317 South St, Ypsilanti, MI 48198.pdf
Michael Newberry, Petitioner V City Of Ypsilanti, Respondent · 25-002312-TT
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APPRAISAL OF REAL PROPERTY 317 South St Ypsilanti, MI 48198 *Old Sid - 11 11-040-246-40 Yp City 2E-81 W 71 1/2' Lot 246 Original Plat. 100,000 12/31/2024 Cynthia Lou Quinkert MICHIGAN CERTIFIED APPRAISAL, INC. 5467 N Seymour Rd Flushing, MI 48433 (586) 306-0853 CQUINKERT@CQUINKERT.COM Form GA1V - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE LOCATED AT FOR OPINION OF VALUE AS OF BY
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Appraise-it, Inc 11966-25 RESTRICTED APPRAISAL REPORT 317 South St Ypsilanti MI 48198 Washtenaw *Old Sid - 11 11-040-246-40 Yp City 2E-81 W 71 1/2' Lot 246 Original Plat. 11-11-09-192-008 2023 6,791 0 N/A Michael Newberry 1 Original Of Ypsilanti City 11460 4108.00 See attached addenda. Michael Newberry 317 South St, Ypsilanti, MI 48198 Cynthia Lou Quinkert 5467 N Seymour Rd, Flushing, MI 48433 317 South St Ypsilanti, MI 48198 53.99 CoreLogic#;DOM UN No Doc Selected Fee Simple N;Res; 4704 sf N;Res; Colonial Q4 97 C5 6 3 2 1,453 897sf0sfin Average FWA/CA None 1dw Porch Fireplace None 209 Arcade St Ypsilanti, MI 48197 0.80 miles NW 105,000 105.42 REALCOMP#58050143234;DOM Realcomp MLS/ Tax Data ArmLth Cash;0 s06/24;c06/24 Fee Simple N;Res; 3441 sf 0 N;Res; Colonial Q4 130 0 C5 5 3 1.0 +3,000 996 +4,600 600sf0sf 0 Average FWA/None +2,000 None 2gd2dw -4,000 Enc.Porch -3,000 None 2,600 107,600 350 Orchard St Ypsilanti, MI 48197 1.05 miles W 85,000 113.33 REALCOMP#543299034;DOM 59 Realcomp MLS/ Tax Data ArmLth Cash;0 s01/24;c12/23 Fee Simple N;Res; 13286 sf 0 N;Res; Ranch 0 Q4 85 0 C4 -10,000 5 2 1.0 0 750 +7,000 750sf0sf 0 Average FWA/None +2,000 Ins/Win -2,000 1dw Porch None -3,000 82,000 824 Jefferson St Ypsilanti, MI 48197 1.06 miles SW 112,000 88.61 REALCOMP#56050134681;DOM Realcomp MLS/ Tax Data ArmLth Conv;0 s06/24;c04/24 Fee Simple N;Res; 6098 sf 0 N;Res; Ranch 0 Q4 52 0 C5 -5,000 6 3 1.1 -1,500 1,264 +1,900 1008sf0sf 0 Average FWA/None +2,000 None 1dw Porch/Deck -2,000 None -4,600 107,400 See attached addenda. Form GPRTD3 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.: SUBJECT Property Address: City: State: Zip Code: County: Legal Description: Assessor's Parcel #: Tax Year: R.E. Taxes: $ Special Assessments: $ Borrower (if applicable): Current Owner of Record: Occupant: Owner Tenant Vacant Manufactured Housing Property Type: SFR 2-4 Family # of Units: Ownership Restriction: None PUD Condo Coop Market Area Name: Map Reference: Census Tract: Flood Hazard ASSIGNMENT The purpose of this appraisal is to develop an opinion of: Market Value (as defined), or other type of value (describe) This report reflects the following value (if not Current, see comments): Current (the Inspection Date is the Effective Date) Retrospective Prospective Approaches developed for this appraisal: Sales Comparison Approach Cost Approach Income Approach Other: Property Rights Appraised: Fee Simple Leasehold Leased Fee Other (describe) Intended Use: Under USPAP Standards Rule 2-2(b), this is a Restricted Appraisal Report, and is intended only for the use of the client and any other named intended user(s). Users of this report must clearly understand that the report may not contain supporting rationale for all of the opinions and conclusions set forth in the report. Client: Address: Appraiser: Address: SALES COMPARISON APPROACH FEATURE SUBJECT COMPARABLE SALE # 1 COMPARABLE SALE # 2 COMPARABLE SALE # 3 Address Proximity to Subject Sale Price $ $ $ $ Sale Price/GLA $ /sq.ft. $ /sq.ft. $ /sq.ft. $ /sq.ft. Data Source(s) Verification Source(s) VALUE ADJUSTMENTS DESCRIPTION DESCRIPTION +(-) $ Adjust. DESCRIPTION +(-) $ Adjust. DESCRIPTION +(-) $ Adjust. Sales or Financing Concessions Date of Sale/Time Rights Appraised Location Site View Design (Style) Quality of Construction Age Condition Above Grade Total Bdrms Baths Total Bdrms Baths Total Bdrms Baths Total Bdrms Baths Room Count Gross Living Area sq.ft. sq.ft. sq.ft. sq.ft. Basement & Finished Rooms Below Grade Functional Utility Heating/Cooling Energy Efficient Items Garage/Carport Porch/Patio/Deck Net Adjustment (Total) + - + - + - $ $ $ Adjusted Sale Price of Comparables $ $ $ Summary of Sales Comparison Approach Copyright© 2019 by a la mode, inc. This form may be reproduced unmodified without written permission, however, a la mode, inc. must be acknowledged and credited. 12/2019
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11966-25 RESTRICTED APPRAISAL REPORT Realcomp MLS / PRD 09/29/2023 $90,000 Realcomp MLS / Tax Data The subject sold on 09/29/2023 for $90,000. The appraiser could not locate any prior sales or transfers within the past (36) months for the subject or (36) months prior to the date of inspection for any comparable properties, unless listed above. See attached addenda. 4704 sf N;Res; Level Adequate CN Core Neighborhood See attached addenda. Residential Residential Residential X 26161C0426E 04/03/2012 There were no encroachments or adverse conditions evident. Typical easements for public utilities. C5;No updates in the prior 15 years;The subject has a one car garage, the garage is in poor condition and may need to be removed. The subject is considered to be in poor condition, the kitchen, windows and bath need updating. The subject needs plaster repair in several rooms. The basement has mold on the walls and appears to have some water seepage. The front porch needs mold removal. The exterior of the home needs scraping and painting. There is knob and tube wiring in the house that needs to be updated. 100,000 The closed sales analyzed above are given the most weight since they best reflect the actions of buyers and sellers in the market. The Cost Approach was considered but deemed inappropriate due to the nature of this report. The Income Approach was not applicable. The subject was appraised in an as is condition. 100,000 12/31/2024 23 Scope of Work Limiting Cond./Certifications Narrative Addendum Photograph Addenda Sketch Addendum Map Addenda Additional Sales Cost Addendum Flood Addendum Manuf. House Addendum Hypothetical Conditions Extraordinary Assumptions Michael Newberry Michael Newberry Michael.newberry1985@gmail.com 317 South St, Ypsilanti, MI 48198 Cynthia Lou Quinkert MICHIGAN CERTIFIED APPRAISAL, INC. (586) 306-0853 CQUINKERT@CQUINKERT.COM 07/18/2025 1204004467 MI Certified Residential Appraiser 07/31/2026 07/02/2025 Form GPRTD3 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.: TRANSFER HISTORY My research did did not reveal any prior sales or transfers of the subject property for the three years prior to the effective date of this appraisal. Data Source(s): 1st Prior Subject Sale/Transfer Date: Price: Source(s): 2nd Prior Subject Sale/Transfer Date: Price: Source(s): Analysis of sale/transfer history and/or any current agreement of sale/listing: MARKET Subject Market Area and Marketability: SITE Site Area: Site View: Topography: Drainage: Zoning Classification: Description: Zoning Compliance: Legal Legal nonconforming (grandfathered) Illegal No zoning Highest & Best Use: Present use, or Other use (explain) Actual Use as of Effective Date: Use as appraised in this report: Opinion of Highest & Best Use: FEMA Spec'l Flood Hazard Area Yes No FEMA Flood Zone FEMA Map # FEMA Map Date Site Comments: IMPROVEMENTS Improvements Comments: RECONCILIATION Indicated Value by: Sales Comparison Approach $ Indicated Value by: Cost Approach (if developed) $ Indicated Value by: Income Approach (if developed) $ Final Reconciliation This appraisal is made ''as is'', 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 Hypothetical Condition that the repairs or alterations have been completed, subject to the following required inspection based on the Extraordinary Assumption that the condition or deficiency does not require alteration or repair: This report is also subject to other Hypothetical Conditions and/or Extraordinary Assumptions as specified in the attached addenda. Based on the degree of inspection of the subject property, as indicated below, defined Scope of Work, Statement of Assumptions and Limiting Conditions, and Appraiser’s Certifications, my (our) Opinion of the Market Value (or other specified value type), as defined herein, of the real property that is the subject of this report is: $ , as of: , which is the effective date of this appraisal. If indicated above, this Opinion of Value is subject to Hypothetical Conditions and/or Extraordinary Assumptions included in this report. See attached addenda. ATTACHMENTS A true and complete copy of this report contains pages, including exhibits which are considered an integral part of the report. This appraisal report may not be properly understood without reference to the information contained in the complete report. Attached Exhibits: SIGNATURES Client Contact: Client Name: E-Mail: Address: APPRAISER Appraiser Name: Company: Phone: Fax: E-Mail: Date of Report (Signature): License or Certification #: State: Designation: Expiration Date of License or Certification: Inspection of Subject: Interior & Exterior Exterior Only None Date of Inspection: SUPERVISORY APPRAISER (if required) or CO-APPRAISER (if applicable) Supervisory or Co-Appraiser Name: Company: Phone: Fax: E-Mail: Date of Report (Signature): License or Certification #: State: Designation: Expiration Date of License or Certification: Inspection of Subject: Interior & Exterior Exterior Only None Date of Inspection: Copyright© 2019 by a la mode, inc. This form may be reproduced unmodified without written permission, however, a la mode, inc. must be acknowledged and credited. 12/2019
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11966-25 317 South St Ypsilanti, MI 48198 53.99 CoreLogic#;DOM UN No Doc Selected Fee Simple N;Res; 4704 sf N;Res; Colonial Q4 97 C5 6 3 2 1,453 897sf0sfin Average FWA/CA None 1dw Porch Fireplace None 412 E Michigan Ave Ypsilanti, MI 48198 0.13 miles NE 118,000 98.17 REALCOMP#81024032464;DOM Realcomp MLS/ Tax Data ArmLth 0 s10/24;c09/24 Fee Simple A;Res;BusyRd +3,000 8320 sf 0 N;Res; Colonial Q4 206 0 C4 -15,000 7 3 1.0 +3,000 1,202 +2,500 824sf0sfinwo -3,000 Average FWA/None +2,000 Ins/Win -2,000 2gd2dw -4,000 Porch/Deck -2,000 None -15,500 102,500 Form GPRTD3.(AC) - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE 4 5 6 File No.: SALES COMPARISON APPROACH FEATURE SUBJECT COMPARABLE SALE # COMPARABLE SALE # COMPARABLE SALE # Address Proximity to Subject Sale Price $ $ $ $ Sale Price/GLA $ /sq.ft. $ /sq.ft. $ /sq.ft. $ /sq.ft. Data Source(s) Verification Source(s) VALUE ADJUSTMENTS DESCRIPTION DESCRIPTION +(-) $ Adjust. DESCRIPTION +(-) $ Adjust. DESCRIPTION +(-) $ Adjust. Sales or Financing Concessions Date of Sale/Time Rights Appraised Location Site View Design (Style) Quality of Construction Age Condition Above Grade Total Bdrms Baths Total Bdrms Baths Total Bdrms Baths Total Bdrms Baths Room Count Gross Living Area sq.ft. sq.ft. sq.ft. sq.ft. Basement & Finished Rooms Below Grade Functional Utility Heating/Cooling Energy Efficient Items Garage/Carport Porch/Patio/Deck Net Adjustment (Total) + - + - + - $ $ $ Adjusted Sale Price of Comparables $ $ $ Summary of Sales Comparison Approach Copyright© 2013 by a la mode, inc. This form may be reproduced unmodified without written permission, however, a la mode, inc. must be acknowledged and credited. 12/2013
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SITE COMMENTS THE APPRAISER PROVIDES AN OPINION OF VALUE AND IS NOT AN ENVIRONMENTAL OR HOME INSPECTOR/EXPERT AND DOES NOT GUARANTEE THAT THE PROPERTY IS FREE OF DEFECTS OR ENVIRONMENTAL PROBLEMS. PROPERTIES CONSTRUCTED BEFORE 1978 MAY CONTAIN LEAD BASED COMPOUNDS. THE APPRAISER DEFERS ANY FINAL DETERMINATION TO A PROFESSIONAL EXPERT AND RECOMMENDS A PROFESSIONAL HOME INSPECTION AND/OR ENVIRONMENTAL INSPECTION. Physical Deficiencies or Adverse Conditions THE APPRAISER IS NOT TRAINED TO DETECT AND DISCLOSE THE CONDITION OF MECHANICALS, ELECTRICAL, PLUMBING, (INCLUDING WELL AND SEPTIC SYSTEMS), ROOFING, OR STRUCTURAL AREAS OF THE PROPERTY. NO WARRANTY IS EXPRESSED OR IMPLIED. THIS APPRAISAL IS NOT A HOME INSPECTION AND THE APPRAISER IS NOT ACTING AS A HOME INSPECTOR WHEN PREPARING THIS REPORT. WHEN PERFORMING THE INSPECTION OF THIS PROPERTY, THE APPRAISER VISUALLY OBSERVED AREAS THAT WERE READILY ACCESSIBLE. THE APPRAISER IS NOT REQUIRED TO DISTURB OR MOVE ANYTHING THAT OBSTRUCTS ACCESS OR VISIBILITY; THE INSPECTION IS NOT TECHNICALLY EXHAUSTIVE AND DOES NOT OFFER WARRANTIES OR GUARANTEES OF ANY KIND. EXTRA COMMENTS USPAP 3 YEAR DISCLOSURE: I HAVE NOT PERFORMED SERVICES, AS AN APPRAISER OR IN ANY OTHER CAPACITY, REGARDING THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT WITHIN THE THREE YEAR PERIOD IMMEDIATELY PRECEDING ACCEPTANCE OF THIS ASSIGNMENT EXPOSURE TIME: OPINION OF REASONABLE EXPOSURE TIME: 1 TO 4 MONTHS FIRREA CERTIFICATION STATEMENT: THE APPRAISER CERTIFIES AND AGREES THAT THIS APPRAISAL WAS PREPARED IN ACCORDANCE WITH THE REQUIREMENTS OF TITLE XI OF THE FINANCIAL INSTITUTIONS, REFORM, RECOVERY, AND ENFORCEMENT ACT (FIRREA) OF 1989, AS AMENDED (12 U.S.C. 3331 ET SEQ.), AND ANY APPLICABLE IMPLEMENTING REGULATIONS IN EFFECT AT THE TIME THE APPRAISER SIGNS THE APPRAISAL CERTIFICATION. 'THE INTENDED USER OF THIS APPRAISAL REPORT IS THE LENDER/CLIENT. THE INTENDED USE IS TO EVALUATE THE PROPERTY THAT IS THE SUBJECT OF THIS APPRAISAL FOR A MORTGAGE FINANCE TRANSACTION, SUBJECT TO THE STATED SCOPE OF WORK, PURPOSE OF THE APPRAISAL, REPORTING REQUIREMENTS OF THIS APPRAISAL REPORT FORM, AND DEFINITION OF MARKET VALUE. NO ADDITIONAL INTENDED USERS ARE IDENTIFIED BY THE APPRAISER.'. DISTRIBUTION OF THIS REPORT BY THE LENDER/CLIENT DOES NOT ELEVATE THE RECIPIENT'S STATUS TO THAT OF CLIENT OR INTENDED USER. USE OF THIS REPORT BY OTHERS IS NOT AUTHORIZED. USE OF OTHER PARTIES IS NOT INTENDED BY THE APPRAISER, AND RELIANCE ON THE REPORT BY OTHER PARTIES DOES NOT ELEVATE THEM TO THE STATUS OF THE INTENDED USER. HIGHEST AND BEST USE: THE REASONABLY PROBABLE AND LEGAL USE OF PROPERTY, THAT IS PHYSICALLY POSSIBLE, APPROPRIATELY SUPPORTED, AND FINANCIALLY FEASIBLE, AND THAT RESULTS IN THE HIGHEST VALUE. 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. THE APPRAISAL PROBLEM (PURPOSE), INTENDED USERS, INTENDED USE, REPORT CONFIDENTIALITY, AND REPORTING FORMAT HAVE BEEN IDENTIFIED BASED ON A DISCUSSION AND MUTUAL AGREEMENT WITH THE CLIENT. UNLESS SPECIFICALLY NOTED OTHERWISE WITHIN THE REPORT, THE OPINION OF VALUE WILL BE BASED ON THE HIGHEST AND BEST USE OF THE PROPERTY THAT IS SUBJECT OF THIS REPORT. THE DATA USED IN THE DEVELOPMENT OF THIS REPORT WAS COLLECTED FROM A VARIETY OF PRIVATE AND PUBLIC SOURCES. SOME POSSIBLE SOURCES MAY INCLUDE BUT ARE NOT LIMITED TO PARTIES INVOLVED IN THE TRANSACTION, THE APPRAISER'S FILES, LOCAL MLS, PRIVATE COMPARABLE SALES SOURCES, ETC, ALL OF WHICH ARE DEEMED TO BE RELIABLE. WHEN MANY SOURCES ARE UTILIZED, IT IS POSSIBLE FOR THE DATA SOURCES TO DIFFER. THE APPRAISER HAS USED WHAT SHE BELIEVES TO BE THE MOST RELIABLE AND ACCURATE. THE APPRAISER HAS MADE A REASONABLE EFFORT TO VERIFY ALL DATA USED IN THE ANALYSIS. ALL THREE APPROACHES TO VALUE HAVE BEEN CONSIDERED AND IF DEEMED APPLICABLE AND NECESSARY HAVE BEEN EMPLOYED UNLESS OTHERWISE STATED IN THE REPORT. THE PROCESS, THE APPRAISERS RATIONALE, AND THE CONCLUSIONS REACHED ARE CONVEYED TO THE CLIENT IN THIS DOCUMENT, WHICH IS INTENDED TO COMPLY WITH THOSE APPLICABLE AND APPROPRIATE STANDARDS SET FORTH WITHIN THE UNIFORM STANDARDS OF PROFESSIONAL APPRAISAL PRACTICE (USPAP). IN VIRTUALLY EVERY REAL ESTATE PROPERTY, THERE IS A WIDE VARIETY OF "ADVERSE CONDITIONS, ENVIRONMENTALLY RELATED HAZARDS, OR CONTAMINATION" THAT MAY IMPACT MARKETABILITY AND VALUE. THESE INCLUDE, BUT ARE NOT LIMITED TO: MOLD, LEAD BASED PAINT, ASBESTOS INSULATION, RADON, WOOD DESTROYING INSECTS, NEIGHBORHOOD NUISANCES, STRUCTURAL ENGINEERING CONDITIONS, CONSTRUCTION CONDITIONS, SOILS AND OTHER ENVIRONMENTAL CONDITIONS. THE APPRAISER HAS TREATED THE ASSIGNMENT IN A MANNER THAT IS CONSISTENT WITH THE TERMS OF THE ASSIGNMENT AND CONSISTENT WITH HER PEERS AS REQUIRED BY THE UNIFORM STANDARDS OF PROFESSIONAL APPRAISAL PRACTICE (USPAP) AND HAS DISCLOSED ANY CONDITIONS KNOWN OR OBSERVED. THE APPRAISER DOES NOT HAVE THE EXPERTISE TO DISCOVER OR IDENTIFY ANY CONDITIONS THAT ARE NOT READILY APPARENT BASED ON THIS NORMAL OBSERVATION. THE APPRAISER HAS TREATED THE ASSIGNMENT IN A MANNER THAT IS CONSISTENT WITH THE TERMS OF THE ASSIGNMENT AND CONSISTENT WITH HER PEERS AS REQUIRED BY THE UNIFORM STANDARDS OF PROFESSIONAL APPRAISAL PRACTICE (USPAP) AND HAS DISCLOSED ANY CONDITIONS KNOWN OR OBSERVED. THE APPRAISER DOES NOT HAVE THE EXPERTISE TO DISCOVER OR IDENTIFY ANY CONDITIONS THAT ARE NOT READILY APPARENT BASED ON THIS NORMAL OBSERVATION. STATEMENT 6 (SMT-6) OF USPAP DEFINES EXPOSURE TIME AS FOLLOW: “THE ESTIMATED LENGTH OF TIME THE PROPERTY INTEREST BEING APPRAISED WOULD HAVE BEEN OFFERED ON THE MARKET PRIOR TO THE HYPOTHETICAL CONSUMMATION OF A SALE AT MARKET VALUE ON THE EFFECTIVE DATE OF THE APPRAISAL; A RETROSPECTIVE OPINION BASED ON AN ANALYSIS OF PAST EVENTS ASSUMING A COMPETITIVE AND OPEN MARKET.” THE APPRAISER CERTIFIES THAT THE LENDER OR THE AMC DID NOT IMPROPERLY INFLUENCE, OR ATTEMPT TO IMPROPERLY INFLUENCE, THE OUTCOME OF THIS APPRAISAL BY DOING ANY OF THE THINGS PROHIBITED BY SECTION 1(B) OF THE APPRAISER INDEPENDENCE REQUIREMENTS, EFFECTIVE 10/15/2010. I HAVE SPENT SUFFICIENT TIME IN THIS MARKET AND UNDERSTAND THE NUANCES OF THE LOCAL MARKET AND THE SUPPLY AND DEMAND FACTORS RELATING TO THE SPECIFIC PROPERTY TYPE AND LOCATION INVOLVED. NO ONE PROVIDED REAL PROPERTY APPRAISAL ASSISTANCE IN THE PREPARATION OF THIS APPRAISAL REPORT. I HAVE COMPLETED A APPRAISAL REPORT ( A WRITTEN REPORT PREPARED UNDER STANDARDS RULE 2-2(A),PURSUANT TO THE Supplemental Addendum Form TADD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE 11966-25 N/A 317 South St Ypsilanti Washtenaw MI 48198 Borrower Lender/Client Property Address City County State Zip Code File No.
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SCOPE OF WORK, AS DISCLOSED ELSEWHERE IN THIS REPORT.) AS PER USPAP. THE APPRAISER MADE AN INTERIOR AND EXTERIOR INSPECTION OF ALL READILY ACCESSIBLE AREAS OF THE SUBJECT PROPERTY IMPROVEMENTS. APPRAISER DID NOT MAKE ENTRY INTO ATTIC SCUTTLE OR CRAWL SPACE, AND DID NOT MOVE ANY PERSONAL PROPERTY OR FURNITURE. APPRAISER HAS NOTED ALL READILY OBSERVABLE CONDITIONS OF THE SUBJECT PROPERTY, THAT IS, CONDITIONS THAT ARE IMMEDIATELY NOTICEABLE AND DISCERNIBLE DURING A TYPICAL SITE VISIT. APPRAISER IS NOT RESPONSIBLE FOR DETERMINING THE FUNCTIONALITY OF APPLIANCES OR MECHANICAL SYSTEMS. MARKET VALUE IS THE MOST PROBABLE PRICE THAT A PROPERTY SHOULD BRING IN A COMPETITIVE AND OPEN MARKET UNDER ALL CONDITIONS REQUISITE TO A FAIR SALE, THE BUYER AND SELLER, EACH ACTING PRUDENTLY, KNOWLEDGEABLY AND ASSUMING THE PRICE IS NOT AFFECTED BY UNDUE STIMULUS. IMPLICIT IN THIS DEFINITION IS THE CONSUMMATION OF A SALE AS OF A SPECIFIED DATE AND THE PASSING OF TITLE FROM SELLER TO BUYER UNDER CONDITIONS WHEREBY: BUYER AND SELLER ARE TYPICALLY MOTIVATED; BOTH PARTIES ARE WELL INFORMED OR WELL ADVISED, AND EACH ACTING IN WHAT HE OR SHE CONSIDERS HIS/HER OWN BEST INTEREST; A REASONABLE TIME IS ALLOWED FOR EXPOSURE IN THE OPEN MARKET; PAYMENT IS MADE IN TERMS OF CASH IN U.S. DOLLARS OR IN TERMS OF FINANCIAL ARRANGEMENTS COMPARABLE THERETO; AND 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. THE HIGHEST AND BEST USE IS THE CURRENT USE. BECAUSE OF THE EXISTING USE AND ZONING, NO ALTERNATE USE IS LIKELY. [USPAP 2014-15, STANDARDS RULE 2-2(A)(X)]. NO EMPLOYEE, DIRECTOR, OFFICER OR AGENT OF THE LENDER, OR ANY OTHER THIRD PARTY ACTING AS A JOINT VENTURE PARTNER, INDEPENDENT CONTRACTOR, APPRAISAL MANAGEMENT COMPANY, OR PARTNER IN BEHALF OF THE LENDER HAS INFLUENCED OR ATTEMPTED TO INFLUENCE THE DEVELOPMENT, REPORTING, RESULT OR REVIEW OF THIS ASSIGNMENT THROUGH COERCION EXTORTION, COLLUSION, COMPENSATION, INSTRUCTION, INDUCEMENT, INTIMIDATION, BRIBERY OR IN ANY OTHER MANNER. I HAVE NOT BEEN CONTACTED BY ANYONE OTHER THAN THE INTENDED USER (LENDER/CLIENT AS IDENTIFIED ON THE FIRST PAGE OF THE REPORT), BORROWER OR DESIGNATED CONTACT TO MAKE AN APPOINTMENT TO ENTER THE PROPERTY. I AGREE TO IMMEDIATELY REPORT ANY UNAUTHORIZED CONTACTS EITHER PERSONALLY BY PHONE OR ELECTRONICALLY TO VENDOR MANAGEMENT. I HAVE NO PRESENT OR PROSPECTIVE INTEREST IN THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT, AND I HAVE NO PERSONAL INTEREST OR BIAS WITH RESPECT TO THE PARTIES INVOLVED. MY COMPENSATION IS NOT CONTINGENT ON AN ACTION OR EVENT RESULTING FROM THE ANALYSIS, OPINION OR CONCLUSIONS IN, OR THE USE OF, THIS REVIEW REPORT. MY ANALYSIS, OPINIONS AND CONCLUSIONS WERE DEVELOPED, AND THIS REPORT HAS BEEN PREPARED, IN CONFORMITY WITH THE UNIFORM STANDARDS OF PROFESSIONAL APPRAISAL PRACTICE. Geographic Competency 1) I have knowledge and experience in appraising this type of property in this market area. 2) I am aware of, and have access to, the necessary and appropriate public and private data sources, such as multiple list services, tax assessment records, public land records and other such data sources for the area in which the property is located. 3) The subject property is located within 50 miles from the appraiser's office. Neighborhood - Description The area is comprised of various size, style, and aged single family homes which display average overall maintenance. Commercial zoning is limited to the main arteries which define the outer boundaries of the neighborhood and does not adversely affect marketability. Regulatory Information Appraisers are required to be licensed in the State of Michigan and are regulated by the Department of Licensing and Regulatory Affairs. PO Box 30018, Lansing Michigan, 48909 Digital Signature Addendum THE SIGNATURES CONTAINED IN THIS REPORT ARE DIGITAL SIGNATURES WHICH ARE COMPUTER GENERATED AND PRINTED ON THE REPORT. THE APPRAISAL WAS ELECTRONICALLY TRANSMITTED TO OUR OFFICE. THE APPRAISER'S SIGNATURE IS SECURED BY A PASSWORD TO WHICH ONLY THE APPRAISER HAS ACCESS. IF ANY MODIFICATIONS WERE MADE ON THIS APPRAISAL, THE SIGNATURE WOULD BE ELIMINATED. THIS FORM OF CERTIFICATION HAS BEEN APPROVED BY THE APPRAISAL FOUNDATION WHICH IS LOCATED AT 1029 VERMONT AVE, N.W.,STE. 900, WASHINGTON D.C., 20005-3517. THE APPRAISAL FOUNDATION IS AUTHORIZED BY CONGRESS AS THE SOURCE OF APPRAISER STANDARDS AND APPRAISER QUALIFICATIONS. THIS APPROVAL CAN BE FOUND IN THE STATEMENT ON APPRAISAL STANDARDS NO. 8 (SMT-8) ON ELECTRONIC TRANSMISSION OF REPORTS. THE SECTION REGARDING SIGNED CERTIFICATION READS AS FOLLOWS: ANY SOFTWARE PROGRAM USED TO ELECTRONICALLY TRANSFER A REPORT MUST PROVIDE, AT A MINIMUM, A DIGITAL SIGNATURE SECURITY FEATURE FOR ALL APPRAISERS SIGNING A REPORT. THE APPRAISER(S) SHOULD ENSURE THE SIGNATURE(S) ARE PROTECTED AND THAT ONLY THE APPRAISER(S) MAINTAIN CONTROL OF THE SIGNATURE. THIS CONTROL MAY BE MAINTAINED BY PASSWORDS (EG PIN NUMBERS), HARDWARE DEVICES (EG SECURE CARDS) OR OTHER MEANS. ELECTRONICALLY AFFIXING A SIGNATURE TO A REPORT CARRIES THE SAME LEVEL OF AUTHENTICITY AND RESPONSIBILITY AS AN INK SIGNATURE ON A PAPER COPY REPORT. APPRAISAL STANDARDS BOARD, ADOPTED 7/18/95, EFFECTIVE 1/1/96. Photograph Addendum The comparable photos provided were extracted from the MLS listing. These photos were utilized due to the fact that new owners sometimes change the appearance noticeably over the first several months of occupancy. The photo in the listing will best reflect the condition and appearance of the home at the time it was exposed to the market. Adverse Conditions This appraisal assumes that all building services are operable and not subject to any hidden deficiencies which would render the subject property less valuable. The final reconciliation of value is made assuming that the roof, electrical, heating, plumbing and, if applicable, the cooling, septic tank and sprinkler systems are operational and functional and is based upon a casual inspection only and is not intended to be used to evaluate the condition or adequacy of the subject property. The roof was inspected from the ground level only. Structural problems may be present but were not apparent at the time of the inspection. The reader of this appraisal should understand that purchasing a home entails a certain amount of risk. Properties may have latent problems that are not detectable at the time of the sale or at the time it is appraised. Properties may have hidden problems or may develop structural problems after the sale. There is no apparent evidence of termite or other infestation as of the time of this appraisal. Supplemental Addendum Form TADD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE 11966-25 N/A 317 South St Ypsilanti Washtenaw MI 48198 Borrower Lender/Client Property Address City County State Zip Code File No.
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The appraisal has made no allowances for the possible existence of hazardous material such as UREA formaldehyde foam insulation, mold, radon gas, etc., and assumes there is none present on the subject property. If the property was built before 1978, it may have lead based paint. The appraiser is not a home or environmental inspector and therefore is not qualified to detect such substances. The appraisal was developed using the extraordinary assumption that the acreage being valued is assumed to be free of any environmental hazards, i.e., pesticides, herbicides, underground storage tanks, etc. The appraiser is not aware of any environmental screening of the property as of the effective date of the appraisal. The use of this extraordinary assumption might have an affect on the assignment results. Zoning and Flood Maps The appraisers have tried to use the most recently available zoning maps to determine the zoning of the subject property. However, no notification is given to the appraiser when zoning changes. Zoning may be different than that stated and may severely limit the possible use of the property. If a property is a legal non-conforming use, it may not be able to have continued residential use if fully or partially destroyed or vacated for any length of time. Zoning has only been checked as it relates to the highest and best use section of this report and any significant question regarding zoning should be addressed to local zoning or land use officials. Flood determination is as provided by mapping services. The appraiser has provided appropriate panel grids as returned by search results from this mapping service, if one is available. The appraiser does not guarantee the accuracy of this flood determination and the client is advised to obtain separate insured certifications from appropriate agencies. Under the flood zone area section, the term "NSFHA" (if present) is defined as No Special Flood Hazard Area, according to FEMA. Title and Boundaries Appraiser takes no responsibility for matters of a legal nature that affects the title to the property nor is an opinion of title rendered. The value is given without regard to questions of title, boundaries, encumbrances or encroachments. We are not usually provided with information regarding title or legal description. Physical Deficiencies Information reported in this appraisal about the condition of the property is based upon my inspection of the property and what was disclosed to me or what I was aware of. I am not a trained home inspector and therefore would not be aware of any conditions that were not apparent or disclosed to me. Comparables Condition The appraiser has made assumptions, based upon interior MLS photos (if available), as to the overall condition of the comparable properties. If these conditions are found to be inaccurate and/or misrepresented on the MLS, changes to the adjustments may be required. FEMA Disaster Area There has been NO FEMA disaster within the past three (3) years. Additional Information Information was verified, when possible, through public records, multi-listing services, real estate agents and exterior inspection. No verification technique is 100% accurate but the appraiser has made the assumption that all data is accurate as reported. From time to time the indicated sizes of the comparables shown in available sources such as Multi-List Services or listing sheets appears to be incorrect based on the appraisers professional experience. If the size used in the MLS sheet does not correlate with other known data, the appraiser may use other methods to determine the size of the comparables. These include assessors sheets, physical inspection and use of interior room measurements along with a multiplier to depict size based on exterior measurements. The deviation of comparable size from published sizes only indicate an attempt at higher accuracy in the final report. However, there are many times the exact size and features found in comparables cannot be confirmed except by an exterior inspection from the street. We have used three or more comparables in this report to eliminate the limited data associated with any single comparable. Subject property data was based on the physical inspection of the property interior and exterior and any plans and specifications provided. Additional data was compiled from public records. It is presumed that whomever relies on this appraisal has clarified the owner/occupant issue through their own research methods. The appraiser makes no warranties, either implied or directly, and is not responsible as to whom the occupant of the property is at the time of the appraisal. The dimensions used are approximate calculations after measuring the exterior of the subject property. THE APPRAISAL IS NOT AN ENGINEERING OR PROPERTY INSPECTION REPORT. Principle of Substitution The sales comparison approach in a real estate appraisal is based primarily on the Principle of Substitution. This approach assumes a prudent individual will pay no more for a property than it would cost to purchase a comparable, substitute property. Energy Efficient Items Per UAD Field Specific Standardization Requirements v1.6: "The appraiser must enter any energy efficient items for the subject property and each comparable". For each comparable the appraiser must solely rely on the MLS description provided and/or the exterior inspection from the road. Items such as insulation, roof (if snow covered), etc., if not listed within the MLS description, cannot be known by the appraiser. Therefore, an extraordinary assumption has to be made as to the energy efficient items for each comparable in order to comply with UAD requirements. URAR: Site - Highest and Best Use Given the current zoning, location and size of the site, surrounding land uses (recognizing the principle of conformity) and development characteristics of the market area, our opinion of the highest and best use of the property "as vacant" is for single family residential development. Further, the existing use/improvements exceed the value of the site vacant; therefore our opinion of the highest and best use of the site "as improved" is for continued single family residential use. • Intended Use Use of this report is for the sole purpose of assisting the client in determining the estimated market value of the subject property. The appraiser is not responsible for the unauthorized use of report. GP Restricted : Sales Comparison Analysis - Summary of Sales Comparison Approach The comparables used are considered to be the best available and most representative of the subjects surrounding market. All comparable information is based on either MLS or city records. Gross living area adjustments were rendered at $10.00 per square foot with a difference greater than 100 square feet. All adjustments made were according to market value for the area, for each amenity. No personal property was included in the opinion of value. Supplemental Addendum Form TADD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE 11966-25 N/A 317 South St Ypsilanti Washtenaw MI 48198 Borrower Lender/Client Property Address City County State Zip Code File No.
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No adjustment for style could be extracted from the marketplace. If any adjustments were deemed necessary they would be reflected in the overall gross living area. Differences in age are reflected in the condition adjustment, if necessary, as this reflects the degree of updates and maintenance, based on personal inspection and MLS data. Concessions were adjusted at a dollar for dollar rate as this is typical reaction for the market. All other adjustments were based on paired sales analysis. Comps over one mile were used to bracket the subjects condition. The comparables are the most similar to the subject and support the subjects appraised value. Based on MLS photos and description, Comparables #2, #3 and #4 had more updates than the subject and an adjustment for condition was required equal. The condition line-item includes any necessary adjustments for the varied condition, repairs, and/or updates of the subject and all of the comparables. This information was taken either from appraisal records and from the MLS listing and verified through public tax records. This is in accordance with the client's requirements. The appraiser has researched the market and determined that sales within 24 months do not require a time adjustment. Sales over 24 months are adjusted at .25% per month based on the effective date with the adjustment being in a positive direction based on statistical data provided by the local MLS. There is no market support for a variance in bedroom count based on market extraction research using the local MLS. Subject has been bracketed in majority of aspects by comparables. A value conclusion of $100,000 was given as the estimate for the Sales Comparison Approach. While this estimate was taken from the middle range of the adjusted values of the comparable sales, most consideration was given to Comparable #1. Due to a lack of recent reliable sales, comparables were utilized with adjustments being made for superior and inferior condition and amenities. All comparables are deemed reliable comparisons to the subject property in regards to bracketing. COVID-19 The global outbreak of a “novel coronavirus” known as COVID-19 was officially declared a pandemic by the World Health Organization (WHO). The reader is cautioned, and reminded that the conclusions presented in this appraisal report apply only as of the effective date(s) indicated. The appraiser makes no representation as to the effect on the subject property of any unforeseen event, subsequent to the effective date of the appraisal. ANSI The subject property was measured and reported according to ANSI Z765-2021. Therefore, the subject’s above grade and below grade square footage may differ from public records. The appraiser measured the exterior of the house to the nearest tenth of a foot with the final square footage reported to the nearest whole square foot. The finished above grade areas are reported in the above grade GLA of the appraisal. The areas partially or completely below grade, whether finished or unfinished, are reported as the subject’s basement square footage. Supplemental Addendum Form TADD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE 11966-25 N/A 317 South St Ypsilanti Washtenaw MI 48198 Borrower Lender/Client Property Address City County State Zip Code File No.
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Form PIC3x5.SR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Subject Photo Page N/A 317 South St Ypsilanti Washtenaw MI 48198 Subject Front Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 317 South St 1,453 6 3 2 N;Res; N;Res; 4704 sf Q4 97 Subject Rear Subject Street Borrower Lender/Client Property Address City County State Zip Code
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Form PICSIX2 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Photograph Addendum N/A 317 South St Ypsilanti Washtenaw MI 48198 ADDRESS VERIFICATION SIDE VIEW SIDE VIEW ADDITIONAL STREET LIVING ROOM KITCHEN Borrower Lender/Client Property Address City County State Zip Code
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Form PICSIX2 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Photograph Addendum N/A 317 South St Ypsilanti Washtenaw MI 48198 BEDROOM DINING ROOM STAIRCASE TO BASEMENT BATH BEDROOM BATH Borrower Lender/Client Property Address City County State Zip Code
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Form PICSIX2 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Photograph Addendum N/A 317 South St Ypsilanti Washtenaw MI 48198 BEDROOM POSSIBLE STRUCTURAL REPAIR NEEDED BASEMENT WATER POSSIBLE SEEPAGE BASEMENT WATER POSSIBLE SEEPAGE BASEMENT WATER POSSIBLE SEEPAGE BASEMENT WATER POSSIBLE SEEPAGE Borrower Lender/Client Property Address City County State Zip Code
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Form PICSIX2 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Photograph Addendum N/A 317 South St Ypsilanti Washtenaw MI 48198 EXTERIOR NEEDS PAINT PORCH NEEDS PAINT PORCH NEEDS MOLD REMOVAL AND ROTTED WOULD REMOVED AND PAINTED GARAGE IN POOR CONDITION AND MAY NEED REMOVED EXTERIOR NEEDS PAINT/WINDOWS NEED REPLACED OR REPAIRED EXTERIOR NEEDS SCRAPING AND PAINT Borrower Lender/Client Property Address City County State Zip Code
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Form PIC3x5.CR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Comparable Photo Page N/A 317 South St Ypsilanti Washtenaw MI 48198 Comparable1 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 209 Arcade St 0.80 miles NW 105,000 996 5 3 1.0 N;Res; N;Res; 3441 sf Q4 130 Comparable 2 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 350 Orchard St 1.05 miles W 85,000 750 5 2 1.0 N;Res; N;Res; 13286 sf Q4 85 Comparable 3 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 824 Jefferson St 1.06 miles SW 112,000 1,264 6 3 1.1 N;Res; N;Res; 6098 sf Q4 52 Borrower Lender/Client Property Address City County State Zip Code
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Form PIC3x5.CR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Comparable Photo Page N/A 317 South St Ypsilanti Washtenaw MI 48198 Comparable 4 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 412 E Michigan Ave 0.13 miles NE 118,000 1,202 7 3 1.0 A;Res;BusyRd N;Res; 8320 sf Q4 206 Comparable5 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age Comparable 6 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age Borrower Lender/Client Property Address City County State Zip Code
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11966-25 N/A 317 South St Ypsilanti Washtenaw MI 48198 60 0-120 Cynthia Lou Quinkert 07/18/2025 1204004467 MI 07/31/2026 12/31/2024 Form ID14EC - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Borrower Lender/Client USPAP Compliance Addendum Loan # File # Property Address City County State Zip Code APPRAISAL AND REPORT IDENTIFICATION This Appraisal Report is one of the following types: Appraisal Report This report was prepared in accordance with the requirements of the Appraisal Report option of USPAP Standards Rule 2-2(a). Restricted Appraisal Report This report was prepared in accordance with the requirements of the Restricted Appraisal Report option of USPAP Standards Rule 2-2(b). The intended user of this report is limited to the identified client. This is a Restricted Appraisal Report and the rationale for how the appraiser arrived at the opinions and conclusions set forth in the report may not be understood properly without the additional information in the appraiser's workfile. ADDITIONAL CERTIFICATIONS I certify that, to the best of my knowledge and belief: The statements of fact contained in this report are true and correct. The report analyses, opinions, and conclusions are limited only by the reported assumptions and are my personal, impartial, and unbiased professional analyses, opinions, and conclusions. I have no (or the specified) present or prospective interest in the property that is the subject of this report and no (or specified) personal interest with respect to the parties involved. I have no bias with respect to the property that is the subject of this report or the parties involved with this assignment. My engagement in this assignment was not contingent upon developing or reporting predetermined results. My compensation for completing this assignment is not contingent upon the development or reporting of a predetermined value or direction in value that favors the cause of the client, the amount of the value opinion, the attainment of a stipulated result, or the occurrence of a subsequent event directly related to the intended use of this appraisal. My analyses, opinions, and conclusions were developed and this report has been prepared, in conformity with the Uniform Standards of Professional Appraisal Practice. This appraisal report was prepared in accordance with the requirements of Title XI of FIRREA and any implementing regulations. PRIOR SERVICES I have NOT performed services, as an appraiser or in any other capacity, regarding the property that is the subject of this report within the three-year period immediately preceding acceptance of this assignment. I HAVE performed services, as an appraiser or in another capacity, regarding the property that is the subject of this report within the three-year period immediately preceding acceptance of this assignment. Those services are described in the comments below. PROPERTY INSPECTION I have NOT made a personal inspection of the property that is the subject of this report. I HAVE made a personal inspection of the property that is the subject of this report. APPRAISAL ASSISTANCE Unless otherwise noted, no one provided significant real property appraisal assistance to the person signing this certification. If anyone did provide significant assistance, they are hereby identified along with a summary of the extent of the assistance provided in the report. ADDITIONAL COMMENTS Additional USPAP related issues requiring disclosure and/or any state mandated requirements: MARKETING TIME AND EXPOSURE TIME FOR THE SUBJECT PROPERTY A reasonable marketing time for the subject property is day(s) utilizing market conditions pertinent to the appraisal assignment. A reasonable exposure time for the subject property is day(s). APPRAISER SUPERVISORY APPRAISER (ONLY IF REQUIRED) Signature Name Date of Signature State Certification # or State License # State Expiration Date of Certification or License Effective Date of Appraisal Signature Name Date of Signature State Certification # or State License # State Expiration Date of Certification or License Supervisory Appraiser Inspection of Subject Property Did Not Exterior-only from Street Interior and Exterior USPAP Compliance Addendum 2014 Page 1 of 1
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11966-25 Form UADDEFINE1A - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No. UNIFORM APPRAISAL DATASET (UAD) DEFINITIONS ADDENDUM (Source: Fannie Mae UAD Appendix D: UAD Field-Specific Standardization Requirements) Condition Ratings and Definitions C1 The improvements have been recently constructed and have not been previously occupied. The entire structure and all components are new and the dwelling features no physical depreciation. Note: Newly constructed improvements that feature recycled or previously used materials and/or components can be considered new dwellings provided that the dwelling is placed on a 100 percent new foundation and the recycled materials and the recycled components have been rehabilitated/remanufactured into like-new condition. Improvements that have not been previously occupied are not considered “new” if they have any significant physical depreciation (that is, newly constructed dwellings that have been vacant for an extended period of time without adequate maintenance or upkeep). C2 The improvements feature no deferred maintenance, little or no physical depreciation, and require no repairs. Virtually all building components are new or have been recently repaired, refinished, or rehabilitated. All outdated components and finishes have been updated and/or replaced with components that meet current standards. Dwellings in this category are either almost new or have been recently completely renovated and are similar in condition to new construction. Note: The improvements represent a relatively new property that is well maintained with no deferred maintenance and little or no physical depreciation, or an older property that has been recently completely renovated. C3 The improvements are well maintained and feature limited physical depreciation due to normal wear and tear. Some components, but not every major building component, may be updated or recently rehabilitated. The structure has been well maintained. Note: The improvement is in its first-cycle of replacing short-lived building components (appliances, floor coverings, HVAC, etc.) and is being well maintained. Its estimated effective age is less than its actual age. It also may reflect a property in which the majority of short-lived building components have been replaced but not to the level of a complete renovation. C4 The improvements feature some minor deferred maintenance and physical deterioration due to normal wear and tear. The dwelling has been adequately maintained and requires only minimal repairs to building components/mechanical systems and cosmetic repairs. All major building components have been adequately maintained and are functionally adequate. Note: The estimated effective age may be close to or equal to its actual age. It reflects a property in which some of the short-lived building components have been replaced, and some short-lived building components are at or near the end of their physical life expectancy; however, they still function adequately. Most minor repairs have been addressed on an ongoing basis resulting in an adequately maintained property. C5 The improvements feature obvious deferred maintenance and are in need of some significant repairs. Some building components need repairs, rehabilitation, or updating. The functional utility and overall livability is somewhat diminished due to condition, but the dwelling remains useable and functional as a residence. Note: Some significant repairs are needed to the improvements due to the lack of adequate maintenance. It reflects a property in which many of its short-lived building components are at the end of or have exceeded their physical life expectancy but remain functional. C6 The improvements have substantial damage or deferred maintenance with deficiencies or defects that are severe enough to affect the safety, soundness, or structural integrity of the improvements. The improvements are in need of substantial repairs and rehabilitation, including many or most major components. Note: Substantial repairs are needed to the improvements due to the lack of adequate maintenance or property damage. It reflects a property with conditions severe enough to affect the safety, soundness, or structural integrity of the improvements. Quality Ratings and Definitions Q1 Dwellings with this quality rating are usually unique structures that are individually designed by an architect for a specified user. Such residences typically are constructed from detailed architectural plans and specifications and feature an exceptionally high level of workmanship and exceptionally high-grade materials throughout the interior and exterior of the structure. The design features exceptionally high-quality exterior refinements and ornamentation, and exceptionally high-quality interior refinements. The workmanship, materials, and finishes throughout the dwelling are of exceptionally high quality. Q2 Dwellings with this quality rating are often custom designed for construction on an individual property owner’s site. However, dwellings in this quality grade are also found in high-quality tract developments featuring residence constructed from individual plans or from highly modified or upgraded plans. The design features detailed, high quality exterior ornamentation, high-quality interior refinements, and detail. The workmanship, materials, and finishes throughout the dwelling are generally of high or very high quality. UAD Version 9/2011 (Updated 1/2014)
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Form UADDEFINE1A - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE UNIFORM APPRAISAL DATASET (UAD) DEFINITIONS ADDENDUM (Source: Fannie Mae UAD Appendix D: UAD Field-Specific Standardization Requirements) Quality Ratings and Definitions (continued) Q3 Dwellings with this quality rating are residences of higher quality built from individual or readily available designer plans in above-standard residential tract developments or on an individual property owner’s site. The design includes significant exterior ornamentation and interiors that are well finished. The workmanship exceeds acceptable standards and many materials and finishes throughout the dwelling have been upgraded from “stock” standards. Q4 Dwellings with this quality rating meet or exceed the requirements of applicable building codes. Standard or modified standard building plans are utilized and the design includes adequate fenestration and some exterior ornamentation and interior refinements. Materials, workmanship, finish, and equipment are of stock or builder grade and may feature some upgrades. Q5 Dwellings with this quality rating feature economy of construction and basic functionality as main considerations. Such dwellings feature a plain design using readily available or basic floor plans featuring minimal fenestration and basic finishes with minimal exterior ornamentation and limited interior detail. These dwellings meet minimum building codes and are constructed with inexpensive, stock materials with limited refinements and upgrades. Q6 Dwellings with this quality rating are of basic quality and lower cost; some may not be suitable for year-round occupancy. Such dwellings are often built with simple plans or without plans, often utilizing the lowest quality building materials. Such dwellings are often built or expanded by persons who are professionally unskilled or possess only minimal construction skills. Electrical, plumbing, and other mechanical systems and equipment may be minimal or non-existent. Older dwellings may feature one or more substandard or non-conforming additions to the original structure Definitions of Not Updated, Updated, and Remodeled Not Updated Little or no updating or modernization. This description includes, but is not limited to, new homes. Residential properties of fifteen years of age or less often reflect an original condition with no updating, if no major components have been replaced or updated. Those over fifteen years of age are also considered not updated if the appliances, fixtures, and finishes are predominantly dated. An area that is ‘Not Updated’ may still be well maintained and fully functional, and this rating does not necessarily imply deferred maintenance or physical/functional deterioration. Updated The area of the home has been modified to meet current market expectations. These modifications are limited in terms of both scope and cost. An updated area of the home should have an improved look and feel, or functional utility. Changes that constitute updates include refurbishment and/or replacing components to meet existing market expectations. Updates do not include significant alterations to the existing structure. Remodeled Significant finish and/or structural changes have been made that increase utility and appeal through complete replacement and/or expansion. A remodeled area reflects fundamental changes that include multiple alterations. These alterations may include some or all of the following: replacement of a major component (cabinet(s), bathtub, or bathroom tile), relocation of plumbing/gas fixtures/appliances, significant structural alterations (relocating walls, and/or the addition of) square footage). This would include a complete gutting and rebuild. Explanation of Bathroom Count Three-quarter baths are counted as a full bath in all cases. Quarter baths (baths that feature only a toilet) are not included in the bathroom count. The number of full and half baths is reported by separating the two values using a period, where the full bath count is represented to the left of the period and the half bath count is represented to the right of the period. Example: 3.2 indicates three full baths and two half baths. UAD Version 9/2011 (Updated 1/2014)
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Form UADDEFINE1A - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE UNIFORM APPRAISAL DATASET (UAD) DEFINITIONS ADDENDUM (Source: Fannie Mae UAD Appendix D: UAD Field-Specific Standardization Requirements) Abbreviations Used in Data Standardization Text Abbreviation Full Name Fields Where This Abbreviation May Appear A Adverse Location & View ac Acres Area, Site AdjPrk Adjacent to Park Location AdjPwr Adjacent to Power Lines Location ArmLth Arms Length Sale Sale or Financing Concessions AT Attached Structure Design (Style) B Beneficial Location & View ba Bathroom(s) Basement & Finished Rooms Below Grade br Bedroom Basement & Finished Rooms Below Grade BsyRd Busy Road Location c Contracted Date Date of Sale/Time Cash Cash Sale or Financing Concessions Comm Commercial Influence Location Conv Conventional Sale or Financing Concessions cp Carport Garage/Carport CrtOrd Court Ordered Sale Sale or Financing Concessions CtySky City View Skyline View View CtyStr City Street View View cv Covered Garage/Carport DOM Days On Market Data Sources DT Detached Structure Design (Style) dw Driveway Garage/Carport e Expiration Date Date of Sale/Time Estate Estate Sale Sale or Financing Concessions FHA Federal Housing Authority Sale or Financing Concessions g Garage Garage/Carport ga Attached Garage Garage/Carport gbi Built-in Garage Garage/Carport gd Detached Garage Garage/Carport GlfCse Golf Course Location Glfvw Golf Course View View GR Garden Design (Style) HR High Rise Design (Style) in Interior Only Stairs Basement & Finished Rooms Below Grade Ind Industrial Location & View Listing Listing Sale or Financing Concessions Lndfl Landfill Location LtdSght Limited Sight View MR Mid-rise Design (Style) Mtn Mountain View View N Neutral Location & View NonArm Non-Arms Length Sale Sale or Financing Concessions o Other Basement & Finished Rooms Below Grade O Other Design (Style) op Open Garage/Carport Prk Park View View Pstrl Pastoral View View PwrLn Power Lines View PubTrn Public Transportation Location Relo Relocation Sale Sale or Financing Concessions REO REO Sale Sale or Financing Concessions Res Residential Location & View RH USDA - Rural Housing Sale or Financing Concessions rr Recreational (Rec) Room Basement & Finished Rooms Below Grade RT Row or Townhouse Design (Style) s Settlement Date Date of Sale/Time SD Semi-detached Structure Design (Style) Short Short Sale Sale or Financing Concessions sf Square Feet Area, Site, Basement sqm Square Meters Area, Site Unk Unknown Date of Sale/Time VA Veterans Administration Sale or Financing Concessions w Withdrawn Date Date of Sale/Time wo Walk Out Basement Basement & Finished Rooms Below Grade Woods Woods View View Wtr Water View View WtrFr Water Frontage Location wu Walk Up Basement Basement & Finished Rooms Below Grade UAD Version 9/2011 (Updated 1/2014)
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Public Records Form SCNLGL - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Public Records Washtenaw County Public Records - One Page Summary Report Locanon & Ownersiip Property Address: 317 South Street Property 10: 111109192008 Cltw/State/ Tin: Ypsilanti, Michigan, 48198-55642 Owner Name: Michael Newberry Lats Long: #2.239545 / -B3.604858 Taxpayer Address; 317 South Strast Census Tract: 4108 City/State! Zip: Ypsilanti, Michigan, 48198-5642 Block Group: 2 City Villages Town: Ypsilanti Schodl District: Ypsilanti Subdivision: ORIGINAL PLAT OF YPSILANTI CITY Properly Category: Residential MLE Area: 04152 - Ypsilantl Land Usa: 401 - RESIDENTIAL Legal Descripton +0LD SID - 11 11-040-246-40 YP CITY 2E-81 W 71 1/2" LOT 246 ORIGINAL PLAT. Tass Year Season Adin Fas Asmat L¥T Ti Seasonal Z024 ES 55,407.93 $54.07 $0.00 $0.00 $6,472.00 2023 w $123.27 $1.23 0.00 $0.00 $124.50 2023 5 £2 183,35 21.8% $0.00 30.00 $2.211.74 Inxz Ww FI1TAL FEAT +00 3.00 E11B.58 2022 5 42 197.30 £21.97 20.06 40.00 42 218 36 202E Ww $114.50 $1.14 0.100 $0.00 $115.64 2021 5 52,188.10 12168 40.00 10.00 42,180 87 2020 w $113.00 31:13 $0.00 £0.00 $114.13 2020 5 £3,343.10 $311.43 0.00 £0.00 $3,365.53 Assessments Year Taxable Val State Eq Val Himstd TH Taxes 2024 $41,600 S81.600 [i] 6,472.00 2023 $36,848 466,300 100 4233574 022 £34,203 £52300 100 $2,317.94 2021 £33,784 452.300 100 £2.005.51 2020 35.50 $43,100 100 12 300.66 CRSrBrTEnsics Living Ares 55: 1667 Bedrooms: 3 Basement Saft: HE4 Bathrooms: 2.0 Year Bulk: 1827 Pel | Exterior: Aluminum, Vinyl Garage Features: Style: Bungalow LarEge Sgt 247 Basement. Basement Garage Width: Wistar: Garsge Capacity! 1 Heating: Faced Ale Gas Service: Hest Foal: Nature Gas SEE Fl Porch/Dimsnsions. J Stomm Sewer. #2 Porch/Dimensions: J Land Dimension; TLS0XGE.00 Topography: Land Sgt A704 Irregular: Mrs; 1 Search Triterls County is "WAS - Washtenaw County’ PADD Street Murnber is 317 PADD Srreet Mame 15 like "south™ Selpciza | of 1 result. Form SCNLGL - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE
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Form SKT.BLDSKI - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Building Sketch N/A 317 South St Ypsilanti Washtenaw MI 48198 Borrower Lender/Client First Floor 34.1' 26.3' 34.1' 26.3' 1 Car Detached 19' 13' 19' 13' Basement 34.1' 26.3' 34.1' 26.3' Second Floor 34.1' 14' 10.4' 6' 13.2' 6' 10.5' 14' Bath Bedroom Bedroom Living Room Bath Bedroom Kitchen Dining Room TOTAL Sketch by a la mode Area Calculations Summary Living Area Calculation Details First Floor 896.83 Sq ft 26.3 × 34.1 = 896.83 Second Floor 556.6 Sq ft 13.2 × 6 = 79.2 14 × 34.1 = 477.4 Total Living Area (Rounded): 1453 Sq ft Non-living Area 1 Car Detached 247 Sq ft 13 × 19 = 247 Basement 896.83 Sq ft 34.1 × 26.3 = 896.83 Property Address City County State Zip Code
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Form MAP.LOC - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Location Map N/A 317 South St Ypsilanti Washtenaw MI 48198 Borrower Lender/Client Property Address City County State Zip Code
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License Form SCNLGL - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE