Dupuis.pdf

Lori S Dupuis Petitioner V Township Of Bingham Respondent · 26-001290-TT

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RECEIVED 

APR 2 0 2026 

MICHIGAN TAX TRIBUNAL 

STATE OF MICHIGAN 

GRETCHEN WHITMER 

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS 

MARLON 1. BROWN, DPA 

GOVERNOR 

LANSING 

DIRECTOR 

PROPERTY TAX APPEAL PETITION FORM 

VALUATION / UNCAPPING 

Do not use this form to appeal Classification, Principal Residence Exemption, Qualified Agricultural Exemption, Other 

Exemptions, Special Assessments, or Non-Property tax disputes, 

Pursuant to Tax Tribunal Rule (TTR) 279, you MUST submit a copy of the notice giving rise to the appeal (i.e., Board of 

Review Decision or other notice) with this petition, if applicable. 

If you do not submit this document, you may be held in 

default, 

’ 

Section 1: Petitioner’s Contact Information 

First Name 

ML 

Last Name/Company Name 

Lori 

S 

Dupuis 

Mailing Address {No., Street, .0. Box or Rural Route) 

1756 W. Parks Rd. 

City or Town 

State 

ZIP Code 

Saint Johns 

MI 

48879 

Telephone Number 080 640-01 19 

Email Address (do not enter unless you want MTT to send ail correspondence via email) 

isdupuis@charter.net 

Section 2: Petitioner's Attorney/Authorized Representative’s Contact Information 

First Name 

MI. 

Last Name 

Firm Name (if any) 

Mailing Address {No., Street, P.O. Box or Rural Route) 

City or Town 

State 

ZIP Code 

Telephone Number 

Email Address (do not enter uniess you want MTT to send all correspondence via email) 

Section 3: Subject Property Information use the multiple parcel form for additional, contiguous parcels. 

How many parcels are you 

If you are appealing more than one parcel, are they contiguous or adjoining? 

appealing? 

W) Yes* 

[] No 

**if No, you must file separate appeals for each parce! 

Property Address {No., Street) 

1756 W. Parks Rd. 

City or Town 

County 

. 

State 

ZIP Code 

Saint Johns 

Clinton 

Mi 

48879

STATE OF MICHIGAN 

GRETCHEN WHITMER 

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS 

MARLON I. BROWN, DPA 

GOVERNOR 

LANSING 

DIRECTOR 

Section 4: Check which of the following you are appealing (check 

ati that apply) 

[J True Cash and Taxable Value 

[Vl Taxable Value Only (calculation) 

[J Uncapping of Taxable Value 

Section 5: Explain the Reason for this Appeal 

| purchased the subject property in April 2025 for a purchase price of $348,000.00. The 

property consists of two adjoining parcels: one vacant parcel and one parcel improved with a 

residential dwelling. An independent appraisal completed in September 2025 established a 

combined true cash value of $379,000.00 for both parcels. 

As a result of the transfer of ownership in April 2025, the taxable value of the property is 

subject to uncapping for the 2026 tax year pursuant to Proposal A and Section 27a of the 

General Property Tax Act. The vacant land appraised at $38,000.00, with the remaining value 

of $341,000.00 is attributable to the parcel improved with the residential dwelling. 

Based on this allocation, the resulting taxable values are $170,500.00 for the residential parcel 

and $19,000.00 for the vacant parcel. In accordance with Proposal A and Michigan property 

tax law, 

| respectfully request that the Board of Review consider the purchase price, appraisal, 

and applicable uncapped taxable value and adjust the assessed and taxable values of the 

subject parcels to accurately reflect their true cash value as of the applicable valuation date. 

Section 6: Jurisdictional Issues 

Did you protest the assessment at a Board of Review (BOR)? i/] Yes 

[No 

If Yes, check which BOR you attended: [V] March 

[J] July 

[] December 

If No, please check the applicable reason(s): 

O 

Not required to attend 

0 Appealing a purported Clerical Error or Mutual Mistake of Fact (if yes, include explanation in Section 5) 

[] Appealing within 35 days of State Tax Commission Order 

[| Appealing within 35 days of receipt of Notice of Uncapping 

[J other 

If you checked “other” above, explain:

STATE OF MICHIGAN 

GRETCHEN WHITMER 

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS 

MARLON I. BROWN, DPA 

GOVERNOR 

LANSING 

DIRECTOR 

Section 7: Valuation Information use the multiple parcel form for additional, contiguous parcels. 

Pareeliumer 

1 9.030-140-000-006-00 

Classification of Property: 

Real 

d 

Personal (J (check one) 

Agricultural (J 

Commercial 

J 

Industrial 

J 

Residential @) 

 Timber-Cutover [J 

Developmental [J 

~~ Utility (J (check one) 

Assessed Value (also known as State Equalized Value) established | Taxable Value established by the Board of Review: 

by the Board of Review: 

1 99,000.00 

199,000.00 

What do you believe is the fair market value (also known as true cash value)? 

$341,000.00 

What do you believe is the assessed value? (multiply true cash 

What do you believe is the taxable value? (cannot exceed 

value by .5) 

1 70,500.00 

assessed value) 

170,500.00 

Fee Information 

Does the property have a Principal Residence Exemption of at least 50% as of the date of the filing of this petition for all tax years at 

issue? 

[v4] Yes 

O 

No 

If you answered yes to the above question, you are not required to pay any filing fees. 

If the property does not have a Principal Residence Exemption of at least 50% as of the date of the filing of this petition for all tax years at 

issue, the filing fee is based on the greater of the State Equalized Value or Taxable Value in dispute. 

If you are appealing more than one 

parcel, the parcel with the highest State Equalized Value or Taxable Value in dispute will be used to determine your filing fee, plus $25.00 

will be added for each additional parcel being appealed, not to exceed a total filing fee of $1,000.00 

If your property is residential property (see MCL 205.762) and 

the State Equalized Value or Taxable Value in contention is: 

Filing Fee is: 

$100,000.00 and under 

$125.00 

$100,000.01 to $500,000.00 

$200.00 

$Over $500,000.00 

$300.00 

If the property is NOT residential property (see MCL 205.762) and 

the State Equalized Value or Taxable Value in contention is: 

Filing Fee is: 

$100,000.00 and under 

$250.00 

* Plus $25.00 for each additional parcel, as indicated above. 

If the property is NOT residential property and the State Equalized Value or Taxable Value in dispute is $100,000.01 or greater the 

appeal does not qualify for Small Claims. Therefore, an Entire Tribunal petition must be filed. 

Signature *required 

Petitioney 

o) 

By 

i 

epresentative’s Signats 

Is! 

esr ee ys)

STATE OF MICHIGAN 

GRETCHEN WHITMER 

GOVERNOR 

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS 

LANSING 

MARLON {. BROWN, DPA 

DIRECTOR 

MULTIPLE PARCEL ATTACHMENT TO PETITION FORM 

VALUATION APPEAL 

Petitioner’s Contact Information: 

First Name/Company Name 

Lori 

Last Name 

Dupuis 

Valuation Information 

Parcel Number: 19-030-140-000-005-00 

Classification of Property: 

 Realld 

Personal [J (check one) 

Agricultural (3 

Commercial [1 

Industrial [J 

Residential 7] 

Timber-Cutover [J 

Developmental [1 

Utility [1 {check one) 

Assessed Value {also known as State Equalized Value) established 

by the Board of Review: 

$19,000.00 

Taxable Value established by the Board of Review: 

25,000.00 

38,000.00 

What do you belleve is the fair market value {also known as true cash vatue)? 

What do you belleve is the assessed value? (multiply true cash 

value by .5) 

19,000.00 

What do you believe is the taxable value? (cannot exceed 

assessed value) 

1 9,000.00 

Valuation Information 

Parcel Number: 

Classification of Property: 

Real [J 

Personal [J {check one} 

Agricultural [1 

Commercial 0 

Industrial [1 

Residential 

[J 

Timber-Cutover [1] 

Developmental [J 

Utility J (check one) 

Assessed Value (also known as State Equalized Value) established 

by the Board of Review: 

Taxable Value established by the Board of Review: 

What do you believe is the fair market vatue (also known as true cash value)? 

What do you belleve Is the assessed value? (multiply true cash 

value by .5) 

What do you believe is the taxable value? (cannot exceed 

assessed value) 

Valuation Information 

Parcel Number: 

Classification of Property: 

Real [J 

Personal [J {check one) 

Agricultural [1 

Commercial 

[1 

Industrial 

[J 

Residential 

[} 

Timber-Cutover [1 

Developmental [1 

Utility [J (check one} 

Assessed Value (also known as State Equalized Value) established 

by the Board of Review: 

Taxable Value established by the Board of Review:

Lee 

STATE OF MICHIGAN 

GRETCHEN WHITMER 

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS 

MARLON I. BROWN, DPA 

GOVERNOR 

LANSING 

DIRECTOR 

PAPER FILING INSTRUCTIONS FOR 

VALUATION/UNCAPPING APPEAL 

Follow these instructions for completing this Small Claims petition form. 

For questions 

that are not answered by these instructions, please visit the Tribunal's website at 

www.michigan.gov/taxtrib or contact the Tribunal at 517-335-9760. 

Mail the completed form to: 

Michigan Tax Tribunal 

611 W. Ottawa St., Lansing, MI 48933 

U.S. Postal Mailing Address: PO BOX 30232, Lansing, Mi 48909 

Other Carriers (UPS, FedEx, DHL): 

2nd Floor MTT, 2407 N. Grand River Avenue, Lansing, MI 48906 

Section 1: Petitioner's Contact Information: “Petitioner” is the person, business, or 

entity filing the appeal. 

Section 2: Petitioner's Attorney/Authorized Representative’s Contact Information: 

Petitioner does not have to be represented by an attorney or authorized representative 

to file an appeal with the Tribunal. If Petitioner is represented, provide all contact 

information for the attorney or authorized representative. If Petitioner elects to have an 

attorney or authorized representative, only the attorney or authorized representative will 

receive notices and other documents from the Tribunal. 

IMPORTANT: If the contact information for Petitioner or Petitioner's attorney or 

authorized representative, if listed, includes an email address, the Tribunal will use that 

email address to electronically serve all future notices and documents issued by the 

Tribunal. Once an email address is provided, a request to opt out of electronic service 

must be made in writing. 

Section 3: Subject Property Information: 

* 

How many parcels are you appealing: List the number of parcels being 

appealed. 

» 

Are they contiguous or adjoining: If multiple parcels are being appealed, 

indicate whether they are adjoining (i.e., next to each other). 

If multiple parcels 

are being appealed and they are not adjoining, you must file a separate petition

STATE OF MICHIGAN 

GRETCHEN WHITMER 

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS 

MARLON I. BROWN, DPA 

GOVERNOR 

LANSING 

DIRECTOR 

Section 5: Explain the Reason for this Appeal: Explain the reason(s) for the appeal. 

Section 6: Jurisdictional Issues: 

Did you protest the assessment at a Board of Review (BOR): Indicate 

whether Petitioner protested the assessment at 

a BOR. 

If Yes, check which BOR you attended: If Petitioner protested the assessment 

at a BOR, check which month the BOR was held. 

If No, check the applicable reasons: 

If Petitioner did not protest the 

assessment at a BOR, indicate why Petitioner did not attend by checking the 

applicable reason(s). 

Year(s) under appeal: Identify the tax year(s) Petitioner is appealing. 

Section 7: Valuation Information: Use the Multiple Parcel Form for additional parcels, 

if necessary. 

Parcel Number: List the parcel number of the property being appealed. 

Classification of Property: Check the classification of the property being 

appealed. 

Assessed Value established by the BOR: Provide the assessed value (also 

known as state equalized value) established by the BOR for the tax year under 

appeal. NOTE: this information can be found on the assessment notice and/or 

the BOR decision. 

Taxable Value established by the BOR: Provide taxable value established by 

the BOR for the tax year under appeal. NOTE: this information can be found on 

the assessment notice and/or the BOR decision. 

What do you believe is the fair market value: Identify what Petitioner believes 

the fair market value (also known as true cash value) is for the tax year under 

appeal. 

What do you believe is the assessed value: Identify what Petitioner believes 

the assessed and state equalized value is for the tax year under appeal. 

Property is assessed at 50% of its true cash value, so multiply Petitioner's 

contention of fair market value by .5 to calculate Petitioner's contention of 

assessed and state equalized value. 

What do you believe is the taxable value: identify what Petitioner believes the 

taxable value is for the tax year under appeal. Taxable value is the lesser of the 

property's assessed/state equalized value or its “capped” value.

STATE OF MICHIGAN 

GRETCHEN WHITMER 

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS 

MARLON |. BROWN, DPA 

GOVERNOR 

LANSING 

DIRECTOR 

Fee Information: 

Does the property have a Principal Residence Exemption of at least 50% as of the 

date of the filing of this petition for all tax years at issue: Check the appropriate box 

to indicate whether the property being appealed has a principal residence exemption of 

50% or more for all tax years at issue on the date the petition is or will be filed. 

If the property has a principal residence exemption of 50% or more on the date the 

petition is filed for all tax years at issue, no filing fee is required. 

If the property does not have a Principal Residence Exemption of at least 50% on the 

date the petition is filed for all tax years at issue, use the included chart to determine the 

required filing fee. Add $25.00 for each additional, adjoining parcel that you are 

appealing, not to exceed a total fee of $1,000.00. 

If there is more than one adjoining 

parcel under appeal, use the parcel with the highest State Equalized Value or Taxable 

Value in dispute for the base fee. Make the check payable to the State of Michigan. 

NOTE: The State Equalized Value in dispute is the difference between the State 

Equalized Value established by the BOR for the tax year under appeal and Petitioner's 

contention of State Equalized Value, and the Taxable Value in dispute is the difference 

between the Taxable Value established by the BOR for the tax year under appeal and 

Petitioner's contention of Taxable Value. 

if filing multiple petitions, please note that a separate payment (i.e., check, money order, 

or other draft payment) must be made for each individual petition. 

Signature: If Petitioner is unrepresented, Petitioner must sign the petition form. 

If an 

attorney or other authorized representative is identified in Section 2 of the petition form, 

the petition form must be signed by that representative and not petitioner. 

REMINDERS: 

Pursuant to TTR 279, a copy of the Board of Review decision or other notice 

giving rise to the appeal must be submitted with the petition unless the property 

is classified as (1) commercial, industrial, or developmental real, or (2) 

commercial, industrial, or utility personal, and a personal property statement was

STATE OF MICHIGAN 

GRETCHEN WHITMER 

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS 

MARLON 1. BROWN, DPA 

GOVERNOR 

LANSING 

DIRECTOR 

The Tribunal will issue a Notice of Filing after an answer is filed and indicate the case is 

ready for the scheduling of a hearing. 

The Tribunal will send a notice of hearing to the parties no less than 45 days in advance 

of the hearing. 

To check the status of your appeal, visit our website at www.michigan.gov/taxtrib and 

click on the “Docket Search” option.

State of Michigan 

- Real Eatate Transfer Tax 

8338938 

0712112026 12:93 PH 

Page: 

1 of 

2 

glinton co 

{ 

Reger 

§ 208633 

8712172028 

! 

3, darganti)| ogelel od Co 

259480 

245833 

(00 

RECEIVED 

_ 

REGISTER OF DEEDS 

Clrton County Treamrer's Certificate 

| PEABSY COTFY there a 

ho TAX US or TITLES Ned by the Stato 

CLINTON COUNTY, Mi 

ns offin ean 

Gees 1 

axes of Yocal aodecton o FRE Oeraot, 

05 J 71 

PB 00 

PED Fe. 

© 

Lut 21, 2005 

Seven &. Wenasser, Canon County Treasarer 

WARRANTY DEED 

The Grantor(s), Thomas 

L McKenzie, Trustee of the Jim and Vera McKenzie Living Trust, WAD May 31, 2018, 

as 

amended whose address 

is 3045 Princeton Lane, Palm Beach Gardens, FL 33418, convey(s) and warranl(s) to Lori S 

Dupuis, Trustee of the Lori S Dupuis Revocable Trust 

, Grantea(s), whose address is 1756 W Parks, Saint Johns, MI 

1 § 

48879, the following described premises: 

S 

Land situated in the Township of Bingham, County of Clinton, State of Michigan, described as follows: 

wile 

i GREER 

5 usm 

pwSninnidaaiplliab oan: according to the recorded plat thereof, as 

7 

recorded in Liber 

6, 

Page 64 of Plats, Clinton County Records. 

Q 

00 

IT 

Commonly known as: 

1756 W Parks, Saint Johns, Mi 48879 

Po) 

Parcel ID No(s).: 030-140-000-005-00, 030-140-000-006-00 

[2 

00) subject to building and use 

© 

For the Full Consideration of 

o restrictions and easements of 

o 

Together with 

all and singular the tenements, hereditaments and appurtenances thereunto belonging or 

in anywise 

appertaining thereto. 

i 

SUBJECT to easements and restrictions of record, zoning laws and ordinances affecting the premises, and rights of the 

Q 

public and of any govemmental entity in any part thereof taken, used or deeded for streel, road, right of way, or highway 

S 

purposes, and subject to taxes and future installments of spacial assessments payable hereafter. 

030-0

State of [2 | 

5355935 

0712112025 12.03 #4 

Page: 2012 

Deed (Wamanly) 

Receipt #245633 

Debra A. Suthordand. Clinton County 

Tryst, U/A/D May 31, 2018, as amended 

county of (linden 

on this tle day of _Rpril 

. 2025, befors me personally appeared Thomas L Mckenzie, Trustee of 

Jim and Vers McKenzie Living Trust, UIA/D May 31, 2018, as amended to me known to be the persons described In and 

who executed the foregoing instrument and acknowledged that he/she execuled the same as his/her free act and deed. 

otary Public Signature 

Printed Name: 

Notary Public, State of 

My Commission Expires: 

Acling in 

Prepared By: 

Thomas L McKenzie 

3046 Princeton Lane 

Palm Beach Gardens, FL 33418 

When recordad mall to: 

Tile Professionals Group, LLC 

12775 Escanaba Dr, Suite 1A 

Dewitt, MI 48820 

YATCEE THAYER 

¥intare Fublic - State of Michlyae 

County af ingham 

S550 Exo 04 Ag, 20. 7027 

County of {2 

[yaten, 

My Co 

acting 

. County of 

County 

Assisted by: 

Title Profassionals Group, LLC 

12775 Escanaba Or, Suite 1A 

Dewitt, Mi 48820 

File No.: 

TPG-25-08768

APPRAISAL OF REAL PROPERTY 

LOCATED AT: 

1756 WParks Rd 

LOTS 5 & 6, GREEN ACRES SUBD, SEC 21 TIN R2W 

Saint 

Johns, MI 48879 

FOR: 

CONSUMERS CREDIT UNION 

300 N FIELD DR 

LAKE FOREST, IL 60045 

AS OF: 

08/15/2025

Funk Appraisals (616) 240-8293 

Uniform Residential Appraisal Report 

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[] Ofer Gases) 

Lode Czl 

CONSUMERS CREDIT UNION 

Ades 

300 N FIELD DR, LAKE FOREST, IL 60045 

Ts the subject pr 

stent ofered for 522 or has 

been offered fee 52% n the twelve montis pir 10 12 effective 022 of is appcasal? 

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[[] dd rotanzyee the contract for s22 foc the subjzct purchase iansacton. pai 

the resuts of the analys's 

of th contract for 52 or why the 2n2ysis was rot 

perdomed. 

Contract Price § 

Dee of Correct 

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the onze of pubic record? 

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Dab Soucels) 

shire ny fang 

assstence (0 charges, s22 concessions, 

oft or Conmpament assisnce, €1c) 10 bz pad 

by any party ca bzhat of 2 borioner? 

OY 

[IW 

if Yes. repeat te total tar amount 20d descr te ams 1 be 

pd. 

Note: Race and the racial composition of the neighborhood are nol appraisal fzclors. 

Weightorhood Characteristics 

One-Uri Housing Trends 

One-Unit Housing 

logon 

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[7] Rend 

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THE NEIGHBORHOOD EXTENDS NORTH TO MAPLE RAPIDS, EAST TO 

535 

Hoh 

145 

f SHEPARDSVILLE, SOUTH TO ALWARD, AND WEST TO GROVE. 

389 

Prd 

54 

Jef ranean escrpton 

THE NEIGHBORHOOD IS COMPRISED PRIMARILY OF HOMES REFLECTING AVERAGE 

TO GOOD QUALITY AND | 

2 MARKETABILITY. IT IS LOCATED IN BINGHAM TOWNSHIP, 

IN CLINTON COUNTY. EMPLOYMENT, SCHOOLS, SHOPPING, AND 

RECREATION ARE FROM ONE TO TEN MILES. EMPLOYMENT STABILITY IS AVERAGE. OTHER LAND USE IS VACANT. 

Markel Condon (inciudng support for the bose conclusions) 

THE MARKET CONSISTS OF AN AVERAGE DEMAND AND AN ADEQUATE SUPPLY 

OF SINGLE FAMILY HOMES. PROPERTY VALUES ARE STABLE. COMPETITIVE PROPERTIES TYPICALLY SELL AT OR NEAR LIST PRICE 

WITH A MARKETING PERIOD OF ZERO TO THREE MONTHS. 

Dmensions 

300X288 

Aes 

1.98 ac 

Srp 

RECTANGULAR 

Ven 

N;Pstrl; 

Specific Zoning Cizssicaton 

A2 

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AGRICULTURAL 

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[7] Legal Nanconforming (Grendfethered Use) 

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[No 

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materils/conditon 

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CENTRAL AIR, FIREPLACE, DECK, PATIO, 

COVERED PORCH, ENCLOSED PORCH, POLE

250604632 

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fer 

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pst 

teve 

moods 

angry 

in 

sds 

pica 

fom 

5 

110,000 

05 

535000 

FEATURE 

| 

SUBJECT 

COMPARABLE SALE # 

1 

COMPARABLE SALE # 2 

COMPARABLE SALE # 3 

Ades 

1756 W Parks Rd 

1265 E Parks Rd 

4494 E Townsend Rd 

1430 Wildcat Rd 

Saint Johns, MI 48879 

Saint Johns, MI 48879 

Saint Johns, MI 48879 

Saint Johns, MI 48879 

Prodmty to Subct 

1.08 miles E 

4.29 miles E 

[1.89 miles NE 

SePrce 

Ss 

[s 

376,500 

[s 

389,000 

S 

302,850 

Se Price Gross Liv. Ares 

B 

sats 

186.20 

sft! 

S 

202.60 

st i 

E 

S 

18366 

At, 

Data Source(s) 

RICMM#283930;DOM 21 

RICMM{##282591;D0M 47 

RICMM#289156;D0M 0 

Verfeaton Source(s) 

ASSESSOR 

ASSESSOR 

_____ 

|ASSESSOR 

VALUE ADJUSTMENTS 

DESCRIPTION 

DESCRIPTION 

+(-) $ Adpstment 

DESCRIPTION 

[+0 $ Adpstment 

DESCRIPTION 

+() § Adjustment 

Stes or Fnzrcng 

ArmLth 

ArmLth 

ArmLth 

Concessions 

Conv;11295 

0|VA;9725 

0/Conv;0 

[3 

Date of Sae/Time 

512/24;c10/24 

0,509/24;c08/24 

0]s06/25,c06/25 

0 

Locaton 

N;Res; 

N;Res; 

I 

N;Res; 

N:Res; 

Lessehod 

Fee Simple 

Fee Simple 

Fee Simple 

Fee Simple 

Fee Simple 

ste 

1.98 ac 

1.70 ac 

+1,120[3.21 ac 

-4,920/2.01 ac 

0 

View 

oo 

N;Pstrl; 

N;Pstrl; 

N;Woods;Pstrl 

_ 

Design (S172) 

DT1;RANCH _ [DT2;TRADNL 

0|DT1;RANCH 

0 

Quit of Constructen 

Qa 

Q4 

Qu 

Actal Ape 

36 

50 

0,53 

c3 

c4 

+18,825/C3 

Above Gradz 

Teal | Bas. 

| Bats | Tod | Bdoms. 

| Bafs 

To's | Bdws. 

| Bats 

Tol 

| Bows 

| Bats 

Room Court 

6| 

220/64] 

11 

+2500, 

6 | 

3 

[2.1 

2500 

7 

[ 

4 

[21 

-2,500 

Gress Living Area 

1,901 

sft 

2,022 

sat 

-4,598| 

1,920 

st 

0 

2.139 

sat 

0,044 

Basement & Fisted 

1901sf0sfin 

1154s(0sfin 

+3,7351920sf1600sfin 

0| 1451sf203sfin 

0 

Rooms Below Grade 

1rrObr0.0bato 

-8,000] 1rr0br0.0ba0o 

-4,000 

Functional Udy 

CONFORMS 

__|CONFORMS 

CONFORMS 

| | CONFORMS 

Heating Cooling 

FWA/CAC 

FWA/CAC 

FWA/CAC 

FWA/CAC 

3 Encrgy Eff cent ems 

NONE 

NONE 

NONE 

NONE 

| 

g Garage Carport 

2ga3dw 

2ga2dw 

0]2ga3dw 

2gaddw 

0 

Ey] Porch Pato Deck 

PORENC,DK 

|POR,DCK 

0/POR,DCK,PAT 

0/POR,DCK 

0 

Fo POOL. BARN, ETC. 

POLE BARN 

POLE BARN 

POLE BARN 

POLE BARN 

4 FIREPLACES, ETC. 

1 FIREPLACE 

|NONE 

+2,500| NONE 

+2,500| NONE 

+2,500 

3 MISC. 

NONE 

NONE 

NONE 

NONE 

Bf ve amr 10) 

Xt 

[J-|s 

240820 

[1+ 

X- 

[8 

12920 

[1+ 

X- 

[8 

-13,044 

[40 Adusted S2e Price 

let Ag). 

64% 

Net Ad) 

33% 

list Ag) 

33% 

Bl of compre 

Gross Ad 

88% 

400,582]60s5 

Ag. 

46%|S 

376,080) 6105s Ad 

46% 

|S 

379,806 

[ 

x 

[2] 

[Hl] Gd rol research the sa' 

or transfer history of the subject property 2nd comparatis sass. if rot. explain 

Wyteseach 

DQ 0d 

[| 8d notreresl any prior 53s of ansfers of the subject propery fo the ea years prior to the effective dat of ns appraisal. 

D212 Source(s) 

ASSESSOR, MRIC MLS 

My research 

O dd 

xX did rot reveal any prio 

ce transfers of the comparabla sa'ss for the yaar prior to the dat2 of s3¢ of the comparatis sats 

Data Source(s) 

ASSESSOR,MRCMLS 

— 

il 

Repo 

the resus of the re: 

3nd anzlysis of the prior 

$212 or transfer 

history of the subject property and comparable sa'es (report addtional prior s¥es on p: 

Bb 

SUBJECT 

COMPARABLE SALE #1 

COMPARABLE SALE #2 

COMPARABLE SALE #3 

MLS, ASSESSOR 

MLS, ASSESSOR 

MLS, ASSESSOR 

08/15/2025 

08/15/2025 

08/15/2025 

Anzys's 

of prior sie or transfer history of the subjzct jopery 2nd compara 

sts 

THE SUBJECT WAS PURCHASED BY THE CURRENT OWNER IN 

APRIL OF 2025 FOR $348,000. THIS WAS NOT AN MLS SALE. IT APPEARS TO HAVE SOLD BELOW MARKET DUE TO THIS. 

Seurury of Sais 

Comparison Approach 

THE FOUR SALES USED ARE SIMILAR HOMES LOCATED IN THE AREA AND ARE CONSIDERED TO BE 

GOOD INDICATORS OF VALUE. 

IN THE FINAL RECONCILIATION, THE MOST WEIGHT WAS GIVEN TO SALE THREE FOR LOWEST 

_ 

ADJUSTMENTS, PROXIMITY AND SALE DATE.

Uniform Residential Appraisal Report 

250604632 

Fie? 

2508158682 

FEATURE 

| 

SUBJECT 

COMPARABLE SALE # 

 ¢ 

COMPARABLESALE # 

5 

COMPARABLE SALE # 

 § 

Addess 

1756 W Parks Rd 

1225 Lavalle Ct 

812 W Park St 

Saint Johns, MI 48879 

Saint Johns, MI 48879 

Saint Johns, MI 48879 

Prosi to Subject 

1.10 miles NE 

1.86 miles NW 

Saree 

s 

| 

[s 

355000 

[s 

419.900 

z 

$ 

3 Price Gross Liv. Are3 

s 

sits 

21232 st 

5S 

24527 

sft] 

B 

sqft 

Data Soce(s) 

RICMM/#287475;D0M 59 

RICMM#290274;D0M 9 

oo 

Verifcaton Seurce(s) 

I 

ASSESSOR 

ASSESSOR 

VALUE ADJUSTMENTS 

DESCRPTION 

DESCRIPTION 

+(-) 

Adjustment 

DESCRIPTION 

+() S Adjustment 

DESCRIPTION 

+) $ Adystment 

Seis 

or Ferg 

| 

ArmLth 

Listing 

Concessions. 

| 

Cash;0 

0 

A 

Date of Saline 

506/25:c05/25 

0] Active 

-8,398| 

Locaton 

N;Res; 

N:Res; 

N;Res; 

J) LeistreRsngle 

Fee Simple 

Fee Simple 

Fee Simple 

g 

_ 

1.98 ac 

16074 sf 

+6,444| 22651 sf 

+5,840 

N;Pstri; 

N:Res; 

0] N:Woods;Res 

— 

0 

2 

DT1;RANCH _ |DT2;TRADNL 

0|DT1;RANCH 

_ 

_ 

§ Quay of Construction 

Q4 

Q4 

Q4 

fey Acta Age 

3% 

34 

075 

0 

a 

fo Cordon 

c3 

c3 

c3 

i 

bq 

“boiz Grate 

Teal | Bams. 

| Bars | toa 

[Bows 

| ats 

Ted 

[ems 

| as 

Tea | Baws | Bars 

FEY Roum Count 

6 

2 

[206] 

2 

[11 

+2500 

6 

3 

[20 

0 

i Goss Ling rea 

1,901 

sft 

1.672 

Aft 

+8,702) 

1,712 

st 

+7,182 

saft 

Basement & Fished 

1901sf0sfin 

1180sf484sfin 

+3,605|811sf744sfin 

+5,450) 

Rooms Below Grade 

1rrObri.0bato 

-12,000| 2rr0br0.0ba0o 

-8,000] 

CONFORMS 

|CONFORMS 

CONFORMS 

FWA/CAC 

FWA/CAC 

FWA/NO AC 

+2,500 

Energy 

Elbit ene 

NONE 

NONE 

NONE 

2ga3dw 

2ga3dw 

2ga3dw 

— 

Pach Pata Dick 

POR.ENC.DK 

_|POR,DCK 

0,ENC,DCK 

0 

POOL, BARN. ETC. 

POLE BARN 

[NONE 

+5,000] NONE 

+5,000 

—| 

FIREPLACES, ETC. 

1 FIREPLACE 

|1 FIREPLACE 

2 FIREPLACES 

-2,500) 

NONE 

NONE 

[NONE 

_ 

Xt 

[1-8 

14251 

X+ 

[]- 

| 

7or4) 

[J+ 

[]- 

Net Ag 

40% 

Tel Ad) 

17% 

Net Ad 

3 

of Comparzbizs 

GossAd, 

10.8% 

|S 

369,251 Bross A 

10.7% 

[8 

426,9746ss 

Ady 

5s 

Report the resuts of the research and n2lysis of the prior s2'2 or transfer history of the subjzct propery and comparable 

s2'es (report add%onal prior 2/25 on page 3). 

ITEM 

SUBECT 

COMPARABLE SALE # 

4 

COMPARABLE SALE # 

 § 

COVPARABLE SALE # 

 § 

¥ 

Ry 

[MLS ASSESSOR 

MLS, ASSESSOR 

Ji 

ectve Dz of Data Source(s) 

[08/15/2025 

08/15/2025 

08/15/2025 

& Analysis of price S22 or transfer history of the subject property 2nd comparahis 

Fi 

Analys's Comments 

[4 

g 

_ 

g H H 8 

S— 

i 

8 

_ 

2 3 

—

Uniform Residential Appraisal Report 

or saa 

SCOPE 

APPRAISERS ARE REQUIRED TO BE LICENSED AND REGULATED BY THE MICHIGAN DEPARTMENT OF LICENSING AND REGULATORY 

AFFAIRS, P.O. BOX 30018, LANSING, MICHIGAN, 48909. 

THE INTENDED USE OF THIS APPRAISAL IS TO ESTIMATE THE MARKET VALUE OF THE SUBJECT PROPERTY FOR A FEDERALLY 

RELATED MORTGAGE. 

THE INTENDED USER OF THIS APPRAISAL 1S THE CLIENT AND FREDDIE MAC/FANNIE MAE 

THIS IS AN APPRAISAL REPORT, 

THIS APPRAISAL WAS PREPARED BY HEIDI FUNK - CERTIFIED RESIDENTIAL APPRAISER #1204068215, 

ELECTRONIC SIGNATURES ARE UTILIZED IN THIS REPORT. THE UNIFORM STANDARDS OF PROFESSIONAL APPRAISAL PRACTICE 

AND THE APPRAISAL STANDARDS BOARD STATE THAT ELECTRONICALLY AFFIXING A SIGNATURE TO A REPORT CARRIES THE 

SAME LEVEL OF AUTHENTICITY AND RESPONSIBILITY AS AN INK SIGNATURE ON A PAPER COPY REPORT (THE TERM "WRITTEN 

RECORDS" INCLUDES INFORMATION STORED ON ELECTRONIC MAGNETIC OR OTHER MEDIA). ALL ELECTRONIC SIGNATURES IN 

THIS REPORT HAVE A SECURITY FEATURE MAINTAINED BY INDIVIDUAL PASSWORDS FOR EACH SIGNING APPRAISER. NO PERSON 

CAN ALTER THE APPRAISAL WITH THE EXCEPTION OF THE ORIGINAL SIGNING APPRAISER(S). 

THIS APPRAISAL REPORT IS PREPARED FOR THE SOLE AND EXCLUSIVE USE OF THE INTENDED USER(S) NOTED ABOVE. NO THIRD 

|] PARTIES ARE AUTHORIZED TO RELY UPON THIS REPORT WITHOUT THE EXPRESS WRITTEN CONSENT OF THE APPRAISER. 

EI NEITHER ALL NOR ANY PART OF THE CONTENTS OF THE REPORT, OR COPY THEREOF, SHALL BE USED FOR ANY PURPOSE BY 

ANYONE BUT THE INTENDED USER(S) SPECIFIED IN THE REPORT, FURTHER, THE APPRAISER NAMED HEREIN ASSUMES NO 

OBLIGATION, LIABILITY, OR ACCOUNTABILITY TO ANY THIRD PARTY 

TIONAL COMMENTS 

HIGHEST AND BEST USE WAS DETERMINED FOR THE SUBJECT PROPERTY BY EXAMINING THE FOLLOWING CONSIDERATIONS, 

IN 

ORDER: 

1. PHYSICALLY POSSIBLE 

2. LEGALLY PERMISSIBLE 

3. FINANCIALLY FEASIBLE AND 4. MAXIMALLY PRODUCTION. 

BASED ON THE ANALYSIS, THE HIGHEST AND BEST USE |S CONSIDERED TO BE THE CURRENT USE, 

= 

z 

TOSTAPRROAGR 

TO VALUE [hot requuen by Fannie lat) 

Prov: adquat nfoimaton for he tender Fert 10 (eget the below cost Pues and ceaatons. 

Suppeet fe 1a cpiion of $1 vase (Summary of Capaatis land ses of oher mERODS or £mathg S12 vai) 

THE SITE VALUE WAS OBTAINED ASSESSOR 

RECORDS AND APPRAISER FILES. 

J ESiiaTeD [ REFRODUCTIONOR 

| AEmACENEIN COST Hew 

GPiti0N OF SITE VALUE 

38.000 

Bo4 Source 

of cost sata 

DWELLING 

2 

Er 

erties 6212 

of ost 62 

EER 

2 Cornmends on Cost Approach (gross king 2¢e3 CAC Sans, Gepracizton, Hie | 

8 THE COST APPROACH WAS NOT USED DUE TO THE SUBJECTIVE 

|Guep lana 

Sf@s 

NATURE OF DEPRECIATION ESTIMATES ON STRUCTURES OF 

Too Este 

of Cost Hew 

THIS AGE. 

Less 

ysl 

Furctensl 

Eton! 

Degeecizion 

) 

Deprecated Cost of mpeovemments 

“hss Ves of Sie impesiemanis 

[Estimated Remaining Ecoroat 

Lie (HUD 2nd Va ori) 

AG 

Vous |INOTATEOVALUEBYCOSTAPPROACH 

=5 

0 

I 

- 

: 

NOOUE APPROACH TO VALUE (rot vequljad by Farinle Mas) 

Estimiza Monthy Matket Red § 

0 

X Gross Ret Hotes 

PB) 

= 

“ncied Vas by ncame Aggeoech 

Summary of ricems Approach (ncidr Sugpoi for make) reat 20d GR) 

T 

= 

PROJECT INFORMATION 

FOR PUDS (13ppReatie) 

Is the develop bude n Contel of 2 Famzawrirs' Associion (HOA)? 

[q%s 

[Jf 

utp) 

 [] Debord 

[ 

] Atoied 

Pride 

6s fofawng infomation for PUBS ONLY 4 he developer bude s in Ccetrol of Fie HOA 2nd ie Subzcl pgery is 20 2120Had dairg unt

Uniform Residential Appraisal Report 

Fret 

Poooreues 

This 

report 

fom 

is 

designed 

fo 

report 

an 

appraisal 

of 

a 

one-wnit 

propedy 

Or 

a 

one-unit 

progery 

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 

cooperaive 

project 

This 

appraisal 

report 

is 

subject 

to 

the 

folowing 

scope 

of 

work, 

intended 

use, 

intended 

user, 

defintion 

of 

market 

value, 

statement 

of 

assumptions 

and 

 fimiting 

 condilions, 

and 

certifications. 

Modifications, 

additions, 

or 

deletions 

to 

the 

intended 

use, 

intended 

user, 

definitlon 

of 

market 

value, 

or 

assumplions 

ang 

fimiing 

conditions 

are 

not 

permitled. 

The 

appraiser 

may 

expand 

the 

scope 

of 

work 

to 

include 

any 

addifional 

research 

or 

analysis 

necessary 

based 

on 

lhe 

complexity 

of 

his 

appraisal 

assignment. 

Modifications 

or 

deletions 

to 

the 

cerlificaons 

are 

also 

not 

permitted. 

However, 

additional 

certifications 

that 

do 

not 

constitute 

matedal 

 aiterations 

to 

this 

appraisal 

report, 

such 

as 

those 

required 

by 

flaw 

or 

those 

related 

to 

the 

appraiser's 

continuing 

education 

or 

membership 

in 

an 

appraisal 

organizaticn, 

are 

permitted. 

SCOPE OF WORK: 

The 

scope 

of 

work 

for 

(his 

appraisal 

is 

defined 

by 

the 

complexity 

of 

this 

appraisal 

assignment 

and 

the 

feporting 

requirements 

of 

this 

appraisal 

report 

form, 

including 

the 

following 

definition 

of 

market 

value, 

statement 

of 

assumplions 

and 

limiting 

conditions, 

and 

certifications. 

The 

appraiser 

must, 

al 

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 

morgage 

finance 

 Wansaction. 

INTENDED USER: 

The 

intended 

user 

of 

this 

appraisal 

report 

is 

the 

lendar/client. 

DEFINITION OF MARKET VALUE: 

The 

most 

probable 

price 

which 

a 

property 

should 

bring 

in 

a 

competitive 

and 

open 

market 

under 

alt 

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 

fe 

from 

seller 

lo 

buyer 

under 

conditions 

whereby: 

(1) 

buyer 

and 

seer 

are 

typically 

motvaled; 

(2) 

bot 

parties 

are 

well 

informed 

or 

well 

advised, 

and 

each 

acing 

in 

what 

he 

or 

she 

considers 

his 

or 

her 

own 

best 

interest 

(3) 

a 

feasonable 

me 

is 

allowed 

for 

exposure 

in 

the 

open 

markel; 

{4) 

payment 

is 

made 

in 

terms 

of 

cash 

in 

U. 

S. 

dollars 

or 

in 

terms 

of 

financial 

arangements 

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 

hose 

costs 

which 

are 

normally 

paid 

by 

seers 

as 

a 

result 

of 

ladon 

or 

law 

in 

a 

market 

area, 

these 

cosis 

are 

readily 

identifiable 

since 

the 

seller 

pays 

these 

cosls 

in 

virtually 

all 

sales 

Wansaclions. 

Special 

or 

creative 

financing 

adjustments 

can 

be 

made 

to 

the 

compaable 

property 

by 

comparisons 

to 

financing 

terms 

offered 

by 

a 

third 

pady 

institutional 

lender 

that 

is 

not 

alieady 

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 

lhe 

market's 

reaction 

lo 

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: 

IL 

The 

appraiser 

wil 

not 

be 

responsible 

for 

matters 

of 

a 

legal 

nature 

thal 

affect 

either 

lhe 

progery 

being 

appraised 

or 

the 

litle 

to 

i 

except 

for 

information 

that 

he 

or 

she 

became 

aware 

of 

Curing 

the 

research 

Involved 

in 

performing 

this 

appraisal 

The 

appraiser 

assumes 

that 

the 

fe 

is 

good 

and 

marketable 

and 

wil 

not 

render 

any 

opinions 

about 

the 

tile. 

2. 

The 

appraiser 

has 

provided 

a 

skelch 

in 

this 

appraisal 

report 

lo 

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 

examingd 

the 

avalable 

flood 

maps 

hat 

are 

provided 

by 

Ihe 

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 

lhe 

appraiser 

is 

not 

a 

surveyor, 

he 

or 

she 

makes 

no 

guarantees, 

express 

or 

implied, 

regarding 

this 

determination. 

4. 

The 

appraiser 

wil 

not 

give 

testimony 

or 

appear 

in 

cout 

because 

he 

or 

she 

made 

an 

appraisal 

of 

the 

property 

In 

question, 

unless 

specific 

amangements 

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, 

loc 

substances, 

etc) 

observed 

dudng 

he 

inspection 

of 

the 

subject 

property 

or 

that 

he 

or 

she 

became 

aware 

of 

during 

the 

research 

involved 

in 

pedorming 

the 

appraisal 

Unless 

otherwise 

stated 

in 

this 

appraisal 

report, 

the 

appraiser 

has 

no 

knowledge 

of 

any 

hidden 

or 

unapparent 

physical 

deficiencies 

or 

adverse 

condifions 

of 

the

Uniform Residential Appraisal Report 

Fron 

ovaraaeas 

APPRAISER'S CERTIFICATION: 

The 

Appraiser 

certifies 

and 

agrees 

that 

1. 

+ 

have, 

at 

a 

minimum, 

developed 

and 

reported 

Wis 

appraisal 

in 

accordance 

with 

the 

scope 

of 

work 

requirements 

slated 

In 

his 

appraisal 

report. 

2. 

{ 

performed 

a 

complete 

visual 

inspection 

of 

the 

interior 

and 

exterior 

areas 

of 

the 

subject 

property. 

| 

reported 

the 

condition 

of 

the 

improvements 

in 

factual, 

specific 

terms. 

| 

identified 

and 

reported 

the 

physical 

deficiencies 

thal 

could 

affect 

the 

livability, 

~~ soundness, 

or 

 structurat 

integrity 

of 

the 

property. 

3. 1 

performed 

nis 

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. 

| 

developed 

my 

opinion 

of 

the 

market 

value 

of 

the 

real 

property 

that 

is 

the 

subject 

of 

this 

report 

based 

on 

the 

sales 

comparison 

approach 

lo 

value. 

| 

have 

adequate 

comparable 

market 

dala 

lo 

develop 

a 

reflable 

sales 

comparison 

approach 

for 

this 

appraisal 

assignment. 

| 

futher 

certify 

hal 

| 

considered 

the 

cost 

and 

income 

approaches 

to 

value 

but 

did 

not 

develop 

them, 

unless 

otherwise 

indicated 

in 

this 

report 

5. 

| 

researched, 

verified, 

analyzed, 

and 

reported 

on 

any 

cure 

agreement 

for 

sale 

for 

the 

subject 

property, 

any 

offering 

for 

sale 

of 

Ihe 

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 

lo 

the 

effective 

date 

of 

this 

appraisal, 

unless 

otherwise 

indicated 

in 

this 

report. 

8. 

1 

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 

his 

report. 

7.1 

selected 

and 

used 

comparable 

sales 

that 

are 

focalionally. 

physically, 

and 

functionally 

the 

most 

similar 

lo 

the 

subject 

property. 

8 

| 

have 

nol 

used 

comparsble 

sales 

that 

were 

the 

result 

of 

combining 

a land 

sale 

wilh 

the 

contract 

purchase 

price 

of 

a 

home 

that 

has 

been 

built 

or 

will 

be 

built 

on 

the 

land. 

9. 

1 

have 

reported 

adjustments 

lo 

the 

comparable 

sales 

that 

reflect 

the 

market's 

reaction 

to 

the 

differences 

between 

the 

subject 

property 

and 

the 

comparable 

sales. 

10. 

| 

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. 

{ 

have 

knowledge 

and 

experience 

in 

appraising 

his 

type 

of 

property 

in 

tis 

market 

area. 

12. 

1 

am 

aware 

of, 

and 

have 

access 

to. 

lhe 

necessary 

and 

appropriate 

public 

and 

private 

dala 

sources, 

such 

as 

multiple 

listing 

services, 

tax 

assessment 

records, 

public 

fand 

records 

and 

other 

such 

data 

sources 

for 

the 

area 

in 

which 

the 

property 

is 

localed. 

13. 

1 

oblained 

the 

information, 

estimates, 

and 

opinions 

furnished 

by 

other 

parties 

and 

expressed 

In 

this 

appraisal 

report 

from 

reliable 

sources 

that 

| 

believe 

lo 

be 

ue 

and 

correct. 

14.) 

have 

taken 

into 

consideration 

lhe 

facters 

that 

have 

an 

impact 

on 

value 

wilh 

respect 

to 

the 

subject 

neighborhood, 

subject 

property, 

and 

the 

proximity 

of 

the 

subject 

properly 

to 

adverse 

influences 

in 

the 

development 

of 

my 

opinion 

of 

market 

vale. 

| 

have 

noted 

in 

this 

appraisal 

report 

any 

adverse 

conditions 

{such 

as, 

but 

not 

fimited 

to, 

needed 

repairs, 

deterioration, 

the 

presence 

of 

hazardous 

wastes, 

toxic 

substances, 

adverse 

environmental 

conditions, 

etc) 

observed 

during 

the 

inspection 

of 

the 

subject 

property 

or 

thal 

| 

became 

aware 

of 

during 

the 

research 

involved 

in 

performing 

this 

appraisal. 

| 

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 

lhe 

subject 

property. 

15. 

1 

have 

not 

Knowingly 

withheld 

any 

significant 

information 

from 

this 

appraisal 

report 

and, 

to 

the 

best 

of 

my 

knowledge, 

al 

statements 

and 

information 

in 

this 

appraisal 

report 

are 

lue 

and 

comect. 

16. 

t 

staled 

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. 

have 

no 

present 

or 

prospective 

interest 

in 

the 

property 

that 

is 

the 

subject 

of 

this 

report, 

and 

| 

have 

no 

present 

ar 

prospective 

personal 

interest 

or 

bias 

wilh 

respect 

to 

the 

participants 

in 

the 

transaction. 

| 

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 

Stas, 

handicap, 

familial 

status, 

or 

national 

origin 

of 

either 

the 

prospective 

owners 

or 

occupanls 

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 

prohibiled 

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, 

wiften 

or 

otherwise, 

that 

| 

would 

repo 

{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

Uniform Residential Appraisal Report 

wie Sas 

21. 

The 

lendericlent 

may 

disclose 

or 

distribute 

this 

appraisal 

report 

to: 

the 

borrower; 

another 

lender 

at 

the 

request 

of 

the 

borrower, 

the 

mortgagee 

or 

ils 

successors 

and 

assigns; 

mortgage 

insurers; 

govemment 

sponsored 

enterprises; 

other 

secondary 

market 

participants; 

dala 

collection 

or 

 reporing 

services; 

professional 

appraisal 

organizations; 

any 

department, 

agency, 

or 

instumentalty 

of 

the 

United 

States; 

and 

any 

stale, 

the 

Distict 

of 

Columbia, 

or 

other 

jurisdictions; 

without 

having 

to 

obtain 

the 

appraiser's 

or 

supervisory 

appraiser's 

(il 

applicable) 

consent. 

Such 

consent 

must 

be 

obtained 

before 

this 

appraisal 

report 

may 

be 

disclosed 

or 

distibuted 

to 

any 

other 

party 

(including, 

but 

not 

limited 

to, 

the 

public 

through 

advertising, 

public 

relations, 

news, 

sales, 

or 

other 

media). 

22. 

| 

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, 

| 

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, 

 govemment 

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 

signalure,’ 

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 

Tile 

18, 

United 

States 

Code, 

Section 

1001, 

et 

seq, 

or 

similar 

state 

laws. 

SUPERVISORY APPRAISER'S CERTIFICATION: 

The 

Supervisory 

Appraiser 

certifies 

and 

agrees 

that: 

1. 

| 

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. 

| 

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 

fim), 

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 

tme 

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 

pr 

SUPERVISORY APPRAISER (ONLY IF REQUIRED) 

Signature 

Signature 

. 

Name 

Heidi Funk 

BN 

Name 

Company Name 

Funk Appraisals 

Company Name 

Company Address 

10400 Leland Dr 

Company Address 

~ 

Greenville, MI 48838 

_ 

_ 

Telephone Number 

616-240-8293 

Telephone Number 

Email Address 

heidi@funkappraisals.com 

Email Address 

an 

B 

B 

Date of Signature and Report 

08/21/2025 

Date of Signature 

Effective Date of Appral 

State Certification # 

ji 

State Certification # 

or State License # 

} 

or State License # 

} 

State 

or Otier (describe) 

State # 

Expiration Date of Certification or License 

State 

MI 

Expiration Date of Certification or License 

~~ 

07/31/2027 

SUBJECT PROPERTY 

[7] Did not inspect subject property

Suppiemental Addendum 

Fal 2508158682 

Borrower 

LORI DUPUIS 

Preputy Address 

1756 W Parks Rd 

oy 

Saint Johns 

Carty 

CLINTON 

= 

MI 

48879 

LenderjClent 

CONSUMERS CREDIT UNION 

ADDITIONAL COMMENTS ADDENDUM 

SUBJECT SECTION 

NO ADDITIONAL COMMENTS 

CONTRACT SECTION 

NO ADDITIONAL COMMENTS 

NEIGHBORHOOD SECTION 

NO ADDITIONAL COMMENTS 

SITE SECTION 

NO ADDITIONAL COMMENTS 

IMPROVEMENTS SECTION 

UTILITIES WERE ON AND FUNCTIONING AT THE TIME OF APPRAISAL. 

THE ENCLOSED SKETCH IS APPROXIMATE AND (S FOR ILLUSTRATIVE PURPOSES ONLY. THIS HOME WAS 

MEASURED ACCORDING TO THE SQUARE FOOTAGE METHOD FOR CALCULATING: ANSI® 2765-2021. THE 

GLA CALCULATED IS BASED ON THE ANSI® MEASUREMENT STANDARD {LISTED AS FINISHED AREA OR 

SQUARE FOOTAGE} AND DERIVED FROM ONSITE MEASUREMENTS. ONSITE MEASUREMENTS ARE MOST 

ALWAYS MORE ACCURATE THAN PUBLIC RECORDS, WHICH ARE GENERALLY NOT MEASURED TO THE SAME 

STANDARD. 

SALES COMPARISON APPROACH SECTION 

COMPARABLE COMMENTS 

.. Comparables 

1 & 2 - ALTHOUGH LESS RECENT SALES, COMPS ONE AND TWO WERE INCLUDED DUE TO 

PROXIMITY AND STYLE. 

REGARDING SELLER PAID CONCESSION ADJUSTMENTS: TO DETERMINE IF ADJUSTMENT IS NECESSARY 

FOR SELLER PAID CONCESSIONS, APPRAISER REVIEWED SOLD VS LIST PRICE OF SUBJECT PROPERTY 

AND ADJUSTED FOR ANY INCREASE IN PRICE. 

AGE ADJUSTMENTS ARE NOT USED AS ANY DIFFERENCE IN EFFECTIVE AGE (S REFLECTED IN A CONDITION 

ADJUSTMENT. 

BEDROOM ADJUSTMENTS ARE NOT USED AS ANY DIFFERENCE tS REFLECTED IN THE SQUARE FOOTAGE 

ADJUSTMENT. 

ADJUSTMENTS ARE DERIVED PRIMARILY FROM SENSITIVITY ANALYSIS, THIS ANALYSIS IS FROM BOTH THE 

COMPARABLES USED IN THIS REPORT AND SALE COMPARISON DATA FROM OTHER REPORTS IN THIS 

MARKET COMPLETED BY THIS APPRAISER. 

SUBJECT/COMPARABLE SALES HISTORY 

NO ADDITIONAL COMMENTS 

SUMMARY OF SALES COMPARISON 

NO ADDITIONAL COMMENTS 

COST APPROACH 

NO ADDITIONAL COMMENTS 

MARKET CONDITIONS "1004MC" 

NO ADDITIONAL COMMENTS

Market Conditions Addendum to the Appraisal Report 

ae a2 

The furpose of BS 2106r0um £5 10 F002 Tie Ger Grant wih 2 C23 20 2000121 

anGesstandng of 1 MEE ends 1d CONDORS PIEvEEL in fe Subpct 

rEgrberhood. This is 3 required afdzndum for 32 appeais reports 

wah an fective date on or afer Apa 1. 2000 

1756 W Parks Rd. 

LORI DUPUIS 

Instructions: The appraiser 

Must use 2 informazcn reqsted on 13s form 35 te bss foc is hes conchusions. apd must provide support for those ceacusions. regard 

ising rnd 0 0veral mart conn as pated in 3 NEghboriond Sectan of tr appeal report fen, The apgesise( must #4 in al the idcrmaton 1 the 

i 

avaatie and 165263 and must provide 

v3 

5 a5 PECAed bow. 

any fequred data i unavadadis 

or Is consdecsd urate, he appraiser must provide an 

expianaton. 11s recognized tat nol 21 3a sources 

wi ba ae (0 Froid data for Wi shased areas bend 

14s avalsdfe bones, 4 Augediser must tie fe 02a 

inthe 

anata. 

at scurces provid i feud iloiston 35 on ava stead of the mechan. the appraiser Shou regod the Svaiabs 

ius od 

i 

aistage. Ses 30D istrgs must ba propaebs Tt compets 

wih 

ths SUDECt prety, Cena by ming 12 Cote het word bs usd by 2 prose 

subpct 

property. The apgeaiser must pia any annus 1 1s data, 

uch 35 Seasons] Markets, oo CONSTUCEDN, forecisuses o4 

Rar) ARYS 

Prt 7-12 Marit 

Pr 

1-6 

Wars 

Tonent 

= 3 Rohs 

Greil Tend 

Toho 

# of Compares Sas (Sexd) 

73 

18 

5 

[7] roesng 

[D4] Se 

[1 Bering 

Absumtan Rite (Total SazsMonts) 

3.67 

6.00 

1.67 

[| increasing 

Sut 

[| Decining 

Tot # of Compa abi Actie 

Listngs 

7 

5 

3 

CG Decod 

2 

re) 

Worvhs of Hous Suppty (Toi Listrgs/Ab Fore) 

191 

Das 

1.80 

BEDD 

Site 

ees 

Ran 

S 23 

116 ACh, DOW, SIRT 

Prev 7-12 Hendhs 

Prior 4-6 Mors 

Coren ~ 3 Meths 

Overt Trend 

Nada Corpatte S32 Price 

$377,200 

$336.210 

$365,000 

rettssy 

ES) 

[7] Deciang 

Tn Comparable $325 Days ta anal 

22 

6 

6 

Dectrng 

| DK S02 

Vedan Compatie Lit Pre 

3350.000 

$340.000 

$334,900 

re) 

Vedi Comparabiz Listings Days on Mural 

42 

95. 

9 

[| Dictnng 

Ste 

dan S32 Price 33 5 of el Pree 

99.7% 

100.0% 

97.7% 

[J reesny 

|G Sib 

["] Desiring 

Sear iGz 

dopa, balder lc pA Tang) assis 

prevent? 

3 Ves 

B 

Decing 

[| Sete 

ED 

Ez 1 dela 

i 

STE COnCEssions bends or Te past 12 MOTT (6.9. S292 CccrRutons inaeased Hom 3% 10 5% ress ust of buydoans, Cas Goss, condo 

fess. opis. ec). 

THE MICHIGAN REGIONAL INFORMATION CENTER MLS INDICATED 12 OF 45 (26.7%) OF THE CLOSED SALES IN 

THE MARKET AREA BETWEEN 08/15/2024 AND 08/15/2025 CONTAINED SELLER CONCESSIONS. CONCESSIONS RANGED 

4 BETWEEN $350 AND $17,721, AND THE MEDIAN CONCESSION WAS $6,557. FOR 7-12 MONTHS PRIOR, 

10 OF 22 TRANSACTIONS 

}4 (45.5%) HAD CONCESSIONS. FOR 4-6 MONTHS PRIOR, 2 OF 18 TRANSACTIONS (11.1%) HAD CONCESSIONS. FOR THE 3 MONTHS 

PRICR TO THE EFFECTIVE DATE, NO TRANSACTIONS HAD CONCESSIONS REPORTED. 

Hex Toredosine ses (EQ $315 3 Bakr in ths mart? 

[1 Ves 

DCM 

yes, ewan (nciodg the bens m fstegs 2nd 536s Of oreclosed operas] 

FORECLOSURE SALES ARE NOT HAVING AN EFFECT ON HOMES IN THIS MARKET. 

© 

Saint Johns 

Ste My 

1p Lot 48879 

CJC 

T RESEARCH & ANALYSIS 

Ci dala sources Te 2boie aformazion. 

THE MARKET CONDITIONS ADDENDA WAS COMPLETED WITH DATA FROM MICHIGAN REGIONAL 

INFORMATION CENTER MLS WITH AN EFFECTIVE DATE OF 08/15/2025, 

Sirmariza 2 2bove infoematon 33 Suppor for yout ConCusans i Fie Neghborhiaod S2cEGn of te appraisal regart form. 1701 Used a6y 330%ena) camaton. such 35 

a0 anys Of p2SiY $38 200 Br Exped and weiidrann stings. 1 formas SOUT CONCIUSTS. BOYCE DOth a EXpIENALTN 26d SUPOOHEIOT YO CONCAUSS. 

ALTHOUGH CURRENT AVAILABLE MARKET DATA INDICATES A STABLE MARKET THE READER IS CAUTIONED THAT OTHER 

AVAILABLE INDICATORS SUGGEST A DECLINE IN VALUES; ANY LENDING DECISION SHOULD CONSIDER THE POSSIBILITY OF 

IMPENDING DECLINE. 

Whe subject 1s 2 Unt In a condom 

7 2Goparats prove, Fools 

To ToTomtng 

Project fra: 

Subject Prozel Data 

Prior 7-12 Waris 

Prior 4-6 Morths 

Cumerit - 3 Months 

Buzz! Trend. 

Tota # of Comparabis Saies (Seed) 

Increasing 

[] 

Stabe 

{| 

Decning 

Foon Fo (163 S75 Mohs 

[J vuesrg 

|] Se 

|] oes 

Toi 7 of Active Corpaatiz Lists 

BET 

TEE 

Tereany 

Hons of Unt Supply {Total Listrgs! 

Decinny. 

Sie: 

nlxeasing. 

Are fore 

B $223 {REQ 5725) 31; 

OJ No 

yes. mdezts the curbs of REQ tstings and prplan 

th fends in isings 20d $35 of 

foreclused proper 

CONDO/CO-OP PROJECTS

Borrower 

LOR! DUPUIS 

Fiz. 2508158662 

Progatty Antes 

1756 W Parks Rd 

hil 

Saint Johns 

Cooly 

CLINTON 

Sate 

MI 

lot: 

48879 

Lender/Client 

CONSUMERS CREDIT UNION 

APPRAISAL AND REPORT IDENTIFICATION 

This Report Is ane of the following types: 

XK Appraisal Report 

{A 

wrtien 

report 

prepased 

under 

Standards 

Rule 

9.g(z) 

. 

Pursuant 

to 

the 

Scope 

of 

Work, 

as 

disclosed 

elsewhere 

in 

this 

report) 

, Restricted 

(A 

wien 

report 

prepared 

under 

Standards 

Rue 

gpqy) 

. 

pusuant 

lo 

the 

Scope 

of Work 

as 

dsciosed 

eiseahere 

in Ws 

report, 

= Appraisal Report 

festicted 

(0 

the 

stated 

intended 

use 

by 

the 

specified 

cleat 

or 

intended 

user) 

Comments on Standards Rule 2-3 

| certify that, fo the best of my knowledge and belief: 

- The statements of fact contained in this report are true and correct. 

- The reported analyses, opinions, and conclusians are kmiled only by the reporled assumptions and limiting conditions and are my personal, impartial, and unbiased professional 

analyses, opinions, and conclusions. 

- Unless olhervdse indicated, 

| have no present of prospective interest in the property that is the subject of this report and no personal interest with respect to the parties involved. 

- Unless otherwise indicated, 

{ have performed no 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. 

- 

1 have no bias with respect to the property that Is the subject of this repo or the parties involved with this assignment, 

- My engagement in this assignment was not contingent upon develaging or reporting predetermined results. 

- My compensation for completing this assignment is acl contingent upon the development or reporting of a predetermined value or direction in value that favors the cause of the 

cient, the amount of the value opine, the atlainment of a stipulated result, or the cccusence of a subsequent event directly related to the intended use of \his appraisal. 

~ My analyses, opinions, and conclusions were developed, and this report has been prepared, in conformity vith the Uniform Standards of Professional Appraisal Practice that 

were in effect at the time this report was prepared. 

- Unless otherwise indicated, 

| have made a personal inspection of the property that is the subject of this report. 

- Unless othenwise indicated, no one provided significant real property appraisal assistance to the person(s) signing Us cerlification (if there are exceptions, the name of each 

individual providing significant real property appraisal assistance is stated elsewhere in this report). 

Reasonable Exposure Time 

{USPAP defines Exposure Tine 

as tie sstimated ‘englh 

of time that the property interest being 

appraised wou'd have been offered on the markel prior to the fiypethet'cal consummation of a sale at market vatue on the effective date of the appraisal) 

My Opinion of Reasonable Exposure Time for the subject property at the market vaiue slated in this report is: 

0-30 DAYS 

Comments on Appraisal and Report Identification 

Note any USPAP-related issues requiring disclosure and any state mandated requirements: 

| HAVE NOT PERFORMED A PRIOR SERVICE ON THE SUBJECT PROPERTY WITHIN THE 3 YEAR PERIOD IMMEDIATELY 

PRECEDING ACCEPTANCE OF THIS APPRAISAL ASSIGNMENT 

APPRAISERS ARE REQUIRED TO BE LICENSED AND REGULATED BY THE MICHIGAN DEPARTMENT OF LICENSING AND 

REGULATORY AFFAIRS, P.O. BOX 30018, LANSING, MICHIGAN, 48909

250604632 

fiztio. 

2608158682 

UNIFORM APPRAISAL DATASET (UAD) DEFINITIONS ADDENDUM 

(Source: Fannie Mag UAD Appendix D: UAD Fie'd-Specific Standardization Requirements) 

Congition Ratings and Definions 

ct 

The improvements have been recently Constructed and have not been previously occupied. The entire structure and all compenents are new 

and the dwelling features no physical depreciation 

Hote: Newly constructed improvements that feature recycted of previously used materials and/or components can be considered new dwellings 

provided that the dwelling is placed on 3 100 percent new foundation and the recycled matedials and Ing recycled components rave been 

sehabiitated/remanufactured into tke-new conditon. Improvements that have not been previously occupied are not considered “new” if ey 

have any significant physical depreciation {that is, newly constructed dereitngs that have been vacant for 20 extended period of ime without 

adequate maintenance or upkeep) 

c2 

The impravements feature no deferred maintenance, ils or na physical depreciation, 2nd require no repairs. Virtually ait building companents 

are news or have been recently repaired, refinished, or renabiftated. All outdated components and finishes have been updated and/or replaced 

vith components that meet current standards. Dwellings in this category are either almost new or have bee recently completely renovated and 

are similar in condition to new conslruction. 

Hote: The improvements represent a relatively new property thats welt maintained with no deferred maintenance and tie of no physical 

depreciation, or an older property that bas been recently completely renovated, 

c3 

The improvements are well maintained and fealure limited physical depreciation due to normal viear and tear. Some companents, but not every 

major building component, may bie updated of recently rehabilitated. The structure has been well maintained. 

Hote: The improvements in its first-cycle of replacing short-fived buiding components (appliances. floar coverings, HVAC. etc.) and 1s 

being well maintained. 

Hts estimated effective age is less than its actual age. 

it also may reflect a property in which the majority of 

short-ived building components have been replaced but not ta the tevel of a complete renovation. 

c4 

The improvements feature some minor deferred maintenance and physical deterioration due to normal wear and tear. The dweling has been 

adequately maintained and requires only minimal segairs to building components/mechanical systems and Cosmet: repairs. All major buiding 

‘components have been adequately maintained and are functionally adequate. 

Note: The estimated effective age may be close ta or equal tits actual age. reflects a property in which Some of the short-fived building 

components have been replaced, and some short-lived building components are at of near the end of their physical fe expectancy; however, 

they stil function adequately. Most minor sepairs have been addressed on an 6ngoing basis resulting in an adequately maintained property. 

cs 

The improvements fealufe obvious deferred maintenance and are in need of some significant repairs. Some building components need repairs, 

rehabilitation, oc updating. The functional utiity and overalt livability is somewhat diminished due to condition, but the dwelling remains 

useable and functionat as a residence. 

Note: Some signicant (epairs are needed to the improvements due to the lack of adequate maintenance. 

it refiects a praperty in which many 

of its short-tived buiding components are at the end of or have excesded their physicat ie expectancy but cemain functional. 

<6 

The improvements have substantial damage or deferred maintenance with deficiencies or defects that are severe enough to affect the safety, 

soundness, or structural integrity of the improvements. The improvements are in need of substantial repairs and rehabiiation, including many 

of most major components 

Note: Substantial repairs are needed to the improvements due 10 the tack of adequate maintenance or property damage. 

it reflects a property 

with conditions severe enough to atfect the safety, soundness, of structural integrity of the improvements 

Quality Ratings and Definitions

UNIFORM APPRAISAL DATASET (UAD) DEFINITIONS ADDENDUM 

(Source: Fannie Mae UAD Appendix D: UAD Field-Specific Standardization Requirements) 

Quality Ratings and Definitions (continued) 

3 

‘Dwellings sith this quality rating are residences of higher quafiy but trom individual of readily available designer plans in above-standard 

residential tract developments or on an individual property owner's site. The design inciudes significant exterior ormamentation and interiors 

that ase well finished. The workmanship exceeds acceptable standards and many materials and finishes throughout the dieting have been 

upgraded from “stock” standards. 

a4 

Dwellings with this quality rating meet of exceed the requirements of applicable building codes. Standard of modified standard building plans 

are utifized and the design includes adequate fenestration and some extarior omamentation and intenor refinements. Materials, workmanship, 

finish, and equipment are of stock or builder grade and may feature same upgrades. 

05 

Dyeeltags with this quality rating feature economy of construction and basic functionality as main cansiderations. Such dwellings feature a 

plain design using readily available or basic floor plans featuring minimal fenestration and basic finishes with minima exterior amamentation 

and limited interior detail. These dwellings meet minimum building codes and are conslructed with inexpensive, stock materials 

with finite refinements and upgrades, 

a6 

Dwellings with this quahty rating are of basic quality and lower cost: some may not be suitable for year-round occupancy. Such deielings 

are often built with simple plans or without plans, offen utlizing the lowest quality building materials. Such dwellings are often buiit or 

‘expanded by persons who are professionally vaskiled of possess only minimal construction skills. Electrical, plumbing, and other mechanical 

systems and equipment may be minima or non-existent. Oider dwellings may feature one or more substandard or non-conforming additions 

tothe original shicture 

Definitions of Not Updated, Updated, and Remodeled 

Not Updated 

Liltie or 70 updating or modemization. This description includes, but is not timited to, new homes. 

Residential properties of fifteen years of age or tess often refiect an original condition with no updating, if ne major 

components have been reptaced of updated. Those over fifteen years of age are also considered nol updated if the 

appliances, fidures, and finishes are predominantly daled. An area thal is ‘Not Updated may stil be well maintained 

and fully functional, and this rating does not necessarily imply deferred maintenance or physicatiunctional deterioration. 

Updated 

The area of Ihe horre has been modified to meet current market expectations. These modifications 

are limited in terms of both scope and cost. 

An updated area of the home shoutd have an improved 100k and feel, or functional usiity. Changes that constitute 

updates include refurbishment andor replacing components to mest existing market expectations. Updates da not 

include significant alterations to the existing structure. 

Remodeled 

Sigrificant finish and/or structural changes have been made that increase utisty and appeal through 

compete replacement and/or expansion. 

Aremodeled area reflects fundamental changes that include multiple alterations. These alterations may include 

some or all of the following: ceplacement of a major component (cabinet{sy, bathtub, or baihroom tle), relocation 

of plumbingsgas fixtures/appliances, signdicant structural alterations (relocating walls, and/or the addition of} 

square footage). This would include a complete guiting 3nd rebuild 

Explanation of Bathroom Count 

Three-quarter baths are counted as a full bath in all cases. 

Quarter baths (baths that feature only a toilet) are not

UNIFORM APPRAISAL DATASET (UAD) DEFINITIONS ADDENDUM 

(Source: Fannis Mae UAD Appendix D: UAD Field-Specitic Standardization Requirements) 

Abbreviations Used in Data Standardization Text 

Abbreviation: 

B 

FuilName. 

TIERS Where This Abbrevialion May Appear 

A 

Adverse 

Locabon & View 

ac 

Acres 

Area, Site 

AdiPric 

Adjacent to Park 

Location 

AgiPwr 

‘Adjacent to Power Lines 

Location 

Arm 

Aims Length Sale 

Sale of Financing Concessions 

AT 

‘Attached Structure 

Design (Style) 

B 

Beneficial 

Tacatian & View 

a 

Bathroom(s) 

Basement & Finished Rooms Below Grade 

or 

Bedroom 

Basement & Finished Rooms Belov Grads 

BsyRd 

Busy Road 

Location 

© 

Coniracted Date 

Dale of Sale/Time 

Cash 

Cash 

Sale or Financing Concessions 

Comm 

Commercial influence 

Location 

Conv 

Conventonal 

Sale of Financing Concessions 

0 

Carport 

Carage/Carport 

Crt0rd 

Count Ordered Sale 

Sale of Financing Concessions 

CiySky 

City View Skyline View 

View 

Cys 

Cily Street View 

View 

w 

Covered 

Barage/Carporl 

[I 

Days On Market 

Data Sources 

DT 

Detached Structure 

Design (Style) 

[3 

Driveway 

Garage/Carporl 

€ 

Expiration Dale 

Date of Sale/Time 

Estate 

Estate Sale. 

Sale or Financing Concessions 

FHA 

Federai Housing Authory 

Sale or Financing CORCEssions 

[ 

Garage 

Garaga/Carport 

[3 

‘Attached Garage 

Garage/Garport 

[= 

Built-in Garage 

Garage/Carport 

9d 

Detached Garage 

Garage/Catport 

GifGse 

Golf Course 

Location 

Gitvw 

Golf Course View 

View 

GR 

Garden 

Design (Style) 

HR 

High Rise 

Design (Sty'e) 

in 

Interior Only Stairs 

Basement & Finished Rooms Below Grade 

ind 

Tndusiial 

Tocatian & View 

Using 

Lisfing 

Sale of Financing Concessions 

[XX] 

Lanafil 

Location 

LidSght 

Limited Sight 

View 

MR 

Hid-tise 

Design (Style) 

Hin 

Mountain View 

View 

N 

Neutral 

Location & View 

NonAm 

Ton-Arms Length Sate 

Sale of Financing Concessions 

0 

Oiher 

Basement & Finished Rooms Below Grade 

5 

Other 

Design (Style) 

op 

Open 

Garage; Carport 

Pri 

Park View 

View 

Pst 

Pastoral View 

View 

Pain 

Powerlines 

View 

PubTin 

Fublic Transporation 

Location 

Relo 

Relocation Sale 

Sale or Finaccing Concessions 

REG 

REQ Sale 

ai or Financing Concessions 

Res 

Residential 

Location & View 

AH 

USDA - Rural Housing 

Sale of Financing Concessions 

i 

Recreational (Rec) Room 

Basement & Finished Rooms Below Grade 

RT 

Row of Townhouse 

Design (style) 

s 

Setliement Date 

Date of Sale/Time 

SD 

Semi-detached Structure 

Design (Style) 

Short 

Short Sate 

Sale or Financing Concessions 

El 

Square Feet 

‘Ate, Site, Basement 

Sam 

Square Heters 

Rea, Site 

Unk 

Unknown 

Date of Sale/Time.

Photograph Addendum 

Borrower 

LORI DUPUIS 

N 

= 

— 

Se 

————| 

Popsty Ades 

1756 W Parks Rd 

— 

= 

H 

oy 

Saint Johns 

Coty 

CLINTON 

Str 

MI 

Zt: 

48879 

Lender/Client 

CONSUMERS CREDIT UNION 

FRONT LEFT 

FRONT RIGHT 

REAR LEFT 

REAR RIGHT

Photograph Addendum 

Borrower 

LORI DUPUIS 

Property Ades 

1756 W Parks Rd 

@ 

Saint Johns 

Coty 

CLINTON 

St 

MI 

ZoCod: 

48879 

Lender/Client 

CONSUMERS CREDIT UNION 

KITCHEN 

LIVING ROOM 

BATHROOM 

BATHROOM

Photograph Addendum 

Borrower 

LORI DUPUIS 

Propsty Addess 

1756 W Parks Rd 

[Cy 

Saint Johns 

CLINTON 

sue 

MI 

plots 

48879 

LenderClent 

CONSUMERS CREDIT UNION 

BEDROOM 

BEDROOM 

BASEMENT 

FURNACE & WATER HEATER

Photograph Addendum 

Borrower 

LORI DUPUIS 

Progey Atiess 

1756 W Parks Rd 

oy 

Saint Johns 

Coy 

CLINTON 

st 

MI 

Zple% 

48879 

Lender/Clent 

CONSUMERS CREDIT UNION 

SMOKE DETECTOR 

SMOKE DETECTOR 

CARBON MONOXIDE DETECTOR

Comparable Photo Page 

Borroveer 

LORI DUPUIS 

Propety Adis 

1756 W Parks Rd 

_ 

i) 

Saint Johns 

Cosy 

CLINTON 

set: 

Ml 

plod: 

48879 

Lender/Client 

CONSUMERS CREDIT UNION 

Comparable 

1 

1265 E Parks Rd 

Prox. to Subject 

1.08 miles E 

Sales Price 

376,500 

Gross Living Area 

2,022 

Total Rooms 

6 

Total Bedrooms 

4 

Total Bathrooms 

1.1 

Location 

N;Res; 

View 

N;Pstrl; 

Site 

1.70 ac 

Quality 

Q4 

Age 

50 

Comparable 

2 

4494 E Townsend Rd 

Prox. to Subject 

4.29 miles E 

Sales Price 

389,000 

Gross Living Area 

1,920 

Total Rooms 

3 

Total Bedrooms 

3 

Total Bathrooms ~~ 2.1 

Location 

NiRes; 

View 

N;Woods;Pstri 

Site 

3.21 ac 

Quality 

Q4 

Age 

53 

Comparable 

3 

1430 Wildcat Rd 

Prox. to Subject 

1.89 miles NE 

Sales Price 

392,850 

Gross Living Area 

2,139 

Total Rooms 

7 

Total Bedrooms 

4 

Total Bathrooms ~~ 2.1 

Location 

N:Res; 

View 

N:Pstrl;

Comparable Photo Page 

Borrower 

LORIDUPUIS 

Property Ades 

1756 W Parks Rd 

oy 

Saint Johns 

Coty CLINTON 

see 

MI 

plod: 

48879 

Lender/Clent 

CONSUMERS CREDIT UNION 

Comparable 4 

1225 Lavalle Ct 

Prox. to Subject 

1.10 miles NE 

Sales Price 

355,000 

Gross Living Area 

1,672 

Total Rooms 

6 

Total Bedrooms 

2 

Total Bathrooms 

1.1 

Location 

N;Res; 

Vigw 

N;Res; 

Site 

16074 sf 

Quality 

Q4 

Age 

34 

Comparable 

5 

812 W Park St 

Prox. to Subject 

1.86 miles NW 

Sales Price 

419,900 

Gross Living Area 

1,712 

Total Rooms 

6 

Total Bedrooms 

3 

Total Bathrooms ~~ 2.0 

Location 

NiRes; 

View 

N;Woods;Res 

Site 

22651 sf 

Quality 

Q4 

Age 

75 

Comparable 

6 

Prox. 

to Subject 

Sales Price 

Gross Living Area 

Total Rooms 

Total Bedrooms 

Total Bathrooms 

Location 

View

Building Sketch 

Borrower 

LORI DUPUIS 

_ 

Popety Mdiess 

1756 W Parks Rd 

_ 

<4 

Saint Johns 

Certy 

CLINTON 

se 

mil 

plu: 

48879 

Lender/Client 

CONSUMERS CREDIT UNION 

35 

3 

Pate Barn 

2 

[1200 Sq 1) 

Fexe 

30° 

N 

Basement 

° 

® 

{1901.43 Sa 

a4 

36.7" 

Fox 

27 

weeesears 

J] 

Bath 

Bedroom 

29.7 

Bedroom 

Living 

4 

12 

san 

S| 

N 

Hd 

First Floor 

3 

2carAmacned 

 § 

= 

[1901.43 Sq ft] 

(610.09 5a ft} 

Family 

8.4" 

24.7 

Kitchen 

ining 

38.7 

1073 Seton ty a'a mk 

Area Calculations Summary 

Uiving'Area 

Calculation Details 

First Floor 

1501.43 5q ft 

05x 471%x0= 

324x471 

= 152604 

05x324x0 = 

0 

05x324x0 = 

0 

9.7 x 38.7 

= 

375.39 

Total Living Area (Rounded): 

1901 Sg ft 

190.19 Sg 

ft 

77 x 247 

= 

190.1%

Analytics Addendum 

Borrower 

LORI DUPUIS 

Progey Addiess 

1756 W Parks Rd 

oy 

Saint Johns 

Coty 

CLINTON 

see 

mit 

IpCote 

48879 

Lender/Client 

CONSUMERS CREDIT UNION 

Sales Price Trend 

$600,000 

$500,000 

| 

$400,000 

$300,000 

. 

’ 

2 

Sale Price ($) 

$200,000 

$100,000 

[| Comparable 

| 

| Compeling 

This analysis of prices in the subject market from 08-27-2024 to 08-08-2025 yields a price range of $226,069 to $432,184 for properties in 

the subject market as of 08-15-2025. 

Sales Price vs Sales Date 

$500,000 

3 

@ $400,000 

Q 2 

2 

Q. 

$300,000 

2 

& $200,000 

2 

1 

$0, 

Js 

50 

Va 

oP 

9° 

3° 

OL 

or° 

2° 

QL 

a 

a 

TCA 

oi 

ne 

i 

A 

of 

of 

oo? 

oo rT 

af 

WT 

TT 

es 

oT 

ov 

Sales Date 

I Avg Sale Price | Comps Jl Market Count 

This chart shows the avg sale price for competing properties grouped by week from 08-24-2024 through 08-15-2025 with a secondary axis 

demonstrating the number of properties per group. 

Market Analytics 

$500,000 

$400,000 

$300,000 

$200,000 

le Price 

EON ® 

nog Apadoig 

Apadold

Location Map 

Borrovier 

LORI DUPUIS 

Propsfy A¢%ess 

1756 WW Parks Rd 

cy 

Saint Johns 

Corly 

CLINTON 

ss 

wm) 

to: 

48879 

Lender/Client 

CONSUMERS CREDIT UNION 

W French Rd 

E French Rd 

L French Rd. 

Cirench Rd 

a la mode, 

in 

sc 

: 

Toe ma co cate terest 

Matz Park 

»\ 

[3 

W Colony Rd 

EColony Rd 

— 

= 

z 

z 

Cc 

2 

z 

El 

3 

, 

& 

8 

z 

| 

z 

z 

3 

fe] 

3 

& 

3 

EB 

2 

2 

= 

FH 

COMPARABLE No. 5 

i 

g 

% 

5 

SN Jae 

conparaBLE No.3 

11, 

3 

) 

A 

je 

8 

— 

ns 

1430 Wildcat Rd 

yj 

@ 

a 

1.89 miles NE 

/ 

@ 

@ 

- 

St Johns City Par) 

4 

F 

7 

e 

3 

jer) 

z 

2 

127 

Ed 

2 

1225 Lavalle Ct 

1.10 miles NE 

SUBJECT 

1756 W Parks Rd 

COMPARABLE No. 4 

W Parks Rd 

WTaft Rd 127) € Taft Rd 

COMPARABLE No. 

1 

1265 E Parks Rd 

1,08 miles E 

E 

Tal Ad 

COMPARABLE No. 2 

4494 E Townsend Rd 

4.29 miles & 

E Talt Rd 

PY JAPURLD §

Aerial Map 

Borrower 

LORI DUPUIS 

Prope 

ddtiss 

1756 W Parks Rd 

oy 

Saint Johns 

Cosly 

GLINTON 

EE 

ptt 

48879 

Lender/Client 

CONSUMERS CREDIT UNION 

a la mode, 

inc. 

{7 

iWiTownsend'Rd™ 

LI) 

Js Busey 

Pies Kano) 

SUBJECT 

h {1756 Wrarks rd 

Ji 

\ 

W Parks'Rd LL 

: 

! 

R= 

W Parks 

Rd" 

SE —— Ww 

El 

I 

3 

- PY UES JUNO 

~= 

i

Plat Map 

Borrower 

LORI DUPUIS 

Propedy Actes 

1756 W Parks Rd 

oy 

Saint Johns 

Cost 

CLINTON 

Ss 

MI 

lo 

48879 

Lender/Client 

CONSUMERS CREDIT UNION

DEPARTMENT 

OF LICENSING AND REGULATORY AFFAIRS 

BUREAU OF PROFESSIONAL LICENSING 

P.O. BOX 30870 

LANSING, Mi 48909 

HEIPI LYNNE FUNK 

10400 LELAND 

DRIVE 

GREENVILLE+ 

MI 48838 

GRETCHER ¥RITRER 

OVERNEK 

License 

STATE OF MICHIGAN 

~ SEPARTREMT OF LICENSING AND REGULATERY AFFAIRS 

BUREAU 

OF PROFESSIONAL LICENSING 

CERTIFIED RESIDENTIAL REAL ESTATE APPRAISER 

LICENSE 

HEIPI 

LYNNE FUNK 

EXPIRATION BATI 

07/33/2082 

COMPLAINT INFORMATION: 

THE ISSUANCE OF THIS LICENSE SHOULD NOT BE CONSTRUED 

AS AWAIVER, DISMISSAL OR ACQUIESCENCE TO ANY 

COMPLAINTS OR VIOLATIONS PENDING AGAINST THE LICENSEE, 

IT8 AGENTS OR ENPLOVEES. 

FUTURE CONTACTS: 

YOU SHOULD DIRECT INQUIRIES REGARDING THIS LICENSE OR 

ADDRESS CHANGES YO THE DEPARTMENT OF LICENSING AND 

REGULATORY AFFAIRS BY EMAILING BPLHELP@MICHIGAN.GOV 

OR CALL (517) 241-0189 

STATE :0F “HICHIGAN 

DEPARTMENT 

“OF LICENSING AND REGULATORY AFFAIRS 

BUREAU 

OF PROFESSIONAL LICENSING 

CERTIFIED RESIDENTIAL REAL ESTATE APPRAISER. LICENSE 

HEIDI LYNNE FUNK

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