Munch.pdf

Stephen Munch, Petitioner V Township Of Hampton, Respondent · 25-002344-TT

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Page 1

RECEIVED 

- 

—— 

MAY 

1.2 2025 

ee 

Michigan Tax Tribunal 

May 7, 2025 

MICHIGAN TAX TRIBUNAL 

Small Claims Division 

GEOR 

PROL0ARE-1 

05/09/25 

i190 

Ant 

$200.00 

STEPHEN MUNCH 

611 W. Ottawa Street 

i 

Lansing, MI 48933 

RE: Michigan Tax Tribunal Small Claims Division, Stephen Munch v. Township of Hampton 

Parcel No. 070-059-100-090-00. 

Dear Michigan Tax Tribunal, 

Attached please find: 

Appearance on behalf of Stephen Munch 

Property Tax Appeal Petition with 11 Exhibits 

Proof of Service 

Check for $200.00 payable to the State of Michigan 

Boor Nios 

Sincerely, 

AZ 

pA AIA

Page 2

STATE OF MICHIGAN 

LANSING 

Hampton Township, 

Petitioner, 

Vv. 

Stephen Munch, 

Respondent. 

MICHIGAN TAX TRIBUNAL 

SMALL CLAIMS DIVISION 

MTT DOCKET #: 

Parcel 070-059-100-090-00 

Assessing Department 

Hampton Charter Township 

801 W. Center Road 

Essexville, MI 48732 

(989) 893-7451 

Richard O. Milster (P35431) 

Attorney for Respondent 

1038 Rosemary Court 

Essexville, MI 48732 

(989) 415-1618 

richmilster@gmail.com 

NOW COMES Richard O. Milster, Attorney at Law, and hereby enters his Appearance 

APPEARANCE 

for and on behalf of the Respondent, Stephen Munch, in the above-entitled matter. 

Dated: May 

/ 

. 2025. 

Flithend 0. Midi

Page 3

Hewes 

STATE OF MICHIGAN 

GRETCHEN WHITMER 

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS 

GOVERNOR 

LANSING 

{ 

GD 

MARLON 

|. BROWN, DPA 

DIRECTOR 

PROPERTY TAX APPEAL PETITION FORM 

VALUATION / EXEMPTION / CLASSIFICATION APPEAL 

Do not use this form to appeal Principal Residence Exemption, Qualified Agricultural Exemption, Special Assessment, or 

Non-Property tax disputes. 

submit this document, you may be held in default. 

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

(e.g. Board of Review Decision or Notice of Uncapping) with this Small Claims Petition, if applicable. If you do not 

Section 1: Petitioner’s Contact Information 

First Name 

Ml. 

Last Name/Company Name 

STEPHEN 

J 

MUNCH 

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

877 N PINE ROAD 

City or Town 

State 

ZIP Code 

ESSEXVILLE 

MI 

48732 

Telephone Number (989) 892-5333 

odonnellsearthworksbilling@yahoo.com 

E-mail Address (do not enter unless you want MTT to send all correspondence via e-mail) 

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

First Name 

MI. 

Last Name 

RICHARD 

0 

MILSTER (P35431) 

Firm Name (if any) 

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

1038 ROSEMARY COURT 

City or Town 

State 

ZIP Code 

ESSEXVILLE 

MI 

48732 

Telephone Number (989) 41 5-1 61 8 

RICHMILSTER@GMAIL.COM 

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

Section 3: Subject Property Information 

How many 

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

parcels areyou | [] Yes* 

[] No** 

appealing? 

*f yes, use a multiple parcel form for information regarding any contiguous parcels. 

1 

**If no, you must file separate appeals for each non-contiguous or non-adjoining parcel or you will be defaulted. 

Property Address (No., Street, City, ST, ZIP) 

[If multiple, list first property's address]

Page 4

STATE OF MICHIGAN 

GRETCHEN WHITMER 

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS 

MARLON I. BROWN, DPA 

GOVERNOR 

LANSING 

DIRECTOR 

Section 4: Issues Being Appealed (check 

all that apply) 

[4 True Cash and Taxable Value 

[J Poverty Exemption 

[0 Taxable Value Only (calculation) 

[J Disabled Veterans Exemption 

[] Uncapping of Taxable Value 

[J Eligible Manufacturing Personal Property (ESA) 

[J Exemption from Taxation (other than the denial of a 

[J Classification 

Principal Residence or Qualified Agricultural Exemption) 

Section 5: Explain the Reason for this Appeal 

PLEASE SEE ATTACHED 

Section 6: Jurisdictional Issues 

Year(s) you are appealing: 

2025 

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

[ml] No 

If Yes, check which BOR you attended AND attach the BOR decision: [¥]] March 

Od July 

Od December 

If No, check the applicable reason(s): 

[J Not required to attend 

0 Assessment Change Notice was not received by Petitioner 

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

[| Appealing within 35 days of State Tax Commission Order

Page 5

STATE OF MICHIGAN

GRETCHEN WHITMER

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS

MARLON I. BROWN, DPA

GOVERNOR

LANSING

DIRECTOR

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

Parcel Identification Number:

070-059-100-090-00

Classification of Property:

Real

Personal

(check one)

Agricultural

Commercial

Industrial

Residential

Timber-Cutover

Developmental

Utility

(check one)

Current Assessed Value (also known as State Equalized Value) as established by the BOR:

$448,700

Current Taxable Value as established by the BOR:

$290,891

What do you believe is the fair market value (also known as True Cash Value)?

$327,000

Multiply the True Cash Value by .5 and enter here. This is your contention of Assessed Value.

$163,500

Ifyou believe the Taxable Value differs from your Contention of Assessed Value, enter your contention of Taxable Value.

$156,252

Section 8: Classification Information only the Mi Dep't of Treasury may appeal this issue to the Tribunal*

Parcel Identification Number:

070-059-100-090-00

Current Classification of Property as established by Board of Review:

Real

Personal

(check one)

Agricultural

Commercial

Industrial

Residential

Timber-Cutover

Developmental

Utility

(check one)

What do you believe is the property's classification?

Real

Personal

(check one)

Agricultural

Commercial

Industrial

Residential

Timber-Cutover

Developmental

Utility

(check one)

Ifimproved property, how is the property currently being used?

HOMESTEAD WITH POLE BARN

If improved property, for what use was the property designed?

HOMESTEAD WITH POLE BARN

Page 6

STATE OF MICHIGAN

GRETCHEN WHITMER

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS

MARLON I. BROWN, DPA

GOVERNOR

LANSING

DIRECTOR

Fee Information

Does the subject property have a Principal Residence Exemption of at least 50% as of the date of the filing of this petition?

[i] Yes

[| No

Are you appealing ONLY the denial of a Poverty Exemption or Disabled Veterans Exemption?

[1 Yes

i} No

If you answered yes to either or both of the above questions, you are not required to pay any filing fees.

The filing fee is based on the greater of the State Equalized Value or Taxable Value in contention.

If you are appealing more than one

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

$25.00 will be added for each additional parcel being appealed, not to exceed a total filing fee of $1,000.

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

the State Equalized Value or Taxable Value in contention is:

Filing Fee is:

$100,000.00 and under

$125.00

$100,000.01 to $500,000.00

$200.00

$Over $500,000.00

$300.00

If your property is

NOT residential property (see MCL 205.762) and

the State Equalized Value or Taxable Value in contention is:

Filing Fee is:

$100,000.00 and under

$250.00

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

If your property is

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

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

Signature *required

Petitioner,

ttorney/Authorized Representative’s Signature:

Is!

ood

By 7

Page 7

03/31/2025 

1 

2025 BOARD OF REVIEW DECISION 

FROM 

ASSESSING DEPARTMENT 

HAMPTON CHARTER TOWNSHIP 

801 W CENTER RD 

ESSEXVILLE, MI 48732 

NAME AND ADDRESS OF OWNER OR PERSON NAMED ON ASSESSMENT ROLL: 

MUNCH, STEPHEN 

877 N PINE RD 

ESSEXVILLE MI 48732 

PROPERTY IDENTIFICATION: (Parcel Code required. Property address 

and legal description optional.): 

070-059-100-090-00 

445 W CENTER RD 

E 145 FT OF 

N 330 FT OF W 1/2 OF W 1/2 OF NW 1/4. SEC 29 

T14N R6E 

THIS PROPERTY IS CLASSIFIED AS 401 

(RESIDENTIAL-IMPROVED) 

Thank you for attending this years March Board of Review. The Board has reviewed the information you supplied and the data necessary 

to compute your assessment and taxable value. 

The Board has completed their review of parcel number 070-059-100-090-00 They 

have made the following determination based on the information you supplied. 

Board of Review Comments: 

NO CHANGE, APPRAISAL DOESN'T USE ANYTHING COMPARABLE TO SUBJECT THEY TRIEDPROTESTING 2023, 2024 AND 2025 - THESE ARE AT 

THE STATE LEVEL 

2025 ORIGINAL ASSESSED VALUE 

448,700 

2025 "BOARD OF REVIEW" ASSESSED VALUE 

448,700 

(If the above amounts are the same, no revisions have occured) 

2025 ORIGINAL TAXABLE VALUE 

290,891 

2025 "BOARD OF REVIEW" TAXABLE VALUE 

290,891

Page 8

Attachment for Property Tax Valuation Appeal 

re: 445 W. Center Road, Essexville, MI 48732 

This is a complicated case with a complicated history. Hampton Township claims 

an assessed value of $448,700 (for a fair market value of $897,400) and a taxable 

value of $290,891. These values are unreasonable and extreme. No credible evidence 

supports these claims. 

In support of Petitioner’s appeal, the Michigan Tax Tribunal is provided with the 

following documentation: 

1. 

An appraisal by David Kerr dated March 6, 2025 providing a value of the 

home at $327,000. This is attached as Exhibit 1. The value of the pole barn is 

25% of this figure. 

An appraisal dated April 5, 2024 by David Kerr stating a value of the 

premises of $300,000. This is provided for history and attached as Exhibit 2. 

The value of the pole barn is 25% of this figure. 

Therefore, the assessed value should be $163,500 for 2025. It follows the 

taxable should be $156,252. This is arrived at by taking the best evidence of 

the taxable value of the homestead existing after the pole barn was built 

which is $81,252 in 2023 and adding the appraised value of the pole barn of 

$75,000 for a total taxable value of $156,252. 

Attached as Exhibit 3 is the Notice of Assessment which also shows an 

increase in assessed value from $82,400 to $100,200. This increase is due to 

the new driveway and pavers installed on the homestead. 

The pole barn is located on two properties. The two properties are the subject 

Parcel 070-059-100-090-00 and Parcel 070-059-100-075-00 which is attached 

as Exhibit 4. The full value of the pole barn is placed on the subject property. 

Hampton Township has stipulated to the State Tax Commission the taxable 

value of Exhibit 4 without the pole barn is $4,961. Attached as Exhibit 5. 

The 2024 assessments were appealed to the Michigan Tax Tribunal which has 

yet to rule. Stephen Munch became the record title owner of the two 

properties on January 31, 2024.

Page 9

D1 Frame, not true. It is a pole barn frame 

Ceiling 18 feet, not true. Ceiling is 16 feet 

Size of pole barn 174 x 60, not true. Size is 120 x 60 

f. 

Itisnot 

1 Y story. It is one story with a partial attic 

Attached is Exhibit 6 documenting these errors. The pole barn was first 

placed on Parcel 070-059-100-075-00. 

Oo oe 

Based on this work product, at the 2023 Board of Review hearing for Parcel 

070-059-100-075-00. Hampton Township, without notice to Marsha Munch, 

and without an opportunity to be heard by her, increased the value of the pole 

barn property to $218,000. This is attached as Exhibit 7. 

Again, this was subsequently corrected as documented in Exhibit 5 above. 

In apparent retaliation for objecting to the errors and the increase in 

assessment without notice and an opportunity to be heard, Hampton 

Township doubled down and increased the value of the pole barn as follows: 

a. 

Pavers 

$16,805 

b. 

New Driveway 

$79,749 

c. 

Pole Barn Porch 

$136,734 

d. 

Pole Barn 

$225,811 

Total 

$458,599 

Please note the pavers and part of the driveway were already included in the 

increase of assessment to the homestead as documented in Exhibit 3 above. 

Attached as Exhibit 8 is this work product. 

A pole barn porch worth $136,734 

is a myth. A $225,811 pole barn is a myth. A driveway of $79,249 is a myth. 

Pavers of $16,805 is a myth. These myths do not exist and are simply not 

present at this Hampton Township address. Stephen Munch did not spend 

anywhere close to this to build this pole barn. He did much of the work 

himself. 

For what it is worth, the Michigan Tax Tribunal should know the assessor is 

not unbiased toward Stephen Munch. She has filed with the Michigan Tax 

Tribunal 2024 appeal personal attacks on Stephen Munch. In summary she 

has falsely claimed: 

a. 

Stephen Munch lied to her multiple times as to where the pole barn 

was built (not true). 

b. 

Stephen did not have a legal building permit (not true). 

c. 

Bathrooms were removed from the structure (not true).

Page 10

11. Attached is the 2025 Board of Review Decision as Exhibit 11. 

Conclusion: 

The value of this pole barn is unique to Stephen Munch. The use of the pole 

barn is unique to Stephen Munch. The claimed value of $458,599 for the pole 

barn is extreme and would never be received by Stephen Munch in a fair market 

sale of the property any more than a billionaire building a $458,599 inground 

pool and private child playground would increase the value by the same amount. 

Again, Stephen Munch did not pay anything close to this for this pole barn. 

The fair market value is what the licensed appraiser says it is. This was 

$300,000 in April 2024 and $327,000 in March 2025. The taxable value should 

be 

$156,252. The homestead remains protected by Proposal A. The pavers and much 

of the driveway were already included in the 2023 assessment increase. The issue 

is what is the additional value of the pole barn. Petitioner’s appraiser states an 

outbuilding contributes to about 25% of the total value of the premises. 

Therefore, the true cash value is $327,000, the assessed value is $163,500, the 

taxable value is $156,252. This is arrived at by taking 25% of the April 5, 2024 

appraisal and adding it to the 2023 taxable value; ($75,000 plus $81,252). The 

$81,252 value is the 2023 taxable value which is the best evidence of the taxable 

value after the pavers and part of the driveway were installed. The 2023 

assessments included these improvements. 

Dated: May. 7.2025. 

Fiend OH 

Richard O. Milster 

Stephen Munch 

Attorney for Stephen Munch 

Petitioner

Page 11

Exhibit 1

Page 12

Pago #10127 

Residential Appraisal Services 

3922 Mystic Trl 

Saginaw, MI 48603 

(989) 280-9666 

03/06/2025 

Homeowner. 

Re: Property: 

445 W Center Rd 

Essexville, MI 48732-9420 

Borrower: 

File No.: 

20250359 

Ge Date: 

03/02/2025 

In accordance with your request, we have appraised the above referenced 

attached. 

property. The report of that appraisal is 

The purpose of the appraisal is to develop an opinion of market value for the properly described in this appraisal 

report, as improved, in unencumbered fee simple title of ownership. 

This report is based on a physical analysis of the site and improvements, a locational analysis of the neighborhood and 

city, and an economic analysis of the market for properties such as the subject. The appraisal was developed and the 

report was prepared in accordance with the Uniform Standards of Professional Appraisal Practice. 

The opinion of value reported above is as of the stated effective date and is contingent upon the certification and 

limiting conditions attached. 

It has been a pleasure lo assist you. Please do not hesitate to contact me or any of my staff if we can be of additional 

Stale Licensed Real Estale Appraiser 

License or Certification #: 1203078365 

State: MI 

Expires: 07/31/2025 

Davek@miappraisals.com

Page 13

RESIDENTIAL APPRAISAL SUMMARY REPORT 

neh ovary 

Residential Appraisal Services 

Page 

# 20121 

+ 40750350 

Clty: Egsexville 

Leg! Dascilpllon; 

€ 146 FT OF N 430 FT OF W 1/2 OF W 1/2 OF NW 174, SEC 20 THAN RBE 

Propet Address: 

445 W Center Rd 

ASSIGNMENT 

County: Bay 

i 

Assessor's Parcel #: 

(70-059-100-090-00 

Tax Yoar: 2024. 

RE. Taxes: § 11,022 

special Assessments: $ 0 

Bortower (i appfigable): 

13] uren) Owner of Recor, 

MUNCH, STEPHEN J 

Ocoopart. 

@ Owner 

Tenant. 

Vaart 

Sar mons 

Projoct Type: 

PUD 

Condoninium 

Cooperative 

Otlier (deserfio) 

HOA: $ 0. 

5 

2 sil i 

p 

Market 

Area Name: ___ Hampton Township 

Map felons: 13020 

ese a 2 

TA) 

i 

lie 

(descr 

cerlain 

Market 

Val 

The purpose of this appraisals to ‘develop an opinion of: 

Markel Value (3s defined), or 

“other lype.ol value (describe) 

Ascel specie 

prospective 

This report reflects the following value (f.not Cuirent, see comments). 

@ Curent (the: Inspection Date'is the Effective Date) 

Approzchies devélopad for ths appraisal: 

@ Sales Comparison Approach 

Cost Approach. ncome Approach (S80 

Property Rights Appraised. 

-@ Fee Simple 

Leasehold 

Leased Feb 

Other (desctibe) 

iintonded Use: Determine market value, 

Fegoncifation Corres 20d Sop of Work) 

Intended User(s) (by name of type): 

Homeowner. 

a. 

Adios: 

445.W Center Rd, Essexville, MI 48732 

MARKET AREA DESCRIPTION 

Client: 

Appraiser: 

Address: 

3922 Mystic 

Trl, Saginaw, MI AB603 

I) 

Tocaton: 

Uiban 

Sowban 

@ Rural 

Fradominant | 

One-Unit Housing| 

Present Land Use 

Change In Land 

Us 

Bill up 

Or7sh 

 @ 275% 

Unierzs | OCEPARCY 

| 

PAIGE 

AGE | On-Unit 

66%] ® NotUiey 

. 

Growth rate: 

Rapid 

@ Stable 

~ Slow 

@ Omer 

$(000) 

(yrs) 

[2-4 nit 

«Likely 

In Process 

Property values: 

Increasing 

@ Slable 

Declining 

Tenant 

5 

Low 

4 

Deman/supply: 

. Shortage 

@ In Balance 

+ Over Supply 

@ Vacant (05%) 

Lo 

00, 

High 145 

C 

Marketing time: _@ Under 

3 Mos. 

:3.6 Mos, 

Over 

6 Mos. 

{© 

Vacant (>5%) 

226 

Pred 

60 

‘Market Area Boundaries, Description, and Markel Conditions (including suppor for 

tha 2bove, characteristcs and trends): 

he MLS usually sell within three months. The markel is generally stable, Financing Is 

a mix 

conventional financing. Seller. pald concessions are routine, especially those 

that involye govern! 

wintry suburban locat 

All support. 

ed. No adv 

d township fire dept... 

o 

Dimensions; 145x330 

{Zoning Classification: 

R-[. 

rs 

mean, 

see 

pA 

Description: 

Residential improved... 

E 

Zoning Compliance: 

@ Legal 

(Legal nonconfoiming (grandfathered) 

egal 

+1 Highest & Bast Use as improved: 

| Rota 

Us as of Effctve Dat 

Site Area: 

1.10 ac 

| ‘fre CO&Rs applicable? 

Yes @ No 

_ 

Unknown 

Have tha documents been reviewed? 

Yés 

., No__ 

Ground Rent {if appicable) 

_$ 

@ Present use, of 

Other use (explain) 

See attached addendur 

“Use as appraise 

and bestuse, 

Summary of Highs! & Best Use: 

Utilities 

Dic 

Omer 

Provider/Description 

Off-site Improvements 

Type 

Public Private | Topography 

Level 

re] 

Electicity 

7 

Public , 

Street 

Asphalt; 

@ 

7 

|Sie 

a 

Gas 

Curb/Gutter 

None. 

RR 

"+ 

| Shape 

Wer 

| Sidewalk. 

Ne 

a 

La 

Drainage 

Ade 

o 

Sanitary Sewer 

«J 

c 

| Street Lights Public 

a 

eo 

| 

View 

a 

_ 

Storm Sewer 

ley 

None 

Go 

2 

Other sie elements: 

Inside Lot“. Comar 

Lot 

/ ; Cul de Sac 

@ Underground Utes 

(J Other (describe) 

FEMA 

Spec | Flood Hazard Area“) Yes @ No “FEMA Flood Zone_X 

FEMA Map # 26017CO360F 

FEMA Map Date 07/31/2024 

Sie Comments: 

The subject.and site are typical of this Tocale. Public sewers are nat available, and would not 

be feasible. 

General Description 

[Exterior Description 

Foundation 

Basement 

None 

| Heating 

|#otlats 

1 

Foundation 

Conrete Black _|Slab 

None 

_ 

_ |Aeasq. FL 

2,130; 

{ype 

#olStoes 

1 

Exterior Walls 

Brick/Aver. 

Crawl Space None ____ 

| % Finished 

0. 

_ 

Fuel 

Type @ Det” 

AL TL Roof Surface 

Gasement 

Full 

|Celing 

Nong, 

Desig (Styl) Ranch... Gulters & Dyinspls. 

| Sump Pump @ 

Walls 

ConcBlock 

[Cooling 

@ Bxsing 

Proposed 

Und Cans, | Window Type 

WoodiAver 

Dampness 

Floor 

Concrete 

{Cen 

Yes 

Acwal Age (Yis) 

84 

| 

StomiScreons 

Self storing/Aver Solfement 

None 

[Outside Ealy None 

“loner 

Filective Age (Yrs) 

25 

Infastation 

None 

_ 

Interlor Description 

Appliances 

Ail. :None| Amenitios 

) 

Car Stotage 

None 

Floors 

CpyHW,LmnY/Aver, 

| Refrigerator 

@|Strs 

Cif Fireplace(s) 

#1. 

Woodslove(s) # 

Garage: 

#olcars ( 

5 

Tol) 

Walls 

Drywall/Ay 

BN 

Range/Oven 

 @|Drop Stalr 

{Patio 

Yes 

Mach. 

1 

Aver, 

Disposal. 

{Scuttle 

@|Dack 

None 

Detach. 

©

Page 14

Page # 30f 

27 

RESIDENTIAL APPRAISAL SUMMARY REPORT 

FiloNo:_20250369 

Ty 1eseAICh 

Gd 

@ 

010 NOL [CVE 

ay prOr Sales Of Irsiers 

OF it Suid ropiity far tie ies yairs flor io The olfoelive dato of sappraleal 

%|Dala Source(s) 

MLS &for Property records. 

— 

= 

of 

Prior 

Subject Sale/Transfer 

Analysis of saleAransfet history and/or any eurtent agreement of sale'Bsting. 

~~ Note: Exterior inspection of comps Is 

2 

Date: 

used as an addilional verification source and for analysis of exterior influences. Any negative influences 

ne Price 

will ba noted in the report. A blank field in tha Date/Price of Prior Sale indicates no sale within 3 years for 

fy 

Source(s). 

I 

subject and 

1 year for comparables, The UAD formal ONLY allows for date and price 

*All comps are 

2 i 2nd 

Prior 

Subject Sale Transfer 

checked with MLS and/or property records for sales within the last year 

ate 

§ 

Price 

Source(s) 

SALES COMPARISON APPRO 

d 

_|Essexville, MI 48732-9769 

Essexville, MI 48732-9769 

2.70 miles E 

Sale Price'6LA 

§ 

sait)s 

202.4170 

Is 

ar2emt 

5 

137.46/501 

Data Source(s) 

SBRO27 #50147345,D0M 50 

[SBR #50161573,D0M 24 

SBR #50158104,00M 12 

Verifcalion Source(s) 

BayGIS/ReMax 9896863400 

 |BSRA/C21 9896864500 

BS&A/BerkHath 50158104 

VALUE ADJUSTMENTS 

DESCRIPTION 

DESCRIPTION 

+) $ Adjust. 

DESGRIPTION 

++) § Adjust 

DESCRIPTION 

+() $ Adjust. 

Sales or Financing 

ArmLth 

ArmLth 

ArmLih 

Concessions 

Conv;0 

Conv;0 

Canv;0 

Date of Sale/Time 

507/24;c06/24 

s12/24;012/24 

| 

|s11/24;c10/24 

Rights Appraised 

Fee Simple 

Fee Simple 

| 

Fee Simple 

Fes Simple 

Location 

N;BsyRd:Res 

N;BsyRd;Res 

N;BsyRd;Res 

{ 

N;Cntry;Res 

16,495 

Site 

1.10 ac 

3.2220 

-7,420[41400 sf 

i 

0|2.26 ac 

-4,080) 

View 

N;Pstr;Res 

N;Pstr; 

N,Pstrl;Res 

N;Pstr;Res 

Design (Style) 

Ranch 

Traditional 

0[Ranch 

Traditional 

. 

0 

Quality of Construction 

[Average 

Average 

\ 

Average 

Average 

k 

Age 

64 

119 

o|51 

| 

of118 

i 

0 

Condition 

Average 

Average 

Average 

Above Average 

16,495] 

Above Grade 

Tota) Bdms 

Baths 

| Tol Bdms 

Baths 

| 

| Total Bdrms; 

 Balhs 

Tolal - Bdms, 

 Balhs. 

J 

Room Count 

6 

3 

10 

[74 

14 

| 

6500 

8 

3 

30 

21,2008 

4 

20 

-13,196 

Gross Living Area 

2,130 sql. 

1,6085q.f, 

 +20,880) 

1,87650f. 

 +10,160} 

2,400 sat. 

-10,800) 

Basement & Finished 

| 2130sf0sfin 

896510sfin 

+0,872{1876511200sfin 

-7,568{1150s10sfin 

+7,840 

Rooms Below Grade 

; 

1rr1br0.0bado 

of 

Functional Utility 

Average 

Average 

[Average 

Average 

Heating/Cooling 

FWA CAC 

FWA CAC 

| 

FWA CAC 

' 

FWA CAC 

4 | Energy Efficient llems 

None noted 

None noted 

| 

_ [None noted 

‘ 

None noted 

nN 

| Garage/Carport 

1ga5dw 

|2ga6dw 

1 

-9,750|2gd6dw 

! 

-7,950|2gd2dw 

-9,897 

2 

orch 

Deck 

Porch,Patio 

Porch,Deck 

Porch,Deck 

. 

Porch,Deck_ 

0] 

| Added 

Features 

1F/P 

FP 

FIP 

-1,326{1 FIP 

%|isc, Amenties 

| Pole Barn 60x120 |50x120PB,30x500 

 0|Pole Bam 

| 

+69,100[PIBm,Shd,Fnce 

+58,608 

3 | Pool.Pond 

Spa 

AG Pool 

None 

None 

None 

0 

{Z3 

< 

| 

Net Adjustment (Total) 

_ 

41,217) 

S| Adjusted Sale Price 

i 

of Comparables 

El ‘Summary of Sales Comparison Approach 

See 

attached addendum. 

id

Page 15

FENURE 

| 

—~ADDITIONAL OMPARARLE 

SUBJECT 

= 

COMPAHAR 

ann mn vs 

| ‘Pago #401 27 

Address 445 W Center Rd 

Essexville, M| 48732-942 

i 

 -— 

Egsexville; Ml 4873 

ummary of Sales Comparison Approach 

SALES COMPARISON 

Filo Nos 20250350 

=i 

OMPARAGLE SALE. # 

Ont 

Salo Prca/GLA 

$ 

isq|s 

52.00/00] 

$ 

 163.49/501L 

153,78 sot; 

Data Sourca(s) 

! 

SBR #50149430,00M 56 

SBR #50136282,00M § 

SBR sEoleaason _— 

Verification Source(s) 

BayGiS/ReMex 0896863400 

 [BayGIS/C21 0899217000 

Lips 

0 

$ Ads 

VALUE ADJUSTMENTS | 

DESCRIPTION 

DESCRIPTION 

| +() $Adusl. | ~~ DESGRPTON 

+() $Adist. | 

DES 

13 

Sales or Financing 

ArmLth 

Fok 

I 

Concessions 

Conv; 

ne 

Conv; 

| 

Date of Sale/Tirtie 

: 500/24:600/24 

3 

S05/24;c04/24 

| 

500/24;08/24. 

| 

| 

Rights Appraised 

~_ [Fee Simple 

Fee Simple 

Foe Simple, 

| 

Feo Simple 

I" 

43.008 

Location 

N;BsyRd;Res 

N;Res; 

18,000] N;Res; 

| 

-19,895|N;Cnlry;Res 

t 

+1435 

Site 

1.1046 

21780 sf 

42,100/1.65 ac 

i 

1,925/30056 sf 

| 

‘ 

Vie 

N;Pstri;Res. 

N:Res; 

od. 

|NiRes; 

_ 

b+ 

i=in N;Pstri;Res. 

4 

s 

Design 

(Style) 

Ranch 

|Rancn 

; 

Ranch, 

| 

43.995 

Qually ad 

|Average. 

lasove Average. 

| 

-18.000/Above Average. 

| ..<19,995/Above Average 

13.899 

Ae 

64 

74 

I 

058 

ol 

2 

Condition 

Average 

“|above Average. 

| 

__ x18,000|Above Average. 

| 

19.895 

5 

‘Above Grade 

Tot Roms! fans 

| 

Total [Bam] _ Bans 

[Tom 

Room Count 

6.3 

10 

[8,4 

21 | 

21600 

Gross Ling Area 

: 

2,130 sul. 

2.36750 

9,480) 

Basement & Finfshed ~~ |2130810sfin 

15925f900sfin 

-2,896|2446510: 

Rooms Below Grade 

Funcuonal Ubly 

Heating/Cooling 

Porch,Patio 

Fe 

x]. 

Ei 

os 

21 

Net Adjstment (Tota) 

Adjusted 

Sale Price

Page 16

{pape #0 ct2r 

page R57 

Sale PcGLA_ 

Data Source(s) 

Verification Source(s) 

VALUE ADJUSTMENTS 

Sales or Financlag 

Concessions 

Date of Sale/Time 

Rights Appraised 

Location 

site. 

View 

Design (Style) 

Quality. of Construction 

Age 

Condition 

Above Grade 

Room Count 

Gross Lying Ared 

Basement! & Finished 

Rooms Below. Grade 

Functional Utifty 

Heafing/Coafing 

Fee Simple 

1.10 ac 

N;Pstri;Res. 

Ranch 

Average 

er 

|2130sf0sfin 

_ lsan)s 

DESCRIPTION 

N;BsyRd:Res 

+] 

Filo 

No: 20260359 

LE 

SALES #1 

COMPARABLE SALE#9 

2370 Dewyse Rd 

Bay City, MI 48708-0172. 

COMPARABLE 

SNE 

#8. 

182.6675¢/L 

SER #50160745,D0M 45 _ 

5S&A/C21 9896864500 

R 

DESCRIPTION 

| 

+(:.$ Adjust. 

AtmiLth 

Conv;0 

512/24,012/24 

Fee Simple. 

Above, Average,__| 

Tod ims] Dats 

| 

5 

g ADU 

Tv 

‘See Aactied Ad

Page 17

{page #60127

RESIDENTIAL APPRAISAL SUMMARY REPORT

Fllio:_20250359

0ST APPROACH 10 VALUE (fdavaloped

@ Tio Cost Approach ws TOL Unwed

(0 0 pil,

Provide adequale infomation for replication of the Joowing cost figures and calculations.

Support for the opnvonof sie value, (sumnary of compaiable land sales or ober meliods for estimating se value):

Land value ig based an vacant land sales

in the subject's market, hen available, and/or the allocation method Land value is based on vacant land sales in the subject's market, when

available, and/or the allecation method, factared at 8%

[ESTATE

AEPRODUCION Cn

@ REPLAGEVENT COST NEW

PINION OF SITE VALUE

”

26,000

| source of cost dl: MarchatsLocal dole

Clowes,

HR@ S$.

S| Qualty rating from cos! service:

Effective dale of cost dala: 03/2025 _

_sh@s

51 Comments on Gost Approzch (gross fing ae callatons, deprecialon, ole):

LSA @$

% | The Marshall & Swit Residential Cos Service, combined with

ses

i+ | information from local building trades personnel, Is utilized

in te

Soft @$

14 davelopment.of the cost approach. See altached drawing. The Cost

and if congidered; was.

[BaageCapol.

Sf@8

not deemed applicable, given age and would be considered only to the

|Tota Estimate of Cost-New

f—

extentit supported the Sales Approach. It is only considered a viable

[Less

Physical

Functional

{External

indicator of value in naw construction, where a typical buyer would

Depreciation

consider new construction iri making thelr buying decision. and fs not

[Deprecated Cost of Improvements _

required by Fannie Mae in existing homes. Per Appraiser's Certification |"As-s"

Valug of Sita Improvements.

Number 4, this report relies only on the Sales Comparison Approach.

Estimated Remalring Economic Lite (i required):

Yass |INDIGATED VALUE BY COST APPROACH

5 INCOME APPROACH T0 VALUE (it doveloped) __ @ The Income proach was nol developed (or this appraisal

Estimated Morthly Market Rent S

_X Gross Rent Mulpfer

Trdicaled Value by Income Approach

2 | summary of Income Approach (including support for market rentand RM):

The income approach was notulilized due to an existing

B necessary to form d rellable opinion of value.

PROJECT INFORMATION FOR PUDs {if applicable)

"Tha Subject is part of a Planried Uni Davelopment.

Legal Name of Project:

= Describe comma elements and recreallonal facilities:

mas

meet the rule of su

sidere

“| supported the Sales Approach. The income approa

| primarily.

to be purchaser occupied,

—

g Tris appraisal 16 made @ “ass”,

{

subject to compleion per Pans nd spencations on Uie basis of a Hypothetical Candin Anat the Improvements have been

=| completed, ¢-subject othe folowing repalrs of alerations on the basis of a Hypothetical Condon that the repairs. or alleafions have been completed,

subject.

2 the following required inspection based onthe Extraordinary Assumption that the condition or deficiency does not require alleralion or repair:

3 peng i

Fis report is also subject 40 other Hypothetical Goriions anor Exaotdinary ASsvinpions 38 specified in the altiched addenda.

{Based on the degree of Inspection of the subject properly, as Indicated below, defined Scope of Work,- Statement of “Assumptions and Limiting Conditions,

and Appralser's Certifications, my (our) Opinion of the Market Value (or other specified velue type), as defined herein, of the real property that is the subject

of this report I:

327,000

yasof:

03/02/2025

, Which is the effective date of this appralsal.

if indicated above, this Opinion ¢f Valle Is subject to Hypothetlcal Conditions and/or Extraordinary Assumptions included in this report;

See attached addenda.

2 7 Tue and complele copy of hls: report contains

‘pages, woluding oxhbils which are Considered an miegral part of the repon. This. appraisal report may nol. be

Zi properly understood without reference to the Information contained in the: complete report

55 | Attached Exhibits:

151

® scope

of Work

@ Liriting Gond./Certifications

Narcalivé Addendum

@ Photograph Addenda

@ sketch Addendum

@ Map Addenda

@ Ahddilonal Sales

0s! Addeadum

Flood Addendum

Marit. House Addendum

_~. Hypothebeal Conditions

©, Extraordinary Assumptions

Client Confact

__. ChentNamo:

Mal:

Addiess:. 445

W Center Rd, Essexville, MI 48732

APPRAISER

SUPERVISORY APPRAISER

(if required)

or CO-APPRAISER (if applicable)

Page 18

Assumptions, Limitin 

1 

{Propety Adtisss: 445 W.-Centar Ra 

Pap 62027 | 

Conditions & Scope of Work 

FilgNoz 20260359 

Cy: Foeawyille. 

Sate. Mi 

ip Code: 48732-9420 i 

sketch 

other 

best 

conjunction 

insurance 

value, and should not be used as such 

presence 

the 

hidden or unapparent conditions of thie 

of 

the property. 

that were furnished by. other parties. 

requirements 

assignment, 

- An appraisal of real property is not a 

performs a non-invasive visu 

presenc 

factors 

assignment results, given th 

re: 

Address: 

: 

Address: 3922 

Mystic 

Trl, 

Saginaw, 

MI 48603 

STATEMENT OF ASSUNPTIONS & LITING CONDITIONS 

a 

~ The appraiser will not be responsible for matters of a lagal nature tha affect other tha properly bali appraised or the title to. The: ido 

n 

the 

basis 

assumes that the title is good and marketable and, therefore, will not render any opinions about the title, The property is appraised ol 

of it being under responsible ownership. 

~ The appraiser may have provided a sketch in the appralsal report fo show approximate dimensions of tho improvements, and any such 

is included only fo assist the reader of the report in visualizing the property and understal 

otherwise Indicated, a Land Survey was not performed. 

« tt soindicated, the appraiser has examined the available flood maps that are provided by the Federal Emergency Management Agency (or 

data sources) and fias noted in the appraisal report whiethe he subject site is Jocated In an identified Special Flood Hazar 

appraiser is.not a surveyor, he or.she makes no guarantees, express or Implied, regarding his determination. 

} 

« The appraiser will not give testimony or appear in court because Tie or she made an appraisal of the.property In question, unless specific 

arrangements to do so have been made beforehand. 

+ If the cost approach is included in this appraisal, the appraiser has estimated the value of the land in the Cost approach at its highest and 

use; and the improvements at their contriliutory value, These separate valuations of the land and improvements must not be used.in 

with any other appraisal and are Invald if they are so Used. Unless otherwise specifically indicated, the cost ap 

~The appraiser has noted in the appraisal report any 

of hazardous Wastes, toxic substarices, etc.) observed during the inspe 

nomial research Involved In performing thie appr 

makes no guarantees or warranties, express or implied, regarding the condition of the property. T 

such conditions that do.éxist or for any engineering or testing that might be requ 

i 

appraiser is fot an expert 

In the fietd of environmental hazards, the appraisal report must not 

- The appraiser obtained the information; 

considers to be reliable and believes them 

- The appraiser will not disclose the cont 

Practice, and any applicable federal, state or local laws. 

If this appraisal ls indicated as Subject to satisfactory ‘complétian, repairs, or alterations, the appraiser has based his or her appraisal report 

and valuation conclusion on the assumption that completion of the improvements will be performed ina 

: 

An appraiser's client is the party (or parties) who engage an appraiser In-a specific assignment. Any other party acquiring this report from the 

client does not become a party to the appraiser-cllent relationshi 

applicable to the appraiser's client do fiot become Intended users of this report 

- The appraiser's written consent and approval must be obtained befor 

advertising, public relations, news, sales, or by means of any other met 

al inventory that is not intended to reveal defects or ‘detrimental conditions that are not readily apparent, The 

1] 

of such conditions or defects could adversely affec 

are encouraged to engage the appropriate type of expert to investigate. 

The Scope of Work is the type and extent of research and analyses perf 

 nalure of the appraisal problem, the specific requirements of the intended user(s) and the intended use ofthe 

e specified in this report 

nding the appraiser's determination of its size: Unless 

d Area. Because the 

proach value:is not an 

adverse conditions (including, but not limited to, nieeded repairs, depreciation, the 

ction of the subject property, or that he or she became aware of during 

aisal, Urless-otherwise stated in the appraisal report, the appraiser has no knowledge of any 

property, or adversg environmental conditions: (including, but not limited to, the presence of hazardous 

e, and has assumed that there are no. such conditions and 

he appraiser will not be responsible forany 

i 

i 

ited to discover whether such conditions exist. Because the 

be considered as an environmental assessment 

estimates, and opinions that were expressed in the appraisal report from SOUICeS that he-or she 

to be true and correct. The appraiser does not assume responsibility for the accuracy of such items 

tents. of the appraisal report except as provided for in the Uniform Standards. of Professional Appraisal 

workmanlike manner, 

p. Any persons receiving this appraisal report because of disclosure 

unless specifically identified by the client at the time of the 

this appraisal report can be conveyed by anyone to the public, through 

) 

dia, or by its inclusion in a private or public database. 

"home inspection’ and should not be consfrued as such, As part of the valuation process, the appraiser 

tthe appraiser's opinion of value. Clients with concems about such potential negative 

ormed In an appraisal assignment that is required to produce credible

Page 19

| pego#

Bot 27

Certifications

—

Fale; 20260359

Propo Address: 445

W Canter Rd

Ty Esseniile

“Si, vii

2p eet AB732-0420..

Client:

Homeowner.

Address:

Appraiser

David Kerr.

Address:

3922 Mystic Trl, Saginaw, MI 48603

APPRAISERS CERTIFICATION

[| am Li to Hoe of my. Moedin and belief:

The statemen

act contained

this report are rug and

COITEC.

. The credibliity of this report, for the Stn

tes by the stated user(s), of the reported analyses, opinions. and conclusions are imited only by

professional analyses; opinions, and

the reported assumptions and limiting conditions, and are my personal, impartial, and nblased

orest. with respect 10 the parties

conclusions.

Af nase 20 present of prospegtve terost n the property that

the subiect of is report and no personal int

involved.

| have no bias with respect to the property that is the subject of ths report or to the parties Involved with this assignment.

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

iad

valus

of direction

* My compensation for completing this assignment

is iot confingent upon tho ‘development or reporting of a predetermined vELE BF 5

in ok that favors the gause of the client, the amount of he vale upon oa atainiei of a sipulated result or the oceuTence ul

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.

)

Jlgian,

«1.did not base, either partially or completely, my analysis and/or the opinion ‘of value In the appraisal report on the rac, color, rellq

sex, handicap, familial Status, or national ongin of either the prospective owners of occupants

of Ui subject property, of of the presen

owners oF occupants of the properties in the vicinity of the subject property.

~ Unless otherwise Indicated,

| have made a personal Inspection of the property thatis the subject of this report.

~ Unless otherwise indicated; no-one provided significant real property appraisal assistance to the person(s) signing this certification.

Additional Certifications:

Market value means the most probable price which aproperty should bring in a competitive and open market under all conditions requisite

Knowledgeably, and assuming the price is not affected by undue stimulus.

from seller to buyer under conditions

whereby:

1, Buyer and seller are typically motivated;

2. Both, parties are well informed of well advised and acting in what they consider their own best Interests;

3. A reasonable ime fs allowed for exposure in the open market;

4. Payment is made in terms of cashiin U.S. dollars or in terms of financial amangements comparable thereto; and

5. The price represents the normal consideration for the property sold unaffected by special or creative financing or sales concessions

qranted by anyone. associated with the sale.

federal requlatory agencies pursuant to Title XI of the Financial Institutions

* This definition is from regulations published by

]

Reform, Recovery, and Enforcement Act (FIRREA) of 1089 between July 5, 1990, and August 24, 1990, by the Federal Reserve System

| Crédit Unidn Administration (NCUA), Federal Deposit Insurance Corporation (FDIC), the Office of Thrift Supervision (OTS),

and the Offic

(FRS), National

(

¢ of Comptroller of the Currency (OCC). This definition is also referenced In regulations jointly published by the OCC 01S,

_FRS, 8

Cheat Contact.

ness:

COPY NAIRGE

E-Mail:

Address:

Page 20

Pan #9027

Supplemental Addendum

Fle No. 20250359

Bomower

Property Adress 445 W Center Rd

City

Estexyillo

Coy Bay

Stale. Mi

Tip Code 48732-9420

Lendor/Client

Appraisal Addendum

1, The property appraised ls agsumed to be In feg simple title, free and clear of all debts, liens, mortgage,

encumbratices, or leases of an adverse nature uhless so specified within this report. It Is further assumed that all real

estate taxes and special assessments

have been pald In full,

2. Itis assumed that there is full compliance with all applicable federal, state and local regulations and laws unless

non-compliance is stated; defined and considered In the appralsal report, It Is also assured that all applicable zoning

and use regulations and restrictions have been complied with, unless a non-conformity has been stated, defined and

considered inthe appraisal report.

3. Is assimed.that all required licenses; consents or other leglslative of administrative authority from any local,

or national governmental or private entity or organization have been or can be obtalned or renewed for any use on

which the value estimate contained in the report Is based,

4, Itis assumed that the utilization of the land and Improvements Is within the boundarles or property lines of the

property described and that there ls no encroachmanit or trespass unless noted in the report,

5, On all appraisals subject to satisfactory: completion, repalt's, or alterations, all appraisals that are subject to or under

construction, and/or.all appraisals subject to rehabilitation, modernization, or remodeling, the appraisal report and

valuation conclusions assume, and are contingent upon completion of the Improvements within a reasonable period of

time, using quality workmanship and locally acceptable materials; and further assumes substantial compliarice with

the plans and specifications provided to the appraiser.

6. Any map included in the appraisal report is generated by A.La Mode mapping and designed to illustrate only the

approximate location of the subject and/or comparables used.

7. Appraisers are required

to be licensed andlor certified and are regulated by the State of Michigan, Department of

Licensing and Regulatory Affairs, Bureau of Professional Licensing, P.O. Box 30670, Lansing, MI 48909.

8. This appraisal gonforms to the Uniform Standards of Professional Appralsal Practice (USPAP) adopted by the

Appraisals Standards Board of The Appralsal Fotindation, except that the Departure Provision of the USPAP does not

apply:

9. The size of porches, decks, patios, efc and detached garages are often approximate, as no adjustment to comps is

possible, due to lack of sizes in MLS data.

10. All sold comparable "sales" photos are actual photos, taken by the appraiser at the time of there first use. Per FHA

and Fannie Mae af Valuation Expo, seasonal photos are not required, only that the photo used was an original, taken by

the appraiser.

11.. The inspection of the comparables

is limited to what is visible from the road. If the comp has been inspected as

part of an appraisal, this is noted in the "Data and Verifications sources" in the Sale Comparison Approach,

12, No search for delinquent taxes was performed.

13. Field observations are hot an inspection to reveal defects in the subject property, only readily observable

conditions,

14. The appraiser Is not a mold inspector and has no expertise in that field.

15. For all Interior inspections; the appraiser measured the interior to obtain the gross living area, The width of the

outside walls are added and Included in all living area calculations. The room count is from this inspection. The

subject's GLA and raom count comply with ANSI and HUD guldelines. MLS listings and/or the assessor's records often

conflict with the appraiser's findings. In ‘all cases, the Information provided by the appraiser's personal inspection is

considered the most reliable data for the subject.

16, Clear, unobstructed photos of the comps are not always possible, due to trees, landscaping and/or excessive

set-backs. All photos are taken from public roads and the appraiser makes no attempt at trespassing to obtain better

photos of the house, When the improvements are riot visible from the road, the appraiser will rely on the MLS photos

and/or REALTOR comments.

17. Acceptance of andlor usé of this appraisal report constitutes acceptance of the foregoing assumptions and limiting

conditions found here and elsewhere within this report.

state

PLEASE NOTE: The economic life of a residential appraisal ‘is six months,

If this report is over six months.old, the comps,

market conditions, condition of the subject; available financing, etc. may have changed. These factors could very well render the

appraised value inaccurate, Therefore, a report over six. months is no longer valid, unless an update or recertification has.besn

performed.

Environmental Disclalmer-

The value éslimated is based on the assumption that the property is not negatively affected by the existence of hazardous

stibstances or detrimental environmental conditions unless otherwise stated in this réport. The appralser is not an expert in the

identification of hazardous substances or detrimental environmental conditions. The. appraisers’ routine inspection of and

inquiries about the subject property did nol. develop any information that indicated any-apparent significant hazardous

substances or detrimental environmental conditions which would affect the property negatively unless otherwise stated in this

report. However, it is not impossible that tests and inspections made by a qualified hazardous substance and enviranmental

expett would reveal the existence of hazardous substances or detrimental environmental conditions on or around the property

that sould negatlyely affect it's value,

“APPRAISER INDEPENDENCE

Page 21

Page ti02]

Page #100127

Supplemental Addendum _

File

hn. 20250359

Borrower

ESTE

Properly Address 445

W Center Rd

City

Essexville

County Bay

Stale

7ip Code 48732-9420

Lendes/Client

feasible, and that results in the highest value,

Comparison.

ummary

of Sales Comparison Approach

The comps selected for this assignment are

the

most similar and relevant currently available,

search of the MLS system and/or county records where relevant, The comps selected and use

they are locationally, physically, and functionally the most similar to the subject property avall

them the most relevant, situated In as simllar settings as possible and requiring the minimum a

available sales.

+ GP Resldentlal: Sales Comparison Approach

based upon a thorough

d were chosen because

able at this time, making

djustments of the

The comparable search completed is based on the following criteria, age, size, amenities and location. Price is not a

consideration, with price range determined by the comps found in the search. The comparables provided are the best

veflection of our subject property and Its competitive market area. There are limited comparables available within our

competitive market area that have an out building similar to the subject property, however comparables property 358 E

Coss: Munger, MI 48747 has two out buildings that are In total larger than our subject property both with concrete

oors.

st similar and relevant available

The six month guldeline was exceeded, however, the comparables provided are the mo

flects a stable market In year to

at the present time. This Is not uncommon in a seasonal market. The market analysis re

year analysis.

the comps used are served by the same schools and

The distance guideline is exceeded in this appraisal, however,

ilable. The comparables used are the most reflective

amenities and are the most reflective of our subject currently avai

of the subject property.

Condition adjustment based on 5% of the average sales prices of the relevant comparable sales.

Quality adjustment based on §% of the average sales prices of the relevant comparable sales.

SF adjustment based on $40, basement SF adjustment based on $8, rounded to nearest $100, with no adjustment for

less than 100 sf difference.

this only reflects the variety differential in this area's

Bath for all comps sans five.

The adjustment guideline was exceeded in this report, however,

homes, sites and amenities. Specifically, Custom line two for all comps sans two.

Location for all comps sans one and two.

+ Comparable Summary

Comparables Summary & Estimated Indicated Value

Sale Price

NetAd]%

GrsAdj%

Ind Value

Weight

Comp #1:

325,000

16.7

332,082

Comp #2:

265,000

15.6

44.3

306,217

Comp#3:

329,900

41.6

325,405

Comp #4:

360,000

9.2

55.6

326,724

Comp #5:

399,900

15.9

44.4

336,391

Comp #6:

279,900

57.6

316,234

Comp #7:

375,000

359,627

ESTIMATED INDICATED VALUE OF THE SUBJECT: 327,000

Page 22

Sunnlemental. Addorduim

Fain

supplemental Addendum

Filo, 20250359

Borrower

Property Address 445.W Cenler Rd

City

Essexville

Gounly Bay

Slate Mt

Zip Code 48732-9420,

Londor/Cliont

Is difference and take it

measurable,

| mean measurable In the marketplace. Such that a fyplcal purchaser would recognize 1h

the appraiser

to find

into consideration when making a buying decision, When such a difference otcurs, It Is Incumbent on

homes, both with and withaut this differencefamenity to analyze the market reaction, if possible.

The analysis and reasoning used to formulate the appropriate adjustments in {his report are based an ongoing market analysis

from 2014 to date, where an Individual factor Is apparent In the comparison of two similar homes, Whenever thi

occurs frat

always possible in the area, due to the highly diverse nalure of home designs, ages, styles; size; sites and amenities fe

he tri-county and surrounding rural locations) analysis is completed and logic and reasoning are updated. Market analysis use!

In determiriing adjustment factors:

rea is noted in the year

Tite adjustments are made ority

when a discernable decline in the overall market andlor competitive

;

have occurred in the year

to year analysis, or conversely In an increase beyond the normal Inflationary factors is determined to

to year analysis; as this is 8 seasonal market.

Gongession adjusiments are made at the full dollar amount. This Is due to the merket not having fixed concassion amounts,

financirg type not withstanding. Concessions vary from 0% to 6%, The full dollar amount is therefore the correct adjustment, as

the net proceeds to the seller are reduced by that amount.

The location adjustments are made when the location, of the subject and/or comparables has positive or negative factors that

reflect on the overall value of property, Ie. waterfront, superior subdivision or school system, busy road or arn indicated declining

market place.

monstrated

View adjustments are made to the subject or comparables having a superior or inferior view factor that has been de

oi tend

which

tel

in the market place. The adjustments for this two factors have been found to range from 0% to 10%. i.e. busy roads,

to fall at the 3-5% threshold.

Site adjustments In lots are determined by the contributory value of the land to the whole. Acreage sites are adjusted ona per

acre value, based on the current market place's Indication of acreage site values on compatable parcels that have been sold.

Location, €ite-and view adjustments are often cumulative, with the factors often overlapping. This means you must consider all

three in total when determining. the appropriate adjustments.

Design adjustments, while rare, are made when a particular design or design feature Is viewed by the majority of buyers to

make the property either. more or less acceptable in the market place.

Quality and condition adjustments have routinely. found to be either § or 10% , with obviously superlotfinferior enhancements

producing a corresponding difference in value, These adjusiments are per. factor, with C1 and C2 being equal, in most cases.

This has also been found to be correct in the functional utility or inutility of a home, with a home that demonstrates a significant

functional deficiency resulting in a 5 to 10% i change in valtie- and/or marketability: The adjustmafits will be base on the

average sale prices of the comparable sales used.

Where quality, updating and condition are comparable, the actual age may not require an adjustment. Note:When considering

the condition adjustments, there are six ratings. While C1 (new), C2 (like new) and C6. (uninhabitable) are relatively definitive,

the ratings of C3, C4 and C5, are not so clearly defined. i.e. For example, in looking at a home that meets a particular rating, for

the purpose of this example, C4. Within the C4 classification, you can have a ‘home thats nearly a C3 (well maintained, with

superior upkeep, but no extra updates, Which will maintain its C4 rating and with kitchen and/or bath updates, may even reach a

Ca rating), or conversely nearly a C5 (a home that meets the definition of C4, but has Inferior overall upkeep, which, if this lack

of upkeep continues will cause a further decline; until the rating falls to C5). While both are C4, an adjustment may be

necessary to reflect these differences,

Any differences In room counts can be accounted for in the adjustment for sf, except In the case of baths which Is.an additional

adjustment. There is.no empirical evidence that an added bedroom, den, rec room, etc creatas.a market reaction separate from

size, after factoring In condition, quality and age.

Bathroom adjustments reflect past bracketed appraisal indicating a 4-5% adjustment for a {ull bath and 2-2.5% adjustment fora

Javatory are appropriate.

Candition, quality-and/or age adjustments,

if present, reflect the quality of construction, the degree of updating (effective age)

and the overall maintenance (condition), based on personal inspection and MLS data and are-often:a combination of all three

factors, when considering effective age. Where quality, updating and condition are comparable, the actual age may no require

an adjustment. Comp choices are made to reflect this, with our,sf adjustments. based on-our-continuing research showing the

contributive value of additional sf to fall within the 30-60% range of the sale price per sf. The average and median were both

closer

to 40-50%, which Is the factor Used In most reports, Of course, where the homes are all very similar, the sf factor was

closer to and sometimes In excess of the 60%:high, with the range closer to 40-70%, Conversely; in areas witha wide

dispersion of styles, sizes, amenities, etc, the factor was. closer fo the 30%, with the range closer to 20-40%. In outlier homes,

acreage or waterfront

Page 23

_ 

supplemental Addendum 

Flo No. 20250850 

Borrower 

Propeity Address. 445 

W Canter Rd 

— 

. 

City 

Essexville 

County Bey... 

Lendor/Client 

counterparts. 

Garage adjustments are reflective of past bracketed appraisals, which'have Indicated a contributory value for garages of 

5-4-3-2% i for 1-2-3-4 cars. Carpotis are 1-2% 

is amenity of 1-3%%, with 

Porch/Patio/Deck adjustments reflect past bracketed appraisals, Indicating a contributory value for thi Rt, 

4 season 100s 

normal porches, decks; patios welghted at 1.2% i, screenedlenclosed at 2% * and 3 season rooms at 

are heatedlcooled and considered living area. 

Fireplace adjustments hava shown to be 1% for the first, .05% second, with .05-1% for wood stoves. 

storage buildings (bigger 

Custom line two adjustments cover a variety of iterns some of which are highlighted here: sheds 0%: 

Tonce 1-2%, 

than a shed, smaller than a garage or pole bam) \5-2%, pole barns/exira garages 510%; sprinkler system 2%, 

generator 2:3%. 

9 

Custom liné three adjustments also cover a variety of Items some of which are highlighted here: AG pool/spa 0%, IG pool 1-4%, 

pond 1-3%.

Page 24

Pago # 1301 

27 

Subject Photo Page 

Borower 

1655 445 

W Center Rd 

City 

Ess 

Cte, 

County: Bay 

Sule MI 

ZpGote 48732-0420 

Subject Front 

445 W Contor RJ 

Sales Price 

Gross Living Area 

2,130 

Total Rooms. 

6 

Total Bedrooms 

3 

Total Bathrooms 

1.0 

Location 

N;BsyRd;Res 

View 

N,Pstrl,Res 

Site 

1.10 ac 

Quality 

Average 

Age 

64 

Subject Rear 

Subject Street

Page 25

| Pago# 150127 

| 

[ Pago t4ot27 

| 

Interior Photos 

Bomower _ 

Properly Address 445 w Center Rd 

Gly 

Essexville 

ZipCode 48732-9420 

Lender/Client 

Gounly Bay 

Slate MI 

Living Room 

Kitchen 

Bathroom 

Unfinished Lav

Page 26

Page 

# 180127 

| 

| pace #160127 

| 

Interior Photos 

[ 

Pago 

ssarar 

| 

Boower 

ah des 445 W Center Rd 

Lender/Client 

Essexville 

Gounly Bay 

Stale 

MI 

Zip Code 48732-9420 

Bedroom 

Bedroom 

Bedroom 

Breezeway

Page 27

tan 

0 ME 

Asditianal nhatne 

VIR PTT 

Prue Nod 

Interior Photos 

Borrower 

Property Abress 445 W Centr RA 

Gy 

Essnrvite 

Guxty Bay 

Sls 

My 

Tp Codi 

4H732.8420 

Lover (2 

Basement - Unfinished arca 

Basemant 

- Unfinished area 

Mechanicals 

Basement - Unfinished area 

Basement - Unfinished area

Page 28

Additional photos 

| paged 8ol27 

| 

Bomower 

Property Addiess 445 

W Centr Rd 

Te 

IT 

Tin 

Code 48732-9420 

Pe 

= 

ws 

Pannht rags 

State 

M1 

in 

# 

| pages tr0t22 

| 

Additional photos 

Borrower 

5 

Property Addess 445 W Center Rd 

] 

Gily 

Essoxville 

County Bay 

Shite MI 

ip Code. 48732-9420 

Lendor/Cliont 

Yard View 

Across Street View

Page 29

| Pago # 18.0127 

Additional photos 

Borrower 

Property Address 445 W Center Rd 

$a 

Essexville 

Counly Bay 

Sle M 

oath 487520420 

Lender/Glionl 

Pole Barn Interior 

Pale Barn

Page 30

Building Sketch 

mean 

nazan 

nan 

saan 

fem, 

TOTAL aril Awa 

Uy ab Foe ic 

+ LB MAO

Page 31

Par #20 

0f 27 

Location Map 

Borrower 

Property Address 445 W Centor Rd 

ory 

Lssoxvile 

Coutly Bay 

Stace Mi 

Dp Gude 

48752-5420 

Lender/Client 

I 

5 

COMPARABLE No. 6 

- 

- 

; 

i 

1457 N Jones Rd 

COMPARABLE No. 4 

: 

F 

Essexvillo, M1 48732-1566 

309 Bimey St 

i 

: 

; 

1.36 miles NW 

Essexville, MI 48732-1672 

rE 

Edron 

2.29 miles NW 

Naval 

Q 

FRE 

wile 

COMPARABLE No. 3 

El 

§ 

492 W Nebobish Rd 

H 

i 

Essexvllle, M1 48732-9750 

a 

AD 

W Baton Rd. 

0.55 miles N 

Re 

j 

A 

H 

i" 

¥ 

z 

Re 

i 

\ 

a 

COMPARABLE No. 1 

a 

2 

mown rg 

935 E Center Rd 

AcLaren Bay Regan 

[1 

E 

i 

Essexvllle, M1 48732.9769 

» @Y, 

Mold 

2 

2.77 miles € 

Dal 

COMPARABLE No. 5 

z 

1085 Orchard Rd 

4 

i 

Fssoxville, 148732: 1912 

i 

} 

kiggal 8 

220d 

- 

Sen A 

W Younqa Ditch Rd 

E Youngs Ditch Rd 

givin 

i 

SUBJECT 

fa 

445 W Center Rd 

; 

153s 

Essaxville, MI 48732-9420 

iy 

{ 

. 

COMPARABLE No. 2 

{ 

920 E Center Rd 

a 

: 

Essexville, 

M1 48732-9769 

Cass Averige Rd 

- 

o 

COMPARABLE No. 7 

2.70 miles E 

be 

2370 Dewyse Rd 

H 

g 

Bay City, MI 48708-9172 

Fd 

2 

fi 

. 

4.35 miles SW 

{ 

kny 

\ 

| WGeiman rd 

W Geman 

Geman a 

9° 

| 

{ 

; 

1 

> 

} 

z

Page 32

Pag ao? 

Location Map 

CRASW Center 

Rg 

Cay 

Essoxville 

Cory Bay 

Sats 

Mi 

23 Code 48732-9420 

Lender Chet 

— 

i. 

| 

1.8 1a mode, 

inc 

SUBJECT 

A445 

WW Center 

Rid 

xville. M1ARZI 9420 

| 

2 

i 

4 I 

ER 

ee 

A 

1 

v 

bt Br 

FARO 

2 

re RACER Tr 

bless 

7.

Page 33

Pag # 2201 27 

~ 

Flood Map 

Tepe ess 445 W Canter Rg 

gl) 

hEE: 

on 

wii 

Essexville 

County Bay 

State 

MI 

Tp Code 

48732-0420 

Propated for Residential Appraisal Sorvicos 

Inte rFlood i. 

445 

W Contor Rd 

I ssoxville, MI 48732 9420 

RE ee: 

Petgee 

* 

CY 

! 

f 

Re 

RS CIrgT our 

ms

Page 34

Comparable Photo Page 

Page #23027 

Roviwar 

Propety Address 445 W Center Rd 

City 

Lender/Client 

Essexville 

“Cowrly Bay 

State 

MI 

Zip Code 48732-9420 

Comparable 

1 

935 E Conter Rd 

Prox. to Subject 

Sale Price 

Gross Living Area 

Total Rooms 

Total Bedrooms 

Total Bathrooms 

Location 

View 

Site 

Quality 

hae 

277 miles E 

325000 

1,608 

7 

4 

11 

N,BsyRd.Res 

N.Pstr. 

3.22 ac 

Average 

119 

Gomparable 2 

920 E Center Rd 

Prox. to Subject 

Sale Price 

Gross Living Area 

Total Rooms 

Total Bedrooms. 

Total Bathrooms 

Location 

View 

Ste 

Quality 

Age 

270 miles E 

265.000 

1,876 

8 

3 

30 

N,BsyRd.Res 

N.Pstrl.Res 

41400 sf 

Average 

51 

Comparable 3 

492 W Nebobish Rd 

Prox fo Subject 

055 miles N 

Sale Price 

329,900 

Gross Living Aca 

2,400 

Total Rooms 

8 

Total Bedrooms ~~ 4 

Total Bathrooms 

~~ 20

Page 35

Comparable Photo Page 

Page #2001 2] 

ry 

=: 

ee 

Propedy Address 445 W Center Rd 

pot Chent 

Essar 

Coury Bay 

Sle MI 

ZipCode 48732-9420 

Comparable 4 

309 Bimay 5t 

Prox. to Subject 

2.29 miles NW 

Sale Price 

360,000 

Gross Living Area 

2,367. 

Total Rooms 

[] 

Tolal Bedrooms ~~ 4 

Total Bathrooms 

2.1 

Location 

N;Res; 

View 

NiRes; 

Site 

21780 sf, 

Quilty 

Above Averago 

Age 

74 

Comparable 5 

1085 Orchard Rd 

Prox. to Subject 

1.86 miles W 

Sale Price 

399,900 

Gross Living Area 

2,446 

Total Rooms 

9 

Total Bedrooms ~~ 3 

Total Bathrooms ~~ 1.0 

Location 

N;Res; 

View 

N;Res, 

Ste 

1.65 ac 

Qualty 

Above Average 

Age 

58 

Comparable 6 

1457 N Jones Rd 

Prox. to Subject 

1.36 miles NW. 

Sale Price 

279,900 

Gross Living Area 

1,820 

Total Rooms 

7 

Total Bedrooms: 

3 

Total Bathooms ~~ 2.0

Page 36

Page 

250127 

Comparable Photo Page 

forewe 

Property Address 445 W Center Rd 

City ¥ 

Essexville 

County Bay 

Sule 

nt 

ou sits 

Lender Client 

Comparable 7 

2370 Dewyse Rd 

Prox to Subject 

4 35 miles SW 

Sale Price 

375,000 

Gross Living Area 

2,053 

Tota) Rooms 

8 

Total Bedrooms ~~ 

3 

Total Bathrooms 

21 

Locaton 

NiRes; 

View 

N,Pstr,Res 

Site 

225ac 

Quality 

Average 

Age 

25 

Comparable 8 

Prox to Subject 

Sale Price 

Gross Living Area 

Total Rooms 

Total Bedrooms 

Total Bathrcoms 

Location 

View 

Site 

Quality 

Age 

Comparable 9 

Prox. to Subject 

Sale Price 

Gross Living Area 

Total Rooms 

Tota) Bedrooms 

Tota! Babrooms 

Location

Page 37

License 

ERETOULN wiry 

GHVERIOR 

STATE OF MICHIGAN 

. 

DERARTHENT OF LICENSING AND. REGULATORY AFFAIRS 

BUREAU OF PROFESSIONAL LICENSING 

STATE LICENSED REAL ESTATE APPRAISER LICENSE 

DAVID EDWARD KERR- ITI 

Hs 

3 

TE; 

[REIT] 

23290151012 

ERE 

wr 

2 

frit] 

Ox

Page 38

E&0 Insurance 

Accelerant National Insurance Company 

(A Stock Company) 

400 Northridge Road, Suite 800 

Sandy Springs, GA 30350 

REAL ESTATE APPRAISERS 

ERRORS AND OMISSIONS INSURANCE POLICY 

DECLARATIONS 

NOTICE: THIS I8 A "CLAIMS MADE AND REPORTED” POLICY. THIS 

“papa 2ienz. 

POLICY REQUIRES THAT A CLAIM 

BE MADE AGAINST THE INSURED DURING THE POLICY PERIOD AND REPORTED TO THE INSURER, 

IN WRITING; DURING THE POLICY PERIOD OR EXTENDED REPORTING PERIOD. 

PLEASE READ YOUR POLICY CAREFULLY. 

Policy Number: NAX40PL105781-01 

Renewal of: NAX40PL105781-00 

1, 

Named Insured: David E Kerr Ii; DBA Residential Appraisal Services 

2. 

Address: 3822 Mystic Trall 

Saginaw, MI 48603 

3. 

Policy Period: 

From: October 19,2024 

To: October 19, 2025 

12:01 AM, Standard Time at the address of the Named Insured as stated In tem 2. Above. 

4. 

Limit of Liability: 

Each Claim 

Policy Aggregate 

Damages Limit 

of Liability 

4A. $1,000,000 

4c:.$ 1,000,000 

Clalm Expenses Limitof Liability 

48. $1,000,000 

4D.-$ 1,000,000 

§. 

Deductible (Inclusive of Claims Expenses): 

Each Claim 

Aggregate 

5A. $500 

58. $1,000 

6. 

Policy Premium: $ 618 

Retroactive Date: October 19, 2023 

8. 

Notice to Company: Notice of a Claim or Potential Claim should be sentto: 

OREP Insurance Services: Info@orep.org 

6353 El Cajon Blvd, Suite 124-605 

San Diego, CA 92115 

9. 

Program Administrator: OREP Insurance Services, LLC — appralsers@orep.org 

10. Forms and Endorsements Attached at Policy Inception: See Schedule of Forms 

If required by state law, this policy will be countersigned by an.authorized representative of the Company, 

faa Peck 

Date: October 17, 2024 

By: 

Authorized Representative

Page 39

Exhibit 2

Page 40

Page # 10120 

Rasldentlal Appralsnl Servicos 

3922 Mystic Trl 

Saginaw, M1 40603 

(089) 200-9666 

0416/2024 

Homeowner, 

Re: Properly: 

A445 W Conler Rd 

Essoxvillo, MI 48732-9420 

Borrower: 

File No.; 

20240382 

Opinion of Value: § 

300,000 

Elodie. 

Datei 

0405/2024, 

In accordance with your request, we have appraised the above referenced property. The report of that appraisal Is 

allached. 

‘The purpose of tho appraisal Is to develop an opinion of market value for the property described in this appraisal 

report, as improved, In unencumbered foe simple title of ownership. 

This report Is based on a physical analysis of the site and Improvements, a locational analysis of the neighborhood and 

city, and an economic analysis of the market for properties such as the subject. The appraisal was developed and the 

report was prepared in accordance with the Uniform Standards of Professional Appraisal Practice. 

The opinion of value reported above Is as of the stated effective date and Is contingent upon the certification and 

limiting conditions attached. 

It has been a pleasure lo assist you. Please do not hesitate to contact me or any of my staff if we can be of additional 

service to you. 

Sincerely, 

Na vid G5 (Kor JI 

David Kerr 

Slate Licensed Real Estate Appraiser 

License or Certification #: 1203078365 

State: MI 

Expires: 07/31/2025 

Davek@miappralsals.com

Page 41

Residential Appraisal Services 

Pago # 20128 

RESIDENTIAL APPRAISAL SUMMARY REPORT 

Floflo;_20240382 

Property Address. 

445 W Center Rd 

City. Essexville 

Stale: MI 

Tip Code. 48732-9420 

|| Cou Bay 

Log Beasriplion E145 FT OF N-330 FT OF W 4/2 OF W.4/2.OF NW 114 SEC 20 TIAN RGE 

In 

Assessor's Parcol # 

070-059-100-090-00 

3] Tax Year. 2023 

RE Janes $ 3,290 

Special Assessments: $ 0 

Bomower (if applicable). 

Fl Cunent Owner of Record 

MUNCH, STEPHEN J 

Occupant. 

@® Owner 

Tenant 

Vacant 

Manitactured Housing 

Project Type 

Pun 

Condominium 

Cooperative 

Other (deseribo) 

HOA'$ 0 

por year 

per month 

Market Atea Name 

Hampton Township 

Map Rafelencs' 13020 

Corisus Trac! 

2852 01 

The pumose of fis appiarcal 15 to cevelop an opmvon of 

@ Markel Value (as defined), or 

oer type of value (describe) 

~ Ascertaln Market Value 

This teport reflects the following value (if nol Guren!. see comments). 

@ Current (Iho Inspection Dale is the Effective Date) 

Retrospective 

Prospective 

I= [ Approaches developed for his appraisal 

@ Sales Comparison Approach 

Cost Approach 

Income Approach 

(See Reconciliation Comments and Scope of Work) 

uo Properly Rights Appraised 

~~ @ Fee Simple 

Leasehold 

Leased Feo 

Other (describe) 

i Intended Use. 

Determine market vale 

3 Intended User(s) (by name or type) 

Homeowner: 

Chienl 

Homeowner. 

Adios. 

445 W Center Rd, Essexville, MI 48732 

Appraiser 

David Kerr 

Address 

3922 Mystic Trl, Saginaw, M! 48603 

Location 

Urban 

Sububan 

~ @ Rural 

Predominant 

One-Unit Housing 

Present Land Use 

Change In Land Use 

Bull up 

ors 

@ 2575% 

Under 25% | OSUPENGY | PRICE 

AGE 

| One-Uni 

68%) ® Not Likely 

. 

3 | Growth rate 

Rapid 

@ Stable 

Stow 

@® Owner 

$(000) 

(yrs) 

[2-4 unt 

0%| 

 Likely* 

In Process 

IN Property values. 

Increasing 

@ Stable 

Declining 

Tena! 

35 

low 

1 

Multi-Unit 

0% 

* To: 

| Demand/supply. 

Shortage 

~~ @ 

In Balance 

Over Supply 

| @ 

Vacant (0-5%) 

| 

450 

High 

125 

Comm'| 

9% 

iH Marketing time 

@ Under 

3 Mos 

3-6 Mos 

Over 6 Mos 

Vacant (>5%) | 

175 

Pred 

56 

[Other 

23%) 

123 | Market Area Boundaries, Description, and Markel Gondions (including support for the above characteristics and trends): 

Homes priced according to the market 

3 

and listed In the MLS usually sell within three months, The markel is generally stable. Financing is a mixture of conventional, government, 

| 

and some non-conventional financing 

Seller pald concesslons are routine, especially those thal Involve government insured financing The 

<< 

subject 1s located in a normal country suburban location. 

All support facilities are reasonable located. No adverse factors are noted that 

I would impact value 

schools and township fire dept. 

Dimensions 

145x330 

Site Area” 

_1.10ac 

Zoning Classification. 

R- 

Description” 

Residential Improved 

~ 

Zoning Gompliance 

 @ Legal 

Legal nonconforming (grandfathered) 

legal 

No zoning 

Are CC&Rs applicable? 

Yes @ No 

Unknown__ 

Have the documents been reviewed? 

Yes 

_ 

No__ 

Ground Rent (if applicable) 

S$ 

/ 

Highest 

& Best Use as improved. 

 @ Present use, or 

Other use (explan) 

See attached addendum 

Actual Use as of Effective Dale 

Residential 

Use as appraised In his report. 

Residential 

= Summary of Highest & Best Use: 

Currently residential, which is the highest and best use. 

5 

0 Utilities 

Pubkc 

Other 

Provider/Descripkon | Off-site Improvements 

~~ Type 

Public Private | Topography 

~ Level 

| Electicly 

 @ 

Public 

Steel 

Asphalt 

® 

Sizo 

Normal/Acceptable 

3] Gas 

[J 

Public_ 

GurbiGutler 

None 

Shape 

Rectangular 

i= Water 

[] 

Public 

Sidewalk 

None 

Oranage 

Appears Adequate 

| Sanitary Sewer 

@ 

Individual Septic 

| Street Lights Public 

[] 

View 

N,PstrlRes 

Storm Sewer 

@ 

None 

Alley 

None 

: 

Other site elements 

Inside Lot 

Comer Lot 

Cul de Sac 

@ 

Underground Utilities 

Other (describe) 

FEMA Spec'l Flood Hazard Area 

Yes @ No FEMA Rood Zone X 

FEMA Map # 26017CO360E 

FEMA Map Dale 09/17/2010 

Sie Comments 

The subject and site are typical of this locale. Public sewers are not available, and would not be feasible. 

General Description 

Exterior Description 

Foundation 

Basement 

None 

[Heating 

#ofUnts 

1 

Acc Unit | Foundation 

Concrete Block _| Slab 

None 

Area So. FL 

2,130 

Type 

FWA 

# of Stones 

1 

Exterior Walls 

Brick/Aver 

Crawl Space None 

_|% Finished 

0 

Fuel 

Natural Gas 

Type @ Det. 

At 

Roof Surface 

Comp shingle/Ay| 

Basement 

Full 

Ceiling 

None 

Design (Style) Ranch 

Gullers 

& Dwnspls. Metal/Aver 

Sump Pump @ 

Walls 

ConcBlock_ 

Cooling 

@ Existng 

~~ Proposed 

+ Und.Cons. | Window Type 

Wood/Aver 

Dampness 

Floor 

Concrete 

|Central 

Yes 

0) Actual Age (Vis) 

64 

Stom/Screens 

Self storing/Aver | Sefllement 

None 

Outside Entry None 

Other 

Zz Effective Age (Yrs) 

25 

Infestation 

None 

= | Interlor Description 

Appliances 

Attic 

None] Amenities 

Car Storage 

None 

41 

Floors 

CptHW;Lmnt/Aver 

Refrigerator 

@ | Stairs 

Fireplace(s) 

# 

1 

Woodstove(s) # 

Garage 

#ofcars ( 

5 

Tot) 

2 Walls 

Drywall/Aver 

_|Range/Oven 

 @| Drop Stair 

{Palio 

Yes 

Mach. 

1 

Detach. 

0

Page 42

Pays #301 28 

RESIDENTIAL APPRAISAL SUMMARY REPORT 

Filao;_20240382 

My research 

did 

@ thd not reveal any prior sains or hanstors of tho subjoct prapierty for the tien years prior to th offective dato of this appraisal 

= 

s 

mpery records 

= 

Oo 

| Awalysis of saleransfer history and/or any current agreement of saleisting. 

~~ Note: Exterior Inspection of comps 1s 

a 

used as an addilional verificalion source and for analysis of exlerlor influences. Any negative influences. 

oo 

Pri 

will be noted in the report 

A blank field in the Date/Price of Prior Sale indicates no sale within 3 years for 

wifSowee(s) 

| subject and 1 year for comparables. The UAD format ONLY allows for date and price. *All comps are 

: i 

2nd Prior Subject Sale Transfer 

checked with MLS and/or property records for sales within the last year 

ate 

Pnce 

Source(s) 

SALES COMPARISON APPROACH TO VALUE (if developed) 

Tie Sales Gompanson Approash vias not developed (or this appraisal. 

TORAWAL 

| 

SUNECT 

| 

COWAWESME/1 

| 

COWPRMDLSMEFZ 

| 

 CONPARABIESNEAS. 

Address 445 W Center Rd 

T1075 W Youngs Ditch Rd 

1101 N Jones Rd 

1411 N Wagner Rd 

Essexville, M| 48732-9420 

Bay Cily, MI 48708-9168 

Essexville, MI 48732-9692 

Essexville, MI 48732-9698 

Provimity to Subject 

1 51 miles SW 

1.02mllesW 

105 miles NW 

Sale Prce 

N 

) 

'S. 

217,500) 

1s. 

288,000 

Ss 

180,000] 

Sale Price GLA 

$ 

soils 

142000501. 

$ 

 180.00/5q 1. 

5 

150.20/sqft 

Data Source(s) 

SBR1307 #50127211,00M 5 

|SBR1253 #50109320,00M 7 

[SBR1035 #50111014.00M 2 

Venfication Source(s) 

BayGIS/C21 9896864500 

BayGIS/AR 9898924800 

BayGIS/C21 9899217000 

VALUE ADJUSTMENTS | 

DESCRIPTION 

DESCRIPTION 

4()$Adust | 

OESCRPTION 

 +() $Adust 

| 

DESCRIPTION 

+() § Adjust 

Sales or Financing 

ArmLth 

ArmLth 

ArmLth 

Concessions 

Cash,0 

Conv;0 

| 

Conv,0 

Dale of SalefTime 

s11/23,c11/23 

$06/23,05/23 

| 

506/23,c06/23 

Rights Appraised 

Fee Simple 

Fee Simple 

I 

Fee Simple 

Fee Simple 

Location 

N;BsyRd;Res 

N:Cniry;Res 

-10,900[N,Cntry,Res 

-14,400|N,Cniry,Res 

-9,000 

Ste 

1.10 ac 

28371 sf 

| 

+1,500]21500 sf 

+2,000]1.38 ac 

{ 

0 

View 

N,Pstr,Res 

N,Pstrl,Res 

| 

N,Woods;Res 

O[N,Psirl,Res 

Design (Style) 

Ranch 

Ranch 

| 

Quad Level 

0[Ranch 

Qually of Construction 

Average 

Average 

Above Average 

| 

-14,400|Average 

Age 

64 

63 

0/49 

; 

64 

Condition 

Average 

Average 

Above Average 

| 

-14,400|Average 

i 

Above Grade 

Total :Bdms: 

Baths 

[Told Bdms, 

Bas 

| 

| 

Total Bdms, 

Baths 

| 

Tolal ;Bdrms’ 

Baths 

| 

Room Count 

6/3 

10 

|5 

2 

20 

87006 

3 

21 

| 

267205 

| 

2 

10 

| 

Gross Living Area 

. 

2,130 sql. 

1,522 sq. 

+24,300) 

1,600 sqM. 

| 

421,200) 

1,130 sq 

+40,000 

Basement & Finished 

2130sf0sfin 

1522sf180sfin 

| 

+3,400|1402s702sfin 

0[1130sf1100sfin 

0 

Rooms Below Grade 

0rr1br0.0ba0o 

i 

1r10br0.1bato 

-2,880{1rr0br1 Obato 

| 

-3,600) 

Functional Utty 

Average 

Average 

| 

Average 

Average 

Heating/Cooling 

FWA CAC 

FWA CAC 

HWBB None 

+5,760|FWA CAC 

r= | Energy Efficient llems 

None noted 

None noted 

None noted 

| 

None noted 

u 

| Garage/Carport 

1gaddw 

2ga2dw 

-6,500|2ga2dw 

-8,640|2gaddw 

-5,400] 

2 | PorctvPatio Deck 

Porch,Patio 

Porches 

| 

0|Porch,Deck 

0|Porch 

+1,800 

ft Added Fealures 

1FIP 

1 FIP 

| 

1FIP 

1FIP 

<|Misc. Amenities 

| 

20 

{ 

é 

C 

5 Pool,Pond,Spa 

AG Pool 

None 

| 

0|None 

| 

0[None 

i 

_0| 

{Zz} 

| Net Adjustment (Tota) 

| 

1 

e+ 

- 

68,100 

@+ 

 - 

Is 

46568) 

= S. 

.88,800) 

3 Adjusted Sale Pace 

we 

8139 

Nt 

1629 

2939 

| 

of Comparables 

Gross 

553 4S 

285,600] 

Gross. 

63.0 %$ 

334,568] Gross 

69.3 %$ 

268,800 

El Summary of Sales Comparison Approach 

See allached addendum, 

vi

Page 43

Pago Aantal 

| 

ADDITIONAL COMPARABLE SALES 

. 

FllaNo:, 20240362 

FEATURE 

| 

SUBJECT 

COMPARABLE SALE #4 

COMPARABLE SALE #5 

COMPARABLE SALE #6 

co 

Kiddress 

425 W Canter Rd 

~[824°N Boutell 

11218 vy LeafCt 

__|469WBortoriRd 

Essexville, Mi 48732-0420 ____|Essexville, MI 48732 

Essexville, Ml 46732-8712 

706 

Pioximity to Subject 

1.56 miles W___ 

2.40. miles NW. 

_, 

Lo 

|1otimilesN. 

Sale Price 

$ 

A 

[s. _._ 255,000 

[s___ 45,000 

i$... 360,000 

Salt Price GLA 

s 

sels 

f3z.40/50,) 

| 

135.405 

5 

19241/500. 

Data Source(s) 

SBR 50087134 DOM 275 

SBR #50108827,00M 41 

|SBR1253 #50107820.D0M 5 

venficaion Source(s) 

BayGIS/ReMax 9896663400 

|BS8A/BerkHalh 9898928888 _ 

[BayGIS/AR 0808024800 

__ _ 

VALUE ADJUSTMENTS 

DESCRIPTION 

| 

DESCRIPTION 

 +()$Adjusl. 

| 

DESCRPTON 

| +() ()$ Adjust. 

| 

DESCRIPTION 

+) 

$ Adit, 

Sales or Financ 

ArLth 

1 

ArfnLth 

ArmLth 

Concessions 

Conv;0 

4 

_ .|Conv;10350 

._ 

| 

«10,350{Cash;0 

| 

Dale of Sale/Time: 

- 

510/23,c00123 

| 

OT 

|sver23ic08i23 

505/23;,c05/23_ 

- 

Rights Apprased 

[Fee Simple 

[Fee simple. 

I 

Fee Simple 

be 

Location 

_ 

|NBsyRdRes, 

|N.Cnlry,Res 

po 

12,750 

 . "_47,250|N;CrlryRes.__ 

t 

500 

ste 

10a 

[13680 sf. 

i 

#2,000) 

a 50017500 sf. 

i 

+2,0 

View 

. 

_ 

_INPstiRes 

_ 

|NPsidiRes 

_ 

A. 

[NiPstRes. 

Risen 

Design (Style) 

Ranch 

Ranch: 

R 

_ 

0|Ranch 

ei 

Quality of Construgbon 

| Average _ 

Average. 

fe 

A 

i 

_|Above Average 

Age. 

_— 

64 

55 

| 

_0) 

23 

Condition 

Average. 

Above Average 

1 

A270 

50|Above Average. 

Above Grade 

Total Bdims, _Balhs 

| Total | 8gims,_ 

i 

T 

=: 

p 

Room Count 

jit 

i 

14,400) 

Gross Living Area 

A 

q 

10.360 

Basement 

& Finished 

|2130sf0sfin 

152451120080 

| 

Rooms Below Grade 

| 

_{1im0br0.0bals 

er 

i 

Functional Uiky, 

Average 

FWA CAC. 

None foled 

3gaddw. 

2 

of 

_ 45.990] i k .. 

1 Adusted Sale Price 

el 

3 

sii 

<C| of Comparables 

300,090] 

539 

dS 

55 | Summary of Sales Comparison Approach ~~ See Attached Addendu 

[3 

© 

g

Page 44

Page # 5.0128 

ADDITIONAL COMPARABLE SALES 

Filet: 20240382 

FEATURE 

_SUDECT 

| 

"COMPARABLE SALE #7_ 

COMPARABLE SALE #8. 

COMPARABLE SALE #9 _ 

[Address 445 

em Rd 

350 E Cass 

= 

10 Sovey Ct 

er 

_ 

Essexville, MI 48732-9420 

Munger, MI 48747 

Essexville, MI 48732-1633 

Essexvillo, MI 48732-9789 

Proximity to Subject 

2.61 miles SE 

2 54 miles W 

2 11 miles E 

Sale Price 

s 

I 

185,000) 

It 

256,000 

ki 

217,500) 

Salo Price'GLA 

s 

sonfs 

 109.47/0 

| 

5 

11067/s 

s 

160 87/sqM. 

Data Source(s) 

SBR #60265801,00M 9 

SBR #50122869,00M 19 

SBR #50127868,.00M 6 

Verification Sources) 

BayGis/Andrew 8104442963 

[BayGIS/ReMax 9896863400 

 [BayGIS/ReMax 9896863400 

VALUE ADJUSTMENTS 

OESCRIPTION 

DESCRIPTION 

| +() $ Adjust 

DESCRIPTION 

| +(-)$ Adust. | 

DESCRIPTION 

+() $ Adjust. 

Sales or Financing 

ArmlLih 

| 

ArmLth 

ArmLth 

Concessions 

Conv,0 

Conv,0 

Conv,0 

Date of Sale/Time 

512/23,c11/23 

511/23,c10/23 

s11/23,c11/23 

Rights Appraised 

Fee Simple 

Fee Simple 

| 

Fee Simple 

Fee Simple 

0 

Location 

N,BsyRd,Res 

N,BsyRd,Res 

N,Res, 

-12,800|N.Cnlry,Res 

-10,90 

Site 

1.10 ac 

2.25 ac 

-3,500{15682 sf 

+2,000{21600 sf 

+2,000] 

View 

N,Pstrl;Res 

N,Pstr,Res 

_|NiRes; 

N,Pstrl;Res 

Design (Style) 

Ranch 

Traditional 

| 

0[Ranch 

Ranch 

Quality of Construction 

| Average 

Average 

| 

Average 

Average 

0 

Age 

64 

113 

0/67 

048 

S660 

Condition 

Average 

Average 

| 

Average 

Above Average 

-10, 

Above Grade 

Toa) 

Bdms; 

Bais 

|Tolal Bdms, 

Baths 

| 

Total, Bdms 

Baths 

Total, Bdms, 

Baths 

i 

Room Count 

6.3, 

10 

|6,3 

10 

| 

8 

3 

31 

221,400 

6 

3 

11 

wr 

Gross Living Area 

2,130 5q1L. 

1,6005qf. 

 +17,600) 

2,300 sq ft, 

-6,800 

1,35250ft 

+31, 

0 

Basement & Finished ~~ | 24305f0sfin 

970sf0sfin 

+9,300]2200s1900sfin 

-7,800|1232sf0sfin 

+7,201 

Rooms Below Grade 

_|1rr0br0.Obalo 

| 

Functional Utiity 

Average 

Average 

Average 

Average 

Heating/Cooling 

FWA CAC 

FWA None 

+3,700|FWA CAC 

FWA CAC 

Energy Efficient ems 

| None noted 

None noted 

None noted 

None noted 

Garage Garport 

|1gadow 

Jadw 

+7,400(2ga2dw 

-7,700|2ga2dw 

«6,500 

PorchPatio Deck 

Porch,Patio 

Porch 

+1,900| Porch 

+2,600|Porch 

+2,200 

Added Features 

J1FP 

None 

| 

+1,900[2 FP 

1FP 

Pool,Pond, Spa 

_|AG Pool _ 

None 

| 

0]Sprinkler 

-5,100|None 

i 

| 

Net Adjustment (Tota) 

5 

38300] 

@+ 

- § 

26700] ®+ 

- 

S 

98,300) 

Adjusted Sale Price 

A 

Nt 

105% 

Ne 

452% 

of Comparables 

223,300] 

Gr 

508 %$ 

281,700 

720 %8 

315,800 

Summary of Sales Comparison Approach 

SALES COMPARISON APPROACH 

See Attached Addendum.

Page 45

Pago 

# 6.0128 

ADDITIONAL COMPARABLE SALES 

FleNo,, 20240382 

WARE 

| 

SUNECT 

“COMPARABLE SALE # 10_ 

_ COMPARABLE 

SALE 

#12 

Address 445 W Centor Rd 

) 

ma 

— 

Essoxvillo, MI 40732-9420 

Bay Cily, MI 48708-9155 

Essexville, MI 48732-9753 

Proximity to Subject 

1.51 miles SE 

1.39 miles NE 

. 

Sale Price 

$ 

$190,000 

I$ 

196,000) 

is. 

Sale Price GLA 

s 

/sQf$ 

 147.20/5010. 

$ 

 107.34/500. 

5 

sft 

Data Source(s) 

SBR1222 #50113437,D0M 31 

 |SBR #50120004,00M 5 

Verification Source(s) 

BayGIS/ReMax 9896863400 

BayGIS/Home 9893927719 

) 

VALUE ADJUSTMENTS 

DESCRIPTION 

DESCRIPTION 

| 

+() $ Adjust. 

DESCRIPTION 

| +() $ Adjust 

DESCRIPTION 

| 

+() $ Adjust. 

Sales or Financing 

Amb 

ArmLth 

Concessions 

FHA,0 

| 

Conv,0 

| 

Date of Sale/Time 

508/23,c07/23 

| 

509/23,c08/23 

| 

Rights Appraised 

Fee Simple 

Fee Simple 

| 

Fee Simple 

| 

Location 

N,BsyRd,Res 

N,Cnlry,Res 

| 

-9,500|N,Cnlry,Res 

-8,800) 

|Site 

1.10 ac 

25060 sf 

| 

+1,500/1.00 ac 

) 

0 

View 

N,Pstri;Res 

N;Pstr;Res 

| 

N;Pstrl; 

i 

Design (Style) 

Ranch 

Ranch 

Cape Cod 

0 

Quality of Construction 

| Average 

Average 

Average 

' 

Age 

64 

52 

0/122 

| 

0 

! 

Condition 

Average 

Average 

| 

Average 

+ 

' 

Above Grade 

Total Béms; 

Babs 

_[Tofel 

(Bdmis| 

Baths 

| 

Total Bdms| 

Balhs 

Tolal Bam, 

Batis 

| 

Room Count 

6 

3, 

10 

613; 

11 

| 

800] 

7 

4, 

10 

| 

) 

| 

Gross Living Area 

2,130 sq, 

1,20050/t) 

 +33,600) 

1,826501., 

 +12,160). 

Soft 

Basement & Finished 

| 2130s(0sfin 

1290sf0sfin 

+6,700]1069sf0sfin 

+8,500 

| 

Rooms Below Grade 

i 

: 

Functional Utity 

Average 

Average 

| 

Average. 

a 

Heating/Cooling 

FWA CAC 

FWA CAC 

FWA CAC 

. 

Energy Efficient items 

None noted 

None noted 

None noted 

| 

Garage/Carport 

1gaddw 

2ga2dw 

-5,700{2gaddw 

-5,880) 

PorchPatio Deck 

Porch, Patio 

Porch, Patio 

| 

CovPorch 

+1,960 

Added Features 

1FP 

1FIP 

None 

+1,960 

Pool Pond, Spa 

AG Pool 

None 

[¢ 

1 

- 

. 

rl 

- 

brs 

1 

NetAdusment(fota) 

[| 

@+ 

 - 

is 

110800 

@+ 

- 

8 

73000 

+ 

8 

Adjusted Sale Price 

Net 

583 

Net 

ann 

Net 

9 

of Comparables 

Gross 

7524S 

300,000 

gross 

6374S 

269,000] Grogs 

4S 

Summary of Sales Companson Approach 

See Attached Addendum, 

SALES COMPARISON APPROACH

Page 46

Page #7 0128 

RESIDENTIAL APPRAISAL SUMMARY REPORT 

Filho; 20240382 

COST APPROACH T0 VALUE 

(if developed) 

@ The Cost Approach was nat developed for this appraisal 

Provide adequate information for replication of the folowmy cost figures and calculations. 

Suppo or ie opimion of Sie value (Summary OF COImpardite Tai safes of wile wietiiods Tor estimating sia vali). 

tandvalueisbased-orvacantiand-sales 

in the subject's markel, when available, and/or the allocation method Land value Is based on vacant land sales in the subject's market, when 

available, andlor the allocation method, factored at 8%: - 

x ESTIMATED 

REPRODUCTION OR 

@ 

| 

[OPINION OF SITE VALUE 

=$ 

24,000 

<Q Source of cost dala. 

Marshall&Local data 

DWELLING 

Sft@$ 

=! 

© | Qual rating from cost service 

Effective date of cost dala 

03/2024 

Soft. @$ 

=5 

| Comments 01 Gost Approach {gross living area calculations, depreciation, elc ) 

Soft @$ 

=$ 

%| The Marshall & Swift Residential Cost Service, combined with 

Soft @$ 

=5 

5 | information from local building trades personnel, is ulilized in the 

Soft @$ 

= 

I] development of the cost approach. See attached drawing. The Cost 

= 

Approach does not meet the rule of substitution,and 

If considered, was [Garage Carorl 

Sef. @$ 

pi! 

not deemed applicable, given age and would be considered only to the 

[Total Estimate of Gost-Hew 

extent it supported the Sales Approach. It is only considered a viable 

[Loss 

Physical 

Funclional ~~ Extemal 

indicator of value in new construction, where a typical buyer would 

Deprecialion 

=8( 

) 

consider new construction in making theft buying decision, and is not 

~~ [Deprecialed Gost of Improvements 

= 

required by Fannie Mae in existing homes. Per Appraiser's Certification 

|"As-is" Value of Site Improvements 

=$ 

Number 4, this report relies only on the Sales Comparison Approach 

= 

Estimated Remaiming Economic Life (il required) 

Yeats {INDICATED VALUE BY COST APPROACH 

=$ 

[INCOME APPROACH TO VALUE (i developed) __ @ The Incame Approach was nol developed for (his appraisal. 

2 Estimated Monthly Market Rent § 

X Gross Rent Mullilier 

=$ 

Indicated Value by Income Approach 

2 Summary of Income Approach (including support for market rent and GRM) 

The income approach was not utilized due to an existing data shortage 

Fa 

necessary to form a reliable opinion of value. 

ui 

= 

8 

= 

PROJECT INFORMATION FOR PUDs (if applicable) 

The Subject is part of a Planned Unit Development. 

Legal Name of Project 

Describe common elements and recreational facilities: 

PUD 

Indicated Value by: Sales Comparison Approach 

§ 

300,000 

Cost Approach (if developed) 

Income Approach (if developed) 

Final Reconclialion 

The Sale Approach best reflects the altitudes of buyers and sellers in today's market place. The Cost Approach does not 

meet the rule of substitution,and 

if considered, was not deemed applicable, given age and would be considered only to the extent it. 

supported the Sales Approach. The income approach is not considered, due to the lack of single family rentals, with comparable homes sold 

primarily to be purchaser occupied. 

This appraisal is made @ “ass”, 

subject to completion per plans and specifications 

on the basis of 

a Hypothetical Condition that the improvements have been 

completed, 

subject to the following repairs or alterations on the basis of a Hypothelical Gondtion that the repairs or alterations have been completed, 

subject 

to 

the following required inspection based on the Extraordinary Assumption thal the condition or deficiency does not require alteration or repair; 

RECONCILIATION 

This report is also subject to other Hypolhelical Conditions and/or Extraordinary Assumptions as specified 

in the attached 

addend: 

Based on the degree of Inspection of the subject property, as indicaled below, defined Scope of Work, Statement of Assumptions and Limiting Conditions, 

and Appraiser's 

Certif 

I 

or other specified value type), as defined herein, of the real property that is the subject 

p 

X 

, which Is the effective date of this appraisal. 

If Indicated above, 

this Opinlon of Value is subject to Hypothetical Conditions and/or Extraordinary Assumptions Included in this report. 

See attached addenda. 

of this report 

A true and complele copy 

of Uns report contains 

28 

pages, including exhibits which are considered an Integral part of the report. This appraisal report may not be 

3 

H properly understood without reference to the information contained in the complete report. 

= | Attached Exhibits: 

S| 

@ scope of Work 

@ (imiling Cond./Certfications 

Namative Addendum 

@ photograph Addenda 

@ Sielch Addendum 

i 

@ ap Addenda 

® additional Sales 

Cost Addendum 

Flood Addendum 

Manuf. House Addendum 

< 

Hypothetical Conditions 

Extraordinary Assumptions 

Client Contact: 

_ 

Clem Name: 

Homeowner. 

E-Mal: 

Address: 

445 W Center Rd, Essexville, MI 48732 

APPRAISER 

SUPERVISORY APPRAISER (if required) 

or CO-APPRAISER (if applicable)

Page 47

Page #8022

Assumptions, Limiting Conditions & Scope of Work

Flotos_20240382

Propeity Addiess: 445

W Conter Rd

Cily. Essoxville

State: MI

Tip Code: 48732-9420

Client.

Homeowner.

Address’

Appraiser

David Keir

Addins 1029 Mystic Trl, Saninaw, MI ARB03

—

STATEMENT OF ASSUMPTIONS & LIMITING CONDITIONS

- The appraiser will not be responsible for matlers of a legal nalure that affect either the property heing appraised of the tile to it The appraiser

assumes that the title is good and marketable and, therefore, will not render any opinions about the title, The property is appraised on the basis

of it being under responsible ownership.

- pis may have provided a sketch in the appraisal report to show approximate dimensions of the improvements, and any such

skelch

1s included only lo assist the 1eader of the report in visualizing the properly and understanding the appraiser's determination of its size. Unless

otherwise indicated, a Land Survey was not performed.

~ 1 so indicaled, the appraiser has examined the available flood maps that are provided by the Federal Emergency Management Agency (of

other

data sources) and has noted in the appraisal report whether 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.

)

- 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.

: If ha cost approach is included in this appraisal, the appraiser has estimated

use, and the improvements at their contributory value. These separate valuations of the land and improvements must not be used in

conjunction

with any other appraisal and are invalid if they are so used. Unless otherwise specifically indicated, the cost approach value is not an

insurance

value, and should not be used as such.

- The appraiser has noted in the appraisal report any adverse conditions (including, but not limited to, needed repairs, depreciation, 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

normal rescarch involved in performing the appraisal. Unless otherwise staled in the appraisal report, the appraiser has no knowledge of any

(including, but not imited to, the presence of hazardous

hidden or unapparent conditions of the property, or adverse environmental conditions

he value of the land in the cost approach at its highest and

wastes, toxic substances, etc.) that would make the property more or less valuable, and has assumed that there are no such conditions and

If not be responsible for any

makes no guarantees or warranties, express or implied, regarding the condition of the property. The appraiser will

not

such conditions that do exist or for any engineering or testing that might be required to discover whether such conditions exist. Because the

anprafeer is not an expert in the field of environmental hazards, the appraisal report must not be considered as an environmental assessment

the property.

- The appraiser obtained the information, estimates, and opinions that were expressed in the appraisal report from sources that he or she

considers to be reliable and believes them to be true and correct. The appraiser does not assume responsibility for the accuracy of such items

that were furnished by other parties.

~ The appraiser will not disclose the contents of the appraisal report except as provided for in the Uniform Standards of Professional Appraisal

Practice, and any applicable federal, state or local laws.

If this appraisal is indicated as subject to satisfactory completion, repairs, or alterations, the appraiser has based

his or her appraisal report

and valuation conclusion on the assumption that completion of the improvements will be performed in 2 workmaniike manner.

- An appraiser's client is the party (or parties) who engage an appraiser in a specific assignment, Any other party acquiring this report from the

client does not become a party to the appraiser-client relationship. Any persons receiving this appraisal report because of disclosure

requirements

applicable to the appraiser's client do not become intended users of his report unless specifically identified by the client at the time of the

assignment,

~The appraiser's written consent and approval must be obtained before this appraisal report can be conveyed by anyone to the public, through

advertising, public relations, news, sales, or by means of any other media, or by its inclusion in a private or public database.

~ An appraisal of real property is not

a ‘home inspection’ and should not be construed as such. As part of the valuation process, the appraiser

performs a non-invasive visual inventory that is not intended to reveal defects or detrimental conditions that are not readily apparent. The

presence

oa such conditions or defects could adversely affect the appraiser's opinion of value. Clients with concems about such potential negative

actors

are encouraged to engage the appropriate type of expert to investigate.

The Scope of Work is the type and extent of research and analyses performed in an appraisal assignment that is required to produce credible

assignment results, given the nature of the appraisal problem, the specific requirements of the intended user(s) and the intended use of the

areal veport. Reliance upon this report, regardless of how acquired, by any party or for any use, other than those specified In this report

Page 48

Page #90128

Certifications

FlloNo: 20240382

Property Address:

445 W Center Rd

City: Essexville

State: MI

Zip Code: 48732-9420

Client

Homeowner.

Address:

Appraiser.

David Kerr

Address:

3922 Mystic Ir, Saginaw,

Mi 48603

——r=:

APPRAISER'S CERTIFICATION

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

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

- The credibility of this repart, far the stated use by the stated user(s), of 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.

)

I have no present or prospective interest in the property thal is the subject of this report and no personal interest ith respect to the parties

involved.

I have no bias with respect to the property that is the subject of tis report or to the parties involved wilh 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 valug or direction

in value thal favors the cause of the client, the amount of the value opinion, the allainment 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.

1 did not base, either partially or completely, my analysis and/or the opinion of value in the appraisal report on the race, color, religion,

sex, 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.

- Unless otherwise indicated,

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

- Unless otherwise indicated, no one provided significant real property appraisal assistance to the person(s) signing this certification.

Additional Certifications:

DEFINITION OF MARKET VALUE *:

Market value means the most probable price which a property should bring in a competitive and open market under all conditions requisite

10 a fair sale, the buyer and seller each acting prudently and knowledgeably, and assuming the price is not affected by undue stimulus.

malic 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 acting in what they consider their own best interests;

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.

* This definition is from regulations published by federal regulatory agencies pursuant to Title XI of the Financial Institutions

Reform, Recovery, and Enforcement Act (FIRREA) of 1989 between July 5, 1990, and August 24, 1990, by the Federal Reserve System

(FRS), National Credit Union Administration (NCUA), Federal Deposit Insurance Corporation (FDIC), the Office of Thrift Supervision (OTS),

and the Office of Comptroller of the Currency (OCC). This definition is also referenced in regulations jointly published by the OCC, OTS,

_FRS, a

Chient Contact:

Client Name:

Homeowner.

E-Mail:

Address:

APPRAISER

SUPERVISORY APPRAISER (if required)

or CO-APPRAISER (if applicable)

Page 49

Pag

dt 10cA28

Supplemental Addendum

Fils No: 20240382

Borrower

}

Pronedy Address. 445 W Canter Rel

—

City.

Essexville

County Bay

Slate

Zip Code. 48732-9420

Lender/Client

Homeowner;

Appralsal Addendum

1, Thie property appraised I8 assumed to be In foe glmple title, free and clear of all debts, liens, mortgage,

encumbrances, or leases of an adverse natura unless so specified within this report. It Is further assumed that all real

estate taxes and special assessments have bean pald in fall,

ltis assumed tha there is fall compliance with all applicable federal, state and Ioeal regulations and laws unless

non-compliance is stated, defined and considered In the appralsal report. It Is also.assumed that all applicable zoning

and use regulations and restrictions have been complied with, unless a nori-conformilty has beert stated, defined and

considered lil the appraisal report.

It ls assumed that al equine licenses, coriserits or other laglslative or administrative authority from any local, state

or national governmental of pirlvate entity or organization have been or can be obtained or renewed for any use on

whicly thé value estimate contained in the report Is based.

4. ItIs assumod that the utilization of the land and Improvements Is within the boundarles or property lines of the

property described and that there Is no encroachment or trespass unless noted In the report.

5. On all appraisals subject to satisfactory completion, repairs, or alterations;

all appraisals that are subject to orun

construction, and/or all appraisals subject to rehabllitation, modernization, or remodeling; the appraisal report an.

valuation conclusions assume, and are contingent upon completion of the linprovements within a reasonable period

time, using quality workmanship.and locally acceptable materials, and further assumes substaritial compliance with

the plans and specifications provided to the appraiser;

6. Any map included in the appraisal report is generated by A La Mode mapping and designad to illustrate only

the

appraximate location of the subject andlor comparables used.

7. Appraisers are required to be licensed andlor certified and are regulated by the State of Michigan, Dapartment of

Licensing and Regulatory Affairs, Bureau of Proféssional Licensing; P.O. Box 30670, Lansing, MI 48909,

8, This appraisal conforms to the Uniform Standards of Professional. Appraisal Practice (USPAP).adopted by the

Appraisals Standards Board of The Appraisal Foundation, except that the Departure Provision of the USPAP does not

apply.

9. The size of porches, decks, patios, etc and detached garages are often approximate, as no adjustrhent to comps is

possible, due to lack of sizes In MLS data.

10. All sold comparable "sales" photos are actual photos, taken by the appraiser at the time of there first use. Per FHA

and Fannie Mao at Valuation Expo, seasonal phatos are not required, only that the photo used was.an original, taken by

the appraiser.

11. The inspection of the comparables is limited to what is visible from the road. if the comp has been inspected as

part of an appraisal, this is noted

in the "Data and Verifications sources" in the Sale Comparison Approach.

12. No search for delinquent taxes was performed,

13. Field observations. are not an inspection to reveal defects in the subject property, only readily observable

conditions.

14. The appraiser is not a mold inspector arid has no expertise in that field.

15. For all intérlor Inspections, the appraiser measured the interior to.obtain the gross living area, The width of the

outside walls are added and included in all living area calculations. The rom count Is from this inspection. The

subject's GLA and room count comply with ANSI and HUD guidelines. MLS listings and/or the assessot's records often

conflict with the appraiser's findings. In all cases, the information provided by the appraiser's personal inspection Is

considered the most reliable data for the subject.

16. Clear, unobstructed photos of the comps are not always possible, due to trees, landscaping and/or excessive

set-backs. All photos are taken from public roads and the appraiser makes no attempt at trespassing to obtain better

photos of the house. When the improvements are not visible from the road, the appraiser will rely on the. MLS photos

and/or REALTOR comments.

17.-Acceptance of and/or use of this appraisal report constitutes acceptance of the foregoing assumptions and limiting

conditions found here.and elsewhere within this report.

PLEASE NOTE: The economic life of a residential appraisals six months. If this report is over six months old, the comps;

market conditions, condition of the subject, available financing, ste may-have.changed. These factors could very well render the

appraised value inaccurate. Therefore, a report over six:months is no longer valid, unless an update or recertification has been

performed.

Environmental Disclaimer-

The value estimated.is based on the assumption that the property Is not negatively affecied by the existence of hazardous

substances or. detrimerital environmental conditions unless otherwise stated in-this report. The appraiser

is not an expertin the

identification of hazardous substances or detrimental environmental conditions. The appraisers’ routine inspection of and

inquiries ‘about the subject property did not develop any information that indicated any. apparent significant hazardous

substances or detrimental environmental conditions which would affect the property negatively unless otherwise stated in this

report. However, it is not impossible that tests and inspections made by a qualified hazardous substance and environmental

expert Would reveal the existence of hazardous substances or detrimental environmental conditions on or around the property

that would negatively-affect it's value,

“APPRAISER INDEPENDENCE

No employee, director, officer, or‘agent of the Seller, or any other third party acting as joint venture partner, independent

Page 50

Supplemental Addendum

Bombwer

Property Address _445-W Center

Bty .__

Essexvile,

County Bay

Lender/Client:

Homeowner,

feasible, and that results in the highest value,

+ GP Reslidentlal; Sales Comparison Apptoach - Summary of Sales Comparison Approach

The comps selected for this assignment are {fie most similar and relevant currently available, based upon a thorough search of

the MLS. system and/or county records where relevaril. The comps selected and used were chosen because thay are

lacationally, physically, and functionally the mast similar to the subject property avallable at thls time, making them the most

relevant, situated in as similar setlings.as possible and requiring the minimum adjustments of the avallable sales,

The comparable search completed is based on the following criterfe, age, size, amenities and location, Price is nota

consideration; with price range determined by the.comps found In the search. The comparables provided are the best reflection

of-our subject property and ils competitive market area. There are limited comparables available within our competitive market

area’that have an out bullding sinillar lo the subject property, however comparables property 358 E Cass, Munger, MI 48747

has two.out buildings that are in total larger:than our subject property both with concrete floors.

The six month guideline was exceeded, however, the comparables provided are the most similar and relevant available at the

present time, This is not uncommon in a seasonal market, The market analysis reflects a stable market in year to year analysis.

The distance guideline is exceeded iri this.appraisal, however, the comps used are served by the same schools and:amenifies

and are the most reflective of our subject currently available.

Condition adjustment based on % of the average sales prices of the relevant comparable sales.

SF adjustment based on §, basement SF adjustment based on $, rounded to nearest $100, with no adjustment for less than 100

sf difference.

The listing/pendings analyzed supported the subject's valuation and satisfy-the principle of substitution.

NOTES: The MLS is considered the best source, as the data provided far exceeds what is available in the county records, which

typically have, at most, $ize, style, total sale price, ignoring condition, accurate room counts, amenities, sellar motivation,

concessions, etc.

The individual adjustments are a reflection of an-amenily tothe market and.need to be completed accurately, so that a credible

Tepoit is produced with regards to the Intended users of the report and the appraiser's peers. Adjustments only need to be made

and should be made when there Is a significant, measurable difference betwaen thé subject property and a comparable sale. By

measurable,

| mean measurable in the markelplace: Such that a typical purchaser would recognize this difference and take it

into consideration when making a buying decision, When such a difference occurs, it Is incumbent on the appraiser to find

homes, both with and without this difference/amenity to analyze the market reaction, if possible.

The analysis and reasoning used to formulate the appropriate adjustments in this report are based on ongoing market analysis

from 2014 to date, where an individual factor is apparent in the comparison of two similar homes. Whenever this accurs (not

always possible. in the area, due to the highly diverse nature of home designs, ages, styles, size, sites and amenities found in

the tri-county and surrounding rural locations) analysis Is completed and logic and reasoning are updated. Market analysis Used

in determining adjustment factors:

Time adjustments are made only when a discemable decline in the overall market and/or competitive area is noted in the year

to:year analysis, or conversely in an increase beyond the normal inflationary factors is determined to have occurred inthe year

to year analysis, -as this Is a seasonal market,

Concession adjustments are made at the full dollar amount. This is due to the market not having fixed concession amounts,

financing type riot withstanding. Concessions vary from 0% to 6%. The fill dollar amount is therefore the carrect adjustnient, as

the net proceeds to the seller are reduced by that amount.

The location adjustments are made when the location, of the subject and/or comparables has positive or negative factors that

reflect on the overall value of property, i.e. waterfront, superior subdivision or school system, busy road or an indicated declining

market place.

View adjustments are made to the subject or comparables having a superior or inferior view factor that has been demonstrated

in the market place The adjustments for this two factors have been found to range from 0% to 10%. I.e. busy roads, which tend

to fall at the 3-5% threshold.

Site adjustments in lots are determined by the contributory value of the land to the whole, Acreage sites are adjusted on a per

acre value, based on the current market place's indication of acreage site values on comparable parcels that have been sold.

Location, site and view adjustments are often cumulative, with the factors often overlapping. This means

you

nu:

three In total when determining the appropriate adjustments.

you

must consider all

Design. adjustments,

while rare, are made when a particular design or design feature is viewed by

the majori

make the property either more or less acceptable in the market place.

orl of b

Page 51

Supplemental Addendum

Flle No. 20240382

Bomower

Property

Mduns 445

W Center BE

City

_ Essexville

Lende/Client___

Horneowner.

necessary to reflect these differences,

Any differences in roam.counts can be accounted for In the adjustment for sf; except

in the case of baths which Is an additional

adjustment. There is no empirical syldénce that an added bedroom, den, rec room, ete croates a market reaction separate from

size, after factoring in condition; quality and age,

Bathroom adjustments reflect past bracketed appraisal indicating a 4-5% adjustment for a full. bath and 2:2.5% adjustment for 8

lavalory are appropriate.

’

Condition, quality and/or age adjustments, If present, reflect the qualify of construction; the.degree of updating (effective age)

and the ovarall maintenance. (condition), based on personal Inspection and MLS data and are.often a combination of all three

factors, when considering effective age. Where quality, updating and condition are comparable, the actual age may not require

an adjustient, Comp choices are made to reflect this, with our.sf adjustments based ‘on our continuing research showing the

conributive value of additional sf to fall within the 30-80% range of the sale price per sf. The average and median were both

closer ta 40-50%, wliich is the factor used In most reports, Of course, where the hames are all very similar, the sf factor Was

closer to and sometimes In excess of the 80% high, with the range closer to 40-70%+. Conversely, ifi areas with a wide

dispersion of styles, sizes, amenities, etc, the factor was closer to tte 30%, with the range closer to 20-40%..In outller homes,

with large sf, the factor fell even further, with the factor closer to 20% and the range closer to 10-30%. [n acreage or waterfront

sales the land is factored out.

Basement sf fell between 20 and 30% of above grade sf value, with a median of 25%, which will most often be the factor used.

In acreage or waterfront sales the land is factored out, 8s It reflects a higher percentage of the whole.

Explanation of basenerit adjustments: Ling one Is the adjustment for overall sf + finished sf. Line two Is the adjustment forthe:

added benefit of room. count In the basement, avert and abiova the line one adjustment for finished sf, i.e. a basement bath adds

more than the sf adjustment on line one and thereforerequlres an added adjustment or an area that is finished extraordinarily

well may need a positive line two adjustment, conversely a finished area that lacks desirability may require a negative

adjustment.

ent positive/negative effect on

Heating/Cooling: No specific conventional heating system has been shown lo provide a consist

generally within

value or marketability, Central alr has an impact 6n value of 2% +, while individual air is 0.to 5% at most and:

the season.

Energy efficient designs or factor differences and adjustments are often based on limited data and past bracketed appraisals.

tors have been shown

i.e. geo-thermal systeriis have been found to result Ina 3% 2 positive adjustment, whole house general

produce a 1 to 2% positive adjustment. Energy Star rated homes sell consistently at 3-5%

higher than thelr non- Energy Star

counterparts,

Garage adjustments are reflective of past bracketed appralsals, which have Indicated a contributory value for garages of

5-4-3-2% + for 1-2-3-4 cars. Carports are 1-2%

Porch/Patio/Deck adjustments reflect past bracketed appraisals, indicating a contributory value for this amenity of 1-3% #, with

normal porches, decks, patios weighted at 1-2%%, screenedfenclosed at 2% + and 3 season rooms at 3-4% t, 4 season rooms

are heated/cooled and considered living area.

Fireplace adjustments have shown to be 1% for the first, :05% second, with .06-1%.for wood stoves.

Custom line two-adjustments cover a variety of items some of which are highlighted here: sheds 0%, storage buildings (bigger

than a shed, smaller than a garage of pole barn) :6-2%, pole bamsfexira garages 5-10%, sprinkler system 2%, fence 12%;

generator 23%:

Custom line three adjustments also cover a variety of items some of which are highlighted here: AG pool/spa 0%, 1G pool 1-4%,

pond 1-3%.

« Comparable Summary

Comparables Summary & Estimated Indicated Value

Sale Price

NetAdj%

GrsAdj%

Ind Value

Weight

Comp #1:

217,500

31.3

56,3

285,600

9.12

Comp #2:

288,000

16.2

334,568

Comp #3:

180,000

48.3

69.3

268,800

8.9

Comp#4:

255,000

56.6

300,990

8:1

Comp #5:

345,000

0.6

53.9

342,900

9.15

Comp #6:

360,000

381,760

9.24

Comp #7:

185,000

20.7

24.5

223,300

9.61

Comp #8:

255,000

10.5

59.8

281,700

9.05

Comp #9:

217,500

45.2

315,800.

8.86

Comp #10;

190,000

58.3

75.2

300,800

8.81

Comp #11:

196,000

37.7

63.7

269,900

9.16

Page 52

| page #130128 

| 

Subject Photo Page 

Borrower 

Fuapey Address 445 

W Center Rd 

City 

Essexville 

Counly 

Bay 

) 

Stale Mi 

Tip Coda 

48732- 

Lender/Client 

Homeowner. 

Vay 

_ 

i 

So 

Subject Front 

445 W Center Rd 

Sales Price 

Gross Living Area 

2,130 

Total Rooms 

6 

Total Bedrooms ~~ 

3 

Tolal Bathrooms ~~ 1.0 

Location 

N;BsyRd;Res 

View 

N;Pstr;Res 

Site 

1.10 ac 

Quality 

Average 

Age 

64 

‘Subject Rear 

Subject Street

Page 53

Interior Photos 

Page # 140128 

=e 

Borrower 

Clty 

Essexville 

County Bay 

State m1 

ZipCode 48732-0420 

Lender/Client 

Homeowner. 

2 

Living Room 

Kitchen 

Bathroom 

Unfinished Lav

Page 54

Page # 150128. 

Interior Photos 

Borrower 

| 

Property Address 445 W Center 

Rd 

5 

City 

Essexville 

Courly Bay 

State Mi 

Tip Code 48732-9420 

| Lenderient 

Homeowner. 

Bedroom 

Bedroom 

Breezeway 

edroo

Page 55

Page #160128 

Interior Photos 

IE 

Su 

— 

| 

Bonower—— 

Property Address 

445 W Center Rd 

City 

Essexville 

Gomly Bay 

Shale 

MI 

Ip Gode 48732-9420 

Lender/Glient 

Homeowner. 

ee 

Basement ~ Unfinished area 

Basement - Unfinished area 

Mechanicals 

Basement - Unfinished area 

Basement - Unfinished area

Page 56

| bags 

0 110128 

| 

Additional photos 

Borrower 

Properly Addiess 

445 W Center Rd 

City 

Essexville 

Gounty Bay 

Lender/Clinnt____HOMEOWNOL. Lemme 

State 

MI 

Zip Golde 48732-9420 

Street Opposite Way 

Across Street View 

Additional front/side

Page 57

[page #180128 | 

Additional photos 

| 

DUITOwWer. 

" 

Lendor/Cent 

Homeowner. 

Pole Barn Interior 

Pole Barn

Page 58

Building Sketch 

445 W Center Rd 

= 

Te 

Essexville 

County Bay _ 

PE 

—— 

Lendar/Cliont___ 

Homeawnar, 

= 

1206 

§ 

soieann 

g 

(7284.26 501) 

THE 

wz 

45 

IF; 

[Ed 

EEE 

a 

3 

1Csr 

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2 

H 

Gop 

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wsbnsee) (11134 41 

tt 

on 

| 

[8 

susan 

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(213024 54.0) 

H 

Dining 

L 

HF 

[5 

uvieg 

se 

Bedroom 

_ 

id 

2 

& 

5 

er 

TOTAL Swatch 

by 3 Js de. 

Area Calculations Summary 

Living Aga’ 

E 

' 

: 

TCeliglation Demat 

TT 

Coe 

Fast Floor 

23024590 

306x184 

= 

563.04

Page 59

Page 

# 2001 28 

Lacation Map 

ornower 

Plopetly Address 445 W Center Rd 

City 

Essexville 

LendreGlient 

Homeowner 

Courly Bay 

Sats Mi 

Zp Code 4872-9420 

shelter and 

~ Chonnel Island 

- 

h 

~ 

ala mode, inc. 

| | 

p- | 

VE ea 

vs pain brat 

COMPARABLE Na. 5 

1219 Ivy Leal Ct 

Essexville, 141 48712-0712 

2.40 miles NW 

COMPARABLE No. 8 

10 Sovey Ct 

Essexvilla, 

MI 48732-1633 

549 

miles VW 

Carroll Park 

Bibi 

COMPARABLE No. 3 

1411 N Wagner Rd 

Essexville, MI 46732 9698 

1.05 miles NW 

COMPARABLE No. 6 

469 W Barton Rd 

Essexville, MI 48732-8706 

1.01 miles N 

COMPARABLE Na. 11 

201 £ Nebobish fd 

Easexville, M1 48712-9753 

1.39 miles NE 

COMPARABLE No. 2 

1101 KN Jonos Rd 

Essexvilie, 11 48732-9692 

1.02 miles W 

COMPARABLE No. 4 

821 4 Boutell 

Esseville, MF 48732 

1.55 miles W 

i 

h 

Cas purr ab) 

COMPARABLE No. 

1 

1075 W Youngs Ditch Rd 

Bay City, MI 46706-9168 

1.51 miles SW 

Wels 

id 

iii (gin 

SUBJECT 

445 W Center Rd 

£ssexvilla, ML 48732 0420 

COMPARABLE No. 9 

997 E Warner Rd 

Cssexville, M1 48722 9789 

2.11 miles E 

Wg 

Rhy 

VES 

Bi 

COMPARABLE No. 10 

: 

} 

151 E Youngs Ditch Rd 

es 

A 

i 

Bay City, MI 48708-9155 

f 

51 miles SE 

CUE ee 

at 

COMPARABLE 

358 E Cass 

Munger, M1 48747

Page 60

Aerial Map 

{Romower 

oo 

oo 

Property Address 445 W Conter Rd 

) 

oe 

City 

Essexville 

outy Bay 

a 

LendarChent 

Homeowner 

supcr 

445 WW Center Rd 

Fssexyille, MI 

AB732.9420 

Mi 

Page #210128 

Zp Cove 

48732-9420

Page 61

page #2201 23 

Borrower 

Propedy Address 

445 W Center Rd 

City 

Essexvlle 

Lender Client 

Homeowner 

County Bay 

Stale 

MI 

Zip Code 

48732-9420 

Jdontial Appraisal Services 

A445 W Contor Rd 

ssoxvillo, MI 48732-9420 

Propared for Ros

Page 62

Property 

Mdions 245 W Center RO 

Page #236120 

Comparable Photo Pane 

Bomower 

Gity 

Essexville 

County Bay 

Stale MI 

Zip Code 48732-9420 

Lendoi/Client 

Homeowner. 

Comparable 

1 

1075 W Youngs Ditch Rd 

Prox. to Subject 

1.51 miles SW 

Sale Prica 

217,500 

Gross Living Area 

1,522 

Tota) Rooms 

5 

Tolal Bedrooms ~~ 2 

Total Bathrooms 

~~ 20 

Location 

N;Cnlry.Res 

View 

N,Pstrl,Res 

Site 

28371 sf 

Quality 

Average 

Age 

63 

Gomparable 2 

1101 N Jones Rd 

Prox. to Subject 

Sale Price 

Gross Living Area 

Total Rooms 

Total Bedrooms 

Total Bathrooms 

Location 

View 

Site 

Quality 

Age 

1.02 miles W 

288,000 

1,600 

6 

3 

21 

N;Cntry;Res 

-N;Waods,Res 

21500 sf 

Above Average 

49 

Comparable 3 

1411 N Wagner Rd 

Prox. lo Subject 

Sale Price 

Gross Living Arca 

‘Total Rooms 

Total Bedrooms 

Tolal Bathrooms 

Location 

1.06 miles NW 

180,000 

1,130 

5 

2 

1.0 

N;Cnitry;,Res

Page 63

Page #240120 

Comparable Photo Page 

Borrower 

Proaneity Addis. 445 \0. 

Cantor 

Rd. 

City 

Essexville 

Coury Bay 

State MI 

ZipCode 48732-9420 

Lendor/Glient 

Homeowner. 

Comparable 4 

821 N Boutoll 

Prox fo Subject 

1.55 miles W 

Sale Price 

255,000 

Gross Living Area 

1,926 

Total Rooms 

6 

Total Bedrooms ~~ 3 

Total Bathrooms ~~ 2.1 

Location 

N;Cniry;Res 

View 

N.Pstrl,Res 

Site 

13680 sf 

Quality 

Average 

Age 

55 

Comparable 5 

1219 Ivy Leaf Ct 

Prox to Subject 

2.40 miles NW 

Sale Price 

345,000 

Gross Living Arca 

2,548 

Tolal Rooms 

7 

Total Bedrooms ~~ 

3 

Total Bathrooms ~~ 2.1 

Localion 

NiRes; 

View 

N;Pstrl,Res 

Sle 

23790 sf 

Quality 

Average 

Age 

19 

Comparable 6 

469 W Borton Rd 

Prox. to Subject 

1.01 miles N 

Sale Price 

360,000 

Gross Living Area 

1,871 

Tolal Rooms 

6 

Tota) Bedrooms ~~ 3 

Total Bathrooms ~~ 2.0 

Location 

N;Cntry;Res 

View 

N,Pstrl,Res 

Site 

17500 sf

Page 64

Comparable Photo Page 

Page # 2501 20 

ES TT 

Ronawer.. 

Property Address 445 W Center Rd 

City 

Essexville 

County Bay 

Stale 

MI 

LenderClient 

Homeowner 

Tp Code 

48732-9420 

| 

Comparable 

7 

358 F Cass 

Prox to Subject 

Sale Price 

Gross Liang Area 

Total Rooms 

Total Bedrooms 

Total Bathrooms 

Location 

View 

Site 

Duality 

Age 

261 miles SE 

165.000 

1.690 

6 

3 

10 

N,BsyRd Res 

N,Pstrl,Res 

225ac 

Average 

113 

Comparable 

8 

10 Sovey Cl 

Prox. 10 Subject 

Sale Pce 

Gross Living Area 

Total Rooms 

Total Bedrooms, 

Total Bathrooms 

Location 

View 

Sile 

Quality 

he 

2 54 miles W 

255000 

2,300 

8 

3 

31 

N.Res, 

N.Res, 

15682 sf 

Average 

67 

Comparable 

9 

997 E Wamer Rd 

Prox. to Subject 

Sale Price 

Gross Living Area 

Total Rooms 

Total Bedrooms 

Tota) Bathrooms 

Localion 

211 miles E 

217.500 

1.352 

6 

3 

1 

N.Cnlry,Res

Page 65

Comparable Photo Pasie 

Fao #260120 

Borrower 

— 

| 

Property Address 445 W Center Rd 

4 

he 

Gounly Bay 

Stale 

M1 

Zip Gode 48732-9420 

Lendar/Client ___ Homeowner. 

ee 

——— 

Prox. fo Subject 

Sale Price 

Gross Living Area 

Total Rooms 

Tolal Bedrooms 

Total Bathrooms 

Location 

View 

Site. 

Quality 

Age 

Prox. to Subject 

Sale Price. 

Gross Living Area 

Total Rooms 

Total Bedrooms 

Total Bathrooms 

Location 

View 

Site 

Qualty 

Age 

comparable 10 

151 E Youngs Ditch Rd 

1.51 miles SE 

190,000 

1,290 

w 

or 

1.1 

N,Cnlry.Res 

N,Pstil;Res 

25050 sf 

Average 

52 

Comparable 11 

201 E Nebobish Rd 

1.39 miles NE 

196,000 

1,826 

7 

4 

1.0 

N;Cntry.Res 

N;Pstd, 

1.00 ac 

Average 

122 

Comparable 12 

Pros, to Subject 

Sale Price 

Gross Living Area 

Total Rooms 

Total Bedrooms 

Total Bathrooms 

Location 

View 

Site

Page 66

License 

eeTOITH wiTRER 

ar 

STATE OF MICHIGAN 

} 

) 

DEPARTUENT 

OF LICENSING AND REGULATORY AFFAIRS 

BUREAU OF PROFESSIONAL LICENSING 

STATE LICENSED: REAL ESTATE APPRAISER LICENSE 

DAVID EDUARD KERR IIT 

LICENSE HO 

Ex 

ni 

12030783k5 

[7/31/2028 

23890151032

Page 67

| Page #200128.) 

E&O Insurance 

Homeowner. 

Accelerant National Insurance Company 

(A Stock Contpany) 

400 Northridge Road, Sulte 800 

Sandy Springs, GA 30360 

REAL ESTATE APPRAISERS 

ERRORS AND OMISSIONS INSURANCE POLICY 

DECLARATIONS 

PORTED" POLICY. THIS POLICY REQUIRES THAT A 

THE POLICY PERIOD AND REPORTED TO THE 

NOTICE: THIS IS A “CLAIMS MADE AND RE 

OR EXTENDED REPORTING PERIOD. 

CLAIM BE MADE AGAINST THE INSURED DURING 

INSURER, IN WRITING, DURING THE POLICY PERIOD 

PLEASE READ YOUR POLICY CAREFULLY. 

Policy Number: NAXAOPLAOSTB1-00 

Ronowal of: New 

4. 

Named Insured: David E£ Kerv il dba Residential Appralsal Services 

2. 

Address: 3922 Mystic Trail 

Saginaw, MI 48603 

3, 

Policy Period: 

From: October 19, 2023 

To: October 19, 2024 

12:01 AM, Standard Time at the address of the Named Insured 8s gated in (tam 2. Above. 

4. 

Umit of Liability: 

Each Claim 

Policy Aggregate 

Damages Limit of Liability 

4A, $1,000,000 

4G. $1,000,000 

Claim Expenses Limit 

of Liability 

48. $1,000,000 

4D. $ 1,000,000 

5, 

Deductible (Inclusive of Claims Expenses): 

Each Claim 

Aggregate 

5A. $500 

5B. $1,000 

6. 

Policy Promium: $ 680 

7. 

Retroactive Date: Octobar 19, 2023 

8. 

Notice to Company: Notice of a Claim or Potential Claim should be sent to: 

‘OREP Insurance’ Services: info@orén.org 

6353 El. Cajon Blvd, Sulte 124-605 

Sani Dlego, CA 92115 

OREP Insurance Services, LLC =~ 2pRIAiSEIS@areR.org 

9. 

Program Administrator: 

Seo Schedule of Forms 

Attached at Polloy Inception: 

JI be. countersigned by an authorized representative of the Company. 

Aeaze Peck 

Date: Oclober 18, 2023 

By: 

Authorized Representative 

140. Forms and Endorsements 

If required by state la, this policy wil

Page 68

Exhibit 3

Page 69

{ote rage 

THIS 

IS NOT A TAX BILL 

L-4400 

Notice of Assessment, Taxable Valuation, 

and Property Classification 

This form is issued under the authority of P.A, 206 of 1893, Soc. 211.24 (c) and Sec. 211.34¢, as amended. Thia 8 a model aaseasment hotice 10 bo used by the teal 

= 

HAMPTON CHARTER TOWNSHIP 

PARCEL NUMBER: 

070-059-100-090-00 

PO BOX 187 

BAY CITY, MI 48707-0187 

PROPERTY ADDRESS: 

445 W CENTER RD 

ESSEXVILLE, MI 48732-9684 

OWNER'S NAME & ADDRESS/PERSON NAMED ON ASSESSMENT ROLL. 

PRINCIPAL RESIDENCE EXEMPTION 

MUNCH, STEPHEN 

o Exempt As "Homeowners Principal Residence": 

100. 00% 

877 N PINE RD 

o Exempt As "Qualified Agricultural Property": 

00% 

9 

ESSEXVILLE Mi 48732 

9 Exempt As "MBT Industrial Personal™ 

00% 

9, 

% Exempt As "MBT Commercial Personal": 

.00% 

Exempt As "Qualified Forest Property": 

O Yes 

x 

No 

Exempt As "Development Property": 

[| Yes 

No 

LEGAL DESCRIPTION: 

E 145 FT OF N 330 FT OF W 1/2 OF W 1/2 OF NW 1/4. SEC 29 T14N R6E 

ACCORDING TO MCL 211.34c THIS PROPERTY IS CLASSIFIED AS: 

401 

(RESIDENTIAL-IMPROVED) 

PRIOR YEAR'S CLASSIFICATION: 

401 

(RESIDENTIAL-IMPROVED) 

The change in taxable value will increase/decrease your tax bill for the 2023 

PRIOR AMOUNT 

CURRENT 

CHANGE FROM 

year by approximately: 

$140 

YEAR: 

2022 

TE ro 

Lippert 

1, TAXABLE VALUE: 

77,383 

81,252 

3,869 

2. ASSESSED VALUE: 

82,400 

100,200 

17,800 

3. TENTATIVE EQUALIZATION FACTOR: 

1.000 

MR 

Jag Cllo, 

= oof 

BE SIC IE 

PIT 

TT 

LU Bs 

— 

pT ) I 

17,800 

5. There WAS or WAS NOT a transfer of ownership on this property in2022 

WAS NOT 

6. Assessor Change Reason: 

The 2024 Inflation rate Multiplier is: 1.05 

Questions regarding the Notice of Assessment, Taxable Valuation, and Property Classification may be directed to the Following: 

Name: 

Phone: 

Email Address: 

RONDA MROCK-PARKS 

989-893-7541 

ASGFIRM@CHARTER.NET 

formation. The board of review will meet at the following dates and times:

Page 70

Exhibit 4

Page 71

LOCAL PROPERTY TAXES 2023- Winter 

Be iam 

my 

‘DONNA SAMYN 

801 W CENTER ROAD 

ESSEXVILLE, MI 48732: 

TAXPAYER NOTE: Xs your name R falling address correct? 

IF not, please make comection(s) below. 

TOTAL 

TAXI DOE TF PATO 

i 

TER 

TH 

THAN Aina. 

09-070-059-100-075-00 

™” 

a 

48707 

t 

; 

TREASURER 

Hy 

HAMPTON TOWNSHIP TREASURER: 

1086 CULVER 

RD 

hi 

sinc 

lealits 

REREEKVILLE, MI-48732-20 

DONNA SAMYN 

ah 

801 W CENTER ROAD: 

ESSEXVILLE/ MI 48732 

LOCAL PROPERTY TAXES, 

1 

MAKE CHECK PAYABLE 

TO; 

JHA RE 

2023 

Winter: 

i 

:. 

re 

(PROPERTY/PARCEL NUMBER) 

CLASS: 

CEE 

SLE 

Rot 

T CouNTY LIBRARY. 

‘MUNCH, MARS! 

LY 

Lorne 

; ds CULVER. HA 

COUNTY‘ MOSQUITO 

ESSEXVILLE MI 48732-9684 

- 

|. “COUNTY SEN CITZN 

= 

COUNTY MED CARE 

> 

COUNTY: MED-CARE2 

#+TAXES ARE DUE AND PAYABLE: TO HAMPTON TWP WITHOUT| 

COUNTY: HiS SOCTY. 

INTEREST DEC1,-2023 THRU FEB 14,2024: 

CHONTS DISPATCH: 

+vOPEN DECEMBER 28, 2027 9:00 AM. = +50 

PM 

Ti 

TE 

3 

S*pOSTMARK: LAST ACCEPTABLE DATE FEBRUARY. 7, 2024: 

COUNTY VETERANS 

| 

*+DROP BOX CLOSES “FEB. 14, 2024 AT 4:30-PM 

COUNTY FOREST $F: 

a 

| omen 

2024 A 3% PENALTY: WILL BEADED 70 

; 

Cd 

TOTAL 

He 

~S5ROPEN FEB 29, 2024 9:00 AM. 

- 5:00 P.M, 

SHMARCHA, 2024 THE BAY CO TREASURER: WI L'COLLEC] 

*DELINQUE! 

TAX] 

PAYMENT AMOUNT, CALL(9: 

) 895-4285 

TOWNSHIP OFFICE! WILL BE CLOSED DEC. 25TH, 26TH2023 be 

JAN 1ST & 2ND, JAN 15TH; 

ID FEB19TH2024 

~~ 

] 

PARTIAL PAYMENTS ACCEPTED. 

’ 

3 HTHIS INSTITUTION IS AN EQUAL: OPPORTUNITY 

| "PROVIDER & 

YER. 

§ 

puBLIC oo

Page 72

Exhibit 5

Page 73

» 

' 

lged Depart regi 

- 

Le 

L-4154 

B27-(Row, 11:17), 

Pago Tol 2 

ropert 

Assessor of Equalization Director’ Noe pli y ai 1 

Pore 

hicorrectly Reported or Omitted From 

as 

164 

bi 

hts foi 1a Insuied under authority bf Saclton 211.164, MOL. Filly 18 mands SECTION 

N 

PART 1: : ASSESSOR/EQUALIZATION DIRECTOR SE TET Er TT 

> — 

NTTON 

B 

NAL 

RET 

% 

AERA 

3 

A SSES 

R Eal IALIZATE 2 

bar 

i 

[ E-mail Addro3s 

1 

msos80r 

or 

EquBl 

© 

Ronda Mirocl=-Parks 

(889).876 762 

asglirm@chater net — 

aliing Address (Numbor, Sire, PO 

Box) 

8703 

PO Box 454 

Au Gres 

Ja 

PROPERTY AND ASSESSMENT ROLL INFORMATION 

e— 

‘Nama(s) of Propecy Owner(s) 

| Marsha Munch 

ios 

iP Gods 

“Dwaer a Malling Address (Number, SUE! PO Box). 

Chy 

Is 

Mi 

48703 

| 1056 Culver Rd 

|| Essexville 

ME 

LAR 

[Ba Witera Properly 18 Locatod 

Namo of Local Astaasing Unit 

~¥] Via Namo {iF applicable). 

(Bay 

Hampton Charter Township 

|. 

« 

: 

5 

amb of School islcict Whoo Property fs Located 

~~ 

67040 £080,100: 07500, 

cin BAY. Elly Scheols 

. 

— 

Property Classification 

fogs 

a] 

{3 Rest Resldential 

[2] Reat Agricuiiurel 

[7] Personal Industrtal 

pi Persons! Residentlel 

1] Reel Industrial 

[C1 Reel Developmental 

[=| Personal Gommerclal 

~~ 

#4["_] 

Persanal Aggleultural 

[1 Real Commerclal 

[I 'Reat imbor-cutover 

[J Personal Utiity 

«4T_] special Roll (PA 198, PA 265, PA 169) 

Property Dascription (If oraliiad from the roll, fogs! doscripon mustbe provided) 

5 

ad 

4 

[REASON FOR'THIS NOTICE. 

___- 

: 

7 

: 

| 

The Assessor or Equalization Dlpetor must provide a 

d oxplanation (ar 

Ing 

thls 

oh 

Altach an Adc] page Ifnecassary. 

Structures missing from the roll were erroneously added this parcel for 2022. and 2023; Pole Barp, concrete, pavers, 

farge porch on pola bam, Those structures belong on 070-059-100-090-00 riot on this Parcel. This parcel Is vacant. 

Correcting bavk to original amounts, Values were Increased at December Board {of Review. 

#1 

oh 

I 

ASSESSED VALUE 

1 

fs. 

TAXABLE VALDE 

] 

| 

Sonr(s) for Which Note 

Assessed Value 

Requested 

“Taxable Value 

| 

Requesled 

| 

was Given 

on Assessmant Roll 

Assessed Velue 

on 

Assessment Roll 

Taxable Value 

[2022 

6,300 

6300] 

4,725 

4,725] 

2023 

6,300 

6300) 

& 

4961] 

4,961] 

To 

Fo 

A] 

. 

REA AND PERSONAL: PROPERLY INFQR ATION (QuEslIgh FRErSenalBroperty only) wry 

© ores: 

1. 

Did the ownor-of lhe properly complels and deliver a Form 832 (L-4175), Personal Property’ Statornent, or Form 5278, Ellglble Menatacturing 

Parsonal Property Combined Document, for each year that thia nollch covers that was: 

I] Timely Fited? {Accepted as fled and used In delerminlig the asasssment that Was confirmed by ‘ihe Board af Review?) 

[_] Estimatad/Not Fiiad?.If estimated 

or not fled; indicato tho yoar(s): 

2. 

Ig this property assessed on the Industilal Facliies Tax Roll, the Commercial Facilites, 

Nelghborhood Enlerprise Zong ‘Roll, he Ranalssance Zone or'as ah Act 188 of 

1963 assesam 

1? 

{Ives [No 

1£ Yes, spacly 

the roll 

a. 

3 

bis} 

| 

" {he Toshmolgay Park. Faclitios Roll, the 

[ABSESSORIEQUALIZATION DIRECTOR CERTIFICATION 

or = 

1 cortlfy thot the laxpayer’s assessments for years opoy fo corcaction which are hot Included on this form heve toen —— and 

it tias been 

"27% 

a

Page 74

Exhibit 6

Page 75

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Page 78

Exhibit 7

Page 79

Adjustment Type: 

. 

Win 

{ 

2023 DECEMBER BOARD OF REVIEW 

Change Notice 

Dec 12,2023 

MUNCH, 

MARSHA 

1056 CULVER 

RD 

ESSEXVILLE 

MI 

48732-9684 

Re: December Board of Review Change Notice 

 070-059-100-075-00 ~~ 

N KNIGHT RD 

Dear Property Owner: 

On Dec 12, 2023 

, the December Board of Review made the following correction to the assessed, capped and 

taxable values or to the Principal Residence Exemption for the above referenced parcel. 

Original 

Corrected 

Year 

Assessed 

Capped 

Taxable 

Year 

Assessed: 

Capped 

Taxable 

2023 

6,300 < 

4,961 

< 

4961 

<| 

2023 

218,100 < 

218,100 < 

218,100 < 

Principal Residence Exemption 0.0000 

Principal Residence Exemption 0.0000 

Reason: ADDPB 

leer 

enn 

Adjustment Type: 

2022 

6,300 < 

4,725 < 

4,725 <| 

2022 

218,100 < 

218,100 < 

218,100 < 

Principal Residence Exemption 0.0000 

Principal Residence Exemption: 0.0000 

The action of the December Board of Review may be appealed to the Michigan ‘Tax Tribunal within 35 days 

after the final decision, ruling or determination, To appeal to the Michigan Tax Tribunal, file at petition with 

the MTT that can be obtained from their website: 

4 

ETS

Page 80

S OCAL PROPERTY TAXES 2023 Winter 

@ © 

— 

A aRITR AARARE 

(URAL 

801 W CENTER ROAD 

a 

ESSEXVILLE, MI 48732 

TOTAL TAXES DUE IF PAID 

$3315.84 

NO LATER THAN 02/14/2024 

enter FOR ies soviichd 

AFTER 02/14/2024 ADDITIONAL INTEREST AND FEES APPLY 

09-070-059-100-075-00 

OFFICE HOURS 9:00 AM. to-3:00 P.M. 

(DROP BOX AVAILABLE) 

MUNCH, MARSHA 

; 

1056 CULVER RD 

HAHFTON. FING 

IREAAIE 

ESSEXVILLE MI 48732-9684 

401\ CENTER ROAD 

ESSEXVILLE, MI 48732 

SUMMER TAXES OWING 

RETURN TOP PORTION WITH PAYM 

LOCAL PROPERTY TAXES 

MAKE. CHECK PAYABLE TO: 

HAMPTON TOWNSHIP TREASURER 

2033 

Winter 

P.0. BOX 187 

BAY CITY; MI 48707 

| 

(PROPERTY/PARCEL NUMBER) 

09-070-059-100-075-00 

STATE EQUALIZED VALUE 

: 

i 

$218,100 

| 

SCHOOL: 

BAY CITY SCHOOL DISTRICT 

Nl 

poBEvAE 

_ 

O 

$218,100 

PROPERTY ADDRESS ~~ 

N KNIGHT RD 

ASSESSED VALUE 

on 

$218,100 

| 

FLAS: 

402 

PRE % 

0.0000 

TAXING AUTHORITY 

TAX RATE 

TAX AMOUNT 

COUNTY LIBRARY 

1.7445 

380.47 

MUNCH, MARSHA 

' 

- 

1056 CULVER RD 

COUNTY MOSQUITO 

0.5482 

119,56 

ESSEXVILLE MI 48732-0684 

COUNTY SEN CITZN 

0.8500 

185.38 

COUNTY MED CARE 

0.7476 

163.05 

*+TAXES ARE DUE AND 

PAYABLE 

TO" HAMPTON TWP WITHOUT] 

Clb 

i 

ura 

D 

TO 

HA 

OUT| 

COUNTY HIS SOCTY 

0.0948 

INTEREST DEC 1, 2023 THRU FEB 14, 2024 

emails nd 

s rs 

20:57 

#x%OPEN DECEMBER 28, 2022 9:00 AM, - 5:00 P.M 

? 

229.00 

+tPOSTMARK: LAST ACCEPTABLE DATE- FEBRUARY 7,2024, 

| COUNTY VETERANS 

0.0996 

2072 

*4DROP BOX CLOSES FEB. 14, 2024 AT4:30 PM 

COUNTY FOREST $P 

0.0996 

21.72 

#+BEGINNING FEB 15, 2024 A 3% PENALTY WILL BE ADDED TO| 

 coUNTY ANIMAL SV 

0.7000 

Jin 

TOTAL TAX AMOUNT, 

3 

wr*QPEN FEB 29, 2024 9:00 AM. - 5:00 P-M. 

METRO TRANSPORTN 

0.9969 

217.42 

#¥MARCH 1, 2034 THE BAY CO TREASURER WILL COLLECT | TWP OPERATING 

4.9825 

1,086.68 

DELINGUENT TAXES, PAYMENT AMOUNT CALL (989) 895-4285 | Twp ROADS 

0.6477 

ge 

TOWNSHIP OFFICE WILL BE CLOSED DEC 25TH, 26TH 20238 | PUBLICSAFETY 

1.4947 

325.99 

JAN 1ST & 2ND, JAN 15TH, AND FEB 19TH 2024 

PARTIAL PAYMENTS ACCEPTED 

THIS INSTITUTION IS AN EQUAL OPPORTUNITY PROVIDER & 

EMPLOYER.

Page 81

RETURN TOP PORTION WITH PAYMENT 

LOCAL PROPERTY TAXES 

MAKE CHECK PAYABLE TO; 

HAMPTON TowsHle TREASURER 

2028 Summer 

BAY CITY, M1 46707 

(PROPERTY/PARCEL NUMBER) 

09-070-059:100-075-00 

STATE EQU \ALIZED VALUE 

$218,100 

SCHOOL: 

BAY CITY SCHOOL DISTRICT 

2M 

TAXABLE VALUE 

$218,100 

PROPERTY IODRESS 

winarRe 

gy 

WAVE a0 

ASSESSED VALUE 

$218,100 

Class: 

“2 

Ae 

PRE. % 

0.0000 

w 

TAXING AUTHORITY 

TAX RATE 

TAX AMOUNT 

STATE ED TAX 

6.0000 

1,308.60 

MUNCH, MARSHA 

1056 CULVER RD 

COUNTY OPERATING 

5.7078 

1,244.87 

ESSEXVILLE MI 48732-0684 

DELTA COLLEGE 

2.0427 

445.51 

15D OPERATING 

0.1883 

41.06 

*SEPTEMBER 14, 2023 - OFFICE OPEN 0:00 A450 PM 

ISD SPECIAL EDUC 

2.6305 

617.33 

**DROP BOX CLOSES SEPTEMBER 14, 2023 AT 5:00 

PM 

; 

11.70 

#TAXES ARE DUE AND PAYABLE WITHOUT INTEREST 

VOC SKILL CENTER 

Lig077 

# 

JULY 1, 2023 TO SEPTEMBER 14,2023 AT 5:00 PM. 

SCHOOL OPERATING 

18.0000 

3,925.80 

*K% DARTIAL PAYMENTS ACCEPTED #¥* 

; 

5.54 

*POSTMARK ~ LAST ACCEPTABLE DATE - SEPTEMBER 7, 2023 | SCHOOL DEBT 

1.0600 

4 

SCHOOL BOND 

1.1400 

248.63 

*#1F PAYING BY MAIL AND RECEIPT 

IS DESIRED, SEND ENTIRE | 

cy 

SINKING DEBT 

0.6472 

141.15 

BILL & SELF-ADDRESSED, STAMPED ENVELOPE TO. ADDRESS 

Kh SINK 

SHOWN TOP LEFT, 

“TOWNSHIP OFFICE WILL BE CLOSED ON JULY 3RD & 4TH, 

SEPT 4TH, OCT 9TH, AND NOV 10TH, 23RD, 2524TH, 20223 

*BEGINNING SEPTEMBER 15, 2023 1% INTEREST WILL BE 

APPLIED & AN ADDITIONAL 1% EACH MONTH UNTIL PAID. 

Jiiil — 

39.52420 

8,620.19 

86.20 

*XFOR PAYMENT INFORMATION, VISIT OUR WEBSITEAT 

Interest: 

336.67 

TRAE on rr ore 

TOTAL AMOUNT DUE 

9,043.35 

SCHOOL: 

07/01/23 

~ 

06/30/24 

BALANCE DUE 

$ 

ri Hd 

STATE: 

C1001/23 

 ~ 

09/3024 

= 

- 

po 

COUNTY: 

0101/24 

- 1231/24 

ACREAGE: 

: 

TOWNSHIP 

| 

ouotf4 

 : 

1203124 

PROPERTY DESCRIPTION: 

TREASURER NOT RESPONSIBLE FOR 

COM AT NW COR OF SEC TH 260 FT S & 250 

Sree 

il aT Cl 

E 

8250 

FT ETO POB TH E 111.32 FTTH N 

60 FTTH E150 FT TH § 130 FT TH E 145 

330 FT TO BEG SEC 29 T14N R6E 

FTTH S 260 FT TH W 406.32 FT TH N

Page 82

| HAMPTON CHARTER TOWNSHIP 

: 

phish 

Receipt: 

76265 

01/11/2024 

Essexville, MI 48732 

989-803-7541 

Cashier: 

RACHEL 

Received Of: 

MUNCH, MARSHA 

1056 CULVER RD 

ESSEXVILLE MI 48732-9684 

The sum of: 

8,845.37 

STAX 

070-059-100-075-00 

8,845.37 

703-000-222.011 

703-000-222.001 

703-000-222.002 

703-000-222.003 

703-000-222,003 

703.000-222.003 

708-000-226.001 

703-000-225.005 

703-000-226,022 

703-000-225.017 

703-000-214.010 

703-000-222.011 

703-000-222.001 

703-000-222.002 

703-000-222.003 

703-000-222,003 

703-000-222.003 

703-000-225.001 

703-000-225.005 

703-000-225.022 

703-000:225.017 

Total 

8,845.37 

TENDERED: 

CHECKS 

1130 

8,845.37

Page 83

7 

LOCAL PROPERTY TAXES 2023 Wintor 

JS 

Pd 

HAMPTON TOWNSHIP TREASURER 

/ 

DONNA SAMYN 

801 W CENTER ROAD 

A 

ESSEXVILLE, MI 4873) 

TAXPAYER NOTE: 

Ts your name & malling address correct? 

if not, please make correction(s) below, 

09-070-059-100-075-00 

1208 

4% ROVAAUTO 

5 DIGIT 40707 

MUNCH, 

MARSHA 

1056 CULVER Rp 

ws 

ESSEXVILLE, 

MI 40732-2013 

sro 

mo 

; 

ULI] COT PE 

Pe TM 

RR TT 

4 

801 W CENTER ROAD 

ESSEXVILLE, MI 48732 

qu 

HAMPTON T TOWNSHIP 

LOCAL PROPERTY TAXES 

MAKE CHECK PAYABLE TO; 

2023 

Winter 

rn 

(PROPERTY/PARCEL NUMBER) 

' 

09-070-059-100-075-00 

SCHOOL: 

BAY CITY SCHOOL DISTRICT 

PROPERTY ADDRESS 

+ 

N KNIGHT RD 

CLASS: 

402 

COUNTY LIBRARY 

- 

MUNCH, MARSHA 

I 

§ 

pi 

ple 

§ 

1056 CULVER RD 

COUNTY MOSQUITO 

+ 

7 

ESSEXVILLE MI 48732-9684 

COUNTY SEN CITZN 

COUNTY MED CARE 

- 

: 

COUNTY MED CARE? 

“TAXES ARE DUE AND PAYABLE TO HAMPTON. TWP WITHOUT| 

COUNTY HIS SOCTY 

: 

INTEREST DEC 1, 2023 THRU FEB 14, 2024 

ER LE 

Air 

*¥HOPEN DECEMBER 28, 2022 9:00 AM. ~ 5:00 P.M 

1 

on 

§ 

~*POSTMARK: LAST ACCEPTABLE DATE- FEBRUARY 7, 2024, 

COUNTY VETERANS 

0. 

0.49 

*HDROP BOX CLOSES FEB. 14, 2024 AT 4:30 PM 

COUNTY FOREST SP 

: 

i 

049 

**BEGINNING FEB 15, 2024 A 3% PENALTY WILL BE ADDED TO 

TOTAL TAX AMOUNT: 

Vis 

*HOPEN FEB 29, 2024 9:00 A, M, 

P. 

**MARCH 1, 2024 THE BAY CO TREASURER WILL COLLECT 

DELINQUENT TAXES, PAYMENT AMOUNT CALL (989) 895-4285 

TOWNSHIP OFFICE WILL BE CLOSED DEC; 25TH, 26TH 2023. 

JAN 1ST & 2ND, JAN 15TH, AND FEB: 19TH. 2024: 

Pi 

hl 

PARTIAL PAYMENTS AckBtED 

| 

“THIS STITUTION: 150 EQUAL OPPORTUNITY PROVIDER

Page 84

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Page 98

Exhibit 9

Page 99

ral”

STATE OF MICHIGAN

GRETCHEN WHITMER

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS

MARLON I. BROWN. DPA

GOVERNOR

LANSING

DIRECTOR

Section 4: Explain Your Answer to

The Petitioner kept denying it was

on his property when field Staff'and

| went out to measure it. The Pole Barn'should have

been on the roll starting year 2022 as it was finalized on 9/14/2021. With Stephen

of pavers and lots of concrete poured, the pole bam has heated floors and is a two story)

structure.

| feel that in 2021 he should have been forth coming on who owned the

from them.

| believe the STC has jurisdication of both the cases, Stephen and Marsha

Munch (070-059-075-00) Both are at the STC level right now and have been since the

beginning of the year. [f the MTT determines this is in their jurisdiction

| will address

- Le

NGATql=nl" Sub

fteg

ection 5: Jurisdictional Issues

)

IF PETITIONER IS APPEALING THE TRUE CASH AND/OR TAXABLE VALUES

Did Petitioner protest the:assessment at a Board of Review (BOR)?

Yes

OJ No

If yes, check which BOR Petitioner attended:

March

| July

O December

If no, was the Notice of Assessment properly sent to Petitioner prior to the March BOR?

Yes

[| No

*Submit a copy of the Notice of Assessment with the Answer,

If the July or December BOR revised the assessment(s) at Issue, did it have authority? OJ Yes

O No

if yes, cite the Board's authority.

Was the assessment(s) at issue established as the result of a clerical error or mutual mistake of fact?

Yes

[a] Ne

If yes, explain

TER

Ho STC

as om

If so, what is the issue date?

TAXABLE VALUE

Page 100

Exhibit 10

Page 101

~~ HMAMPTONTOWNSHIP Zoning Ordinan 

_ P£20200034 

Inspector 

JOE DEWYSE 

801 W. Center Road 

Essexville, Michigan 48732 

3:00 pm 

(989) 545 0434 

Fax: (989) 893-6152 

Hours: Monday-Friday 9:00 am =<: 

Applied: 

07/22/2020 

Issued: 07/30/2020 

Expires; 07/30/2021 

LOCATION 

OWNER 

CONTRACTOR 

445 W CENTER RD 

MUNCH, STEPHEN J 

MUNCH, STEPHEN J 

070:059-100-090-00 

Lot: 

877 N PINE RD 

877 N PINE RD 

Plat/Sub: 

ESSEXVILLE MI 48732-9400 

ESSEXVILLE MI 48732-9400 

B2, NOT IN FP 

Ld 

Hoa 

Fax: 

Fax: 

INSTALLING 120 X 60 FOR AG USE 

Work Déscription:. 

Permit Ttem 

Work Type 

Fee Basis 

Item Total 

Accessory Building 

STANDARD ITEM 

1.00 

30.00 

f14/ 

vy

Page 102

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178 

PLAN - MARSHA Muncy 

9-15-2020 

aS 

———e—!

Page 103

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Page 105

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Page 106

Exhibit 11

Page 107

STATE OF MICHIGAN 

LANSING 

STEPHEN MUNCH, 

Petitioner, 

MICHIGAN TAX TRIBUNAL 

SMALL CLAIMS DIVISION 

v. 

MTT DOCKET #: 

Parcel 070-059-100-090-00 

TOWNSHIP OF HAMPTON, 

Respondent. 

Richard O. Milster (P35431) 

Attorney for Respondent 

1038 Rosemary Court 

Essexville, MI 48732 

(989) 415-1618 

richmilster@gmail.com 

Assessing Department 

Hampton Charter Township 

801 W. Center Road 

Essexville, MI 48732 

(989) 893-7451 

/ 

Proof of Service 

STATE OF MICHIGAN 

) 

)ss. 

COUNTY OF BAY 

) 

Samantha J. Schoenick, deposes and says that on the 7% day of May 2025, she did cause to serve 

the following documents on the Respondent, Assessing Department, Hampton Charter Township, 

801 W. Center Road, Essexville, MI 48732 by personal delivery to 801 W. Center Road, 

Essexville, MI 48732 on behalf of Stephen Munch.

Page 108

62 

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