I'm going with reg fee due to the awkward "dir".
However I do see some development potential on the horizon. Steer clear of the tendency to sit and wait with this domain. Be proactive and the road to riches will appear before your eyes. IMO.
Reg fee undeveloped w/ moderately high development potential.
Disclaimer: Please keep in mind that this is a FREE appraisal. This is a guess at quick flip resale value not an unrealistic end-user price. Often times my appraisals are rushed, too low, or too high. Sometimes my advice is totally wrong and occasionally downright dumb. If the post stamp is after 5:00pm EST, the chances are even greater that inaccuracies will occur due to blood alcohol levels.