Laney.pdf

Jay W Laney Petitioner V Township Of Port Austin Respondent · 26-003532-TT

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RECEIVED

 JUL 01 2076

 STATE OF MICHIGAN MICHIGAN TAX TRIBUNAL
GRETCHEN WHITMER DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS MARLON I. BROWN, DPA
 DIRECTOR GOVERNOR LANSING

 PROPERTY TAX APPEAL PETITION FORM
 VALUATION / UNCAPPING

 Do not use this form to appeal Classification, Principal Residence Exemption, Qualified Agricultural Exemption, Other
 Exemptions, Special Assessments, or Non-Property tax disputes.

 Pursuant to Tax Tribunal Rule (TTR) 279, you MUST submit a copy of the notice giving rise to the appeal (i.e., Board of
 Review Decision or other notice) with this petition, if applicable. If you do not submit this document, you may be held in
 default.

 Section 1: Petitioner’s Contact Information
 First Name MA. Last Name/Company Name
 Jay Ww Laney
 Mailing Address (No., Street, P.O. Box or Rural Route}
 1024 Elms Trail
 City or Town State ZIP Code
 Port Austin Mi 48467
 Telephone Number 5 48-21 9-2738

 Email Address {do not enter unless you want MTT to send all correspondence via emaif)
 jlaney101@yahoo.com

 Section 2: Petitioner’s Attorney/Authorized Representative’s Contact Information
 First Name Ml. Last Name

 Firm Name (if any)

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

 City or Town State ZiP Code

 Telephone Number

 Emali Address (do not enter unfess you want MTT to send all correspondence via email)

 Section 3: Subject Property Information use the multiple parcel form for additional, contiguous parcels.
 How many parcels are you if you are appealing more than one parcel, are they contiguous or adjoining?
 appealing? Yes* No**

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

 Property Address {No., Street)
 1024 Elms Trail
 City or Town County H State 2iP Code

STATE OF MICHIGAN
 I. BROWN, DPA AND REGULATORY AFFAIRS MARLON WHITMER DEPARTMENT OF LICENSINGGRETCHEN DIRECTOR LANSING GOVERNOR

 Section 4: Check which of the following you are appealing (oheck all that apply)

 True Cash and Taxable Value

 [7] Taxable Value Only (calculation)

 1 Uncapping of Taxable Value

 Section 5: Explain the Reason for this Appeal
 The assessed value exceeds the property's true cash value. An independent appraisal
 dated April 10, 2026 (submitted as a separate document) concluded a market value of
 $375,000. The property is a non-waterfront residence with shared subdivision lake
 access. | request a review of the 2026 valuation based upon the appraisal and
 supporting market evidence.

 Section 6: Jurisdictional Issues
 Did you protest the assessment at a Board of Review (BOR)? # Yes |] No

 if Yes, check which BOR you attended: March [1 July [1 December

 1f No, please cheak the applicable reason(s):

 [J Not required to attend
 0 Appealing a purported Clerical Error or Mutual Mistake of Fact (if yes, inctude explanation in Section 5)
 m} Appealing within 35 days of State Tax Commission Order
 [7] Appealing within 35 days of receipt of Notice of Uncapping
 7 other

 If you checked “other” above, explain:

STATE OF MICHIGAN
GRETCHEN WHITMER DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS MARLON |. BROWN, DPA
 GOVERNOR LANSING DIRECTOR

 Section 7: Valuation Information “use the multiple parcel form for additional, contiguous parces.
 Parcel Number 5 0.435-071 -00

 Classification of Property: Real Personal] (check one)

 Agricultural 0 Commercial] Industriat[1 Residential @ ~~ Timber-Cutover0 - Developmental[1 Utility3 (check one)

 Assessed Value {also known as State Equalized Value) established | Taxable Value established by the Board of Review:
 by the Board of Review: 250 ,900 180,654

 What do you believe is the fair market value (also known as true cash value)?
 376,000 ]
 What do you believe Is the assessed value? (multiply true cash What do you believe is the taxable value? (cannot exceed
 value by .6) 187,500 assessed value) 4 80,654

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

 Ml ves [No

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

 if the property doss not have a Principal Residence Exemption of at least 50% as of the date of the filing of this petition for ali tax years at
 issue, the filing fee is based on the greater of the State Equalized Value or Taxable Value In dispute. If you are appealing more than one
 parcel, the parcel with the highest State Equalized Value or Taxable Value In dispute will be used to determine your filing fee, plus $25.00
 wii! be added for each additional parce! being appealed, not to exceed a total filing fee of $1,000.00

 {f your property is residential property (see MCL 208.762) and
 the State Equalized Value or Taxable Value in contention is: Filing Fee 8:

 $100,600.00 and under $125.00
 $100,000.01 to $500,000.00 $200.00
 $0ver $600,000.00 $300.00

 If the property is NOT residential property {sae MCL 205.762) and
 the State Equalized Value or Taxable Value In contention is: Filing Fee is:

 $100,000.00 and under $260.00

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

 if the property is NOT residential property and the State Equalized Value or Taxable Value in dispute is $100,000.01 or greater the
 appeal does not qualify for Small Claims. Therefare, an Entire Tribunal petition must be filed.

 Sighature required
 Petitioner or Attorney/Authorized Representative’s Signaturl:

 isl VaFF \Y

Form 618, Page 2

FOR BOARD OF REVIEW USE ONLY
 INSTRUCTIONS: incorporate a copy of this form and the assigned number in the Board of Review minutes.
 Petition Number Paice! Code
 26-03 20-435-071-00

 1. ASSESSED VALUE
 Disposition by Board of Review. Re Hoard of Review rust state the reason Tor 1s Scion below.

 Denied 0 Assessed Value Changed From: | 256,900 Jro: [ ]’

 Record of Vote - Board or three member committee of board
 Chairperson: [ves [J no BKC Member: 5 ves 0 NO AC Member: [X] ves [] nog A
 ~ Initials “initials Initials
ET ales vel wnat assessor has © valecd of

 If you disagree with the decision of the Board of Review regarding tentalive assessed value, you may appeal that decision by filing a petition with the Michigan Tex Tribunakat
 PO Box 30232, Lansing Ml 48909. Commercial Real, Industrial Real, Devetopmental Real, Commercial Personal, Industrial Personaland Utility Personal Property may be
 appealed by May 31. Agricultural Real, Residential Rea, Timber - Cut Over Real, and Agricultural Personal Property may be appealed by July 31. The petition must be filed on
 a Michigan Tax Tribunal form or a form approved:by the Michigan Tax Tribunal. Michigan Tax Tribunal forms are available at www.michigan.govitaxtrib.

 2. TENTATIVE TAXABLE VALUE
 Disposition by Board of Review. The Board of Revisw must state the reason for its action below.

 [1 Denied [7] Tentative Taxable Value Ghanged From: 180,654 Yo:
 (See attached 1.-4035A)
 Record of Vote - Board or three member committee of board.
 Chairperson: [] Yes [J] no Member: [J ves [J] wo Member: [] yes [7] no
 Initials “ritials Initials
 Reason for Board Action:

 if you disagree with the decision of the Board of Review regarding tentative taxable value, you may appeal that decision by filing a petition with the Michigan Tax Tribunal at
 PO Box 30232, Lansing Mi 48909. Commercial Real, Industrial Real, Developmental Real, Commercial Personal, industrial Personal and Utility Personal Property may be
 appealed by May 31. Agricultural Real, Residential Real. Timber - Cut Over Real, and Agricultural Personal Property may be appealed by July 31, The petition must be filed
 on a Michigan Tax Tribunal form of a form approved by the Michigan Tax Tribunal. Michigan Tax Tribunal forms are available af www.michigan.gov/taxtrib.

 3. CLASSIFICATION

 Disposition by Board of Review. The Board of Review must state the reason for its action below.

 [1 Deried [71 Ciassification Changed From: 401 To:

 Record of Vote - Board or three member committee of board.
 Chairperson: [7] Yes [7 no _— Member: [1 ves [] no — Member: [] ves [1] no Se
 nitials Initials Initials
 Reason for Board Action:

 If you disagree with the decision of the Board of Review regarding classification. you may appeal by sending Form 2167 fo the State Tax Commission, PO Box 30471, Lansing
 Mi 48809 by June 30.

APPRAISAL OF REAL PROPERTY

 LOCATED AT
 1024 Elm Trl
 Port Austin, M1 48467
 LOTS 150-151 & 152 PORT AUSTIN HEIGHTS SUB.

 FOR

 HFG HOLDINGS, Inc. D/B/A Hall Financial Group
 1650 Research Drive, Suite 200
 Troy, MI 48083

 OPINION OF VALUE

 375,000

 AS OF
 04/10/2026

Coleman Appraisal Service
7186 Caine Rd
Vassar, Ml 48768-9284
(989)871-6535

04/22/2026

HFG HOLDINGS, Inc. d/b/a Hall Financial Group
1650 Research Drive, Suite 200
Troy, Mi 48083

Re: Property: 1024 Elm Td
 Port Austin, MI 48467
 Borrower: Jay Laney
 File No.: 1526159507

Opinion of Value: § 375,000
Effective Date: 04/10/2026

 in accordance with your request, | have appraised the above referenced property.

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

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

This report Is based on a physical analysis of the site and improvements, a locational analysis of the neighborhood,
 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 to assist you. Please do not hesitate to contact me or any of my staff if we can be of additional
 service to you.

 Sincerely,

 Char OL Whonizns

 Elizabeth Coleman
 State of Michigan, Certified Residential Appralser
 License NN#
 ColemanAppraisal2001 @gmail.com

[ERP PRY

 Uniform Residential Appraisal Report 1) os VTRAL
 The poposs of Ws sommay epmsd fegod 1s © povids he Eodedcien wih an socusle, and admwaldy supported, opinion of Be medal wap of the SE pOoE.
 Proputy Address 1024 Elon Tl Port Austin Sale My Dobeds 48467
 Boies Jay Laney Ganerof Pubic Record Jay and Melissa C. Laney Cony Huron
 LegdDesciglon ~~ | OTS 150-151 & 152 PORT AUSTIN HEIGHTS SUB.
 Assessor's Parcel # 3220-435-071-00 TaYex 2025 RETais$ 9975
 Hielghbornood Hame Port Austin Township, Huron County MepRelerence 26-063 Census Tel 9501.00
Gen DQ Owner |] Teranl [| Vacant Specil Assessments § 240 [jb HAS g [7] peeyear [J pec monn
EE progeny Rights Appraised BE ese [| teawhad |] Owe (wr)
 Assignment Type [[] Purchase Transaction 1X) Refinance Transaction {7 Other (dsscrive}
 Leadon Client HEG HOLDINGS, Inc, D/B/A Hall Financial Group A49eSS 1650 Research Drive, Suite 200, Troy, Mi 48083
 Ts The sublet properly cumently offre oc 52k o has 1220 offered or sal n the tive ronths pot [othe effective dateof Is appraisal? [vs Xo
 Repat data source(s) used, offering pce(s), 20d date(s). Ses attached addenda.

 i [ll] [ZH] "G3 nok analyzs $12 contract for S22 for 18 Subiect purchase ransacsion. Explain the fesuits of 1a analysis of the contract for sale 0 why the analysis was not
 pero.

 bq Contract Price § Dats of Contract 15 Tie popery Sefer he ownerof pubEc record? (Jes [fo Dua Sowraals)
 1 hard any finareial 3585tance oan charges. Sala concessions. git OF Commpament assistants, ec) 1 be paid by any pay on dena of ta borrower? Cvs [Ihe
 Red 1 Yas, report he total dofar emauat and dstod3tha items10 be paid.

 Tole: Race and Urs 37a compostion of 1s lghtorood 16 ot appraled fears.
 Heghborhool Chuatlanzlics One-UnT Housing Trends One-UnrHousvg PreventLand Use %
 Tocabn [| Uban [| Suwben 3¢ Ard PropstyVaies |] bteasing ; State [7] Decting PRICE AGE | Onedint 50%
 Bilp [| Oveits% [275% [| Under5% |DemandSupply [1] Shodage 3X bance [| Ov Supply § 1006) om [2A 1%
[conn] Fag 1 Suis {Sow Waren Tins DG Urder Sms | | 36m [ ] Owrbmbs 09 lwo |Makfamly 1%
 fof Hearbonood Boundaries Port Austin Township borders: On the North, Highway 25. On the South, 3,300 Heh 1go | Cormecid 3%
 34 Knoblock/Hunter Road. On the East, Huron City Road. On the West, Highway 25. 224 Ped. 5 [Oe 45%
 Jeg efotbutond Dscrplon See attached addenda.
 ES

 Market Conditions (inciucing Support for the above coKksions) See attached addenda.

 Dimensions 152X920X Irregular Ae 20009 sf Supt Basically Rectangular Y&¥ B;Res;Wir
 Spc Jing Classfieation R-1 Zoning Destin Ona Family Residential District
 Zong Compiiace ] Legdl [| Legal Koaconfoming (Grandfahered se) [Thozowmg [| Hog ftesmia)
 Ts the highes1 and best use of subject property 2s plored {or 33 proposed pes pans and specications) the present use? Yes [7] No [fo deserde See attached
 addenda. .
 [0 Pui Other (describe) aN] Oi-skalmproamaais - Typo Pubic Pabaly
Meo 5 [1 Vr [TX wal Se _Gravol En
 kg 6: D: ] swtySoe [1] DX Septic Hy None Cl [RI
 FEMA Special Food Hazard Mea [Ys Dota FMAfoodios x FMAM? 26063C0020D FER MaDe 12/02/2008
 Are the uERGes and off-ske improvements typical for the market area? Des [Ho Ho, describe
 ‘ie Tre any adver se ConStonso exe favors easements, encroachments, envionment] canons, fond uses, ec)? ) [TV BE To ives, desc
 Sse altached addenda.

 GH Dien Foon TExtorior beaerpton Er Ts corEon
 tts [5G One [| Doewih Accessory Unt [|] Conctete Sish DQ Crawl Space Foundstion Was Concrete Block/Avg _|fleis Lam/Cot/Avg
 ¥ ol Stoies 2 ] FiBasment (| Pata Basenent Bedor Walls Vinyl/Avg Was DrywalliPanliAvg
 Trpe PQ 0 [ | AL [] SDendlnt [Basement Ae © Saft {Root Suface Asphalt Shingle/Avg_[1inTsh Wood/Avg
 DC) Bissng | | Proposed |] Under Const. | Bastarest Fini Qo % [odesaDosnspols Aluminum/Avg 82h Foor VinyllAvg
 Design (S46) Chalet |] Outside Ent [] SumpPump [Phdo Tyme Vin Repl&Older/Avg_[Seh¥ensek Eiberglass/Avg
 Yeat Bult 1972 Evidenceof [] Infestation Storm Sashinsutsted SomelAvg Car Stocage {| Nowe
 toveAe fs) 6 [ Dampress [1] Seflement Screens Some/Avg 5Q Dileway # of Gass 3
 3 IG Foe Feaing_9C TWA ||_] BB ||] Radant_{Amoies DG Woodslowels) #1 | Diveway Suface Gravel
 [] Oren Star 7] suis Over [78 Gas [| Freplacels)# 0 []F™% None [5 Garage # of Cass 2
 [] Poor | Seti Comp pq) Centr A Conditoring SC Paik peck DQ Pet Cov 1 Capo # ol Cas 0
 [7] Fishes [7] Heed | nvdud [omer [Pool None 04 oe WHG nl pr [7] saan
 4 Apsfiances (M] Religarator {3 Ranga/Oven ( Sishwasher [) isposai DG Mecrowave 3 washer Dryer [J Other (gosceba)
 FE Fishedrea shove grave cortzns: 7 Ruwms 3 Booms 1.1 6a) 2,638 Sava Feelof Gross Liengea Above Gace

Uniform Residential Appraisal Report fF 152615950710Z4ELMTRAIL

 compassble propertes curently offered for se in the subect neihbodwod ranging Bn pie tem 8g ws g
 There ae 3 compas sis in Ue spot ndghdoood wibi the past the mobs tngng msde pe fom S265 000 ws 469.000
 FEATURE 1 SUBJECT TOVPARABLE SALE # 1 COMPARABLE SALE # COMPARABLE SALE #3

 Adress 1024 Elm TH 8735 Blackberry Ln 6708 Osbourn Dr 6694 Blake Dr
 Port Austin, Mi 48467 Port Auslin, Mi 48467 Caseville, MI 48725 Caseville, Mi 48725
 Prony 10 Subeet 1.87 miles NE 7.11 miles SW 7.06 miles SW
 Sat Pree $ $ 265,000! $ 469,800) $ 412,500
 Sale Prce/Bross Liv. Avea $ sqf|S 43947 seh $67.82 sei $150.14 sii
 Osa Source(s) Paragon#50176803;D0M 11 Paragon#50174977;:D0M 14 RMLS#272-25-0027,00M 41
 Veafeation Source(s) Public Records, MLS, Realtor Public Records,MLS, Realtor Public Records, MLS, Realtor
 VALUE ADIUSTNIERTS DESCRIPTION DESCRIPTION +) § Adsiment DESCRIPTION +1 Mpsiment DESCRIPTION +) S Adwstmenl
 Sales of ancy Armith 0jArmLth O|ArmLth [4
 Goncesslons Cash;0 0/Conv0 0|Conv;0 0
 Date of SsefTime $07/25,006/25 0]s06/25,c05/25 0[s10/25,¢09/25 [1]
 Location B;Rural; B;Rural; B;Rural; B:Rural;
 Leasehold Fee Simols Fee Simple Fee Simple Fee Simple Fee Simple
 Ste 20909 sf 7405 st +5,00023087 sf A. 0124829 sf [4]
 View B:Res; Wir. B;Res;Wir N;Res;Woods 0 N;Res:Woods 0
 Ossign (Ste) DT2;Chalet DT2;Chatet DT2Chatet |... DT2;Bungalow 0
 Quy o Constcton Q4 +20,000]Q4 Q4
 ARMS oe {BR S— 0/26 0,39 0
 Gondiion C4 430,000 C4 -20,000
 Above Grade Ted | Bam. | Babs Edm, | Ba Bits 10,000} Tet | Bers. | Baths 0

 Room Ceent 7 3 | 11 3 {30 30 =12,0000 5 | 3 (2.1 -8,000
 Bross Livy huea 2,638 st 1,900 st +18,500) 2,800 %t 4,100 2,502 sat 0
 Basemeal& Fished Ost 0st 0st 600sf0sfin -4,000
 Rooms Below Grade
 Fuactiond LRy Average. Average Average Average
 Heathy/Cootng GFA/CAC GFAJCAC GFAICAC GFACAC
I Enatgy Effin: tems Unknown Unknown Unknown Unknown
¢ Garage Capon 20d3dw 20abdw 0]20a6dw 0j2gabidw 0
fy Porch PabaDeck Cov Dk,DK.CP {Deck +12,000| Deck, Patio +4,000;Porch,Dk, Patio 0]
g Additional Features Shds,Wd St,WHG [None +4,000|FP,ing Spk,WGH,JT =7,000{FP,JT,2 Sheds -5,000
4 Additional Features None None None None
g Additional Features Shared Lakefront | Shared Lakefront Shared Lakefront Shared Lakefront
Jef Het Adssimert ffs) Xr [1-8 7z.500 [3+ - 8 26400 [1+ K-38 -37,000
1 Adjusted S2e Price Het Ad}. 202% Het Ad. 6.2% Het Adj. 9.0%
Rd of Comparables Gosshd 383% |[% 342,500(60ssA0 7.9% |$ 440,800G0ss ML 90% |S 375,500
 1 DQ dd [] didnot research the sai of transfer history of the subject propsrty and comparablesais. Hf not, explain

 Myresearch [~) 08 [5] dd ot reveal any pros ses of kanster of tre sbfect propa for the the years priorto We effctive date ofthis appraisal,
 Oata Souce(s) MLS & Public Records
 Myrsearch [] 0d [5] didnot reve any prior sales or banslecs of tha comparabh sais for Ue year por 10 he data of sla of i comparable sae.
 DaaSoonel) MIS & Public Records
 Reportthe results of tre researchand analysis of the prior $20 or Uansfer tistory of the sublet property and comparable sles (repat adciiondl pris 52a on pags 3).
 [iE] SUBJECT COMPARABLE SALE #1 COMPARABLE SALE #2 COMPARABLE SALE #3
 Date of Prior §ie/Transter 07/01/2011
 Priva of Prior S2¢/Transer $85,500
 Dita Sowrce(s) Public Records Public Records Public Records Public Records
 Effie Del of Dal Source(s) 04/20/2026 04/20/2026 04/20/2026 04/20/2026
 Anzysis of pro sale o trarster history of the subject propery and comparable sales See attached addenda.

 Summary of Sales Comparison Approach See atlachsd addenda.

Uniform Residential Appraisal Report ve JoeB

 See Attached Addenda.

COMMENTS
ADDITIONAL

 COSTABPRONCHTO VALUE (not requiredby Fate Has)
 Pravid adquateidormation ki Fe ender cen 10 replicate the below cost figures and caklaions. j
 ‘Support forthe opin of sk Value (stew of compatable land S26 of ther mods fo estimating se value) The appraiser uses vacant land data from the

 ESTMATED | | REPRODUCTION OR [J REPLACEMENT COST HEW DPRNION OF SITE VALUE 120,000
 $3 Sours of cost dats. DWELLING 5a0.@%

 J Quay tating from cost service ‘Eitective data of cost data $9R.@%
 2 ‘Commzsts on Cost Approach {grass Eving area cakuletions, depregiation, etc.)
 See additional comments in the addenda. SarzeTagot Res
 Total Estmale of Cost-Kew

 Less Physical functional External
 Deprecaton 3
 Deprecated Cost of Fngrovemends
 "Asis" Vaus of Site improvemzn's.

 Estimated Remaining Economic Life (HUD and YA only) GO Years | NDICATEDVALEBYCOSTAPPROACH =$

 : INCOME APPROACH YO VALUE (nol requlies by Fannie Mag)

 Esimated Monthly Market Rent § 0 X Gross Rent Mutigher [1] =$ [i] indicated Valu by Income Approach
 Summary of incoms Approach finchcing supporfo market rent and GRH) The income approach was considered however it was not employed. The
 sublact neighborhood Is primarily owner occupied. The Income approach was not nacessary to produce a credible report.
 EROJECTINFORMATION FOR PAIDA [if appiicatie)

Uniform Residential Appraisal Report oT

This report form is designed to report an appraisal of a one-unit propedy or a one-unit property with ap accessory unit;
Including a unit in a planned unit development (PUD). This report form is not designed to report an appraisal of a
manufactured home er a un It a condominium or cooperative project.

This appraisal report Is subject to the following scope of work, Intended use, intended user, definition of market value,
statement of assumplions and liming conditions, and cedifications. Modifications, additions, or deletions to the intended
 use, intended user, definition of market value, or assumptions and limiting condilions are rot permitted. The appraiser may
oxpand tho scope of work to include any additional research or analysis nocossary based on the complexity of this appraisal
assignment, Modifications of deletions to the certifications are also not permitted, However, additional certifications that do
 not constitule material alterations to this appraisal repo, such as those required by law or those related to the appraiser's
continuing education or membership In an appraisal organization, are permitted.

SCOPE OF WORK: The scope of work for this appraisal is defined by the complexity of this appraisal assignment and the
reporting requirements of this appraisal report form, including the following definion of market value, statement of
assumptions and limiting conditions, and certifications. The appralser must, at a minimum: (1) perform a complete visual
inspection of ihe Interior and exterior areas of the subject property, (2) inspect the neighborhood, (3) inspect each of the
comparable sales from at least the street, (4) research, vedfy, and analyze data from seliable public andlor private sources,
and (5) report his er her analysls, opinions, and conclusions in ihls appraisal report.

INTENDED USE: The Intended use of this appraisal report is for the lender/clent to evaluate the propery that is the
subject of this appraisal for a morgage finance transaction,

INTENDED USER: The intended user of this appraisal report is the fender/client.

DEFINITION OF MARKET VALUE: The most probable price which a property should bring In a competiive and open
market under aif 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 1a this definition I8 the consummation of a sale as of a specified date and
the passing of title from seller to buyer under condiions whereby: (1) buyer and seller are typlcally motivated; {2) both
parties are well Informed or well advised, and each acting in what ho or she considers his or her own best Interest; (3) a
reasonable time is affowed for exposure in the open market; (4) payment is made in tesms of cash In U. S. dollars of in terms
of financial arrangemenls comparable thereto; and (5) the price represents the normal consideration for the propety sold
unaffected by special or creative financing or sales concessions* granted by anyone assoclated with the sale.

*Adjustments to the comparables must be made for special or crealive financing or sales concessions, No adjustments are
necessary for those costs which are normally paid by sellers as a result of tradifion or faw in a market area; these costs are
readily identifiable since the seller pays these costs in vidually alt sales transactions. Special or creative financing
adjustments can be made to the comparable property by comparisons to financing terms offered by a third pay institutions)
lender that is not already Involved in the property or transaction, Any adjustment should not be calculated on a mechanical
dollar for dollar cost of the financing or concession but the dollar amount of any adjustment should approximate the market's
reaction to the financing or concessions based on the appraiser's judgment.

STATEMENT OF ASSUMPTIONS AND LIMITING CONDITIONS: The appraiser's certification In this report is
subject to the following assumplions and limiting conditions:

 1. The appraiser will not be responsible for matters of a legal nature that affect either the property being appraised or the title
to HB, except for Information that he or she became aware of dung the research involved In performing thls appralsal. The
appraiser assumes that the title is good and marketable and will not render any opialons about the title.

2. The appraiser has provided a sketch in this appraisal report to show the approximate dimensions of the Improvements.
The sketch is included only to assist the reader In visualizing the property and understanding the appraiser's determination
of is size.

3. The appraiser has examined the avallable flood maps that are provided by the Federal Emergency Management Agency
{or other dala sources) and has noted in this appraisal report whether any portion of the subject site is localed in an
Identified Speclal Flood Hazard Area. Because the appralser Is not a surveyor, hes or she makes no guarantees, express or
Implied, regarding this determination,

4. The appraiser will not give testimony or appear in court because he or sho made an appraisal of the property In question,
unless specific awangements to do so have been made beforehand, or as otherwise required by law.

5. The appraiser has noled in this appraisal seport any adverse conditions (such as needed ropairs, deterioration, the
presence of hazardous wastes, foxic substances, ele) observed during the inspection of the subject property or that he or
she became aware of during the research involved in performing the appraisal. Unless otherwise stated in this appraisal

Uniform Residential Appraisal Report 1526159507
 Fie# 1024ELMTRAIL

APPRAISER'S GERTIFICATION: The Appralser certifies and agrees that

 1. | have, a a minimum, developed and reported this appraisal in accordance with the scope of work requirements stated in
this appraisal report.

 2, | peformed a complete visual inspection of the interior and exerlor areas of the subject property. 1 reported the condition
of the Improvements in factual, specific terms. | identified and reported the physical deficiencies that could affect the
livability, soundness, or structural integrity of the property,

 3. | performed this appraisal In accordance with the sequirements of the Uniform Standards of Professional Appraisal
Practice that were adopted and promulgated by the Appraisal Slandards Board of The Appraisal Foundation and that were in
place at the time this appraisal report was prepared.

4, | developed my opinion of the market value of the real property that is the subject of this report based on the sales
comparison appraach lo value. | have adequate comparable market data to dovelop a rellable sales comparison approach
for this appraisal assignment, | further cerify that | considered the cost and income approaches to value but did not develop
them, unless otherwise indicated in this report.

5. 1 researched, verified, analyzed, and reported on any curent agreement for sale for the subject property, any offering for
sale of ihe subject property In the twelve months prior to the effective date of this appraisal, and the prior sales of the subject
property for 2 minimum of three years por fo the eflective date of thls appraisal, unless otherwise indicated in thls report,

6. 1 researched, verified, analyzed, and reported on the prior sales of the comparable sales for a minimum of one year prior
to the dats of sala of the comparable sale, unless otherwise indicated In this report,

7. | selected and used comparable sales that are locationally, physically, and functionally the mest similar to the subject property.

8. I have not used comparable sales that were the result of combining a land sale with the contract purchase price of a home that
has been bull or will be built on the land,

9. | have reported adjustments to tho comparablo sales that reflect the market's reaction 10 tho difforonces between the subject
property and the comparables sales,

40. | vedfled, from a disinterested source, ali Information In this report that was provided by parlles who have a financial Interest In
the sale or financing of the subject propery.

41. 1 have knowledge and experience in appraising this type of property in this market area.

12. | am aware of, and have access to, lhe necessary and appropriate public and private data sources, such as multiple sting
services, tax assessment records, public land records amd olher Such data sources for he area In which the property is located.

13. | obtained the information, estimates, and opinions fumished by other parties and expressed in this appraisal repo from
reliable sources that | believe to be tue and correct

14, | have taken Into conslderatlon the factors that have an Impact on value with respect 10 ihe subject neighborhood, subject
property, and the proximity of the subject property to adverse influences In the development of my opinion of market value, |
have noted in thls appraisal report any adverse conditions (such as, but not limited to, needed repairs, deterioration, the
presence of hazardous wastes, toxic substances, adverse environmental conditions, elc) observed during the Inspection of the
subject property or that | became aware of during the research involved In performing this appraisal. | have considered these
adverse condfiions In my analysls of the property value, and nave reported on the effect of the conditions on the value and
marketabilty of the subject property.

16. 1 have not knowingly withheld any significant Information from this appraisal report and, to the best of my knovdedge, all
statements and informallon In thls appraisal report are tue and correct.

16, | stated in this appralsal report my own personal, unbiased, and professional analysis, opinions, and conclusions, which
arc subject only to the assumptions and fimiting conditions in this appraisal report.

17. | have no present or prospective Interest in the property that is the subject of thls report, and | have no present or
prospeclive personal Interest or bas with respect to the participants in the Uansaction. | did not base, elther partially or
completely, my analysis and/or opinion of market value in this appraisal report on the ace, color, religion, sex, age, marital
status, handicap, familial status, or national origi 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 propety or on any other basis prohiblied by law.

18. My employment andfor compensation for performing this appraisal or any futwe or anlicipated appralsals was not

Uniform Residential Appraisal Report 1526159507
 Flo# 1024ELMTRAIL

 21. The lender/client may disclose or distribute this appraisal repo to: the borrower; another lender at the request of the
 borrower, the morgages or its successors and assigns; mortgage insurers; government sponsored enterprises; other
 secondary market panlicipants; data collection or reporting services; professional ~~ appralsal organizations; any department,
 agency, or instrumentality of the United States; and any stats, the District of Columbia, or other [urisdictions; without having to
 obtain the appralser's or supervisory appralser's (if applicable) consent. Such consent must be obtained before this appralsal
 repot may be disclosed or distdbuted to any other paty (Including, but not fimited to, the public through advertising, public
 relations, news, sales, or other media). A

 22, 1 am aware that any disclosure or distribution of this appraisal report by me of the lender/client may be subject to certain
 faws and regulations, Furdher, | am also subject fo the provisions of the Uniform Standards of Professional Appraisal Practice
 that perdain to disclosure or distibullon by me.

 23. The borrower, another lender at the request of the borrower, the mortgagee or its successors and assigns, morgage
 insurers, goverment sponsored enterprises, and other secondary market parlicipants may rely on this appraisal report as part
 of any morgage finance transaction that Involves any one or more of these parties,

 24, if this appraisal report was transmitted as an “slectronic record® containing my “electronic signature” as those terms ars
 defined in applicable federal and/or state laws (exckiding audio and video recordings), or a facsimile Wansmission of this
 appraisal ceport containlng a copy or representation of my signature, the appraisal report shall be as effective, enforceable and
 valid as i a paper version of this appralsal report were delivered contalelng my orginal hand wiltlen signature.

 25, Any infentional or pegligent misrepresentation(s) contained In this appraisal report may result in civil liability and/or
 criminal penalties including, but not Hmited to, fine or Imprisonment or both under the provisions of Title 18, United States
 Code, Sectlon 1001, et seq, or similar state Jaws.

 SUPERVISORY APPRAISER'S CERTIFICATION: The Supervisory Appraiser certifies and agrees that

 1. | directly supervised the appraiser for this appraisal assignment, have read the appraisal repost, and agree with the appraiser's
 analysts, opinions, statements, concluslons, and the appralser's certification.

 2. | accept full responsiblity for the contents of this appraisal report including, but not limited to, the appraiser's analysis, opinions,
 statements, conclusions, and the appraiser's cerlification.

 3. Tho appralser identifled in this appraisal report is either a sub-contractor or an employee of the supcivisory appraiser {or the
 appralsal firm), fs qualified to perform this appraisal, and is acceptable to perform thls appraisal under the applicable state law.

 4. Ths appraisal report complies with the Uniform Standards of Professional Appraisal Practice that were adopted and
 promulgated by the Appraisal Standards Board of The Appralsal Foundation and that were in place at the tme this appraisal
 report was prepared,

 6. If this appraisal report was transmitted as an “electronic record” contalning my “electronic signature,” as those tenms are
 defined in applicable federal and/or state laws (excluding audio and video recordings), or a facsimile transmission of this
 appraisal report confalsing a copy or representation of my signature, the appralsal report shall be as effective, enforceable and
 valld as # a paper version of this appraisal report were delivered containing my original hand wiitten signature.

APPRAISER SUPERVISORY APPRAISER (ONLY IF REQUIRED)
 . 7
Signature For lori Signature
Name Ejizabeth Coleman Name
Company Name Coleman Appraisal Service Company Name
Company Address 7186 Caine Rd. Company Address
 Vassar, MI 48768-9284
Telephone Number (989)871-6535 Telephone Number
Emait Address ColemanAppralsal2001@gmail.com Email Address
Date of Signature and Report 0412212026 Date of Signature
Effective Dale of Appraisal 04/10/2026 State Certification #
State Geriification # [|] or State License #
ar State License # State
or Other {doscribe) State # Expiration Date of Certification or License —
State MI
Expiration Date of Gertification or License 07/31/2027 RN SUBJECT PROPERTY

Addendum Refo 1024EL MTRAIL,
 Borrower Jaylaney ...
 Progarty Address. 1024 Elm Trl SU
[2] Port Austin omy Huron su pM Told 48467
 tondsiiCient HFG HOLDINGS, Ino. d/b/a Hall Financial Group

 The subject plat map is included in the appraisal report. The order states the subject is on Elms Trall. The plat map
 states the subject Is on Point View Trall. The Huron County GIS states the subject is on Bayside Trl and it labels it on
 Elm Trail. The assessors record states the subject is on Elm Trall (see record card attached). The lender should
 determine correct legal address for the subJect parcel through tittework. This report is subject to the proper street
 address/name provided by the lender.

 Of the four access paints in the neighborhood, three are a beach style and one Is a seawall style (per owner). The frontage is
 very racky.

 + Special Assessments
 There was one special assessment included in the Winter 2026 tax in the amount of $240.34 for garbage.

 + Sale/Listing History Amount, Date, Data Source & Record Number
 The appralser checked the RMLS and Paragon for recent listings. No listings were found for the subject within the twelve
 months prior to the affective date in this report.

 + Nelghborhood Description
 The subject is located in Port AustinTownship and within the North Huron Public School District. This rural area is primarily
 made up of single family residential properties and also consists of lake front, lake access, agricultural, recreational, state
 owned, commercial and undeveloped parcels of land.

 Employment can be found locally. Some residents choose to travel to larger cities for employment options. Working remotely
 has also become an option with some businesses. Business districts within the area provide local employment and shopping
 conveniences.

 Medical facilities and emergency services are available. County and public services are considered sufficient In the area.

 in this neighborhood there Is liltle conformity among residential properties. A mix of size, age, style, quality of construction and
 features can be found on each individual parcel. Parcels also vary in size and value. With this lack of conformity, the subjects
 value being above the predominant neighborhood value has no effect on marketabifity.

 Under the present land use section, the “other” parcentage is reflective of vacant land in the neighborhood.

 + Market Conditions
 The subject is located in Michigan where seasons and weather changes have an effect on the real estate market activity. In
 winter months there are typically fewer listings and solds than in the warmer months of the year.
 Cash and land contract sales are present. This area is experiencing some new growth. Many listed properties sell within a 3
 month period however it's not uncommon in higher price ranges or in overpriced properties to have marketing times of greater
 than 3 months. Foreclosure sales are a minor factor however lhay are not driving the local market.

 « Highest and Best Use
 There are no current changes in this rural community that would change the highest and best use at this time. Residential
 properties are in demand.

 The four tests used In the analysis of highest and best use of a property are (1) legally permissible, {2) physically possible, (3)
 financlally feasible and (4) maximum profitability.

 Based upon the zoning Information received, the subjects present zoning classification is consistent with the current use. The
 subjects sile is typical in size, shape and topography for rasidential dwellings within this area.

 The highest and bes! use both vacant and improved is residential.

 + Adverse Conditions or External Factors
 No adverse site conditions or external factors were observed at the time the appraiser visited the subject parcel, No easements
 or encroachments were abserved on the subject parcel. It should be noted that defects of this type and class could exist though
 the appraiser found no observable symptom of such a condition. The appraiser is making an extraordinary assumption that no
 easements or encroachments are present,

 The appraiser is not a surveyor and does not determine the legal boundaries of any parcels associated with this appraisal,

 At the time the appraiser visited the subject property no farming or income producing activity was observed on the subject
 parcel. This observation was made based upon lot lines shown fo tha appraiser from the owner and or the county GIS
 placement of the parcel lot lines.

 Environmental Disclaimer: The valus estimated in this report Is based upon the assumption that the property is not negatively

Addendum fa%. 1024ELMTRANL

Bortower Jay Laney
PepyAkess 1024 Elm Trl »
& Port Austin Cnty Huron St MI Totes 48467
LenderiClient HFG HOLDINGS, inc. d/b/a Hall Financial Group

 There is a deck with vinyl handrall and a covered area that will be a covered deck In the future. No value Is considered for
 future decks or future work,

 There's a covered deck around the rear of the home. From the dack is a slight view of the lake. Once the leaves are on the
 trees the view will be even more limited.

 The garage was recently buill. The main floor Is insulated with spray foam, has a concrete floor and a drain. There Is electricity
 in this building. The second story has a staircase access, electrical and it's cumently unfinished.

 The whole house generator was added several years ago. The rear covered deck was added around 10 years ago,

 The wood shed has a wood floor, The second shed is moveable and a vinyl material, no value given.

 ‘The chain link fence is a pet containment area and was not considered to create value in this report (see rear photo).

 The interior of the hore has a vaulted style ceiling and a stone wall near the wood stove. The kitchen Is new and has upgraded
 cabinetry, a tile backsplash and Cambria countertop. There is also a built-in double oven, microwave dishwasher in a farm sink.

 The first floor of the home has new windows. The second floor has older windows. The interior doors are replacement, solid
 wood.

 The hot water tank was recently replaced. Fumace and AC are around 5 years old. The generator Is around 10 years old.

 The full bathroom has replacement engineered flooring. The bathroom also has a fiberglass shower insert.

 The half bathroom on the second floor was updated with a new toilet, sink and light fixture. This was completed years ago.

 The county tmalntains the subjects road.

 The owner stated he's recently put $200,000-$250,000 into this property between the addition and the remodeling.

 The utilities and mechanicals were on and functioning as of the effactive date of this report.

 Well and septic systems are common In this rurat area and have no effect on marketability.

 + Physical Deficiencies or Adverse Conditions
 No readily observable physical deficiencies or adverse conditions were apparent to the appralser that would affect the livability,
 soundness or structural integrity of the subject property.

 The appraiser is making an extraordinary assumption that no physical deficiencies or adverse conditions exist that could
 negatively affect the subjects value or marketability.

 + Prior Sale or Transfer History Analysis
 The appraiser tries to verify all sales and transfers for the subject property for the three years prior to the effective date in this
 report and comparables within the year prior lo the date of sale, Dua to the record keeping in this area some information may
 not be recorded or available. For the most accurate information the appraiser recommends the lender/client have tite work
 completed on the subject and all comparables, if so desired.

 The subject sold on 07/61/2011 for $85,500 as an arms length transaction.

 « Summary of Sales Comparison Approach
 The appraiser searched for comparables similar in location, site, quality, condition, square footage, age, additional features, etc.
 Due to limited comparable sales within the subjects immediate neighborhood, an extended search was completed. The
 extended search was completed in similar surrounding neighborhoods.

 The appralser reviews photos of the comparables Interior and exterlor when available. When necessary, io better understand
 the detalls of each comparable the appralser calls the listing agent.

 Due to limited sales In the subject's market area, some comparables may be over 6 months oid.

 To determine market trends, the appraiser reviews a market statistic report provided by the Paragon mls, The second main
 source of mis in this area has listings and sales that at times are not included in the market statistic report from Paragon. Time
 adjustments are based on a combination of the market statistic report data, the appraisers knowledge of the area, public record
 data and data received from other professional real estate sources within the market. Time adjustments were not made as the
 Market Statistics report did not show support for adjustments at the time the comparables sold vs, current market data.

Addendum fe 1024EL MTRAIL,

Borrower Jay Laney
Propey Addriss 1024 Elen Tel
@y Port Austin ar Huron SM) B05 spae7
Lender/Client HFG HOLDINGS, Inc. d/b/a Hall Financial Group

 vs. the comparables.

 Due to the adjustments made In the sales comparison approach, the comparables line adjustments are above 10%, net
 adjustments are above 15%, and/or gross adjustments are above 25%. Exceeding the “recommended adjustment guidelines”
 is not uncommon in this rural area.

 The subject and comparables vary in age. The age, condition and updates were considered in the condition adjustment(s)
 made.

 The appraiser measured the subject property using ANSI (American National Standards Institute) standards. This is the

 standard used by most appraisers in the US, as the use is mandated by law in some states,
 The comparables square footage is based on what was reported on the mis and/or in assessors records. Assessors records do
 not always reflect the total finished square footage. Many realtors report an estimated square footage or square footage from
 the assessors record. The appraiser views photos of each comparable. If the comparables square footage appear to be
 questionable, further measures are taken to determine if adjustments are needed to comply with ANSI. The comparables
 square footage may or may not be determined based upon the ANSI measurement criteria. The appraiser can not guarantee
 the comparables square footage are ANSI compliant as the appraiser has not personally measured each comparable,
 "Finished Square Footage (ANSH) and "Gross Living Area (FNMA) are considered synonymous and are interchangeable”.

 Due to necessary adjustments made to the comparables, the appraiser was unable to bracket the comparables sofd and
 adjusted values,

 Each comparable used in this appraisal supports the subject in different ways. After research and analysis, the following was
 noted.
 Comparable #1 is located on the lake side of M-25 and a similar distance to the lakefront. This comparable has shared lake
 access similar in quallty/rocky, and Is In a similar location/proximity to the subject parcel. This home is smaller than the subject
 and slightly inferior in condition and quality as the subject was recently added onto and remodeled vs, this home being 21 years
 old and dated to that age. This home Is similar In style, bedroom count, foundation, and garage.
 Comparable #2 has shared lakefront however it has superior sand beach lakefront. This home is on the non-lake side of M-25
 which was considered in this report. This home is 14 parcels from the lake access which is still a walkable distance, Overall,
 this was considered similar in location, site, style, quality, condition, square footage, foundation, and garage.
 Comparable #3 has shared lakefront however it's a superior sand beach lakefront. The distance fo the lake access is similar to
 the subjects distance to it's lake access. Overall, this comparable was considered similar In location, site, style, quality,
 bedroom count, square footage, foundation, garage and additional feature value. This is the most recently sold comparable
 used in this report,

 Comparables #2 & 3 support the subjects value.

 » Reconciliation and Final Value Conclusion
 The sales comparison approach is the most reliable as it reflects the current actions of the typical buyer/selter in the real estate
 market.

 Developing the cost approach was not necessary to produce a credibie report.

 The income approach was considered however it was not employed. The subject neighborhood is primarily owner occupied.
 The income approach was not necessary to produce a credible report.

 + Conditions of the Appraisal
 The Intended user of this appraisal report is HFG HOLDINGS, Inc. d/b/a Hall Financial Group. The intended use is to
 evaluate the property that Is the subject of this appraisal for a mortgage refinance 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.

 Recelving a copy of this appralsal does not constitute a contract between any borrower, owner, buyer, seller or any
 other parties and Coleman Appraisal Service. This appraisal is for the sole use of the client listed in this appraisal
 report, No other use or user is permitted for any purpose.

 In Michigan, Appraisers are required to be licensed/certified and are regulated by the Michigan Department of Licensing &
 Regulatory Affairs, P.O. Box 30670, Lansing, MI 48909.

 The appraiser refies on public records for information such as year built, ownership name(s), legal description, parcel number,
 site size/lot dimensions, zoning, taxes, special assessments, public utility connectivity, private utility information and the
 salesftransfer history of a property. The appraiser Is making an extraordinary assumption that the information gathered through
 public records is accurate. Information estimates and opinions furnished to the appraiser and contained in the report were
 obtained from sources considered reliable and belisved to be true and correct. No responsibility for the accuracy of such items

Addendum Asko. 1024EL MTRAIL
 Borrower Jay Laney.
 Property Address 1024 Elm Trt ime
Gr Port Austin oY Huron st: Mi 0h 48467
Lender/Cisnt HFG HOLDINGS, Inc. d/b/a Hall Financial Group

 * Competency of the Appralser
 The appraiser hereby certifies that she has the experience and knowledge to adequately execute this appralsat assignment
 competently, without the assistance of others or has disclosed the lack of knowledge or experience lo the client. The appralser
 has taken all steps necessary or appropriate and has described in the report the lack of knowledge and/or experience and the
 steps taken to complete the report competently.

 * Definition of Market Value
 Market Value: (1) is defined as:
 The most probable price which a propery should bring in a competitive and open market under aif conditions requisite to a fair
 sale, the buyer and seller each acting prudently and knowledgeably, and assuming the price is not affected by undo stimulus,
 Implicit in this definition is the consummation of a sale as of a specified date and that the passing of tille from seller to buyer
 under conditions whereby;
 1. Buyer and seller are typically motivated;
 2. Both parlies are well informed or well advised, and acting in what they consider their best interests;
 3. Areasonable time is allowed for exposure in the open market;
 4. Payment is made in terms of cash In United States 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.
 (1) The Uniform Standards of Professional Appraisal Practice, The Appralsat Foundation, 2022.

 * Additional Comments
 I, Elizabeth Coleman have not been unduly influenced In the development of this report as it relates to Dodd Frank or AIR,

 A residential appraisal Is not a home Inspection. The term "inspection, as used In this appraisal report is not the same level of
 inspection that is required for a professional home inspection. The appralser Is not certifying the structural integrity of
 structure(s) on the subject parcel. The appraiser does not fully inspect the electrical, smoke delactors, carbon monoxide
 detectors, plumbing, mechanical systems, foundation, well or septic systems. The appralser Is not an expert in construction
 materials, mechanical systems, building codes, appliances or other systems that can be found on the property. If the client
 would like a more detailed inspection of the property, a home inspection completed by a professional home inspector is
 suggested,

 Within the time constraints of the report, the appraiser has used some comparable information provided by realtors/brokers
 Involved In the transaction to determine square footage, bedroom and bathroom counts, updates, etc. Many times, assessors
 records in this rural area reflect limited information. Most assessment departments don't have knowledge of the interior detaits
 of structures. The realtors Involved In the transactions are often considered the most reliable source for current interior data in
 this area. The appraiser views photo tours of the comparables when available to verify information, The appraiser is making an
 extraordinary assumption that all of the comparable data obtained from the realtor/ibroker is accurate. If the appraiser was part
 of a transaction and personally viewed any comparable properties used in this report, the appraisers gathered data would be
 used as It would be considered most reliable.

 At times, manufactured homes are gutted, remodeled, and or added onto. Although the appraiser can typically identify a
 slructure as a manufactured home, the appralser has seen manufactured steel frames under homes which is the only part
 remaining of the original manufactured/mobile structure. At times, stes! frames or evidence of the manufacturad/mobite
 structures are not able to be seen without a home Inspection. The appraiser Is not a home inspector or engineer. The
 appraiser is not aware of any part of lhe subject being a manufactured home or prior mobile home. if the appraiser had any
 information or knowledge that the home was a manufactured home or old mobile home the lender/client would be notified. The
 appraiser is making an extrodinary assumption that the subject has never been a mobile or manufactured home.

 This valuation does not include any mineral, mining or logging valus.

 No additional services were completed as an appraiser or in any other capacity, regarding the proparty that Is the sublect of this
 report within the three-year period immediately preceding acceptance of this assignment.

 * Scope of Work
 Scope of Work, is defined as “the type and extent of research and analyses In an assignment” (The Appralsal of Real Estate,
 pg. 87). In developing an appraisal, the appraiser must determine the appropriate scope of work for each assignment which
 must ultimately lead lo credible results. Tha initial step involved identifying the property being appraised and defining the
 appraisal problem, Including the date of value, the purpose of the appraisal, the interest being appraised as well as the intended
 use and the intended user.
 | physically inspected the interior and exterior of the property. This inspection allowed me to understand the physical
 components of the subject property and included measuring the exterlor of the structure(s), photographing and taking notes
 regarding the construction, condition, utility, etc. | also inspacted the subject neighborhood that day, began collscting data and
 analyzing factors that affect the market value of the subject property. In addition to the subject neighborhood 1 have extended
 my research to include competing areas. | gathered and reviewed information from the assessor's office, the freasurer's office

Subject Photo Page

 Borrower Jay Laney
 Property Address 1024 Elm Trl
Cy Port Austin Couty Huron Stem pC: 48467
 Lender/Client HFG HOLDINGS, Inc. d/b/a Hall Financial Group

 Subject Front
 1024 Elm Tr
 Sales Price
 Gross Living Area 2,638
 Total Rooms 7
 Total Bedrooms 3
 Total Bathrooms 1.1
 Location BiRural;
 View B;Res;Wtr
 Site 20909 sf
 Quality Q4
 Age 54

 Subject Rear

 Subject Road

Additional Photos

Borrower Jay Laney
Property Addrsss 1024 Elm Trl
Cy Port Austin Coty Huron Ste MI ZpCods 48467
Lender/Client HFG HOLDINGS,Inc. d/b/a Hall Financial Group

 Opposite Road View View Across The Road

Additional Photos

 Borrower Jay Laney
 Propely Addsss 1024 Elm Trl
Cy Port Austin Coty Huron Ste Mi Tnlod 48467
 Lender/Client HFG HOLDINGS, Inc. d/b/a Hall Financial Group

 Garage Garage Interior

 Garage Interior 2nd Floor

Additional Photos

 Borrower Jay Laney
 Puoperty Address 1024 Elm Trl
L.] Port Austin Coty Huron Site MI Wie 48467
 Lender/Client HFG HOLDINGS, Inc. d/b/a Hall Financial Group

 Covered Porch Front View

 Deck Lake View When Leaves Are Off The Trees

Additional Photos

Borrower Jay Laney
Property Address 1024 Elm Trl
Ll] Port Austin Coty Huron Sete MI pods 48467
Lender/Client HFG HOLDINGS, Inc. d/b/a Hall Financial Group

 Central Air Whole House Generator

 Shed Shed-No Value

Additional Photos

Borrower Jay Laney
Puopety Adds 1024 Elm Trl
chy Port Austin Coty Huron Stde M| ZpCods 48467
Lender/Client HFG HOLDINGS, Inc. d/b/a Hall Financial Group

 hy Dade w

 Living Room Office/Storage/No Window

Additional Photos

 Borrower Jay Laney
Propaty Address 1024 Elm Trl
oly Port Austin Couty Huron Sate plod 48467
 Lender/Client HFG HOLDINGS, Inc. d/b/a Hall Financial Group

 Dining Area Sitting Area

 Bedroom

Additional Photos

 ~ |Boiowes> — Jay Laney-
 3 1024 Elm Trl
- Port Austin Coty Huron state MI TpCods 48467
+ “flendei/Clent HFG HOLDINGS, Inc. d/b/a Hall Financial Group

 Electric Panel

 Recreational Room Recreational Room

Additional Photos

 Borrower Jay Laney
 Propedy Address 1024 Elm Trl
[2] Port Austin Cory Huron Ste Mi TpCod: 48467
 Lender/Client HFG HOLDINGS, Inc. d/b/a Hall Financial Group

 2nd Floor Bedroom 2nd Floor Half Bathroom

 2nd Floor Bedroom

Additional Photos

 Borrower Jay Laney
 Puopedy Addis 1024 Elm Trl
Coy Port Austin Couty Huron Stde MI ZpCod: 48467
 Lender/Client HFG HOLDINGS, Inc. d/b/a Hall Financial Group

 The Subject Is Located On Point View Trail The Subject Is Located On Point View Trail
 Per Plat Map Per Plat Map

 The Subject Is Located On Point View Trail Huron County GIS
 Per Plat Map

Building Sketch

Borrower Jay Laney .
 Propety Mies 1024 Edm Trl
kil Port Austin Coty Huron Sate pg Wok 48467
 Lender/Client HFG HOLDINGS, Inc. dfb/a Hall Financiel Group

 33.08"

 cov Deck 3 1st Floor
 23.08 4.08 I.
 S joshea {7
 dp i
 204 Floor rye g 3 Sting Area Bedreom —

 hk Fi h
 hr
 3]d Becroum Bedroom . |
 al Bain weg as 2§ “u

 FT ©
 $
 EH& £H
 El 2 cor Attached Garege
 IY Office IN Unfinished 2nd Floor Storage
 21 covares he] Concrete Floor %
 - Dist Floor ” Electricity
 TE Uving Room Recreation

 8.17 ES

 TOTAL Sketchby 2 ba ce. Area Calculations Summary
 Living Area Calciilation Datalls:

 1st floor 2103.41 Sq ft 05x 0.25 x 24.17 = 3.02
 36.08 x 24,17 = 87201
 42.25 x 0.17 = 704
 38.17 x 32 = 1221.33

 Second Foor 534.3359 3817 x 14 = 53433

Huron County GIS Aerial Image

Flood Map

Borrower Jay Laney
 Property Address 1024 Elm Trl
City Port Austin County Huron State MI Zip Code 48467

 Lender/Client HFG HOLDINGS, Inc. d/b/a Hall Financial Group

 Prepared lor: Colaman Appraisal Service
 InterFlood ya a cl 1024 Elms Til

Comparable Photo Page

 Borrower Jay Laney
 Property Address 1024 Eim Trl
cry Port Austin Coty Huron Site MI ZpCods 48467
 Lender/Client HFG HOLDINGS, Inc. d/b/a Hall Financial Group

 Comparable 1
 8735 Blackberry Ln
 Prox. to Subject 1.87 miles NE
 Sale Price 265,000
 Gross Living Area 1,900
 Total Rooms 7
 Total Bedrooms 3
 Total Bathrooms 3.0
 Location B;Rural;
 View B;Res;Wlir
 Site 7405 sf
 Quality Q4
 Age 21

 Comparable 2
 6708 Osbourn Dr
 Prox. to Subject 7.11 miles SW
 Sale Price 469,900
 Gross Living Area 2,800
 Total Rooms 8
 Total Bedrooms 4
 Total Bathrooms ~~ 3.0
 Location B;Rural;
 View N;Res;Woods
 Site 23087 sf
 Quality Q4
 Age 26

 Comparable 3
 6694 Blake Dr
 Prox. lo Subject 7.06 miles SW
 Sale Price 412,500
 Gross Living Area 2,592
 Total Rooms 5
 Total Bedrooms 3
 Total Bathrooms 241

Location Map

 Borrower Jay Laney
 Propify Addess 1024 Em Trl
[2] Port Austin Coty Huron Sete MI plod 48467
 Lender/Client HFG HOLDINGS, Inc. d/b/a Hall Financial Group

 a la mode, inc. ( 2 - 7 |
 . .
 3 1

 0sasiheke y E

 Spruce’
 Black River

 Hubbard Lake Alcona:
 A

 Barton City. Lincaln

 South Branch \ { \ .

 Lonf Lake
 1 ¢ Hdle,
 Sand Lake 77 SUBJECT

 1024 Elms Trl
 East awas
 Port Austin, MI 48467
 Whittemore ¢

 w
 Taining AEE | F a =
 COMPARABLE No. 1 §
 AuGrest 8735 Blackberry Ln
 Port Austin, M1 48467
 1.87 miles NE
 / |
 Ashville SKindo,

 | Pigeon; LC COMPARABLE No.2 J
 | dA
 6708 Osbourn Dr
 4 Casevillg, MI 48725
 Sebewalng 7.11 miles SW

 6694 Blake Dr
 Caseville, MI 48725
 7.06 miles SW

 \ \4 i
 N{Erankenmulh ayyille] Jot Marlette:

1526159507
 Fle to. 1024ELMTRAIL

 UNIFORM APPRAISAL DATASET (UAD) DEFINITIONS ADDENDUM

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

Condition Ratings and Definitions

c1

“Tha improvements have been recently consiructed and have not been previously occupled. The entire structure and ali components are new

and the dwelling features no physical depreciation.

Note: Newly constructed Improvements that featurs recycled or previously used materials and/or components can be considered now dwellings

provided that the dwelling Is placed on a 100 percent new foundation and the recycled materials and the recycled components have been

rehabiiitated/remanutactured into like-new condition. Improvements that have not been previously accupled are not considered “new” if they
have any significant physical depreciation {that is, aswly constructed dwelings that have baen vacant for an extended period of time without

adequate maintenance or upkeep).

cz

The improvements feature no deferced maintenance, litle or no physical depreciation, and require no repairs. Virtually afl 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 mee! 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 improvernents represent a relatively new property that Is well maintained with no deferred maintenance and fitle of no physical

depreciation, or an older property that has been recently completely renovated.

c3

The improvements are well maintained and feature Bmited physical depreciationdus to normal wear and tear. Some components, but not every
major building component, may be updated or recently rehabilitaled. The structure has been well maintainsd.

Note: The improvement Is In lis first-cycle of replacing short-lived building components (appliances, floor coverings, HVAG, etc.) and is

being well maintained. Its estimated effective age Is less than its actual age. it aiso may reflsct a property in which the majority of
short-lived budding components have been replaced butt not to the level of a complete renovation.

c4

“The improvements fealure some minor deferred maintenance and physical deterioration dus lo normal wear and tear. The dwsifng has been

adequately maintained and requires only minima] repairs to buiding components/mechanical systems and cosmetic repairs. All major building
components have bean adequately maintained and are functionally adequate.

Note: The estimated effective age may be close to or equal to Hs actual age. Ht reflects a property In which some of the short-lived building

components hava been replaced, and some short-lived buliding components are at or near the end of thelr physical life expectancy; however,

thay still function adequately. Most minor repairs have beon addressed on an ongoing basis rasulting in an adequately maintainad property.

€5

The Improvemants feature obvious deferred maintenance and are In need of some significant repairs, Some budding components need repairs,

rehabilitation, or updating. The functional utility and overaltiivabdity is somewhat diminished due to condition, but the dwelling remains
useable and functional as a residence.

Hote: 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 buliding components are at the end of or have exceeded thelr physical iif expectancy but remaln functional.

C6

The Improvements have substantial damage of deferred maintenance with deficiencies or defects that are severe enough fo affect the safety,

sobndness, of structural integrity of tha improvements. The improvements are In need of substantial repalrs and rehabilitation, inchuding many
or most major components.

Note: Substantlal repairs are needed to the improvements duc to the lack of adeguale maintenance or property damage. It seticets a property
wilh conditions severe enough to atfect the safety, soundness, or structural integrity of the Improvements,

Quatity Ratings and Definltions

UNIFORM APPRAISAL DATASET (UAD} DEFINITIONS ADDENDUM
 (Source: Fannie Mae UAD Appendix D: UAD Fleki-Spectic Standardization Requirements)

Quality Ratings and Definitions {contlnued)

a3
Dwellings with his quakty rating ara residences of higher quality bulft from individual or readily avaliable dasigner plans in above-standard
residential tract developments or on an individual property owner's site. Tha design includes significant exterior omamentation and Interiors.
that are well finished. The vearkmanshlp exceeds acceplable standards and many malerals and finishes throughout the dwelling have been
upgraded from “stock” standards,

a4

Dwellings with this qualily rating msel or exceed Lhe requirements of applicable bulkding codes. Standard or madified standard building plans

are utilized and tho design includes adequate fenestration and semo exterior ornamentation and Interlar refinements. Materials, workmanship,
finlsh, and equipment are of stock or builder grade and may feature soma upgrades.

as

Dwellings with thls quality rating feature economy of construction and basic functionality as main considerations. Such dwellings feature a
plain design using readily available of basic floor tans featuring minimal fenestration and basic finishes with minimal exterfor ornamentation
and limited interior detall, Thase dwellings meet minlmum buitding codes and are constructed with Inexpensive, stock materials
with bited refinements and upgrades.

ag

Dwellings with this quakty rating are of basic quality and lower cost; sonia may not be sultabls for year-round occupancy. Such dwellings

are often Hulit with simple plans or without plans, often utilizingthe lowest quality building materials. Such dwellings are often built or
expanded by persons viho ate professionally unskilled or possess only minimal construption skills. Electrical, phimbing, and other mechanical

systems and oguipment may be minimal or non-existent. Older dwellings may feature one or more substandard or non-conforming additions
tothe original structure

Definitions of Nat Updated, Updated, and Remodeled

Not Updated

 Litle of no updating or modernization. This description includes, but is not limited to, new homes.
 Residential properties of lftean years of age or fess often reflect an original condition with no updating, it no major

 components have been replaced or updated. Those over fifteen years of aga are also considered not updated if the

 appliances, fixtures, and finishes are predominantly dated, An area that is “Not Updated’ may stili be welt maintained

 and fully functional, and this rating does not necessarily Imply deferred m or physical on.

Updated

 The area of the home has been moditied to meat current market expectations, These modifications

 are limited In terms of both scope and cost.

 An updated ares of the home should have an improved look and fee!, or functional ulikty. Changes that cansitute

 updates Include refurbishment and/or replacing components to meet esting market expectations. Updates da not

 include significant alterationsto 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 {cabinel{s), balhtub, or bathroom tie}, relocation

 of plumblng/gas fedures/appliances, significant structural alterations (relocating walls, and/or the addition af)

 square footage), This would include a complete gutting and rebuild,

UNIFORM APPRAISAL DATASET (UAD) DEFINITIONS ADDENDUM

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

Abbreviations Used in Data Standardization Text

 Abbreviation Full Name Flelds Where This Abbreviation May Appear.
 ac Actes Arca, Site

 AdjPrk Adjacent to Park Location

 AdjPwr Adjacent to Power Lines Location
 A Adverse Location & View

 Amlth Arms Length Sale Sale or Financing Concessions

 ba Bathroom(s} Basement & Finished Rooms Below Grade
 br Bedroom Basement & Finished Rooms Below Grade
 B Bensficial Location & View

 Cash Cash Sale or Financing Concessions
 ClySky City View Skyline View Vigw

 CtyStr City Strest View View
 Comm Commercial influence Location
 © Contracted Date Dale of Sate/Time
 Conv Conventional Sale or Financing Concessions
 CriOrd Court Ordorad Salo Salo of Financing Concessions
 DOM + Days On Market Data Sources

 8 Explration Dale Dale of Sale/Time
 Estate Estats Sala Sale of Financing Concessions

 FHA Federal Housing Authority Sale or Financing Concessions
 GliCse Golf Course Location
 Gltvw Golf Gourse View View
 Ind Industral Location & View

 [1 Interfor Only Stairs Basement & Finished Rooms Below Grade

 Lodi Landfill Location

 LidSght Limited Sight View

 Listing Listing Salo or Financing Goncesslons
 Min Mountalr View View

 N Neutral Location & View
 NonArmm Non-Arms Length Sala Sate or Financing Concessions

 BsyRd Busy Road Location
 o Other ‘Basement & Finished Rooms Below Grade
 Prk Park View View
 Pstrt Pastoral View View

 Pwiln Power Lines View

 PubTrn Public Transportation Location

 [3 Recreational (Rec) Room Basement & Finished Rooms Bakow Grade

 Relo Refocation Sale Sale or Financing Concesslons

 REQ REO Safe Safa or Financing Concessions

 Ros Residential Location & Visw

 RH USDA - Rural Housing Safa or Financing Concessions

 s Settlement Date Dale of Sale/Time
 Short Short Sale Sale of Financing Concessions
 st Square Fest Asa, She, Basement
 sqm Square Meters Area, Site
 Unk Unknown Dale of Sale/Time

 VA Veterans Administration Sale or Financing Concesslons
 w Withdrawn Date Date of Sale/Time

 Wo Walk Out Basement Basement& Finished Rooms Below Grade

 wu Walk Up Basement Basement & Finished Rooms Below Grade

 WirFe Water Fronlage Location
 Wir Water View Viow
 Woods Woods View View

Other Appraiser-Defined Abbreviations

 ‘Abbreviation Full Name: Fields Where This Abbreviation May Appear

Bomower Jay Laney FieNo. 1024E1 MTRAIL

 Port Austin Si Huron Sie py nit 4Ba67
Lender/Client HFG HOLDINGS, Ing. dib/a Halt Financial Group

 APPRAISAL AND REPORT IDENTIFICATION

 This Report is ane of the following types:

 Xi Appraisa Report {A written fepot prepared under Standards Rule 2-2(a) + Pursuant 0 the Scope of Work, as disclosed elsewhera In tis report)

 Restricted (A written report prepared under Standards Rule 2.2(b) + pursuant to the Scope of Work, as disciosed ciscwhere in this report,
 Appraisal Report tostricled to the staled intended use only by the specified chent and any other named Intended usei(s))

 Comments on Standards Rule 2-3

 1 certify that, to the best of my knowledge and bellef:
 - The statements of fact contained in this report are true and correct,
 - The reported analyses, opinions, and conclusions are limited only by the reported assumptions and limiting conditions and are my personal, impartial, and unbiased professional
 analyses, opinions, and conclusions,
 - Unless athenwise indicated, | have no present or prospective interest in the property that is the subject of this report and no. personal interest with respest to the parties involved.
 « Unless athenvise indicated, [ have performed no Services, as an appraiser or in any other capacity, regarding the properly that is the subject of this report within the three-year
 ‘period immediately preceding acceptance of this assignment.
 ~ 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 of reporting predstermined results.
 - Hy compensation for completing this assignment Is not contingent upon the development or reporting of a predetermined vatug or direction In value that favors the cause of the
 ellen, 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,
 - Hy 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 tls report was prepared.
 - Unless otherwise indicated, 1 have made a personal inspection of the property that Is the sublect of this report.
 - Unless othenvise indicated, no one provided significant real property appraisal assistance to the persons) signing this certification {if there are exceptions, ihe name of each
 Individual providing significant real property appraisal assistance is stated elsewhere in this report).

 Reasonable Exposure Time (USPAP defines Exposure Tims as the estimated length of ime that the property interest being

 appraised would have been offered on the market prior to the hypothetical consummation of a sale at market value on the effective date of the appralsal.)

 My Opinlona of Reasonable Exposure Time for the subject property at iha market valus stated in this report Is: 30-90 days

 Comments on Appraisal and Report Identification
 Note any USPAP-related issues requiring disclosure and any state mandated requirements:

 The appraiserwas assisted by Christian Coleman; Limited Reat Estate Appraiser, License No. 1201078420, The extent of his assistance in
 this report was; defining the appraisal problem, gathering and analyzing data, discussions in determining and applying all appropriate
 valualion approaches, clerical assistance and discussions in arriving at an opinion of value.

Assessor Record Card - 1024 Elm Trail

 2089

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Market Stats

Elizabeth Coleman Office: 989-871-6535 ~~
 leman Appraisal S Cell: 989-871-6535
Solange Sonics colomanaporasaizoot@gmaicom MI ITE/AL. SOURCE
 Providingthe T00LS for Successin Real Estate

 Median Sales Price
 w= Entiro MLS w= Huron County
 5280K

 $260K

 $240K

 $220K

 $200K

 $180K

 $160K
 1-2025 1:2026
 Entire MLS & Huron County
 Each data point is 12 months of activity. Data is from Apel 21, 2026
 AN data from Realtor® Association of Acadiana. InfoSparks © 2026 Showing Time.

{ELEY ron Cb E 86.40,
 166 PIGEON RD re
 BAD AXE MI 48413-8169

 SHIP TO:
 MICHIGAN TAX TRIBUNAL
 811 W OTTAWA ST

 LANSING MI 48
 MIi
 S00
 TRACKING #: 12 AS5 448 63 18
LA

TH rTPsP

 HHGX

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