27750 Lexington Pkwy, Southfield, MI 48076.pdf
Sonya L Roseberry, Petitioner V City Of Southfield, Respondent · 25-002935-TT
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Serial# B233A752 esign.alamode.com/verify Main File No. 052325a Acupraise (586) 983-5437 Acupraise Acupraise 36491 Jeffrey Dr Sterling Heights, MI 48310-4363 (586) 983-5437 Sonya Roseberry 27750 Lexington Pkwy , thompsonsonya1@gmail.com 248-259-5267 05/25/2025 052325a Sonya Roseberry Sonya Roseberry 27750 Lexington Pkwy Southfield Oakland MI 48076 T1N,R10E,SEC 13 120 CAMBRIDGE VILLAGE LOT 120 325.00 325.00 325.00 325 0.00 Form NIV5D - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE FROM: Telephone Number: Fax Number: TO: E-Mail: Telephone Number: Fax Number: Alternate Number: INVOICE INVOICE NUMBER DATES Invoice Date: Due Date: REFERENCE Internal Order #: Lender Case #: Client File #: FHA/VA Case #: Main File # on form: Other File # on form: Federal Tax ID: Employer ID: DESCRIPTION Lender: Client: Purchaser/Borrower: Property Address: City: County: State: Zip: Legal Description: FEES AMOUNT SUBTOTAL PAYMENTS AMOUNT Check #: Date: Description: Date: Check #: Description: Check #: Date: Description: SUBTOTAL TOTAL DUE $ Serial# B233A752 esign.alamode.com/verify
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Serial# B233A752 esign.alamode.com/verify Main File No. 052325a APPRAISAL OF REAL PROPERTY 27750 Lexington Pkwy Southfield, MI 48076 T1N,R10E,SEC 13 120 CAMBRIDGE VILLAGE LOT 120 Sonya Roseberry 27750 Lexington Pkwy 165,000 12/31/2024 Kenneth Krawczak Acupraise 36491 Jeffrey Dr Sterling Heights, MI 48310-4363 (586) 983-5437 ken@acupraise.com Form GA2V - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE LOCATED AT FOR OPINION OF VALUE AS OF BY Serial# B233A752 esign.alamode.com/verify
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Serial# B233A752 esign.alamode.com/verify Main File No. 052325a Acupraise (586) 983-5437 052325a RESIDENTIAL APPRAISAL SUMMARY REPORT 27750 Lexington Pkwy Southfield MI 48076 Oakland T1N,R10E,SEC 13 120 CAMBRIDGE VILLAGE LOT 120 24-13-329-001 2024 5,621 256 Sonya Roseberry Cambridge Village 47664 1613.00 See attached addenda. See attached addenda. Sonya Roseberry Kenneth Krawczak 36491 Jeffrey Dr, Sterling Heights, MI 48310-4363 99 425 254 40 100 60 95 5 See Attached Addendum 75 x 125 9,583 sf R-A RESIDENTIAL IMPROVED Single Family Residential Single Family Residential See attached addenda. Concrete Level Average Rectangular Adequiate Residential X 26125C0677F 9/29/2006 Site is typical for area in size and appeal, with no readily apparent adverse easements, encroachments or special assessments noted. No survey was provided to the Appraiser. 1 1 Ranch 70 25 Concrete Wood CompShngl/Avg Aluminium/Avg Vinyl/DH/Avg Combo X 931 20 None Yes FWA Gas CAC Hardwood/Vinyl/Avg Drywall/Avg Wood/Paint/Avg Vinyl/Avg Ceramic/Avg Wood/Avg 0 4 2 2 Concrete 5 3 1.0 931 See attached addenda. See attached addenda. Form GPRES2 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.: SUBJECT Property Address: City: State: Zip Code: County: Legal Description: Assessor's Parcel #: Tax Year: R.E. Taxes: $ Special Assessments: $ Borrower (if applicable): Current Owner of Record: Occupant: Owner Tenant Vacant Manufactured Housing Project Type: PUD Condominium Cooperative Other (describe) HOA: $ per year per month Market Area Name: Map Reference: Census Tract: ASSIGNMENT The purpose of this appraisal is to develop an opinion of: Market Value (as defined), or other type of value (describe) This report reflects the following value (if not Current, see comments): Current (the Inspection Date is the Effective Date) Retrospective Prospective Approaches developed for this appraisal: Sales Comparison Approach Cost Approach Income Approach (See Reconciliation Comments and Scope of Work) Property Rights Appraised: Fee Simple Leasehold Leased Fee Other (describe) Intended Use: Intended User(s) (by name or type): Client: Address: Appraiser: Address: MARKET AREA DESCRIPTION Location: Urban Suburban Rural Built up: Over 75% 25-75% Under 25% Growth rate: Rapid Stable Slow Property values: Increasing Stable Declining Demand/supply: Shortage In Balance Over Supply Marketing time: Under 3 Mos. 3-6 Mos. Over 6 Mos. Predominant Occupancy Owner Tenant Vacant (0-5%) Vacant (>5%) One-Unit Housing PRICE $(000) Low High Pred AGE (yrs) Present Land Use One-Unit % 2-4 Unit % Multi-Unit % Comm'l % % Change in Land Use Not Likely Likely * In Process * * To: Market Area Boundaries, Description, and Market Conditions (including support for the above characteristics and trends): SITE DESCRIPTION Dimensions: Site Area: Zoning Classification: Description: Zoning Compliance: Legal Legal nonconforming (grandfathered) Illegal No zoning Are CC&Rs applicable? Yes No Unknown Have the documents been reviewed? Yes No Ground Rent (if applicable) $ / Highest & Best Use as improved: Present use, or Other use (explain) Actual Use as of Effective Date: Use as appraised in this report: Summary of Highest & Best Use: Utilities Public Other Provider/Description Off-site Improvements Type Public Private Electricity Gas Water Sanitary Sewer Storm Sewer Street Curb/Gutter Sidewalk Street Lights Alley Topography Size Shape Drainage View Other site elements: Inside Lot Corner Lot Cul de Sac Underground Utilities Other (describe) FEMA Spec'l Flood Hazard Area Yes No FEMA Flood Zone FEMA Map # FEMA Map Date Site Comments: DESCRIPTION OF THE IMPROVEMENTS General Description # of Units Acc.Unit # of Stories Type Det. Att. Design (Style) Existing Proposed Und.Cons. Actual Age (Yrs.) Effective Age (Yrs.) Exterior Description Foundation Exterior Walls Roof Surface Gutters & Dwnspts. Window Type Storm/Screens Foundation Slab Crawl Space Basement Sump Pump Dampness Settlement Infestation Basement None Area Sq. Ft. % Finished Ceiling Walls Floor Outside Entry Heating Type Fuel Cooling Central Other Interior Description Floors Walls Trim/Finish Bath Floor Bath Wainscot Doors Appliances Refrigerator Range/Oven Disposal Dishwasher Fan/Hood Microwave Washer/Dryer Attic None Stairs Drop Stair Scuttle Doorway Floor Heated Finished Amenities Fireplace(s) # Patio Deck Porch Fence Pool Woodstove(s) # Car Storage None Garage # of cars ( Tot.) Attach. Detach. Blt.-In Carport Driveway Surface Finished area above grade contains: Rooms Bedrooms Bath(s) Square Feet of Gross Living Area Above Grade Additional features: Describe the condition of the property (including physical, functional and external obsolescence): Copyright© 2007 by a la mode, inc. This form may be reproduced unmodified without written permission, however, a la mode, inc. must be acknowledged and credited. 3/2007 Serial# B233A752 esign.alamode.com/verify
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Serial# B233A752 esign.alamode.com/verify Main File No. 052325a 052325a RESIDENTIAL APPRAISAL SUMMARY REPORT Corelogic Public Records 4/21/2022 175,000 Corelogic Public Records Corelogic public records indicate the subject's most recent transfer occurred on 4/21/2022 (warranty deed - doc #57722-46 recorded on 4/28/2022) 27750 Lexington Pkwy Southfield, MI 48076 Fee Simple Residential 9,583 sf Residential Ranch Wood/Average 70 Average 5 3 1.0 931 Basement,Poor Part Finished 3 Bedroom/Avg Gas FWA/CAC Standard 2 Car Garage None Fireplaces, etc... None 28784 Selkirk St Southfield, MI 48076 0.56 miles NE 195,000 193.45 MLS#20240039681 Realcomp/Assessors Private/Conv 08/20/2024 Fee Simple Residential 12600 sf Residential Ranch Brick/Vinyl/Average 40 Average/Updated -20,000 5 3 1 1,008 Basement -25,000 Part Finished 3 Bedroom/Avg Gas FWA/CAC Standard None +16,000 Patio -1,000 None -30,000 165,000 27294 Lexington Pkwy Southfield, MI 48076 0.30 miles S 222,000 233.19 MLS#20240023593 Realcomp/Assessors Private/FHA Yes -7,000 06/14/2024 Fee Simple Residential 7995 sf Residential Ranch Brick/Average -10,000 72 CompleteUpdated -30,000 5 2 1 952 Basement -25,000 Part Finished 2 Bedroom/Avg +5,000 Gas FWA/None +2,500 Standard 2 Car Garage Patio -1,000 1 Fireplace -3,000 -68,500 153,500 17340 San Quentin Dr Southfield, MI 48076 0.20 miles SW 226,000 201.79 MLS#20240052611 Realcomp/Assessors Private/Conv 08/26/2024 Fee Simple Residential 7500 sf Residential Ranch Brick/Average -10,000 70 Average/Updated -20,000 5 3 1 1,120 Basement -25,000 Unfinished/Lav +5,000 3 Bedroom/Avg Gas FWA/CAC Standard 2 Car Garage Enclosed Porch -5,000 1 Fireplace -3,000 -58,000 168,000 All comparables are relevant for proximity, recent sales, style, quality of construction, effective age, and overall similarity to the subject. After adjustments, all comparables are considered in the final estimate of value. All the comparable sales have something in common with the subject property and are good indicators of value. Collectively they support an opinion of value in the midrange of adjusted values.Condition and updating of the comparable sales were based on review of the MLS descriptions and photos (where available); these were the appraiser’s determination based on the best available information. As these are opinions, data may differ slightly from other appraiser's in the areaSome comparable photos are File photos taken during listing period and examined at a later date. These photos have not been altered in any way therefore may not match seasonal subject photos. When available all comparables interior photo's were reveiwed from the multi-list to determine the condition and updating. 165,000 Form GPRES2 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.: TRANSFER HISTORY My research did did not reveal any prior sales or transfers of the subject property for the three years prior to the effective date of this appraisal. Data Source(s): 1st Prior Subject Sale/Transfer Date: Price: Source(s): 2nd Prior Subject Sale/Transfer Date: Price: Source(s): Analysis of sale/transfer history and/or any current agreement of sale/listing: SALES COMPARISON APPROACH SALES COMPARISON APPROACH TO VALUE (if developed) The Sales Comparison Approach was not developed for this appraisal. FEATURE SUBJECT COMPARABLE SALE # 1 COMPARABLE SALE # 2 COMPARABLE SALE # 3 Address Proximity to Subject Sale Price $ $ $ $ Sale Price/GLA $ /sq.ft. $ /sq.ft. $ /sq.ft. $ /sq.ft. Data Source(s) Verification Source(s) VALUE ADJUSTMENTS DESCRIPTION DESCRIPTION +(-) $ Adjust. DESCRIPTION +(-) $ Adjust. DESCRIPTION +(-) $ Adjust. Sales or Financing Concessions Date of Sale/Time Rights Appraised Location Site View Design (Style) Quality of Construction Age Condition Above Grade Total Bdrms Baths Total Bdrms Baths Total Bdrms Baths Total Bdrms Baths Room Count Gross Living Area sq.ft. sq.ft. sq.ft. sq.ft. Basement & Finished Rooms Below Grade Functional Utility Heating/Cooling Energy Efficient Items Garage/Carport Porch/Patio/Deck Net Adjustment (Total) + - + - + - $ $ $ Adjusted Sale Price of Comparables $ $ $ Summary of Sales Comparison Approach Indicated Value by Sales Comparison Approach $ Copyright© 2007 by a la mode, inc. This form may be reproduced unmodified without written permission, however, a la mode, inc. must be acknowledged and credited. 3/2007 Serial# B233A752 esign.alamode.com/verify
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Serial# B233A752 esign.alamode.com/verify esign.alamode.com/verify Serial:B233A752 Main File No. 052325a 052325a RESIDENTIAL APPRAISAL SUMMARY REPORT N/A The cost approach was not considered or required by the client. The cost approach is not required to produce a credible report. The income approach was not utilized due to the lack of rental information in this predominantly owner occupied neighborhood. 165,000 See attached addenda. 165,000 12/31/2024 17 Scope of Work Limiting Cond./Certifications Narrative Addendum Photograph Addenda Sketch Addendum Map Addenda Additional Sales Cost Addendum Flood Addendum Manuf. House Addendum Hypothetical Conditions Extraordinary Assumptions Sonya Roseberry Kenneth Krawczak Acupraise (586) 983-5437 ken@acupraise.com 05/25/2025 1204002212 MI Certified Residential Appraiser 07/31/2025 Form GPRES2 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.: COST APPROACH COST APPROACH TO VALUE (if developed) The Cost Approach was not developed for this appraisal. Provide adequate information for replication of the following cost figures and calculations. Support for the opinion of site value (summary of comparable land sales or other methods for estimating site value): ESTIMATED REPRODUCTION OR REPLACEMENT COST NEW Source of cost data: Quality rating from cost service: Effective date of cost data: OPINION OF SITE VALUE =$ DWELLING Sq.Ft. @ $ =$ Sq.Ft. @ $ =$ Sq.Ft. @ $ =$ Sq.Ft. @ $ =$ Sq.Ft. @ $ =$ =$ Garage/Carport Sq.Ft. @ $ =$ Total Estimate of Cost-New =$ Less Physical Functional External Depreciation =$( ) Depreciated Cost of Improvements =$ ''As-is'' Value of Site Improvements =$ =$ =$ INDICATED VALUE BY COST APPROACH =$ Comments on Cost Approach (gross living area calculations, depreciation, etc.): Estimated Remaining Economic Life (if required): Years INCOME APPROACH INCOME APPROACH TO VALUE (if developed) The Income Approach was not developed for this appraisal. Estimated Monthly Market Rent $ X Gross Rent Multiplier = $ Indicated Value by Income Approach Summary of Income Approach (including support for market rent and GRM): PUD PROJECT INFORMATION FOR PUDs (if applicable) The Subject is part of a Planned Unit Development. Legal Name of Project: Describe common elements and recreational facilities: RECONCILIATION Indicated Value by: Sales Comparison Approach $ Cost Approach (if developed) $ Income Approach (if developed) $ Final Reconciliation This appraisal is made ''as is'', subject to completion per plans and specifications on the basis of a Hypothetical Condition that the improvements have been completed, subject to the following repairs or alterations on the basis of a Hypothetical Condition that the repairs or alterations have been completed, subject to the following required inspection based on the Extraordinary Assumption that the condition or deficiency does not require alteration or repair: This report is also subject to other Hypothetical Conditions and/or Extraordinary Assumptions as specified in the attached addenda. Based on the degree of inspection of the subject property, as indicated below, defined Scope of Work, Statement of Assumptions and Limiting Conditions, and Appraiser’s Certifications, my (our) Opinion of the Market Value (or other specified value type), as defined herein, of the real property that is the subject of this report is: $ , as of: , which is the effective date of this appraisal. If indicated above, this Opinion of Value is subject to Hypothetical Conditions and/or Extraordinary Assumptions included in this report. See attached addenda. ATTACHMENTS A true and complete copy of this report contains pages, including exhibits which are considered an integral part of the report. This appraisal report may not be properly understood without reference to the information contained in the complete report. Attached Exhibits: SIGNATURES Client Contact: Client Name: E-Mail: Address: APPRAISER Appraiser Name: Company: Phone: Fax: E-Mail: Date of Report (Signature): License or Certification #: State: Designation: Expiration Date of License or Certification: Inspection of Subject: Interior & Exterior Exterior Only None Date of Inspection: SUPERVISORY APPRAISER (if required) or CO-APPRAISER (if applicable) Supervisory or Co-Appraiser Name: Company: Phone: Fax: E-Mail: Date of Report (Signature): License or Certification #: State: Designation: Expiration Date of License or Certification: Inspection of Subject: Interior & Exterior Exterior Only None Date of Inspection: Copyright© 2007 by a la mode, inc. This form may be reproduced unmodified without written permission, however, a la mode, inc. must be acknowledged and credited. 3/2007 Serial# B233A752 esign.alamode.com/verify
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Serial# B233A752 esign.alamode.com/verify Main File No. 052325a 052325a Assumptions, Limiting Conditions & Scope of Work 27750 Lexington Pkwy Southfield MI 48076 Sonya Roseberry Kenneth Krawczak 36491 Jeffrey Dr, Sterling Heights, MI 48310-4363 STATEMENT OF ASSUMPTIONS & LIMITING CONDITIONS - The appraiser will not be responsible for matters of a legal nature that affect either the property being appraised or the title to it. The appraiser assumes that the title is good and marketable and, therefore, will not render any opinions about the title. The property is appraised on the basis of it being under responsible ownership. - The appraiser may have provided a sketch in the appraisal report to show approximate dimensions of the improvements, and any such sketch is included only to assist the reader of the report in visualizing the property and understanding the appraiser's determination of its size. Unless otherwise indicated, a Land Survey was not performed. - If so indicated, the appraiser has examined the available flood maps that are provided by the Federal Emergency Management Agency (or other data sources) and has noted in the appraisal report whether the subject site is located in an identified Special Flood Hazard Area. Because the appraiser is not a surveyor, he or she makes no guarantees, express or implied, regarding this determination. - The appraiser will not give testimony or appear in court because he or she made an appraisal of the property in question, unless specific arrangements to do so have been made beforehand. - If the cost approach is included in this appraisal, the appraiser has estimated the value of the land in the cost approach at its highest and best use, and the improvements at their contributory value. These separate valuations of the land and improvements must not be used in conjunction with any other appraisal and are invalid if they are so used. Unless otherwise specifically indicated, the cost approach value is not an insurance value, and should not be used as such. - The appraiser has noted in the appraisal report any adverse conditions (including, but not limited to, needed repairs, depreciation, the presence of hazardous wastes, toxic substances, etc.) observed during the inspection of the subject property, or that he or she became aware of during the normal research involved in performing the appraisal. Unless otherwise stated in the appraisal report, the appraiser has no knowledge of any hidden or unapparent conditions of the property, or adverse environmental conditions (including, but not limited to, the presence of hazardous wastes, toxic substances, etc.) that would make the property more or less valuable, and has assumed that there are no such conditions and makes no guarantees or warranties, express or implied, regarding the condition of the property. The appraiser will not be responsible for any such conditions that do exist or for any engineering or testing that might be required to discover whether such conditions exist. Because the appraiser is not an expert in the field of environmental hazards, the appraisal report must not be considered as an environmental assessment of the property. - The appraiser obtained the information, estimates, and opinions that were expressed in the appraisal report from sources that he or she considers to be reliable and believes them to be true and correct. The appraiser does not assume responsibility for the accuracy of such items that were furnished by other parties. - The appraiser will not disclose the contents of the appraisal report except as provided for in the Uniform Standards of Professional Appraisal Practice, and any applicable federal, state or local laws. - If this appraisal is indicated as subject to satisfactory completion, repairs, or alterations, the appraiser has based his or her appraisal report and valuation conclusion on the assumption that completion of the improvements will be performed in a workmanlike manner. - An appraiser's client is the party (or parties) who engage an appraiser in a specific assignment. Any other party acquiring this report from the client does not become a party to the appraiser-client relationship. Any persons receiving this appraisal report because of disclosure requirements applicable to the appraiser's client do not become intended users of this report unless specifically identified by the client at the time of the assignment. - The appraiser's written consent and approval must be obtained before this appraisal report can be conveyed by anyone to the public, through advertising, public relations, news, sales, or by means of any other media, or by its inclusion in a private or public database. - An appraisal of real property is not a 'home inspection' and should not be construed as such. As part of the valuation process, the appraiser performs a non-invasive visual inventory that is not intended to reveal defects or detrimental conditions that are not readily apparent. The presence of such conditions or defects could adversely affect the appraiser's opinion of value. Clients with concerns about such potential negative factors are encouraged to engage the appropriate type of expert to investigate. The Scope of Work is the type and extent of research and analyses performed in an appraisal assignment that is required to produce credible assignment results, given the nature of the appraisal problem, the specific requirements of the intended user(s) and the intended use of the appraisal report. Reliance upon this report, regardless of how acquired, by any party or for any use, other than those specified in this report by the Appraiser, is prohibited. The Opinion of Value that is the conclusion of this report is credible only within the context of the Scope of Work, Effective Date, the Date of Report, the Intended User(s), the Intended Use, the stated Assumptions and Limiting Conditions, any Hypothetical Conditions and/or Extraordinary Assumptions, and the Type of Value, as defined herein. The appraiser, appraisal firm, and related parties assume no obligation, liability, or accountability, and will not be responsible for any unauthorized use of this report or its conclusions. Additional Comments (Scope of Work, Extraordinary Assumptions, Hypothetical Conditions, etc.): Form GPRES2AD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.: Property Address: City: State: Zip Code: Client: Address: Appraiser: Address: Copyright© 2007 by a la mode, inc. This form may be reproduced unmodified without written permission, however, a la mode, inc. must be acknowledged and credited. 3/2007 Serial# B233A752 esign.alamode.com/verify
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Serial# B233A752 esign.alamode.com/verify esign.alamode.com/verify Serial:B233A752 Main File No. 052325a 052325a Certifications 27750 Lexington Pkwy Southfield MI 48076 Sonya Roseberry Kenneth Krawczak 36491 Jeffrey Dr, Sterling Heights, MI 48310-4363 APPRAISER'S CERTIFICATION I certify that, to the best of my knowledge and belief: - The statements of fact contained in this report are true and correct. - The credibility of this report, for the stated use by the stated user(s), of the reported analyses, opinions, and conclusions are limited only by the reported assumptions and limiting conditions, and are my personal, impartial, and unbiased professional analyses, opinions, and conclusions. - I have no present or prospective interest in the property that is the subject of this report and no personal interest with respect to the parties involved. - I have no bias with respect to the property that is the subject of this report or to the parties involved with this assignment. - My engagement in this assignment was not contingent upon developing or reporting predetermined results. - My compensation for completing this assignment is not contingent upon the development or reporting of a predetermined value or direction in value that favors the cause of the client, the amount of the value opinion, the attainment of a stipulated result, or the occurrence of a subsequent event directly related to the intended use of this appraisal. - My analyses, opinions, and conclusions were developed, and this report has been prepared, in conformity with the Uniform Standards of Professional Appraisal Practice that were in effect at the time this report was prepared. - I did not base, either partially or completely, my analysis and/or the opinion of value in the appraisal report on the race, color, religion, sex, handicap, familial status, or national origin of either the prospective owners or occupants of the subject property, or of the present owners or occupants of the properties in the vicinity of the subject property. - Unless otherwise indicated, I have made a personal inspection of the property that is the subject of this report. - Unless otherwise indicated, no one provided significant real property appraisal assistance to the person(s) signing this certification. Additional Certifications: DEFINITION OF MARKET VALUE *: Market value means the most probable price which a property should bring in a competitive and open market under all conditions requisite to a fair sale, the buyer and seller each acting prudently and knowledgeably, and assuming the price is not affected by undue stimulus. Implicit in this definition is the consummation of a sale as of a specified date and the passing of title from seller to buyer under conditions whereby: 1. Buyer and seller are typically motivated; 2. Both parties are well informed or well advised and acting in what they consider their own best interests; 3. A reasonable time is allowed for exposure in the open market; 4. Payment is made in terms of cash in U.S. dollars or in terms of financial arrangements comparable thereto; and 5. The price represents the normal consideration for the property sold unaffected by special or creative financing or sales concessions granted by anyone associated with the sale. * This definition is from regulations published by federal regulatory agencies pursuant to Title XI of the Financial Institutions Reform, Recovery, and Enforcement Act (FIRREA) of 1989 between July 5, 1990, and August 24, 1990, by the Federal Reserve System (FRS), National Credit Union Administration (NCUA), Federal Deposit Insurance Corporation (FDIC), the Office of Thrift Supervision (OTS), and the Office of Comptroller of the Currency (OCC). This definition is also referenced in regulations jointly published by the OCC, OTS, FRS, an Sonya Roseberry Kenneth Krawczak Acupraise (586) 983-5437 ken@acupraise.com 05/25/2025 1204002212 MI Certified Residential Appraiser 07/31/2025 Form GPRES2AD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.: Property Address: City: State: Zip Code: Client: Address: Appraiser: Address: SIGNATURES Client Contact: Client Name: E-Mail: Address: APPRAISER Appraiser Name: Company: Phone: Fax: E-Mail: Date Report Signed: License or Certification #: State: Designation: Expiration Date of License or Certification: Inspection of Subject: Interior & Exterior Exterior Only None Date of Inspection: SUPERVISORY APPRAISER (if required) or CO-APPRAISER (if applicable) Supervisory or Co-Appraiser Name: Company: Phone: Fax: E-Mail: Date Report Signed: License or Certification #: State: Designation: Expiration Date of License or Certification: Inspection of Subject: Interior & Exterior Exterior Only None Date of Inspection: Copyright© 2007 by a la mode, inc. This form may be reproduced unmodified without written permission, however, a la mode, inc. must be acknowledged and credited. 3/2007 Serial# B233A752 esign.alamode.com/verify
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• GP Residential: Assignment - Intended Use The intended use of this appraisal is to provide an opinion of market value of the subject property for the purpose of tax appeal. This appraisal is not intended to be use for any federally funded transaction. No other use is intended or authorized by the appraiser. The scope of this assignment is specific to the identified intended use. • GP Residential: INTENDED USER(S) The intended user is specific to the client only and not to be utilized for any other user without expressed written permision from the client and the appraiser. • GP Residential: Market Area Description - Boundaries, Description, Conditions The subject property is located North of 11 mile, South of 12 mile, East of Southfield and West of Greenfield. The subject is in an area that is composed of mainly single family homes that vary in age, style, utility and quality of construction with overall good to average marketability with typical proximity to schools, shopping, and employment. Exterior and landscaping appear similar to other homes in the market place. No adverse conditions were observed at the time of inspection. All amenities are available to the area. Area appears to be economically stable. Loan discounts and Buydowns are typically the reponsibility of the buyer if desired. Current interest rates for home loans are acceptable to many buyers. This is a marketable area of adequately maintained homes. There are no adverse factors affecting marketability of homes in the subject market area. Marketing time is usually 3 to 6 months for a well maintained home. Recent data is reflecting the market has stabalized after years of decline with some slight increases. Exposure Time: estimated length of time that the property interest being appraised would have been offered on the market prior to the hypothetical consummation of a sale at market value on the effective date of the appraisal. After research of sales and days on market the exposure time for the subject is estimated at 30 to 60 days if competitively priced. • GP Residential: Site Description - Summary of Highest & Best Use Given the current zoning, location and size of the site, surrounding land uses (recognizing the principle of conformity) and development characteristics of the market area, our opinion of the highest and best use of the property "as vacant" is for single family residential development. Further, the existing use/improvements exceed the value of the site vacant; therefore our opinion of the highest and best use of the site "as improved" is for continued single family residential use. • GP Residential: Description of the Improvements - Additional Features Subject has similar amenities and appeal as other homes in the neighborhood. The dwelling appears to have a standard compliment of energy efficient items. These items are consistent with market expectations in the subject neighborhood for improvements of similar age, quality and price range. • GP Residential: Description of the Improvements - Property Condition The subject has been under present ownership and property shows sustained levels of maintenance. However the foundation has major issues. Water infiltration in basement and walls causing cracks. The appraiser is not qualified to inspect for latent hidden defects other than a visual inspection. Borrower is advised to have a professional inspection of the property for any hidden, latent, or structural defects. The layout has average functional appeal with no related obsolescence, no physical deficiencies, nor was any external obsolescence observed at the time of inspection. No repairs were observed at the time of inspection. The Lender, Borrower, Owner, or Client of this appraisal should understand that purchasing or lending on a home entails a certain amount of risk. Property values may rise or fall and properties may develop structural problems after the sale. It is important to note that the appraiser did not conduct a "home inspection", the appraiser performed a visual inspection of accessible areas and cannot be relied upon to disclose conditions and/or defects in the property. All houses or other properties may have latent problems that were not detectable at the time of inspection. Because the appraiser is not a professional engineer, builder, surveyor, or termite inspector, should Lender, Borrower, or Requestor of this report have any doubts as to these or other components of the property, a professional in these areas of expertise should be consulted. • GP Residential: Reconciliation - Final Reconciliation The greatest weight is given to the Sales Comparison Approach as the data is extracted directly from the marketplace. The Cost Approach was not required by the client as it is optional and it is not relevant due to the subjects age nor is it necessary to produce a credible report. The Income Approach is not Relevant due to the lack of reliable rental data in this owner occupied area. This appraiser uses electronic digitized signature. Electronic signatures have been held acceptable by the courts and lenders. Signatures are digitized directly from the original signatures and protected by the individual by means of a password to use them. COMPLIANCE TO INDUSTRY STANDARD The appraiser has developed a Complete Appraisal on the subject property in accordance to Standard 1 of USPAP and has communicated the results of the Complete Appraisal in a Summary Appraisal Report, pursuant to Standards Rule 2-2(a), USPAP (7-1-94) The appraisers analysis, opinions and conclusions were developed ion accordance with and in conformity to the Uniform Standards of Professional Appraisal Practice (USPAP) Standards Rule 2-3, that took effect August 1990, by FNMA and the Office of the Comptroller(OCC), and with the Federal Financial Institutions Reform, Recovery, and Enforcement Act of 1989; Title XI, (FIRREA). The appraiser hereby certifies that, among other things, that this report is not conditioned upon: 1. Reporting of a predetermined value or direction in value that favors the client, 2. The amount of the value estimate or the attainment of a stipulated value, or 3. The occurrence of any subsequent event or future employment. APPRAISAL IS NOT A SURVEY It is assumed that the utilization of the land and improvements is within the boundaries of the property lines of the property Serial# B233A752 esign.alamode.com/verify Main File No. 052325a Supplemental Addendum Form TADD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE 052325a 27750 Lexington Pkwy Southfield Oakland MI 48076 Sonya Roseberry Borrower/Client Lender Property Address City County State Zip Code File No. Serial# B233A752 esign.alamode.com/verify
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described and that there are no encroachments or trespass unless noted in the report. No survey of the property has been made by the appraiser and no responsibility is assumed in connection with such matters. Any maps, plats, legal descriptions or drawings reproduced and included in this report are intended only for the purpose of showing spatial relationships or giving a general idea in this report are intended only for the purpose of showing spatial relationships or giving a general idea of the property description. The reliability of information contained in any such map, description or drawing is assumed by the appraiser encroachments, legal description of other survey matters. APPRAISAL IS NOT A LEGAL OPINION TITLE AND BOUNDARIES No responsibility is assumed for matters of a legal nature that affects the title to the property nor is an opinion of title rendered. The value is given without regard to questions of title, boundaries, encumbrances or encroachments. We ar not usually provided with information regarding the title or legal description and, in any event, we neither made a detailed examination of it nor do we give any legal opinion concerning it. ZONING The appraisers have tried to use the most recently available zoning maps to determine the zoning of the subject property. However, no notification is given to the appraiser when zoning changes. Zoning may be different than that stated and may severely limit the possible use of the property. If a property is a legal non-conforming use, it may not be able to have continued residential use if fully or partially destroyed or vacated for any length of time. Zoning has only been checked as it relates to the highest and best use section of this report and any significant question regarding zoning should be addressed to local zoning or land use officials. APPRAISAL IS NOT AN ENGINEERING OR PROPERTY INSPECTION REPORT STRUCTURAL PROBLEMS MAY BE PRESENT The reader of this appraisal should understand that purchasing a home entails a certain amount of risk. Properties may have latent problems that are not detectable at the time of the sale or at the time it is appraised. Many properties have hidden problems or may develop structural problems after the sale. The appraisal should not be considered a report on the physical items that are a part of this property. Although the appraisal may contain information about the physical items being appraised(including their adequacy and/or condition), it should be clearly understood that this information is only used as a general guide for property valuation and not intended to be used to evaluate the condition or adequacy of the subject property. The observed condition of the foundation, roof, exterior walls, interior walls, floors, heating system, plumbing, insulation, electrical service and all mechanicals and construction is based on casual inspection only and no detailed inspection was made(1). Although the appraiser may hold builders licenses, he or she was not acting in the capacity as a building inspector during the performance of this appraisal. The appraiser is not acting as a professional engineer, builder, surveyor or other inspector and professionals should be consulted if there are any questions as to the condition of the subject property. (1)Note: Not applicable for "drive-by appraisals." COMPETENCY OF THE APPRAISER This appraiser hereby certifies that he has the experience and knowledge th adequately execute this appraisal assignment completely and competently. If you have any questions or require additional information, please contact our office. Respectfully submitted, ACUPRAISE Conditions of Appraisal All sales confirmed closed. GRM is not used due to lack of reliable rental data in this owner occupied area. This appraisal is prepared as a summary appraisal report under USPAP. This appraisal is an estimate of value based on an analysis of information known to the appraiser at the time of appraisal. The appraiser assumes no responsibility for economic factors occurring at some later date due to changing local, state, or national economic conditions of the money market or changes of capital which may affect the opinions or conclusions herein. This appraisal has been performed with data that is commonly available to appraisers(public records). Data limitations result when information provided by others from non-public sources(realtors, attorneys, accountants, etc.) are utilized and believed to be true and correct. Appraisers are required to be licensed and regulated by the Department of Consumer & Industry Services, P.O. Box 30018 Lansing, MI 48909. This appraisal is considered a summery appraisal report prepared under USPAP. Pursuant to rule 2-2 (C) (XI) of the Uniform Standards of Professional Appraisal Practice, this summary appraisal report is intended for the use of only the client (lender), and that anyone else using this report is considered an unintended user. The digital photographs in this report have in no way been altered or modified. Some digital photographs in this report may have been created through electronic data imaging and are original photographs. The signature on this appraisal may or may not be a digital signature, which is computer generated and printed on the report. The appraiser's signature is secured by a password which only the appraiser has access to. This form of Certification has been approved by The Appraisal Foundation, located at 1029 Vermont Ave., N.W., Ste-900, Washington, D.C., 20005-3517. The Appraisal Foundation is authorized by Congress as the Source of Appraisal Standards and Appraiser Qualifications. This approval can be found in the Statement on Appraisal Standards No. 8 (SMT-8) on Electronic Transmission of Reports. The section regarding signed certification reads as follows: Serial# B233A752 esign.alamode.com/verify Main File No. 052325a Supplemental Addendum Form TADD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE 052325a 27750 Lexington Pkwy Southfield Oakland MI 48076 Sonya Roseberry Borrower/Client Lender Property Address City County State Zip Code File No. Serial# B233A752 esign.alamode.com/verify
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Any software program used to electronically transfer a report must provide, at minimum, a digital signature security feature for all appraisers signing a report. The appraiser(s) should ensure the signature(s) are protected and that only the appraiser(s) maintain control of the signature. This control may be maintained by password (e.g. PIN numbers), hardware devices (e.g. secure cards0 or other means. Electronically affixing a signature to a report carries the same level of authenticity as an ink signature on a paper copy report. Appraisal Standards Board, Adopted 07/18/95, Effective 01/01/96. This is an original appraisal with electronic signature. A memorandum was prepared and issued to all approved mortgages stating that HUD will accept electronic signatures on appraisal reports and reiterated the acceptance of the advanced electronic technology addendum exhibits. The Department noted its awareness of the advanced electronic technology and the benefits it affords homebuyers, Lenders and appraisers. Therefore, beginning January 1, 1996 (the effective date of the Appraisal Standards Board's(ASB) statement of Appraisal Standard #8) HUD, with FNMA and FHLMC following suit, began accepting the procedure of electronically affixing a signature and photographs to an appraisal report, provided certain security measures are taken. In conformance with the ASB's statement, all of our appraisers using these electronic procedures have a security feature built into their software program. It is a control that uses a personal identification number that ensures their signature is protected, and that he/she has sole control of the integrity of the appraisal file. With the HUD, FNMA, and FHLMC approval of these electronic procedures, electronic transmission of the appraisal reports between appraisers and lenders is now becoming more common place. These electronically prepared reports carry the same level of authenticity and responsibility as an appraisal report with an ink signature. The Department stipulates however that laser-printed photograph addendums will be accepted only if they are produced by digital cameras that yield photographs of adequate size and clarity, showing enough detail for the purpose intended by Standards Rule 2-1. Definition of Inspection The term "Inspection", as used in this report, is not the same level of inspection that is required for a "Professional Home Inspection". The appraiser does not fully inspect the electrical system, plumbing system, mechanical systems, foundations, floor structure of subflooring. The appraiser does not test for air quality pertaining to any contaminations or test for Chinese drywall. The appraiser only does a visual walk through for any visual defects in walls, floors or any noticeable observable deficiencies or repairs. The appraiser is not an expert in construction materials and the purpose of the appraisal is to make an economic evaluation of the subject property. If the client needs a more detailed inspection of the property, a home inspection by a Professional Home inspector is suggested. The Lender, Borrower, Owner, or Requestor of this appraisal should understand that purchasing or lending on a home entails a certain amount of risk. Property values may rise or fall and properties may develop structural problems after the sale. It is important to note that the appraiser did not conduct a "home inspection", the appraiser performed a visual inspection of accessible areas and cannot be relied upon to disclose conditions and/or defects in the property. All houses or other properties may have latent problems that were not detectable at the time of inspection. Because the appraiser is not a professional engineer, builder, surveyor, or termite inspector, should Lender, Borrower, or Requestor of this report have any doubts as to these or other components of the property, a professional in these areas of expertise should be consulted. Extra Comments: Addendum Clarifying and Extending the Scope of Work and Intended User SCOPE OF WORK PERFORMED TO REACH A VALUE OPINION The appraisal is based on the information gathered by the appraiser from public records, other identified sources, complete visual observation of the interior and exterior of the subject property, its neighborhood, and selection of comparable sales within the subject's market area. The original source of the comparables is shown in the Data Source section of the market grid along with the source of confirmation, if available. The sources and data are considered reliable. When conflicting information was provided, the source deemed most reliable has been used. Data believed to be unreliable was not included in the report nor used as a basis for the value conclusion. At the request of the client, this appraisal has been prepared in compliance with the Uniform Appraisal Dataset (UAD) from Fannie Mae and Freddie Mac. The UAD requires the appraiser to use standarized responses that include specific formats, definitions, abbreviations, and acronyms. The appraiser attempted to obtain an adequate amount of information in the normal course of business regarding the subject and comparable properties. Some of the standardized responses required by the UAD, especially those in which the appraiser has NOT had the opportunity to verify personally or measure, could mistakenly imply greater precision and reliability in the data than is factually correct or typical in the normal course of business. Examples include condition and quality ratings as well as comparable sales and listing data. The appraiser makes no representations, guarantees or warranties, express or implied regarding building materials, their fitness quality, condition or remaining economic life. Not every element of the subject property was viewable. The appraiser did not move any personal property, due to liability concerns for potential damage to the property, to disclose or reveal and unapparent or hidden defects to the structure, nor did the appraiser dismantle or probe the structure to observe enclosed, encased or otherwise concealed areas. Comparable data was generally obtained from third-party sources including but not limited to the local MLS, County Assessor, Township Assessor, online resources and additional public data sources. Consequently, this information should be considered and "estimate" unless otherwise noted by the appraiser. The appraiser will consider the three approaches to value, evaluate which approaches should or should not be included in the assignment, and precede to carry out the research necessary to carry out the selected approach or approaches. The appraiser shall then reconcile value conclusions into one opinion of value per the definition of value within the report assignment. If in consultation with the Client prior to undertaking the assignment it is agreed through informed consent of the Client that certain approaches to value shall be omitted or other departures from USPAP are implemented in the completion of this report they shall be stated within this report and identified as departures from USPAP. Serial# B233A752 esign.alamode.com/verify Main File No. 052325a Supplemental Addendum Form TADD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE 052325a 27750 Lexington Pkwy Southfield Oakland MI 48076 Sonya Roseberry Borrower/Client Lender Property Address City County State Zip Code File No. Serial# B233A752 esign.alamode.com/verify
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STATEMENT OF PHYSICAL CONDITION Appraisal is a branch of applied economics. It is distinct from the applied sciences (engineering, surveying, mold or environmental testing, etc.), from the building trades (home inspection, pest and dry rot inspection, roof inspection, construction, etc.), and from the applied arts (architecture, home design, or drafting). Inspection: A visual observation of the unobstructed, exposed surfaces of accessible areas from standing height. Complete visual inspection of the interior areas of the subject property: a visual observation from standing height of the accessible areas and unobstructed, exposed surfaces of the living area without the removal of personal possessions. It includes the visual observation of any automobile storage area, if any, as well as of any detached accessory buildings judged by the appraiser to have contributory value. Repair items noted are limited to readily observable items visible from standing height. Complete visual inspection of the exterior of the subject property: a visual observation of the unobstructed, exposed, and accessible perimeter of the residential improvements without the removal of personal possessions from standing height. It includes the visual observation of any automobile storage area, if any, as well as of any detached accessory buildings judged by the appraiser to have contributory value. It also includes a visual observation of any roofing materials from the ground only. Repair items noted are limited to readily observable items visible from standing height on the ground. The appraiser is not a home inspector. The appraisal report cannot be relied upon to disclose hidden defects that are not apparent from a visual observation of the surfaces of the subject property from standing height. The testing of systems (structural, electrical, mechanical, heating, cooling, plumbing) and components (such as appliances, fixtures, doors, windows, etc.) lies outside of the scope of this appraisal assignment. The adequacy or suitability of any individual private sewer and water system is also beyond the scope of work. The appraiser made a cursory visual inspection of the subject property. The purpose was to ascertain the existence of the real property and the existence of any improvements. This cursory inspection is to in no way be considered as any type of structural inspection of any improvements to the real estate whatsoever nor is it to be construed in any way as any type of environmental inspection of the real property whatsoever. The appraiser is not qualified to detect any latent defects relating to the real estate, subject land or any structural improvements whatsoever. The appraiser is not trained to recognize what may be described as obvious and superficial deficiencies. The appraisal report assumes the absence of major and minor defects including but not limited to hazardous substances, etc., to the subject property. This report should not be in any way whatsoever considered a substitute for various inspections undertaken by qualified inspectors to determine the status of issues relating to the real estate, land and its improvements. Having presented this position, in the event the appraiser recognizes matters creating questions, the appraiser will make such note within the report, the failure of which to do so affords no liability to the appraiser. The appraiser has not and does not check for air quality or for any contamination such as mold or chinese drywall and therefore can not be held liable. "Complete Visual Inspection" includes -Viewing readily accessible area -Interior and exterior walking tour of the property -Evaluation of floorplan for functional utility -Check conformity of property in the neighborhood -Observation of overall condition -Evaluation of the relationship of site to improvements -Identification of apparent special amenities -Recording of Complete Visual inspection in photo format -identification of upgrades and remodeling "Complete Visual Inspection" does not include ____ -Areas not readily accessible -Hidden components -Activation or testing of mechanical systems but not limited to: -HVAC -Plumbing -Electric -Water systems -Security systems -Analysis of permits and code issues -Assessment of personal property -Not readily observable defects Some information does not have a disinterested source to verify as stated in certification number 10 I observed the information, estimates and opinions furnished by other parties and expressed in this appraisal report from reliable sources that I believe to be true and correct. If this report includes a cost approach, replacement cost figures in the cost approach are for valuation purposes only. Serial# B233A752 esign.alamode.com/verify Main File No. 052325a Supplemental Addendum Form TADD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE 052325a 27750 Lexington Pkwy Southfield Oakland MI 48076 Sonya Roseberry Borrower/Client Lender Property Address City County State Zip Code File No. Serial# B233A752 esign.alamode.com/verify
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Serial# B233A752 esign.alamode.com/verify Main File No. 052325a Form PICPIX.TR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Subject Photo Page 27750 Lexington Pkwy Southfield Oakland MI 48076 Sonya Roseberry Subject Front 27750 Lexington Pkwy Subject Rear Subject Street Borrower/Client Lender Property Address City County State Zip Code Serial# B233A752 esign.alamode.com/verify
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Serial# B233A752 esign.alamode.com/verify Main File No. 052325a Form PICPIX.BR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Comparable Photo Page 27750 Lexington Pkwy Southfield Oakland MI 48076 Sonya Roseberry Comparable 1 28784 Selkirk St Comparable 2 27294 Lexington Pkwy Comparable 3 17340 San Quentin Dr Borrower/Client Lender Property Address City County State Zip Code Serial# B233A752 esign.alamode.com/verify
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Serial# B233A752 esign.alamode.com/verify Main File No. 052325a Acupraise (586) 983-5437 PHOTOGRAPH ADDENDUM 27750 Lexington Pkwy Southfield Oakland MI 48076 Sonya Roseberry Living Kitchen Bedroom Bedroom Form PIC4V - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Borrower/Client Property Address City County State Zip Code Lender Serial# B233A752 esign.alamode.com/verify
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Serial# B233A752 esign.alamode.com/verify Main File No. 052325a Acupraise (586) 983-5437 PHOTOGRAPH ADDENDUM 27750 Lexington Pkwy Southfield Oakland MI 48076 Sonya Roseberry Bedroom Bathroom Form PIC4V - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Borrower/Client Property Address City County State Zip Code Lender Serial# B233A752 esign.alamode.com/verify
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Serial# B233A752 esign.alamode.com/verify Main File No. 052325a Form MAP.LOC - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Location Map 27750 Lexington Pkwy Southfield Oakland MI 48076 Sonya Roseberry Borrower/Client Lender Property Address City County State Zip Code Serial# B233A752 esign.alamode.com/verify
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Serial# B233A752 esign.alamode.com/verify Main File No. 052325a Form SKT.BLDSKI - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Building Sketch 27750 Lexington Pkwy Southfield Oakland MI 48076 Sonya Roseberry Borrower/Client Lender 38' 24.5' 38' 24.5' 20' 22' 20' 22' Garage Living Kitchen Bath Bed Bed Bed TOTAL Sketch by a la mode Area Calculations Summary Living Area Calculation Details First Floor 931 Sq ft 24.5 × 38 = 931 Total Living Area (Rounded): 931 Sq ft Non-living Area 2 Car Detached 440 Sq ft 22 × 20 = 440 Property Address City County State Zip Code Serial# B233A752 esign.alamode.com/verify