acIrregularAppears AdequateSimilar PropAverage

ConcreteStd Utility

X 12/02/200445045C0333D

As of the effectivedate of the appraisal, there are no apparent easements or encroachments environmental conditions noted other than standard utility.

12DetCape CodExisting159

Concrete SlabVinyl/AvgArchShngl/GdYes/GdDHThermal/GdScreens/Gd

No

ConcreteNoneYesUnknownNone EvidentNone EvidentUnknown

1,2320

n/an/an/aYes

1,2321 1 1 1 1 2 1 1,846

2 1 672

7 3 3 2,518

Hwd/Cpt/Vnl/GdSheetrock/GdWood/GdCTile/GdCtile/GdHCore/Gd

FWAHPmpNatGasGdFWAYesNoneGd

1NoneScrndCovrdFrtNone

None

2

2

0Concrete

Thermo windows, Hardwood floors, Central Vac system, crown molding,recessed lighting, dualHVAC system, ceramic tile backsplash in kitchen, first floor suppoted by steel I-Beams, sunroom, screened porch, 2 car attached garage

Subject hashad updates: Architectural shingled roof installed, new thermo windows installed, new HVAC installed, exterior painted. The condition of theimprovements as of the effective date of the appraisal appear to be in good condition. No noted physical, functional, or external inadequaciesnoted that affect marketability.

As of the effective date of the appraisal, there are no apparent easements or encroachments, it isassumed there are no adverse environmental conditions on the site, or in the immediate vicinity of the subject property.

Ryll & Company Appraisals, LLC.

Property Description File No.UNIFORM RESIDENTIAL APPRAISAL REPORTSU

BJEC

T

Property AddressLegal DescriptionAssessor's Parcel No.BorrowerProperty rights appraisedNeighborhood or Project NameSale Price $Lender/ClientAppraiserLocationBuilt upGrowth rateProperty valuesDemand/supplyMarketing time

City State Zip CodeCounty

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 sellerAddressAddress

NEIG

HBOR

HOOD

Predominantoccupancy

Single family housing Present land use % Land use change

Note: Race and the racial composition of the neighborhood are not appraisal factors.

Predominant

UrbanOver 75%RapidIncreasingShortageUnder 3 mos.

Suburban25-75%StableStableIn balance3-6 mos.

RuralUnder 25%SlowDecliningOver supplyOver 6 mos.

OwnerTenantVacant (0-5%)Vac.(over 5%)

PRICE AGE$(000) (yrs)

LowHigh

One family2-4 familyMulti-familyCommercial

Not likelyIn 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.):

PUD

Project Information for PUDs (If applicable) - - Is the developer/builder in control of the Home Owners' Association (HOA)? Yes NoApproximate total number of units in the subject project Approximate total number of units for sale in the subject projectDescribe common elements and recreational facilities:

SITE

DimensionsSite areaSpecific zoning classification and descriptionZoning complianceHighest & best use as improved:

Corner Lot Yes No

Legal Legal nonconforming (Grandfathered use) Illegal No zoningPresent use Other use (explain)

Utilities Off-site ImprovementsElectricityGasWaterSanitary sewerStorm sewer

Public Other Type Public PrivateStreetCurb/gutterSidewalkStreet lightsAlley

TopographySizeShapeDrainageViewLandscapingDriveway SurfaceApparent easementsFEMA Special Flood Hazard AreaFEMA ZoneFEMA Map No.

Map DateYes No

Comments (apparent adverse easements, encroachments, special assessments, slide areas, illegal or legal nonconforming zoning use, etc.):

DESC

RIPT

ION

OF IM

PROV

EMEN

TS

GENERAL DESCRIPTION

No. of UnitsNo. of StoriesType (Det./Att.)Design (Style)Existing/ProposedAge (Yrs.)Effective Age (Yrs.)

EXTERIOR DESCRIPTION

FoundationExterior WallsRoof SurfaceGutters & Dwnspts.Window TypeStorm/ScreensManufactured House

FOUNDATION

SlabCrawl SpaceBasementSump PumpDampnessSettlementInfestation

BASEMENT

Area Sq. Ft.% FinishedCeilingWallsFloorOutside Entry

INSULATION

RoofCeilingWallsFloorNoneUnknown

ROOMS

BasementLevel 1Level 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/ConditionFloorsWallsTrim/FinishBath FloorBath WainscotDoors

HEATING

TypeFuelConditionCOOLING

CentralOtherCondition

KITCHEN EQUIP.

RefrigeratorRange/OvenDisposalDishwasherFan/HoodMicrowaveWasher/Dryer

ATTIC

NoneStairsDrop StairScuttleFloorHeatedFinished

AMENITIES

Fireplace(s) #PatioDeckPorchFencePool

CAR STORAGE:

NoneGarage

AttachedDetachedBuilt-In

CarportDriveway

# of cars

COM

MEN

TS

Additional 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 theimmediate vicinity of the subject property.:

Freddie Mac Form 70 6/93 Fannie Mae Form 1004 6/93PAGE 1 OF 2


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Valuation Section File No.UNIFORM RESIDENTIAL APPRAISAL REPORTCO

ST A

PPRO

ACH

ESTIMATED SITE VALUEESTIMATED REPRODUCTION COST-NEW-OF IMPROVEMENTS:Dwelling

Garage/CarportTotal Estimated Cost NewLessDepreciationDepreciated Value of Improvements"As-is" Value of Site ImprovementsINDICATED 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 remainingeconomic life of the property):

SALE

S CO

MPA

RISO

N AN

ALYS

IS

/ / / /

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.

+ – + – + –

$$ $

$

$

$

$$

$

$

$$

$

$

$$$

AddressProximity to SubjectSales PricePrice/Gross Living AreaData and/orVerification SourceVALUE ADJUSTMENTS

Sales or FinancingConcessionsDate of Sale/TimeLocationLeasehold/Fee SimpleSiteViewDesign and AppealQuality of ConstructionAgeConditionAbove GradeRoom CountGross Living AreaBasement & FinishedRooms Below GradeFunctional UtilityHeating/CoolingEnergy Efficient ItemsGarage/CarportPorch, Patio, Deck,Fireplace(s), etc.Fence, Pool, etc.

Net Adj. (total)Adjusted Sales Priceof ComparableComments on Sales Comparison (including the subject property's compatibility to the neighborhood, etc.):

Date, Price and DataSource, for prior saleswithin year of appraisalAnalysis 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 APPROACHINDICATED VALUE BY INCOME APPROACH (if Applicable) Estimated Market Rent /Mo. x Gross Rent Multiplier =

RECO

NCIL

IATI

ON

This 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, contingentand limiting conditions, and market value definition that are stated in the attached Freddie Mac Form 439/FNMA form 1004B (Revised ).

SignatureNameDate Report SignedState Certification # StateOr State License # State


Inspect PropertyDid 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 2Form UA2 — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE

2,5181,232

649


Cost Approach is not required.

118 Silver Ridge CtGreer, SC 29651

0

Tax RecordsInspection

Rural/SubdvFee simple1.94 acSimilar PropCape CodGood15Good

7 3 32,518

1,232sf Unf0TypicalFWA/CACTypical2 Car Att GarPch/ScrndPch1 FireplaceNo Fence

No Prior SalePrior 36 MonthsTax Records

10 Twin Silo CtGreer, SC 296510.52 miles SE

275,000129.35

MLS# 1226490;DOM 191Tax Records/Inspection

Conventional 0None 003/09/12 0Rural/SubdvFee Simple0.74 ac +10,000Similar PropTraditional 0Good6 -4,500Good

7 3 2.1 +1,5002,126 +11,760

1250sf / 694sfFin -8,3281 Room/ 1 bath -1,000TypicalFWA/CACTypical2 Car Att GarPch/Dk/ScrPch -1,0001 FireplaceNo Fence

8,432

283,432


125 Creek Crossing WayGreer, SC 296510.61 miles SE

267,500102.88



7 3 2.1 +1,5002,600 -2,460

0 +9,8560TypicalFWA/CACTypical2 Car Att GarPatio/ScrndPch 01 FireplaceNo Fence

14,396

281,896


204 N Silver Ridge DrGreer, SC 296510.23 miles N

315,00098.47


Conventional 0None 010/12/2011 0Rural/SubdvFee Simple0.81 ac +10,000Similar PropCape CodGood15Good

8 4 2.1 +1,5003,199 -20,430

472 sf Finished -7,0801 Room / 1/2Bath -1,000TypicalGFWA/CAC 0Typical2 Car Att GarPch/Dk/ScrPch -1,0001 FireplaceNo Fence/Pool -6,000

-24,010

290,990


Extensive research was made in the marketplacefor sales similar in style, size, location and characteristic to the subject property. The sales selected by the appraiser were chosen for theirsimilarity to the subject. Where necessary, appropriate adjustments have been made to the comparable sales. It is the appraisers opinionthat the sales used are the best available. Together, the comparables cited describe the range of values for the subject property and supportthe various adjustments made. See attached addendum for explanation of adjustments.

285,000n/a n/a n/a

This appraisal reflects no cost to cure, or cost to complete, the opinion of value is based on subject at the time ofinspection.

The market sales analysis is given the most weight in the final estimate of value for the subject property. In the opinion of theappraiser, the market approach most readily shows the attitudes of buyers & sellers in an open (arm's length) market.

06/9306/19/2012

285,000Mark P Ryll

Mark P RyllJune 22, 2012Cr 5263 SC

Form UA2 — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE

2,5181,232

649


Cost Approach is not required.

118 Silver Ridge CtGreer, SC 29651

0

Tax RecordsInspection

Rural/SubdvFee simple1.94 acSimilar PropCape CodGood15Good

7 3 32,518

1,232sf Unf0TypicalFWA/CACTypical2 Car Att GarPch/ScrndPch1 FireplaceNo Fence


10 Twin Silo CtGreer, SC 296510.52 miles SE

275,000129.35



7 3 2.1 +1,5002,126 +11,760

1250sf / 694sfFin -8,3281 Room/ 1 bath -1,000TypicalFWA/CACTypical2 Car Att GarPch/Dk/ScrPch -1,0001 FireplaceNo Fence

8,432

283,432


125 Creek Crossing WayGreer, SC 296510.61 miles SE

267,500102.88



7 3 2.1 +1,5002,600 -2,460

0 +9,8560TypicalFWA/CACTypical2 Car Att GarPatio/ScrndPch 01 FireplaceNo Fence

14,396

281,896


204 N Silver Ridge DrGreer, SC 296510.23 miles N

315,00098.47


Conventional 0None 010/12/2011 0Rural/SubdvFee Simple0.81 ac +10,000Similar PropCape CodGood15Good

8 4 2.1 +1,5003,199 -20,430

472 sf Finished -7,0801 Room / 1/2Bath -1,000TypicalGFWA/CAC 0Typical2 Car Att GarPch/Dk/ScrPch -1,0001 FireplaceNo Fence/Pool -6,000

-24,010

290,990


Extensive research was made in the marketplacefor sales similar in style, size, location and characteristic to the subject property. The sales selected by the appraiser were chosen for theirsimilarity to the subject. Where necessary, appropriate adjustments have been made to the comparable sales. It is the appraisers opinionthat the sales used are the best available. Together, the comparables cited describe the range of values for the subject property and supportthe various adjustments made. See attached addendum for explanation of adjustments.

285,000n/a n/a n/a

This appraisal reflects no cost to cure, or cost to complete, the opinion of value is based on subject at the time ofinspection.

The market sales analysis is given the most weight in the final estimate of value for the subject property. In the opinion of theappraiser, the market approach most readily shows the attitudes of buyers & sellers in an open (arm's length) market.

06/9306/19/2012

285,000Mark P Ryll

Mark P RyllJune 22, 2012Cr 5263 SC

Valuation Section File No.UNIFORM RESIDENTIAL APPRAISAL REPORTCO

ST A

PPRO

ACH

ESTIMATED SITE VALUEESTIMATED REPRODUCTION COST-NEW-OF IMPROVEMENTS:Dwelling

Garage/CarportTotal Estimated Cost NewLessDepreciationDepreciated Value of Improvements"As-is" Value of Site ImprovementsINDICATED 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 remainingeconomic life of the property):

SALE

S CO

MPA

RISO

N AN

ALYS

IS

/ / / /



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.

+ – + – + –

$$ $

$

$

$

$$

$

$

$$

$

$

$$$

AddressProximity to SubjectSales PricePrice/Gross Living AreaData and/orVerification SourceVALUE ADJUSTMENTS

Sales or FinancingConcessionsDate of Sale/TimeLocationLeasehold/Fee SimpleSiteViewDesign and AppealQuality of ConstructionAgeConditionAbove GradeRoom CountGross Living AreaBasement & FinishedRooms Below GradeFunctional UtilityHeating/CoolingEnergy Efficient ItemsGarage/CarportPorch, Patio, Deck,Fireplace(s), etc.Fence, Pool, etc.

Net Adj. (total)Adjusted Sales Priceof ComparableComments on Sales Comparison (including the subject property's compatibility to the neighborhood, etc.):

Date, Price and DataSource, for prior saleswithin year of appraisalAnalysis 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 APPROACHINDICATED VALUE BY INCOME APPROACH (if Applicable) Estimated Market Rent /Mo. x Gross Rent Multiplier =

RECO

NCIL

IATI

ON

This 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, contingentand limiting conditions, and market value definition that are stated in the attached Freddie Mac Form 439/FNMA form 1004B (Revised ).



Inspect PropertyDid 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


DEFINITION OF MARKET VALUE: The most probable price which a property should bring in a competitive and open market under all conditionsrequisite to a fair sale, the buyer and seller, each acting prudently, knowledgeably and assuming the price is not affected by undue stimulus. Implicit in thisdefinition is the consummation of a sale as of a specified date and the passing of title from seller to buyer under conditions whereby: (1) buyer and seller aretypically motivated; (2) both parties are well informed or well advised, and each acting in what he considers his own best interest; (3) a reasonable time is allowedfor exposure in the open market; (4) payment is made in terms of cash in U.S. dollars or in terms of financial arrangements comparable thereto; and (5) the pricerepresents the normal consideration for the property sold unaffected by special or creative financing or sales concessions* granted by anyone associated withthe sale.

* Adjustments to the comparables must be made for special or creative financing or sales concessions. No adjustments are necessaryfor those costs which are normally paid by sellers as a result of tradition or law in a market area; these costs are readily identifiablesince the seller pays these costs in virtually all sales transactions. Special or creative financing adjustments can be made to thecomparable property by comparisons to financing terms offered by a third party institutional lender that is not already involved in theproperty or transaction. Any adjustment should not be calculated on a mechanical dollar for dollar cost of the financing or concessionbut the dollar amount of any adjustment should approximate the market's reaction to the financing or concessions based on theappraiser's judgement.

STATEMENT OF LIMITING CONDITIONS AND APPRAISER'S CERTIFICATION

CONTINGENT AND LIMITING CONDITIONS: The appraiser's certification that appears in the appraisal report is subject to the followingconditions:

1. The appraiser will not be responsible for matters of a legal nature that affect either the property being appraised or the title to it. The appraiser assumes thatthe title is good and marketable and, therefore, will not render any opinions about the title. The property is appraised on the basis of it being under responsibleownership.

2. The appraiser has provided a sketch in the appraisal report to show approximate dimensions of the improvements and the sketch is included only to assistthe reader of the report in visualizing the property and understanding the appraiser's determination of its size.

3. The appraiser has examined the available flood maps that are provided by the Federal Emergency Management Agency (or other data sources) and has notedin the appraisal report whether the subject site is located in an identified Special Flood Hazard Area. Because the appraiser is not a surveyor, he or she makesno guarantees, express or implied, regarding this determination.

4. The appraiser will not give testimony or appear in court because he or she made an appraisal of the property in question, unless specific arrangements to doso have been made beforehand.

5. The appraiser has estimated the value of the land in the cost approach at its highest and best use and the improvements at their contributory value. Theseseparate valuations of the land and improvements must not be used in conjunction with any other appraisal and are invalid if they are so used.

6. The appraiser has noted in the appraisal report any adverse conditions (such as, needed repairs, depreciation, the presence of hazardous wastes, toxicsubstances, etc.) observed during the inspection of the subject property or that he or she became aware of during the normal research involved in performingthe appraisal. Unless otherwise stated in the appraisal report, the appraiser has no knowledge of any hidden or unapparent conditions of the property oradverse environmental conditions (including the presence of hazardous wastes, toxic substances, etc.) that would make the property more or less valuable, andhas assumed that there are no such conditions and makes no guarantees or warranties, express or implied, regarding the condition of the property. Theappraiser will not be responsible for any such conditions that do exist or for any engineering or testing that might be required to discover whether suchconditions exist. Because the appraiser is not an expert in the field of environmental hazards, the appraisal report must not be considered as anenvironmental assessment of the property.

7. The appraiser obtained the information, estimates, and opinions that were expressed in the appraisal report from sources that he or she considers to bereliable and believes them to be true and correct. The appraiser does not assume responsibility for the accuracy of such items that were furnished by otherparties.

8. The appraiser will not disclose the contents of the appraisal report except as provided for in the Uniform Standards of Professional Appraisal Practice.

9. The appraiser has based his or her appraisal report and valuation conclusion for an appraisal that is subject to satisfactory completion, repairs, oralterations on the assumption that completion of the improvements will be performed in a workmanlike manner.

10. The appraiser must provide his or her prior written consent before the lender/client specified in the appraisal report can distribute the appraisal report(including conclusions about the property value, the appraiser's identity and professional designations, and references to any professional appraisalorganizations or the firm with which the appraiser is associated) to anyone other than the borrower; the mortgagee or its successors and assigns; the mortgageinsurer; consultants; professional appraisal organizations; any state or federally approved financial institution; or any department, agency, or instrumentalityof the United States or any state or the District of Columbia; except that the lender/client may distribute the property description section of the report only to datacollection or reporting service(s) without having to obtain the appraiser's prior written consent. The appraiser's written consent and approval must alsobe obtained before the appraisal can be conveyed by anyone to the public through advertising, public relations, news, sales, or other media.

Freddie Mac Form 439 6-93 Fannie Mae Form 1004B 6-93Page 1 of 2

Form ACR — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODERyll & Company Appraisals, LLC.

Form ACR — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODERyll & Company Appraisals, LLC.

DEFINITION OF MARKET VALUE: The most probable price which a property should bring in a competitive and open market under all conditionsrequisite to a fair sale, the buyer and seller, each acting prudently, knowledgeably and assuming the price is not affected by undue stimulus. Implicit in thisdefinition is the consummation of a sale as of a specified date and the passing of title from seller to buyer under conditions whereby: (1) buyer and seller aretypically motivated; (2) both parties are well informed or well advised, and each acting in what he considers his own best interest; (3) a reasonable time is allowedfor exposure in the open market; (4) payment is made in terms of cash in U.S. dollars or in terms of financial arrangements comparable thereto; and (5) the pricerepresents the normal consideration for the property sold unaffected by special or creative financing or sales concessions* granted by anyone associated withthe sale.

* Adjustments to the comparables must be made for special or creative financing or sales concessions. No adjustments are necessaryfor those costs which are normally paid by sellers as a result of tradition or law in a market area; these costs are readily identifiablesince the seller pays these costs in virtually all sales transactions. Special or creative financing adjustments can be made to thecomparable property by comparisons to financing terms offered by a third party institutional lender that is not already involved in theproperty or transaction. Any adjustment should not be calculated on a mechanical dollar for dollar cost of the financing or concessionbut the dollar amount of any adjustment should approximate the market's reaction to the financing or concessions based on theappraiser's judgement.

STATEMENT OF LIMITING CONDITIONS AND APPRAISER'S CERTIFICATION

CONTINGENT AND LIMITING CONDITIONS: The appraiser's certification that appears in the appraisal report is subject to the followingconditions:

1. The appraiser will not be responsible for matters of a legal nature that affect either the property being appraised or the title to it. The appraiser assumes thatthe title is good and marketable and, therefore, will not render any opinions about the title. The property is appraised on the basis of it being under responsibleownership.

2. The appraiser has provided a sketch in the appraisal report to show approximate dimensions of the improvements and the sketch is included only to assistthe reader of the report in visualizing the property and understanding the appraiser's determination of its size.

3. The appraiser has examined the available flood maps that are provided by the Federal Emergency Management Agency (or other data sources) and has notedin the appraisal report whether the subject site is located in an identified Special Flood Hazard Area. Because the appraiser is not a surveyor, he or she makesno guarantees, express or implied, regarding this determination.

4. The appraiser will not give testimony or appear in court because he or she made an appraisal of the property in question, unless specific arrangements to doso have been made beforehand.

5. The appraiser has estimated the value of the land in the cost approach at its highest and best use and the improvements at their contributory value. Theseseparate valuations of the land and improvements must not be used in conjunction with any other appraisal and are invalid if they are so used.

6. The appraiser has noted in the appraisal report any adverse conditions (such as, needed repairs, depreciation, the presence of hazardous wastes, toxicsubstances, etc.) observed during the inspection of the subject property or that he or she became aware of during the normal research involved in performingthe appraisal. Unless otherwise stated in the appraisal report, the appraiser has no knowledge of any hidden or unapparent conditions of the property oradverse environmental conditions (including the presence of hazardous wastes, toxic substances, etc.) that would make the property more or less valuable, andhas assumed that there are no such conditions and makes no guarantees or warranties, express or implied, regarding the condition of the property. Theappraiser will not be responsible for any such conditions that do exist or for any engineering or testing that might be required to discover whether suchconditions exist. Because the appraiser is not an expert in the field of environmental hazards, the appraisal report must not be considered as anenvironmental assessment of the property.

7. The appraiser obtained the information, estimates, and opinions that were expressed in the appraisal report from sources that he or she considers to bereliable and believes them to be true and correct. The appraiser does not assume responsibility for the accuracy of such items that were furnished by otherparties.

8. The appraiser will not disclose the contents of the appraisal report except as provided for in the Uniform Standards of Professional Appraisal Practice.

9. The appraiser has based his or her appraisal report and valuation conclusion for an appraisal that is subject to satisfactory completion, repairs, oralterations on the assumption that completion of the improvements will be performed in a workmanlike manner.

10. The appraiser must provide his or her prior written consent before the lender/client specified in the appraisal report can distribute the appraisal report(including conclusions about the property value, the appraiser's identity and professional designations, and references to any professional appraisalorganizations or the firm with which the appraiser is associated) to anyone other than the borrower; the mortgagee or its successors and assigns; the mortgageinsurer; consultants; professional appraisal organizations; any state or federally approved financial institution; or any department, agency, or instrumentalityof the United States or any state or the District of Columbia; except that the lender/client may distribute the property description section of the report only to datacollection or reporting service(s) without having to obtain the appraiser's prior written consent. The appraiser's written consent and approval must alsobe obtained before the appraisal can be conveyed by anyone to the public through advertising, public relations, news, sales, or other media.



APPRAISER'S CERTIFICATION: The Appraiser certifies and agrees that:

1. I have researched the subject market area and have selected a minimum of three recent sales of properties most similar and proximate to the subject propertyfor consideration in the sales comparison analysis and have made a dollar adjustment when appropriate to reflect the market reaction to those items of significantvariation. If a significant item in a comparable property is superior to, or more favorable than, the subject property, I have made a negative adjustment to reducethe adjusted sales price of the comparable and, if a significant item in a comparable property is inferior to, or less favorable than the subject property, I have madea positive adjustment to increase the adjusted sales price of the comparable.

2. I have taken into consideration the factors that have an impact on value in my development of the estimate of market value in the appraisal report. I have notknowingly withheld any significant information from the appraisal report and I believe, to the best of my knowledge, that all statements and information in theappraisal report are true and correct.

3. I stated in the appraisal report only my own personal, unbiased, and professional analysis, opinions, and conclusions, which are subject only to the contingentand limiting conditions specified in this form.

4. I have no present or prospective interest in the property that is the subject to this report, and I have no present or prospective personal interest or bias withrespect to the participants in the transaction. I did not base, either partially or completely, my analysis and/or the estimate of market value in the appraisal reporton the race, color, religion, sex, handicap, familial status, or national origin of either the prospective owners or occupants of the subject property or of the presentowners or occupants of the properties in the vicinity of the subject property.

5. I have no present or contemplated future interest in the subject property, and neither my current or future employment nor my compensation for performing thisappraisal is contingent on the appraised value of the property.

6. I was not required to report a predetermined value or direction in value that favors the cause of the client or any related party, the amount of the value estimate,the attainment of a specific result, or the occurrence of a subsequent event in order to receive my compensation and/or employment for performing the appraisal. Idid not base the appraisal report on a requested minimum valuation, a specific valuation, or the need to approve a specific mortgage loan.

7. I performed this appraisal in conformity with the Uniform Standards of Professional Appraisal Practice that were adopted and promulgated by the AppraisalStandards Board of The Appraisal Foundation and that were in place as of the effective date of this appraisal, with the exception of the departure provision of thoseStandards, which does not apply. I acknowledge that an estimate of a reasonable time for exposure in the open market is a condition in the definition of market valueand the estimate I developed is consistent with the marketing time noted in the neighborhood section of this report, unless I have otherwise stated in thereconciliation section.

8. I have personally inspected the interior and exterior areas of the subject property and the exterior of all properties listed as comparables in the appraisal report.I further certify that I have noted any apparent or known adverse conditions in the subject improvements, on the subject site, or on any site within the immediatevicinity of the subject property of which I am aware and have made adjustments for these adverse conditions in my analysis of the property value to the extent thatI had market evidence to support them. I have also commented about the effect of the adverse conditions on the marketability of the subject property.

9. I personally prepared all conclusions and opinions about the real estate that were set forth in the appraisal report. If I relied on significant professionalassistance from any individual or individuals in the performance of the appraisal or the preparation of the appraisal report, I have named such individual(s) anddisclosed the specific tasks performed by them in the reconciliation section of this appraisal report. I certify that any individual so named is qualified to performthe tasks. I have not authorized anyone to make a change to any item in the report; therefore, if an unauthorized change is made to the appraisal report, I will takeno responsibility for it.

SUPERVISORY APPRAISER'S CERTIFICATION: If a supervisory appraiser signed the appraisal report, he or she certifies and agrees that:I directly supervise the appraiser who prepared the appraisal report, have reviewed the appraisal report, agree with the statements and conclusions of the appraiser,agree to be bound by the appraiser's certifications numbered 4 through 7 above, and am taking full responsibility for the appraisal and the appraisal report.

ADDRESS OF PROPERTY APPRAISED:

APPRAISER: SUPERVISORY APPRAISER (only if required):

Signature: Signature:Name: Name:Date Signed: Date Signed:State Certification #: State Certification #:or State License #: or State License #:State: State:Expiration Date of Certification or License: Expiration Date of Certification or License:

Did Did Not Inspect Property


Form ACR — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE

118 Silver Ridge Ct, Greer, SC 29651

Mark P RyllJune 22, 2012

Cr 5263

SC06/30/2012

Form ACR — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE

118 Silver Ridge Ct, Greer, SC 29651

Mark P RyllJune 22, 2012

Cr 5263

SC06/30/2012

APPRAISER'S CERTIFICATION: The Appraiser certifies and agrees that:

1. I have researched the subject market area and have selected a minimum of three recent sales of properties most similar and proximate to the subject propertyfor consideration in the sales comparison analysis and have made a dollar adjustment when appropriate to reflect the market reaction to those items of significantvariation. If a significant item in a comparable property is superior to, or more favorable than, the subject property, I have made a negative adjustment to reducethe adjusted sales price of the comparable and, if a significant item in a comparable property is inferior to, or less favorable than the subject property, I have madea positive adjustment to increase the adjusted sales price of the comparable.

2. I have taken into consideration the factors that have an impact on value in my development of the estimate of market value in the appraisal report. I have notknowingly withheld any significant information from the appraisal report and I believe, to the best of my knowledge, that all statements and information in theappraisal report are true and correct.

3. I stated in the appraisal report only my own personal, unbiased, and professional analysis, opinions, and conclusions, which are subject only to the contingentand limiting conditions specified in this form.

4. I have no present or prospective interest in the property that is the subject to this report, and I have no present or prospective personal interest or bias withrespect to the participants in the transaction. I did not base, either partially or completely, my analysis and/or the estimate of market value in the appraisal reporton the race, color, religion, sex, handicap, familial status, or national origin of either the prospective owners or occupants of the subject property or of the presentowners or occupants of the properties in the vicinity of the subject property.

5. I have no present or contemplated future interest in the subject property, and neither my current or future employment nor my compensation for performing thisappraisal is contingent on the appraised value of the property.

6. I was not required to report a predetermined value or direction in value that favors the cause of the client or any related party, the amount of the value estimate,the attainment of a specific result, or the occurrence of a subsequent event in order to receive my compensation and/or employment for performing the appraisal. Idid not base the appraisal report on a requested minimum valuation, a specific valuation, or the need to approve a specific mortgage loan.

7. I performed this appraisal in conformity with the Uniform Standards of Professional Appraisal Practice that were adopted and promulgated by the AppraisalStandards Board of The Appraisal Foundation and that were in place as of the effective date of this appraisal, with the exception of the departure provision of thoseStandards, which does not apply. I acknowledge that an estimate of a reasonable time for exposure in the open market is a condition in the definition of market valueand the estimate I developed is consistent with the marketing time noted in the neighborhood section of this report, unless I have otherwise stated in thereconciliation section.

8. I have personally inspected the interior and exterior areas of the subject property and the exterior of all properties listed as comparables in the appraisal report.I further certify that I have noted any apparent or known adverse conditions in the subject improvements, on the subject site, or on any site within the immediatevicinity of the subject property of which I am aware and have made adjustments for these adverse conditions in my analysis of the property value to the extent thatI had market evidence to support them. I have also commented about the effect of the adverse conditions on the marketability of the subject property.

9. I personally prepared all conclusions and opinions about the real estate that were set forth in the appraisal report. If I relied on significant professionalassistance from any individual or individuals in the performance of the appraisal or the preparation of the appraisal report, I have named such individual(s) anddisclosed the specific tasks performed by them in the reconciliation section of this appraisal report. I certify that any individual so named is qualified to performthe tasks. I have not authorized anyone to make a change to any item in the report; therefore, if an unauthorized change is made to the appraisal report, I will takeno responsibility for it.

SUPERVISORY APPRAISER'S CERTIFICATION: If a supervisory appraiser signed the appraisal report, he or she certifies and agrees that:I directly supervise the appraiser who prepared the appraisal report, have reviewed the appraisal report, agree with the statements and conclusions of the appraiser,agree to be bound by the appraiser's certifications numbered 4 through 7 above, and am taking full responsibility for the appraisal and the appraisal report.

ADDRESS OF PROPERTY APPRAISED:

APPRAISER: SUPERVISORY APPRAISER (only if required):

Signature: Signature:Name: Name:Date Signed: Date Signed:State Certification #: State Certification #:or State License #: or State License #:State: State:Expiration Date of Certification or License: Expiration Date of Certification or License:

Did Did Not Inspect Property



Property AddressCity County State Zip Code

File No.Supplemental Addendum

Form TADD — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE


Borrower/Client

Lender


• URAR : Neighborhood - DescriptionMarketability for properties in this area of Greenville County is considered to be good due mainly to stability, adequate resalevalues, and continued growth in both population and employment opportunities here in the upstate region of South Carolina. Nounfavorable conditions were observed which would adversely affect value or marketability.

• URAR : Neighborhood - Market ConditionsMortgage financing is readily available with sellers not required to offer any special incentives. Both conforming andnonconforming lenders are active in the marketplace. Buydowns are not typical. Supply and demand are in balance with anaverage marketing time between three to six months with over six months possible. Property values have been stable within thesubject neighborhood over the prior 12 months. No time adjustments were necessary for sales over 90 days.

The subjects market area as a whole appears to be a stable market and is not considered to be declining. It is also the opinionof the appraiser that any specific area(s) that may have a high volume of foreclosure and vacant housing can only be analyzedon an individual basis with an in depth market study as to how and why a particular area may be in decline.

The upstate region of South Carolina still appears to have a relatively stable market in that present market conditions stillappear to be favorable as noted above. Although the overall average marketing time is still considered to be 3 to 6 months, it ishowever considered by the appraiser that some marketing times may exceed the 6 month range. Properties thatexceed the 6 month marketing range can only be best evaluated on an individual basis as there are manyfactors as to why a property is exceeding the 6 month marketing time (ie; location, quality and condition,listing price, external influences, local/national economics, etc.).

• URAR : SiteThe lot sizes of the subject and comparable properties were estimated by the appraiser from the Greenville County Assessor'sPlat Maps and/or local MLS data. The lot sizes are estimates only. These estimates are considered adequate for the purposesof the appraisal to compare the subject lot size and utility to that of the comparable sales.

• URAR : Reconciliation - Reconciliation and Final Value ConclusionSingle family properties of this type are not typically valued based on their income potential. The Income Approach was notused in the valuation of the subject property because of a lack of sufficient recent sales with rental information to develop andsupport a gross rent multiplier. The Cost Approach was also not considered applicable. Although the Cost Approach is asupportive approach to value and was performed, single family properties of this type are not typically valued based on theircost to build. The Cost Approach is also not dependable due to the accuracy of evaluating depreciation. Therefore, theconclusions of the Sales Comparison Analysis give the best indication of the most probable price the subject property wouldbring on the open market.

Market Area DefinedThe subjects "market area" as defined by the appraiser is one in which the south carolina upstate region can havevarying parameters of defining as isolated "market area". Depending on specified location (urban, surburban, or rural),the appraiser uses the following as a generalized guideline for defining a given "market area".

Urban - immediate neighborhood up to a 2 mile proximitySurburban (includes rural residential) - immediate neighborhood up to a 5 mile proximityRural - immediate neighborhood up to a 10 mile proximity.

As neighborhoods and market areas are part of the data collection process and aide in forming an opinion of value, theappraiser always strives to report the most current and relevant data available with regards to assisting thelender/client in making an informed decision about their potential investment. Search was extended to the last twelvemonths. Fannie mae recognizes sales within the last twelve months as supporting factors tor today's market. Thecomparables utilized are reflective of the market's segment. All comparables were given equal weight andconsideration.

ConditionThis appraisal is conditioned on the mechanical systems being in good and working condition as of the date of the inspection.The appraiser does not warrant the current condition of the plumbing, electrical & mechanical systmes but assumes thecondition of these items are in good operational order. A home inspection is always recommended to verify the integrity of thestructure and related systems. The appraiser is not a home inspector and relies only on a general walk through inspection. Onlythose things which were readily observable repairs would be noted. The appraiser assumes all inspections are clear with pestand mold inspections and these areas are not considered to be an issue. No evidence of problems were noted and the homeappeared in good condition overall.

The subject has had many recent updates and renovations. These updates per homeowner were extensive and a good deferredmaintenance program was noted.

ADJUSTMENTS

SiteSite adjustments have been based on site values in the various areas.

AgeAll sale comparables received adjustments for actual ages based on $500 per year.

Gross Living AreaAll sale comparables received an adjustment for gross living area based on $ 30.00 per squarefoot.

Remaining Adjustments are for Market Recognized Differences.


File No.Supplemental Addendum

Form TADD — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE


Borrower/Client

Lender


Intended UserThe scope of this assignment is specific to the needs of the client and to the intended use of this report. The appraisal reporthas been prepared and presented for the exclusive, sole use and right of my client, the intended user. The appraiser is notresponsible for any and all unauthorized use of this report. The report can not be relied upon by anyone other than my client. Ifyou are not the party listed, then you did not engage Ryll & Company Appraisals, LLC for their appraisal services; andtherefore, are warned not to rely on this appraisal report in any way.

This appraisal report must be maintained in its original form including all pages, attachments, and addenda. Do not rely on thisappraisal report if not in its entirety.

Digital signatureThis office uses digital signatures and photographs. They meet the requirements of the uniform standards of professionalappraisal practice (uspap). Standard # 8 of uspap details the appraisal standards board's opinion regarding the use of digitalsignatures, electronic transmission of reports and digital photographs. My implementation of digital signature, electronictransmission and digital photos meet and exceeds all of the points addressed in Standard # 8. The software program used togenerate this appraisal report contains a digital signature security feature which utilizes personal passwords to protect digitalsignatures. Each appraiser has sole personalized control of affixing his digital signature to a report. The appraisal reportcannot be modified without the permission of every appraiser who has signed the report. Electronically affixing a signature to areport carries the same level of authenticity and responsibility as an ink signature on paper.

USE OF THIS REPORT BY OTHERS IS NOT INTENDED BY THE APPRAISER.

THE INTENDED USER OF THIS REPORT IS THE CLIENT, TO HELP DETERMINE FAIR MARKET VALUE.CONSEQUENTLY, THE APPRAISER'S RESEARCH, ANALYSIS AND OPINIONS ARE INTENDED ONLY FOR THE CLIENT.AS STATED IN THE "APPRAISER'S CERTIFICATION" , OTHER PARTIES MAY RELY ON THIS REPORT FOR THEIR OWNPURPOSES, BUT THESE PARTIES CANNOT HOLD THE APPRAISER RESPONSIBLE FOR ANY INFORMATION, ANALYSISOR OPINIONS OF VALUE CONTAINED IN THIS REPORT. THE APPRAISER IS DIRECTLY RESPONSIBLE ONLY TO THECLIENT.

THIS APPRAISAL IS NOT INTENDED FOR USE IN ANY FINANCIAL TRANSACTION.

THIS APPRAISAL FORM IS NOT APPROVED FOR A FINANCIAL TRANSACTION.


Form PICPIX.SR — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE

Subject Photo PageN/a118 Silver Ridge CtGreer Greenville SC 29651Mary Brown

Subject Front

Sales PriceGross Living AreaTotal RoomsTotal BedroomsTotal BathroomsLocationViewSiteQualityAge

118 Silver Ridge Ct02,518733Rural/SubdvSimilar Prop1.94 acGood15

Subject Rear

Subject Street

Borrower/Client

Lender



Subject Front



Subject Rear

Subject Street

Borrower/Client

Lender






Subject Front



Subject Rear

Subject Street

Borrower/Client

Lender



Subject Front



Subject Rear

Subject Street

Borrower/Client

Lender




Form PICSIX2 — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE

Photograph AddendumN/a118 Silver Ridge CtGreer Greenville SC 29651Mary Brown

Borrower/Client

Lender



Borrower/Client

Lender






Borrower/Client

Lender



Borrower/Client

Lender




Form PICPIX.CR — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE

Comparable Photo PageN/a118 Silver Ridge CtGreer Greenville SC 29651Mary Brown

Comparable 1

Prox. to SubjectSales PriceGross Living AreaTotal RoomsTotal BedroomsTotal BathroomsLocationViewSiteQualityAge

10 Twin Silo Ct0.52 miles SE275,0002,126732.1Rural/SubdvSimilar Prop0.74 acGood6

Comparable 2


125 Creek Crossing Way0.61 miles SE267,5002,600732.1Rural/SubdvSimilar Prop0.64 acGood6

Comparable 3


204 N Silver Ridge Dr0.23 miles N315,0003,199842.1Rural/SubdvSimilar Prop0.81 acGood15

Borrower/Client

Lender

Form PICPIX.CR — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE

Comparable Photo PageN/a118 Silver Ridge CtGreer Greenville SC 29651Mary Brown

Comparable 1


10 Twin Silo Ct0.52 miles SE275,0002,126732.1Rural/SubdvSimilar Prop0.74 acGood6

Comparable 2


125 Creek Crossing Way0.61 miles SE267,5002,600732.1Rural/SubdvSimilar Prop0.64 acGood6

Comparable 3


204 N Silver Ridge Dr0.23 miles N315,0003,199842.1Rural/SubdvSimilar Prop0.81 acGood15

Borrower/Client

Lender




Form MAP.PLAT — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE

Plat MapN/a118 Silver Ridge CtGreer Greenville SC 29651Mary Brown

Borrower/Client

Lender

Form MAP.PLAT — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE

Plat MapN/a118 Silver Ridge CtGreer Greenville SC 29651Mary Brown

Borrower/Client

Lender



Form SC1 — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODEForm SC1 — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE


30.2'

12'

18.2

'

12.1

'

26.5

'

6'

13.1'

5.3'

5.3'

13.1

'

26'

Laundry


Form SKT.BldSkI — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE

Building SketchN/a118 Silver Ridge CtGreer Greenville SC 29651Mary Brown

Borrower/Client

Lender

30.2'

12'

18.2

'

12.1

'

26.5

'

6'

13.1'

5.3'

5.3'

13.1

'

26'

Laundry

Form SKT.BldSkI — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE

Building SketchN/a118 Silver Ridge CtGreer Greenville SC 29651Mary Brown

Borrower/Client

Lender




Form MAP.LOC — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE

Location MapN/a118 Silver Ridge CtGreer Greenville SC 29651Mary Brown

Borrower/Client

Lender

Form MAP.LOC — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE

Location MapN/a118 Silver Ridge CtGreer Greenville SC 29651Mary Brown

Borrower/Client

Lender



07/26/2012 01:52 pm -...

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