Steve, Always appreciate your input. Thanks for clarifying the "3"s. Makes sense. You are kind of hitting the mark that 40-45K might be pushing it but it might be worth that to the right buyer. The appraisal was definitely a miss on the value though.

I'm in no rush to sell anyway.

To answer another earlier question, no this was not for an insurance appraisal. I was looking for an appraiser and wasn't having too much luck searching the internet, so I called Grundy agency and they gave me this companies name. I used to know a guy in PA but fell out of touch with him, but I might still have his card attached to a different appraisal he did for me a number of years ago...Need to dig that up.