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But the fall is a pretty time of the year also.....


                                ISLAND FALLSMAINE

is a town in Aroostook County, Maine, United States.The population was 837 at the 2010 census.  According to the Usited States Census Bureau the town has a total area of 40.5 square miles of which 35.9 S.M. is land and 4.6 S.M. is water. We have two main lakes, Pleasant and Mattawamkeag.  At the 2010 census, there were 828 people, 357 households and 228 families residing in the town.





Picture below taken 9/30/2013 day break where the warm water meets the air temp of 41 deg the fog starts to come off the water.


Year Around Camp/House on Pleasant Lake in Island Falls, Me. 

18 hole golf course in the back yard (VA-JO-WA Golf Course).Pleasant Lake Front yard, includes docks (4 pcs - 1 16' x 4',1 12' x 6', 2 8' x 4'. Swim Float. (ITS) snowmobile trail in front of camp.


Front of camp facing lake

    Out Building 1                                                                Gazebo  screened,metal     

                                                                                                                 frame on concrete slab

Garage (lake side) showing 2nd floor stairs.  Driveway side showing double doors & road side (golf side) of garage.



4 FLO DOCKS,  16'   12'   6'   4'


8X8  Swim Float with Aluminum stairs





Ground floor has a
Living Room,
Dining Room
Enclosed Porch

2 Bedrooms and Bath on 2nd   level.

2 Bedrooms and Bath on 3rd level.

Appliances included (Stove, Refrigerator, Washer and Dryer, Dishwasher).
On demand hot water heater. Monitor heated with electric backup.

Out buildings include 1 storage sheds

2 car garage with 3 finished rooms overhead WITH potential for apartment and storage area.
Many extras including furniture and outdoor items also for sale;





                              PLEASANT  POND


The above Bing address should show you large picture locator of the address for sale. Only thing wrong with the locator map is they refer to it as 47 Sandtrap Road, but it really is 43.  They say that they will correct this error but it could take a while.






PROPERTY CHARACTERISTICS The subject property is identified as located at 43 Sand Trap Road, Island Falls, Maine.  The legal description is referenced as Book 3156, Page 80 in the Aroostook County Registry of Deeds.  The local reference as per tax map is Map 13 and Lots 9 and 48A.  The subject property is on Pleasant Lake.  The lot is 19,326 square feet and has 80 frontage feet on Pleasant Lake.  The subject site is on both sides of Sand Trap Road.  The lot has average water frontage, average lot size, and average accessibility.  The subject property has average curb appeal.  The site has a drilled well and full septic system.                The improvement is a one unit 1.75 story wood frame structure built upon a frost wall and slab.  The subject property is lived in year round.  The interior of the property is rustic and is typical for waterfront properties.  The interior of the home offers a kitchen, living room, dining room, family room, other room, 3 bedrooms, and 2 full bathrooms.  The interior walls were pine and drywall and found to be in average condition.  The floor cover was a mixture of linoleum, carpet and hardwood and found to be in average condition.  The subject property is heated by two kero monitor heaters.  The exterior roof cover of the dwelling was preformed metal and found to be in average condition.  The exterior walls were vinyl and found to be in average condition. The windows were double hung vinyl frame and found to be in average condition.  The subject property has an open front porch (OFP) and a poured concrete patio.  The subject has a 2-car detached garage, with a finished upstairs, and a storage building.     The original structure was built in 1949 and remodeled in 2000 and has an effective age of 15 years.  The subject property has been well maintained.  The only sign of deferred maintenance was the garage door.  Cost is estimated at $1,500.  No other signs of deferred maintenance.  Physical depreciation is limited to normal wear and tear.    The property rights appraised are the fee simple interest in the site and improvements. Personal property wasn't considered in the final value conclusion. Data Sources:  Municipal Records and Registry of Deeds. PURPOSE The purpose of this appraisal report is to develop a current fair market value based on the "as is" condition of the subject property, to enable the client to establish a list price and for asset valuation purposes.  The effective date of this appraisal report is 07/31/2015, date of site inspection and interior and exterior inspection of improvements.  The property rights appraised are the fee simple interest in the site and improvements. This appraisal report is subject to the following scope of work, intended use, intended user(s), definition of market value, statement of assumptions and limiting conditions, and certifications as found in the appraiser's written addendum and Residential Certifications Addendum.  INTENDED USE The intended use of this appraisal report is for Russell and Brenda Rodgerson to evaluate the property that is subject of this appraisal report for asset valuation and to establish a list price.      INTENDED USER(S) The intended users of this appraisal report are Russell and Brenda Rodgerson.  No other users are identified.  SCOPE OF WORK The appraiser has conducted a site inspection as well as inspected the interior and exterior of the subject property.  The appraiser made an interior and exterior inspection of all readily accessible areas of the subject property improvements.  The exterior of the property was measured to determine gross living area above grade (GLAAG).  Interior and exterior photos were taken and part of the photographic addendum.  Appraiser has noted all readily observable conditions of the subject property, that is, conditions that are immediately noticeable and discernible during a typical site visit.  The appraiser is not a home inspector, and this appraisal report is not a home inspection; the appraiser only performed a visual observation of accessible areas and the appraisal report cannot be relied upon to disclose conditions and/or defects in the property.  The appraiser inspected the subject neighborhood as well as researched local municipal offices, area real estate offices, and used data from work files.  The Maine Real Estate Information System (MREIS) was used to search closed sales similar to the subject property's physical attributes, location, and style with a similar economic environment.  Verification of comparable property sales was done through property declaration of transfers, assessor information, real estate agents, appraisers, and inspections.  Comparable properties were inspected at least from the street.  The appraiser contacted Island Fall's assessing office to obtain current tax information for the subject property.  Discussion of the reconciliation of value and approaches used to determine opinion of value and site value can be found later in the written addendum following Residential Appraisal Report.    DEFINITION OF MARKET VALUE "Market value means 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 and knowledgeable, and assuming the price is not affected by undo 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 where by:  (1) buyer and seller are typically motivated:  (2) both parties are well informed or well advised, and acting in what they consider their 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."  Cited from USPAP Advisory Opinions 2014-2015 additional page A-105. EXTRAORDINARY ASSUMPTIONS No extraordinary assumptions. HYPOTHETICAL CONDITIONS No hypothetical conditions.
Supplemental Addendum
Form TADD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE


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