2995 Quarton Rd_Appraisal.pdf
Amelia E Patt-Zamir Petitioner V Township Of Bloomfield Respondent · 26-000391-TT
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Lender: JPMorgan Chase Bank, N.A.
Date:
June 4, 2025
Loan Number:
1847810996
Property Address:
2995 QUARTON RD
BLOOMFIELD HILLS, MI 48301
Ari Shalom Zamir and Amelia Etta Patt-Zamir
650 Hanna St
Birmingham, MI 48009
Dear Ari Shalom Zamir and Amelia Etta Patt-Zamir,
We have enclosed the Chase accepted valuation report
* (includes appraisals) for the property above.
This accepted valuation report was prepared in connection with your home loan application to Chase. It contains
important information about the property that will be considered in making a final decision on your home loan application.
This valuation report can potentially be re-used in a subsequent Chase transaction (that is, if you decide to re-apply at a
later date) for up to one year from its effective date subject to loan type limitations. If the valuation report is 120 or more
days past its effective date (or 180 days if an FHA loan), Chase is required to obtain a valuation report update to secure a
reliable current value for your property. If you would like to re-use this valuation report, please notify your HLA/CCS as
soon as possible to avoid ordering a new valuation report.
Chase is committed to maintaining appraiser valuation provider ("valuation provider") independence and preventing
attempts to influence valuation providers in the preparation of valuation reports, as well as avoiding any discrimination
or bias in the valuation process. If you believe that any person has attempted to influence the valuation provider in the
preparation of the valuation report of your property, or have any concerns with the reliability or credibility of the valuation
report, please contact Chase mortgage support by calling 1-855-242-7346 Option "0" as soon as possible to report any
concerns of discrimination or bias or to discuss your options to contest the reliability of the valuation report.
Please note that additional guidance is provided below to explain Chase’s process for submitting concerns about the
reliability or credibility of a valuation report, as well as concerns about a valuation provider's conduct regarding bias or
discrimination.
Reliability or Credibility of Valuation Report Concerns:
If you have concerns about the reliability or credibility of this valuation report, you may submit one request for
a Reconsideration of Value(ROV). Here is some helpful guidance on the specific information Chase will need to
support an ROV request. If you submit an ROV request, but do not hear back from us within five (5) business days,
then please contact your Home Lending Advisor/Client Care Specialist or reach out to Chase mortgage support at
1-855-242-7346, Option "0."
If you have alternative sales for consideration, they should meet the following guidance:
All alternative sales (maximum of 5 alternate closed sales is suggested) should have sold prior to the effective date
of the valuation report. If you prefer to submit more than 5 alternate sales, please include commentary regarding
the reason for each additional sale. Alternative sales should be more relevant to the subject property than sales
used in the valuation report (i.e., alternative sales are more proximate, more similar in physical characteristics, and/
or more recent).
New construction: Alternative sales provided from a builder should include information to provide to the
valuation provider, including the property address for sale, sale price, sale date, living area (i.e., gross living area),
upgrades, settlement statement (if available), and the best builder contact information.
1847810996
Valuation Report Cover Letter
CL8217 6/2024 (replaces 1/24)
2025060425.2.0.6178-J20250424Y
Page 1 of 2
*MPX1847810996 1358 1935*Page 2
You may provide a sale that occurred after the effective date of the valuation report, but it can only be used to demonstrate a market change. Active listings or pending sales may be considered as additional information. If the ROV request is regarding inaccurate/missing property characteristics, the concerns can be supported with documentation such as property assessment data, property plans/specifications, other valuation reports completed on the subject property, etc. After you provide the supporting information, we will review and evaluate your ROV request based on the information provided. In doing so, Chase reviews the information within the valuation report, the additional information you provided, and other relevant market information. In certain instances, Chase will need your approval prior to ordering a subsequent valuation report. If ordering a subsequent valuation report is warranted, you will only be responsible for the cost of the original valuation report. Valuation report revisions or a subsequent valuation report do not guarantee a change in value. If revisions are made to this valuation report or a subsequent valuation report is ordered, the value may be higher or lower than this valuation report and Chase will be required to use the most credible value. If revisions are made to this valuation report or a subsequent valuation report is ordered, you will receive a copy of the revised or subsequent valuation report upon completion of our review and acceptance. Please note that ROV reviews may take several days in addition to the time needed to secure revisions to the accepted valuation report or to obtain a subsequent valuation report. If you have any concerns about the reliability or credibility of this valuation report, please communicate those concerns promptly to minimize potential impacts to the closing of your loan. Bias or Discrimination Concerns: Chase treats complaints concerning bias and discrimination seriously. When these complaints are associated with a valuation report, they are reviewed by our Valuation Provider Complaints team. This review includes an assessment of the credibility and reliability of the valuation report and may result in the need for a revision or replacement of this valuation report. When reporting your concerns, please be sure to provide as much detail as possible regarding your experience to assist us in our investigation. Any specific statements or actions by any parties should be provided along with details on what created the concern of bias or discrimination. In certain instances, Chase will need your approval prior to ordering a subsequent valuation report. Please note, you will only be responsible for the cost of the original valuation report. Valuation report revisions or a subsequent valuation report do not guarantee a change in value. If revisions are made to this valuation report or a subsequent valuation report is ordered, the value may be higher or lower than this valuation report and Chase will be required to use the most credible value. If revisions are made to this valuation report or a subsequent valuation report is ordered, you will receive a copy of the revised or subsequent valuation report upon completion of our review and acceptance. Please note that Chase’s review process may take several days in addition to the time needed to secure revisions to this valuation report or to obtain a subsequent valuation report. If you have any concerns of bias or discrimination, please communicate those concerns promptly, to minimize potential impacts to the closing of your loan. We appreciate you bringing any valuation report concerns you may have to our attention. If you have any further questions, please contact Chase mortgage support by calling 1-855-242-7346 Option "0." * Note that if your Chase loan was not closed or funded, the attached valuation report was delivered to you to comply with federal requirements; and Chase may need to complete additional due diligence to use the valuation report. 1847810996 Valuation Report Cover Letter CL8217 6/2024 (replaces 1/24) 2025060425.2.0.6178-J20250424Y Page 2 of 2 *MPX1847810996 1358 1935*
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C O N T R A C T N E I G H B O R H O O D S I T E I M P R O V E M E N T S S U B J E C T City State Zip Code Property Address County Legal Description Tax Year Assessor's Parcel # R.E. Taxes $ Special Assessments $ Census Tract Map Reference Leasehold Fee Simple Property Rights Appraised Owner Tenant Vacant Occupant Owner of Public Record Borrower HOA $ PUD Neighborhood Name Refinance Transaction Purchase Transaction Assignment Type Uniform Residential Appraisal Report File # per month per year Other (describe) Other (describe) Yes Is the subject property currently offered for sale or has it been offered for sale in the twelve months prior to the effective date of this appraisal? Report data source(s) used, offering price(s), and date(s). No did not analyze the contract for sale for the subject purchase transaction. Explain the results of the analysis of the contract for sale or why the analysis was not performed. Yes Is the property seller the owner of public record? No Date of Contract Contract Price $ Yes Is there any financial assistance (loan charges, sale concessions, gift or downpayment assistance, etc.) to be paid by any party on behalf of the borrower? If Yes, report the total dollar amount and describe the items to be paid. No One-Unit Housing PRICE AGE (yrs) $(000) Low High Pred. Note: Race and the racial composition of the neighborhood are not appraisal factors. Stable Property Values Increasing Declining Rural Urban Suburban Location Built-Up Demand/Supply Over Supply Under 25% In Balance Shortage 25-75% Over 75% Under 3 mths 3-6 mths Over 6 mths Marketing Time Stable Slow Rapid Growth Neighborhood Boundaries Neighborhood Description Area View Shape Dimensions Zoning Description Specific Zoning Classification No Zoning Zoning Compliance Legal Legal Nonconforming (Grandfathered Use) Illegal (describe) Yes Is the highest and best use of subject property as improved (or as proposed per plans and specifications) the present use? No If No, describe. Off-site Improvements-Type Public Other (describe) Private Public Other (describe) Utilities Water Street Electricity Alley Sanitary Sewer Gas Yes Are the utilities and off-site improvements typical for the market area? No If No, describe. Yes Are there any adverse site conditions or external factors (easements, encroachments, environmental conditions, land uses, etc.)? No If Yes, describe. Public Yes FEMA Special Flood Hazard Area No FEMA Flood Zone FEMA Map # FEMA Map Date One with Accessory Unit One Units # of Stories Det. Att. Type Existing Proposed Under Const. Design (Style) Year Built Effective Age (Yrs) S-Det./End Unit General Description Crawl Space Concrete Slab Partial Basement Full Basement Basement Area sq. ft. Basement Finish % Sump Pump Outside Entry/Exit Infestation Evidence of Settlement Dampness Foundation Foundation Walls Exterior Walls Roof Surface Gutters & Downspouts Window Type Storm Sash/Insulated Screens Floors Walls Trim/Finish Bath Floor Bath Wainscot Exterior Description materials/condition Interior materials/condition Attic Drop Stair Floor Finished None Stairs Scuttle Heated Heating FWA Other Cooling Individual Central Air Conditioning Fuel HWBB Radiant Amenities Fireplace(s) # Patio/Deck Pool WoodStove(s) # Fence Porch Other Garage Carport Att. # of Cars # of Cars Det Built-in Additional features (special energy efficient items, etc.) Describe the condition of the property (including needed repairs, deterioration, renovations, remodeling, etc.). Are there any physical deficiencies or adverse conditions that affect the livability, soundness, or structural integrity of the property? Does the property generally conform to the neighborhood (functional utility, style, condition, use, construction, etc.)? Yes No If No, describe Page 1 of 6 Fannie Mae Form 1004 March 2005 Other The purpose of this summary appraisal report is to provide the lender/client with an accurate, and adequately supported, opinion of the market value of the subject property. Address Lender/Client did I Data Source(s) One-Unit Housing Trends Neighborhood Characteristics Market Conditions (including support for the above conclusions) Driveway Surface Driveway # of Cars Car Storage None Finished area above grade contains: Rooms Bedrooms Bath(s) Square Feet of Gross Living Area Above Grade Appliances Refrigerator Range/Oven Dishwasher Disposal Microwave Washer/Dryer Other (describe) Yes No If Yes, describe Freddie Mac Form 70 March 2005 Present Land Use % One-Unit 2-4 Unit Multi-Family Commercial Other % % % % % AI Ready 1847810996 1847810996 1847810996 UAD Version 9/2011 2995 Quarton Rd Bloomfield Hills MI 48301-2204 Ari Zamir & Amelia Patt-Zamir Andrew M Hauser & Jane E Hauser Oakland See Addendum Legal Description 19-27-202-013 2024 35,555 Judson Bradway's Bloomfield Village No. 2 47664 1510.00 0 0 JP Morgan Chase 1111 Polaris Parkway , Columbus, OH 43240 DOM 72;The subject was listed on 3/07/2025 for $2,149,500 per Realcomp Multiple Listing Ticket # 20250015211. The subject then went pending on 05/18/2025. Arms length sale;The apprasier was supplied a purchase agreement for $1,750,000 dated 05/15/2025. 1,750,000 05/18/2025 Assessor Website $0;; 85 373 2 0 6,250 99 10 1,300 69 5 North of W Maple Rd; South of W Long Lake Rd; East of Franklin Rd; West of Woodward. The subject located in an area comprised of single family homes and some commercial supporting services. Due to the lack of relevant comparables it was necessary expand the subject's market search beyond the subject's immediate boundaries to other competing areas. The other land use is open space, vacant, lake and pond. Government and Conventional assisted financing is most common in this market area. There is also some cash sales activity. Marketing time for the most part is still under 90 days. 270.00 x 275.00 x 205.00 x 300.00 1.49 ac Irregular A;Traffic Street; R-2 One Family Residential District The subject is zoned R-2 One Family Residential Deistrict - The subject use under this zoning is legal and is being used at its highest and best use. (See addendum - Highest & Best U Asphalt Paved None X 26125C0517F 09/29/2006 There were no visible encroachments or evident at time of appraisal effective date based on an general observation only. External obsolescence noted as the subject site is located along Quarton Rd(a traffic street). Concrete/Avg 2 Vinyl/Brick/Avg 3,842 Comp Shingles/Avg 83 Aluminum/Avg Colonial Wood/Glass/Avg 1988 Wood/Glass/Avg 30 Wood/Mesh/Avg Wd/Tile/Crpt/Avg Drywall/Avg Wood/Avg Tile/Avg Tile/Avg 0 Gas 2 None 1 Asphalt Paved 4 0 10 4 4.2 5,753 No special energy efficient items noted. Appliances that are considered personal property and not builtin are not checked in the check boxes above. C3;No updates in the prior 15 years;The subjects lower effective age compared to actual age reflects overall condition. This report was performed to estimate the market value of this property but does not guarantee the home is free of defects. The report consisted of a general observation of the subject based on a walkthru at the effective date of the appraisal. The appraiser is not a home inspector and did not perform a home inspection of the subject, just a general observation. Concrete Chain Link Inground Deck
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S A L E S C O M P A R I S O N A P P R O A C H R E C O N C I L I A T I O N Analysis of prior sale or transfer history of the subject property and comparable sales Summary of Sales Comparison Approach Uniform Residential Appraisal Report to $ There are comparable properties currently offered for sale in the subject neighborhood ranging in price from $ to $ comparable sales in the subject neighborhood within the past twelve months ranging in sale price from $ There are DESCRIPTION sq.ft. Address Proximity to Subject Sale Price $ $ Sale Price/Gross Liv. Area sq.ft. DESCRIPTION VALUE ADJUSTMENTS DESCRIPTION Sale or Financing Concessions Date of Sale/Time Location Leasehold/Fee Simple Site Design (Style) Actual Age Condition Above Grade Total Bdrms. Baths Room Count Gross Living Area sq.ft. Basement & Finished Rooms Below Grade Energy Efficient Items Garage/Carport Net Adjustment (Total) Adjusted Sale Price of Comparables COMPARABLE SALE # 1 COMPARABLE SALE # 2 COMPARABLE SALE # 3 FEATURE SUBJECT Total Bdrms. Baths sq.ft. sq.ft. $ $ $ sq.ft. $ $ Total Bdrms. Baths sq.ft. $ $ Net Adj. Gross Adj. % % Net Adj. Gross Adj. % % + - + - DESCRIPTION Total Bdrms. Baths sq.ft. $ $ + (-) $ Adjustment + (-) $ Adjustment + (-) $ Adjustment $ $ + - Net Adj. Gross Adj. % $ Data Source(s) Verification Source(s) View Quality of Construction Functional Utility Heating/Cooling Indicated Value by: Sales Comparison Approach $ Cost Approach (if developed) $ Income Approach (if developed) $ This appraisal is made subject to completion per plans and specifications on the basis of a hypothetical condition that the improvements have been subject to the following repairs or alterations on the basis of a hypothetical condition that the repairs or alterations have been completed, or Based on a complete visual inspection of the interior and exterior areas of the subject property, defined scope of work, statement of assumptions and limiting as of , which is the date of inspection and the effective date of this appraisal. Page 2 of 6 Fannie Mae Form 1004 March 2005 $ "as is," completed, Indicated Value by Sales Comparison Approach $ conditions, and appraiser’s certification, my (our) opinion of the market value, as defined, of the real property that is the subject of this report is % Porch/Patio/Deck did not research the sale or transfer history of the subject property and comparable sales. If not, explain did I did not reveal any prior sales or transfers of the subject property for the three years prior to the effective date of this appraisal. did My research Data source(s) did not reveal any prior sales or transfers of the comparable sales for the year prior to the date of sale of the comparable sale. did My research Data source(s) Report the results of the research and analysis of the prior sale or transfer history of the subject property and comparable sales (report additional prior sales on page 3). COMPARABLE SALE #2 COMPARABLE SALE #1 COMPARABLE SALE #3 SUBJECT Date of Prior Sale/Transfer Price of Prior Sale/Transfer Data Source(s) Effective Date of Data Source(s) following required inspection based on the extraordinary assumption that the condition or deficiency does not require alteration or repair: subject to the Freddie Mac Form 70 March 2005 ITEM File # AI Ready 1847810996 8 1,388,888 2,499,000 14 1,125,000 2,850,000 0.66 MILES E 1,375,000 298.14 RC03 MLS#20250013134;DOM 14 Ext Observ/Local Assessor/PRD ArmLth Conv;0 s05/25;c03/25 A;Traffic Street; Fee Simple 1.64 ac DT2;Colonial 61 C3 11 5 3.1 4,612 1361sf571sfin 1rr0br0.1ba0o None 3ga1dw Inground Pool None 18.0 18.5 0 +8,300 -3,800 0 +15,000 +171,150 +36,300 +15,000 +5,000 246,950 1,621,950 2.34 MILES NW 1,900,000 301.40 RC03 MLS#20240070885;DOM 16 Ext Observ/Tax Assessor/PRD ArmLth Conv;0 s11/24;c11/24 N;Res;Pond Fee Simple 4.15 ac DT2;Contemp 85 C3 10 4 4.2 6,304 2879sf2879sfwo 1rr0br0.1ba1o None 6ga1dw Inground Pool None 9.2 17.5 0 +42,000 -95,000 -66,500 0 0 -82,650 +21,700 +15,000 -10,000 -175,450 1,724,550 0.73 MILES SE 2,500,000 427.72 RC03 MLS#20240067383;DOM 126 Ext Observ/Tax Assessor/PRD ArmLth Conv;0 s02/25;c01/25 N;Res; Fee Simple 36590 sf DT2;Colonial 89 C3 11 4 4.1 5,845 1587sf1587sfin 1rr0br0.0ba0o None 3ga1dw Inground Pool BBallCrt/Put/VlyB 7.8 16.2 0 +31,400 -125,000 +16,300 0 +5,000 0 +26,100 +20,000 +5,000 -125,000 -196,200 2,303,800 A;Traffic Street; N;Res;Pond 0 N;Res; 0 None None Ext Kitchen -50,000 Q2 Q2 Q2 Average Average Average FWA/C-Air BB/FWA/C-Air 0 FWA/C-Air Por/Deck/Patio 0 Porch/Patios 0 Porch/Patios 0 Realcomp Public Records Database & Bloomfield Twp Assessor. Realcomp Public Records Database & Bloomfield Twp Assessor. RealComp/PRD/Local Assor 05/30/2025 RealComp/PRD/Local Assor 05/30/2025 RealComp/PRD/Local Assor 05/30/2025 1847810996 1847810996 UAD Version 9/2011 2995 Quarton Rd Inground Pool Other 1,750,000 304.19 A;Traffic Street; Fee Simple 1.49 ac DT2;Colonial 37 C3 10 4 4.2 5,753 3842sf3196sfwo 1rr2br2.0ba4o None 4ga1dw Inground Pool None A;Traffic Street; Other None Q2 Average FWA/C-Air Porch/Decks RealComp/PRD/Local Assor 05/30/2025 The appraiser performed a search via RealComp PRD system and Bloomfield Twp Assessor. There were no other transfers of the subject in the past 36 months per a check of the Realcomp MLS Public Records Database. There were no other transfers of the remainder comparables in the past 12 months per a check of the Realcomp MLS Public Records Database. The Sales Comparison produced a sold adjusted range of comparables from a low of about $1,520,800 to a high of about $2,303,800. All the comparables are given consideration in the opinion of value. The most weight is given to the comparables with the least amount of gross adjustments as they are considered most similar to the subject. The value opinion given in the report is based off the Sales Comparison Approach which is derived by a weight of the sold adjusted comparables. This is based on the total gross adjustments as all the comparables are deemed relevant and no one comparable is given the most weight. The $1,796,000 value opinion is bracketed by both adjusted and unadjusted comparables. See addendum Final Reconciliation Section. Bloomfield Hills, MI 48301-2204 2085 Quarton Rd 3860 Mystic Valley Dr 950 Waddington St Bloomfield Hills, MI 48301-2320 Bloomfield Hills, MI 48302-1439 Bloomfield Hills, MI 48301-2351 1,796,000 1,796,000 05/30/2025 1,796,000
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A D D I T I O N A L C O M M E N T S I N C O M E P U D I N F O R M A T I O N C O S T A P P R O A C H COST APPROACH TO VALUE (not required by Fannie Mae) Provide adequate information for the lender/client to replicate the below cost figures and calculations. Support for the opinion of site value (summary of comparable land sales or other methods for estimating site value) REPLACEMENT COST NEW REPRODUCTION OR ESTIMATED Source of cost data T Effective date of cost data Quality rating from cost service Comments on Cost Approach (gross living area calculations, depreciation, etc.) INCOME APPROACH TO VALUE (not required by Fannie Mae) Indicated Value by Income Approach X Gross Rent Multiplier Estimated Monthly Market Rent $ = $ Summary of Income Approach (including support for market rent and GRM) PROJECT INFORMATION FOR PUDs (if applicable) Is the developer/builder in control of the Homeowners' Association (HOA)? Yes Legal Name of Project No Provide the following information for PUDs ONLY if the developer/builder is in control of the HOA and the subject property is an attached dwelling unit. Attached Detached Unit type(s) Total number of units sold Total number of units Total number of phases Data source(s) Total number of units for sale Total number of units rented Yes No If Yes, date of conversion Was the project created by the conversion of existing building(s) into a PUD? No Data source(s) Yes Does the project contain any multi-dwelling units? Are the units, common elements, and recreation facilities complete? Yes No If No, describe the status of completion. Are the common elements leased to or by the Homeowners' Association? No If Yes, describe the rental terms and options. Yes Describe common elements and recreational facilities Uniform Residential Appraisal Report Sq. Ft. @ $ =$ Sq. Ft. @ $ =$ Dwelling OPINION OF SITE VALUE .............................................................. =$ Sq. Ft. @ $ =$ Garage/Carport Total Estimate of Cost-New ............................................................... =$ Less Physical Functional External Depreciation =$ ( ) Depreciated Cost of Improvements ................................................... =$ "As-is" Value of Site Improvements ................................................... =$ Indicated Value by Cost Approach .................................................. =$ Estimated Remaining Economic Life (HUD and VA only) Years ............ ............ ............ =$ File # Page 3 of 6 Fannie Mae Form 1004 March 2005 Freddie Mac Form 70 March 2005 AI Ready 1847810996 1847810996 1847810996 UAD Version 9/2011 40 See addendum Sales Comparison Comments. THE COST APPROACH IS NOT BELIEVED TO BE APPLICABLE DUE TO THE DIFFICULTY IN ESTIMATING THE DEPRECIATION FACTOR. THEREFORE THE COST APPROACH WAS NOT DEVELOPED FOR THIS APPRAISAL. The subject is located in a predominately owner occupied area therefore the Income Approach was not considered or developed due to the lack of sufficient reliable sold rental comps needed to derive a gross rent multiplier.
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Uniform Residential Appraisal Report File # 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. 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. Page 4 of 6 Fannie Mae Form 1004 March 2005 Freddie Mac Form 70 March 2005 AI Ready *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. 1847810996 1847810996 1847810996 UAD Version 9/2011
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Uniform Residential Appraisal Report File # 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. Page 5 of 6 Fannie Mae Form 1004 March 2005 Freddie Mac Form 70 March 2005 AI Ready 1847810996 1847810996 1847810996 UAD Version 9/2011
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APPRAISER SUPERVISORY APPRAISER (ONLY IF REQUIRED) Signature Signature Name Name Company Name Company Name Company Address Company Address Telephone Number Telephone Number Email Address Date of Signature Date of Signature and Report Effective Date of Appraisal or State License # State Certification # State or State License # Expiration Date of Certification or License or Other (describe) SUBJECT PROPERTY State Expiration Date of Certification or License Did not inspect subject property ADDRESS OF PROPERTY APPRAISED Did inspect exterior of subject property from street Date of Inspection Did inspect interior and exterior of subject property APPRAISED VALUE OF SUBJECT PROPERTY $ Date of Inspection LENDER/CLIENT COMPARABLE SALES Name Company Name Did not inspect exterior of comparable sales from street Company Address Did inspect exterior of comparable sales from street Email Address Date of Inspection State Certification # Email Address Uniform Residential Appraisal Report File # 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). 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. State # Page 6 of 6 Fannie Mae Form 1004 March 2005 Freddie Mac Form 70 March 2005 AI Ready , , , , 1847810996 1847810996 1847810996 UAD Version 9/2011 Laurence George Herbert Jr. Appraisal Metrics P.O. Box 1295 (248) 679-5500 LarryAM@appraisal-metrics.com 06/03/2025 05/30/2025 1204000450 07/31/2026 1,796,000 No AMC Novi MI 48376 1111 Polaris Parkway Columbus OH 43240 MI 2995 Quarton Rd Bloomfield Hills MI 48301-2204 JP Morgan Chase
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S A L E S C O M P A R I S O N A P P R O A C H A N A L Y S I S / C O M M E N T S Uniform Residential Appraisal Report DESCRIPTION sq.ft. Address Proximity to Subject Sale Price $ $ Sale Price/Gross Liv. Area sq.ft. DESCRIPTION VALUE ADJUSTMENTS DESCRIPTION Sale or Financing Concessions Date of Sale/Time Location Leasehold/Fee Simple Site Design (Style) Actual Age Condition Above Grade Total Bdrms. Baths Room Count Gross Living Area sq.ft. Basement & Finished Rooms Below Grade Energy Efficient Items Garage/Carport Net Adjustment (Total) Adjusted Sale Price of Comparables COMPARABLE SALE # 4 COMPARABLE SALE # 5 COMPARABLE SALE # 6 FEATURE SUBJECT Total Bdrms. Baths sq.ft. sq.ft. $ $ $ sq.ft. $ $ Total Bdrms. Baths sq.ft. $ $ Net Adj. Gross Adj. % % Net Adj. Gross Adj. % % + - + - DESCRIPTION Total Bdrms. Baths sq.ft. $ $ + (-) $ Adjustment + (-) $ Adjustment + (-) $ Adjustment $ $ + - Net Adj. Gross Adj. % $ Data Source(s) Verification Source(s) View Quality of Construction Functional Utility Heating/Cooling Fannie Mae Form 1004 March 2005 % Porch/Patio/Deck COMPARABLE SALE #5 COMPARABLE SALE #4 COMPARABLE SALE #6 SUBJECT Date of Prior Sale/Transfer Price of Prior Sale/Transfer Data Source(s) Effective Date of Data Source(s) Freddie Mac Form 70 March 2005 ITEM File # AI Ready Analysis of prior sale or transfer history of the subject property and comparable sales Summary of Sales Comparison Approach 1847810996 1847810996 1847810996 UAD Version 9/2011 2995 Quarton Rd Inground Pool Other 1,750,000 304.19 A;Traffic Street; Fee Simple 1.49 ac DT2;Colonial 37 C3 10 4 4.2 5,753 3842sf3196sfwo 1rr2br2.0ba4o None 4ga1dw Inground Pool None A;Traffic Street; Other None Q2 Average FWA/C-Air Porch/Decks RealComp/PRD/Local Assor 05/30/2025 Bloomfield Hills, MI 48301-2204 218 Charing Cross Ct 1.42 MILES NE 1,350,000 250.70 RC03 MLS#20240035998;DOM 119 Ext Observ/Local Assessor/PRD ArmLth Conv;0 s10/24;c09/24 A;BksCom;Pond Fee Simple 1.75 ac DT2;Tudor 41 C3 10 5 4.2 5,385 1982sf1800sfin 1rr2br1.0ba0o None 3ga1dw Indoor Pool None 12.7 13.6 0 +51,100 0 -6,500 0 0 0 +55,200 +24,000 +10,000 +5,000 0 170,800 1,520,800 7285 Hiddenbrook Ln 3.63 MILES SW 1,735,000 307.68 RC03 MLS#20240075359;DOM 67 Ext Observ/Local Assessor/PRD ArmLth Cash;0 s04/25;c03/25 N;Res; Fee Simple 30056 sf DT2;Colonial 31 C3 11 4 3.2 5,639 3680sf3650sfwo 1rr1br1.0ba2o None 4ga1dw None None 4.4 14.9 0 +10,400 -86,800 +20,000 0 +10,000 +17,100 -4,500 +10,000 +100,000 76,200 1,811,200 A;BksCom;Pond 0 N;Res; 0 None None Q3 +27,000 Q2 Average Average FWA/C-Air FWA/C-Air Porch/Patio +5,000 Por/Deck/Patio 0 RealComp/PRD/Local Assor 05/30/2025 RealComp/PRD/Local Assor 05/30/2025 See addendum Sales Comparison Comments. Bloomfield Hills, MI 48304-3506 Bloomfield Hills, MI 48301-3508 There were no other transfers of the subject in the past 36 months per a check of the Realcomp MLS Public Records Database. There were no other transfers of the remainder comparables in the past 12 months per a check of the Realcomp MLS Public Records Database.
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TEXT ADDENDUM Property Address City Lender State Borrower/Client County Zip Code File # 1847810996 Ari Zamir & Amelia Patt-Zamir 2995 Quarton Rd Bloomfield Hills Oakland MI 48301-2204 JP Morgan Chase 1847810996 Supplemental Addendum [Multi-page] Legal Description: Lot 643 of "JUDSON BRADWAY'S BLOOMFIELD VILLAGE NO. 2", according to the plat thereof recorded in Liber 41, Page(s) 34 of Plats, Oakland County Records. Scope of work: Upon receiving this assignment, I identified the real property being appraised and collected property-specific data available through public records, various data services and or MLS database when available. I then completed an interior and exterior observation of the subject property, noting the condition, quality, utility, amenities, architectural style and physical characteristics. Zoning data was obtained from public records, office files, and or city/county planning offices. Subject gross living area and sketch based on assessor records. When those records were not available the subject was hand measured. All the collected data was then used to develop a profile of the subject and to perform a search of the market for the most similar closed comparable sales, pending and active listings. The sales were observed from the street only and photos taken. The sales were confirmed and verified from public records, various data services and MLS, and when necessary with an agent or the owner as needed. The data was then analyzed and a value conclusion derived. This Report was then completed, signed and released to the client. This report is intended to satisfy the requirements of USPAP. URAR: Neighborhood - Market Conditions: Government and conventional assisted financing is most common in this market area. There is also some all cash purchasing. Concessions are not heavily being utilized under current market conditions. When there are concessions they average anywhere from 1 - 6% of the sale price. This information is supported by analysis of immediate area MLS market data including current listings, pending sales activity, and sold properties. Intended User: The intended user is JPMorgan Chase Bank N.A., 1111 Polaris Parkway, Columbus, OH 43240-2050. Intended Use: The intended use of this appraisal report is to assist the client in establishing collateral value for purposes of a mortgage transaction or client's servicing needs. Geographic Competency: 1) I have knowledge and experience in appraising this type of property in this market area. 2) I am aware of, and have access to, the necessary and appropriate public and private data sources, such as multiple list services, tax assessment records, public land records and other such data sources for the area in which the property is located. 3) The subject property is located approximately 22 miles from the appraiser's office. ANSI Z765-2021 (American National Standards Institute): The square footage of the subject was based on the ANSI Z765-2021 guidelines. The subject is a two-story detached single-family home with approximately 5,753 above-grade finished square feet. It includes approximately 2,881 below-grade square feet of finished basement and approximately 939 square feet of unfinished basement. In addition, the property includes approximately 1,207 square foot four-car garage. Subject GLA Difference Due to ANSI Measurements: The subject's GLA reported in the appraisal of approximately 5,753 square feet differs from public records and Bloomfield Township Assessors noting the GLA as 5,738 square feet as the appraisal is based off hand measurements by the appraiser under ANSI Z765-2021 standards. Regulatory Information: Appraisers are required to be licensed in the State of Michigan and are regulated by the Department of Licensing and Regulatory Affairs. PO Box 30018, Lansing Michigan, 48909 Digital Signature Addendum: THE SIGNATURES CONTAINED IN THIS REPORT ARE DIGITAL SIGNATURES WHICH ARE COMPUTER GENERATED AND PRINTED ON THE REPORT. Remaining Economic Life: Based on a 70 year total economic life and an effective age of 30 the estimated remaining economic life for the subject is estimated at 40 years. The subjects lower effective age compared to its actual age reflects the subjects overall condition. Title and Boundaries: Appraiser takes no responsibility 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 title or legal description. Physical Deficiencies: Information reported in this appraisal about the condition of the property is based upon my observation of the property and what was disclosed to me or what I was aware of. I am not a trained home inspector and therefore would not be aware of any conditions that were not apparent or disclosed to me. Adverse Conditions: This appraisal assumes that all building services are operable and not subject to any hidden deficiencies which would render the subject property less valuable. The final reconciliation of value is made assuming that the roof, electrical, heating, plumbing and, if applicable, the cooling systems are operational and functional and is based upon a casual observation only and is not intended to be used to evaluate the condition or adequacy of the subject property. The roof was observed from the ground level only. Structural problems may be present but were not apparent at the time of the subject observation. For purchase properties the reader of this appraisal should understand that purchasing a home 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. Properties may have hidden problems or may develop structural problems after the sale. There is no apparent evidence of termite or other infestation as of the time of this appraisal. The appraisal has made no allowances for the possible existence of hazardous material such as UREA formaldehyde foam insulation, mold, radon gas, etc., and assumes there is none present on the subject property. The appraiser is not a home or environmental inspector and therefore is not qualified to detect such substances. The appraiser is not aware of any environmental screening of the property as of the effective date of the appraisal. Zoning and Flood Maps: The zoning information was taken from information provided by the municipality offices. The appraiser has made the assumption that the information provided by the municipality offices is correct to determine the zoning of the subject property. However, no notification is given to the appraiser when zoning changes. Zoning may be different than that stated and may severely limit the possible use of the property. If a property 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 ***CONTINUED ON NEXT PAGE***
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TEXT ADDENDUM Property Address City Lender State Borrower/Client County Zip Code File # 1847810996 Ari Zamir & Amelia Patt-Zamir 2995 Quarton Rd Bloomfield Hills Oakland MI 48301-2204 JP Morgan Chase 1847810996 only been checked as it relates to the highest and best use section of this report and any significant question regarding zoning should be addressed to local zoning or land use officials. Flood determination is as provided by appraiser software. The appraiser does not guarantee the accuracy of this flood determination and the client is advised to obtain separate insured certifications from appropriate agencies. Under the flood zone area section, the term "NSFHA" (if present) is defined as No Special Flood Hazard Area, according to FEMA. Highest & Best Use: The subject is zoned R-2 One Family Residential District. The subject is being used at its highest and best use meaning it passes the following tests: legally permissible; physically possible; financially feasible and most profitable. Comparables Condition: The appraiser has made assumptions, based upon interior MLS photos (if available), as to the overall condition of the comparable properties. If these conditions are found to be inaccurate and/or misrepresented on the MLS, changes to the adjustments may be required. FEMA Disaster Area: There has been NO FEMA disaster within the past three (3) years. Additional Information: Information was verified, when possible, through public records, multi-listing services, real estate agents and exterior observation. No verification technique is 100% accurate but the appraiser has made the assumption that all data is accurate as reported. From time to time the indicated sizes of the comparables shown in available sources such as Multi-List Services or listing sheets appears to be incorrect based on the appraisers professional experience. If the size used in the MLS sheet does not correlate with other known data, the appraiser may use other methods to determine the size of the comparables. These include assessors sheets, physical observations and use of interior room measurements along with a multiplier to depict size based on exterior measurements. The deviation of comparable size from published sizes only indicate an attempt at higher accuracy in the final report. However, there are many times the exact size and features found in comparables cannot be confirmed except by an exterior observation from the street. We have used three or more comparables in this report to eliminate the limited data associated with any single comparable. Subject property data was based on the physical observation of the property interior and exterior and any plans and specifications provided. Additional data was compiled from public records. It is presumed that whomever relies on this appraisal has clarified the owner/occupant issue through their own research methods. The appraiser makes no warranties, either implied or directly, and is not responsible as to whom the occupant of the property is at the time of the appraisal. The dimensions used are approximate calculations after measuring the exterior of the subject property. THE APPRAISAL IS NOT AN ENGINEERING OR PROPERTY INSPECTION REPORT. Exposure Time: The estimated length of time the subject property 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. Key factor in exposure time: it is presumed to occur preceding the effective valuation date. Based upon current market conditions and my reported value for the subject, I would estimate that a reasonable exposure time would have been under three months. Previous Services: I have performed no (or the specified) 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. Principle of Substitution: The sales comparison approach in a real estate appraisal is based primarily on the Principle of Substitution. This approach assumes a prudent individual will pay no more for a property than it would cost to purchase a comparable, substitute property. ORIGINAL PHOTOS: The appraiser has included all original subject and all original comparable photos. The appraiser has also included MLS photos as some of the comparables sit back from the street and have a lot of trees and landscaping blocking the view of the comps. Firrea Title XI I performed this appraisal in accordance with the requirements of Title XI 323.4 Minimum appraisal standards of the Financial Institution Reform, Recovery and Enforcement Act of 1989 Energy Efficient Items: Per UAD Field Specific Standardization Requirements v1.6: "The appraiser must enter any energy efficient items for the subject property and each comparable". For each comparable the appraiser must solely rely on the MLS description provided and/or the exterior observation from the road. Items such as insulation, roof (if snow covered), etc., if not listed within the MLS description, cannot be known by the appraiser. UTILITIES: All of the utilities were on and in working order at the time of the appraisal effective date. URAR : Sales Comparison Analysis - Summary of Sales Comparison Approach: The comparables used are considered to be the best available and most representative of the subjects surrounding market. All comparable information is based on either MLS or city records. All adjustments made were according to market value for the area, for each amenity. Differences in age are reflected in the condition adjustment, if necessary, as this reflects the degree of updates and maintenance, based on personal observation and MLS data. Condition adjustments were based on MLS photos and description. The condition line-item includes any necessary adjustments for the varied condition, repairs, and/or updates of the subject and all of the comparables. The subject is located in an area of homes mixed in size, style, age, condition and amenities. The homes range in size from small residences to large estates. Due to the stability of the area and lack of similar comparable sales it was necessary to expand the typical date of sales and distance guidelines to find other relevant comparables. This also made it necessary to cross over some main roads and competing areas to locate other relevant comparables for the subject. Exceeding the guidelines and crossing over main roads has no adverse effect on marketability as all of the comparables are felt to be located in competing areas to the subject. Do the custom nature and build of the subject in the comparables there was no one perfect comp for the subject. The appraiser has tried to include comparables to bracket the different features of the subject in order to drive an opinion of value for the subject. Comparable one at 2085 Quarton Rd was included to give support for location on the subject's traffic Street, It also gives support for current date of sale, acreage site size, two-story style, quality and condition, Finish basement foundation, Central air and in ground pool. Comparable two at 3860 Mystic Valley Dr was included to give support for two story style, quality, condition, above, grade bedroom and bathroom count finished walkout basement Foundation, Central air and in ground pool. The comparable was awesome included to bracket the subjects gross living area on the high side and garage count on the high side. Comparable three at 950 Waddington St was included to give support for proximity, two-story style, quality, condition, above grade bed count, gross living area, finished basement foundation, Central air and in ground pool. Adjustments were made to the comparable for it's outdoor basketball court putting green and volleyball court. An adjustment was also made to the comparable for its exterior summer kitchen. Comparable four at 218 Charing Cross Ct was included to give support for external obsolescence as the comparable backs to commercial property, acreage sight size, two story, style, age, condition, above grade bedroom count, finish basement foundation, central air and swimming pool. Adjustment was also made to the comparable as it was inferior and overall quality to the subject. ***CONTINUED ON NEXT PAGE***
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TEXT ADDENDUM Property Address City Lender State Borrower/Client County Zip Code File # 1847810996 Ari Zamir & Amelia Patt-Zamir 2995 Quarton Rd Bloomfield Hills Oakland MI 48301-2204 JP Morgan Chase 1847810996 Comparable five at 7285 Hiddenbrook Ln is further and distance however included to give support for four car attached garage and also brackets the subjects finished basement square footage on the high side. The comparable also gives support for current data sale two-story Style, age, quality, condition, above grade bedroom, Central air, and deck. Paired Sales and Comparable Adjustments: The appraiser relied on the paired sales analysis to determine the adjustments in the sales comparison analysis. The paired sales method is where the appraiser locates two sales where the only difference is the attribute being appraised. The difference in value is considered to be the value of the attribute. If there were any instances where there were not enough similar comparables to derive an adjustment the appraiser then made an adjustment based on the appraisers study and understanding of the buyers preferences. Per Appraising Residential Properties, 4th Edition, Appraisal Institute, page 344, "Other Quantitative Adjustment Techniques further states that in "instances where paired sales analysis is not conclusive, the appraiser may apply judgment to resolve the problem." The adjustments resulting from the appraiser's judgment is based on a study and understanding of buyer preferences. No adjustment deemed necessary for differences in age, style and bedroom count between four and five bedrooms. Adjustments: Neutral location versus adverse location adjustment at 5%, Site size adjustment at $25,000 per acre, Quality adjustment differences at 2%, Full bath adjustment at $10,000, Half bath adjustment at $5,000, Gross living area adjustment at $150 per square foot, Basement square footage finish adjustment at $10 per square foot, walkout basement adjustment versus non walkout basement adjustment at $10,000, Garage adjustment at $5,000 per car. If there were any instances where there were not enough similar comparables to derive an adjustment the appraiser then made an adjustment based on the appraisers study and understanding of the buyers preferences. Per Appraising Residential Properties, 4th Edition, Appraisal Institute, page 344, "Other Quantitative Adjustment Techniques further states that in "instances where paired sales analysis is not conclusive, the appraiser may apply judgment to resolve the problem." The adjustments resulting from the appraiser's judgment is based on a study and understanding of buyer preferences. Bracketing: As the homes were not all "cookie cutters" it was not always possible to bracket all features in the sales comparison grid. This has no adverse affect. Dated and distance guidelines Due to the lack of more relevant current similar sales, it was necessary for the appraiser to include some sales that were slightly older in date of sale and some comparables that were further in distance. Exceeding the guidelines has no adverse affect and was deemed necessary. All comparables are still within the past 12 months and felt to be the most reliable indicators available for the subject. It was necessary to cross over main roads for some of the comparables to find the most relevant comparables. This has no adverse affect as all comparables are felt to be located in competing areas. Location & View Adjustments If any of the comparables have a neutral or beneficial or adverse view & location that differs from the subjects view and location the appraiser has made an adjustment when needed. The total market adjustment if given for the view & location is reflected in the overall location adjustment for those comparables. Total Net Adjustments and Single Line 10% Adjustment Due to the adjustments needed it was necessary to exceed a total of 15% net adjustments and also was necessary to exceed a total line adjustment of 10%. Range of adjusted values: Due to the different features, condition and amenities of the subject and the comparables there is a slightly wider range in the adjusted range of the comparables. This is typical when appraising non cookie cutter homes. Predominate value The subject value falls over the predominate value for the area. This was due to the subject being a larger custom built home. This is not to say that the subject is overbuilt for the area. There are other homes similar in the area. The opinion given still falls within the low and high range. Purchase Price Versus Opinion Of Value: The opinion of value is higher than the purchase price. The appraiser was not part of the purchase price negotiations and does not know how the purchase price was derived. The opinion of value in the appraisal falls between the purchase price and the listing price and is supported by the market data and comparables. The opinion of value is within the adjusted and unadjusted price of the sold comparables. Reconciliation: The subject is located in a predominately owner occupied area therefore the Income Approach was not considered due to the lack of sufficient reliable income data to derive a gross rent multiplier. THE COST APPROACH IS NOT BELIEVED TO BE APPLICABLE DUE TO THE DIFFICULTY IN ESTIMATING THE DEPRECIATION FACTOR. THEREFORE THE COST APPROACH WAS NOT DEVELOPED FOR THIS APPRAISAL. The Sales Comparison produced a sold adjusted range of comparables from a low of about $1,520,800 to a high of about $2,303,800. All the comparables are given consideration in the opinion of value. The most weight is given to the comparables with the least amount of gross adjustments as they are considered most similar to the subject. The value opinion given in the report is based off the Sales Comparison Approach which is derived by a weight of the sold adjusted comparables. This is based on the total gross adjustments as all the comparables are deemed relevant and no one comparable is given the most weight. The $1,796,000 value opinion is bracketed by both adjusted and unadjusted comparables. The Sales Comparison Approach is given all weight as it is deemed most relevant. Comparable Summary Comparables Summary & Estimated Indicated Value Sale Price Net Adj % Grs Adj % Ind Value Weight Comp #1: 1,375,000 18.0 18.5 1,621,950 19.27 Comp #2: 1,900,000 9.2 17.5 1,724,550 19.58 Comp #3: 2,500,000 7.8 16.2 2,303,800 19.98 Comp #4: 1,350,000 12.7 13.6 1,520,800 20.79 Comp #5: 1,735,000 4.4 14.9 1,811,200 20.38 ESTIMATED INDICATED VALUE OF THE SUBJECT: 1,796,000 Indicated Weight Value Estimated indicated value is determined by using the Gross Adjustment of sale price for each comparable as a measure of the relative quality of the comp. The Indicated Value is derived by multiplying the weight of each comp by the Adjusted Sale Price of that comp, repeating for each property, then adding them all together. This weighted average is used as the indicated value of the subject. As with any method, this technique is not perfect.However, it does do a very good job of giving more weight to the most similar comps while at the same time minimizing values near the extremes of the indicated value range.
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M A R K E T R E S E A R C H & A N A L Y S I S C O N D O / C O - O P P R O J E C T S City State ZIP Code Property Address Borrower Market Conditions Addendum to the Appraisal Report File # Declining Stable Increasing Explain in detail the seller concessions trends for the past 12 months (e.g., seller contributions increased from 3% to 5%, increasing use of buydowns, closing costs, condo fees, options, etc.). Summarize the above trends and address the impact on the subject unit and project. Are foreclosure sales (REO sales) a factor in the project? Page 1 of 1 Fannie Mae Form 1004MC March 2009 The purpose of this addendum is to provide the lender/client with a clear and accurate understanding of the market trends and conditions prevalent in the subject neighborhood. This is a required addendum for all appraisal reports with an effective date on or after April 1, 2009. Inventory Analysis Yes No If yes, indicate the number of REO listings and explain the trends in listings and sales of Freddie Mac Form 71 March 2009 AI Ready Instructions: The appraiser must use the information required on this form as the basis for his/her conclusions, and must provide support for those conclusions, regarding housing trends and overall market conditions as reported in the Neighborhood section of the appraisal report form. The appraiser must fill in all the information to the extent it is available and reliable and must provide analysis as indicated below. If any required data is unavailable or is considered unreliable, the appraiser must provide an explanation. It is recognized that not all data sources will be able to provide data for the shaded areas below; if it is available, however, the appraiser must include the data in the analysis. If data sources provide the required information as an average instead of the median, the appraiser should report the available figure and identify it as an average. Sales and listings must be properties that compete with the subject property, determined by applying the criteria that would be used by a prospective buyer of the subject property. The appraiser must explain any anomalies in the data, such as seasonal markets, new construction, foreclosures, etc. A P P R A I S E R Prior 7–12 Months Prior 4–6 Months Current – 3 Months Overall Trend Total # of Comparable Sales (Settled) Absorption Rate (Total Sales/Months) Total # of Comparable Active Listings Months of Housing Supply (Total Listings/Ab.Rate) Declining Stable Increasing Increasing Stable Declining Increasing Stable Declining Median Sale & List Price, DOM, Sale/List % Median Comparable Sale Price Median Comparable Sales Days on Market Median Comparable List Price Median Comparable Listings Days on Market Median Sale Price as % of List Price Seller-(developer, builder, etc.) paid financial assistance prevalent? Prior 7–12 Months Prior 4–6 Months Current – 3 Months Overall Trend Declining Stable Increasing Increasing Stable Declining Declining Stable Increasing Increasing Stable Declining Declining Stable Increasing Increasing Stable Declining Yes No Are foreclosure sales (REO sales) a factor in the market? Yes No If yes, explain (including the trends in listings and sales of foreclosed properties). Cite data sources for above information. Summarize the above information as support for your conclusions in the Neighborhood section of the appraisal report form. If you used any additional information, such as an analysis of pending sales and/or expired and withdrawn listings, to formulate your conclusions, provide both an explanation and support for your conclusions. Declining Stable Increasing Subject Project Data Prior 7–12 Months Prior 4–6 Months Current – 3 Months Overall Trend Total # of Comparable Sales (Settled) Absorption Rate (Total Sales/Months) Total # of Active Comparable Listings Months of Unit Supply (Total Listings/Ab. Rate) Declining Stable Increasing Increasing Stable Declining Increasing Stable Declining If the subject is a unit in a condominium or cooperative project, complete the following: Project Name: foreclosed properties. Signature Signature Appraiser Name Supervisory Appraiser Name Company Name Company Name Company Address Company Address State License/Certification # State License/Certification # Email Address Email Address State State 1847810996 1847810996 2995 Quarton Rd Bloomfield Hills MI 48301-2204 Ari Zamir & Amelia Patt-Zamir 8 1 5 1.33 0.33 1.67 1 3 8 0.75 9.00 4.80 $1,600,000 $2,850,000 $1,735,000 35 99 51 $3,150,000 $1,850,000 $1,999,500 59 50 9 92.77% 90.48% 96.00% The Realcomp II Ltd. MLS indicated 1 of 14 (7.1%) of the closed sales in the market area between 05/30/2024 and 05/30/2025 contained seller concessions. Concessions ranged between $2,000 and $2,000, and the median concession was $2,000. For 7-12 months prior, 1 of 8 transactions (12.5%) had concessions. For 4-6 months prior, no transactions had concessions reported. For the 3 months prior to the effective date, no transactions had concessions reported. The Realcomp II Ltd. MLS reported no foreclosures or short sales between 05/30/2024 and 05/30/2025. The Market Conditions Addenda was completed with data from Realcomp II Ltd. MLS with an effective date of 05/30/2025. The information is available on an average basis and not as a median basis due to lack of readily available format to retrieve data. Sales and listings of the subject property and comparables were researched, analyzed and reported including listed, closed, pending and expired of properties that are geographically, physically, functionally and economically similar to the subject property and that reflected buyer and seller actions were researched and considered. Sometimes properties are removed from the market and re-listed through different agencies which sway MLS data slightly. Property values appear to be fluctuating. Due to the limited data another quarter of data will be needed to confirm the current trend assumption. 1004 MC Search Criteria: Search Radius: 5 miles; Gross Living Area: 4,500 Square Feet To 6,500 Square Feet; Year Built: 1930 To 2000; Basement: Yes; Waterfront: No; City: Bloomfield Hills, Bloomfield Township; Architecture Level: 2 Story with outlier comparables removed. Laurence George Herbert Jr. Appraisal Metrics P.O. Box 1295, Novi, MI 48376 MI LarryAM@appraisal-metrics.com 1204000450 1847810996
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File No. Borrower Property Address City County State Zip Code Lender APPRAISER: SUPERVISORY APPRAISER: (only if required) Signature: Name: Date Signed: State Certification #: or State License #: State: Expiration Date of Certification or License: Signature: Name: Date Signed: State Certification #: or State License #: State: Expiration Date of Certification or License: Did Not Additional Certifications Additional Comments Exterior-only from Street Interior and Exterior Supervisory Appraiser Inspection of Subject Property: Effective Date of Appraisal: USPAP 2014 USPAP ADDENDUM AI Ready Reasonable Exposure Time My opinion of a reasonable exposure time for the subject property at the market value stated in this report is: I have NOT performed 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. I HAVE performed services, as an appraiser or in another capacity, regarding the property that is the subject of this report within the three-year period immediately preceding acceptance of this assignment. Those services are described in the comments below. Appraisal Report Restricted Appraisal Report This report was prepared under the following USPAP reporting option: This report was prepared in accordance with USPAP Standards Rule 2-2(a). This report was prepared in accordance with USPAP Standards Rule 2-2(b). I certify that, to the best of my knowledge and belief: or Other (describe) State # 1847810996 1847810996 Ari Zamir & Amelia Patt-Zamir 2995 Quarton Rd Bloomfield Hills Oakland MI 48301-2204 JP Morgan Chase Laurence George Herbert Jr. 06/03/2025 1204000450 MI 07/31/2026 05/30/2025 The estimated length of time the subject property 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. Key factor in exposure time: it is presumed to occur preceding the effective valuation date. Based upon current market conditions and my reported value for the subject, I would estimate that a reasonable exposure time would have been under 90 days. — The statements of fact contained in this report are true and correct. — The reported analyses, opinions, and conclusions are limited only by the reported assumptions and limiting conditions and are my personal, impartial, and unbiased professional analyses, opinions, and conclusions. — Unless otherwise indicated, I have no present or prospective interest in the property that is the subject of this report and no personal interest with respect to the parties involved. — I have no bias with respect to the property that is the subject of this report or the parties involved with this assignment. — My engagement in this assignment was not contingent upon developing or reporting predetermined results. — My compensation for completing this assignment is not contingent upon the development or reporting of a predetermined value or direction in value that favors the cause of the client, the amount of the value opinion, the attainment of a stipulated result, or the occurrence of a subsequent event directly related to the intended use of this appraisal. — My analyses, opinions, and conclusions were developed, and this report has been prepared, in conformity with the Uniform Standards of Professional Appraisal Practice that were in effect at the time this report was prepared. — Unless otherwise indicated, I have made a personal inspection of the property that is the subject of this report. — Unless otherwise indicated, no one provided significant real property appraisal assistance to the person(s) signing this certification (if there are exceptions, the name of each individual providing significant real property appraisal assistance is stated elsewhere in this report). 1847810996
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UNIFORM APPRAISAL DATASET (UAD) DEFINITIONS ADDENDUM (Source: Fannie Mae UAD Appendix D: UAD Field-Specific Standardization Requirements) File # Condition Ratings and Definitions C1 The improvements have been recently constructed and have not been previously occupied. The entire structure and all components are new and the dwelling features no physical depreciation. Note: Newly constructed improvements that feature recycled or previously used materials and/or components can be considered new dwellings provided that the dwelling is placed on a 100 percent new foundation and the recycled materials and the recycled components have been rehabilitated/remanufactured into like-new condition. Improvements that have not been previously occupied are not considered “new” if they have any significant physical depreciation (that is, newly constructed dwellings that have been vacant for an extended period of time without adequate maintenance or upkeep). C2 The improvements feature no deferred maintenance, little or no physical depreciation, and require no repairs. Virtually all building components are new or have been recently repaired, refinished, or rehabilitated. All outdated components and finishes have been updated and/or replaced with components that meet current standards. Dwellings in this category either are almost new or have been recently completely renovated and are similar in condition to new construction. Note: The improvements represent a relatively new property that is well maintained with no deferred maintenance and little or no physical depreciation, or an older property that has been recently completely renovated. C3 The improvements are well maintained and feature limited physical depreciation due to normal wear and tear. Some components, but not every major building component, may be updated or recently rehabilitated. The structure has been well maintained. Note: The improvement is in its first-cycle of replacing short-lived building components (appliances, floor coverings, HVAC, etc.) and is being well maintained. Its estimated effective age is less than its actual age. It also may reflect a property in which the majority of short-lived building components have been replaced but not to the level of a complete renovation. C4 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. Note: The estimated effective age may be close to or equal to its actual age. It reflects a property in which some of the short-lived building components have been replaced, and some short-lived building components are at or near the end of their physical life expectancy; however, they still function adequately. Most minor repairs have been addressed on an ongoing basis resulting in an adequately maintained property. C5 The improvements feature obvious deferred maintenance and are in need of some significant repairs. Some building components need repairs, rehabilitation, or updating. The functional utility and overall livability is somewhat diminished due to condition, but the dwelling remains useable and functional as a residence. Note: Some significant repairs are needed to the improvements due to the lack of adequate maintenance. It reflects a property in which many of its short-lived building components are at the end of or have exceeded their physical life expectancy but remain functional. C6 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 rehabilitation, including many or most major components. Note: Substantial repairs are needed to the improvements due to the lack of adequate maintenance or property damage. It reflects a property with conditions severe enough to affect the safety, soundness, or structural integrity of the improvements. Quality Ratings and Definitions Q1 Dwellings with this quality rating are usually unique structures that are individually designed by an architect for a specified user. Such residences typically are constructed from detailed architectural plans and specifications and feature an exceptionally high level of workmanship and exceptionally high-grade materials throughout the interior and exterior of the structure. The design features exceptionally high-quality exterior refinements and ornamentation, and exceptionally high-quality interior refinements. The workmanship, materials, and finishes throughout the dwelling are of exceptionally high quality. Q2 Dwellings with this quality rating are often custom designed for construction on an individual property owner’s site. However, dwellings in this quality grade are also found in high-quality tract developments featuring residence constructed from individual plans or from highly modified or upgraded plans. The design features detailed, high quality exterior ornamentation, high-quality interior refinements, and detail. The workmanship, materials, and finishes throughout the dwelling are generally of high or very high quality. Q3 Dwellings with this quality rating are residences of higher quality built from individual or readily available designer plans in above-standard residential tract developments or on an individual property owner’s site. The design includes significant exterior ornamentation and interiors that are well finished. The workmanship exceeds acceptable standards and many materials and finishes throughout the dwelling have been upgraded from “stock” standards. Q4 Dwellings with this quality rating meet or exceed the requirements of applicable building codes. Standard or modified standard building plans are utilized and the design includes adequate fenestration and some exterior ornamentation and interior refinements. Materials, workmanship, finish, and equipment are of stock or builder grade and may feature some upgrades. Q5 Dwellings with this quality rating feature economy of construction and basic functionality as main considerations. Such dwellings feature a plain design using readily available or basic floor plans featuring minimal fenestration and basic finishes with minimal exterior ornamentation and limited interior detail. These dwellings meet minimum building codes and are constructed with inexpensive, stock materials with limited refinements and upgrades. Q6 Dwellings with this quality rating are of basic quality and lower cost; some may not be suitable for year-round occupancy. Such dwellings are often built with simple plans or without plans, often utilizing the lowest quality building materials. Such dwellings are often built or expanded by persons who are professionally unskilled or possess only minimal construction skills. Electrical, plumbing, and other mechanical systems and equipment may be minimal or non-existent. Older dwellings may feature one or more substandard or non-conforming additions to the original structure. Definitions of Not Updated, Updated, and Remodeled Not Updated Little or no updating or modernization. This description includes, but is not limited to, new homes. Updated The area of the home 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 should have an improved look and feel, or functional utility. Changes that constitute updates include refurbishment and/or replacing components to meet existing market expectations. Updates do not include significant alterations to the existing structure . Remodeled Significant finish and/or structural changes have been made that increase utility and appeal through complete replacement and/ or expansion. A remodeled area reflects fundamental changes that include multiple alterations. These alterations may include some or all of the following: replacement of a major component (cabinet(s), bathtub, or bathroom tile), relocation of plumbing/gas fixtures/appliances, significant structural alterations (relocating walls, and/or the addition of) square footage). This would include a complete gutting and 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 included in the bathroom count. The number of full and half baths is reported by separating the two values using a period, where the full bath count is represented to the left of the period and the half bath count is represented to the right of the period. Residential properties of fifteen years of age or less often reflect an original condition with no updating, if no major components have been replaced or updated. Those over fifteen years of age are also considered not updated if the appliances, fixtures, and finishes are predominantly dated. An area that is ‘Not Updated’ may still be well maintained and fully functional, and this rating does not necessarily imply deferred maintenance or physical /functional deterioration. UADDEF 9-2011 (Updated 1/2014) AI Ready Example: 3.2 indicates three full baths and two half baths. 1847810996 1847810996 1847810996
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File # UADDEF 9-2011 (Updated 1/2014) AI Ready Abbreviations Used in Data Standardization Text Abbreviation Full Name Fields Where This Abbreviation May Appear ac Acres Area, Site AdjPrk Adjacent to Park Location AdjPwr Adjacent to Power Lines Location A Adverse Location & View ba Bathroom(s) Basement & Finished Rooms Below Grade br Bedroom Basement & Finished Rooms Below Grade B Beneficial Location & View Cash Cash Sale or Financing Concessions CtySky City View Skyline View View CtyStr City Street View View Comm Commercial Influence Location c Contracted Date Date of Sale/Time Conv Conventional Sale or Financing Concessions CrtOrd Court Ordered Sale Sale or Financing Concessions DOM Days On Market Data Sources e Expiration Date Date of Sale/Time FHA Federal Housing Authority Sale or Financing Concessions GlfCse Golf Course Location Glfvw Golf Course View View Listing Listing Sale or Financing Concessions Estate Estate Sale Sale or Financing Concessions ArmLth Arms Length Sale Sale or Financing Concessions Prk Park View Pstrl Pastoral View View PwrLn Power Lines View PubTrn Public Transportation Location rr Recreational (Rec) Room Basement & Finished Rooms Below Grade Relo Relocation Sale Sale or Financing Concessions REO REO Sale Sale or Financing Concessions Res Residential Location & View RH USDA –Rural Housing Sale or Financing Concessions s Settlement Date Date of Sale/Time Short Sale or Financing Concessions sf Square Feet Area, Site, Basement Woods Woods View View o Other Basement & Finished Rooms Below Grade AT Attached Structure Design (Style) BsyRd Busy Road Location cp Carport Garage/Carport cv Covered Garage/Carport DT Detached Structure Design (Style) dw Driveway Garage/Carport g Garage Garage/Carport ga Attached Garage Garage/Carport gbi Built-In Garage Garage/Carport gd Detached Garage Garage/Carport GR Garden Design (Style) HR High Rise Design (Style) in Interior Only Stairs Basement & Finished Rooms Below Grade Ind Industrial Location & View Lndfl Landfill Location LtdSght Limited Sight View MR Mid-Rise Design (Style) Mtn Mountain View View N Neutral Location & View NonArm Non-Arms Length Sale Sale or Financing Concessions O Other Design (Style) op Open Garage/Carport View RT Row or Townhouse Design (Style) SD Semi-detached Structure Design (Style) Short Sale sqm Square Meters Area,Site Unk Unknown Date of Sale/Time VA Veterans Administration Sale or Financing Concessions w Withdrawn Date Date of Sale/Time wo Walk Out Basement Basement & Finished Rooms Below Grade Wtr Water View View WtrFr Water Frontage Location wu Walk Up Basement Basement & Finished Rooms Below Grade 1847810996 1847810996 1847810996
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SUBJECT PHOTOGRAPH ADDENDUM Property Address City Lender State Borrower/Client County Zip Code File # FRONT OF SUBJECT PROPERTY REAR OF SUBJECT PROPERTY STREET SCENE 1847810996 Subject Front 2995 Quarton Rd 1,750,000 Ari Zamir & Amelia Patt-Zamir 2995 Quarton Rd Bloomfield Hills Oakland MI 48301-2204 JP Morgan Chase 1847810996 Subject Rear 2995 Quarton Rd 1,750,000 Subject Street 2995 Quarton Rd 1,750,000
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ADDITIONAL PHOTOGRAPH ADDENDUM Property Address City Lender State Borrower/Client County Zip Code File # 1847810996 Ari Zamir & Amelia Patt-Zamir 2995 Quarton Rd Bloomfield Hills Oakland MI 48301-2204 JP Morgan Chase 1847810996 Laundry Room Example Of Mechanicals Basement Bedroom 1
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ADDITIONAL PHOTOGRAPH ADDENDUM Property Address City Lender State Borrower/Client County Zip Code File # 1847810996 Ari Zamir & Amelia Patt-Zamir 2995 Quarton Rd Bloomfield Hills Oakland MI 48301-2204 JP Morgan Chase 1847810996 Basement Bathroom 1 Basement Bathroom 1 Basement Bathroom 1
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ADDITIONAL PHOTOGRAPH ADDENDUM Property Address City Lender State Borrower/Client County Zip Code File # 1847810996 Ari Zamir & Amelia Patt-Zamir 2995 Quarton Rd Bloomfield Hills Oakland MI 48301-2204 JP Morgan Chase 1847810996 Bathroom 2 Bedroom 3 Bathroom 3
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ADDITIONAL PHOTOGRAPH ADDENDUM Property Address City Lender State Borrower/Client County Zip Code File # 1847810996 Ari Zamir & Amelia Patt-Zamir 2995 Quarton Rd Bloomfield Hills Oakland MI 48301-2204 JP Morgan Chase 1847810996 Bathroom 3 Bathroom 3 Bedroom 4
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ADDITIONAL PHOTOGRAPH ADDENDUM Property Address City Lender State Borrower/Client County Zip Code File # 1847810996 Ari Zamir & Amelia Patt-Zamir 2995 Quarton Rd Bloomfield Hills Oakland MI 48301-2204 JP Morgan Chase 1847810996 Bedroom 4 Area Bedroom 4 Area Bathroom 4
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ADDITIONAL PHOTOGRAPH ADDENDUM Property Address City Lender State Borrower/Client County Zip Code File # 1847810996 Ari Zamir & Amelia Patt-Zamir 2995 Quarton Rd Bloomfield Hills Oakland MI 48301-2204 JP Morgan Chase 1847810996 Bathroom 4 Bathroom 4 Bathroom 4
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ADDITIONAL PHOTOGRAPH ADDENDUM Property Address City Lender State Borrower/Client County Zip Code File # 1847810996 Ari Zamir & Amelia Patt-Zamir 2995 Quarton Rd Bloomfield Hills Oakland MI 48301-2204 JP Morgan Chase 1847810996 Living Room Foyer Half Bath 1
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ADDITIONAL PHOTOGRAPH ADDENDUM Property Address City Lender State Borrower/Client County Zip Code File # 1847810996 Ari Zamir & Amelia Patt-Zamir 2995 Quarton Rd Bloomfield Hills Oakland MI 48301-2204 JP Morgan Chase 1847810996 Half Bath 1 Dining First Floor Hallway
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ADDITIONAL PHOTOGRAPH ADDENDUM Property Address City Lender State Borrower/Client County Zip Code File # 1847810996 Ari Zamir & Amelia Patt-Zamir 2995 Quarton Rd Bloomfield Hills Oakland MI 48301-2204 JP Morgan Chase 1847810996 Half Bath 2 Pantry Area Kitchen
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ADDITIONAL PHOTOGRAPH ADDENDUM Property Address City Lender State Borrower/Client County Zip Code File # 1847810996 Ari Zamir & Amelia Patt-Zamir 2995 Quarton Rd Bloomfield Hills Oakland MI 48301-2204 JP Morgan Chase 1847810996 Kitchen Kitchen Kitchen
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ADDITIONAL PHOTOGRAPH ADDENDUM Property Address City Lender State Borrower/Client County Zip Code File # 1847810996 Ari Zamir & Amelia Patt-Zamir 2995 Quarton Rd Bloomfield Hills Oakland MI 48301-2204 JP Morgan Chase 1847810996 Opposite Side View Inground Pool Uncovered Deck
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ADDITIONAL PHOTOGRAPH ADDENDUM Property Address City Lender State Borrower/Client County Zip Code File # 1847810996 Ari Zamir & Amelia Patt-Zamir 2995 Quarton Rd Bloomfield Hills Oakland MI 48301-2204 JP Morgan Chase 1847810996 Rear Yard Stairs To Second Floor Laundry Room
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ADDITIONAL PHOTOGRAPH ADDENDUM Property Address City Lender State Borrower/Client County Zip Code File # 1847810996 Ari Zamir & Amelia Patt-Zamir 2995 Quarton Rd Bloomfield Hills Oakland MI 48301-2204 JP Morgan Chase 1847810996 Basement Bathroom 2 Basement Bedroom 2 Basement Non Finished Area
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ADDITIONAL PHOTOGRAPH ADDENDUM Property Address City Lender State Borrower/Client County Zip Code File # 1847810996 Ari Zamir & Amelia Patt-Zamir 2995 Quarton Rd Bloomfield Hills Oakland MI 48301-2204 JP Morgan Chase 1847810996 Basement Other Room 2 Basement Exercise Room Basement Other Room 3
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ADDITIONAL PHOTOGRAPH ADDENDUM Property Address City Lender State Borrower/Client County Zip Code File # 1847810996 Ari Zamir & Amelia Patt-Zamir 2995 Quarton Rd Bloomfield Hills Oakland MI 48301-2204 JP Morgan Chase 1847810996 Basement Rec Room Basement Rec Room Basement Rec Room - Walkout Area
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ADDITIONAL PHOTOGRAPH ADDENDUM Property Address City Lender State Borrower/Client County Zip Code File # 1847810996 Ari Zamir & Amelia Patt-Zamir 2995 Quarton Rd Bloomfield Hills Oakland MI 48301-2204 JP Morgan Chase 1847810996 Basement Rec Room Basement Bathroom 2 Basement Bathroom 2
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ADDITIONAL PHOTOGRAPH ADDENDUM Property Address City Lender State Borrower/Client County Zip Code File # 1847810996 Ari Zamir & Amelia Patt-Zamir 2995 Quarton Rd Bloomfield Hills Oakland MI 48301-2204 JP Morgan Chase 1847810996 Bedroom 1 Bathroom 1 Bathroom 1
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ADDITIONAL PHOTOGRAPH ADDENDUM Property Address City Lender State Borrower/Client County Zip Code File # 1847810996 Ari Zamir & Amelia Patt-Zamir 2995 Quarton Rd Bloomfield Hills Oakland MI 48301-2204 JP Morgan Chase 1847810996 Second Floor Loft Area Bedroom 2 Bathroom 2
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ADDITIONAL PHOTOGRAPH ADDENDUM Property Address City Lender State Borrower/Client County Zip Code File # 1847810996 Ari Zamir & Amelia Patt-Zamir 2995 Quarton Rd Bloomfield Hills Oakland MI 48301-2204 JP Morgan Chase 1847810996 Kitchen / Great Room Great Room Great Room
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ADDITIONAL PHOTOGRAPH ADDENDUM Property Address City Lender State Borrower/Client County Zip Code File # 1847810996 Ari Zamir & Amelia Patt-Zamir 2995 Quarton Rd Bloomfield Hills Oakland MI 48301-2204 JP Morgan Chase 1847810996 Dining Nook Garage Interior Basement Other Room 1
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ADDITIONAL PHOTOGRAPH ADDENDUM Property Address City Lender State Borrower/Client County Zip Code File # 1847810996 Ari Zamir & Amelia Patt-Zamir 2995 Quarton Rd Bloomfield Hills Oakland MI 48301-2204 JP Morgan Chase 1847810996 Opposite Street Scene Side View / Garage Subject Sits Back From The Main Road
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ADDITIONAL PHOTOGRAPH ADDENDUM Property Address City Lender State Borrower/Client County Zip Code File # 1847810996 Ari Zamir & Amelia Patt-Zamir 2995 Quarton Rd Bloomfield Hills Oakland MI 48301-2204 JP Morgan Chase 1847810996 Subject Driveway Entrance Additional Front View
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ADDITIONAL PHOTOGRAPH ADDENDUM Property Address City Lender State Borrower/Client County Zip Code File # 1847810996 Ari Zamir & Amelia Patt-Zamir 2995 Quarton Rd Bloomfield Hills Oakland MI 48301-2204 JP Morgan Chase 1847810996 Comparable 1 - 2085 Quarton Rd Comparable 2 - 3860 Mystic Valley Dr Comparable 3 - 950 Waddington St
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ADDITIONAL PHOTOGRAPH ADDENDUM Property Address City Lender State Borrower/Client County Zip Code File # 1847810996 Ari Zamir & Amelia Patt-Zamir 2995 Quarton Rd Bloomfield Hills Oakland MI 48301-2204 JP Morgan Chase 1847810996 Comparable 4 - 218 Charing Cross Ct Comparable 5 - 7285 Hiddenbrook Ln
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COMPARABLES PHOTOGRAPH ADDENDUM Property Address City Lender State Borrower/Client County Zip Code File # Comparable Sale 1 Date of Sale: Sale Price: Sq. Ft.: $ / Sq. Ft.: Comparable Sale 2 Date of Sale: Sale Price: Sq. Ft.: $ / Sq. Ft.: Comparable Sale 3 Date of Sale: Sale Price: Sq. Ft.: $ / Sq. Ft.: 1847810996 JP Morgan Chase Ari Zamir & Amelia Patt-Zamir 2995 Quarton Rd Bloomfield Hills Oakland MI 48301-2204 1847810996 2085 Quarton Rd Bloomfield Hills 48301-232 s05/25;c03/25 1,375,000 4,612 298.14 MI s11/24;c11/24 1,900,000 6,304 301.40 3860 Mystic Valley Dr Bloomfield Hills 48302-143 MI s02/25;c01/25 2,500,000 5,845 427.72 950 Waddington St Bloomfield Hills 48301-235 MI
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COMPARABLES PHOTOGRAPH ADDENDUM Property Address City Lender State Borrower/Client County Zip Code File # Comparable Sale 4 Date of Sale: Sale Price: Sq. Ft.: $ / Sq. Ft.: Comparable Sale 5 Date of Sale: Sale Price: Sq. Ft.: $ / Sq. Ft.: Comparable Sale 6 Date of Sale: Sale Price: Sq. Ft.: $ / Sq. Ft.: 1847810996 JP Morgan Chase 1847810996 Ari Zamir & Amelia Patt-Zamir 2995 Quarton Rd Bloomfield Hills Oakland MI 48301-2204 218 Charing Cross Ct Bloomfield Hills MI 48304-350 s10/24;c09/24 1,350,000 5,385 250.70 7285 Hiddenbrook Ln Bloomfield Hills MI 48301-350 s04/25;c03/25 1,735,000 5,639 307.68
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LOCATION MAP ADDENDUM Property Address City Lender State Borrower/Client County Zip Code File # 1847810996 Ari Zamir & Amelia Patt-Zamir 2995 Quarton Rd Bloomfield Hills Oakland MI 48301-2204 JP Morgan Chase 1847810996
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SKETCH ADDENDUM Property Address City Lender State Borrower/Client County Zip Code File # 1847810996 Ari Zamir & Amelia Patt-Zamir 2995 Quarton Rd Bloomfield Hills Oakland MI 48301-2204 JP Morgan Chase 1847810996
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SKETCH ADDENDUM Property Address City Lender State Borrower/Client County Zip Code File # 1847810996 Ari Zamir & Amelia Patt-Zamir 2995 Quarton Rd Bloomfield Hills Oakland MI 48301-2204 JP Morgan Chase 1847810996
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SKETCH ADDENDUM Property Address City Lender State Borrower/Client County Zip Code File # 1847810996 Ari Zamir & Amelia Patt-Zamir 2995 Quarton Rd Bloomfield Hills Oakland MI 48301-2204 JP Morgan Chase 1847810996
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Property Address City Lender State Borrower/Client County Zip Code File # 1847810996 Ari Zamir & Amelia Patt-Zamir 2995 Quarton Rd Bloomfield Hills Oakland MI 48301-2204 JP Morgan Chase 1847810996 Subject Aerial View
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Property Address City Lender State Borrower/Client County Zip Code File # 1847810996 Ari Zamir & Amelia Patt-Zamir 2995 Quarton Rd Bloomfield Hills Oakland MI 48301-2204 JP Morgan Chase 1847810996 Subject Aerial View - Zoomed Out
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Property Address City Lender State Borrower/Client County Zip Code File # 1847810996 Ari Zamir & Amelia Patt-Zamir 2995 Quarton Rd Bloomfield Hills Oakland MI 48301-2204 JP Morgan Chase 1847810996 Market Trend Analysis - Page 3
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Property Address City Lender State Borrower/Client County Zip Code File # 1847810996 Ari Zamir & Amelia Patt-Zamir 2995 Quarton Rd Bloomfield Hills Oakland MI 48301-2204 JP Morgan Chase 1847810996 Zoning Map
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Property Address City Lender State Borrower/Client County Zip Code File # 1847810996 Ari Zamir & Amelia Patt-Zamir 2995 Quarton Rd Bloomfield Hills Oakland MI 48301-2204 JP Morgan Chase 1847810996 License
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Property Address City Lender State Borrower/Client County Zip Code File # 1847810996 Ari Zamir & Amelia Patt-Zamir 2995 Quarton Rd Bloomfield Hills Oakland MI 48301-2204 JP Morgan Chase 1847810996 Market Trend Analysis - Page 2
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Property Address City Lender State Borrower/Client County Zip Code File # 1847810996 Ari Zamir & Amelia Patt-Zamir 2995 Quarton Rd Bloomfield Hills Oakland MI 48301-2204 JP Morgan Chase 1847810996 Market Trend Analysis - Page 4
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Property Address City Lender State Borrower/Client County Zip Code File # 1847810996 Ari Zamir & Amelia Patt-Zamir 2995 Quarton Rd Bloomfield Hills Oakland MI 48301-2204 JP Morgan Chase 1847810996 Market Trend Analysis - Page 5
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Property Address City Lender State Borrower/Client County Zip Code File # 1847810996 Ari Zamir & Amelia Patt-Zamir 2995 Quarton Rd Bloomfield Hills Oakland MI 48301-2204 JP Morgan Chase 1847810996 Market Trend Analysis - Page 1
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Property Address City Lender State Borrower/Client County Zip Code File # 1847810996 Ari Zamir & Amelia Patt-Zamir 2995 Quarton Rd Bloomfield Hills Oakland MI 48301-2204 JP Morgan Chase 1847810996 Market Trend Analysis - Page 7
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Property Address City Lender State Borrower/Client County Zip Code File # 1847810996 Ari Zamir & Amelia Patt-Zamir 2995 Quarton Rd Bloomfield Hills Oakland MI 48301-2204 JP Morgan Chase 1847810996 Market Trend Analysis - Page 6
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Property Address City Lender State Borrower/Client County Zip Code File # 1847810996 Ari Zamir & Amelia Patt-Zamir 2995 Quarton Rd Bloomfield Hills Oakland MI 48301-2204 JP Morgan Chase 1847810996 Plat Map
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Property Address City Lender State Borrower/Client County Zip Code File # 1847810996 Ari Zamir & Amelia Patt-Zamir 2995 Quarton Rd Bloomfield Hills Oakland MI 48301-2204 JP Morgan Chase 1847810996 E & O Insurance
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AI Ready PDF Generated on 06/03/2025 11:00:38 PM 1847810996