LIST PRICE IS THE POSTED RESERVE FOR THIS AUCTION. 3-bedroom, 2-bath home located in the heart of Granville -- walkable to downtown shops, dining, and everything the Village has to offer. Original woodwork, built-ins, and a full basement add character throughout, all sitting on a large deep lot. Appliance's in the house will convey with the property. This is an online-only auction, with a bid center onsite the day of the auction. Auction is Wednesday July 22nd at 6pm. Open houses are scheduled for Wednesday July 8th 2026, 4-6pm, and Wednesday July 22nd 4-6pm, just prior to the auction. Sells AS-IS, WHERE-IS with no contingencies.

NOTES FROM SELLER OF KNOWN ISSUES

Known Issues:

• According to Dad, a few months before he died, he said that the cold water didn't work going to the first floor bathroom. He thought the old pipes had rusted inside to the point that water could not get through. He turned the temperature down on the hot water tank to a certain temperature that he could take a shower using only the hot water. He also said that the plumbing venting in the first floor bathroom needed finished — not sure what he meant, but it makes a loud gurgling noise when the toilet is flushed.

• The upstairs bathroom tub does not drain. I do remember probably about twenty years ago they had some of the dining room ceiling torn out and a plumber replaced drain pipes to the upstairs bathroom, so the pipes are fairly recent, but not sure if he did them all. A plumber also tore out the corner wall of the dining room to replace some of the drain/vent pipes that run through the wall. Hopefully the tub drain only needs snaked out, but who knows? The sink faucet in the same bathroom won't shut off all the way, so he kept the shutoff valves turned off.

• The garage roof is bad, and the deck and rails above it are bad.

• The small balcony at the top of the basement stairs needs inspected before anyone stands on it. Nobody has stepped on it in decades — possibly dangerous.

• There is mold in the basement.

• There is a spot in the corner of the carport roof that appears to be getting bad.

• The garage door is decent, but once in a while a roller pops off the track if it is put down too quickly, so there is a crowbar on the floor of the garage I have been using to pop it back into place.

• A small amount of water comes into the basement when it rains hard.

Good Things:

• The house has spray foam blown-in insulation.

• Some recent replacement windows.

• He had a new garbage disposal put in a year ago or less (I think).

Pre-auction offers will be reviewed and must be submitted on the auction contract; all terms apply, including the non-refundable 10% deposit.

**Terms & Conditions**

A 10% Buyer’s Premium will be added to the final bid price. A 10% non-refundable earnest money deposit is due day of sale, with the remaining balance due at closing within 45 days. Property sells "AS IS" with no financing, inspection, or other contingencies. All inspections must be completed prior to bidding. A 3% co-op is available to buyer’s agents.

1. LEGAL DESCRIPTION/ADDRESS. The undersigned buyer ("Buyer") hereby offers and agrees to

purchase from seller ("Seller") through PACC Realty & Auction LLC ("Broker"), and the Sellers

agrees to sell the following described property.

(a) Tax Parcel No.(s): ________02005504400.000_________________

(b) Street/City/Address: 431 W College St Granville Oh 43023

(c) Parcel#/Lot/Acreage Description: LOT 15 PT SHEPARDSON PARK ADD + LOT 16 3RD RNG

1ST DIV R13 T2 Q3 (0.25 AC)

(d) Together with the buildings thereon, if any, and all hereditaments, appurtenances, rights, privileges,

and easements belonging thereto (all of which are referred to as the "Property") subject to, (i) Any

mortgages, liens and encumbrances created or assumed by Buyer; (ii) restrictions, reservations,

covenants, conditions, limitations and easements of record; (iii) oil and gas leases of record; (iv) zoning

ordinances, if any; (v) legal highways; (vi) taxes and assessments, which are not yet a lien, or which have

not been certified to the auditor or which have been certified but have not been placed on the duplicate or

have been deferred, but not yet due and payable; and (vii) all coal and other mineral rights and interests

previously transferred or reserved of record (the "Permitted Exceptions"). If the Property requires a survey

prior to Closing, Buyer acknowledges that the amount of acreage comprising the Property, the

dimensions of the Property and the road frontage amounts are approximate and are subject t o final

survey. Buyer further acknowledges that the amount of acreage determined by the survey, if any, may be

more or less than the amount stated in this Purchase Agreement and that the Purchase Price will be

adjusted accordingly if a per-acre price calculation is used.

2. PURCHASE PRICE The total Purchase price for the property Sold via: _X___ Lump Sum, _____

Per Acre

NA

(a) Acreage amount (if Applicable): __________________________________________________ __

NA

(b) Price Per Acre Amount (if Applicable): ______________________________________________

(c) Gavel Price: (Acreage X Per Acre Price if Applicable): _________________________________

(d) Buyers Premium 10

_____ % of Gavel Price (if Applicable): ________________________________

(e) Total Purchase Price: (Combination of lines (c) and (d), If Applicable): _____________________

Non-Refundable-Deposit in an amount equal to or greater than 10% of the Total Purchase Price as

defined in (e) or $1,000 whichever amount is greater, (the "Deposit") is due and payable to the Broker on

the day of sale in U.S. Dollars in immediately available funds. The Deposit is non-refundable. The Deposit

shall be deposited in the Broker’s trust account upon Acceptance, unless other arrangements have been

made and agreed to by the "Buyer" and the "Seller."

(f) Non Refundable Deposit: __________________________________________________ _________

PAGE 2 of 8

Additional Deposit Info: __________________________________________________ ____________

Seller Initials: ____________________ Made Payable to PACC Realty & Auction Trust Account

Deposit type: ___ Wire Transfer _____ Check # _______

(g) Balance of Purchase Price: __________________________________________________ ______

3. PAYMENT OF PURCHASE PRICE/DEPOSIT

At or before the Closing, Broker shall deliver the Deposit to the escrow agent/title agent ("Escrow Agent")

and it shall be credited to reduce the Purchase Price together with applicable Buyer closing costs at the

Closing. No interest shall accrue on the Deposit or other funds held in trust by Broker. Buyer agrees to

pay the balance of the Purchase Price in U.S. Dollars in immediately available funds on or before the

Closing Date. Buyer acknowledges that its obligations under this Purchase Agreement are not contingent

on obtaining financing and Buyer represents to Seller and Broker that it either has cash or is approved for

a loan at _______________________________ financial institution in an amount sufficient to discharge

its payment obligations under this Purchase Agreement.

Loan Officer: __________________________ Phone #:

_____________________________________

In the event that Buyer fails to close the transaction in accordance with Paragraph 5, and upon written

verification from Seller that Seller remains ready willing and able to close; Broker shall disburse the

Deposit to Seller provided, however, that Broker shall be entitled to retain a portion of the Deposit equal

to the expenses paid by and billable time provided by Broker in relation to the transaction contemplated

by this Agreement. Broker shall disburse the Deposit to Seller. Should Seller be unable to close in

accordance with Paragraph 5 for any reason other than through fault of the Buyer, the Deposit shall be

disbursed to the Buyer as fixed and liquidated damages. In no event shall liquidated damages exceed this

amount and Seller have no additional rights or claims against Buyer. It is agreed that the amount to which

the Seller is entitled under this Section is a reasonable forecast of just compensation for the harm that

would be caused by Buyer’s breach and that the harm that would be caused by such b reach is one that is

incapable or very difficult of accurate estimation.

4. INSPECTIONS

This Purchase Agreement is not contingent upon any inspections. If Buyer or Buyer’s lender requires or

performs any inspections including but not limited to, structural, heating, cooling, plumbing, electrical,

well, septic, radon and/or termite, Buyer shall be responsible for any cost of said inspections and for any

remedy Buyer or Buyer’s lender may request or require as a result of because of any inspection(s)

performed. Buyer’s obligation to purchase the property is not contingent upon the result of insp ection(s)

and Buyer acknowledges and agrees that it is purchasing the Property in its "AS IS, WHERE IS"

condition, pursuant to Section 14 of this Agreement, regardless of the outcome of any inspections it elects

to perform.

5. CLOSINGS

Closing shall be on or before __________________ (the "Closing" or "Closing Date") or 30 days following

receipt of all administrative, governmental and/or judicial approvals necessary for closing, whichever is

later. Time is of the essence in the performance by Buyer of its obligations under this Purchase

Agreement. If Seller is unable to close the transaction contemplated by this Agreement on or before the

Closing Date, the Closing Date shall be automatically extended for sixty (60) days to fulfill seller

requirements for closing, if necessary, provided that Seller, Seller’s agent, or the Escrow Agent may give

Buyer written notice during the sixty (60) day period that it is ready to close and such closing shall occur

within five (5) days following such written notice. After closing, buyer shall be responsible for maintenance

of mechanical systems and physical structure of the home and any building, facility or structure on the

property. As used herein the "closing" shall refer to the date of recording of the deed; closing is not the

date of disbursement of seller’s proceeds.

PAGE 3 of 8

6. POSSESSION

Subject to any tenancy rights or parties in possession, if applicable. Seller agrees to deliver complete

0

possession to Buyer on or before noon _____ days after date of Closing or upon the Closing Date,

whichever is later but not prior to Closing.

7. DEED

Seller shall convey title to the Property by general warranty deed (or fiduciary deed, if appropriate) subject

to the Permitted Exceptions.

Deed Name:

_______________________________________________ ________________________

Buyer desires survivorship provision in the deed _____Yes _____ No

Names as they are to appear on deed. Buyer and Seller acknowledge they will have the right and

opportunity to review the deed with counsel of their choosing and are not relying and may not rely upon

Broker to advise them as to the contents of or language in the deed.

8. Escrow Agent

The Escrow Agent shall be chosen by Seller unless, as a condition to Buyer’s loan, Buyer’s lender

requires use of a different Escrow Agent, in which case the Escrow Agent shall be chosen by Buyer’s

lender.

9. CLOSING COSTS RELATED TO THE PURCHASE AGREEMENT AND LISTING AGREEMENT

SHALL BE ALLOCATED AS FOLLOWS

Seller shall pay: (a) the cost of the title search and/or mineral search, b) deed preparation, c) county

transfer and conveyance fees, (d) real estate taxes and assessments related to the Premises prorated to

the date of Closing, including any delinquent real estate taxes and assessments (e) If the Real Property

requires a survey, unless otherwise noted, the seller shall pay all surveying charges for each newly –

surveyed parcel and any parcel requiring a survey for transfer; f) Broker’s fees; and g) the following fees

specific to the auction:

Seller and Buyer shall each pay one-half of the escrow agent’s standard closing fees and one-half of the

commitment fee and premium for an Owner’s Policy of Title Insurance. Buyer shall pay any additional

costs, including, without limitation, the cost of a loan policy, title endorsements, location survey or other

items required by Buyer or Buyer’s lender, and the following fees specific to the

auction:________________. Buyer shall pay $ __________________ in surveying charges for each

newly-surveyed parcel. Seller agrees and instructs the Escrow Agent to pay the professional fee from the

sale proceeds at closing to Broker in accordance with the agreement between Seller and Broker. Broker

advocates the use of title insurance in all real estate transactions.

10. TAXES UTILITIES & NOTICES

Seller shall pay all taxes and assessments prorated to the Closing Date utilizing the latest available tax

information provided by the County Treasurer. If the tax duplicate fails to reflect the improved value of the

Property (such as the situation where the Property being purchased is being split out of a larger tract or

parcel of land or when the parcel has been improved in a manner not reflected on the tax duplicate) then

the Escrow Agent, in counties where applicable, is instructed to contact the county auditor’s office and

obtain an estimate of the taxes for the proration period and such estimate shall be used in place of the

latest available current tax duplicate and shall be final. However, if the auditor will not provide an

estimate, then 35% of the assessed fair market value as shown on the tax duplicate (which shall include

any reduction for agricultural use value and for which no adjustment shall be made) times multiplied by

the millage rate times and the percentage that the Property consists of as compared to the larger tract of

land out of which is being split shall be used instead. The assessed fair market value of the buildings and

PAGE 4 of 8

improvements that are located on the Property shall be included in such calculation. If no existing

buildings and/or improvements are located on the Property, the foregoing calculation shall be based

solely upon the assessed fair market value of the land as shown on the tax duplicate (again which shall

include any reduction for agricultural use value and for which no adjustment shall be made.). Seller

represents that they have not received governmental notices of any taxes or assessments not yet

certified or of the existence of habitual sex offenders or sexual predators living in the neighborhood

surrounding the Property. Utilities shall be paid by Seller to date the Seller vacates the Property or

Closing, whichever is later. For any governmental utilities or other fees that attach to the Property, Escrow

Agent is instructed to check for delinquent accounts. If applicable, the delinquencies are to be deducted

from Seller’s proceeds at Closing. BUYER SHALL BE RESPONSIBLE for payment of any Current

Agricultural Use Valuation (CAUV) recoupment that may be assessed by the county auditor, and which

becomes due and payable after the Closing.

11. DAMAGE OR DESTRUCTION OF PROPERTY

Risk of loss to the Property shall be borne by Seller until Closing. If the Property is substantially damaged

or destroyed prior to Closing either party may rescind this Purchase Agreement.

12. TENANT OCCUPIED

If the Property is tenant occupied all security deposits held by Seller in connection with the tenancy shall

be paid to Buyer and all rents are to be prorated to date of Closing regardless if such rent has been

collected, Buyer understands that after Closing Seller has no authority over the tenants and therefore

Buyer is solely responsible for pending legal action to evict any tenant having possession at the time of

the Closing.

13. FIXTURES & EQUIPMENT

This transaction shall include the following items free of liens and encumbrances IF located on Property

and IF used in connection therewith: window and wall air conditioning units; attached fireplace equipment

and grate; bathroom fixtures; affixed mirrors and lights; ceiling fans; smoke and carbon monoxide

detector(s); all window coverings including rods and fixtures; blinds and awnings; humidifier; window and

door screens; storm doors and windows; built-in furniture and appliances; garage door opener and

controls; television aerial and rotor box and: __________________________

This sale does NOT include:

_______________________________________________ __________

Buyer has read and understands what it is and is not included in the sale of Property.

14. ACCEPTANCE OF CONDITIONS

This Property is being purchased in its present physical condition, "AS IS, WHERE IS" after examination

by the Buyer. Buyer is relying solely upon such examinations with reference to condition, value,

character, and dimensions of the Property, and the home and/or other buildings, improvements and

fixtures, if any, and is not relying upon any representations or facts presented by Broker or its employees

or agents, whether orally or contained in any written material prepared by Broker regarding the Property,

including, but not limited to the sales flyers and advertisements, Realtor Information Sheet, Property

Information Sheet, and/or Multiple Listing Service Publication. Real Estate sales people are not

tradesman and, therefore cannot make representations concerning the quality, character and/or condition

of the plumbing, electrical system, heating, water supply, sewage system, and/or any other physical

structure or characteristic to be in good or proper working order and/or condition, as he or she is not

qualified to do so. Buyer has read and understands the above "AS IS" Clause.

Initial: ___________ Date:

______________

15. OIL/GAS/MINERAL ROYALTIES

Buyer acknowledges that, if oil and gas or mineral rights/royalties are not otherwise being reserved to

Seller in this Purchase Agreement, or have been previously withheld, that Buyer shall be responsible for

PAGE 5 of 8

contacting the producer of the oil, gas or minerals, if any, to notify them of the change in ownership of the

Property and provide them with any information needed to transfer the royalty payments to Buyer with

said transfer, if any, to be effective as of Closing and further provided that any such royalties actually paid

after Closing shall belong to Buyer regardless of the actual production date. This paragraph does not

constitute a representation that any such mineral or royalty rights exist and shall hav e no application if

Seller reserves the royalty or mineral rights at issue.

16. Indemnity

Seller and Buyer shall indemnify, defend, and hold harmless Broker, its employees, agents, directors,

officers and shareholders from all any liabilities, claims, cause of action, costs and expenses (including

attorneys’ fees and court costs), and other demands for injuries, or damages to any person or entity

incurred as a proximate cause of any Losses arising from or related to Seller or Buyer providing Broker

incorrect information or, Seller’s failure to disclose any information related to the Property, whether known

or not known by Seller at the time of the execution of this Purchase Agreement. This indemnification

paragraph shall survive both the Closing of the transaction, the transfer of title, and any termination of this

Purchase Agreement.

17. CONSUMER GUIDE & AGENCY DISCLOSURE

Initials: ______ Buyer acknowledges receipt of Broker’s Consumer Guide to Agency and Agency

Disclosure.

18. RESIDENTIAL PROPERTY DISCLOSURE

(Initial only one line)

___ Buyer acknowledges receipt from Seller of a signed and dated Residential Property Disclosure Form

in compliance with Ohio Revised Code Section 5302.30 et. seq. (the "Residential Disclosure Law"). A

copy of the disclosure is attached hereto and made a part hereof as Exhibit A

OR

___ Buyer acknowledges that the Property does not contain a previously occupied residential dwelling

and that the Residential Disclosure Law does not apply to this transaction.

19. LEAD PAINT DISCLOSURE

(Initial only one line)

___ Buyer acknowledges that, prior to signing this contract, Buyer received a Lead Paint Disclosure form

and booklet in compliance with the Federal Lead-Based Paint Hazard Reduction Act of 1992 (the "Act"). A

copy of the Lead Paint Disclosure is attached hereto and made a part hereof as Exhibit B

OR

___ Buyer acknowledges that the Property either does not contain any residential buildings, or that all

such buildings were constructed after 1978, and that the Act does not apply to this transaction.

20. NO REPRESENTATION BY BROKER

The parties acknowledge Broker has not made, does not make, and has not authorized anyone else to

make, any warranties as to: (a) the existence or lack of existence of any mineral rights, lease of mineral

rights, reservations of mineral rights or any other matter regarding mineral rights or title to the Property;

and (b) any other matter or thing relating to the Property or this Purchase Agreement. Buyer and Seller

expressly acknowledge that they may not rely and are not relying upon any representations mad e by

Broker (or on Broker’s behalf) in entering into this Purchase Agreement. Buyer and Seller have inspected

the Property and conducted their own due diligence, or caused the same to be made on their behalf, and

are thoroughly familiar and fully satisfied therewith.

PAGE 6 of 8

21. COMMISSIONS

Seller and Buyer acknowledge and agree that: a) the commission rate that is to be paid in connection with

this transaction is not fixed, controlled, recommended, or suggested in law or by any multiple listing

service or association of realtors and can be fully negotiated; b) Seller and Buyer have the freedom to

discuss and agree upon a commission rate that is acceptable to each of them and their respective

agents; and c) there are no mandatory or standard commission rates in the real estate industry, such that

the commission rate in each transaction may vary depending on various factors, including but not limited

to the scope of services provided by each party’s agent and market conditions.

22. OHIO’S SEX OFFENDER REGISTRATION AND NOTIFICATION LAW

Ohio’s Sex Offender Registration and Notification Law requires the local sheriff to provide written notice to

neighbors if a sex offender resides or intends to reside in the area. The notice provided by the sheriff is a

public record and is open to inspection under Ohio’s Public Records Law. Therefore, you can obtain

information from the sheriff’s office regarding the notices they have provided pursuant to Ohio’s sex

offender notification law. Buyer shall rely on Buyer’s own inquiry with the local sheriff’s office as to the

registered sex offenders in the area and shall not rely on Seller or any real estate agent regarding such

matters.

23. CLOSING DISCLOSURES AND/OR SETTLEMENT STATEMENT

Seller and Buyer hereby authorize the escrow agent to send a HUD Settlement Statement to the

respective Brokers and Agents of each listed in this Contract for their review prior to Closing and their

records after Closing.

24. JURISDICTION/VENUE

In the event of any dispute arising out of or relating to seller’s execution and delivery of this purchase

agreement, or the breach thereof, the parties agree that venue and jurisdiction for any dispute which may

licking

arise out of this agreement shall exclusively lie in __________ County, Ohio.

25. AGRICULTURE AND RECREATIONAL/HUNTING LEASES

Seller has informed tenants through the proper procedure that their lease has been cancelled effective:

_______________________________________________ ____________________________________

OR

_______________________________________________ __________________________________

26. MISCELLANEOUS

This Purchase Agreement shall be binding upon the parties hereto, their heirs, successors and assigns.

This Purchase Agreement is not assignable by either party without the written consent of the other. Any

amendment, addition, modification or change of any kind to the terms of this Purchase Agreement must

be in writing and signed by all parties to this Purchase Agreement. Buyer represents that Seller has not

made any promises, statements, agreements or representations of any kind that are not otherwise set

forth in the terms of this Purchase Agreement, and Buyer is not relying upon any promises, statements,

agreements or representations of any kind that are not expressly set forth in this Purchase Agreement in

making Buyer’s decision to enter into this Purchase Agreement. This Purchase Agreement represents the

final agreement among the parties with respect to the subject matter set forth in this Purchase

Agreement. This Purchase Agreement may be executed in counterparts each of which shall be deemed

an original for purposes of authentication, evidentiary validity, and in governance of all the parties hereto.

This Purchase Agreement is entered into in Ohio, and Ohio law shall apply to this Purchase Agreement

and all disputes relating thereto. The provisions of this Purchase Agreement are severable, and if any

part of it is found to be unenforceable, the other paragraphs shall remain in full force and effect. This

Purchase Agreement shall survive the termination of any arrangements contained herein. Headings

throughout this Purchase Agreement have no special significance and are for convenience only. Seller is

encouraged to have the terms of this Purchase Agreement reviewed by a licensed Ohio Attorney. Broker

PAGE 7 of 8

does not and cannot provide legal advice of any kind, and Seller and Buyer warrants that Buyer and

Seller are not and will not rely upon Broker for legal advice.