6570 Walsh Road Appraisel.pdf
Brian A Jones Petitioner V Township Of Webster, Charles W Sinkule Respondents · 26-002827-TT
Text extracted from the reviewed PDF, organized by page. OCR and reading order may contain errors; confirm details in the PDF below.
Page 1
6570 Walsh Ronnie Manley December 14, 2025 Brian Jones Morris Plains, MI, 07950 225 Littleton Rd Weichert Financial Services Dexter, MI 48130 6570 Walsh Rd
Page 2
6570 Walsh Ronnie Manley Seven Hundred Twenty-Five Thousand Dollars $725,000 December 14, 2025 Dexter, MI 48130 6570 Walsh Rd 6570 Walsh Morris Plains, MI, 07950 225 Littleton Rd Weichert Financial Services Dart Appraisal
Page 3
6570 Walsh Ron Manley Appraisal Services LLC DOM 24;Subject was listed on;Original Date 11/18/2025;Original Price $715,000. It entered contract status on 12/08/2025;REALCOMP#81025058896; X 225 Littleton Rd, Morris Plains, MI 07950 Weichert Financial Services X X 0 0 X 4610.00 AAA Acreage 3,237 2025 C-03-05-400-007 See addendum Washtenaw William & Donna Jack Brian Jones 48130 MI Dexter 6570 Walsh Rd $0;;No financial assistance provided. X PRD X 12/06/2025 695,000 Arms length sale;Analysis of PA indicates a non-FHA financed sale. Brian and Ellen Jones have signed P.A. X Property values are stabilized. Interest rates and seasonal selling trends can impact property values. 'The area consists of home styles ranging from 1 and 2 story designs to modern architectural types. Location is close to schools, shopping, employment, entertainment and major freeways. Severl acreage parcels in area. 15 Undev 10 5 70 26 125 10 560 899 489 Subject is located/general area is South of Strawberry Lake Rd, North of Walsh Rd, East of Mast Rd and West of Merrill Rd in Dexter Township, MI X X X X X X This location is considered to be value neutral. Utilities were on and functioning at time of inspection. The subject property is served by a private well and septic system. These utilities are typical for the area, and municipal water is not available. Market participants consider private well and septic systems common and acceptable for residential properties in this location. X X 04/03/2012 26161C0090E X X None X Paved Septic X Well X X X See Attached Addendum X X Residential AG N;Res; Rectangular 2.33 ac 214x479x208x482 X X C4;No updates in the prior 15 years;The improvements feature some minor deferred maintenance and physical deterioration due to normal wear and tear. The dwelling has been adequately maintained and requires only minimal repairs to building components/mechanical systems and cosmetic repairs. All major building components have been adequately maintained and are functionally adequate.The structure has been well maintained. The subject includes a front porch, rear deck and patio, walkout finished basement, attached 2 car garage and standard features and fixtures. 2furnaces, 2 ACs, Generator 2,996 1.1 3 8 X X X X X X X 0 2 X Paved 2 X Tile/avg Tile/avg Wood/avg Drywall/avg Crpt+wd/avg None None Porch X Deck/ X fence X 1 X 0 Yes/avg Yes/avg Vinyl/avg Metal/avg Asphalt/avg Brick+Frame/avg Concrete/avg X Gas X X 75 2996 X X 25 2000 Ranch X X 1 X
Page 4
6570 Walsh Ron Manley Appraisal Services LLC 899,000 489,900 14 899,000 725,000 3 Standard Amenities 1 Fireplace Fireplaces Porch/Patio/Deck 2ga2dw None FWA/Central Air Average 1rr2br1.0ba1o 2996sf2247sfwo 2,996 65 1.1 3 8 C4 25 Q3 DT1;Ranch N;Res; 2.33 ac Fee Simple N;Res; 231.98 695,000 Dexter, MI 48130 6570 Walsh Rd 757,500 16.2 1.0 7,500 X Standard -5,000 2 Fireplaces 0 Porch/Pat/Deck -12,000 3ga3dw None FWA/Central Air Average 1rr2br1.0ba1o 48,300 1904sf1208sfwo 16,200 2,747 0 2.1 3 8 -5,000 -35,000 C3 0 23 Q3 0 DT2;Contemp N;Res; 0 1.91 ac Fee Simple N;Res; 0 s08/25;c07/25 Conv;0 ArmLth RCOMLS, PRD REALCOMP#81025030807;DOM 44 273.03 750,000 1.25 miles SW Dexter, MI 48130 8023 Trail Rdg 715,100 16.3 -7.7 59,900 X -40,000 Ingrd Pool 1 Fireplace 0 Porch/Pat/Deck -12,000 3ga3dw None FWA/Central Air Average 0 1rr0br1.0ba1o 20,700 2806sf1250sfwo 12,400 2,806 -6,000 3.1 4 8 -10,000 -25,000 C3 0 28 Q3 DT1;Ranch N;Res; 0 2.09 ac Fee Simple N;Res; 0 s03/25;c01/25 Conv;0 ArmLth RCOMLS, PRD REALCOMP#81025000041;DOM 85 276.19 775,000 1.03 miles SW Dexter, MI 48130 8585 Webster Hills Rd 710,500 20.7 9.3 60,500 X Standard 1 Fireplace 8,000 Porch/Patio -12,000 3ga3dw None FWA/Central Air Average 4,500 60,200 2614sf0sfin 24,800 2,614 0 2.1 3 7 -5,000 C4 0 28 Q3 DT1;Ranch N;Res; -20,000 4.13 ac Fee Simple N;Res; 0 s06/25;c05/25 Conv;0 ArmLth RCOMLS, PRD REALCOMP#81025017833;DOM 56 248.66 650,000 8.59 miles SE Ann Arbor, MI 48105 1790 E Joy Rd No add'l 12 month arm's length transactions-PRD X MLS, PRD X X 12/14/2025 Washtenaw Cnty Records 12/14/2025 Washtenaw Cnty Records 12/14/2025 Washtenaw Cnty Records 12/14/2025 Washtenaw Cnty Records 725,000 See Attached Addendum See above; 12/14/2025 725,000 The subject has been appraised in its "as is" condition. X There is sale information to adequately value the subject property. A value within a reasonable range of values was considered to be realistic. 0 0 725,000
Page 5
6570 Walsh Ron Manley Appraisal Services LLC 0 0 0 0 557 0 Bsmt: 2996 0 2,996 95,000 45 The Cost Approach was not developed because the subject is a previously occupied residential property and market participants do not rely on this approach for similar homes. Its omission does not affect the credibility of the value conclusion. The site value for this home has been determined by the sale of vacant parcels in the immediate and/or general area or has been extracted from allocated percentages of neighborhood homes. The income approach was not developed as single family residences in this area are primarily owner occupied. 0 0
Page 6
This report form is designed to report an appraisal of a one-unit property or a one-unit property with an accessory unit; including a unit in a planned unit development (PUD). This report form is not designed to report an appraisal of a manufactured home or a unit in a condominium or cooperative project. This appraisal report is subject to the following scope of work, intended use, intended user, definition of market value, statement of assumptions and limiting conditions, and certifications. Modifications, additions, or deletions to the intended use, intended user, definition of market value, or assumptions and limiting conditions are not permitted. The appraiser may expand the scope of work to include any additional research or analysis necessary based on the complexity of this appraisal assignment. Modifications or deletions to the certifications are also not permitted. However, additional certifications that do not constitute material alterations to this appraisal report, such as those required by law or those related to the appraiser’s continuing education or membership in an appraisal organization, are permitted. SCOPE OF WORK: The scope of work for this appraisal is defined by the complexity of this appraisal assignment and the reporting requirements of this appraisal report form, including the following definition of market value, statement of assumptions and limiting conditions, and certifications. The appraiser must, at a minimum: (1) perform a complete visual inspection of the interior and exterior areas of the subject property, (2) inspect the neighborhood, (3) inspect each of the comparable sales from at least the street, (4) research, verify, and analyze data from reliable public and/or private sources, and (5) report his or her analysis, opinions, and conclusions in this appraisal report. INTENDED USE: The intended use of this appraisal report is for the lender/client to evaluate the property that is the subject of this appraisal for a mortgage finance transaction. INTENDED USER: The intended user of this appraisal report is the lender/client. DEFINITION OF MARKET VALUE: 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, knowledgeably and assuming the price is not affected by undue 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 whereby: (1) buyer and seller are typically motivated; (2) both parties are well informed or well advised, and each acting in what he or she considers his or her 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. *Adjustments to the comparables must be made for special or creative financing or sales concessions. No adjustments are necessary for those costs which are normally paid by sellers as a result of tradition or law in a market area; these costs are readily identifiable since the seller pays these costs in virtually all sales transactions. Special or creative financing adjustments can be made to the comparable property by comparisons to financing terms offered by a third party institutional lender that is not already involved in the property or transaction. Any adjustment should not be calculated on a mechanical dollar for dollar cost of the financing or concession but the dollar amount of any adjustment should approximate the market's reaction to the financing or concessions based on the appraiser's judgment. STATEMENT OF ASSUMPTIONS AND LIMITING CONDITIONS: The appraiser’s certification in this report is subject to the following assumptions and limiting conditions: 1. The appraiser will not be responsible for matters of a legal nature that affect either the property being appraised or the title to it, except for information that he or she became aware of during the research involved in performing this appraisal. The appraiser assumes that the title is good and marketable and will not render any opinions about the title. 2. The appraiser has provided a sketch in this appraisal report to show the approximate dimensions of the improvements. The sketch is included only to assist the reader in visualizing the property and understanding the appraiser’s determination of its size. 3. The appraiser has examined the available flood maps that are provided by the Federal Emergency Management Agency (or other data sources) and has noted in this appraisal report whether any portion of the subject site is located in an identified Special Flood Hazard Area. Because the appraiser is not a surveyor, he or she makes no guarantees, express or implied, regarding this determination. 4. The appraiser will not give testimony or appear in court because he or she made an appraisal of the property in question, unless specific arrangements to do so have been made beforehand, or as otherwise required by law. 5. The appraiser has noted in this appraisal report any adverse conditions (such as needed repairs, deterioration, the presence of hazardous wastes, toxic substances, etc.) observed during the inspection of the subject property or that he or she became aware of during the research involved in performing this appraisal. Unless otherwise stated in this appraisal report, the appraiser has no knowledge of any hidden or unapparent physical deficiencies or adverse conditions of the property (such as, but not limited to, needed repairs, deterioration, the presence of hazardous wastes, toxic substances, adverse environmental conditions, etc.) that would make the property less valuable, and has assumed that there are no such conditions and makes no guarantees or warranties, express or implied. The appraiser will not be responsible for any such conditions that do exist or for any engineering or testing that might be required to discover whether such conditions exist. Because the appraiser is not an expert in the field of environmental hazards, this appraisal report must not be considered as an environmental assessment of the property. 6. The appraiser has based his or her appraisal report and valuation conclusion for an appraisal that is subject to satisfactory completion, repairs, or alterations on the assumption that the completion, repairs, or alterations of the subject property will be performed in a professional manner. 6570 Walsh Ron Manley Appraisal Services LLC
Page 7
APPRAISER'S CERTIFICATION: The Appraiser certifies and agrees that: 1. I have, at a minimum, developed and reported this appraisal in accordance with the scope of work requirements stated in this appraisal report. 2. I performed a complete visual inspection of the interior and exterior areas of the subject property. I reported the condition of the improvements in factual, specific terms. I identified and reported the physical deficiencies that could affect the livability, soundness, or structural integrity of the property. 3. I performed this appraisal in accordance with the requirements of the Uniform Standards of Professional Appraisal Practice that were adopted and promulgated by the Appraisal Standards Board of The Appraisal Foundation and that were in place at the time this appraisal report was prepared. 4. I developed my opinion of the market value of the real property that is the subject of this report based on the sales comparison approach to value. I have adequate comparable market data to develop a reliable sales comparison approach for this appraisal assignment. I further certify that I considered the cost and income approaches to value but did not develop them, unless otherwise indicated in this report. 5. I researched, verified, analyzed, and reported on any current agreement for sale for the subject property, any offering for sale of the subject property in the twelve months prior to the effective date of this appraisal, and the prior sales of the subject property for a minimum of three years prior to the effective date of this appraisal, unless otherwise indicated in this report. 6. I researched, verified, analyzed, and reported on the prior sales of the comparable sales for a minimum of one year prior to the date of sale of the comparable sale, unless otherwise indicated in this report. 7. I selected and used comparable sales that are locationally, physically, and functionally the most similar to the subject property. 8. I have not used comparable sales that were the result of combining a land sale with the contract purchase price of a home that has been built or will be built on the land. 9. I have reported adjustments to the comparable sales that reflect the market's reaction to the differences between the subject property and the comparable sales. 10. I verified, from a disinterested source, all information in this report that was provided by parties who have a financial interest in the sale or financing of the subject property. 11. I have knowledge and experience in appraising this type of property in this market area. 12. I am aware of, and have access to, the necessary and appropriate public and private data sources, such as multiple listing services, tax assessment records, public land records and other such data sources for the area in which the property is located. 13. I obtained the information, estimates, and opinions furnished by other parties and expressed in this appraisal report from reliable sources that I believe to be true and correct. 14. I have taken into consideration the factors that have an impact on value with respect to the subject neighborhood, subject property, and the proximity of the subject property to adverse influences in the development of my opinion of market value. I have noted in this appraisal report any adverse conditions (such as, but not limited to, needed repairs, deterioration, the presence of hazardous wastes, toxic substances, adverse environmental conditions, etc.) observed during the inspection of the subject property or that I became aware of during the research involved in performing this appraisal. I have considered these adverse conditions in my analysis of the property value, and have reported on the effect of the conditions on the value and marketability of the subject property. 15. I have not knowingly withheld any significant information from this appraisal report and, to the best of my knowledge, all statements and information in this appraisal report are true and correct. 16. I stated in this appraisal report my own personal, unbiased, and professional analysis, opinions, and conclusions, which are subject only to the assumptions and limiting conditions in this appraisal report. 17. I have no present or prospective interest in the property that is the subject of this report, and I have no present or prospective personal interest or bias with respect to the participants in the transaction. I did not base, either partially or completely, my analysis and/or opinion of market value in this appraisal report on the race, color, religion, sex, age, marital status, handicap, familial status, or national origin of either the prospective owners or occupants of the subject property or of the present owners or occupants of the properties in the vicinity of the subject property or on any other basis prohibited by law. 18. My employment and/or compensation for performing this appraisal or any future or anticipated appraisals was not conditioned on any agreement or understanding, written or otherwise, that I would report (or present analysis supporting) a predetermined specific value, a predetermined minimum value, a range or direction in value, a value that favors the cause of any party, or the attainment of a specific result or occurrence of a specific subsequent event (such as approval of a pending mortgage loan application). 19. I personally prepared all conclusions and opinions about the real estate that were set forth in this appraisal report. If I relied on significant real property appraisal assistance from any individual or individuals in the performance of this appraisal or the preparation of this appraisal report, I have named such individual(s) and disclosed the specific tasks performed in this appraisal report. I certify that any individual so named is qualified to perform the tasks. I have not authorized anyone to make a change to any item in this appraisal report; therefore, any change made to this appraisal is unauthorized and I will take no responsibility for it. 20. I identified the lender/client in this appraisal report who is the individual, organization, or agent for the organization that ordered and will receive this appraisal report. 21. The lender/client may disclose or distribute this appraisal report to: the borrower; another lender at the request of the borrower; the mortgagee or its successors and assigns; mortgage insurers; government sponsored enterprises; other secondary market participants; data collection or reporting services; professional appraisal organizations; any department, agency, or instrumentality of the United States; and any state, the District of Columbia, or other jurisdictions; without having to obtain the appraiser’s or supervisory appraiser’s (if applicable) consent. Such consent must be obtained before this appraisal report may be disclosed or distributed to any other party (including, but not limited to, the public through advertising, public relations, news, sales, or other media). 6570 Walsh Ron Manley Appraisal Services LLC
Page 8
22. I am aware that any disclosure or distribution of this appraisal report by me or the lender/client may be subject to certain laws and regulations. Further, I am also subject to the provisions of the Uniform Standards of Professional Appraisal Practice that pertain to disclosure or distribution by me. 23. The borrower, another lender at the request of the borrower, the mortgagee or its successors and assigns, mortgage insurers, government sponsored enterprises, and other secondary market participants may rely on this appraisal report as part of any mortgage finance transaction that involves any one or more of these parties. 24. If this appraisal report was transmitted as an “electronic record” containing my “electronic signature,” as those terms are defined in applicable federal and/or state laws (excluding audio and video recordings), or a facsimile transmission of this appraisal report containing a copy or representation of my signature, the appraisal report shall be as effective, enforceable and valid as if a paper version of this appraisal report were delivered containing my original hand written signature. 25. Any intentional or negligent misrepresentation(s) contained in this appraisal report may result in civil liability and/or criminal penalties including, but not limited to, fine or imprisonment or both under the provisions of Title 18, United States Code, Section 1001, et seq., or similar state laws. SUPERVISORY APPRAISER'S CERTIFICATION: The Supervisory Appraiser certifies and agrees that: 1. I directly supervised the appraiser for this appraisal assignment, have read the appraisal report, and agree with the appraiser’s analysis, opinions, statements, conclusions, and the appraiser’s certification. 2. I accept full responsibility for the contents of this appraisal report including, but not limited to, the appraiser’s analysis, opinions, statements, conclusions, and the appraiser’s certification. 3. The appraiser identified in this appraisal report is either a sub-contractor or an employee of the supervisory appraiser (or the appraisal firm), is qualified to perform this appraisal, and is acceptable to perform this appraisal under the applicable state law. 4. This appraisal report complies with the Uniform Standards of Professional Appraisal Practice that were adopted and promulgated by the Appraisal Standards Board of The Appraisal Foundation and that were in place at the time this appraisal report was prepared. 5. If this appraisal report was transmitted as an “electronic record” containing my “electronic signature,” as those terms are defined in applicable federal and/or state laws (excluding audio and video recordings), or a facsimile transmission of this appraisal report containing a copy or representation of my signature, the appraisal report shall be as effective, enforceable and valid as if a paper version of this appraisal report were delivered containing my original hand written signature. APPRAISER Signature Name Company Name Company Address Telephone Number Email Address Date of Signature and Report Effective Date of Appraisal State Certification # or State License # or Other (describe) State # State Expiration Date of Certification or License ADDRESS OF PROPERTY APPRAISED APPRAISED VALUE OF SUBJECT PROPERTY $ LENDER/CLIENT Name Company Name Company Address Email Address SUPERVISORY APPRAISER (ONLY IF REQUIRED) Signature Name Company Name Company Address Telephone Number Email Address Date of Signature State Certification # or State License # State Expiration Date of Certification or License SUBJECT PROPERTY Did not inspect subject property Did inspect exterior of subject property from street Date of Inspection Did inspect interior and exterior of subject property Date of Inspection COMPARABLE SALES Did not inspect exterior of comparable sales from street Did inspect exterior of comparable sales from street Date of Inspection 6570 Walsh Ron Manley Appraisal Services LLC Morris Plains, MI 07950 225 Littleton Rd Weichert Financial Services Dart Appraisal 725,000 Dexter, MI 48130 6570 Walsh Rd 07/31/2027 MI 1204074336 12/14/2025 12/16/2025 ronsappraisal@gmail.com 248-688-8536 South Lyon, MI 48178 8690 Palma Ln Ron Manley Appraisal Services LLC Ronnie Manley
Page 9
6570 Walsh Ron Manley Appraisal Services LLC Standard Amenities 1 Fireplace Fireplaces Porch/Patio/Deck 2ga2dw None FWA/Central Air Average 1rr2br1.0ba1o 2996sf2247sfwo 2,996 65 1.1 3 8 C4 25 Q3 DT1;Ranch N;Res; 2.33 ac Fee Simple N;Res; 231.98 695,000 Dexter, MI 48130 6570 Walsh Rd 757,500 14.4 4.5 32,500 X Standard 1 Fireplace 0 Porch/Deck 2ga2dw None FWA/Central Air Average 0 2rr0br1.0ba1o 41,700 2146sf1170sfwo 20,400 2,682 -6,000 3.1 4 8 -10,000 -20,000 C3 6,400 33 Q3 0 DT2;Contemp N;Res; 0 2.42 ac Fee Simple N;Res; 0 Active ; Listing RCOMLS, PRD REALCOMP#20251045451;DOM 59 270.32 725,000 0.92 miles SW Dexter, MI 48130 8793 Webster Hills Rd 0.00 12/14/2025 Washtenaw Cnty Records 12/14/2025 Washtenaw Cnty Records
Page 10
Quality Ratings and Definitions Definitions of Not Updated, Updated, and Remodeled Explanation of Bathroom Count 6570 Walsh Ron Manley Appraisal Services LLC
Page 11
Abbreviations Used in Data Standardization Text Other Appraiser-Defined Abbreviations 6570 Walsh Ron Manley Appraisal Services LLC
Page 12
ADDENDUM Borrower: Brian Jones File No.: 6570 Walsh Property Address: 6570 Walsh Rd Case No.: City: Dexter State: MI Zip: 48130 Lender: Weichert Financial Services Addendum Page 1 of 4 Legal Description Owner Request We 5-11B-1 Com At Se Cor Sec 5, Th N 88-46-49 W 607.56 Ft, Th N 01-00-40 W 621.77 Ft To A Pob. Th Cont N 01-00-40 W 214.23 Ft, Th N 86-19-10 E 479.93 Ft, Th S 01-46-03 E 208.00 Ft, Th S 85-35-39 W 483.00 Ft To The Pob. Pt Of Se 1/4 Sec 5, T1s-R5e. 2.33 Ac. Split On 02/15/2012 From C -03-05-400-006; I have performed no other services, as an appraiser or in any other capacity, regarding the property that is the subject of this report within the three-year period immediately preceding acceptance of this assignment. Neighborhood BoundariesN Subject is located/general area is South of Strawberry Lake Rd, North of Walsh Rd, East of Mast Rd and West of Merrill Rd in Dexter Township, MI Highest and Best Use Based on the subject's AG (single family residential) zoning the existing use type is legally permissible. Based on its presence onsite the existing use is physically possible. Based on the fact that the value of the existing use exceeds the value of the site as is vacant it is a financially feasible use. In lieu of any legally permissible alternative that would economically justify redevelopment of this site the existing use can therefore be considered a reasonable expression of the concept of highest and best use of the property's in its "as is" condition. Subject is zoned AG- agricultural, is not currently being used as a farm. Site Comments The subject's site conforms to the area relative to its topography. No apparent adverse easements or encroachments were noted at the time of the inspection. ***Reasonable exposure/Marketing time for the subject property is 2-109 days. Exposure Time' as defined by USPAP is "the estimated length of time that the property interest being appraised would have been offered on the market prior to the hypothetical consummation of a sale at market value on the effective date of the appraisal". Physical Deficiencies or Adverse Conditions None observed. Additional Comments SCOPE OF APPRAISAL The Scope of the Appraisal encompasses the necessary research and analysis to prepare a report in accordance with the intended use. Subject property data was based on the physical inspection of the property interior and exterior and any plans and specifications provided. Additional data was compiled from public records. Comparables were viewed from the exterior and also through public and multi list records. ADVERSE ENVIRONMENTAL CONDITIONS AND/OR EXTERNAL FACTORS The presence of hazardous substances, including without limitation asbestos, polychlorinated biphenyls, petroleum leakage or other chemicals, which may or may not be present on or near the subject property, or environmental conditions are unknown to the appraiser at the time of this appraisal or inspection. The appraiser is not qualified to test for any hazardous substance and has no knowledge of the existence of such material on or near the subject property. If any hazardous material contaminates exist, it may affect the value of the subject property to such a degree that the cost of cleanup could far exceed the value of the property. This appraisal is predicated on the assumption that there is no condition on or near the subject property that would cause a loss in value. No responsibility is assumed for any hazardous contaminate that may exist on or near the subject and the client is urged to get a professional inspection if there is any questions in this area. Below are some of the more common problems found in residential homes. This is not a complete list. LEAD BASED PAINT Lead and lead based products are found in many homes constructed prior to 1978 and particularly in those built or painted before 1960. The use of older paint on new homes may result in finding lead in even very new homes. Lead is found in moving parts of windows and doors, lead based paint, soils next to the exterior of buildings which may have been painted with lead based paint or had lead based paint stripped and in pipes and solder used for drinking water supply. Lead poisoning can cause serious health problems including nervous system damage and even death. Children and women of childbearing age are most at risk from lead poisoning. The appraiser cannot detect whether a property has lead present on or in it and is not trained in the detection or remediation of lead. The detection of lead in or on a property should be done by a qualified firm or laboratory. It is the full responsibility of the client or user of this report for the detection of lead or any hazardous substance. RADON Radon is a cancer causing radioactive gas. It occurs naturally and may seep into houses through the basement. Abnormally high concentrations of radon in a house may affect its marketability. The appraiser is not qualified to detect the presence of radon gas, therefore it is recommended that a home inspection firm conduct a simple commercial test to measure radon levels, AND if the results are positive, correction is recommended. The responsibility for detection and remediation of radon lies with the property owner. LICENSING Appraisers are required to be licensed and are regulated by the State of Michigan Department of Labor and Economic Growth. P.O. Box 30018, Lansing, Michigan, 48909.
Page 13
ADDENDUM Borrower: Brian Jones File No.: 6570 Walsh Property Address: 6570 Walsh Rd Case No.: City: Dexter State: MI Zip: 48130 Lender: Weichert Financial Services Addendum Page 2 of 4 ELECTRONIC SIGNATURE AND PHOTO ADDENDUM This appraisal report may contain electronic images and/or electronic signatures. Fannie Mae guidelines indicated that the photographs must be clear and descriptive in either black and white or color. The photos must be originals that are produced either by photography or electronic imaging. (Fannie Mae Property and Appraisal Analysis-Appraisal Documentation and Certification-Section 204). If this appraisal report contains electronic signatures, Uniform Standards of Professional Appraisal Practice (USPAP) Station No. 8 (ST-8) states that measures must be taken to insure the integrity of the electronic signature. The appraiser must affix his own signature to the report and he/she alone has the password. Electronically affixing a signature to a report carries the same level of authenticity and responsibility as an ink signature on a paper copy report. We have followed the USPAP and Fannie Mae Guidelines in the application of both photographs and electronic signatures in the attached report. CONDITIONS OF APPRAISAL No warranty of the appraisal is given or implied. No liability is assumed for the structural or mechanical elements of the property. APPRAISAL LIMITATIONS This appraisal is for no other purpose other than property valuation as limited by the scope of the assignment as stated in this report, and the appraisers are not qualified nor attempting to go beyond that narrow scope. There are inherent limitations to the accuracy of the information and analysis contained in this appraisal. Before making any decisions based on the information and analysis contained within this report, it is important to read this entire section to better understand these limitations. APPRAISAL IS NOT A SURVEY It is assumed that the utilization of the land and the improvements is within the boundaries of the property lines of the property described and that no encroachments or trespass exists, unless noted. The appraiser has made no survey and assumes no responsibility for such matters. Any maps, plats, legal descriptions or drawings reproduced and included in this report are intended only for the purpose of showing spacial relationships or for giving a general idea of the property description. The reliability of any such map, description or drawing is assumed by the appraiser and cannot be guaranteed correct. A surveyor should be consulted if there are any concerns about boundaries, setbacks, encroachments, legal descriptions or any other survey matters. APPRAISAL IS NOT A LEGAL OPINION Title and Boundaries: No responsibility is assumed for matters of a legal nature that affects the title to the property nor is an opinion of title rendered. The value is given without regard to questions of title, boundaries, encumbrances or encroachments. We are not usually provided with information regarding the title or legal description and, in any event, we neither made a detailed examination of it nor do we given any legal opinion concerning it. Zoning: The appraisers have tried to use the most current zoning information available to us in order to determine the exact zoning of the subject property. However, notification of zoning changes are not give to the appraiser. Zoning may be different from stated and may limit the possible use of the property. This is especially true if the subject is a legal non-conforming use, it may not be able to have continued residential use if fully or partially destroyed or vacated for any length of time. Zoning has been checked only as it related to the highest and best use section of this report and any question regarding zoning should be addressed to local zoning or land use officials. APPRAISAL IS NOT AN ENGINEERING OR PROPERTY INSPECTION REPORT Structural Problems May Be Present: The reader of this appraisal should understand that purchasing a property entails a certain amount of risk. Properties may have latent problems that are not detectable at the time of the sale or at the time it is appraised. Many properties have hidden problems that may develop structural problems after the sale. The appraisal should not be considered a report on the physical items that are a part of this property. Although the appraisal may contain information about the physical items being appraised (including their adequacy and/or condition), it should be clearly understood that this information is only used as a general guide for property valuation and is not intended to be used to evaluate the condition or adequacy of the subject property. The observed condition of the foundation, roof, exterior walls, interior walls, floors, heating system, plumbing, insulation, electrical service and all mechanicals and construction is based on casual inspection only and no detailed inspection was made. Building Codes: The appraiser has not checked for building code violations and the subject property may not conform to current building codes. It is assumed in this report that all buildings meet applicable codes. Wells and Septic Systems: Wells and septic systems provide adequate water and waste removal and are found in many rural and suburban areas. Well and/or septic system failure may involve substantial cost and affect the marketability of the house and serious financial loss may result. Well and septic failure can also cause sickness, birth defects and serious health problems. A water analysis and septic system testing are considered a standard practice in a real estate sale and is the sole responsibility of the owner or borrower as the appraiser is not a professional in this area. Well and septic systems may not be located on the subject site; if this is the case, continued access to these systems may be discontinued and the property value could be severely impacted. Our appraised value assumes that these systems are functional, adequate and located on the subject site. APPRAISAL IS MADE WITH LIMITED DATA Appraisal reports are technical documents addressed to the specific needs of the clients. Appraisals are mostly written for mortgage companies and/or banks whose use for this report may be different from that of the casual reader. Therefore, the reader should understand that this report was made with limited amount of data and limited ability to verify certain information. Information was verified when possible through public records, multi-listing services, real estate agents and exterior
Page 14
ADDENDUM Borrower: Brian Jones File No.: 6570 Walsh Property Address: 6570 Walsh Rd Case No.: City: Dexter State: MI Zip: 48130 Lender: Weichert Financial Services Addendum Page 3 of 4 inspection. This includes verification that the comparables are actually closed sales and that the transactions are arms length. No verification technique is one hundred percent accurate but the appraiser has made the assumption that all data utilized in the report is accurate. From time to time, the indicated size of comparables shown on listing sheets appears to be inaccurate. If the size used in MLS sheets does not correlate to other known data, the appraiser may use other methods to determine the size of comparables. The deviation of comparable size from published sizes only indicated an attempt at higher accuracy. We have used three or more comparables in this report to eliminate the limited data associated with any single comparable. No factors believed to be significant to this report have been knowingly withheld. Some information which may be important to others but which, based on the original scope of this appraisal was not included in this report may exist. No decision should be made that is outside the scope of this report without first contacting the appraiser in writing for further clarification. Comments on Sales Comparison **In order to find like-kind comparables that have sold in a time frame similar to current market conditions, it was necessary to consider competing neighborhoods. The areas from where the sales were chosen are similar with regard to appeal to market, age, housing stock and prestige. Typical purchasers in this area will not draw a distinction between the subject's neighborhood and the areas from where the comparables were selected. In one or more cases, these neighborhoods can exceed an underwriter's ideal guideline of 1 mile radius. This fact does not negatively impact marketability or the results of this analysis. Few ranch homes of similar size and amenities available for comparables in the area. The areas from where the comparables were selected did, in some cases, cross physical and geographical boundaries. These boundaries and their alternate areas do not create differences in marketability that would render homes more favorable or less favorable relative to location. The areas from where comparables are selected are deemed to be equal in appeal and prestige to buyers in this segment of the market. All comparables are closed, similar (as was possible to find) sized and of similar appeal and utility. Adjustments were made for differences in square footage, room count, basement utility and amenities were adjusted as marketability is impacted. These sales are the most recent and most illustrative of the comparables that were found for use in this analysis. These properties demonstrate the marketability of the subject property based upon the most similar valuation categories found in this area. Few adjustments were necessary, but of those that were, they remain within reasonable gross and net guide lines and are deemed to be reliable indicators of value. Subject is large ranch home on end of Cul De Sac with one other home on private road. Home is well maintained, has few recent updates. Has large, finished area in walk out basement. Has 2 ACS and Furnaces, and a generator. Comp 1 has recent updates has smaller basement area, has larger garage. Adjusted for differences. Comp 2 has recent updates, has smaller basement finished area, has larger garage and inground pool. Adjusted for differences. Comp 3 has larger lot, has no basement finishes or walkout, has larger garage. Adjusted for differences. Comp 4 is listing- no weight given. Has recent updates, has smaller basement. Adjusted for differences. Equal weight given to sales comps being the best available and most similar to subject and adjusted for differences. MLS photos used for comps 1 and 3. Roads were icy and dangerous, photos not taken. Building measurements and calculations were based on the ANSI Z765 standard. 2966SF above grade finished area with 2966SF below grade part finished area with 2 car attached garage, rear deck and patio. Adjustments made to the comparables are based on analysis of historic sales data of hundreds of properties over an extensive time period. Through the use of paired sales when available within a particular sub market, the use of sensitivity analysis when appropriate, interviews with RE agents, potential buyers and sellers, RE investors and other market participants the appraiser has developed adjustments within local market sub markets (size, lot size, price range etc) that are reflective of typical market participants reaction to the various differences in amenities, condition, quality etc. Adjustments are not necessarily "derived or developed" for each individual appraisal report in a vacuum, but are derived and developed over a long period of time of analyzing similar properties in a particular market sub segment repetitively . Subject value is higher then neighborhood predominant value, home is not overbuilt for area. This does not effect marketability. Subjects GLA could not be bracketed with available comps, this has no effect on marketability. Subjects bathroom count could not be bracketed with available comps, no lrage homes in area with same count. This is not an under improvement for the area. This has no effect on marketability. Please note that this appraisal is not a home inspection and the appraiser is not acting as a home inspector. While observing the subject property, the appraiser visually observed areas that were readily accessible. The appraiser is not required to disturb or move obstruction to visibility. The appraisal is not technically exhaustive. A formal home inspection for the subject property was not provided to the appraiser. The appraisal report should not be relied upon to disclose any conditions present in the subject property. The appraiser does not guarantee that the property is free from additional defects. A professional home inspection is recommended on all property transactions. One active or for-sale comparable properties were utilized in this analysis. The sales comparison approach was developed using closed sales only, as they provide the most reliable indicator of market value and reflect
Page 15
ADDENDUM Borrower: Brian Jones File No.: 6570 Walsh Property Address: 6570 Walsh Rd Case No.: City: Dexter State: MI Zip: 48130 Lender: Weichert Financial Services Addendum Page 4 of 4 completed, verified transactions. Current listings and pending sales were reviewed to assess overall market activity and support the appraiser’s opinion of market trends but were not used as primary comparables in the final valuation. No time (market) adjustments were applied, as the comparable sales utilized are recent and reflect current market conditions as of the effective date of the appraisal. The analysis of market data indicates that property values have remained stable over the period in which the comparable sales occurred. Therefore, the sales prices are considered representative of current market trends. The subject’s proximity to farmland contributes to its rural setting, which is consistent with the overall neighborhood character. Buyers in this market segment typically expect nearby agricultural uses, and no negative market reaction was observed based on available sales data.
Page 16
Weichert Financial Services 48130 MI Dexter 6570 Walsh Rd 6570 Walsh Brian Jones
Page 17
APPRAISER Signature Name Company Name Company Address State License/Certification # State Email Address SUPERVISORY APPRAISER (ONLY IF REQUIRED) Signature Name Company Name Company Address State License/Certification # State Email Address 6570 Walsh Ron Manley Appraisal Services LLC Brian Jones 48130 MI Dexter 6570 Walsh Rd X X X X X X X X X X X 100.5% 59 809,000 11 615,500 4.5 3 0.7 2 97.5% 46 809,000 36 619,000 0.38 1 2.7 8 98.7% 60 624,950 21 657,500 3.00 2 0.7 4 Effective Date: Monday, April 04, 2016 REALCOMP was the data source used to complete the Market Conditions Addendum. 12/12/2025 The data used in the grid above does not indicate there were any REO/Short sales or other distressed properties associated with the reported transactions. However, this is not a mandatory reporting field for agents and there may be some distressed sales that were not reported. It is beyond the scope of this assignment to confirm each sale used in the Market Conditions Report. X REALCOMP indicates there were 14 closed sales during the past 12 months and 2 of those sales contained seller concessions which is 14% of the total transactions in this market area. Prior Months 7-12: 4 Sales; 1 with concessions; 25% of sales for this period. 4-6: 8 Sales; 0 with concessions; 0% of sales for this period. 0-3: 2 Sales; 1 with concessions; 50% of sales for this period. The concessions ranged between $7,500 and $12,000. The median concession amount is $9,750. ronsappraisal@gmail.com MI 1204074336 South Lyon, MI 48178 8690 Palma Ln Ron Manley Appraisal Services LLC Ronnie Manley
Page 18
Weichert Financial Services 48130 MI Dexter 6570 Walsh Rd 6570 Walsh Brian Jones 725,000 December 14, 2025
Page 19
Weichert Financial Services 48130 MI Dexter 6570 Walsh Rd 6570 Walsh Brian Jones 750,000 s08/25;c07/25 Dexter, MI 48130 8023 Trail Rdg 775,000 s03/25;c01/25 Dexter, MI 48130 8585 Webster Hills Rd 650,000 s06/25;c05/25 Ann Arbor, MI 48105 1790 E Joy Rd
Page 20
Weichert Financial Services 48130 MI Dexter 6570 Walsh Rd 6570 Walsh Brian Jones 725,000 Active Dexter, MI 48130 8793 Webster Hills Rd
Page 21
Weichert Financial Services 48130 MI Dexter 6570 Walsh Rd 6570 Walsh Brian Jones Living room Dining/Family room Kitchen
Page 22
Weichert Financial Services 48130 MI Dexter 6570 Walsh Rd 6570 Walsh Brian Jones Bedroom Master Bedroom Bedroom
Page 23
Weichert Financial Services 48130 MI Dexter 6570 Walsh Rd 6570 Walsh Brian Jones Half bath Master bath Master bath pic 2
Page 24
Weichert Financial Services 48130 MI Dexter 6570 Walsh Rd 6570 Walsh Brian Jones Laundry/Mud room Entry hall way interior Garage
Page 25
Weichert Financial Services 48130 MI Dexter 6570 Walsh Rd 6570 Walsh Brian Jones LIving and Kitchen area LIving and Kitchen area Kitchen pic 2
Page 26
Weichert Financial Services 48130 MI Dexter 6570 Walsh Rd 6570 Walsh Brian Jones Basement family room Basement bedroom Basement bedroom
Page 27
Weichert Financial Services 48130 MI Dexter 6570 Walsh Rd 6570 Walsh Brian Jones Basement workout room Basemnt full bath Basement storage
Page 28
Weichert Financial Services 48130 MI Dexter 6570 Walsh Rd 6570 Walsh Brian Jones Basement doorwalls Water heater Furnace 1 Furnace 2 Water softener AC 1 AC 2
Page 29
Weichert Financial Services 48130 MI Dexter 6570 Walsh Rd 6570 Walsh Brian Jones Generator Fireplace Deck and lower patio Garage side Side Yard
Page 30
Weichert Financial Services 48130 MI Dexter 6570 Walsh Rd 6570 Walsh Brian Jones
Page 31
Weichert Financial Services 48130 MI Dexter 6570 Walsh Rd 6570 Walsh Brian Jones
Page 32
Weichert Financial Services 48130 MI Dexter 6570 Walsh Rd 6570 Walsh Brian Jones
Page 33
Weichert Financial Services 48130 MI Dexter 6570 Walsh Rd 6570 Walsh Brian Jones
Page 34
6570 Walsh Ron Manley Appraisal Services LLC Weichert Financial Services 48130 MI Washtenaw Dexter 6570 Walsh Rd Brian Jones X EXPOSURE TIME: estimated length of time that the property interest being appraised would have been offered on the market prior to the hypothetical consummation of a sale at market value on the effective date of the appraisal. The Exposure time is a retrospective opinion based on an analysis of past events assuming a competitive and open market and is estimated at 2-109 days. 2-109 days X Clarification of Intended Use and Intended User: The Intended User of this appraisal report is the Lender/Client. The Intended Use is to evaluate the property that is the subject of this appraisal for a mortgage finance transaction, subject to the stated Scope of Work, purpose of the appraisal, reporting requirements of this appraisal report form, and Definition of Market Value. No additional Intended Users are identified by the appraiser. 12/14/2025 07/31/2027 MI 1204074336 12/16/2025 Ronnie Manley
Page 35
Weichert Financial Services 48130 MI Dexter 6570 Walsh Rd 6570 Walsh Brian Jones INSURANCE
Page 36
Weichert Financial Services 48130 MI Dexter 6570 Walsh Rd 6570 Walsh Brian Jones LICENSE
Page 37
Weichert Financial Services 48130 MI Dexter 6570 Walsh Rd 6570 Walsh Brian Jones MLS
Page 38
Weichert Financial Services 48130 MI Dexter 6570 Walsh Rd 6570 Walsh Brian Jones MLS
Page 39
Weichert Financial Services 48130 MI Dexter 6570 Walsh Rd 6570 Walsh Brian Jones ASSESSOR DATA
Page 40
Weichert Financial Services 48130 MI Dexter 6570 Walsh Rd 6570 Walsh Brian Jones ASSESSOR DATA
Page 41
Weichert Financial Services 48130 MI Dexter 6570 Walsh Rd 6570 Walsh Brian Jones ASSESSOR DATA
Page 42
Weichert Financial Services 48130 MI Dexter 6570 Walsh Rd 6570 Walsh Brian Jones TAX DATA
Page 43
Weichert Financial Services 48130 MI Dexter 6570 Walsh Rd 6570 Walsh Brian Jones GIS MAP