Collier.pdf
Logan S Collier Petitioner V City Of Garden City Respondent · 26-000870-TT
Text extracted from the reviewed PDF, organized by page. OCR and reading order may contain errors; confirm details in the PDF below.
Page 1
RECEIVED
APR 0 1 2976
MI
SAN
TAY
-
STATE OF MICHIGAN
CHIGAN TAX
T, RIBUNAL
GRETCHEN WHITMER
DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS
MARLON I. BROWN, DPA
GOVERNOR
LANSING
DIRECTOR
PROPERTY TAX APPEAL PETITION FORM
VALUATION / UNCAPPING
Do not use this form to appeal Classification, Principal Residence Exemption, Qualified Agricultural Exemption, Other
Exemptions, Special Assessments, or Non-Property tax disputes.
Pursuant to Tax Tribunal Rule (TTR) 279, you MUST submit a copy of the notice giving rise to the appeal (i.e., Board of
Review Decision or other notice) with this petition, if applicable.
If you do not submit this document, you may be held in
default.
Section 1: Petitioner’s Contact Information
First Name
MI.
Last Name/Company Name
Logan Collier
S
Collier
Malling Address (No., Street, P.O. Box or Rural Route)
31436 Brown Street
City or Town
State
ZIP Code
Garden City
MI
48135
Telephone Number (248) 024-6629
Emall Address (do not enter unless you want MTT to send all correspondence via emall)
Icollierhc@gmail.com
Section 2: Petitioner’s Attorney/Authorized Representative’s Contact Information
{}
First Name
M.I
Last Name
Firm Name (if any)
Mailing Address (No., Street, P.O. Box or Rural Route)
City or Town
State
ZIP Code
Telephone Number
Email Address (do not enter unless you want MTT to send all correspondence via email)
Section 3: Subject Property Information +use the multiple parce! 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**
**If No, you must file separate appeals for each parcel
Property Address (No., Street)
31436 Brown Street
City or Town
County
State
ZIP Code
Garden City
Wayne
Mi
48135Page 2
STATE OF MICHIGAN GRETCHEN WHITMER DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS MARLON I. BROWN, DPA GOVERNOR LANSING DIRECTOR Section 4: Check which of the following you are appealing check ali that apply) True Cash and Taxable Value [0 Taxable Value Only (calculation) [m] Uncapping of Taxable Value Section 5: Explain the Reason for this Appeal The subject property was listed for sale at $250,000 and remained on the market for approximately 35 days, ultimately selling for $210,000 in an arm's-length transaction with no competing offers. This demonstrates the market rejected higher price points. A prior appraisal estimated the value at $226,000; however, the actual transaction provides the most reliable indicator of true cash value. The Board of Review's determination reflects a market value of approximately $295,000, which is not supported by the purchase price, appraisal, or comparable market activity. Section 6: Jurisdictional Issues Did you protest the assessment at a Board of Review (BOR)? I] Yes [| No If Yes, check which BOR you attended: [M March [J July [] December If No, please check the applicable reason(s): O Not required to attend O Appealing a purported Clerical Error or Mutual Mistake of Fact (If yes, include explanation in Section 5) Appealing within 35 days of State Tax Commission Order Appealing within 35 days of receipt of Notice of Uncapping 0 other If you checked “other” above, explain:
Page 3
pon, a
Sent
STATE OF MICHIGAN
GRETCHEN WHITMER
DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS
MARLON I. BROWN, DPA
GOVERNOR
LANSING
DIRECTOR
Section 7: Valuation Information use the multipte parcel form for additional, contiguous parcels.
Parcel Number:
Classification of Property:
Real]
Personal [J (check one)
Agricuitural 1
Commercial]
Industrial [J
Residential]
Timber-Cutover
{1
Developmental
[1
Utility
[J (check one)
Assessed Value (also known as State Equalized Value) established
| Taxable Value established by the Board of Review:
by the Board of Review:
What do you believe is the fair market value (also known as true cash value)?
What do you believe is the assessed value? {multiply true cash
What do you believe is the taxable value? (cannot exceed
value by .5)
assessed value)
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 {ax years at
issue?
[J ves
[no
H you answered yes to the above question, you are not required to pay any filing fees.
ifthe property does not have a Principal Residence Exemption of at least 50% as of the date of the filing of this petition for all tax years at
issue, the filing fee is based on the greater of the State Equalized Value or Taxable Value in dispute.
If you are appealing more than one
parcel, the parce} with the highest State Equalized Value or Taxable Value in dispute will be used to determine your filing fee, plus $25.00
will be added for each additional parce! being appealed, not to exceed a total filing fee of $1,000.00
If your property is residential property (see MCL 206.762) and
the State Equalized Value or Taxable Value in contention is:
Filing Fee is:
$100,000.00 and under
$125.00
$100,000.01 to $500,000.00
$200.00
$Over $500,000.00
$300.00
H the property is
NOT residential property (see MCL 205.762) and
the State Equalized Value or Taxable Value in contention is:
Filing Fee is:
$100,000.00 and under
$250.00
* Plus $25.00 for each additional parcel, as indicated above.
tf the property is
NOT residential property and the State Equalized Value or Taxable Vatue in dispute is $100,000.01 or greater the
appeal does not qualify for Small Claims. Therefore, an Entire Tribunal petition must be filed.
Signature +required
Petition:
r Attorngy/Authorized Representative’s Signature:
1st J Co Clio
[ZaPage 4
03/13/2026 02:56 PM 2026 BOARD OF REVIEW DECISION FROM ASSESSORS OFFICE CITY OF GARDEN CITY 6000 N MIDDLEBELT RD GARDEN CITY, MI 48135 NAME AND ADDRESS OF OWNER OR PERSON NAMED ON ASSESSMENT ROLL: PROPERTY IDENTIFICATION: (Parcel Code required. Property address and legal description optional.): 823502001 0900 001 31436 BROWN COLLIER, LOGAN/REDING, HANNA 31436 BROWN GARDEN CITY MI 48135 15A900A E 72.67 FT OF LOT 900 FOLKERS GARDEN CITY ACRES SUB NO. 5 T2S R9E L50 P24 WCR THIS PROPERTY IS CLASSIFIED 461 (RESIDENTIAL-IMPROVED) Thank you for attending this years March Board of Review. The Board has reviewed the information you supplied and the data necessary fo compute your assessment and taxable value. The Board has completed their review of parcel number 82 35 020 01 0900 001 They have made the following determination based on the information you supplied. Board of Review Comments MARKET BASED ADJUSTMENT 2026 ORIGINAL ASSESSED VALUE 152,800 [2026 "BOARD OF REVIEW" ASSESSED VALUE 147,500 ] (If the above amounts are the same, no revisions have occured) 2026 ORIGINAL TAXABLE VALUE 152,800 2026 "BOARD OF REVIEW" TAXABLE VALUE 147,500 2026 PRINCIPAL RESIDENCE EXEMPTION/QUALIFIED AG 100.0000 Please feel free to contact the assessor at the address listed above or call if you have any questions. “Effective March 1, 2013, the Tribunal is no longer able to accept Small Claims letter appeals. Rather, you are required to file a petition to initiate a new Small Claims appeal. Petition forms are available on this website.” http://www.michigan.gov/taxtrib/0,4677,7-187-38254---,00.htinl
Page 5
.
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
Peltion Number
Code OA O- Oo [~ 09, 0) 00]
1. ASSESSED VALUE
Se
Said
;
Disposition by Board of Review. The Board of Review must state the reason for ils action below.
0 Denied
i Assessed Value Changed From
|
/ S22 , 800
lo |
/ of 71.
SpO
|
a
4
Record of Vote -- Board or three-member committee of board
Chairperson:
0
ves [Ino
14 1\
Member:
ves O No
in it
Member:
Yes | No —
tials
Initials
initials
Reason for Board Action
id
To Soliton TRAVIDE) coATRANT
Sl AQF 1
KEFSESTED
vale ZT
All
oh)
If you disagree with the decision of the Board of Review regarding tentative assessed value, you may appeal that decision rib a pélition with the Michigan Tax Tribunal
at PO Box 30232, Lansing, MI 48909. Commercial Real, Industiial Real, Developmental Real, Commercial Personal, Industrial Personal and Ulility Personal Property may
be appealed by May 31. Agricultural Real, Resldential Real, Timber-Cutover 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 wwwimichigan.govitaxirib.
2. TENTATIVE TAXABLE VALUE
Te
Disposition by Board of Revie. The Board of Review must state the reason Tori
{
-
.
~~
1 Denied
Tentative Taxable Value Changed From
/ S272 , 5 s0
to
/ of 7
J
S 00
(See attached L-4035A)
4
4
action
below
Record of Vote — Board or three-member i of board
Chairperson: iv Yes | No
1% A
Member:
Yes O No
{W\ 15
Member:
Fw O No
7 <
Initials
t
Initials
Initials
Reason for Board Action
La ToRoviakie © RR
Le iay
wo ARQ a J CAGE
WW
RESP
ES Fed
vale &
tL
ail (4)
If you disagree with the decision of the Board of Review regarding tentative taxable value, you ma;
Peal that detision by
filing # pbljtion with the Michigan Tax Tribunal at
PO Box 30232, Lansing Mi 48909, Commercial Real, Industria! Real, Developmental Real, Commercial Personal, Industrial Personal and Ulllity Personal Property may be
appealed by May 31. Agricuitural Real, Residential Real, Timber-Culover Real and Agricultural Personal Property may be appealed by July 31. The petition must be filed ont
a Michigan Tax Tribunal form or a form approved by the Michigan Tax Tribunal. Michigan Tax Tribunal forms are available at vivay.michigan.gov/taxirib.
.
3. CLASSIFICATION
eT
TE
—
Disposition by Board of Review. The Board of Review must state the reason for its action below.
iH Denied
OJ Classification Changed From
to
Record of Vote — Board or three-member committee of board
Chairperson:
OO Yes 3 No
Member:
J Yes d No
Member:
a Yes (| No
Initials
initials
Initials
Reason for Board Action
If you disagree with the decision of the Board of Review regarding classification, you may appeat by sending Form 2167 to the State Tex Commission at PO Box 30471,
Lansing MI 48909, by June 30.
4, QUALIFIED AGRICULTURAL PROPERTY EXEMPTION
*
Disposition by Board of Review. The Board of Review must state the reason for its action below.
Hl Exemption Request Denied
Il Exemption percent modified from
% to
%
Record of Vote — Board or three-member committee of boardPage 6
Statement of Facts and Argument The subject property located at 31436 Brown Street, Garden City, Ml was purchased in October 2025 for $210,000 following approximately 35 days on the market. The sale was an arm’s-length transaction and represents a reliable indicator of market value. An independent appraisal conducted on September 30, 2025 determined a market value of $226,000. This appraisal was performed by a state licensed professional and reflects conditions consistent with the current assessment period. The City of Garden City has assessed the property at a value corresponding to approximately $295,000, which significantly exceeds both the recent purchase price and the appraised value. Additionally, the City classifies the property as a 3-bedroom home with approximately 1,702 square feet. However, the independent appraisal identifies the home as approximately 1,630 square feet with only 2 functional bedrooms. The third room lacks a closet and does not meet typical market expectations for a bedroom. As a result, the subject property is more accurately compared to 2-bedroom homes, not 3-bedroom homes. This discrepancy materially impacts the assessed value. Comparable sales included in Exhibits A through E demonstrate that similar or superior properties in the immediate area have sold between approximately $205,000 and $235,000. Several of these properties include additional bedrooms, bathrooms, larger square footage, or recent updates, yet still sold below the assessed value of the subject property. These market-based comparable sales support a valuation range consistent with the subject property’s purchase price and appraisal, and do not support the significantly higher assessed value. Based on the recent arm’s-length purchase, independent appraisal, and comparable market data, the fair market value of the subject property is best represented at $210,000.
Page 7
Property Tax Appeal —- Summary of Evidence Property Address: 31436 Brown St, Garden City, Ml Parcel #: 8235020 01 0900001 Tax Year: 2026 Claimed Market Value: $210,000 Key Evidence 1. Arm’s-Length Sale « Sold: $210,000 (10/21/2025) « Listed at: $250,000 (08/27/2026) « Reduced to: $219,999 + Time on market: ~35 days + No competing offers The market rejected higher prices and settled at $210,000. 2. Independent Appraisal + Appraised value: $226,000 + Date: 09/30/2025 The city’s implied valuation far exceeds the professional appraisal. 3. Board of Review Result o Assessed Value: $147,500 + Implied Market Value: ~$295,000 This is significantly above both the sale price and appraisal. 4. Comparable Sales « Similar homes in the area selling between ~$200,000 - $225,000 « Larger and renovated homes listed near $238,000 5. Property Characteristics Discrepancy * The city classifies the property as a 3-bedroom home with 1,702 square feet. The independent appraisal identifies the property as 2-bedroom home with 1,630
Page 8
Exhibit List Exhibit A— Comparable Sale (32544 Bock St — $215,000) Exhibit B - Comparable Sale (6649 Burnly St- $215,000) Exhibit C - Comparable Sale (6747 Burnly St- $217,000) Exhibit D - Comparable Sale (31417 Marquette St— $205,000) Exhibit E - Comparable Sale (31408 Brown St - $235,000) Exhibit F — Property Classification Discrepancy (Beds/Sq Ft) Exhibit G ~ Appraisal Report Exhibit H —- Closing Disclosure Exhibit | - Listing History
Page 9
Exhibit A * Buy Sell Rent Agents Explore News DH Homes.com Signin Ad $215,000 (0100 1 2 AB Q 32544 Bock St $215,000 Garden City, MI 48135 3 Beds * 2 Baths * 1,210 Sq Ft ly 32544 Bock St 3 Beds 2 Baths 1,210 SqFt 9,148 Sq Ft Lot Garden City, MI 48135 Comparable property with an additional bedroom and bathroom selling for $215k.
Page 10
Exhibit B Nf ® SOLD ON NOV 25, 2025 = x $215,000 sold Price : [) . | Westland: —Gaden Cty — EHR 3bd + 1ba « 1,676 sqft SER Sl 6649 Burnly St W, Garden City, MI 48135 ROTI foc ect Comparable property with an additional bedroom and bathroom sold for $215k.
Page 11
Exhibit C &b Fly around @ Virtual tour What's your equity? (It's easy to find out) ® Sold - Jan 22, 2026 Waiten Rd Last sold for H $217,000 § 2 fag 3bed 1bath 1,008 sqft 6,534 sqft lot Strect Dos Ninny Maple! Siow Comparable property with an additional bedroom sold for $211k.
Page 12
Exhibit D 3/23/26, 11:19 PM 31417 Marquette St, Garden City. MI 48135 | Realtor.com® = fr realtorcony = = ¢ Back ( Garden City, ML Xx a) Buyer represented by Victor Fwat with RE/MAX TEAM 2000 what's your equity? (It's easy to lind ou Sold - Jan 19,2026 Last sold for $205,000 3bed 15 bath 1,200 sqft 7,841 sqft lot 31417 Marquette St, Garden City, M1 48135 View on Map @ Single Family » 1957 Property type Year built $205K in 2026 $m Last sold Price per sqft 2Car Garage View as owner Share Comparable property with an additional bedroom and half-bathroom selling for $205k.
Page 13
Exhibit E
{
Backtosearch
2 Zillow
Q save
(Ty share
ooo More
Sold
for $235,000
$235,000
4
2
1,432
cetacashofferin3
31408 Brown St, Garden City, MI 48135
beds
baths
sqft
minutes
Find out how much your home could
sell for in as little as 3 minutes with a
no-obligation cash offer.
Est. refi payment: $1,660/mo @ Refinance
your loan
di) single Family Residence
Builtin 1941
A 9,583.2 Square Feet Lot
Estimated market value
$235,100
2% $235]00 Zestimate®
(ts, $164/sqft
€ $2,033 Estimated rent
What iis this number
Comparable property with 2 additional bedrooms and one additional bathroom, and newly
remodeled sold for $235K, significantly below the assessed value of the subject
property.Page 14
Exhibit F The City of Garden City classifies the subject property as a 3-bedroom, 1,702 square foot home. However, the independent appraisal conducted on September 30, 2025 identifies the property as a approximately 1,630 square feet with only 2 functional bedrooms. The third room lacks a closet and does not meet typical market expectations for a bedroom. As a result, the subject property is more accurately compared to 2-bedroom homes, hot 3- bedroom homes, which materially impacts market value.
Page 15
Lynn M. Renberp, Appraiser
FHANA
Caso Ho. 2644262807
.
.
.
.
264-4282887
Uniform Residential Appraisal Report
File # ORB283075
The
of this si
alsal
is to piovida ihe lender/cliont
with an acowsale, and
of
led,
opinion
of the market valua of the
subject
Property Addiess
31436 Brown St
Gly Garden City
Stale
Mi
ZipCode
48135
Borrower Hannah Reding
& Logan Collier
Owner
of Public Record
Francis & Bouataphanh Palazzolo
Gourty Wayne
Legal
Description
__E 72.67 FT OF LOT 900 FOLKERS GARDEN CITY ACRES SUB NO. 5
Assassors Parcel #__35.020-01-0800-001
Jax Year 2024
RE Taws$ 8799
Helghtorhood Name _ FOL KERS GARDEN CITY ACRES SUB NO. 5
Map Reference
10804
Consus Traet_5695.00
Occupant [1] Owner |] Tonant DG) Vacant
Special Assessmenis §__ 190
TIPU
HOAS ©
[1] peryear [1 por month
ed Property
Rights Appraised
[IX Fea Sbmple
| | Leasehold
| 1 Other (describe)
Assignmem Typo
DK) Porchass Transaction
{| Refinance Transaction
[| Other (describe)
tendoy/Clert
Rocket Mortgage LEC
Addiess
1050 Woodward Ave, Detroit, MI 48226
is the subject property curently offered for sale of fias A been offered for sale in the twelve months prior to the effective date of this appralsaf?
BliYes
[do
Report data source(s} sed, offering price(s), and date(s).
DOM 26:Realcomp MLS#20251030981,
listed 08/27/2025 for $250,000; price change
09/02/2025
$240,000;
price change 09/12/2025
$230,000;
price change 09/17/2025
$219,999:
pending/accepling
backup
offers 09/02/2025.
1 DC did
7] did not analyze the contract for sale for the subject puachasa transaction. Explain the resulls of the analysis of the cortract for sals or why the analysis was not
performed.
Arms length sate;Terms of sale ate typical for the market.
Cotract Price § 210,000
Dato of Conbract 09/22/2025
Is the property sor
the owner
of public record?
~~ DX Yes [
{No
Data Sowee(s)
_Realcomp PRD
is thers any financial assistaice (oars charges, sale concessions, git or downpayment assistance, ele.) to be paid by any party on behalf of the bommowsr?
Dé Yes
[§ No
Hf Yos, report the total datlar amos and describe
the #ems fo be paid,
$4,000;;Selfer agrees to pay $4,000 credit lo buyers at closing.
Hote: Race and the racial composition of the neighborhood are not appraisal factors.
Helghborhood Characteristics
:
One=Unft Houghg Trends
:
One-Unit Housing
PresentLandUse%
Location
Urban
Subwban
{| Rural
Property Valves {
increasing
DB) Stable
[1 Decking
PRICE
AGE
| One-Unit
90%
MBit
Up D0 Over7s%
[]2575%
[| Under 25%
[Demand/Supply [| Shordage
DX) InBalance | ] Over Supply |
§ (000)
ms)
[24 Um
0%
pod Growth
[L] Rapid
1
Stable
[1] slow
Markoting Tune DQ Under Smiths
[ §3-6mihs
[J Overfmihs |
35
low
0
|Mutifamiy
5%
bs
Neighborhood Boundarks
Thee neighborhood is located south of Warren Road, east of Radcliff Streel
500
High
100
Commercial
5%
ed north of Chey Hill Road, and west of Inkster Road.
212
Pred.
71
{Other
0%
Neighborhood Description
Area of existing single family homes, of varying styles, ages and grades of construction. The neighborhood is
located within close proximity to schools, shopping and employment centers. Several parks, lakes and golf courses are also located
within a close proximity. The Garden City schoo! district services the area.
Market Conditions {including support for the above conclusions)
Mark conditions are stable at this time. Marketing limes are typically
between 1-90 days. Conventional and FHA financing are typically utilized in this area. Discounts, buydowns, and concessions are not typical.
interest rales and terms vary
with multiple
programs available through
locat and national ending
institutions.
Dimensions 7267x135
Area 9810 sf
Shape Rectangular
View N:Res;
Specific Zoning Classification
R-1
Zoning Descriphion
One Family Residential
Zoning Complarice
BC) Legal
[7 Legal Honcondorming (Grandiathered Use)
[1 No Zoning
[1 ffegal {describe}
is the highest and best use of subject property as improved (or as
proposed
per plans and specifications)
the present use?
DX Yes
[Ho
HHo, descibe
Highest and
best use is single family residential; this is the only current legally permissible use.
Utitities
Public
Other (describe)
Public
Other
)
Off-site Inprovements - Type
Pubbic
Privale
Elocirichy
Water
Dd
[1]
Stroel_Asphalt
x
fH]
Gas
Sakary Sewer
DC
[1]
Asoy
None
1]
{l
FEMA Special Food Hazard Area
[Yes
DO Ho
FEMAFkodZone
X
FEMAMaD #
26163C0230F
FEMA Map Date
02/02/2012
Arg the utilities and off-site improvements typical for the market area?
DG Yes
[ Mo [iNo, describe
Are thers any adverse sie condiions of exlemal factors
is,
eqs,
nV
dal conditions, land uses, ele)?
[)Yes
DC No
liYes, destiibe
No adverse easements of encroachments.
.
General Description
Foundation:
Exterior Desotiplion
materials/oondition
Interior
materials /oondition
Units DC One [] One with Accessory Unk
Concrete Slab
[] Crawd Space
Foundation Was
Cong Block/Average
{Floors
HW-Cam-VinviAvny
# of Stories
1
fit Basement
[] Partial Basement
Exterior Walls
Brick/Average
Walls
Plaster/Average
Typo DC Dat [J Af
[]S-Det/Endunt [Basomerd Area
1,630 30. {Roof Surface
Asph Shing/Average
jTimFiish _ Wood/Average
DC bxisting [] Proposed [} Under Const [Basement Fish
0___%JGutors
& Downspoids_AluminumyAveragre
{BahFloor
Ceramic/Average
Desig (Style)
Ranch
[(] Outside Ertry/Exit
D4) Sump Pump
iWindow Tye
Vinyl Insulated/Avg
{Bath Wainscot Apnticihversge
Year Bult
1930
Evidence of
_[] Infestation
Storm Sastyinsated
_Yess/Average
Car Storage
Homa
Effoctiva
Ape (Yrs)
40
Dampness
{] Settoment
Screens
Yes/Average
Driveway
#ofCas
2
Allo
Hone
Heating |] FWA
5G HWBB_ [| Radiant [Amenities
Woodstova(s) #
0
{Driveway Surface
Concrete
Drop Stak
Stairs
I
ther
Fol Gas
Fieglacafs) #
1 DR Feros Chain Link [X Guage
#ofCas
2
Float
Scuto
Cootng_ BQ Cental
A Conditioning
| PatiaDeck None
DO Porch Cow/Enot I[] Cupot
_ #0ofCas
©
Filshed
Hoalod
Individual
[7 other
1-1 Pod None
Other None
|]
At.
Dsl
[Bein
Applances [| Refrigerator
|| Range/Oven
[| Dishwasher
Disposal
[7] Microwave
[J WasheyBryer
[|] Other (describe)
Finished area sbove grade contains:
6
Rooms
2
Bedrooms
1.0_
Bans)
1,630
Square Fest
of Gross Living Area Above Grade
Addiiona features (special energy efficient Rems, elc.).
Standard fealures.Page 16
HAVA Case No. 264-4262887
Uniform Residential Appraisal Report
ries onbaEIT.
There are
12
comparable properties curently offered for sale in the subject neighborhood ranging in price from
$
180,000
to$
330,000
Thereare
167
comparable sales
in the subject neighborhood within the past twelve months ranging in sale price from
$
112.000
t0$
315.000
FEATURE
|
SUBJECT
COMPARABLE SALE # {
(COMPARABLE SALE # 2
COMPARABLE SALE # 3
Address
31436 Brown St
32230 Pierce St
32951 Sheridan St
29454 Marquette St
Garden City, MI
48135
Garden City, MI 48135
Garden City, MI 48135
Garden City, MI 48135
Pramiy to Subject
0.37 miles W
0.79 miles W
0.98 miles E
3S
210.000
$
260,000]
$
250,000]
Is
189,900
Sale Price/Gross Liv. Area
$
128.83 sqf|$
151.69 sqft.
$164.26 sft
$
142.03 sqft]
Realco#61050183953:D0M 3
Realco#20251017922:D0M 4
Realco#20251015485:D0M 2
Vification Source(s)
City Records, Realcomp.Ext Insp
_|City Records Realcomp,Ext Insp
|City Records,Realcomp,Ext Insp
VALUE ADJUSTMENTS
DESCRIPTION
DESCRIPTION
+(-) $ Adustment
DESCRIPTION
+(-) § Adjustment
DESCRIPTION
+(-) $ Adjustment
i
AmLth
AmLih
AmLth
Conv.7800
-7,000{Conv;0
Cash;0
i
509/25:c08/25
508/25,c07/25
s07/25,c07/25
N:Res;
N:Res;
NiRes;
N;Res;
Leasehoid/Fee Simple
Fee Simple
Fee Simple
Fee Simple
Fee Simple
9810 sf
11200 sf
-1,500/6750 sf
+3,000/6760 sf
+3,000
N:Res;
N;Res;
N.Res;
N.Res;
DT1:Ranch
DT1;Ranch
DT1;Ranch
DT1:Ranch
Qualty of Construction
Q4
Q4
Q4
Q4
95
56
0/70
0/71
0
4
C4
C4
C4
+10,000
Tota [Bdrm
| Baths | Tota [Bdrm
| Baths
Tota
| Boms | Baths
Total
|Bdms. | Baths
6] 210]
6]
3
[20
15000
6
|
2
[20
150000
6
| 2
[10
1,630 sqft
1.714
sqft.
0)
1.522 soft
0
1,337
sqft.
+13,000
1630sf0sfin
1106sf35sfin
0] 1074sf1000sfin
0]1014sf600sfin
0
0rr0br0.1balo
-5,000] 1r0br0.0balo
-5,000| 1rr0br1.0ba0o
-12,000
Average
Average
Average
Average
HWBB CAC
FWA CAC
0[FWA CAC
0]JFWA CAC
0
None Noted
None Noted
Generator
-3,000|None Noted
2qd2dw
2ga2dw
-5,000{ 1adidw
+6,000] 1gd1dw
+6,000]
Cov Por/En Por
_|Porch/Deck
0]Porch/Deck
0|Porch/Deck
0
let Adsiment (Tola)
C+
X-
Is
335000
[1+
-
|s
14000]
DA+
[J-
[8
20,000
Adjusted Sale Price
Net Adj.
129%
Net Adj.
56%
Net Adj.
105%
of Comparables
Gross Ad.
12.9%
[$
226,500]Gross Adj.
12.8% $
236,0006ross Adi.
232%|$
209,900
1 OC did
[] did not research the sale or transfer history of the subject property and comparable sales. If not, explain
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.
Dala Source(s)
Realcomp PRD
My research
[] did
DK did not reveal any prior sales of transfers of the comparabls sakes for the year prior to the date of sale of the comparable sale.
Daa Source(s)
Realcomp PRD
Report
the results of the research and analysis of the prior sale or transfer history of the subject property and comparable
sales (report additional prior sales on page
3).
ITEM
SUBJECT
COMPARABLE SALE #1
(COMPARABLE SALE #2
COMPARABLE SALE #3
Dato of Prior Sale/Transfer
Price of Prior Sale/Transfer
Data Source(s)
Public Records ,Realcomp
_|Public Records,Realcomp
_|Public Records,Realcomp
[Public Records,Realcomp
Effective Date of Data Source(s)
09/30/2025
09/30/2025
09/30/2025
09/30/2025
Analysis of prior sale or transfer history of the subject property and comparable sales
The subject has not transferred in the past 3 years. No prior fransfers of
comparable sales within one year of sale. Comparable listing #6 had a prior transfer, arms length sale.
Summary of Sales Comparison Approach
All comparable adjustments are derived from the market. The sales used are considered to be the best
available. All adjustments are rounded to the nearest $500. See addendum for additional comments.Page 17
FHAVA Case No. 264-4282867
.
.
.
.
264-4202087
Uniform Residential Appraisal Report
File # ORB283075
ADDITIONAL CO!
:
LOSTAPPROACH TO VALUE (not required
by Fannie Mae)
Provide adequate information
for the lender/cBiort To repBcate the below cost figures and caloulations.
Support
for the opinion
of ste value (summary of comparabla land sakes of other methods for estimating site vali}
Site value is derived from analyzing active
fistings and sales of vacant land in the area when available, the appraiser's knowledge and experience, and by exiraclion.
FY ESTMATEC
[1] REPRODUCTION ORD) REPLACEMENT COST NEW
OPINION OF STE VALUE
__
30,000
bY Sourca of cost data
Marshall Swift Cost Handbook
DWELLING
1,630
X
244.500
Pl Ouaity rating fiom cost service
Average
Effective de foost ila 06/2025
Bsmt
1,630 A@Y
40.00
65.200
Fd Comments
on Cost Approach {gross Ring area calculations, depreciation, elc.)
g The cost approach is not applicable for this home. The cost approach
Garapa/Caipoit
532 Sqft @$
55.00...
29,260
[8 was completed at the lenders request and is given no consideration in
| Total Estimate of Cost-Hw
338,960
the final value conclusion.
Less
Physical
Functional
| Extornal
Dapraciation
135,584
135,584),
Dapreciated Cost of improvements
203,376
"As-ts" Value of Site Improvements
10,000
Estimated Remalning Economic Life (HUD and
VA only}
60 Years | INDICATED VALUEBYCOSTAPPROACK
=$
243.376
i
INCOME APPROACH TO VALUE
(not required by Fannie Mae)
Estimated Monthly Market Ret §
X Gross Rent Mtipher
=
Sndicated Vaiue by Incoma Approach
24 Summary
of Income Approach (inchiding support for market rock and GAM)
-
:
_ PROJECTINFORMATION FOR PUDS (if applicable)
¥s tho daveloper/buider in corral ofthe Homeowners’ Assoclaion (0A)?
[1 Yes
[THo__
Unittype(s)
[] Detached
[] Attached
Provide the following information for PUDs ONLY i the developet/uikder is In control of the HOA and the subject property is an atiached dwelling unit.Page 18
FHAVA
Case No. 264 4262887
Uniform Residential Appraisal Report
fies oasaors
This
report
form
is
designed
to
report
am
appraisal
of
a
ons-unit
propeity
or
a
one-unit
property
with
an
accessory
unit;
including
a
unit
in
a
planned
unit
development
(PUD).
This
report
form
Is
not
designed
to
report
an
appraisal
of
a
manufactured
home
or
a
unit
in
a
condominium
or
coopsrative
project.
This
appraisal
report
is
subject
to
the
following
scopes
of
work,
intended
use,
intended
user,
definition
of
market
value,
statement
of
assumptions
and
limiting
conditions,
and
certifications.
Modifications,
additions,
or
deletions
to
the
intended
use,
intended
user,
definition
of
market
valus,
or
assumptions
and
Hmiing
conditions
are
not
permitted.
The
appraiser
may
expand
the
scope
of work
fo
include
any
additional
research
or
analysis
necessary
based
on
the
complexity
of
this
appralsal
assignment.
Modifications
or
deletions
to
the
cerfications
are
also
not
permitted.
However,
additional
cerifications
that
do
not
constitute
material
afierations
to
this
appraisal
report,
such
as
those
required
by
law
or those
related
to
the
appraiser's
continuing
education
or
membership
in
an
appraisal
organization,
are
permitted.
SCOPE
OF WORK:
The
scope
of work
for
this
appraisal
is
defined
by the
complexity
of
this
appraisal assignment and
the
reporting
requirements
of
this
appraisal
report
form,
including
the
following
definition
of
market
value,
statement
of
assumptions
and
limiting
conditions,
and
certifications.
The
appraiser
must,
at
a
minimum:
(1)
perform
a
complete
visual
inspection
of
the
interior
and
exterior areas
of
the
subject
property,
(2)
inspect
the
neighborhood,
(3)
inspect each
of
the
comparable
sales
from
at
least
the
street,
(4)
research,
verify,
and
analyze
data
from
reliable
public
andfor
private
sources,
and
(6)
repoit
his
or
her analysis,
opinions,
and
conclusions
in
this
appraisal
report.
INTENDED USE:
The
intended
use
of
this
appraisal
report
is
for
the
lender/client
to
evaluate
the
property
that
is
the
subject
of
this
appralsal
for
a
morigags
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
properly
should
bring
in
a
competitive
and
opsn
market
under
ali
conditions
requisite
to
a
fair
sale,
the
buyer
and
sefler,
each
acting
prudently,
knowledgeably
and
assuming
the
price
is
not
affected
by
undue
stimulus.
Implicit
In
this
definilion
is
the
consummation
of
a
sale
as
of
a
speclfied
date
and
the
passing
of
title
from
seller
to
buyer
under
conditions
whereby:
(1)
buyer and
seller
are
typically
motivated;
(2)
both
pales
are
well informed
or well
advised,
and
each
acting
in what
he
or she
considers
his
or
her own
best
interest;
(3)
a
reasonable time
is
allowed
for exposure
In
the
open marke;
(4) payment
is made
in terms
of cash
in
U.
S.
dollars
or
in terms
of
financlal
amangements
comparable
thereto;
and
(5)
the
price
represents
the
nommal
consideration
for
the
propery
sold
unaffected
by
speclal
or
creative
financing
or
sales
concessions*
granted
by
anyone
associated
with
the
sale.
*Adjustments
fo
the
comparables
must
be
made
for
special
or
creative
financing
or
sales
concessions.
No
adjustments
are
necessary
for those costs which
are
nommally
paid
by
sellers
as
a
result
of tradition
or law
in
a
market
area; these
costs
are
readily
identifiable
since
the
seller
pays
these
costs
in
virtually
all
sales
transactions,
Special
or
creative
financing
adjustments
can
be
made
to
the
comparable
property
by
comparisons
to
financing
terms
offered
by
a
third
party
institutional
fender
that
is
not
already
involved
in
the
property
or
transaclion.
Any
adjustment
should
not
be
calculated
on
a
mechanical
dollar
for
dollar
cost
of
the
financing
or
concession
but
the
dolar
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
thls
report
is
subject
to
the
following
assumptions
and
limiting
conditions:
1.
The
appraiser
will
not
be
responsible
for
matters
of
a
legal
nature
that
affect
either
the
properly
being
appraised
or
the
title
to
if,
except
for
information
that
he
or
she
became
aware
of
during
the
research
involved
In
performing
this
appraisal.
The
appraiser
assumes
that
the
title
Is
good
and
marketable
and
will
not
render
any
opinions
about
the
title.
2.
The
appraiser
has
provided
a
sketch
in
this
appraisal
report
to
show
the
approximate
dimensions
of
the
improvements.
The
sketch
is
included
only
to
assist
the
reader
in
visualizing
the
property
and
understanding
the
appraiser's
determination
of
is
size.
3.
The
appraiser
has
examined
the
available
flood
maps
that
are
provided
by
the
Federal
Emergency
Managsmant
Agency
(or
other
data
sources)
and
has
noted
in
this
appraisal
report
whether
any
porfon
of
the
subject
site
is
located
in
an
identified
Special
Flood
Hazard
Area.
Because
the
appraiser
is
not
a
surveyor,
he
or
she
makes
no
guarantees,
express
or
implied,
regarding
this
determination.
4.
The
appraiser
wif
not
give
testimony
or appear
in
court
because
hs
or
she
made
an
appraisal
of
the
property
in
quastion,
unless
specific
amangements
to
do
so
have
been
made
beforehand,
or
as
otherwise
required
by
law.
&.
The
appraiser
has
noled
in
this
appraisal
report
any
adverse
conditions
(such
as
needed
repairs,
deterioration,
the
presence
of
hazardous
wastes,
toxic
substances,
ofc)
observed
during
the
inspection
of
the
subject
propery
or
that
he
or
she
became
aware
of
during
the
research
involved
in
performing
the
appraisal.
Unless
otherwise
stated
in
this
appraisal
report,
the
appraiser
has
no
knowledge
of
any
hidden
or
unapparent
physical
deficiencies
or
adverse
conditions
of
the
property
{such
as,
but
not
Hmited
to,
needed
repairs,
deterioralion,
the
presence
of
hazardous
wastes,
toxic
substances,Page 19
FHAVA Case No. 264-4282887
.
f
.
.
264-4282887
Uniform Residential Appraisal Report
Fie# ORB283075
APPRAISER'S CERTIFICATION:
The Appraiser certifies and agrees
that:
1.
|
have,
at
a
minimum,
developed
and
reported
this
appraisal
in
accordance
with
the
scope
of
work
requirements
stated
in
this
appraisal
7eport.
2.
|
performed
a
complete
visual
inspection
of
the
Interior
and
exterior
areas
of
the
subject
property.
|
reported
the
condition
of
tho
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
requirements
of
the
Uniform
Standards
of
Professional
Appraisat
Practice
that
were
adopted
and
promulgated
by
the
Appraisal
Standards
Board
of
The
Appralsal
Foundation
and
that
were
in
place
at
the
time
Ihis
appralsal
report
was
prepared.
4.
|
developed
my
opinion
of
the
market
value
of
the
real
properly
that
is
the
subject
of
this
report
based
on
the
sales
comparison
approach
to
value.
|
have
adequate
comparable
market
data
to
develop
a
reliable
sales
comparison
approach
for
this
appraisal
assignment.
|
further
certify
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
current
agreement
for
sale
for
the
subject
properly,
any
offering
for
sale
of
the subject property
in
the twelve months
prior to the
effective
date
of
this
appraisal,
and
the
prior sales
of the subject
property
for
a
minimum
of
three
years
prior
to
the
effective
date
of
this
appraisal,
unless
otherwise
indicated
In
this
report.
6.
|
researched,
verified,
analyzed,
and
reported
on
the
prior
sales
of
the
comparable
sales
for
a
minimum
of
one
year
prior
to
the
date
of
sale
of
the
comparable
sale,
unless
otherwise
indicated
in
this
report.
7.
| selected and used comparable sales that
are locationaly,
physically,
and functionally the most similar to the subject property.
8.
| have
not used comparable sales that were
the
result of combining
a
land sale with the contract purchase
price
of
a homs that
has been bull or will be built on tha land.
9.
|
have
reported
adjustments
to
the
comparable
sales
that
reflect
the
markel's
reaction
to
the
differences
between
the
subjact
properly
and
ihe
comparable
sales.
10.
1 verified, from
a disinterested source,
all information
in this report that was provided
by partles who have
a financial
interest
in
the
sale
or
financing
of
the
subject
proparty.
11.
|
have
knowledge
and
experience
in
appraising
this
type
of
property
in
this
market
area.
12.
| am aware
of,
and have access
to, the necessary and appropriate
public and private
data sources,
such
as
multiple
listing
services,
tax assessment
records,
public
land
records
and
other
such
data
sources
for the
area
in
which
the
property
Is
located.
13.
|
obtained
the
Information,
estimates,
and
opinlons
fumished
by
other
parties
and
expressed
in
this
appraisal
report
from
rollable
sources
that
1
believe
to
be
true
and
comect.
14.
1
have
taken
Into
consideration
the
factors
that
have
am
Impact
on
value
with
respact
to
the
subject
neighborhood,
subject
properly,
and
the
proximity
of
the
subject
property
to
adverse
influsnces
in
the
development
of
my
opinion
of
market
value,
|
have
noted
In
this
appraisal
report
any
adverse
conditions
(such
as,
but
not
iimited
to,
needed
repairs,
deterioration,
the
presence
of
hazardous
wastes,
toxic
substances,
adverse
environmental
conditions,
etc.)
observed
during
the
inspection
of
the
subject
property
or
that
{
became
aware
of
during
the
research
Involved
In
performing
this
appraisal.
|
have
considered
these
adverse conditions
in my analysis
of the
property value,
and have
reporled
on
the
effect
of
the
conditions
on the
value
and
marketability
of
the
subject
property.
15.
|
have
not
knowingly withheld
any
significant
information
from
this
appraisal
report
and,
to
the
best
of my
knowledge,
all
staternents
and
information
in
this
appraisal
report
are
true
and
correct.
16.
|
stated
in
his
appraisal
report
my
own
personal,
unbiased,
and
professional
analysis,
opinions,
and
conclusions,
which
ara subject only fo the assumptions and Emitlng conditions
In
this appraisal report.
17.
| have
no present
or prospective interest
in the property that
is the subject
of this
report, and
| have
no present
or
prospective
personal
interest
of
bias
with
respsct
to
the
participants
in the transaction.
!
did
not base,
either
patially
or
completely,
my analysis and/or opinion
of
market
value
in
this appraisal
report
on
the
race,
color,
religion,
sex,
age,
marital
status,
handicap,
familial
status,
or
national
origin
of
either
the
prospective
owners
or occupants
of
the
subject propery
or
of
the
present owners
or occupants
of the
propertles
in
the
vicinity
of the subject properly
or on
any other basis
prohibited
by
law.
18.
My
employment
and/or
compensation
for
petforming
this
appraisal
or
any
future
or
anticipated
appraisals
was
not
conditioned
on
any
agreement
or
understanding,
written
or
otherwise,
that
|
would
report
(or
present
analysis
supporting)
a
predetermined
specific
value,
a
predetermined
minimum
valus,
a
range
or
direction
In
value,
a
value
that
favors
the
cause
ofPage 20
FHANA Caso Ro. 264.4262887 264-4282887 Uniform Residential Appraisal Report Fie # ORG283075 21, The lender/cliemt may disclose or distribute this appraisal report to: the bomower, another lendsr at the request of the borrower; the mortgagee or its successors and assigns; morgage Insurers; govemmant sponsored enterprises; other secondary market participants; data collection or reporting services; professional appralsal organizations; any department, agency, of instrumentality of the United States; and any state, the District of Columbla, or other jurisdictions; without having to obtain the appraiser's or supervisory appraiser's (if applicable) consent. Such consent must be obtained before this appraisal report may be disclosed or distdbuted to any other party (including, but not limited to, the public through adverlising, public relations, news, sales, or other media). 22, 1 am aware that any disclosure or distribution of this appraisal report by me or the lender/cliet may be subject to certain laws and regulations. Further, | am also subject to the provisions of the Uniform Standards of Professional Appraisal Practice that pertain to disclostite or distribution by me. 23. The borrower, another lender at the request of the borrower, the morigages or Hs successors and assigns, morgage insurers, government sponsored enterprises, and other secondary market parlicipams may rely on this appraisal report as part of any mortgage finance transaction that involves any ons or more of thess parties. 24. if this appraisal report was transmitted as an “eleclronic record” containing my “elactronlc signature,” as those terms are defined in applicable federal and/or state laws (excluding audio and video recordings), or a facsimile transmission of this appraisal report containing a copy or representation of my signature, the appraisal report shall be as effective, enforceable and valid as ff a paper version of this appraisal report were delivered containing my original hand wiitten signature. 25. Any intentional or negligent misrepresentation(s) contained in this appralsal report may result in civil Habifty and/or criminal penalties including, but not limited to, fine or imprisonment or both under the provisions of Tile 18, United States Code, Section 1001, et seq, or similar state laws. SUPERVISORY APPRAISER'S CERTIFICATION: The Supervisory Appraiser certifies and agrees that: 1. | directly supervised the appraiser for this appraisal assignment, have read the appraisal report, and agres with the appraiser's analysis, opinions, statements, conclusions, and the appraiser's certification. 2. | accept full responsibility for the contents of this appraisal report including, but not limited to, the appraiser's analysis, opinions, statements, conclusions, and the appraiser's certification. 3. The appralser identified in this appraisal report is either a sub-contractor or an employes of the supervisory appraiser (or the appraisal firm), is qualified to perform this appraisal, and is acceptable to perform this appraisal under the appficable state law. 4. This appraisal report complies with the Uniform Standards of Professional Appraisal Practice that were adopted and promulgated by the Appralsal Standards Board of The Appraisal Foundation and that were in place at the time this appraisal report was prepared. 5. If this appraisal report was lransmitted as an “electronic record* containing my “electronic signature,” as those terms are defined in applicable federal and/or state laws (excluding audio and video recordings), or a facsimile transmission of this appraisal report comalning a copy or representation of my slgnature, the appraisal report shall be as effective, enforceable and valid as # a paper version of this appraisal report were deliverad containing my original hand written signature. APPRAISER p U_ SUPERVISORY APPRAISER (ONLY IF REQUIRED) Signature Iv Signature Name Lynn M Renllery Name Company Name Aspire Appraisal Services, LLC Company Name Company Address 8219 St Johns Company Address Westland, Ml 48185 Telephone Number ~~ 734-589-3855 Telephone Number Email Address Lynn@aspireappraisal.com Email Address Date of Signature and Report 10/02/2025 Dats of Signature Effective Date of Apj Slate Certification # State Certification or State License # or State License # State or Other (describe) State # Expiration Dats of Certification or License State MI Expiralion Date of Certification or License 0713112027 SUBJECT PROPERTY ADDRESS OF PROPERTY APPRAISED £3 Did not Inspect subject property
Page 21
FHANVA Case No. 2644282887
.
.
.
fi
264-4282887
Uniform Residential Appraisal Report
Fie # OR8263075
FEATURE
1
SUBJECT
COMPARABLE SALE # 4
COMPARABLE SALE # §
COMPARABLE SALE # 6
Address
31436 Brown St
1145 Gilman St
33520 Pardo St
31749 Rosslyn Ave
Garden City, MI
48135
Garden City, MI 48135
Garden City, Mi 48135
Garden City, Mi 48135
:
163 miles E
1.11 miles W
0.32 miles SW.
$
210,000}:
t]
246 500!
8
249.900)
3
259,900
Salo Prica/Gross Liv, Area
$
12883sqhi$
158.62 sqft
18
2o0@0sftp
$239.32 sqft
:
Realco#20251009879,.D00M 17
__[Realco#20251028743.00M 6
Realco#20251036933,00M 5
City Records, Realcomp,Ext Insp
City Records, Realcomp,Ext Insp
{City Records, Realcomp,Ext Insp
DESCRIPTION
DESCRIPTION
+} § Adustmant
DESCRIPRON
+{} $ Adjustment
DESCRIPTION
+} $ Adjustment
:
Armith
Listing
Listing
{Conv0
=
508/25:607/25
c08/25
Active
N.Res;
N:Res;
NRes;
N:Res;
Fee Simple
Fee Simple
Fee Simple
Fee Simple
9810 sf
11365 sf
-1,500/9000
sf
010400 sf
0
N.Res;
N:Res;
A:Res,Cmrcl
+5,000{N:Res:
DT1;Ranch
DT1.5Bungalow|
0}DT1:Ranch
DT2:Split Lev
[1]
Q4
Q4
Q4
Q4
95
100
061
0183
[1]
C4
C4
C4
C3
30.000
oid [Bors | Baths | Tota
|Bdms.|
Baths
Totat [Bdrms.
| Baths
Total | Bos. | Baths
el
211063110
o 53
[20
As000f
71
3
[20
15,000
1,630 sqft
1,554 sq.
0
1.087 sqft
+24.500]
1,086 Sf
24,500
1630sf0sfin
903sf0sfin
0192551600sfin
0]240sf0sfwo
0
1m0br0. 1balo
-10,000
Average
Average
Average
Average
HWBB CAC
Radiant None
+3,000[FWA CAC
OiFWA CAC
0
None Noted
None Noted
None Noted
None Noted
20d2dw.
2qd2dw
20d2dw
2qd2dw
Cov PorlEn Por
[Porch/Palio
OlPorch/Deck
0jPorch/Deck
[1]
+ (1-8
1500
M+
[1-18
45000
[1+
DO-
Js
20.500
Net Adj.
06%
Net Adj.
1.8%
Net Adi.
79%
GrossAG.
1.8%|$
248.000iGross Ad.
21.8%
1S
254,400{Gross AG.
267%
|$
239.400]
Report the results of the research and analysis of the prior sake of transfer histoey of the subject property and comparable sales {report additional prior sales on page 3).
EM
SUBJECT
COMPARABLE SALE # 4
COMPARABLE SALE # 5
COMPARABLE SALE # 6
Date of Prior Sae/Transfor
07/10/2025
JN
Price of Prior Sale/Transer
$170,000
x i
Public Records Realcomp
| Public Records,Realcomp
Public Records, Realcomp__
| Public Records, Realcomp
Effective Date of Data Source(s)
09/30/2025
09/30/2025
09/30/2025
09/30/2025
Fog Analysis of prior sale or Uranster history of the subjoct property and comparable sales
AnalysiyComments
See addendum.Page 22
HAVA Caso No. 2644262887
Supplemental Addendum
Fils Ho. ORB283075
| Borrower
Hannah Reding & Logan Collier
Proposty Address
31436 Brown SL
Ciy
Garden City
County Wayne
Stal
MI
TipGode
48135
Lender/Gliont
Rocket Mortgage LLC
EXTENT OF THE APPRAISAL PROCESS
This appraisal is based on the information gathered by the appraiser from public records, inspection of the subject property,
subject area location and other identified sources, also the selection of comparable sales within the subject market area. The
original source of the comparable data is shown in the dala source section of the market grid along with the source of
confirmation. The sources and data source are considered reliable. In the investigation, conflicting Information may be
provided. The source deemed most refiable has been used. Data believed to be unreliable was not included in the report nor
used as a basis for the value conclusion.
The subject property was inspected and photographed on the date indicated. The comparables were also inspected from the
road.
SCOPE OF WORK
The scope of the appraisal includes an interior and exterior inspection of the subject property; collecting, verifying and analyzing
pertinent data; considering market trends; developing an opinion of the subject property's value and communicating the findings
in this appraisal report. The appraisal is to be developed utilizing the sales comparison analysis, cost approach,
income approach and highest and best use analysis if the appraiser considers one or ail of the approaches necessary fo
develop a credible opinion of value. The sales comparison approach must include an analysis of competing properties, pending
sales and closed sales, resulting in a reliable opinion of value.
CERTIFICATION
The appraiser has no bias with respect to the properly that is the subject of this report or to the parties involved with the
assignment. The appraiser's engagement in this assignment was not contingent upon developing or reporting predetermined
results.
The appraiser's compensation for completing this assignment was 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
the stipulated result, or the occurrence of a subsequent event directly related to the intended use of the appraisal.
The appraiser certifies that the appraisal assignment was not subject to prohibited influences, such as a required minimum
valuation, a specific valuation, or the approval of a loan.
CONDITIONS OF APPRAISAL
This appraisal was not based upon a requested minimum valuation of the approval of a loan. This appraisal is {o be ulilized as a
guide for morgage lending purposes only.
Personal properly was given no consideration in arriving at an opinion of value in this appraisal report.
PURPOSE OF APPRAISAL
The purpose of this appraisal is to estimate the market value of the property described in this appraisal report, as improved, in
unencumbered fee simple tille of ownership.
SITE DIMENSIONS
Site dimensions of comparables were taken from public record and may have been rounded by the municipality.
if the site value is addressed separately, this value is based on prior and/or cument analysis of site sales and/or extraction of
site values from sales of improved properties.
SITE COMMENTS
If any adverse environmental conditions exist, such as contaminated sites or flood plain dala, they have been noted in the
report. The appraiser is not an expert in determining environmental conditions.
The improvements are generally in compliance with local zoning restrictions. No investigation was made of set backs and other
possible variances. No observable encroachments; easements appear to be for nommat ulility use. No conditions adversely
affecting marketabitity.
The appraisal was conducted without the benefit of a radon test. The value estimate assumes the absence of radon gas present
on the site,
WARRANTY
Although no soil or subsoil tests were performed by the appraiser upon inspection of this site, no observable soil or subsoit
contamination was apparent. For purposes of this appraisal, the appraiser has assumed that there are no adverse conditions
prevalent on the subject site. The value estimate included within this report is subject to the absence of toxic or hazardous
waste present or within the site.
The appraiser is not qualified as a building inspector and therefore does not warrant nor guarantee the condition of any
structure, water, septic or sewer system, electrical or plumbing system, existence and/or adequacy of insulation, or that the
appraised property will pass any local or federal regulations or inspections. Further, this report does not, in any way, guarantee
against present or future leakage, bursting, cracking, peeling, flooding, soil erosion, earthquake, abnormal water pressure,Page 23
{Fra
Caso No. 2644202887 |
LAVA Caso Ho, 2644762887 |
Caso Ho. 2644282887
Supplemental Addendum
Fo No. OR8263075
Borrower
Hannah Redinn & Logan Collier
Property Address
31436 Brown St
GRY
Garden City.
County Wayne.
State
Mi
TpCode 48135
Lender/Clont
Rocket Morlgage LEC
RECONCILIATION
Most weight was given lo the sales comparison analysis. The cost approach is not considered to be a reliable indicator of value
for this property, as buyer's are not motivated by cost in the market. The area is comprised of predominantly owner occupied
homes. Income data for single family homes is extremely limited, and developing an income approach would not be reliable.
The sales comparison approach is the only reliable indicator of value for this property.
SPECIAL ASSESSMENTS
Special assessments charged for the tax year 2024 were as follows: $190.00 Sanitation (yearly/ongoing). Special assessment
amounts are included in the total tax on page ane. Taxes for 2024 were non-homestead.
HOA DUES
None.
SQUARE FOOTAGE
Appraisers method of measurement is based on the study and folowing of ANS! standards 2765-2021. Square footage
{reported as Gross Living Area on the URAR) was calculated in the field by the appraiser measuring the dwelling using a taser
measuring device and/or a measuring tape. Due to variances caused by different devices, standards, etc. itis possible for the
appraiser's measured square footage and the square footage reported by other sources (i.e. builder or assessor) to be slightly
different. The appraiser does not guarantee the accuracy of the sketch but has put forth reasonable diligence to determine
square footage accurately. Comparable sale gross living area is extracted from MLS or public records. Some MLS/public
records include lower level/basement in the square footage; the appraiser will extract this from the records when applicable.
FHA GUIDELINES
The subject does not meet HUD minimum property standards per handbook 4000.1 due to the following: defective paint noted
on enclosed porch exterior window trim. All homes built prior to 1878 have the possibility of containing lead-based paint.
ATTIC INSPECTION
A head and shoulders observation of the attic was made due fo limited scuttle access, and revealed no deficiencies.
UTILITIES
The water, gas and electric were on and working. All mechanicals were functioning. All appliances present were operational.
Only built-in appliances (as indicated on page one) are given consideration in this report. This conclusion is based on a limited
observation, the appraiser is not a home inspector.
SALES COMPARISON ANALYSIS
The appraiser has refied on mis listing information and photos to determine the level of updating for each home. Although the
condition of comparables may not be exact matches, the marketability is considered to be the same unless an adjustment was
given. Comparable #3 warrants adjustment for inferior updating/cosmetic appeal, although the overall condition rating is the
same as the subject.
Comparables #4 & 5 are located more than one mile In proximity, and are within the same marketing area as the subject.
Comparable #6 has higher net adjustments than typically desired due to large condition adjustment.
No adjustments for bedroom count are warranted. The subject has similar marketability to a 3 bedroom home (den could be
utilized as a bedroom, but lacks a closet).
Sales of homes similar in GLA and style are limited.
The sales ufilized are the best available.
Market analysis shows the market has been stable over the past year, and no date of sale adjustments are warranted.
All sales are considered to be refiable indicators of value, and the most weight is given to comparable #1 due fo proximity, style
and GLA.
Adjustments are made per market extraction, and matched pairs when available.
No list/sale adjustment is made to the listing comparables due to difficully in trying to estimate a final sales price; doing so would
be arbitrary and misleading. Comparable listings are given no weight in the final reconciliation of value.
PREDOMINANT VALUE
The subjeci's value exceeds the predominant neighborhood value, this has no effect on marketability.
10/02/2025 REQUESTED UPDATES
Per FHA requirements, please state a cost to cure for all FHA required repairs.
The estimated cost to cure is $25.Page 24
1A Caso No. 2644262887 Building Sketch Borower Hannah Reding & Logan Collier Property Address 31436 Brown St City Garden City County Wayne State MI ZipCode 48135 Lender/Cliont Rocket Mortgage LLC ws 1 [ES Eo n y B 14 . v Basement q ToT sien abs Area Calculations Summary Living Area Calculation Detalls First Floor 1630.17 Sq ft 16.7 x 0.7 11.69 13.8 x 17.8 = 245.64 13x83 = 10873 169%9 = 1524 37x57 = 7809 37.8 x 21.7 = 820.26 25x9 225 59x 324 = 191.46 Total Living Area (Rounded): 1630Sq ft
Page 25
Market Conditions Addendum to the Appraisal Report
re. pms
The purposa of this addendum ks to provide the lendei/cBant with a clear ard accurals understanding of the market trends and conditions prevalent in the subject
neighbortiood. This fs a required addendum for af appraisal reports with an effective date on or after Api
1, 2009.
Property Address
31436 Brown St
Chy Garden City
hosing trends and overall market condiions as reported in the Neighborhood section of the appraisal report form. The appraiser must i in afl the kformation to the extent
1 is avalable and raBabla and must provide analysis as indicated below. Hf any required dia is unavaBabl of Is considered Uniefiabls, the appraiser must provide an
explanation. i Is recognized that not al data sources will bo able to provide data for the shaded areas befow; if it is available, however, the appraiser must inchude the dala
inthe analysis. If data souces provide the toguired information as an average instead of the median, the appralser should report the avaliable figure and identify i as an
average. Sales and fistings must ba properties that compate with the subject property, determined by applying the crieria that would be used by a prospective buyer of the
subject proporty. Tha appraiser must explain any anomalies in the data, such as seasonal markets, new construction, forecksures, et.
Prior 7-12 Words
Groce frond
73
40
54
Increasing [[_} Stable
TT
Decliing
12.17
13.33
18.00
incrvasing [[_ T Sable
Is
Decking
5
1
12
Deck ||] Stable
Tnbreasng
Moths
of Housing Supply (Total |istings/Ab Rate)
04
08
0.1
Dodining
Stable
[DQ
Increasing
ecian Sale &Lis) Price, DOM, Sale/Lint %
Prior 7-12 Mordhs |
Prior 4-6 Mors
Curren
— 3 Mocihs
Overs Trend
Median Comparable Sale Price.
$215,000
$228,500
$230,000
Increasing 1D
Stable
Declining
Median Comparable Sales Days on Markel
8
1
9
Deckning
Sable
Increasing
fid Median Gomparabis List Price
$222,000
$230,000
$249,450
| Increasing 11 Stable
Declining
pq Median Comparable Listings Days on Market
8
14
23
Docining
Stab
Increasing
Ed Modan Sa Price as % of List Price
100.00%
100.00%
100.00%
[| Inctsaskg {DQ Stable
Docking
Jo sobor-cavetope, butoe, le pa anc assis provaonk?
5 Yes
[Ho
Decking _|[ | Stale
Tncreasng
z Explain In detait the sofler concesstons trends for the past 12 months (a.g., seBer contributions incieased from 3% to 5%, increasing use of burydowns, closing costs, condo
J£4 foes, options, efc.).
The Realcomp If Ltd. MLS indicated 23 of 167 (13.8%) of the closed sales in the market area between 09/30/2024 and
74 09/30/2025 contained seller concessions. Concessions ranged between $250 and $10,000, and the median concession was $5,000. For
Jd 7-12 months prior, 12 of 73 transadlions (16.4%) had concessions. For 4-6 montis prior, 5 of 40 transactions (12.5%) had concessions. For
7 the 3 months prior to the effective date, 6 of 54 transactions (11.1%) had concessions.
E06 Toxnclosine saies (RED sas) a fackor in the market?
[IYes
DG No
Hf yes, expan (nckiding the trends in kstings and sales of foreclosed properties).
The Realcomp Il Ltd. MLS reported no foreclosures or short sales between 09/30/2024 and 09/30/2025.
Gio dala sources for above information.
The Market Conditions Addenda was completed with dala from Realcomp li Lid. MLS with an efiective
date of 09/30/2025.
Sumemarize the abova information as support for your conciusioes in the Heighbothood section of the appraisal report form, if you used any add@ional information, such as
an analysis of pending sales and/or expired and withdrawn listings, fo formukate your conclusions, provide both an explanation and support for your conckiskons.
The maikel is considered to be stable. The number of sales and absorption rates have increased and number of days on market is stable.
The above analysis is limited in nature, a broader analysis of the marke! confiims a stable market.
Tithe subject Is aunt ina,
of
cooperative
project,
The
following:
Project Hame:
Subject Project Data
Prior 7-12 Months
Prior 4-6 Moiths
Current — 3 Morths
Overall Trond
Total
# of Compaiable
Sales (Settled)
increasing
Stable
Decking
Absorption Rate (Total Sakss/Months}
Increasing
Stable
Dectining
Total
# of Active Compasablo Listings
Docking
Stable
Inciaasing
Morhs of Unk Supply (Total Listings/Ab Rate}
Decking
Sable
Incisasing
IN Aa foreclosure sakes (REQ sales) a factor in the project?
L1Yes
[to
yes, indicate the number of REQ stings and explain the trends In Sistings and sales of
fq foreclosed properties.
rd
o
[4 I
o
o
I]
Q
3
FY Summa
the abs ends and dies 1h Anpac on 1 skeet rk and POE.Page 26
FHANVA
Case No. 264-4282887
Analytics Addendum
Borrower
Hannah Reding & Logan Collier
Property Address
31436 Brown St
Cy
Garden City
County Wayne
State
M|
TpCode 48135
| Lender/Client
Rocket Mortgage LLC
Median Price
$300,000
i
|
|
_. $200,000
|
@
|
@
i
2
|
=
a $5000 |
:
Hi
ot 2
9%
0
2°
©
a
o>
0
3
a9
Cy
{a
oo
Ne
oo
oo
ae
oo
I Median List Price | hledian Sales Price
For each month from 10-01-2024 to 09-30-2025 this chart shows the median price for both sales and listings in the subject market.
|
|
:
i
0, |
1]
os
oF
Housing Supply
a
5°
9°
or
8
o°
©
oF
Months of Supply
©
oo oo
Nw ao
a
a
This graph demonstrates the months of housing supply per month by taking the active number of listings during that month and dividing by
the average number of sales per month over the 12 months trailing.
Sales Price Trend
$400,000
|
£ 5300,000
’
E
‘=
a
|Page 27
JA Case No. 264-4282887 Location Map Property Address 31436 Brown St Borrower Hannah Reding & Logan Collier City Garden City County Wayne Stats MI ZipCode 48135 Lender/Client Rocket Mortgage LLC a la mode, inc. Toe voter mi bse voor Lyndon 5t Lyndon St 55, @ © of mie = = [3 § Glendale ES ° H 5 z g [4 Rd a $ g i @ Urban Air Trampoline and Adventure Park & Phnoulh 9 Livonia £ Plymouth Rd Uy, g £ "ds = a : H i : % g Hi 3 2 W Chicago + E 2 5 Tr EH 2 2 2g Ang, © 2 , Joy Rd i a) Joy Rd (14001 Tig Nankin Mills oi ba, z Recseation nee % Yin ait z 5 Area Ann Arbor Trall pe & i g HH oes 01 g ES 3 ts = H 2 Vi Wotren Ave COMPARABLE No. 1 ° Fa 32230 Pierce St | 0.37 miles W oodf COMPARABLE No. 4 1145 Gilman St COMPARABLE No. 5 1.63 miles E 33520 Pardo St = Garden City 5 2 | 1.11 miles W z z z z z g H 2 £ 3 E28 i 3 82 5 H H 2 2 d 2 3 Ef —F £ pe H FH F 3 d 3 = Levagoe Eb 2 2 a 2 2 2 Park 2 Chetty ill Rd Chetry Hil Rd COMPARABLE No. 3 29454 Marquette St COMPARABLE No. 2 0.98 miles E g 32951 Sheridan St COMPARABLE No. 6 - 0.79 miles W 31749 Rosslyn Ave - 2 pate Rd 0.32 miles SW BEE [5 & HORWAYNE ° 12 5 i 2 g § Crowley Pat z = § Clemons Rd wg a 2 oe 3 — Ek i > y—— = ] A TD Z H = N 8 H ¢ 2 2 N 2 < Annapolis Ave Annapolis St £ % a 3 &
Page 28
Aerial Map
Bormower
Hannah Reding & Logan Collier
a Address
31436 Brown St
Garden City
County Wayne
Lender/Cient
Rocket Mortgage LLC
Stale
MI
ZipCode 48135
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FHANVA Case No. 2644282887 Subject Photo Page Bormower Hannah Reding & Logan Collier Property Address 31436 Brown St City Garden City County Wayne State MI ZpCode 48135 Lender/Client Rocket Mortgage LLC Subject Front 31436 Brown St Sales Price 210,000 Gross Living Asa 1,630 Total Rooms 6 Total Bedrooms ~~ 2 Tolal Bathrooms ~~ 1.0 Location N:Res; View N;Res; Site 9810 sf Quality Q4 Age 95 Subject Rear Subject Street
Page 30
IA Case No. 264-4282887 Interior Photos Bomower Hannah Reding & Logan Collier Property Address 31436 Brown St [£1] Garden City Courty Wayne Stats MI ZipCode 48135 Lender/Client Rocket Mortgage LLC Living Room Kitchen Bath Bedroom
Page 31
Interior Photos Bormower Hannah Reding & Logan Collier Property Address 31436 Brown St Oly Garden City Gouly Wayne Lender/Client Rocket Mortgage LLC State MI ZipCode 48135 Dining Room Kitchen Eating Area Attic Basement
Page 32
/A Casa No. 2644282887 Photograph Addendum Borrower Hannah Reding & Logan Collier Property Address 31436 Brown St Ciy Garden City Courty Wayne Stata Mi ZpCods 48135 Lender/Client Rocket Mortgage LLC Boiler Basement Garage Garage
Page 33
FHA/VA Case No. 264-4282887 Photograph Addendum Bomowier Hannah Reding & Logan Collier Property Address 31436 Brown St City Garden City Courty Wayne Stats MI DpGode 48135 Lender/Client Rocket Mortgage LLC Defective Paint Enclosed Porch Exterior Window
Page 34
FHAVA Caso No. 264-4282887 Comparable Photo Page Bormower Hannah Reding & Logan Collier Property Address 31436 Brown St City Garden City County Wayne Stale MI ZipCode 48135 Lender/Client Rocket Mortgage LLC Comparable 1 32230 Pierce St Prox. to Subject 0.37 miles W Sales Price 260,000 Gross Living Area 1,714 Total Rooms 6 Tolal Bedrooms ~~ 3 Total Bathrooms ~~ 2.0 Location N;Res; View N;Res; Site 11200 sf Quality Q4 Age 56 Comparable 2 32951 Sheridan St Prox. to Subject ~~ 0.79 miles W Sales Price 250,000 Gross Living Area 1,522 Total Rooms 6 Total Bedrooms ~~ 2 Total Bathrooms ~~ 2.0 Location N:Res; View N:Res; Site 6750 sf Quality Q4 Age 70 Comparable 3 29454 Marquelte St Prox. to Subject 0.98 miles E Sales Price 189,900 Gross Living Area 1,337 Total Rooms 6 Total Bedrooms ~~ 2 Total Bathrooms ~~ 1.0 Location NiRes; View NiRes;
Page 35
Comparable Photo Page Borrower Hannah Reding & Logan Collier Property Address 31436 Brown St City Garden City County Wayne Stats Mi ZpCode 48135 Lender/Client Rocket Morigage LLC Comparable 4 1145 Gilman St Prox. to Subject ~~ 1.63 miles E Sales Price 246,500 Gross Living Area 1,554 Total Rooms 6 Total Bedrooms ~~ 3 Total Bathrooms ~~ 1.0 Location N:Res; View N:Res; Site 11365 sf Quality Q4 Age 100 Comparable 5 33520 Pardo St Proc to Subject 1.11 miles W Sales Price 249,900 Gross Living Area 1,087 Total Rooms 5 Total Bedrooms ~~ 3 Total Bathrooms ~~ 2.0 Location N;Res; View ARes;Cmrcl Site 9000 sf Quality Q4 Age 61 Comparable 6 31749 Rosslyn Ave Prox. to Subject 0.32 miles SW Sales Price 259,900 Gross Living Area 1,086 Total Rooms 7 Total Bedrooms 3 Tolal Bathrooms ~~ 2.0 Location N;Res; View N;Res;
Page 36
SANA Caso No. 264-4262867
Borrower
Hannah Reding & Logan Collier
Fi Ho. OR8283075
Property Address
31436 Brown St
Gly
Garden City
Couty Wayne
Stes Mi
Tip Gods 48135
Lendor/Cliont
Rocket Mortgage LLC
APPRAISAL AND REPORT IDENTIFICATION
This Report Is one of the following types:
$X) Appraisal Report
(A written report prepared under Standards Rule
2-2{a}
, pursuant to the Scope of Work, as disclosed elsewhsars in this repost)
Im] Restricted
(A written report prepared under Standards Rule
2-2)
, pursuant to the Scope of Work, as disclosed efsewhere In this report,
Appraisal Report
restricted to the stated intended use by the specified client or intended user.)
Comments on Standards Rule 2-3
{ certify that, to the best of my knowledge and befief:
- The statements of fact contained in this report are true and correct.
- Tha reported analyses, opinions, and conclusions are limited only by the reported assumptions and limiting conditions and are my persorial, impartial, and unbiased professional
analysas, opinions, and conclusions.
- Uniess otherwisa indicated, | have
no present or prospeciiva
interest in the property that ks the subject of this report and no personal interast with respect
to the parties volved.
- Unless otherwise indicated, | have performed no services, as an appraiser
of in any other capacity, regarding the property that is the sublect of this report within the three-year
petiod immediately preceding acceptance of this assignment.
-
I have no blas with respect ta the proparty that is the subject of this report of tha parties involved with this assignment.
~ My engagement in this assignment was not contingent upon developing of reporting predstermined results,
~My compensation for completing this assignment is not contingent upon the development or reporting of a predetermined value or direction in valus that favors the cause of the
client, the amount of the valus opinion, the aifainment of a stipulated result, of the occurrence of a subsequant event directly related to the intended use of this appraisal.
- My analyses, opinions, and conclusions were developed, and this repost has been prepared, in conformity with the Uniform Standards of Professional Appraisal Practice that
ware in effect at ths time this report was prepared.
- Unless otherwise indicated, | have made a personal inspection of the property that is the subject of this report.
- Unless otherwiss indicated, no one provided significant real property appraisal assistance to the person(s) signing this contfication {f there are exceptions, the name of each
individual providing significant tal propatty appraisal assistance is stated elsewhare in this report).
Comments on Appraisal and Report 1dentification
Note any USPAP related issues requiring disclosure and any State mandated requirements:
Appraisers working in michigan are required to be licensed by the Michigan Department of Licensing and Regulatory Affairs,
P.O. Box 30018, Lansing, Michigan 48908.
“The intended use of the appraisal is solely to assist FHA in assessing the risk of the properly securing the FHA-insured morigage (24 CFR
200.145(b)). FHA/HUD and the Morigagiee are the intended users of the appraisal report. The FHA Appraiser does not guarantee that the
property is free from defects. The appraisal establishes the value of the property for mortgage insurance purposes only. The appraiser has
not identified any purchaser, borrower or seller as an intended user of this appraisal, and no such party should use or rely on this appraisal
for any purpose. Such parties are advised to obtain an appraisal from an appraiser of their own choosing if they require an appraisal for their
own use. Any reference to or use of this appraisal report by a purchaser, borrower or seller for their own purposes, including without limitation
for the purposes of a property purchase decision of an appraisal contingency in a purchase agreement,
is al such party's own risk and is not
intended or authorized by the appraiser.
The appraiser has performed no services on the subject property within the past three years.
The development of a marketing time opinion uses some of the same data anatyzed in the process of developing a reasonable
exposure time opinion as part of the appraisal process and is not intended to be a prediction of a date of sale or a one-fine.
statement. # is an integral part of the analysis conducled during the appraisal assignment. The opinion may be expressed as a
range and can be based on one or more of the following: 1. statistical information 2. information gathered 3. interviews of
market participants and 4. anticipated changes in market conditions. The reasonable exposure time is estimated at 90 days.
Title XI FIRREA compliance statement: Appraiser cerlifies that the appraisal was prepared in accordance
with the requirements of Title XI of the Financial Institutions Reform, Recovery, and Enforcement Act of
1989, as amended (12 U.S.C. 3331 ef seq), and any implementing regulations.Page 37
ANA Case Ho. 2644262887
Appraiser Independence Certification
t do hereby certify,
| have followed the appraiser independence safeguards in compliance with Appraisal
independence and any applicable state laws
| may be required to comply with.
This includes but is not
limited to the following:
*
1am currently licensed and/or certified by the slate in which the property to be appraised is located
My license
is
the appropriate
ficense
for the
appraisal assignment(s)
and
is
reflected
on
the
appraisal
report.
*
| cedify ihat there have been no sanctions against me for any reasen that would impair my ability
to perform appraisals pursuant to the required guidelines.
|
assert that
no employee,
director,
officer,
or agent
of
Solidifi
'
or any other third
party
acting
as joint venture partner, independent contractor,
appraisal management
company, or partner on behalf of
Rocket Mortgage LLC
, influenced, or attempted
to
influence
the development,
reporting,
result,
or review
of my appraisal through coercion,
extortion,
collusion, compensation, inducement, intimidation, bribery, or in any other manner.
| further assert that
Solidifi
has never participated in any of the
following prohibited behavior
in our business relationship:
1)
Withholding or threatening to withhold timely payment or partial payment for an appraisal report;
2)
Wilhholding or threatening
to withhold fulure business with me,
or demoting or terminating or
threatening to demote or terminate me;
3)
Expressly
or
impliedly
promising
future
business,
promotions,
or
increased compensation
for
myself;
4)
Conditioning the ordering of my appraisal report or the payment of my appraisal fee or salary or
bonus on the opinion, conclusion, or valuation to be reached, or on a preliminary value estimate
requested from me;
5)
Requesting that
{ provide an estimated, predetermined, or desired valuation
in an appraisal report
prior to the completion of the appraisal report, or requesting that
| provide estimated values or
comparable sales at any time prior io my completion of an appraisal report;
6)
Provided me an anticipated, estimated, encouraged, or desired value for a subject properly or a
proposed or target amount to be loaned to the bomower, except that a copy of the sales contract
for purchase transactions may
be
provided;
7)
Provided to me, of my appraisal company, or any entity or person related to me as appraiser,
appraisal company,
stock
or other financial
or non-financial
benefits;
8)
Any other act or practice that impairs
or attempts
to impair my independence,
objectivity,
or
impartiality or violates law or regulation, including, but not limited to, the Truth
in Lending Act
(TILA)
and Regulation
Z,
or the USPAP.
10/02/2025
Signature
DatePage 38
[rriava case No. 2644202687 | A VA Casa No, 2544262667 ] Case No, 264-4262687 264-4282887 filsllo. OR8283075 UNIFORM APPRAISAL DATASET (UAD) DEFINITIONS ADDENDUM (Source: Fannie Mas UAD Appendix I: UAD Fisld-Spacific Standardization Requirernents) Condition Ratings and Definitions cl The improvemsnts have been recently constructed and have not been previously occupled. 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 ba 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 rehabllitated/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 hava been vacant for an extended pariod of time without adequate maintenance or upkeep). G2 The improvements featura no deferred maimtenancs, little or no physical depreciation, and require no repairs. Virtually all building components. are new or have been recently repaired, refinished, or rehabilitated. All utdated components and finishes have been updated and/or replaced with components that meet sument standards. Dwellings in this category are either almost nsw or have baen 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 dspreciation, or an older property that has been recently completely renovatsd. c3 Tha improvements are well maintained and feature limited physical depreciation dus to normal wear and tear. Some components, but not every major building component, may be updated or recently rehabifitated. The structure has been well maintained. Note: The improvemant is in its first-cycle of replacing short-lived building components (appliances, floor coverings, HVAC, ste.) and is being well maintained. is 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 lavel of a complete renavation. C4 The Improvements feature some minor deferred maintenance and physical deterioration due to normal wear and tear. The dwelling has been adequately malrtainad and requires only minimal repairs to buliding components/machanical 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. i reflects a property in which some of the short-lived bullding components have boen replaced, and some short-lived building components ara at or near the end of their physical life expectancy; however, they stifl function adsquately. Most minor repalrs have bean addressed on an ongolng basis resulting In an adequately maimtalned property. C5 The improvemants 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 ivabifity is somewhat diminished dus to condition, but the dwelling remains useable and functional as a residence, Note: Some significant repairs are nesdsd to the improvements due to the lack of adequate maintenance. it reflacts a property in which many of its short-fived building components are atthe end of or have excesded their physical life expectancy birt remain functional. ce The improvements have substantial damags or deferred maintenance with deficiencies or defacts that are severe enough to affect the safety, soundness, of 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 affact the safety, soundness, or structural integrity of the improvements. Quality Ratings and Definitions
Page 39
FHANA Gase No. 2644262867
UNIFORM APPRAISAL DATASET (UAD) DEFINITIONS ADDENDUM
(Source: Fannie Mas UAD Appendix D: UAD Feld-Specific Standardization Requirements)
Quality Ratings and Definitions (continued)
a3
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 excesds acceptable standards and many materials and finishes throughout the dwelling have been
upgraded from “stock” standards.
Q4
Dwellings with this quality rating mest or exceed the requirements of applicable building codes. Standard or modified standard building plans
aro utilized and the design includes adequate fenestration and some exterior omamentation and irferfor refinements. Materials, workmanship,
finish, and equipment ars of stock or builder grade and may feature some upgrades.
Qs
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 omamentation
and limited interior detail. These dwellings mest minimum building codes and are constructed with inexpensive, stock materials
with limited refinements and upgrades.
[+5]
Dwellings with this quality rating are of baste 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 lowsst quality building materials. Such dwellings are often built or
expanded by persons who are professionally unskilled or possess only minimal construction skis. 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
Lite 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 fifiesn 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 welt malrtained
and fully functional, and this rating does not necessarily imply deferred maintenance or physical/functional deterioration.
Updated
The area of the home has bean modified to mest cument 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, of functional utiiity. Changes that constitute
updates include refurbishment and/or replacing components to mest existing market expactations. Updates do not
include significant alterations to the existing structure.
Remodeled
Significant finish and/or structural changes have been mada that increase utility and appeal through
complete replacement and/or expansion.
A remodslad area reflacts 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 tife), relocation
of plumbing/gas fixtures/appliances, significant structural alterations {relocating walls, and/or the addition of)
squara footage). This would include a complete gutting and rebuild.
Explanation of Bathroom Count
“Three-quarter baths are counted as a full bath in afl cases. Quarter baths (baths that feature only a toilat) are notPage 40
FHANVA Casg No. 2644282857
UNIFORM APPRAISAL DATASET (UAD) DEFINITIONS ADDENDUM
(Source: Fannie Mas UAD Appendix D: UAD Hsld-Spacific Standardization Requirements)
Abbreviations Used In Data Standardization Text
Abbreviation
:
FullName
Fields Where This'Abbreviation May Appear:
A
Adverse
Location & View
ac
Acres
Area, Site
AdjPrk
Adjacent to Park
{.0cation
AdjPwr
Adjacent to Power Lines
Location
Amlih
Ams Length Safe
Sale of Financing Concessions
AT
Attached Structure
Design (Style)
B
Beneficial
Location & View
ba
Bathroom(s)
Basement & Finished Rooms Below Grade
br
Badroom
Basement & Finished Rooms Below Grade
BsyRd
Busy Road
Location
[3
Contracted Data
Dats of Sale/Time
Cash
Cash
Sale or Financing Concessions
Comm
Commercial influence
Location
Cony
Conventional
Sale or Ainancing Concessions
op
Carport
Garage/Carport
CriOrd
Court Ordersd Sale
Sale or Financing Concessions
ClySky
City View Skyline View
View
GlySir
City Street View
View
ov
Covered
Garage/Carpoit
DOM
Days On Market
Data Sources
[1]
Dstached Structure
Deslgn (Style)
dw
Driveway
Garage/Carport
8
Expiration Date
Date of Sale/Time
Estate
Estate Sals
Sala or Financing Concessions
FHA
Federal Housing Authority
Sale or Financing Concessions
[]
Garage
Garagse/Carport
ga
Attached Garage
Garage/Carpoit
abt
Built-in Garage
Garage/Carport
gd
Detached Garage
Garage/Carport
GliCse
Golf Course
Location
Glow
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
Lndl
Landfill
Location
LtdSght
Limited Sight
View
MR
Mid-rise
Design (Style)
Min
Mountain View
View
N
Neutral
Location & View
NonAmn
Non-Amms Length Sale
Sala or Financing Coneessions
°
Other
Basemont & Finished Rooms Below Grade
0
Other
Dasign (Style)
op
Open
Garage/Garport
Prk
Park View
Visw
Pstit
Pastoral View
View
Pwiin
Power Lines
View
PubTm
Public Transportation
Location
Relo
Relocation Sale
Sale or Financing Concessions
REQ
REO Sale
Sale or Financing Concessions
Res
Residential
Location & View
RH
USDA - Rural Housing
Sale of Financing Concessions
"
Recreational (Rec) Room
Basement & Finished Rooms Below Grads
RT
Row or Townhouse
Design (Style)
s
Settlement Date
Date of Sale/Time
SD
Seml-detached Stsctura
Dasign (Style)
Short
Short Salg
Sale or Financing Concessions
sf
Square Feet
Area, Site, Basement
Sqm
Square Meters
Area, Site
Unk
Unknown
Date of Sale/TimePage 41
[Fran
caso io, 264 4262087 |
Appraisers
E & 0
CERTIFICATE OF INSURANCE
Prducer
LIA ADMINISTRATORS & INSURANCE SERVICES
P.O. Box 1319
Santa Barbam, CA 93102-1319
Tsun Dates 127209025
“has Certificate 1s issuad as 8 miatler of mfonmation only and
confers po rights bpor the Certifloate Holder. This Certificate
docs ot amend, extend of alter the coverage altorded by the
policy betow.
Insured: 151814
ASPIL
PPRAISAL SERVICES, LLC
Lyn M Renberg
8219 St Johus
Westland, MJ 48185
Fax Naber: (RE-UE-X00
COMPANY AFFORDING COVERAGE
Aspen American bnsirance Company
= RE <
Authorize Representative
This is to certify thal the policy of insunance listed below has boca issued to the Insired named above Tor the policy period indicated.
Notwithstanding any requirement, tenn of condition of any contract os other document with respect to which this Certificate may be
issued or may pertain, the insusance afforded by the policy described herein is subject to all the terms, exclusions and conditions
oF such policy. Limits shown may have been reduced by id claims
DISCLAIMER: This certificate of insumnee does not affinnatively
by dhe insumnce policy,
of negatively anend, extend, or alter the coverage afforded
TYPE OF INSHRANCE
POLICY NUMBER { EFFECTIVE DATE
EXPIRATION DATE
LIMITS
Professional Lisbiliy
[
nr
03.01:2020
Tach Chim
General Agaregate
S 500,000
$1,000,000
Description of OpertionsLocalionyspecial Hems:
Professinnal Services as defined in the policy
ASPIRE APPRAISAL SERVE
Lynn M. Reuberg
821
Johns
Westland, M1 48185
Cancelintion;
SHOULD ANY OF THE ABOVE DESCRIBED POLICIES
BE CANCELLED BEFORE THE EXPIRATION DATE
THEREOF, NOTICE WiLL BE DELIVERED IN
ACCORDANCE WITH THE POLICY PROVISIONS.Page 42
FAVA Caso No. 264-4282887 Appraiser’s License DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS BUREAU OF PROFESSIONAL LICENSING P.O. BOX 30670 LANSING, MI 43909 STATE OF NICHEGAN + MEPARTECNT 47 LICCNSING AKD RECULATERY AFATES BUREAU Of PROFESSIONAL LICENSING CERTIFIED RESIDENTIAL REAL ESTATE APPRAISER LICENSE LYNN MARIE RENBERG LICENSE No. £XPIRATION DATE 7/31/2027 LYNN MARIE RENBERG 8219 ST JOHNS DR WESTLAND. HI 43185-Y4hL15 COMPLAINT INFORMATION: THE ISSUANCE OF THIS LICENSE SHOULD NOT BE CONSTRUED AS AWAIVER, DISMISSAL OR ACOUIESCENCE TO ANY COMPLAINTS OR VIOLATIONS PENDING AGAINST THE LICENSEE, IT8 AGENTS OR EMPLOYEES. FUTURE CONTACTS: YOU SHOULD DIRECT INQUIRIES REGARDING THIS LICENSE OR ADDRESS CHANGES TO THE DEPARTMENT OF LICENSING AND REGULATORY AFFAIHS BY EMAILING BPLHELP@MICHIGAR.GOV OR CALL (517) 241-0109 SRETCHIN wnTTRER coven STATE “OF MICHIGAN DEPARTHENT.-OF LICENSING AND REGULATORY AFFAIRS BUREAU OF PROFESSIONAL LICENSING CERTIFIED RESIDENTIAL REAL ESTATE APPRAISER LICENSE LYNN MARIE RENSERG.
Page 43
Closing Disclosure This form is a statement of final loan terms and closing costs. Compare this document with your Loan Estimate, Closing Information Date Issued 10/17/2025 Transaction information Loan Information Borrower Hannah Reding and Logan Collier loanTerm 30 years Closing Date 10/21/2025 555 Brush St Apt 2710 Purpose Purchase Disbursement Date 10/21/2025 sel prarot, MI e2Re- asst aphanh Product Fixed Rate eller Settlement Agent First Centennial Title Agency, parmzoin, azz0l0 and Boualaphan Loan Type * [Conventional KIFHA File # cen162101 31436 Brown St Liva 0 Property 31436 Brown St Garden City, MI 48135 Loanip # Garden City, M1 48135-1415 Lender Rocket Mortgage, LLC Mic# Sale Price $210,000 Od e Loan Amount $206,196 NO Interest Rate 5.625% NO Monthly Principal & Interest $1,186.99 NO See Projected Payments below for your Estimated Total Monthly Payment Prepayment Penaity Balloon Payment NO Projected Payments Principal & Interest $1,186.99 . Mortgage Insurance + 92.33 : Estimated Escrow + 1,018.95 Amount can increase over time Estimated Total Monthly Payment $2,298.27 This estimate includes In escrow? Estimated Taxes, Insurance & Property Taxes YES & Assessments $1,018.95 & Homeowner's Insurance YES Amount can increase over time a month Ol other: See page 4 for details See Escrow Account on page 4 for details. You must pay for other property costs separately. 0 at Closing
Page 44
* Additional Information About This Loan
Loan Disclosures
Assumption
If you sell or transfer this property to another person, your lender
Bd
will allow, under certain conditions, this person to assume this
loan on the original terms.
[1
will not allow assumption of this loan on the original terms.
Demand Feature
Your foan
0
has a demand feature, which permits your lender to require early
repayment of the loan. You should review your note for details.
B40
does not have a demand feature.
Late Payment
If your payment is more than 15 days late, your lender will charge a fate
fee of 4% of the overdue monthly principal and interest payment.
Negative Amortization {Increase in Loan Amount)
Under your loan terms, you
[J
are scheduled to make monthly payments that do not pay ail of
the interest due that month, As a result, your loan amount will
increase (negatively amortize), and your loan amount will likely
become larger than your original loan amount. Increases in your
oan amount lower the equity you have in this property.
3
may have monthly payments that do not pay all of the interest
due that month. If you do, your loan amount will increase
(negatively amortize), and, as a result, your loan amount may
become larger than your original loan amount. Increases in your
loan amount lower the equity you have in this property.
&
do not have a negative amortization feature.
Partial Payments
Your lender
[1
may accept payments that are less than the full amount due
{partial payments) and apply them to your foan.
XI
may hold them in a separate account until you pay the rest of the
payment, and then apply the full payment to your loan.
[3 does not accept any partial payments.
If this loan Is sold, your new fender may have a different policy.
Security Interest
You are granting a security interest in
31436 Brown St, Garden City, Mi 48135-1415
You may lose this property if you do not make your payments or
satisfy other obligations for this loan.
Escrow Account
For now, your loan
will have an escrow account {also called an “impound” or “trust”
account) to pay the property costs fisted below. Without an escrow
account, you would pay them directly, possibly in one or two large
payments a year, Your lender may be liable for penalties and interest
for failing to make a payment.
2
a
Escrowed
$13,335.36 | Estimated total amount over year 1 for
Property Costs
your escrowed property costs:
over Year 1
Homeowners Insurance, Property Taxes
Non-Escrowed
$0.00 | Estimated total amount over year 1 for
Property Costs
your non-escrowed property costs:
over Year 1
.
You may have other property costs.
initial Escrow
$3,056.86 | A cushion for the escrow account you
Payment
pay at closing. See Section G on page 2.
Monthly Escrow
$1,111.28{ The amount included In your total
Payment
monthly payment,
J
will not have an escrow account because {you declined it Oyour
{ender does not offer one. You must directly pay your property
costs, such as taxes and homeowner's insurance. Contact your
lender to ask if your loan can have an escrow account.
Estimated
$0.00 | Estimated total amount over year 1. You
Property Costs
must pay these costs directly, possibly
over Year 1
in one or two large payments a year.
Escrow Walver Fee
$0.00
In the future,
.
Your property costs may change and, as a result, your escrow pay-
ment may change. You may be able to cancel your escrow account,
but if you do, you must pay your property costs directly. If you fait
to pay your property taxes, your state or locat government may {1}
impose fines and penalties or (2) place a tax lien on this property. If
you fail to pay any of your property costs, your lender may (1) add
the amounts to your loan balance, (2) add an escrow account to your
loan, or (3} require you to pay for property insurance that the lender
buys on your behalf, which likely would cost more and provide fewer
benefits than what you could buy on your own.Page 45
Loan Calculations
Total of Payments. Total you will have paid after
you make all payments of principal, interest,
mortgage Insurance, and loan costs, as scheduled.
$454,969.54
Finance Charge. The dollar amount the foan will
cost you,
$246,264.76
Amount Financed. The loan amount available after
paying your upfront finance charge.
$202,300.04
Annual Percentage Rate {APR}. Your costs over
the loan term expressed as a rate. This is not your
interest rate.
6.348%
Total interest Percentage (TIP). The total amount
of interest that you wilf pay over the loan term as a
percentage of your loan amount.
107.403%
Questions? if you have questions about the
loan terms or costs on this form, use the contact
information below. To get more Information
or make a complaint, contact the Consumer
Financial Protection Bureau at
Wwww.consumerfinance.gov/mortgage-closing
gage, LLC
Address
1050 Woodward Ave
222 River tn.
i
Detroit,
Mi 48226-1906
Dearborn Mi 48124
NMS
_MilLicense ID
Contact
DustinGeibig@rocketmor
com
(800) 226-6308
| (313) 680-8723
Other
Disclosures
.
Appraisal
If the property was appraised for your ioan, your lender is required to
give you a copy at no additional cost at least 3 days before closing.
If you have not yet received it, please contact your lender at the
information listed below.
Contract Details
See your note and security instrument for information about
*» what happens if you fail to make your payments,
* what is a default on the loan,
* situations in which your lender can require early repayment of the
loan, and
* the rules for making payments before they are due,
Liability after Foreclosure
If your lender forecloses on this property and the foreclosure does not
cover the amount of unpaid balance on this loan,
Xd state law may protect you from liability for the unpaid balance. if you
refinance or take on any additional debt on this property, you may
lose this protection and have to pay any debt remaining even after
foreclosure. You may want to consult a lawyer for more information.
£7 state law does not protect you from liability for the unpaid balance.
Refinance
Refinancing this loan wil depend on your future financial situation,
the property value, and market conditions. You may not be able to
refinance this loan.
Tax Deductions
:
If you borrow more than this property is worth, the interest on the
loan amount above this property's fair market value is not deductible
from your federal income taxes. You should consult a tax advisor for
more information.
Remax Cornerstone
8355 N Wayne Rd
| Westland, Mi 48185
First Centennial Title Agency,
14891 Farmington Rd Ste 100
Livonia, Mt 48154
tbillens64@gmail.com
pka@fctitle.com
(734) 812-0168
(734) 743-7501
Confirm Receipt
By signing,
this form.
you are only confirming that you have received this form. You do not have to accept this loan because you have signed or received
Hannah Reding
Date
Logan Collier
DatePage 46
31436 Brown Street, Garden City 48135-1415 MLS#: 20251030981 Area: 05082 - Garden City Short Sale: No LP: $219,999 4 P Type: Residential DOM: N/26/26 Trans Type: Sale OLP: $250,000 Status: Sold ERTS/FS SP: $210,000 Location Information Garage: Yes Lot Information County: Wayne Tot Grg Sp: 2.! Acreage: 0.23 City: Garden City Grg Sz: Lot Dim: 72.67X135 Malling City: ~~ Garden City Grg Dim: 24x22 Rd Front Ft: 72 Side of Str: Grg Feat: Detached School Dist: Garden City Location: Ford & Merriman Directions: N Ford W of Merriman Sguare Footage Layout Contact Information Sqft Source: Public Records Beds: 3 Name: TRACY BILLENS Est Fin Abv Gr: 1,702 Baths: 1.0 Phone: (734) 812-0168 Est Fin Lower: Rooms: 8 Est Tot Lower: 1,702 Arch Sty: Ranch Est Tot Fin: 1,702 Arch Lvl: 1 Story Price/SqFt: $1290.26 Site Desc: Waterfront Information General Information Wtrfrnt Name: Year Bullt: 1930 Water Facllitles: Year Remod: Water Features: Water Frt Feet: Listing Information Listing Date: 08/27/2025 List Type/Level Of Service:Exclusive Right to Sell/Full Service Activation Date: 08/29/2025 Srves Offered: Aonge Appointments, Accept/Present Offers, Advise on Offers, Assist with Counteroffers, Pending Date: 10/01/2025 Off Mkt Date: 09/22/2025 BMK Date: Contingency Date: ABO Date: 09/22/2025 Land DWP: Land Int Rate: % Land Payment: Land Cntrt Term: Protect Period: 180 Restrictions: No Exclusions: Possession: At Close Terms Offered: ~~ Cash, Conventional, FHA, VA MLS Source: REALCOMP Originating MLS # 20251030981 Listing Exemptions: Includes: Features Pets Allowed: Yes Entry Location: Ground Level w/Steps Foundation: Basement Fndtn Material: Poured Basement: Unfinished Exterior: Brick Cnstrct Feat: Roof Material: Asphalt Appliances: Dryer, Free-Standing Electric Range, Free-Standing Refrigerator, Washer Heat & Fuel: Natural Gas, Baseboard Cooling: Central Air Wtr Her Fuel: Road: Paved Water Source: ~~ Public (Municipal) Sewer: Sewer (Sewer-Sanitary) Room Information Room Level Dimen Flooring. Room Level Dimen Flooring Bath - Full First/Entry 8x 6 Ceramic Bedroom First/Entry 12x 11 Carpet Bedroom First/Entry 13 x 11 Wood Bedroom - Primary First/Entry 13x 12 Wood Breakfast Nook/Room First/Entry 7x 5 Vinyl Dining Room First/Entry 15x 13 Wood Kitchen First/Entry 12 x 10 Vinyl Living Room First/Entry 22x 15 Wood Three Season Room First/Entry 9x 8 Other Legal/Tax/Financial Property ID: 35020010900001 Subdivision: Folkers Garden City Acres Sub 5 Ownership: Standard (Private) Occupant: Vacant Tax Summer: $6,999 Tax Winter: $1,956 Homestead: No Oth/Sp Asmnt:190.00; Sanitation SEV: $137,300 Taxable Value: $119,513 Existing Lease: No Home Warranty:No Legal Desc: 15A900A E 72.67 FT OF LOT 900 FOLKERS GARDEN CITY ACRES SUB NO. 5 T2S ROE L50 P24 WCR Agent/ Office Information Uist Office: RE/MAX Cornerstone List Office Ph:(734) 855-9500 List Agent: TRACY BILLENS [yg List Agent Ph:(734) 812-0168 Listing Exemptions: Access: Appointment/LockBox LB Locatlon:Rear Door Remarks Public Welcome to this lovely 1702 sq. ft., 3 bedroom ranch, with a basement and 2.5 car garage. This home is move in ready and has all the Remarks: charm expected of a 1930's home with hardwood floors and french doors leading to a balcony for relaxing and enjoying the peaceful outdoors, along with french doors leading to a three season room. Updates include kitchen, C/A (2021), roof (2021), new sewer line (2022), carpet (8/2025). Taxes are non-homestead REALTOR® Please schedule showings though ShowingTime and CANCEL or CALL/TEXT if you will be late as home is occupied. Contact Tracy Billens Remarks: with any questions and send offers to tbillens64@gmail.com in a PDF format via email. Kindly ensure any offer deadlines are thoughtful
Page 47
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