Appellant Appendix_D_Appraisal_296141133_Oct_2024_Redacted

APPENDIX D
Appraisal report, File 296141133, PS Appraisals and Consulting, effective October 22, 2024, commissioned by
the prior owner
Property
260 N. Center Street, Mesa, Arizona 85201 (APN 138-59-045)
Appellant
Alicia Rodriguez, owner
Appeal of
Denial of Certificate of Appropriateness, Case ADM26-00657, dated August 10,
2026
Related permit
PMT26-01976
Prior approval
Certificate of Appropriateness, Case ADM25-00154, issued June 11, 2025
Hearing
Historic Preservation Board, Tuesday, September 1, 2026, 5:00 p.m., Mesa City
Hall, 20 E. Main Street
Document reproduced
Appraisal report for 260 N. Center Street prepared by Patricia J. Spott, Certified Residential Appraiser
(Arizona certification 20893), PS Appraisals and Consulting, File 296141133. Effective date October 22,
2024; report dated October 25, 2024. The client and intended user is Heather Kearns, the prior owner, who
commissioned it before the sale of the property to the appellant. It is a Restricted Appraisal Report under
USPAP Standards Rule 2-2(b).
Why this document is offered
1. It documents the condition of the exterior wood before the appellant took ownership. Under deferred
maintenance, the report records damaged ceilings, cabinets, stucco, wood trim, eaves, and patio cover, and
missing flooring. Its deficiency notes record chipped and peeling paint on the house and fence, identified as
a possible lead-based paint hazard, and linoleum tile identified as possible asbestos. The photograph
addendum includes images captioned "DAMAGED WOOD TRIM," "DAMAGED EAVES," "DAMAGED
PAINT & STUCCO," "DAMAGED PATIO COVER / FASCIA BOARD," and "WATER DAMAGED
PATIO COVER." The exterior condition is rated Fair and the overall condition is described as Fix-Up /
Needs Repair.
2. It records the original front porch dimension. The sketch addendum shows the original front porch at
approximately four feet in depth. The Certificate of Appropriateness approved extending that porch to six
feet, a fifty percent increase in the depth of the shallow front porch that Attachment 1 identifies as a
character-defining element.
3. It records a pre-existing barrier at the front property line. The front photograph of the subject
property, taken in October 2024, shows a picket fence and gate running along the front property line. A low
barrier at the street edge of this property is not a new introduction.
4. It records the present character of the street. The neighborhood comments note that the property is in
close proximity to the Metro Light Rail, downtown Mesa, the Mesa Amphitheater, the Mesa Arts Center,
and the Mesa Convention Center. The photograph addendum includes a street scene and a view captioned
"VIEW OF MESA AMPHITHEATER."

What this document does not say
The appellant identifies the limits of this report so the Board can weigh it accurately. The report does not
mention termites and does not describe water intrusion into the structure; its only water reference is the patio
cover. It does not photograph or describe the gable elements. It states that the appraiser is not a home
inspector or an environmental engineer and makes no warranty of the condition of the property. The termite
and water infiltration findings for this structure appear in Attachment 1 of the Certificate of Appropriateness
(Appendix B), where they are attributed to the failed windows.
Privacy note: this report contains the prior owner's residential address and email address on its transmittal letter and
certification pages. The appellant requests that staff redact that personal information before the report is placed in the public
Board packet.

Produced by ClickFORMS Software 800-622-8727
INVOICE
Date:
 Client:
File No.:
Property:
Item
Cost
Total $
Thank you
PS APPRAISALS & CONSULTING
P O Box 24450
Tempe, AZ 85285-4450
sn.com
10/25/2024
296141133
Case No.
260 N Center St
Mesa, AZ  85201
APPRAISAL REPORT (CURRENT MARKET)
400.00
CLIENT PAID VIA VENMO ON 10/22/2024
-400.00
THANK YOU FOR YOUR BUSINESS!!
0.00
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File No.
APPRAISAL COMPLIANCE ADDENDUM
Address
Unit No.
City
County
State
Zip Code
/Client
This Appraisal Compliance Addendum is included to ensure this appraisal report meets all USPAP 2016 requirements.
 
APPRAISAL AND REPORT IDENTIFICATION
This Appraisal Report is one of the following types:
Appraisal Report
This report was prepared in accordance with the requirements of the Appraisal Report option of USPAP Standards Rule 2-2(a).
Restricted Appraisal Report
This report was prepared in accordance with the requirements of the Restricted Appraisal Report option of USPAP Standards Rule 2-2(b). The
intended user of this report is limited to the identified client. This is a Restricted Appraisal Report and the rationale for how the appraiser arrived
at the opinions and conclusions set forth in the report may not be understood properly without the additional information in the appraiser's workfile.
 
ADDITIONAL CERTIFICATIONS
I certify that, to the best of my knowledge and belief:
. The statements of fact contained in this report are true and correct.
. The reported analyses, opinions, and conclusions are limited only by the reported assumptions and are my personal, impartial, and unbiased professional analyses,
opinions, and conclusions.
. Unless otherwise indicated, I have no present or prospective interest in the property that is the subject of this report and no personal interest with respect to parties involved
. Unless otherwise indicated, I have performed no services, as an appraiser or in any other capacity, regarding the property that is the subject of this report within the three-year
period immediately preceding acceptance of this assignment.
. I have no bias with respect to the property that is the subject of this report or the parties involved with this assignment.
. My engagement in this assignment was not contingent upon developing or reporting predetermined results.
. My compensation for completing this assignment is not contingent upon the development or reporting of a predetermined value or direction in value that favors the cause
of the client, the amount of the value opinion, the attainment of a stipulated result, or the occurrence of a subsequent event directly related to the intended use of 
this appraisal.
. My analyses, opinions, and conclusions were developed and this report has been prepared, in conformity with the Uniform Standards of Professional Appraisal Practice that
were in effect at the time this report was prepared.
. Unless otherwise indicated, I have made a personal inspection of the property that is the subject of this report.
. Unless otherwise indicated, no one provided significant real property appraisal assistance to the person(s) signing this certification (if there are exceptions, the name of each
individual providing significant real property appraisal assistance is stated elsewhere in this report).
. This report has been prepared in accordance with Title XI of FIRREA as amended, and any implementing regulations.
 
PRIOR SERVICES
.
I have NOT performed services, as an appraiser or in another other capacity, regarding the property that is the subject of the report within the three-year period
immediately preceding acceptance of this assignment.
.
IHAVE performed services, as an appraiser or in another capacity, regarding the property that is the subject of this report within the three-year period immediately
preceding acceptance of this assignment. Those services are described in the comments below.
 
PROPERTY INSPECTION
. I
HAVE made a personal inspection of the property that is the subject of this report.
. I
have NOT
made a personal inspection of the property that is the subject of this report.
 
APPRAISAL ASSISTANCE
Unless otherwise noted, no one provided significant real property appraisal assistance to the person signing this certification. If anyone did provide significant assistance, they 
are hereby identified along with a summary of the extent of the assistance provided in the report.
 
ADDITIONAL COMMENTS
Additional USPAP related issues requiring disclosure and/or any state mandated requirements:
 
MARKETING TIME AND EXPOSURE TIME FOR THE SUBJECT PROPERTY
A reasonable marketing time for the subject property is
day(s) utilizing market conditions pertinent to the appraisal assignment.
A reasonable exposure time for the subject property is
day(s).
 
APPRAISER
 
SUPERVISORY APPRAISER (ONLY IF REQUIRED)
Signature
Signature
Name
Name
Date of Signature
Date of Signature
State Certification #
State Certification #
or State License #
or State License #
State
State
Expiration Date of Certification or License
Expiration Date of Certification or License
Supervisory Appraiser Inspection of Subject Property:
Effective Date of Appraisal
Did Not
Exterior Only from street
Interior and Exterior
USPAP Compliance Addendum 2016
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of
PS APPRAISALS & CONSULTING
296141133
Case No.
260 N Center St
Mesa
Maricopa
AZ
85201
Heather Kearns
X
X
X
X
X
60 - 90
60
Patricia J. Spott
10/25/2024
20893
AZ
11/30/2024
10/22/2024
12
15
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Produced by ClickFORMS Software 800-622-8727
File No.
This appraisal report is subject to the scope of work, intended use, intended user, definition of market value, statement of assumptions
and limiting conditions, and certifications. The Appraiser may  expand the scope of work to include any additional research or analysis
necessary based on the complexity of this appraisal assignment. 
SCOPE OF WORK: The scope of work for this appraisal is defined by the complexity of this appraisal assignment and the
reporting requirements of this appraisal report form, including the following definition of market value, statement of
assumptions and limiting conditions, and certifications. The appraiser must, at a minimum: (1) perform a complete visual
inspection of the subject property, (2) inspect the neighborhood, (3) inspect each of the comparable sales from at least the street,
(4) research, verify, and analyze data from reliable public and/or private sources, and (5) report his or her analysis, opinions, and
conclusions in this appraisal report.
DEFINITION OF MARKET VALUE:As per Fannie Mae the definition of market value is the most probable price which
a property should bring in a competitive and open market under all conditions requisite to a fair sale, the buyer and seller, each
acting prudently, knowledgeably and assuming the price is not affected by undue stimulus. Implicit in this definition 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 are typically motivated; (2) both parties are well informed or well advised, and each acting in what he or she considers his
or her own best interest; (3) a reasonable time is allowed for 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 price represents the normal consideration for
the property sold unaffected by special or creative financing or sales concessions* granted by anyone associated with the sale.
*Adjustments to the comparables must be made for special or creative financing or sales concessions. No adjustments are
necessary for those costs which are normally paid by sellers as a result of tradition or law in a market area; these costs are
readily identifiable since the seller pays these costs in virtually all sales transactions. Special or creative financing
adjustments can be made to the comparable property by comparisons to financing terms offered by a third party institutional
lender that is not already involved in the property or transaction. Any adjustment should not be calculated on a mechanical
dollar for dollar cost of the financing or concession but the dollar amount of any adjustment should approximate the market's
reaction to the financing or concessions based on the appraiser's judgment.
STATEMENT OF ASSUMPTIONS AND LIMITING CONDITIONS: The appraiser's certification in this report is
subject to the following assumptions and limiting conditions:
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, except for information that he or she became aware of during the research involved in performing this appraisal. The
appraiser assumes that the title is good and marketable and will not render any opinions about the title.
2. The appraiser has provided a sketch in this appraisal report to show the approximate dimensions of the improvements.
The sketch is included only to assist the reader 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 noted in this appraisal report whether any portion of the subject site is located in an
identified Special Flood Hazard Area. Because the appraiser is not a surveyor, he or she makes no 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 do so have been made beforehand, or as otherwise required by law.
5. The appraiser has noted in this appraisal report any adverse conditions (such as needed repairs, deterioration, the
presence of hazardous wastes, toxic substances, etc.) observed during the inspection of the subject property or that he or
she became aware of during the research involved in performing this appraisal. Unless otherwise stated in this appraisal
report, the appraiser has no knowledge of any hidden or unapparent physical deficiencies or adverse conditions of the
property (such as, but not limited to, needed repairs, deterioration, the presence of hazardous wastes, toxic substances,
adverse environmental conditions, etc.) that would make the property less valuable, and has assumed that there are no such
conditions and makes no guarantees or warranties, express or implied. The appraiser will not be responsible for any such
conditions that do exist or for any engineering or testing that might be required to discover whether such conditions exist.
Because the appraiser is not an expert in the field of environmental hazards, this appraisal report must not be considered as
an environmental assessment of the property.
6. The appraiser has based his or her appraisal report and valuation conclusion for an appraisal that is subject to satisfactory
completion, repairs, or alterations on the assumption that the completion, repairs, or alterations of the subject property will
be performed in a professional manner.
NL - General Certification 5/2007
This form may be reproduced unmodified without written permission, however, Bradford Technologies, Inc. must be acknowledged and credited.
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