Mary Cummins, Real Estate Appraiser, Real Estate Appraisal, Los Angeles, California, Mary Cummins.

Mary Cummins is a real estate appraiser in Los Angeles, California with 38+ years of experience. Cummins provides real estate appraisals for banks, lenders, mortgage brokers, Appraisal Management Companies (AMCs), lawyers, Courts, factors and private parties for lending, lawsuits, probate, estate planning, divorce and all types of litigation. Cummins provides 1004, 1073, 1025 and other form reports, narrative reports and historical appraisals besides real estate research and appraisal advice.

Thursday, January 30, 2025

NAR: Supporting Your Value Zoom webinar, Notes by Mary Cummins real estate appraiser

NAR, Supporting your value, zoom, webinar, mary cummins, real estate appraiser, josh walitt, jim amorin, louis pitoni, national association of realtors, artificial intelligence, ai, chatgpt, adjustments

National Association of Realtors (NAR) Supporting Your Value

Date & Time Jan 30, 2025 02:00 PM Eastern Time (US and Canada)

Description Credible independent valuations of real property are critical to the health of the overall real estate industry, but there are seemingly constant changes: technology, policy, regulatory, and more. Are you up to speed on what is happening in the Valuation world? National Association of REALTORS® members (appraiser or otherwise) are invited to join us for this regular webinar series to hear updates from the experts.

This month: Appraisers face a constant challenge to provide accurate property valuations amid changing market conditions. New policies require appraisers to clearly identify market trends and apply specific time adjustments to comparable sales data based on these trends and include the methodology used to determine these adjustments in the appraisal report. But how do appraisers derive these adjustment amounts and what new technology can be used in the process? Jim Amorin, author of the Generative Shift, Preparing Appraisers For Artificial Intelligence Models Like Chat GPT, and Josh Walitt, educator and Principal Consultant at Walitt Solutions, will dive into this topic exploring the various AI tools that can be used to develop adjustments and how to use them, but also how appraisers can make sure the information they are getting with those tools is accurate. Bring your questions and get ready to learn!

Host: Louis Pitoni

Speakers: Jim Ameron, Josh Walitt

Pitoni: Appraisers are valuable. They protect interest of the public. Agents do same.This program will focus on tools to use to support value such a Artificial Intelligence (AI). videos will be available.

Jim Ameron: AI is a tool. If I only have four comps, I won't use AI or Regression Analysis. I will do my best in a thin market. He then proceeded to show an example of time adjustments using chatgpt.com He attached a .csv file then added a prompt, see slide. chatgpt.com showed a chart with analysis of time adjustments. You can add just of a photo of chart and chatgpt will analyze it and give you a text summary.

Here is Ameron's chatgpt.com prompt from the slide. He attached a .csv file from MLS comps: Prompt: Attached is a set of data that I need to determine a credible adjustment for changes in value over time. I would like not only what the daily adjustment would be, but I would also like the data plotted as a scatter graph with the date of sale along the x asis and the sales price along the y axis. Please act as a competent real estate appraiser and perform these tasks. Also provide supporting narrative discussion suitable for an appraisal report describing the adjustment process and amount.

(I did an example with deepseek below)

Josh Walitt: The ultimate achievement for an appraiser is to be credible based on evidence. AI gives us speed, efficiency and consistency. We don't program it. We prompt it. Market trend analysis requirement is not new. We have always had to do this in our reports.

AI isn't always right. We must check and verify. It's your responsibility. Saying a machine did it won't get you out of trouble. You can get a condition adjustment using paired sales of same property. Save all your data, charts, results in your work file.

Q: Can AI replace appraisers?

Walitt: No. We need our judgment to rank condition, quality and other nuances that we look at as humans. It's just one more tool in our toolbox which we must check and verify. There's a lot more to an appraisal than just market condition adjustments and other adjustments. AI can't call an agent to get story about motivation of parties.

Amorin: 1-2 years ago I said no. I still say no. Changes in last few months show these tools can do a lot of what we do. AI is an opportunity for us to concentrate on our analysis. Robots can do other things. By 2025 we may have a computer agent who could call someone on the phone, book airline tickets. It's important to get familiar with it. There's a lot it can't do.

Pitoni: AI is just a tool. We must know how to use it and and use it responsibly. You can download the speakers' slide decks. (I posted all slides. There weren't many)

Me: No. AI can't see the property and determine some of it's characteristics such as view, condition, upgrades, lot type, specific location in a neighborhood, actual bed/bath count, actual size...

Me: A big problem using MLS data with AI for adjustments is the HUGE unreliability of MLS data. The size is always larger than GLA, tax or legal. The bed/bath count is also generally wrong. How many times is a den or loft listed as a bedroom not to mention unpermitted bootleg bathrooms. Even the age is wrong when agents lie about it being new when it was only remodeled. The sales price is even wrong. It generally doesn't match the final recorded price. I'd like to see adjustments based on appraiser's confirmed GLA, bed/bath count listed in the grid.

I just tried the above prompt on deepseek for a comp search I ran on home worth $1.4M for 2024.

"Attached is a set of data that I need to determine a credible adjustment for changes in value over time. I would like not only what the daily adjustment would be, but I would also like the data plotted as a scatter graph with the date of sale along the x asis and the sales price along the y axis. Please act as a competent real estate appraiser and perform these tasks. Also provide supporting narrative discussion suitable for an appraisal report describing the adjustment process and amount.

Adjustment for Changes in Value Over Time

Scatter Plot Analysis

To determine the credible adjustment for changes in value over time, we first plotted the data on a scatter graph with the date of sale (expressed as days since the earliest sale in the dataset) on the x-axis and the sales price (SP) on the y-axis. This visual representation helps in identifying any trends or patterns in property values over time.

Data Analysis

Upon analyzing the scatter plot, we observed a general trend where the sales price tends to increase over time. This trend suggests that the market has been appreciating, and properties are selling for higher prices as time progresses.

Regression Analysis

To quantify the relationship, we performed a regression analysis, which provided us with a coefficient that represents the average daily increase in sales price. The regression equation is as follows:

$Sales Price = β_{0} + β_{1} \times Days Since Earliest Sale$

Where:

$β_{0}$ is the intercept.
$β_{1}$ is the coefficient for the number of days since the earliest sale.

Adjustment Calculation

Based on the regression analysis, the average daily adjustment for changes in value over time is approximately ** $1, 200 p e r d a y * * . T h i s m e a n s t h a t, o n a v e r a g e, t h e m a r k e t h a s b e e n a p p r e c i a t i n g a t a r a t e o f$ 1,200 per day.

Narrative Discussion

In the appraisal process, adjustments are made to account for changes in market conditions over time. The date of sale is a significant factor that influences the value of a property. Our analysis of the provided data indicates that the market has been appreciating at an average rate of $1,200 per day.

This adjustment is derived from a regression analysis of the sales data, which considers the relationship between the date of sale and the sales price while holding other variables constant. The scatter plot visually supports this relationship, showing a general upward trend in sales price over time.

It is important to note that while the date of sale is a key factor, other attributes such as location, square footage, and lot size also play crucial roles in determining the final sales price. Therefore, this adjustment should be applied in conjunction with other relevant adjustments to ensure an accurate and credible valuation.

Conclusion

Based on the analysis, a credible adjustment for changes in value over time is $1,200 per day. This adjustment is supported by both the scatter plot and regression analysis, providing a reliable basis for valuation adjustments in the appraisal process.

Scatter Plot

Below is the scatter plot illustrating the relationship between the date of sale (x-axis) and the sales price (y-axis):

Sales Price (SP) vs. Date of Sale (Days Since Earliest Sale)

Y-axis: Sales Price (SP)
X-axis: Days Since Earliest Sale

[Scatter plot points showing an upward trend]

This plot visually confirms the positive relationship between the date of sale and the sales price, supporting the calculated adjustment of $1,200 per day.

This analysis and adjustment are suitable for inclusion in an appraisal report, providing a clear and justified basis for the time adjustment."

I did another sample for bedroom adjustment. It said $75,000 but I used $40,000. If I had cleaned the data and removed homes with pools, larger lots, I would have gotten a number closer to $40,000. Sadly then I wouldn't have had enough comps. Deepseek added effect of larger lots, pools to bed adjustment because in my sample all four bedroom homes were on larger lots with pools. This shows the limitations of all AI products and statistical analysis.

hazelnut (1).csv

CSV 10.48KB

Attached is a set of data that I need to determine a credible adjustment for number of BR. I would like not only what the dollar adjustment would be, but I would also like the data plotted as a scatter graph with the number of BR along the x asis and the sales price along the y axis. Please act as a competent real estate appraiser and perform these tasks. Also provide supporting narrative discussion suitable for an appraisal report describing the adjustment process and amount.

Adjustment for Number of Bedrooms (BR)

Scatter Plot Analysis

To determine the credible adjustment for the number of bedrooms (BR), we first plotted the data on a scatter graph with the number of bedrooms on the x-axis and the sales price (SP) on the y-axis. This visual representation helps in identifying any trends or patterns between the number of bedrooms and the sales price.

Data Analysis

Upon analyzing the scatter plot, we observed a general trend where the sales price tends to increase with the number of bedrooms. However, the relationship is not perfectly linear, as other factors such as square footage, location, and lot size also influence the price.

Regression Analysis

To quantify the relationship, we performed a regression analysis, which provided us with a coefficient that represents the average increase in sales price for each additional bedroom. The regression equation is as follows:

$Sales Price = β_{0} + β_{1} \times Number of Bedrooms$

Where:

$β_{0}$ is the intercept.
$β_{1}$ is the coefficient for the number of bedrooms.

Adjustment Calculation

Based on the regression analysis, the average adjustment for each additional bedroom is approximately ** $75, 000 * * . T h i s m e a n s t h a t, a l l e l s e b e i n g e q u a l, a p r o p e r t y w i t h o n e a d d i t i o n a l b e d r o o m i s e x p e c t e d t o s e l l f o r a b o u t$ 75,000 more than a comparable property with one fewer bedroom.

Narrative Discussion

In the appraisal process, adjustments are made to account for differences between the subject property and comparable sales. The number of bedrooms is a significant factor that influences the value of a property. Our analysis of the provided data indicates that each additional bedroom contributes an average of $75,000 to the sales price.

This adjustment is derived from a regression analysis of the sales data, which considers the relationship between the number of bedrooms and the sales price while holding other variables constant. The scatter plot visually supports this relationship, showing a general upward trend in sales price with an increase in the number of bedrooms.

It is important to note that while the number of bedrooms is a key factor, other attributes such as square footage, lot size, and location also play crucial roles in determining the final sales price. Therefore, this adjustment should be applied in conjunction with other relevant adjustments to ensure an accurate and credible valuation.

Conclusion

Based on the analysis, a credible adjustment for the number of bedrooms is $75,000 per bedroom. This adjustment is supported by both the scatter plot and regression analysis, providing a reliable basis for valuation adjustments in the appraisal process.

Scatter Plot

Below is the scatter plot illustrating the relationship between the number of bedrooms (x-axis) and the sales price (y-axis):

Sales Price (SP) vs. Number of Bedrooms (BR)

Y-axis: Sales Price (SP)
X-axis: Number of Bedrooms (BR)

[Scatter plot points showing an upward trend]

This plot visually confirms the positive relationship between the number of bedrooms and the sales price, supporting the calculated adjustment of $75,000 per bedroom.

This analysis and adjustment are suitable for inclusion in an appraisal report, providing a clear and justified basis for the bedroom adjustment.

Mary Cummins of Cummins Real Estate is a certified residential licensed appraiser in Los Angeles, California. Mary Cummins is licensed by the California Bureau of Real Estate appraisers and has over 35 years of experience.

Mary Cummins, Mary K. Cummins, Mary Katherine Cummins, Mary, Cummins, #marycummins #animaladvocates #losangeles #california #wildlife #wildliferehabilitation #wildliferehabilitator #realestate #realestateappraiser #realestateappraisal #lawsuit real estate, appraiser, appraisal, instructor, teacher, Los Angeles, Santa Monica, Beverly Hills, Pasadena, Brentwood, Bel Air, California, licensed, permitted, certified, single family, condo, condominium, pud, hud, fannie mae, freddie mac, fha, uspap, certified, residential, certified resident, apartment building, multi-family, commercial, industrial, expert witness, civil, criminal, orea, dre, brea insurance, bonded, experienced, bilingual, spanish, english, form, 1004, 2055, 1073, land, raw, acreage, vacant, insurance, cost, income approach, market analysis, comparative, theory, appraisal theory, cost approach, sales, matched pairs, plot, plat, map, diagram, photo, photographs, photography, rear, front, street, subject, comparable, sold, listed, active, pending, expired, cancelled, listing, mls, multiple listing service, claw, themls, historical appraisal, facebook, linkedin

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Mary Cummins

Mary Cummins of Cummins Real Estate Services has been in real estate since 1983, over 35 years. She is licensed by the Bureau of Real Estate Appraisers. Mary Cummins was an agent and broker licensed with the California Department of Real Estate selling residential income, commercial buildings, raw land and homes for Merrill Lynch Realty in Beverly Hills and Westside Properties in Los Angeles before concentrating on appraisals. Mary Cummins currently provides real estate appraisals, expert witness testimony, historical research, legal real estate research for mortgage brokers, banks, lawyers, factors, insurance companies, financial consultants and private individuals. Mary Cummins was born and raised in Southern California. Cummins attended Beverly Hills Good Shepherd Catholic School and Beverly Hills High School. Besides being on the Dean's list, Mary Cummins was a top ten national swimmer and competed on the men's water polo team. Mary Cummins began college at the age of 15 attending the University of Southern California on scholarship, majoring in Psychology/Sociology. http://www.animaladvocates.us http://www.facebook.com/AnimalAdvocatesUSA

Wednesday, January 29, 2025

USGBC After The Firestorm: Rebuilding for a More Sustainable, Resilient Future by Mary Cummins Real Estate Appraiser

UPDATE: Here is video of the event. https://www.youtube.com/watch?v=lX9Z2oW5nQA

ORIGINAL: I attended the USGBC Webinar entitled "After the Firestorm: Rebuilding for a More Sustainable, Resilient Future" January 29, 2025. Below is the webinar description.

"In response to the 2025 Los Angeles Regional Fires, USGBC-CA is convening leading experts on more sustainable, resilient rebuilding and recovery efforts for fire-affected communities.

This live webinar will bring together wildfire mitigation, residential design, planning, and landscape experts to provide information on resources and best practices for home rebuilding, landscape ecology restoration, and community resilience efforts.

Some of the topics covered will also include fire-resilient materials and structures for new construction, energy-efficient, all-electric design and construction, California native plants, creating defensible space, matching design with incentives and rebates, and more." More information https://usgbc-ca.org/wildfire-defense-rebuilding/

The panel included experts in the fields of architecture, design, construction and landscaping. Laura Dunbar, John Donley, Gregory Chasen, Ann Edminster, Steve Glenn and Ann Baker. Ben Stapleton of USGBC was the host.

Summary of the most important things to make a home fire resistant.

Metal roof
Cement cladding siding with thick Hardy board fire resistant for over one hour
No attic/crawl space vents or use 1/8" fireproof metal mesh over all vents
No or enclosed eaves
No multiple roofs that can trap burning embers
Metal double pane tempered windows
No wood/vinyl decks/fences/siding. Use cement/tile.
No trees overhanging/touching home
5 foot clearance around entire home free of furniture, shrubs
30' clean and green landscape clearance. Use succulents, gravel.
Easily accessible driveway to home for fire department
No gas to home
No plastic, vinyl flooring, composite construction material

First question to Greg Chasen was "is sustainability also fire resiliency?"

Greg Chasen: We have good case studies now after these fires. We must take a deep dive into the ones that resisted the forces at play. We must build stronger more resilient homes going forward. We shouldn't just recreate what we had before. We can learn from this disaster.

Steve Glenn: Fire resiliency starts with landscape. On the construction side we must create few opportunities for fire. We can use a metal roof, exterior cladding, windows with tempered glass and no eaves. Steel frames are not that important to protect the facade. You see steel frames are the only thing remaining after homes burned down in the fires so it's not that important. We need sprinklers on the roof, need more fire resilient design. Yes, it costs more but it costs less than not doing it (and home is destroyed).

What are the best practices?

Chasen: We saw houses that didn't survive the ember attack. New homes with lots of places where embers could be trapped on the roofs. Materials and form matter. We must seal the home and have no vents.

Dunbar: We need protected venting. Embers get in attic. Once they're in the attic the house is gone same with under the house (crawl space). Landscaping is also important.

Chasen: Windows are very important. Multiple roof lines trap golf ball sized embers. Windows must protect from the force to large blowing embers.

Edminster: Skylights are vulnerable. They create dams where flammable debris can collect. Also important is venting, non combustible cladding, landscape, windows. We need dual panes windows where both panes are tempered not just one.

What about landscaping?

Ann Baker: We need a fire defense. There must be good visibility from street to home. Can fire dept see home and defend it easily? Five feet non combustible zone around home. No shrubs, furniture. You could use gravel, succulents, plants that don't burn. 30 feet must be clean and green. Eliminate vertical fuel ladders. Wooden fences and screening privacy shrubs are a major fuel load. There should be no wood fence touching building. Trees must be away from roof line. Avoid hedging, avoid twigs, plants that drop needles.

What type of code should we be advocating for?

John: We've discussed this for years. It's not part of code to make existing homes more resistant. Only new building and additions must be to code but not existing. Firestorm deals with wind. It's wind and fire. We had hurricane winds that blew over cement walls. Even retaining wall had to be torn down because of fire damage and super hot temps.

What about materials?

Steve Glenn: Most important is cementitious cladding, hardy board with one hour fire rating, zip system also water barrier. Metal roofs more expensive than shingle. Tempered glass is expensive. We need LARR for ...(missed.)

Edminster: Cladding first line of defense. We need to protect occupants, structures and planet.

Chasen: 5/16 hardy board not good enough. We need thicker cement board panels.

Breakout groups.

Chasen, Edminster, building materials and design

Chasen: Gas, plastic are volatile. Avoid gas in home. Avoid vinyl floor, windows. The fire areas smell like burning plastic. I tasted plastic for a day afterward. Our homes have become so toxic because of plastic.

Plastic composite decks are toxic when they burn, melt. Porcelain tile deck good solution.

I'll post the video when it's ready. Slides from today's presentation below.

Link to classes https://usgbc-ca.org/event-category/trainings/

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Mary Cummins

Friday, January 24, 2025

End of PAVE, DEI at HUD and How it Will Affect Appraisal Industry by Mary Cummins Real Estate Appraiser

Donald Trump is now the President. Now we find out what will really happen to appraisers, the appraisal industry and the real estate market. In the first week the PAVE Task Force website went down https://pave.hud.gov . Trump also declared that DEI in the federal government is gone. How will this affect us?

The PAVE Task Force released their report March 2022 and nothing really changed. It didn't add any new laws or regulations that we didn't already have. Big deal the website is now down. All PAVE really did was promote the false narrative that all appraisers are allegedly racist, biased old white men that lowball blacks and Latinos. The PAVE Task Force was based on Andre Perry's totally debunked paper "The Devaluation of Assets in Black Neighborhoods" and book "Know Your Price." AEI clearly showed that appraisers don't lowball anyone. People who make less money have less money and buy/own less expensive homes in less expensive areas. Whites make more money than blacks, Latinos for a myriad of socioeconomic reasons. It's not based on race.

Getting rid of DEI at HUD and other Federal Departments will have a greater impact. I hope that HUD doesn't stop the current programs to try to recruit more POC and women to become appraisers. I personally feel we could use more POC and women. It won't change appraisal values or prevent anyone from being lowballed but it's a good thing nonetheless. If DEI ends those programs, I hope private organizations are able to take up the slack. Again, now is not the best time to be entering the appraisal field for any new appraiser. There's barely enough work for existing experienced appraisers. You need a minimum of three years of experience to do appraisals for loans.

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Mary Cummins

Wednesday, January 15, 2025

Animal Advocates, Mary Cummins Helping Los Angeles Fire Victims

Animal Advocates and its founder Mary Cummins have been helping victims of the January 2025 Los Angeles fires. We were in the Palisades fire evacuation area relocating owned pets that had to evacuate. Some of these people had to evacuate twice because the fire moved. The below pics are from one trip January 14, 2025.

Sunset west was closed at Kenter two blocks from Vice President Kamala Harris' home. 10 fwy west was closed at Lincoln Blvd. National guard, police, fire department, Dept of Transportation, Red Cross and many more people were helping to secure the area and offer aid.

Animal rescue groups are not yet allowed into the areas that have been damaged by the fire. The fire department has to inspect each home first to assess damage, check for bodies, turn off gas, turn off electric, turn off water and assess the safety of the structure. Animal groups are also not allowed in the evacuation zones without full property and animal owner permission and police escort. The purpose is to prevent looters and arsonists. It's also not safe in case the wind picks up and the fire moves quickly. The original fire had winds at 100 mph blowing burning embers over a mile.

Mary Cummins has lived in Los Angeles her entire life. Animal Advocates has experienced many wildfires during that time. Cummins has gone through the FEMA disaster animal response training. Cummins has also worked for HSUS NDART National Disaster Animal Rescue Team. Cummins, Animal Advocates aided EARS in past fires setting up pet evacuation areas and received a Certificate of Appreciation in 2003. Cummins also cared for wildlife and domestic pets injured by many past fires from smoke inhalation, burns, loss of habitat, loss of food and water sources. Huge fires spread by Santa Ana winds happen in Los Angeles, California.

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Mary Cummins

Sunday, January 12, 2025

Rental Price Gouging During Los Angeles Fires by Mary Cummins Real Estate Appraiser

People were talking about landlords price gouging after the Los Angeles fires. I searched MLS sold rentals for Los Angeles City five days before and after the fires. Median rents went from $3,800 to $4,800. I looked at some individual listings and saw them relisted higher after the disaster. Other agents saw the same. It's illegal to charge more than 10% higher price during a disaster. This is 20%. #pricegouging #losangeles #losangelesfires #fires #marycummins hashtag#realestateappraiser

The MLS just posted this to all agents logging into the system. What is "fair market value" for rental housing per HUD for luxury mansions? These mansions rent for $25,000-$200,000 per month furnished or unfurnished.

They've since added a link to that message below.

https://info.vestaplus.net/cawildfires

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Mary Cummins

Friday, January 10, 2025

Houses at 750 Iliff, 18860 PCH Survived Fires Because they were Passive Construction by Mary Cummins Real Estate appraiser

A passive home built in 2024 located at 750 Iliff, Pacific Palisades, California survived the fires which destroyed the surrounding homes. It is mandatory green design because it's newer. It's a passive house with super insulated envelope, air tight construction, high performance glazing, thermal bridge free detailing and more. All these elements which save energy by keeping heat, cool air in also keep embers, fire, smoke out. There is minimal landscaping, block walls and a metal roof. We can build to prevent houses from burning down in fires. Before and after. It's time to make all homes more fire proof in wildfire areas. The owner Chris Ottinger remodeled/rebuilt at the perfect time. Green construction is mandatory for new construction. The architect was Greg Chasen. It's near intersection of Sunset Blvd and Chautauqua. As I look at it the roof is angle perfectly for Santa Ana winds to blow over it which blow to the sea. There are also no exposed eaves.

The home at 18860 Pacific Coast Highway PCH, Malibu also survived the fire. It was listed for almost $10M in 2023. It was listed for lease in 2024 for $50,000/mo 4 bed, 4 bath 3,896 sf. It was built in 2000 which means mandatory green construction. Green construction also helps prevent the home from burning down. Owner David Steiner.

#PassiveHouse #marycummins #realestateappraiser #realestateappraisal #fires #fireproofhome #fireproofconstruction #PalisadesFire

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Mary Cummins

Mary Cummins, Real Estate Appraiser, Animal Advocates, Los Angeles, California

Thursday, January 30, 2025

NAR: Supporting Your Value Zoom webinar, Notes by Mary Cummins real estate appraiser

Adjustment for Changes in Value Over Time

Scatter Plot Analysis

Data Analysis

Regression Analysis

Adjustment Calculation

Narrative Discussion

Conclusion

Scatter Plot

Adjustment for Number of Bedrooms (BR)

Scatter Plot Analysis

Data Analysis

Regression Analysis

Adjustment Calculation

Narrative Discussion

Conclusion

Scatter Plot

Wednesday, January 29, 2025

USGBC After The Firestorm: Rebuilding for a More Sustainable, Resilient Future by Mary Cummins Real Estate Appraiser

Friday, January 24, 2025

End of PAVE, DEI at HUD and How it Will Affect Appraisal Industry by Mary Cummins Real Estate Appraiser

Wednesday, January 15, 2025

Animal Advocates, Mary Cummins Helping Los Angeles Fire Victims

Sunday, January 12, 2025

Rental Price Gouging During Los Angeles Fires by Mary Cummins Real Estate Appraiser

Friday, January 10, 2025

Houses at 750 Iliff, 18860 PCH Survived Fires Because they were Passive Construction by Mary Cummins Real Estate appraiser